We value your Paloma Grande condo from the recorded sales of its own floor, plan and phase, and send you a free written range.
Home › Bonita Springs › Paloma Grande › Paloma Grande Home Valuation
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole condominium first, including the recorded Declaration, both associations, the flood map, schools and daily life, our Paloma Grande community guide covers it, and the Paloma community guide covers the gated master-planned community around it. This page answers one question: what your Paloma Grande condo would sell for today, on the Lee County record.
Lee County recorded 13 Paloma Grande sales in Bonita Springs in the 12 months to September 25, 2026, at a $325,000 median, from $170,000 to $355,000. That headline blends two different homes, so your number turns on floor and plan first, then phase group, garage and driveway, year built and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, sales recorded September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Paloma Community Association 2026 budget document; Lee County Property Appraiser 2026 TRIM notices).
In the last 12 months we tracked all 13 Lee County recorded sales in Paloma Grande, matched each one to its street, floor, building year and county heated area, and every price opinion our team writes for a Paloma Grande condo starts from that record.
Paloma Grande, A Condominium, is the 136-home condominium inside Paloma, a gated community in the City of Bonita Springs. D.R. Horton built it from 2016 to 2019 as 34 two-story buildings of four homes, on Palace Lane and Monte Carlo Boulevard, and every home has a one-car garage inside the unit. The 68 first-floor homes are the Samone plan on the association's roster, with two bedrooms and two baths. The 68 second-floor homes are the Victoria plan, with three bedrooms and two baths. Because the homes in each plan look alike on paper, a Paloma Grande price is decided by the details a county file cannot show: the condition, the driveway, the building's place in the flood map and the cost of owning the home next to the cost of owning its neighbors.
| Figure | What it measures | Window and source |
|---|---|---|
| 13 sales | Recorded Paloma Grande sales, all resales; no builder-direct sale in the window | September 26, 2025 to September 25, 2026, Lee County Property Appraiser public roll and recorded sales, our analysis |
| $325,000 | Median of those 13 sales (the middle sale, because the count is odd) | Same window and source |
| $170,000 to $355,000 | Lowest and highest of the 13 sales | Same window and source |
| $228.46 | Median price per square foot of county heated area, all 13 sales | Same window and source |
| 6 sales and 7 sales | First-floor and second-floor sales in the 12 months, printed as ranges ($170,000 to $325,000 and $325,000 to $355,000) because each group is under 10 | Same window and source |
| 13 sales, $322,500, and 12 sales, $355,000 | First-floor and second-floor sales and medians over the longer 24-month window | September 26, 2024 to September 25, 2026, same source |
| 53 sales, $370,000 | Recorded sales and median over 60 months, which carries the 2022 peak | September 26, 2021 to September 25, 2026, same source |
| 5 sales and 8 sales | Phases 1 to 20 (Zone AE on FEMA's live layer) and Phases 21 to 34 (shaded Zone X) in the 12 months, printed as ranges | Same window and source; FEMA National Flood Hazard Layer queried October 12, 2026 |
| $288,712 | Market value on the 2026 Property Appraiser notice for one second-floor home, a tax-roll estimate and not a sale price | Lee County Property Appraiser 2026 TRIM notice, read October 12, 2026 |
| $640.74 a quarter | Master association assessment for a Carriage Home, which is every Paloma Grande home | Paloma Community Association 2026 budget document |
| 12.7970 mills | District 017 total millage for 2025, applied by the county to taxable value | Lee County Property Appraiser 2026 TRIM notice |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The 12-month median and the 60-month median differ by $45,000, and the difference is the market of 2022 and 2023 working its way out of a longer window, not a drop in your home's value this week.
Start with five questions. Is it a first-floor Samone, with two bedrooms and about 1,280 square feet of county heated area, or a second-floor Victoria, with three bedrooms and 1,532? Does it sit in Phases 1 to 20 or Phases 21 to 34, the line FEMA's live map draws between Zone AE and shaded Zone X? Does the driveway hold two cars or one? Was the building finished in 2016, 2017, 2018 or 2019? And what condition is the inside in, given that every building is now seven to ten years old? Those answers move a valuation further than the condominium median does.
Lee County recorded 13 Paloma Grande sales in the latest 12 months, and these numbers come from the county's recorded, qualified sales. The Southwest Florida MLS carries measures the county cannot: in the same 12 months it shows 13 Paloma Grande closings, matching the county, at a median of 123 days on market and a median 96.6 percent of the final list price; on October 17, 2026 three homes were active and one was under contract, about 2.8 months of supply (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). We do not borrow a figure from a neighboring condominium, and we do not publish a figure this page has not measured.
One more caveat belongs here, because it touches every count. The county file holds 135 of the 136 homes: one second-floor home in Phases 1 to 20 on Monte Carlo Boulevard is missing from the extract. Its absence leaves one 2023 resale out of the 60-month and all-history counts, and it changes nothing in the 12-month and 24-month windows this page leans on.
Paloma Grande sellers call McGreevy and Comisar because we price a condominium on the records that move its price: the 13 Lee County recorded sales matched by floor, street and building year, the flood layer at the building, both associations' paperwork and the cost a buyer carries. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; FEMA National Flood Hazard Layer, queried October 12, 2026; Declaration of Condominium, Lee County Clerk instrument 2016000183131).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026), with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. If you are weighing the best real estate agents in Bonita Springs, the test in a 136-home condominium is simple: ask who prices a Paloma Grande condo from Paloma Grande's own recorded sales, floor by floor and building group by building group, who has read the recorded Declaration, and who can tell a buyer how the two associations' approvals and estoppel certificates work before the buyer's title company asks.
We publish the method we use on every Paloma Grande valuation, and we publish the measurements behind this page. We pulled every recorded Paloma Grande sale for the 12 months to September 25, 2026: 13 sales across the 136 condominium parcels, matched on the recorded condominium name, then split by floor, street, phase group and year built. For a valuation we add the plan and heated area from the county roll, the building and the floor, the flood zone and panel at the building, the list of documents your buyer must request, and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as the condominium, and we work Paloma, Paloma Grande and the neighboring Bonita Springs condominiums from it. For a Paloma Grande valuation, one of us walks the home, reads the recorded sales of your floor against it and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Paloma Grande home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with your floor's recorded comparables, the master assessment for the Carriage Home label, the flood facts for your building group and a net sheet.
Enter your address in the free Paloma Grande home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with year built, floor, plan and county heated area; the adjustments we made and why; the master assessment and the property tax lines shown with their year and basis; the FEMA zone and panel for your building group; a list of the association documents your buyer's side will request; and a net sheet. If you plan to list, the next step is our Paloma Grande selling plan.
Automated online estimates such as the Zestimate read public records and prior sales. In Paloma Grande they cannot see which of two floors a home is on, which flood group its building sits in, or what two associations require of a buyer, so we start from the county's recorded sales for the condominium and read the home in person.
A model that sees a Paloma Grande condominium sees one product. The roll holds two: 68 first-floor Samone homes at about 1,280 square feet and two bedrooms, and 68 second-floor Victoria homes at 1,532 square feet and three bedrooms. In the 12-month record the first-floor sales ran from $170,000 to $325,000 and the second-floor sales from $325,000 to $355,000, and the two ranges met only at $325,000. A model can see the plan; it cannot see the reason a $170,000 sale and a $325,000 sale share a floor, so we read the home.
A different condominium with a similar name, Paloma at Palmira, sits inside Palmira Golf and Country Club with 103 homes and its own association. A search by place name blends the two. We price your home on Lee County recorded sales from Paloma Grande, A Condominium, in the City of Bonita Springs, ZIP 34135, only.
A Paloma Grande buyer pays the master association's Carriage Home assessment of $640.74 a quarter, about $2,562.96 a year, and the condominium association's own assessment, which no public document states. A portal estimate prices the condo and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
The county record carries year built, bedrooms, baths and heated area. It carries no field for finishes, flooring, the age of the air conditioner, the driveway count or the building's position. We read the floor from the roll and never print a unit number. In the 12 months the six first-floor sales were $300,000, $290,000, $314,000, $325,000, $285,000 and $170,000, and the seven second-floor sales ran from $325,000 to $355,000. The model sees none of that.
The master association's 2025 Amended Declaration asks for 30 days' notice of a sale, a New Buyer Form and a board decision, and each of the two associations issues its own estoppel certificate. A model has no way to read a document the public record does not show, and a buyer's timeline and budget depend on it.
We price a Paloma Grande condo in seven steps: define the product it competes with, pull the county's recorded sales, read the floor and building, place the building on the flood map, screen insurability, separate the tax line from the association lines, and hand you the whole file. Each step rests on a dated public record.
A first-floor Samone competes with other first-floor Samones in the same condominium and, at the edges, with older two-bedroom condominiums nearby. A second-floor Victoria competes with other three-bedroom second-floor homes here and with the larger, older homes at Chesapeake Cove at Hawthorne. We say which one we are pricing before we say a number, because a Paloma Grande median of $325,000 is a blend of the two.
