Bonita Springs, Florida
What a Valencia Bonita home is worth in 2026: resales by plan size, pool and view, the year-over-year trend and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Valencia Bonita home is worth what recent sales of the same plan size support, and Lee County recorded 53 Valencia Bonita resales at an $829,000 median in the 12 months to September 25, 2026, from a $585,000 villa-size median to $1,237,500 for the largest plans. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Valencia Bonita community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Valencia Bonita valuation form, and we send the recorded sales behind the number.
A home in Valencia Bonita is worth what its plan size's sales support: in the 12 months to September 25, 2026 Lee County recorded 53 resales at an $829,000 median, from $520,000 for a villa-size plan to $1,550,000 for a 3,360 square foot home. Your number depends on plan, pool, view and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
The blended median describes the mid-size plans and fits neither the villas nor the estate plans.
Plan size sets the band, pool and view move you within it.
Five size tiers share one gate and one clubhouse.
Jesse McGreevy, from sales of your plan size and the documents.
Valencia Bonita sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales by plan size, the September 2026 MLS pull with its tier-by-tier year-over-year read, and the recorded amendments. We are the #1 team in Southwest Florida since 2012, with an office in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about 12 miles by road northwest of the Valencia Bonita gate, on US 41.
A Valencia Bonita listing agent has to know that the five GL collections are plan-size tiers rather than places, that the community is recorded as Bonita Beach Road Estates, that there is no CDD despite a similarly named district nearby, that leases run at least seven months, and that the buyer pays a Resale Capital Contribution.
The county records every home under one plat name and one use code, so we group sales by heated area into the GL size tiers. A villa-size comparable used for a mid-size plan is the most common pricing error here.
You can get a free Valencia Bonita home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Valencia Bonita, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send recorded comparables for your plan size, the MLS context, the dues a buyer will see, your flood position and a net sheet. There is no obligation.
Your plan and square footage, your closing statement, whether you have a pool, your upgrades with permits, your wind mitigation form and your roof and system dates.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Valencia Bonita valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Valencia Bonita home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Valencia Bonita helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Valencia Bonita because the estimate averages across five plan-size tiers, cannot see a pool or a lake view, and may still lean on 2023 builder-era prices, and those decide a Valencia Bonita price more than square footage alone does in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
Public records and listings, averaged.
Plan tier, pool, view and the year-over-year turn.
We show the same-plan comparables behind our number.
We price a Valencia Bonita home from recorded sales of the same plan size, adjust for pool, view, upgrades and condition, add the dues a buyer will pay, and check the result against the 18 active listings in the September pull. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
We use sales of your plan size for 12 months, widened to 24 when thin.
A pool and a long lake view separate homes of the same plan.
The quarterly dues, obtained from the estoppel before pricing, with no CDD line.
The MLS pull showed the same plans selling about 2 to 3 percent lower than a year earlier, so we price to the current trade, not the 2023 peak.
With about 3.6 months of supply in September, price inside the band that is closing.
Five things move a Valencia Bonita home's value most: the plan size, whether the home has a pool, the lake or preserve view, the permitted upgrades and overall condition, and the current year-over-year trade at that plan size. Each can be documented, and we price each from the record for homes in Bonita Springs.
Villa-size plans at the entry, the largest plans at the top.
No villa-tier home has a county-recorded pool; pools are common in the larger tiers.
Lake and preserve views price higher.
Permitted upgrades and a well-kept home.
The MLS pull showed same-plan prices about 2 to 3 percent lower year over year.
Recorded sales show Valencia Bonita plan size by plan size: villa-size plans 9 sales at a $585,000 median, the 2,196 to 2,618 square foot tier 22 at $840,000 and the largest plans 11 at $1,237,500, 53 resales in the 12 months to September 25, 2026. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
We pulled every recorded sale for the 993 Valencia Bonita home parcels for the 12 months to September 25, 2026: 53 sales, no builder-direct sales. The parcel set is every legal description on Bonita Beach Road Estates, Plats One through Eight, the community's recorded name.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 53 | $829,000 | $520,000 | $1,550,000 |
| 24 months (2024-09-26 to 2026-09-25) | 114 | $850,000 | $520,000 | $1,650,000 |
| 36 months (2023-09-26 to 2026-09-25) | 177 | $850,000 | $520,000 | $1,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 575 | $811,702 | $412,357 | $1,800,000 |
The 24-month window holds 114 sales at $850,000 and the 36-month window 177 at $850,000, so the latest 12 months sit slightly below the two-year level.