We run every recorded, qualified Paloma Grande sale through the Lee County Property Appraiser's public roll and sales file, and the window widens, 12 to 24 to 36 to 60 months, until it holds 10 or more sales. For the condominium as a whole the 12-month window already holds 13. For a single floor it does not, so we widen to 24 months for the floor and say so on every figure.
The roll tells us a home is a first-floor home of about 1,280 square feet or a second-floor home of 1,532. The legal description tells us the phase, and the phase equals the building number, so we know the building's year, its street and its flood group. We read the floor from the roll and never print a unit number.
FEMA's live layer puts the 80 homes of Phases 1 to 20 in Zone AE and the 56 homes of Phases 21 to 34 in shaded Zone X. A 2018 FEMA letter removed Phases 1 to 20 from the special flood hazard area on the earlier map, and we did not find that it was carried onto the 2022 map. We pull the zone for your building, show you both records, and recommend an elevation certificate when the answer matters to the price, because the lender's flood determination decides what a buyer must carry.
The association insures the buildings, and you insure the inside. We ask for the master policy's declarations page and deductibles, because a buyer's lender and insurer will, and we tell you what your own unit-owner policy needs to carry. The Citizens flood requirement that starts January 1, 2027 does not apply to a condominium unit owner's own Citizens policy, so that is one question a buyer need not ask.
A buyer reads the price and then adds the property tax, the master Carriage Home assessment of $640.74 a quarter and the condominium assessment. We show each line with its source and year and mark the one no public document states. A buyer who sees all the lines on day one negotiates on the real number instead of a surprise.
You receive the written range, the comparables with year built, floor, plan and heated area, the adjustments and why, the documents list and a net sheet. If an appraiser or a buyer's agent disagrees, you can see exactly which sales we used and what we did with them.
Six things move a Paloma Grande price: floor and plan first, then the building's phase group and flood-map position, the garage and driveway, year built, the inside condition and the paperwork a buyer must clear. The record measures the first four, and our walk-through reads the rest.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; Declaration of Condominium, instrument 2016000183131; Paloma Community Association home roster dated March 30, 2026; FEMA National Flood Hazard Layer, queried October 12, 2026).
Paloma Grande is one condominium with 34 phases, and each phase is one two-story building of four homes: two on the first floor, two above. The Declaration states that "Each Phase will consist of one Building having two stories," and the initial phase was Phase 19. A buyer touring a home sees a building of four, with a private entry, a garage inside the home and a patio or balcony, not a corridor in a tower. That scale is part of the price: there is no elevator to age and no building of three stories, and Florida's structural integrity reserve study and milestone inspection rules start at three habitable stories.
The association's roster names the plan by floor. All 68 first-floor homes are the Samone, with two bedrooms and two baths and 1,278 to 1,281 square feet of county heated area. All 68 second-floor homes are the Victoria, with three bedrooms and two baths and 1,532 square feet. The roster lists no other plan, so the floor and the plan are the same question in this condominium, and a floor sort is a plan sort.
The second floor is 251 to 254 square feet larger and has a third bedroom, and it is reached by stairs; the Declaration records no elevator, and none is on the roll. The first floor has no stairs from the garage or the entry. Buyers weigh those differences differently, which is why we describe the homes and never the people who buy them.
A Paloma Grande home carries three published sizes that measure different things. The county roll's heated area, about 1,280 and 1,532 square feet, counts air-conditioned living space. The Declaration states unit areas of 1,756 square feet for the first floor and 1,998 for the second, and that figure includes the garage and leaves out the limited common elements. Trade press repeating the builder's 2016 marketing gave 1,402 and 1,661 square feet. This page prices by the county's heated area only and never sets a Declaration or builder size beside a county size, so every price per square foot here is price divided by county heated area.
Every Paloma Grande home has one garage space inside the unit, and the Declaration limits a garage to vehicles and incidental storage and bars converting it to living space. The driveway is the variable. The association's roster, dated March 30, 2026, lists a total of three parking spaces at 113 homes, two at 21 homes and four at two homes. In plain terms, a garage plus a two-car driveway is the common case, and 21 homes have a one-car driveway. The roster adds that capacity is "based on standard sized vehicles and smaller." A household with two cars and a visitor will notice the difference in a showing, and we note the count in every valuation. The county sales file does not carry the driveway, so no dollar figure is attached to it; we treat it as an adjustment a buyer makes, not one the record measures.
The building's phase decides which flood record a lender sees. FEMA's live layer returned Zone AE at Phases 1, 10, 19 and 20, and shaded Zone X, the 0.2 percent annual chance area, at Phases 21, 27 and 34. Across all 136 homes, the 80 homes of Phases 1 to 20 sit in Zone AE and the 56 homes of Phases 21 to 34 in shaded Zone X. The recorded sales do not yet show a price split between the two groups, and a later section shows the numbers.
The county roll dates the buildings from 2016 to 2019: three buildings in 2016, 15 in 2017, 11 in 2018 and five in 2019. If the roofs are original, they are seven to ten years old in 2026. The condominium association maintains and insures the roofs, so a Paloma Grande owner's own policy does not turn on roof age the way a house policy does. A four-year spread in build year is narrow, so condition and the details below usually decide a sale more than the year does.
The Declaration puts the inside of the home on the owner: the windows, screens and doors, the plumbing, the wiring, the heating and air conditioning, the water heater, the appliances, the cabinets and the floor coverings. A buyer's inspector reads the air handler, the water heater, the windows and the flooring, and so do we. Hard flooring needs the board's approval and may need soundproofing, tile is not permitted on balconies, and window coverings must be white or off-white. Those rules mean two homes that look alike on the roll can differ by what the last owner was allowed to change and did. We write the adjustments down and show them to you.
The association maintains the common elements, paints the building exteriors, keeps the roofs and paints the outer surfaces of entry doors and garage doors, while the owner keeps the doors working. No one may penetrate a floor, roof or ceiling slab without the board's written consent, because the buildings were constructed with post-tensioned cables or rods. A buyer who plans to hang a ceiling fan or add recessed lighting should read that sentence before offering, and a seller who has done either should be ready with the board's consent.
Paloma Grande has no pool of its own. Owners use the master association's amenity center, which holds the clubhouse, the resort pool, a fitness center, two tennis courts and bocce. The east edge of the condominium sits within about a tenth of a mile of Interstate 75, and Exit 116 is about 8 to 10 minutes away. Buyers weigh the highway the way they weigh any traffic, and we describe both facts and let the buyer decide.
The School District of Lee County's lookup placed the Paloma Grande address we tested in Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3. We did not test every building, so a buyer should confirm the assignment for the exact address on the district's own lookup.
A Paloma Grande sale touches two associations. The condominium Declaration puts no approval on a sale, and the buyer sends the association a copy of the deed within 30 days. The master association's 2025 Amended Declaration asks for 30 days' notice, a New Buyer Form, a possible background check and a board decision within 30 days. Each association issues its own estoppel certificate. A seller who has the paper in order starts the buyer's clock on day one.
If the figures above raise the question of what your own Paloma Grande condo would bring, start with the free Paloma Grande home valuation form, read how a listing works in our Paloma Grande seller guide, or call Jesse direct at (239) 898-6072. Call Jesse direct at (239) 898-6072 and we will walk through the recorded sales for your floor and your building group, with no obligation.
Lee County recorded 13 Paloma Grande sales in the 12 months to September 25, 2026, at a $325,000 median, and 53 over 60 months at $370,000. All 13 recent sales were resales, since the builder's last first sale on the county record was in May 2019. The sales split by floor, and the floor is the sort that matters most.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales through September 25, 2026, our analysis run October 12, 2026).
These are Lee County's DOR-qualified recorded sales, the deed price the county records, matched to the Paloma Grande parcels on the roll. They are not MLS figures. Square-foot figures use the county's heated area, which leaves out the garage and can differ from the living area in a listing.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 13 | $325,000 | $170,000 | $355,000 |
| 24 months | 25 | $345,000 | $170,000 | $430,000 |
| 36 months | 32 | $350,000 | $170,000 | $430,000 |
| 60 months | 53 | $370,000 | $170,000 | $460,000 |
| All recorded history (from October 31, 2016) | 215 | $254,935 | $170,000 | $460,000 |
The 12-month window already holds more than 10 sales, so the 12-month row is the headline. The 36-month median is the mean of the middle pair, because 32 is even. The all-history figure blends the builder's first sales of 2016 to 2019 with every resale since, so it is history and not a price guide. The 60-month and all-history rows leave out one 2023 resale of the home missing from the county file.
We pulled every recorded Paloma Grande sale in the Lee County record for the 12 months to September 25, 2026. Here are all 13, by recording date, with no unit numbers, parcel numbers or names. The last column is price divided by county heated area, our arithmetic on the two columns beside it.
| Recorded | Price | Street | Floor | Year built | County heated sq ft | Price per sq ft |
|---|---|---|---|---|---|---|
| November 12, 2025 | $300,000 | Palace Lane | First | 2017 | 1,279 | $234.56 |
| November 25, 2025 | $355,000 | Palace Lane | Second | 2019 | 1,532 | $231.72 |
| April 24, 2026 | $329,000 | Palace Lane | Second | 2018 | 1,532 | $214.75 |
| April 27, 2026 | $355,000 | Palace Lane | Second | 2018 | 1,532 | $231.72 |
| April 28, 2026 | $350,000 | Palace Lane | Second | 2018 | 1,532 | $228.46 |
| April 30, 2026 | $290,000 | Palace Lane | First | 2018 | 1,279 | $226.74 |
| May 7, 2026 | $335,500 | Monte Carlo Boulevard | Second | 2019 | 1,532 | $218.99 |
| May 29, 2026 | $352,500 | Monte Carlo Boulevard | Second | 2017 | 1,532 | $230.09 |
| June 15, 2026 | $325,000 | Palace Lane | Second | 2017 | 1,532 | $212.14 |
| June 24, 2026 | $314,000 | Palace Lane | First | 2018 | 1,279 | $245.50 |
| July 1, 2026 | $325,000 | Palace Lane | First | 2017 | 1,279 | $254.10 |
| August 14, 2026 | $285,000 | Palace Lane | First | 2019 | 1,281 | $222.48 |
| August 20, 2026 | $170,000 | Palace Lane | First | 2019 | 1,281 | $132.71 |
The 13 recorded prices add up to $4,086,000. The six first-floor sales add up to $1,684,000 and the seven second-floor sales to $2,402,000. By month, two were recorded in November 2025, none from December 2025 to March 2026, four in April 2026 (all in its last week), two in May, two in June, one in July and two in August. None was recorded in September 2026 through the 25th.
The lowest sale of the 12 months, $170,000 on August 20, 2026, a first-floor home, sits $115,000 below the next-lowest sale, $285,000 six days earlier. The county codes both as qualified. Whether the $170,000 sale was an ordinary arm's-length sale could not be verified from the public record, so we build no price claim on it. Without it, the first-floor 12-month range is $285,000 to $325,000, and that is the range we show a first-floor seller first. We still list it, because a buyer's agent can see the same record.
| Price band, 12 months | Recorded sales |
|---|---|
| Under $200,000 | 1 |
| $200,000 up to $300,000 | 2 |
| $300,000 to $400,000 | 10 |
| $400,000 and over | 0 |
Ten of the 13 sales, 77 percent by our arithmetic, closed between $300,000 and $355,000. The band is the story: a Paloma Grande home that is priced inside it has a record behind it, and a price outside it needs a reason.
In the 12 months the six first-floor sales ran from $170,000 to $325,000 and the seven second-floor sales from $325,000 to $355,000. Each group is under 10 sales, so we print the range and no median. Over 24 months the first floor recorded 13 sales at a $322,500 median ($252.15 per square foot of county heated area) and the second floor 12 sales at a $355,000 median ($231.72 per square foot). The next sections take the floors one at a time.
Palace Lane holds 23 of the 34 buildings and 92 homes, and recorded 11 of the 13 sales, at a $325,000 median and $228.46 per square foot. Monte Carlo Boulevard holds 11 buildings and 44 homes, and recorded two sales in the 12 months, at $335,500 and $352,500. Over 36 months Monte Carlo Boulevard recorded 10 sales at a $361,250 median ($315,000 to $415,000, $249.22 per square foot), and over 60 months 16 sales at $399,950. Palace Lane recorded 37 sales over 60 months at a $360,000 median. Two sales are not a street median, and we do not read a street premium into them.
Buildings finished in 2016 (12 homes in the county file) recorded no sale in the 12 months and five in 60 months, from $370,000 to $430,000. Buildings finished in 2017 (59 homes) recorded four in the 12 months ($300,000 to $352,500) and 10 in 24 months at a $345,000 median. Buildings finished in 2018 (44 homes) recorded five in the 12 months ($290,000 to $355,000) and 16 in 60 months at a $365,000 median. Buildings finished in 2019 (20 homes) recorded four in the 12 months ($170,000 to $355,000) and 10 in 60 months at a $345,250 median. Year of construction does not sort the prices in an orderly way, which is why condition decides more than the year.
| Calendar year | Recorded sales | Median or range |
|---|---|---|
| 2019 | 25 (20 of them the builder's first sales, an estimate) | $258,000 |
| 2020 | 10 | $260,000 |
| 2021 | 14 | $273,750 |
| 2022 | 14 | $428,750 |
| 2023 | 6 (plus one sale of the home missing from the county file) | $407,000 to $447,500 |
| 2024 | 11 | $359,000 |
| 2025 | 9 | $300,000 to $383,000 |
| 2026, to September 25 | 11 | $325,000 |
The 2022 calendar median of $428,750 was the high point. The 2026 median to date, $325,000, is $103,750 lower, about 24.2 percent, on 14 and 11 sales. These are calendar-year comparisons of recorded sales and not a forecast.
The Lee County Property Appraiser's 2026 notice for one second-floor home without exemptions shows a market value of $288,712, down from $324,857 in 2025, a drop of $36,145 or about 11.1 percent. That is a tax-roll estimate set by mass appraisal, and the second-floor sales of the last 12 months ran from $325,000 to $355,000. The notice is one home and the sales are seven, so we show the appraiser's number for context and then price from the sales.
We pulled all 13 recorded Paloma Grande sales for the 12 months to September 25, 2026, and the 53 over 60 months, and sorted each by floor, street, building group and year built. That is the first-hand work behind this page. It takes the guesswork out of the first conversation: we know how many homes like yours sold, what they sold for and what was different about them.
Second-floor Victoria condos in Paloma Grande sell for more in total and first-floor Samone condos sell for more per square foot. Over 24 months the second floor recorded a $355,000 median against $322,500 on the first floor, a $32,500 gap, while the first floor's $252.15 per square foot beat the second floor's $231.72.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; Paloma Community Association home roster dated March 30, 2026).
| Window | First floor (Samone, two bedrooms) | Second floor (Victoria, three bedrooms) |
|---|---|---|
| 12 months | 6 sales, $170,000 to $325,000 (no median, under 10) | 7 sales, $325,000 to $355,000 (no median, under 10) |
| 24 months | 13 sales, median $322,500, $170,000 to $370,000, $252.15 per sq ft | 12 sales, median $355,000, $325,000 to $430,000, $231.72 per sq ft |
| 36 months | 20 sales, median $338,500, $170,000 to $415,000 | 12 sales, median $355,000 |
| 60 months | 29 sales, median $360,000, $170,000 to $440,000 | 24 sales, median $391,500, $325,000 to $460,000 |
The second floor recorded the same 12 sales in 24 months and in 36 months, which means it recorded none between September 26, 2023 and September 25, 2024. Counts are what the county recorded, so a quiet stretch is a fact about sales and not a statement about demand.
The second floor holds 68 homes on the roster, the same as the first, and recorded 7 of the 13 sales in the 12 months. By our arithmetic that is 6 of 68 first-floor homes (8.8 percent) and 7 of 68 second-floor homes (10.3 percent) changing hands. The turnover is close, and what differs is the shape of the prices. The seven second-floor sales sit inside a $30,000 band ($325,000 to $355,000), about 9.2 percent of the band's low end. The six first-floor sales spread across $155,000 with the $170,000 sale and $40,000 without it ($285,000 to $325,000). Every band is a sample of six or seven sales, so we read the shapes as a description of the last year and not as a rule.
The Declaration treats the two floors alike for assessments: each of the 136 homes carries one vote and an equal 1/136 share of the common elements and common expenses. The master association's Carriage Home assessment of $640.74 a quarter is the same for both. So a second-floor owner pays the same master assessment for 251 to 254 more square feet and a third bedroom, and the dues per square foot of heated area are lower on the second floor, just as the price per square foot is.
Applying one floor's price per square foot to the other floor misprices it. A first-floor home of about 1,280 square feet at the second floor's $231.72 would come to about $296,602, which is $25,898 below the first floor's 24-month median of $322,500. A second-floor home of 1,532 square feet at the first floor's $252.15 would come to about $386,294, which is $31,294 above the second floor's 24-month median of $355,000. Both numbers are arithmetic that shows the error, and neither is a price. A smaller home commonly carries a higher rate per square foot because fixed parts such as the kitchen, the baths and the entry are spread over fewer square feet; the pattern here fits that, though the record cannot prove the cause. We price each floor against its own sales.
The county's record of the builder's first sales, an estimate by the tool that reads the file, shows a median of $233,850 for first-floor homes and $254,325 for second-floor homes. The archived builder pages priced the first-floor plan at $224,990 in October 2016 and the Victoria at $247,990 in November 2016. Set beside the 24-month resale medians, the first floor's $322,500 is $88,650 above its builder median and the second floor's $355,000 is $100,675 above its own, about 37.9 and 39.6 percent by arithmetic. Those are different eras and different markets, and the comparison is not an appreciation figure; it tells a seller only that the product has held a clear premium over its first price.