Every home is single-story and recorded as single-family; by plan size, the villa tier recorded 9 sales at $585,000, the 2,196 to 2,618 square foot tier 22 at $840,000 and the largest tier 11 at $1,237,500.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 15 |
Fifteen sales closed between $500,000 and $749,999, 23 between $750,000 and $999,999 and 15 at $1,000,000 or more; none closed under $500,000.
The highest recorded sale was a 3,360 square foot home at $1,550,000; villa-size plans closed from $520,000.
From March 26 to September 25, 2026 the county recorded 24 sales at a $790,000 median against 29 at $865,000 in the prior six months; plan mix differs between the halves, and the MLS pull also shows prices about 2 to 3 percent lower year over year at the same plan size.
Valencia Bonita recorded 53 resales at an $829,000 median in the latest 12 months, from a $585,000 villa-size median to $1,237,500 for the largest plans, so the first conversation is your plan size's own sales. Call Jesse McGreevy direct at (239) 898-6072, request your free Valencia Bonita home valuation, or read our guide to selling a home in Valencia Bonita. Buying too? See buying a home in Valencia Bonita or call Marc at (239) 287-5873.
Valencia Bonita prices have eased from the builder era: county calendar medians ran $903,104 in 2023, $800,000 in 2024 and $875,000 in 2025, and the September 2026 MLS pull showed the median about 2.3 percent lower year over year, with plan-level prices about 2 to 3 percent lower in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 187 | $510,900 | $335,390 | $899,674 | 186 |
| 2020 | 199 | $527,900 | $348,329 | $1,080,000 | 184 |
| 2021 | 206 | $626,058 | $392,380 | $1,100,000 | 170 |
| 2022 | 186 | $736,275 | $412,357 | $1,726,000 | 143 |
| 2023 | 173 | $903,104 | $553,121 | $1,800,000 | 125 |
| 2024 | 57 | $800,000 | $540,000 | $1,500,000 | 3 |
| 2025 | 59 | $875,000 | $556,000 | $1,650,000 | 0 |
| 2026 (to September 25) | 40 | $808,000 | $520,000 | $1,550,000 | 0 |
County calendar medians ran $510,900 in 2019, $626,058 in 2021, $736,275 in 2022 and $903,104 in 2023 while GL Homes was still delivering, then $800,000 in 2024, $875,000 in 2025 and $808,000 in 2026 through September 25, with no builder sales after 2024.
114 sales at $850,000 over 24 months and 177 at $850,000 over 36 months.
The mix moved toward larger plans in the latest year, which supported the median; holding plan size constant shows a slightly larger decline.
A Valencia Bonita home took a median of 54.5 days to sell in the Southwest Florida MLS pull of September 7, 2026, faster than 66 days the year before, at a median 95.71 percent of list price, with 18 active listings and about 3.6 months of supply. We re-read the live MLS the day we price your home in Bonita Springs.
Data updated: October 2026 (Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
60 closed sales from $520,000 to $1,650,000, mean $901,175; the prior year 57 at an $860,000 median; 10.0 percent sold at or over ask.
Villa-tier median $570,000, next tier $810,500, mid tier $849,950, Crown tier $1,075,000 and largest tier $1,497,500 on six sales, according to the pull.
About 3.6 months of supply on September 7, 2026.
The county counted 53 recorded sales to September 25; the MLS counted 60 closings to August 31.