For a first-floor home we start from the 24-month median of $322,500, narrow to the 12-month range of $285,000 to $325,000 (leaving out the unverified $170,000 sale and saying so), and adjust for the driveway count, the building group and the inside. For a second-floor home we start from the 12-month range of $325,000 to $355,000 and the 24-month median of $355,000, and adjust for the same things. Every adjustment is written on your file in dollars, with the sale it came from.
Not in the record so far. Phases 1 to 20, which FEMA's live layer puts in Zone AE, recorded a $345,000 median over 24 months and Phases 21 to 34, in shaded Zone X, recorded $330,000. A $15,000 gap inside either group's spread, with different floor mixes, does not show a flood-zone premium or discount in Paloma Grande.
Data updated: October 2026 (Lee County recorded sales, our analysis run October 12, 2026; FEMA National Flood Hazard Layer queried at seven Paloma Grande buildings October 12, 2026; FEMA Letter of Map Revision Based on Fill 18-04-2458A, March 2, 2018).
| Group | Homes | 12 months | 24 months | 36 months | 60 months |
|---|---|---|---|---|---|
| Phases 1 to 20 (Zone AE on the live layer) | 80 on the layer, 79 in the county file | 5 sales, $300,000 to $355,000 | 12 sales, median $345,000, $300,000 to $430,000, $245.76 per sq ft | 14 sales, median $350,000 | 26 sales, median $397,500, $300,000 to $455,000 |
| Phases 21 to 34 (shaded Zone X) | 56 | 8 sales, $170,000 to $355,000 | 13 sales, median $330,000, $170,000 to $375,000, $231.72 per sq ft | 18 sales, median $350,000 | 27 sales, median $367,000, $170,000 to $460,000 |
In the three windows that carry medians, the Zone AE group was $15,000 higher at 24 months (4.5 percent of the lower median), equal at 36 months ($350,000 each) and $30,500 higher at 60 months. No window shows the Zone AE group below the shaded Zone X group, which is the opposite of a flood discount. The groups also hold different mixes of first-floor and second-floor homes, and the Phases 21 to 34 group carries the $170,000 sale, so we do not claim a Zone AE premium either. On this evidence we would neither charge nor credit a seller for the flood map.
We queried FEMA's National Flood Hazard Layer at seven Paloma Grande buildings on October 12, 2026. Phases 1, 10, 19 and 20 returned Zone AE, inside the special flood hazard area, and Phases 21, 27 and 34 returned the 0.2 percent annual chance area, shaded Zone X, outside it. All seven fall on panel 12071C0657G, effective November 17, 2022, and the layer returned no base flood elevation at any of them.
FEMA issued a Letter of Map Revision Based on Fill, case 18-04-2458A, on March 2, 2018. It removed Paloma Grande Phases 1 through 20 from the special flood hazard area to shaded Zone X, with a lowest lot elevation of 12.5 feet NAVD88, and was issued against the earlier 2008 panel 12071C0657F. The live layer still shows Zone AE for those phases, and we did not find that the letter was carried onto the 2022 map. A seller in Phases 1 to 20 should therefore expect the buyer's lender to ask which record applies, and the lender's flood determination decides whether flood insurance is required.
USGS elevation data at the building parcels put the ground at 13.48 to 14.23 feet for Phases 1 to 20 and 13.40 to 14.17 feet for Phases 21 to 34, against base flood elevations of about 12 to 12.5 feet near Paloma. That is ground and not the floor of any home, and we found no elevation certificate for a Paloma Grande building. If you have one, tell us before you list. An elevation certificate is the one document that turns a map argument into a measurement.
If your building is in Phases 1 to 20, keep the 2018 letter, the lender's determination and any elevation certificate in the listing folder, and tell us what your insurer quoted. If it is in Phases 21 to 34, say so plainly: the live layer puts it in shaded Zone X. The second floor sits a story above the ground, and whether that changes a buyer's insurance quote is a question for the buyer's insurer; we claim no price effect from it.
Paloma Grande prices are lower than at the 2022 peak. The calendar median was $428,750 in 2022, $359,000 in 2024 and $325,000 in 2026 to September 25, which is $103,750, about 24.2 percent, below the peak. The mix of floors in the latest sales matters to how that reads.
Data updated: October 2026 (Lee County recorded sales, our analysis run October 12, 2026).
Using only calendar years with 10 or more sales, the median was $273,750 in 2021 and $428,750 in 2022, a rise of $155,000 or 56.6 percent. From 2022 to 2024 it fell $69,750, 16.3 percent, to $359,000. From 2024 to 2026 to date it fell another $34,000, 9.5 percent, to $325,000. The years 2023 and 2025 had fewer than 10 sales and print as ranges, $407,000 to $447,500 and $300,000 to $383,000. Those ranges are consistent with the steps and do not replace them.
The five most recent sales were a second-floor home at $325,000 on June 15, then first-floor homes at $314,000 on June 24, $325,000 on July 1, $285,000 on August 14 and $170,000 on August 20. No second-floor sale was recorded in the 102 days from June 16 to September 25. The four most recent sales, all first-floor homes, ran from $170,000 to $325,000, which is the first floor's whole 12-month range, while the second-floor sales, last seen in June, ran from $325,000 to $355,000. A median that mixes floors moves with the mix as much as with the market, and that is why we show the floors separately.
The 12-month median of $325,000 is $20,000 below the 24-month median of $345,000 and $45,000 below the 60-month median of $370,000. The median sits at the bottom of the second-floor range and the top of the first-floor range, so a seller reads the median as the line between the two floors and not as a price for either. Our advice is a floor-specific range, and the range for your floor is on your file.
A recorded-sales page can tell you what happened and cannot tell you what will. With 13 sales a year the record is too thin to project, the MLS adds pace (a 123-day median on market across the 13 closings, pulled October 17, 2026) but not direction, and an honest valuation is a statement about the last 12 to 24 months with the uncertainty named. We update this page when the county file updates.
Days on market for Paloma Grande is an MLS measure: the 13 closings in the 12 months to September 25, 2026 took a median of 123 days, from 2 to 546 (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The recorded steps of a Paloma Grande sale, two estoppel certificates, the master's 30 days' notice and the buyer's 7-day document review, set a floor under the timeline.
Data updated: October 2026 (Lee County recorded sales, our analysis; Declaration of Condominium, instrument 2016000183131; Paloma Community Association Amended Declaration, 2025; Florida Statutes section 718.503).
For Paloma Grande these come from the Southwest Florida MLS: a median of 123 days on market and a median 96.6 percent of the final list price across the 13 closings in the 12 months to September 25, 2026; three active listings on October 17, 2026, about 2.8 months of supply; and an MLS closing count of 13, the same as the county's 13 (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Thirteen recorded resales on 136 homes in 12 months is turnover of about 9.6 percent. The sales cluster: two in November 2025, none from December to March, four in the last week of April, then one or two a month through August. We read that as one year of a small sample, not as a season, and we do not call a peak month from it.
The master association asks for 30 days' notice of a sale and decides within 30 days. Each association issues its estoppel certificate, due within 10 business days of the request and good for 30 days. A condominium buyer has 7 days, excluding weekends and legal holidays, to cancel after signing and receiving the resale documents under Florida Statutes section 718.503, and the right cannot be waived. We order the certificates and assemble the documents the day the contract is signed, or earlier, so none of those clocks starts late.
A seller controls the price, the condition, the paper and the showing availability. A price inside your floor's recorded band, a clean estoppel request on file and the documents ready before the first showing remove the delays a seller can remove. The clocks that remain, the notice period and the buyer's review, run alongside each other when we start them together.
The best Paloma Grande comparables are the sales on your floor, in the last 12 to 24 months, ranked by closeness of building group, street and year built. With 13 sales in 12 months and six or seven per floor, we widen to 24 months for the floor and then adjust for condition and the driveway.
Data updated: October 2026 (Lee County recorded sales, our analysis run October 12, 2026).
We rank by floor first, because the floor is the plan. Then by date, because 2022 is not 2026. Then by building group, street and year built, which are the only other fields the county file carries. Condition and driveway come from the walk-through. A comparable that matches on floor and date and differs on street is still a comparable. One that matches on street and differs on floor is not.
The first-floor sales of the last 12 months were $300,000, $290,000, $314,000, $325,000, $285,000 and $170,000, all about 1,279 to 1,281 square feet and built 2017 to 2019. Setting the unverified $170,000 aside, the range is $285,000 to $325,000 on five sales. Over 24 months 13 first-floor sales give a $322,500 median, with a wider $170,000 to $370,000 range. A first-floor seller's comparables are those five, then the seven earlier first-floor sales of the 24-month window.
The second-floor sales of the last 12 months were $355,000, $329,000, $355,000, $350,000, $335,500, $352,500 and $325,000, all 1,532 square feet and built 2017 to 2019. Over 24 months 12 second-floor sales give a $355,000 median. A second-floor seller's comparables are those seven, and we look at what separates the $325,000 sale from the $355,000 ones before we choose a number.
A sale is not a comparable when it is the wrong floor, when it is a builder's first sale from 2016 to 2019, when it is a different product (a Paloma single-family home sold at a $635,000 median over the same 12 months, on 13 sales), or when the circumstances of the sale are unverified. We set the $170,000 sale aside for that reason and tell the seller we did. The 2023 resale of the home missing from the county file falls outside the 24-month window we use anyway.
A buyer's agent will pull the same county record, and will lead with the lowest sale if it helps the buyer. We bring the context first: which floor, which month, why the $170,000 sale stands apart, and what the seven second-floor sales say. The goal is that your price survives the first conversation with an agent who has seen the same data.
Paloma Grande sits between two Bonita Springs condominium neighbors on price. Its $345,000 24-month median is $125,000 above San Mirage's $220,000 and $32,500 below Chesapeake Cove at Hawthorne's $377,500, on Lee County recorded sales, and it is the newest of the three, finished 2016 to 2019.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll; our analysis run October 12, 2026).
| Measure | Paloma Grande | Chesapeake Cove at Hawthorne | San Mirage | Paloma single-family homes |
|---|---|---|---|---|
| Homes | 136 condominium homes | 132 condominium homes | 196 condominium homes | 132 detached homes |
| Built (county roll) | 2016 to 2019 | 2006 to 2010 | conversion recorded 2005 | 2013 to 2016 |
| County heated area | about 1,280 and 1,532 sq ft | 1,644 and 2,198 sq ft | varies by plan | 1,805 to 3,571 sq ft |
| Recorded sales, 12 months | 13 | 6 | 12 | 13 |
| Median, 12 months | $325,000 | under 10 sales ($313,000 to $435,000) | $235,000 | $635,000 |
| Median, 24 months | $345,000 | $377,500 | $220,000 | not run |
| Median, 60 months | $370,000 | $444,000 | $245,000 | not run |
| Price per sq ft (window) | $228.46 (12 months) | $212.90 (24 months) | $235.30 (12 months) | $289.96 (12 months) |
All figures are Lee County DOR-qualified recorded sales measured the same way, with the window named wherever it differs. We never subtract a per-square-foot figure from one window against a figure from another. San Mirage converted rental apartments to condominium ownership in 2005 and has seven three-story buildings and two two-story buildings. Chesapeake Cove is one of Hawthorne's two condominiums, next door to Paloma.
Over 24 months Paloma Grande's median sits $125,000 above San Mirage and $32,500 below Chesapeake Cove. Over 60 months the gaps are $125,000 above San Mirage and $74,000 below Chesapeake Cove. Chesapeake Cove has no 12-month median because it recorded six sales, so we compare it over 24 and 60 months. Per square foot of county heated area, Paloma Grande's $228.46 sits close to San Mirage's $235.30 and above Chesapeake Cove's $212.90, while its homes are smaller than Chesapeake Cove's. Paloma Grande's 12-month median is about half the $635,000 median of Paloma's own houses ($325,000 over $635,000 is 51 percent by arithmetic), and the houses share the same gate and amenity center.
Every Paloma Grande home has a garage inside the unit, which the Declaration bars from becoming living space. That is the main product difference from many older Bonita Springs condominiums with open or carport parking; confirm each comparison community's parking in its own declaration. We cannot split the price gap between garage, age and size from the record, and we do not pretend to.
A buyer's agent will put the nearest competing condominiums in front of a Paloma Grande buyer. If your list price sits above the Chesapeake Cove median for homes that are larger and older, the buyer's agent will say so. If it sits near San Mirage's, they will say that instead. Knowing the three medians before you list means you choose where to stand, with the record behind you.
Paloma Grande and Chesapeake Cove at Hawthorne are the natural Bonita Springs condominium pair: Paloma Grande is newer (2016 to 2019) and smaller at a $345,000 24-month median, and Chesapeake Cove is older (2006 to 2010) and larger at $377,500. Which one a buyer picks depends on the buyer's priorities.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll; FEMA and association documents as cited).
| Priority | Paloma Grande | Chesapeake Cove at Hawthorne |
|---|---|---|
| Lower purchase price | $325,000 median, 12 months (13 sales); $345,000 over 24 months | 6 sales in 12 months, $313,000 to $435,000; $377,500 median over 24 months |
| Newer construction | Built 2016 to 2019 | Built 2006 to 2010 |
| More living space | About 1,280 or 1,532 sq ft | 1,644 or 2,198 sq ft |
| Price per square foot | $228.46 (12 months) | $212.90 (24 months) |
| Three bedrooms | Every second-floor home | All 66 of the 2,198 sq ft homes, plus 2 smaller ones |
| Garage | One-car garage in every home | Check the condominium's declaration |
| Amenities | Paloma master center: clubhouse, resort pool, fitness, tennis, bocce | Hawthorne's own amenities |
| Leasing | 3 to 12 months, 15 percent cap, first-year rule for buyers after August 20, 2025 | Hawthorne's and the condominium's documents govern |
| Flood map | AE at Phases 1 to 20, shaded X at 21 to 34 | Check by building on FEMA's layer |
For a Paloma Grande seller the comparison is mostly about what a buyer gets for $32,500 more at Chesapeake Cove's 24-month median. That buyer gets 1,644 or 2,198 square feet of county heated area against Paloma Grande's 1,280 or 1,532, a difference of 112 to 918 square feet depending on the pair, in a home roughly ten years older. The Paloma Grande buyer gets the newer building, a garage inside every home and a lower price. The buyer deciding between them is deciding on priorities that no median can settle, so the listing has to say plainly which ones your home meets.
Paloma Grande fits priorities of the newest construction in this pair, a lower entry price, a garage inside every home and a single-level home on either floor. Chesapeake Cove fits priorities of more square footage and more three-bedroom space for the money per square foot, in homes about ten years older. Both sit next to each other off Imperial Parkway, so compare the two declarations' leasing and insurance sections side by side before choosing. Read more about Hawthorne on our Hawthorne page.
In Paloma Grande: the building's phase (flood group), the floor, both associations' estoppel figures and the master's lease rules. In Chesapeake Cove: the building's flood zone, its association's insurance and reserves, and the Hawthorne master assessment. If you own in Paloma Grande, the first two are the file we build for your sale.
A Paloma Grande buyer pays the price plus carrying costs in three layers: Lee County property tax, the master association's Carriage Home assessment of $640.74 a quarter, and the condominium association's own assessment, which no public document states. At the $325,000 median the first two published layers add to about $6,721.99 a year.
Data updated: October 2026 (Paloma Community Association 2026 budget document; Lee County Property Appraiser 2026 TRIM notices, read October 12, 2026; prices from Lee County recorded sales, our analysis).
| Layer | Who sets it | Amount | Source |
|---|---|---|---|
| Property tax | Lee County, City of Bonita Springs and districts (tax district 017) | 12.7970 mills in 2025 | Lee County Property Appraiser |
| Master Carriage Home assessment | Paloma Community Association | $640.74 a quarter, $2,562.96 a year | 2026 budget document |
| Condominium association assessment | Paloma Grande Condominium Association | not published; the estoppel states it | Declaration; estoppel certificate |
| Working capital contribution | Declaration section 13.12 | $100, paid by the buyer, not refunded | Declaration of Condominium |
| Master capital contribution | Fourth Amendment, 2022; 2025 Amended Declaration, Article VI | $1,000 on each resale, paid by the buyer | Master documents |
| Owner's HO-6 insurance | the owner's insurer | quote per home | the owner's insurer |
| Example | Price | Property tax at 12.7970 mills (illustration) | Master assessment | Published lines together |
|---|---|---|---|---|
| Low end of the 12-month band | $300,000 | $3,839.10 | $2,562.96 | $6,402.06 |
| 12-month median | $325,000 | $4,159.03 | $2,562.96 | $6,721.99 |
| Near the top of the 12-month band | $350,000 | $4,478.95 | $2,562.96 | $7,041.91 |
The tax column applies the 2025 district 017 rate to a taxable value equal to the price, for a non-homestead buyer. The Property Appraiser sets the taxable value, and a homestead exemption lowers it. The real bill also carries non-ad valorem lines that the 2026 notice does not list.
The Property Appraiser's 2026 notice for one second-floor home without exemptions shows proposed taxes of $3,701.78 against $4,157.20 in 2025, on a market value of $288,712. A first-floor home with a homestead exemption shows proposed taxes of $2,029.06 against $1,964.97, on a market value of $271,404 and an assessed value of $198,806 after the Save Our Homes reduction. The City of Bonita Springs adopted 0.8411 mills for fiscal 2026-27, below the 0.8470 printed on the notices, so final bills will differ slightly.
Florida's property tax disclosure summary, which every residential contract carries, warns that the buyer should not rely on the seller's current taxes, because a change of ownership triggers a reassessment. A long-held homestead home may show a bill far lower than the buyer's first year. We show the buyer the illustration above, not your bill, so the number in the buyer's head is the one they will pay.
A seller who states the master assessment, the way to find the condominium assessment and the one-time contributions on the first page of the listing folder removes three questions from the buyer's first call. A seller who cannot state the condominium assessment yet should request the estoppel early. The number is in it.