The best comparables for a Valencia Bonita home are sales of the same plan size, with or without a pool to match, inside the latest 12 months. Below are the plan-size tiers and their 12-month results from the Lee County record for Bonita Springs, grouped by heated area.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Villa-size plans, 1,442 to 2,016 sq ft (GL Signature tier) | 9 | count and range only | $520,000 | $624,105 |
| Plans of 2,017 to 2,195 sq ft (GL Regal tier) | 7 | count and range only | $520,000 | $806,000 |
| Plans of 2,196 to 2,618 sq ft (GL Vintage tier) | 22 | $840,000 | $715,000 | $1,185,000 |
| Plans of 2,619 to 2,753 sq ft (GL Crown tier) | 4 | count and range only | $702,500 | $1,200,000 |
| Plans of 2,754 sq ft and up (GL Crown and Classic tiers) | 11 | $1,237,500 | $975,000 | $1,550,000 |
Only the 2,196 to 2,618 square foot tier and the largest tier cleared ten sales; the villa tier recorded 9, the 2,017 to 2,195 tier 7 and the 2,619 to 2,753 tier 4, so their medians are shown with counts and ranges. GL's collection names describe plan sizes, not streets or sections.
9 recorded sales in the 12 months to September 25, 2026, from $520,000 to $624,105. Under ten sales we print the count and range, not a median.
7 recorded sales in the 12 months to September 25, 2026, from $520,000 to $806,000. Under ten sales we print the count and range, not a median.
22 recorded sales in the 12 months to September 25, 2026 at a median of $840,000, from $715,000 to $1,185,000.
4 recorded sales in the 12 months to September 25, 2026, from $702,500 to $1,200,000. Under ten sales we print the count and range, not a median.
11 recorded sales in the 12 months to September 25, 2026 at a median of $1,237,500, from $975,000 to $1,550,000.
Against its eastern Bonita Springs neighbors, Valencia Bonita's recorded median of $829,000 over the 12 months to September 25, 2026 sits above Bonita National's $690,000 and Palmira's $650,000, using the same county method for each, because every Valencia Bonita home is a single-family or villa home built since 2017.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Valencia Bonita | 993 | 53 | $829,000 | $364.11 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
| Palmira | 1,170 | 67 | $650,000 | $300.19 |
Per square foot, Valencia Bonita's $364.11 sits above Bonita National's $347.63 and Palmira's $300.19.
A Valencia Bonita home competes most directly with the single-family homes of Bonita National; neither neighbor has Valencia's age rules or its absence of golf.
Pool, view, plan size and the dues are not in a per-foot median.
A buyer who could buy your Valencia Bonita home is often also pricing Bonita National in Bonita Springs, where Lee County recorded 109 sales at a $690,000 median against Valencia Bonita's 53 at $829,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule; Valencia Bonita recorded amendments).
| What a buyer weighs | Valencia Bonita | Bonita National |
|---|---|---|
| Location | Bonita Beach Road SE east of I-75, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 993 single-family and villa homes | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 53 at a $829,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $364.11 | $347.63 |
| Built | 2017 to 2023, all single-story | 2015 to 2022 |
| Golf | None | Bundled by deed: 866 golf-deeded homes |
| Clubhouse | The Club at Valencia Bonita, 45,000 square feet | Clubhouse and amenities through the master and golf associations |
| Buyer's one-time charge | $3,500 Resale Capital Contribution (initial figure) | $4,000 or $5,000 capital contributions |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | No special flood hazard area on panel 12071C0685F; evacuation Zone D | FEMA Zone X |
A single-story home built since 2017, a 45,000 square foot clubhouse, no CDD and no golf cost. A Bonita National buyer may lead with golf by deed and a condominium entry price.
A home in Valencia Bonita fits a buyer whose priorities are a single-story home, a large clubhouse and no golf or district line. A home in Bonita National fits a buyer whose priorities are golf tied to the deed. Each fits a different list of priorities.
A Valencia Bonita buyer pays the homeowners' association's quarterly dues, billed January 1, April 1, July 1 and October 1, and City of Bonita Springs and county taxes with no CDD line, plus a one-time Resale Capital Contribution, initially $3,500. The current dues amount sits behind the owner portal and comes from the estoppel.
Data updated: October 2026 (Valencia Bonita HOA quarterly dues page; Eleventh Amendment, Instrument 2023000349314; itemised tax bill as read for our Valencia Bonita guide).
Dues are billed quarterly and late fees apply 15 days after the due date, and the association states that no late fees will be waived. We do not print a dues figure the association has not published; the estoppel states it.