Paloma Grande sellers answer to two associations: the condominium association under Chapter 718, which has no approval on a sale, and the master Paloma Community Association under Chapter 720, which asks for 30 days' notice, a New Buyer Form and a board decision. Both issue estoppel certificates, and both sets of rules shape who can buy.
Data updated: October 2026 (Declaration of Condominium, instrument 2016000183131; Paloma Community Association Amended Declaration 2025 and leasing summary of September 23, 2025; Rules and Regulations packet; read October 12, 2026).
Paloma Grande Condominium Association, Inc. (Florida document N16000003729, filed April 11, 2016) runs the condominium. Paloma Community Association, Inc. (N07000011645) is the master for all 331 Paloma homes. Owners belong to both and pay both. The master association's site names Resort Management Group as Paloma Grande's manager, and that company's own site routes purchase documents and estoppel requests through its online document portal. Managers change, so we confirm the current one on the estoppel request.
Florida splits owner associations by chapter. A condominium falls under Chapter 718 and a homeowners' association under Chapter 720. Section 720.401 sets a pre-contract disclosure summary for Chapter 720 communities and says by its own terms that it does not apply to an association regulated under Chapter 718. Paloma Grande sits at the meeting point: a Chapter 718 condominium inside a Chapter 720 master. A condominium resale follows section 718.503, which gives the buyer a 7-day cancellation right after receiving the resale documents. We do not tell a seller which statute governs a particular closing. Your closing agent or attorney names it, and this page is information and not legal advice.
The condominium Declaration puts no approval on a sale; the buyer sends the association a copy of the deed within 30 days. The master's 2025 Amended Declaration requires 30 days' notice, a New Buyer Form from the buyer, a possible credit and criminal background check and interview, and a board decision within 30 days. We send the master notice the day the contract is signed.
The Declaration allows written whole-home leases of at least 30 days, no more than four a calendar year. The master's rules are stricter and apply to condominium homes too: 3 to 12 months, no subletting, no month-to-month, a $150 application fee, 20 days' notice, and a cap of 15 percent of Paloma's homes, which the master computes as 50 of 331. A home bought after August 20, 2025 cannot be leased in its first year. For a seller, the consequence is a smaller investor pool and a larger pool of buyers who plan to live in the home or use it as a second home. We market to that pool.
The Declaration requires the purchaser to pay the condominium association $100 as a working capital contribution on every conveyance, not credited and not refunded. The master's Fourth Amendment of 2022 sets a $1,000 capital contribution on each resale, and the 2025 Amended Declaration says the buyer pays it at closing. We tell the buyer's side in the listing.
The Declaration allows not more than two domestic pets, leashed outside, kept off the limited common elements and never left unattended on balconies, with pet liability insurance naming the association. The master adds no pit bulls or dangerous dogs. Commercial vehicles, recreational vehicles, boats and trailers belong in a unit garage. The master's 2023 amendment allows one 18 by 24 inch for-sale sign in a window or landscape bed for Paloma homes, and we ask the board how that applies to a condominium window before we place one.
Structural changes and changes visible from outside need the board's written consent, which the board answers within 45 days or approval is deemed. Hard flooring needs approval and may need soundproofing. No tile on balconies. Window coverings are white or off-white. No one may penetrate a slab without consent. A seller who altered the home should have the approvals in the listing folder, because a buyer's agent will ask.
The recorded Declaration and the master documents we read state no age restriction on Paloma Grande or on Paloma, and we make no statement about the age of any buyer or resident. A buyer's attorney can confirm against the recorded documents.
A Paloma Grande sale needs two estoppel certificates, one from each association, stating what is owed and what is pending. Florida Statutes sections 718.116(8) and 720.30851 set a $250 base fee, plus $100 if expedited within 3 business days and up to $150 if the account is delinquent. The Department of Business and Professional Regulation's published adjustment sets the current caps at $299, $119 and $179 until its next update, due by July 1, 2027, and an association's actual fee may be lower. The certificate is due within 10 business days of the request and is good for 30 days. We order both the day the contract is signed.
A Paloma Grande seller has to disclose known facts that materially affect the home's value and are not readily observable, deliver the flood disclosure Florida law requires, put the property tax summary in the contract, and give a condominium buyer the Chapter 718 resale package. The paperwork from the associations runs through the estoppels and the approval.
Data updated: October 2026 (Sections 689.302, 689.261, 718.503 and 720.401, Florida Statutes, read October 12, 2026; this is information and not legal advice).
We are real estate agents, not attorneys, and we read statutes to plan a listing, not to give legal opinions. What follows is the checklist we use to prepare a Paloma Grande file, with the statute named beside each item so your closing agent or attorney can confirm it against the current text.
Under Florida case law, a seller of a home who knows of facts materially affecting its value that are not readily observable and are not known to the buyer has a duty to disclose them to the buyer. The rule comes from the Florida Supreme Court's 1985 decision in Johnson v. Davis. In a Paloma Grande home built from 2016 to 2019, the air conditioner, the water heater, the windows and the interior finishes are the items an owner maintains, so we ask for permits and invoices for each before the first showing.
Section 689.302 of the Florida Statutes requires a seller of residential property to complete and give the purchaser a flood disclosure at or before the time the sales contract is signed. It asks whether the seller has knowledge of flooding that damaged the property, whether the seller has filed a flood claim, and whether the seller received federal flood assistance. A Paloma Grande seller starts from the FEMA fact for the building and then answers the question the statute actually asks, which is about the home's own history. A Zone AE or Zone X label does not answer it. If the answer is none, the disclosure says so, and a buyer reads a clean answer as a strength.
Section 689.261 requires the contract to carry a property tax disclosure summary that tells the buyer not to rely on the seller's current taxes as the amount the buyer may owe in the year after purchase, because a change of ownership triggers a reassessment. Unless the contract includes it, the seller must provide it. The tax table in the buyer-costs section above shows the effect at three Paloma Grande prices.
Section 718.503 requires a non-developer seller to give the buyer, at the seller's expense, the declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions document and the governance form, and to say whether a structural integrity reserve study or milestone report applies. The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them, and any purported waiver has no effect. We assemble the package before the first showing so the 7 days start early.
Before a Paloma Grande home is listed, we gather the following into one folder and give it to you and to the buyer's side together:
Call Jesse direct at (239) 898-6072 if you want the folder built for your home. The condominium association's assessment, budget, reserve schedule and any special assessment are not published in a document we could read, and we print none of them. A seller who has the figures can give them to the buyer in the estoppel package, and a seller who does not has them in the next statement from the association.
Flood zone and insurance affect a Paloma Grande price at the margin: a buyer weighs a unit-owner policy, the association's master policy and the building's flood record against a monthly budget. The recorded sales show no flood-zone price split, and a lender's flood determination for the exact address settles whether coverage is required.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 12, 2026; Lee County evacuation layer the same day; Citizens Property Insurance flood page read October 12, 2026; Declaration of Condominium section 14).
The Declaration requires the association to insure the buildings and common improvements at not less than 100 percent of full insurable replacement value, with liability coverage of not less than $1,000,000 per occurrence, fidelity coverage and flood insurance if a first mortgagee requires it or the association elects. The owner insures the contents, the liability, the interior items the association's policy excludes (floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments) and the risk of a special assessment. Florida Statutes section 627.714 requires a unit-owner policy to carry at least $2,000 of loss assessment coverage. A seller who shows the declarations page of the current unit-owner policy answers a buyer's insurance agent before the question is asked.
From January 1, 2027 Citizens Property Insurance requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone. Its flood page, read October 12, 2026, says condominium unit-owner policies, tenant contents policies and policies that exclude windstorm or hail are exempt. So the rule does not apply to a Paloma Grande owner's own Citizens unit-owner policy; whether the association carries a master flood policy on the buildings is a separate question for its insurance records.
Lee County's evacuation layer places Paloma Grande in evacuation zone B and storm-surge zone 2 at both ends of the condominium. The Property Appraiser's hazard layers return a 160 mph design wind speed for Risk Category II buildings and place the site in the wind-borne debris region. Hurricane protection has to meet the board's specifications, and there are no shutters across entrances.
Florida's milestone inspection law (section 553.899) and its structural integrity reserve study law (section 718.112(2)(g)) apply to condominium buildings of three habitable stories or more. Paloma Grande's buildings are two stories, so on the record the thresholds appear not to be met. That is the record and not a legal opinion, and we make no statement about whether the association has completed any study. Reserves still apply: section 718.112(2)(f) requires reserves for roof replacement, building painting and pavement resurfacing, which members may reduce or waive by majority vote of the total voting interests. Whether Paloma Grande's owners have done so is a member record. Developer warranties under section 718.203 for buildings completed 2016 to 2019 have ended.
The City of Bonita Springs takes part in FEMA's Community Rating System at class 5, a 25 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area, and the City says elevation certificates are available from its Community Development office. A seller in Phases 1 to 20 who has one should put it in the listing folder.
Selling a Paloma Grande condo in Bonita Springs costs the commission you agree in writing, the owner's title policy and documentary stamp tax that Lee County sellers customarily pay, the estoppel fees the contract assigns, and tax prorations. Stamps are $0.70 per $100 of price, so a $325,000 sale carries $2,275.00, and the contract controls.
Data updated: October 2026 (Florida documentary stamp rate of $0.70 per $100 on deeds, Section 201.02; DBPR estoppel fee schedule; prices from Lee County recorded sales, our analysis, 12 months to September 25, 2026).
This section is arithmetic on published rates and on the prices in the sales record above. It is not a quote for your home, and it leaves out the commission, which we set in writing with you before you list. A net sheet for your own address replaces every row below. Call Jesse direct at (239) 898-6072 to have one built.
| Line | At $300,000 | At $325,000 | At $350,000 | Basis |
|---|---|---|---|---|
| Documentary stamp tax on the deed | $2,100.00 | $2,275.00 | $2,450.00 | $0.70 per $100 (section 201.02) |
| Owner's title policy, estimated | $1,575.00 | $1,700.00 | $1,825.00 | $5.75 per $1,000 to $100,000, $5.00 per $1,000 above, rule 69O-186.003; the title company quotes |
| Estoppel certificates, two associations, at the caps | $598.00 | $598.00 | $598.00 | $299 each, DBPR schedule; actual fee may be lower; $119 more each if expedited |
| Fixed lines together | $4,273.00 | $4,573.00 | $4,873.00 | arithmetic |
| Each 1 percent of price in commission | $3,000.00 | $3,250.00 | $3,500.00 | commission is set in writing |
In Lee County the seller customarily pays the documentary stamps and the owner's title policy; in Collier County the buyer customarily pays the owner's title policy. The contract controls who pays what. The $325,000 column is the 12-month median, and the fixed lines there come to about 1.4 percent of the price by arithmetic.
The county tax bill is issued in November for the calendar year, so a seller who closes before then usually credits the buyer for the days of the year the seller owned the home. The contract controls the method. The master Carriage Home assessment of $640.74 a quarter and the condominium assessment are normally prorated to the closing date under the contract, and the estoppel states what is paid.
The estoppel certificate is ordered early and its fee is capped by statute. The buyer pays the $100 working capital contribution to the condominium association and, under the master's 2025 Amended Declaration, the $1,000 master capital contribution. A seller adds any unpaid assessment balance to the closing statement. We list these in the net sheet as lines to confirm.
Commission is negotiable and is set in writing in the listing agreement before the home goes on the market. We give you the rate in the agreement and the dollar result on the net sheet at your expected price, so no line surprises you at the closing table.
A free in-person CMA means one of us walks your Paloma Grande home in Bonita Springs, reads your floor's Lee County recorded sales against it, and returns a written price range with the comparables, the master and tax lines and a net sheet. There is no obligation, and you keep the file whether or not you list.
Data updated: October 2026 (Lee County recorded sales, our analysis, 12 months to September 25, 2026; Paloma Community Association 2026 budget document).
Use the free Paloma Grande home valuation form, or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Tell us the street, the floor, the plan or the square footage, the building's phase if you know it, and whether you plan to sell this season. Call Jesse direct at (239) 898-6072 if you would rather talk first.
We look at the air handler and water heater dates, the windows and doors, the flooring and kitchen and bath condition, the balcony or patio, the garage and the driveway count, the position in the building and the floor. We then place those against the recorded sales on your floor and write down the adjustments we made and why. Before the visit we tracked each recorded sale on your floor by year built, street and county heated area. You get the comparables with year built, floor and heated area, with no names, parcel ids or unit numbers.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the pages below take you from the number to the sale.
These are the questions Paloma Grande owners in Bonita Springs ask us most when they want to know what a home is worth, answered from the recorded sales and documents behind this page. Every figure carries its window, and the sales record ends September 25, 2026.
It depends first on the floor. In the 12 months to September 25, 2026, six first-floor sales ran from $170,000 to $325,000 and seven second-floor sales from $325,000 to $355,000, and the condominium's median was $325,000 on 13 sales. Condition, the driveway count and the building's flood group move a home within its floor's range, and a written valuation names the range for yours.
Lee County recorded 13 Paloma Grande sales in the 12 months to September 25, 2026, all resales, on 136 homes. That is turnover of about 9.6 percent. Over 60 months the county recorded 53 sales, and the file holds 135 of the 136 homes, so one 2023 resale of the missing home is left out of the 60-month count.
The 12-month median is $325,000 on 13 sales, the 24-month median is $345,000 on 25, the 36-month median is $350,000 on 32 and the 60-month median is $370,000 on 53. Each is a different window, and the longer ones carry the 2022 and 2023 market. We use the 12-month figure for the headline and the floor-specific figures for a price.
The 12-month median is $228.46 per square foot of county heated area on 13 sales. Over 24 months the first floor ran $252.15 and the second floor $231.72. County heated area leaves out the garage, the balcony or patio and the entry, so these are not the figures in a listing or in the Declaration, and we never mix the three.
Usually floor, condition and the driveway. The first-floor Samone and the second-floor Victoria are different homes, and within a floor the sales ran as wide as $155,000 in the last 12 months when the $170,000 sale is counted. The county file shows year built and heated area only, so we read the inside, the driveway and the building group in person.
In total, the second floor. Over 24 months the second floor's median was $355,000 against $322,500 on the first floor, a $32,500 gap. Per square foot of county heated area the order reverses: $252.15 on the first floor and $231.72 on the second. We price each floor against its own sales and never apply one floor's rate to the other.
On the association's roster, the Samone is every first-floor home: two bedrooms and two baths, 1,278 to 1,281 square feet of county heated area. The Victoria is every second-floor home: three bedrooms and two baths, 1,532 square feet, reached by stairs. The builder's 2016 plan sizes of 1,402 and 1,661 square feet and the Declaration's 1,756 and 1,998 are different measures, and we do not mix them with county figures.
Not in the record so far. Phases 1 to 20, in Zone AE on FEMA's live layer, recorded a $345,000 median over 24 months and Phases 21 to 34, in shaded Zone X, recorded $330,000. The Zone AE group's medians were equal or higher in every window that carries one, so there is no discount to read, and no premium to claim either, because the floor mix differs.
Not in an orderly way. Buildings finished in 2017 recorded four sales in the 12 months ($300,000 to $352,500), 2018 recorded five ($290,000 to $355,000) and 2019 recorded four ($170,000 to $355,000); the 2016 buildings recorded none. A four-year spread is narrow, and condition and floor explain more of the price than the year does.
Every home has one garage space inside the unit, so the garage is a constant. The driveway varies: the association's roster lists three total parking spaces at 113 homes, two at 21 and four at two. The county sales file does not carry the driveway, so no dollar figure is attached to it; we note the count in the valuation and adjust from the walk-through.
Over 24 months Paloma Grande's median was $345,000 against San Mirage's $220,000, a $125,000 gap, and over 60 months $370,000 against $245,000. San Mirage has 196 homes, a 2005 conversion from apartments and seven three-story buildings. Per square foot, Paloma Grande's 12-month $228.46 sits close to San Mirage's 12-month $235.30. Paloma Grande homes are newer and each has a garage inside the unit.
Chesapeake Cove's 24-month median was $377,500 against Paloma Grande's $345,000, a $32,500 gap, and its homes are larger, 1,644 and 2,198 square feet, and built 2006 to 2010. Paloma Grande is the newer, smaller condominium, finished 2016 to 2019. Chesapeake Cove recorded six sales in 12 months, so it has no 12-month median.
The 13 Paloma single-family sales in the same 12 months had a $635,000 median against Paloma Grande's $325,000, so the condominium sells for about half. They share the gate and the master association's amenity center. A buyer choosing between them is choosing between a house and a condominium, and the sales of one are not comparables for the other.
The same floor, within the last 12 to 24 months, ranked by closeness of building group, street and year built. In the 12 months there are six first-floor sales and seven second-floor sales to choose from, so we widen to 24 months for the floor and then adjust for condition and the driveway. We never use a different-floor sale without saying so.
Days on market is an MLS field: the 13 Paloma Grande closings in the 12 months to September 25, 2026 took a median of 123 days (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The recorded steps set a floor: the master's 30 days' notice and board decision, the estoppel certificates within 10 business days and the buyer's 7-day review of the condominium documents.
Sale-to-list ratio comes from the MLS and not from the county record: the 13 Paloma Grande closings in the 12 months to September 25, 2026 sold at a median 96.6 percent of the final list price and 91.0 percent of the first list price (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The gap between the two medians is the distance between first asking price and sale, and the valuation conversation covers how we choose a list price that buyers respond to the first week.
Active inventory changes daily and lives in the MLS: on October 17, 2026 three Paloma Grande homes were active, from $299,999 to $365,000, and one was under contract (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). When we prepare your valuation we count the live Paloma Grande listings the same day, because a buyer who sees four similar homes behaves differently from one who sees one.