The recorded Declaration places the clubhouse, common areas, drainage and irrigation systems among the association's operating expenses, according to our Valencia Bonita guide.
Valencia Bonita has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the Resale Capital Contribution, initially $3,500 under the Eleventh Amendment, with exemptions such as an owner moving within the community, who pays and is refunded.
The clubhouse is shared by every home through one amenity tract, so it supports every Valencia Bonita price equally rather than separating them, and with no golf there is no membership to price. What separates homes is plan size, pool and view in Bonita Springs.
Data updated: October 2026 (GL Homes clubhouse announcement and newsletters; Rules and Regulations adopted October 2, 2025).
The community has exactly one amenity tract, Tract REC, 10.56 acres; no plan tier has its own pool, gate or clubhouse, according to our Valencia Bonita guide's read of the plats.
GL Homes announced the 45,000 square foot clubhouse at its 2020 opening; its address is 16621 Valencia Bonita Boulevard.
The adopted Rules govern tennis, pop tennis and pickleball courts; we do not print a court count the association has not published.
A Valencia Bonita seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Valencia Bonita is a homeowners' association community under chapter 720, recorded as Bonita Beach Road Estates, Plats One through Eight; there are no condominium parcels, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The Eleventh Amendment to the Declaration, recorded October 30, 2023 as Instrument 2023000349314, levies a Resale Capital Contribution on the buyer of any lot, initially $3,500 and adjustable by the Board, with listed exemptions including an owner moving within the community.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Valencia Bonita the governing FEMA panel, 12071C0685F, shows no special flood hazard area, and city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, but the parcel's own map still governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Valencia Bonita home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Valencia Bonita has no community development district; the itemised tax bill our Valencia Bonita guide read carried only a solid waste line and one other non-district line in its non-ad-valorem section.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Valencia Bonita sale needs the homeowners' association's estoppel, ordered through the association's portal, with the fee capped by statute at $299 for a current account.
Flood zone and insurance support a Valencia Bonita price because the governing panel shows no special flood hazard area, so a lender generally does not require flood insurance, and homes built from 2017 to 2023 under the current Florida Building Code carry the wind features insurers credit in Bonita Springs.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0685F; City of Bonita Springs permits and CRS page; Lee County evacuation zones; National Hurricane Center Ian report; Citizens flood page).
Panel 12071C0685F, effective August 28, 2008, is printed as countywide with no special flood hazard areas, and 314 city permits state the flood zone as X, according to our Valencia Bonita guide.
477 city single-family permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03.
Lee County maps Valencia Bonita in evacuation Zone D.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; across about 37,000 city permit and inspection records on Valencia Bonita parcels, one references Ian, according to our Valencia Bonita guide.
We print no premiums. The City's Class 5 rating gives a 25 percent NFIP discount, and the wind mitigation form decides the wind credits.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Valencia Bonita $829,000 sale that is $5,803 in stamps and about $4,220 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Villa-size median ($585,000) | Community median ($829,000) | Largest-plan median ($1,237,500) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $4,095.00 | $5,803.00 | $8,662.50 |
| Owner's title premium (promulgated rate) | $3,000.00 | $4,220.00 | $5,668.75 |
| Subtotal of the two fixed items | $7,095.00 | $10,023.00 | $14,331.25 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Association dues are billed quarterly on January 1, April 1, July 1 and October 1 and are prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the association's estoppel certificate, capped by statute at $299 for a current account. The buyer owes the Resale Capital Contribution under the Eleventh Amendment, initially $3,500, confirmed on the estoppel.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Valencia Bonita is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Valencia Bonita home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Valencia Bonita home.
These are the valuation questions Valencia Bonita owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Valencia Bonita Rules and Regulations adopted October 2, 2025 and recorded amendments as cited on our Valencia Bonita guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Valencia Bonita prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $736,275 in 2022 and $903,104 in 2023 while the builder was still selling, then $800,000 in 2024, $875,000 in 2025 and $808,000 for 2026 through September 25.
The median was $364.11 per square foot of county heated area for the 53 recorded sales from September 26, 2025 to September 25, 2026. Larger plans carry higher prices per square foot in the MLS pull, from $302 in the villa tier to $457 in the largest tier.