Lower than the 2022 peak. The calendar median was $428,750 in 2022, $359,000 in 2024 and $325,000 in 2026 to September 25. The four most recent sales were all first-floor homes and ran from $170,000 to $325,000, the first floor's whole 12-month range, so the mix of floors matters to how the median moves. We do not forecast.
Not by itself. On August 20, 2026 one first-floor home recorded $170,000, $115,000 below the next-lowest sale, and the county codes it as qualified. Whether it was an ordinary arm's-length sale could not be verified from the public record, so we build no claim on it. Without it, the first-floor 12-month range is $285,000 to $325,000.
Use it as a rough range at most. Automated values do not see the floor, the driveway, the condition, the building's flood group or the two associations' paperwork, and the Paloma Grande record has only 13 sales a year to learn from. A price opinion built from your floor's recorded sales and a walk through your home is more reliable.
It is a tax value and not a market price. The Lee County Property Appraiser sets it by mass appraisal each year. One second-floor home's 2026 notice shows a market value of $288,712, while the seven second-floor sales of the last 12 months ran from $325,000 to $355,000. We show the appraiser's number for context and then price from the sales.
The condominium Declaration puts no approval on a sale; the buyer sends the association a copy of the deed within 30 days. The master Paloma Community Association's 2025 Amended Declaration does review buyers: 30 days' notice, a New Buyer Form, a possible background check and a board decision within 30 days. We send the master notice the day the contract is signed.
A condominium seller delivers the resale package under Florida Statutes section 718.503 (declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions document and the governance form), the estoppel certificate from each association, a flood disclosure under section 689.302 and the property tax disclosure summary in section 689.261. We assemble these before listing.
Florida sets a $250 base fee in sections 718.116(8) and 720.30851, plus $100 if expedited and up to $150 if delinquent. The Department of Business and Professional Regulation's current caps are $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent, until its next update by July 1, 2027. The association's actual fee may be lower, and the contract says who pays it.
Beyond the commission you agree in writing, a Lee County seller customarily pays the owner's title policy and the documentary stamps of $0.70 per $100. At the $325,000 12-month median, stamps are $2,275.00 and the estimated title policy is $1,700.00, with the two estoppel certificates at up to $598 together. Each 1 percent of commission at that price is $3,250.
Property tax, the master Carriage Home assessment of $640.74 a quarter ($2,562.96 a year), the condominium association's own assessment (not published; the estoppel states it), a $100 working capital contribution to the condominium association, the master's $1,000 capital contribution on a resale and a unit-owner insurance policy. At $325,000, the tax illustration and the master assessment together are $6,721.99 a year.
Yes, if the lease was approved under the master's rules. A master-approved lease runs 3 to 12 months, and the buyer takes the home subject to the lease unless the contract and the lease say otherwise. A buyer who closes after August 20, 2025 cannot sign a new lease in the first year, which matters if your buyer plans to rent.
It can. A buyer who closed after August 20, 2025 cannot lease the home in the first year, so a buyer who needs rental income from day one will look elsewhere. The master also caps leased homes at 15 percent of Paloma, which it computes as 50 of 331. We market to buyers who plan to live in the home or use it as a second home.
By building. FEMA's live layer returned Zone AE at Phases 1, 10, 19 and 20 and shaded Zone X at Phases 21, 27 and 34, on panel 12071C0657G effective November 17, 2022; across all 136 homes, 80 are in Phases 1 to 20 and 56 in Phases 21 to 34. A 2018 FEMA letter removed Phases 1 to 20 from the flood hazard area on the earlier map. The lender's determination for your address decides.
At the margin. The association insures the buildings, and the owner insures the inside, belongings, liability and a share of any assessment, with at least $2,000 of loss assessment coverage required by section 627.714. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential policies that include wind, but condominium unit-owner policies are exempt. We tell sellers to ask their agent for a current quote before listing.
Paloma Grande's buildings are two stories, below the three-story threshold for a structural integrity reserve study and a milestone inspection, so on the record the thresholds appear not to be met. The reserve rules in section 718.112(2)(f) still apply, and your resale documents should say whether a study applies. The buyer still sees the budget and the reserve schedule.
Spend where a buyer sees it in a photograph and a walk-through: paint, lighting, a clean kitchen and baths, and flooring that the board has approved. Hard flooring needs the board's written approval and may need soundproofing, and nothing may penetrate the post-tensioned slabs without consent, so plan larger work early or price the home as it is.
The Declaration bars signs on the building's exterior doors, walls and windows without the board's standards, and the master's 2023 amendment allows one 18 by 24 inch for-sale sign in a window or landscape bed for Paloma homes. Ask the board how that applies to a condominium window before placing one.
We do not have a clean seasonal pattern from 13 sales a year: the record shows four sales in April 2026 and none from December to March, which is one year of a small sample. We treat the season as a judgment and look at how many competing condominiums will be listed beside yours.
Paloma Grande Condominium Association, Inc. runs the condominium under Chapter 718, and Paloma Community Association, Inc. is the master under Chapter 720. The master association's site names Resort Management Group as Paloma Grande's manager. Managers change, so confirm the current one on the estoppel request.
Because the condominium has two floors that sell as two markets, two associations, a split flood map and a recorded Declaration with its own rules, and a generic comparison misses all of them. McGreevy and Comisar have studied the recorded sales and the documents, so the first conversation starts from the record and not from a template.
It is a price opinion and not an appraisal. We compare your home with recorded sales on your floor, adjust for condition and the driveway, name the window for every figure, and then tell you the range and the reasoning. If an appraiser or a buyer disagrees, you can see exactly which sales we used.
Yes. The valuation and the in-person CMA are free and there is no obligation to list. Fill in the form on this page or call Jesse McGreevy direct at (239) 898-6072, and we will tell you what the record says about a Paloma Grande home like yours.
Tell us early. We look at the recorded range, your payoff and the closing costs on a net sheet and show you the options, including waiting, renting within the master's rules, or improving the home first. Prices here have moved from $273,750 in 2021 to $428,750 in 2022 and $325,000 in 2026, so timing matters.
With the free valuation form on this page, or a call to Jesse McGreevy at (239) 898-6072. Tell us your address, your floor, whether you are selling this season, and anything you have changed in the home. We return a recorded-sales opinion with the windows named, and you decide what happens next.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years, and Paloma Grande owners in Bonita Springs weigh that before they hand over a valuation. The reviews below are quoted exactly as written.
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
When you ask a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008 what your Paloma Grande condo is worth, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
Every document behind this Paloma Grande home valuation guide is public or member-held. These are the ones a Paloma Grande seller actually uses, each linked to the issuing authority's own copy, so you read the current version. The condominium association's budget, insurance policies, rules and minutes are member records available from the association, not public files.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Declaration of Condominium of Paloma Grande, instrument 2016000183131 | Lee County Clerk of Court | Leasing, pets, insurance, maintenance and the $100 working capital contribution | Open the Clerk image |
| Plat of Paloma Phase Four, instrument 2015000268601 | Lee County Clerk of Court | The recorded plat the condominium sits on | Open the Clerk image |
| Amended and Restated Declaration of Paloma (master), instrument 2013000043139 | Lee County Clerk of Court | The master covenants every Paloma owner joins | Open the Clerk image |
| Governing Documents, including the 2025 Amended Declaration | Paloma Community Association | Buyer notice, New Buyer Form and master rules | Open the association page |
| Leasing your Paloma home to tenants, September 23, 2025 | Paloma Community Association | Lease terms, cap and first-year rule | Open the leasing summary |
| Homes, bedrooms and parking spaces roster, March 30, 2026 | Paloma Community Association | The plan by floor and the parking count by home | Open the roster |
| 2026 budget document | Paloma Community Association | The Carriage Home assessment | Open the budget |
| Condominium register extract | Florida Department of Business and Professional Regulation | The state's record of the condominium | Open the extract |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel caps | Open the DBPR schedule |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 718.116, condominium estoppel certificates | Florida Legislature | What the condominium estoppel must state | Open section 718.116 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the master association estoppel must state | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Evacuation Zone B sheet | Lee County Emergency Management | The evacuation zone a buyer will ask about | Open the Zone B sheet |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The 2027 flood rule and its exemptions | Open the Citizens page |
Every figure in this Paloma Grande home valuation guide traces to a primary source below: Lee County Clerk recorded documents, the Florida Division of Corporations and Division of Condominiums, Florida statutes, Lee County and City of Bonita Springs records, FEMA, the School District of Lee County and the associations' own published documents, labelled as such. Days on market, sale-to-list ratio, active and pending listings, months of supply and the MLS closing counts come from the Southwest Florida MLS (closings September 26, 2025 to September 25, 2026, pulled October 17, 2026), queried by our team.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's public roll and recorded sales, qualified sales recorded September 26, 2025 to September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Bonita Springs listing team Paloma Grande sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this valuation guide we tracked all 13 recorded Paloma Grande sales over the latest 12 months and read the recorded Declaration of Condominium, the master association's published documents, the Lee County Property Appraiser's public roll, the Florida condominium register and the FEMA flood layer, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Paloma Grande or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Paloma Grande valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about valuing a condominium in Paloma Grande, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.