Our Southwest Florida MLS pull of September 7, 2026 showed 60 Valencia Bonita sales from September 1, 2025 to August 31, 2026 at a median of 54.5 days on market and a median 95.71 percent of list price.
The September 7, 2026 MLS pull showed a median 95.71 percent of list price, and 10.0 percent of sales closed at or over the asking price.
The highest recorded sale in the 12 months to September 25, 2026 was a 3,360 square foot home at $1,550,000.
Villa-size plans recorded sales from $520,000 in the latest 12 months.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 53 Valencia Bonita sales from September 26, 2025 to September 25, 2026 at a median of $829,000, from $520,000 to $1,550,000, or $364.11 per square foot of county heated area. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first.
The county roll ties 993 home parcels to Valencia Bonita in our match, all single-story single-family and villa homes built from 2017 to 2023 on Bonita Beach Road Estates Plats One through Eight; an August 2026 association notice counted 996 voting interests.
Two layers: the homeowners' association's quarterly dues, whose current amount is not published outside the owner portal and comes from the estoppel, and city and county taxes with no CDD line.
No. Valencia Bonita has no community development district; an itemised tax bill and the state special-district registry agree, and the East Bonita Beach Road CDD does not appear on its bills, according to our Valencia Bonita guide.
The governing FEMA panel, 12071C0685F, effective August 28, 2008, shows no special flood hazard area, and 477 city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03. Lee County maps the community in evacuation Zone D.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Under the Rules and Regulations adopted October 2, 2025, a lease must be for the whole home and at least seven months, a home may be leased no more than once in 12 months, and at least one occupant must be 55 or older.
Valencia Bonita is served by the School District of Lee County, which assigns seats through choice and proximity zones; the district's school locator confirms the schools for the address.
Valencia Bonita is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Valencia Bonita seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales from $520,000 to $624,105 at a $585,000 median in the 12 months to September 25, 2026.
Plans of 2,196 to 2,618 square feet recorded 22 sales from $715,000 to $1,185,000 at an $840,000 median in the latest 12 months.
Plans of 2,754 square feet and up recorded 11 sales from $975,000 to $1,550,000 at a $1,237,500 median in the latest 12 months.
Pools are part of why larger plans price higher; none of the villa-tier homes has a county-recorded pool.
The September 2026 MLS pull showed the median about 2.3 percent lower year over year and same-plan prices about 2 to 3 percent lower.
The September 2026 MLS pull showed a 54.5-day median, faster than 66 days a year earlier.
It supports every home equally, since all homes share one amenity tract.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "The sale of our home was not without challenges. Jesse and his team worked extremely hard to get us to the closing table and our home sold!!! Would recommend Domain and the great team to anyone!!!" Verified Zillow review
★★★★★ "Marc was extremely professional in all of our interactions and highly responsive and reliable. I would strongly recommend his services for anyone looking to sell a home in the Ft Myers area." Verified Zillow review
★★★★★ "Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Valencia Bonita guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Eleventh Amendment to the Declaration (Resale Capital Contribution) | Lee County Clerk of Court | The $3,500 initial buyer contribution and its exemptions | Open the amendment |
| Paying quarterly dues | Valencia Bonita Homeowners Association | Billing dates and late fees | Open the dues page |
| Realtor open house policy | Valencia Bonita Homeowners Association | How open houses run inside the gate | Open the policy |
| Order an estoppel or questionnaire | Valencia Bonita Homeowners Association | How the estoppel is ordered | Open the estoppel page |
| Clubhouse newsletter, April to June 2022 | GL Homes | The Club at Valencia Bonita and its programs | Open the newsletter |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | Panel 12071C0685F and the parcel's own map | Open the map center |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| 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 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Valencia Bonita association, developer and county records
City, county, health and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Valencia Bonita 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 guide we tracked all 53 recorded sales across the 993 home parcels of Valencia Bonita over the latest 12 months, grouped them by plan size, and read the September 2026 MLS pull and the recorded amendments, 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 Valencia Bonita 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 Valencia Bonita seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Valencia Bonita, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.