Azure is a 77-residence high-rise condominium at 4931 Bonita Bay Blvd in Bonita Bay, built in 2006 with three residences per tower floor, eight carriage homes and five recorded sales since September 2025. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Azure. Azure sellers call us first, and Azure buyers call us when they want the record rather than the brochure: what each recorded Azure sale actually paid, how the three tower stacks and the eight carriage homes differ in the recorded Declaration, what the leasing and pet clauses say word for word, what the FEMA map shows at 4931 Bonita Bay Blvd, and how Azure stacks up against Tavira and Estancia along the same boulevard.
Azure is a 77-residence high-rise tower condominium inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is the fourth of the eight towers on the Estero Bay edge of Bonita Bay, completed in 2006 with three residences on each tower floor plus eight carriage homes at its base, and with 77 residences it produces only a handful of resales a year. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the recorded Declaration of Condominium for Azure at Bonita Bay (Lee County Instrument 2006000397458) and its 2015 amendment, the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida Division of Corporations file for Azure at Bonita Bay Condominium Association, Inc., FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, the developer’s own 2006 releases, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Azure because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and an Azure market read built from every qualified Azure deed in the Lee County file, the recorded Azure Declaration and the tower’s association filings.
If you’re searching for the best realtor for Azure in Bonita Bay, Bonita Springs, whether you’re ready to sell your Azure home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Azure for a specific reason. Seventy-seven residences produce only a few sales a year, and the few there are set the whole market. The Lee County deed record shows ten qualified Azure sales in the 24 months since September 2024, from $1,230,000 for a carriage home to $3,100,000 for a tower residence on the floor numbered 25, and five in the last 12 months, every one between $2,100,000 and $2,300,000. A listing agent who prices an Azure residence off a Bonita Bay average, or off the wrong stack, can miss by a wide margin in either direction.
Recent Azure track record (last 12 months): In the last 12 months Azure has seen 5 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Azure deed, June 11, 2026), totaling $11,100,000, and the highest-priced Azure sale in that window was $2,300,000. The Southwest Florida MLS, September 2026 pull, shows four Azure closings in the 12 months to September 30, 2026, all four matching the county record, at a median sale-to-list ratio of 95.8%; the fifth county sale, residence 701, recorded September 3, 2025, falls just before that MLS window. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Azure home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Azure? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Azure at Bonita Bay is a 25-story luxury condominium tower at 4931 Bonita Bay Blvd, on the western, Estero Bay edge of Bonita Bay in Bonita Springs, Florida. Its floors are numbered to 26 with no 13th floor, it holds 69 tower residences at three per floor plus eight carriage homes, and the developer called it the first Bonita Bay high-rise with a rooftop sunset terrace.
Azure rises above Estero Bay, facing west and southwest toward the Gulf of Mexico. The developer’s 2006 materials describe the site as bordered by Estero Bay, Estero Park and the ninth green of the Bay Island golf course. Azure is not the largest tower in Bonita Bay, and it is not the newest. What it is, by any honest reckoning, is one of the most deliberately planned: 77 residences in all, only three residences on each tower floor, elevators with access-control features serving private entry lobbies, screened terraces with outdoor kitchens, and a rooftop terrace that the developer’s own January 2006 release called a first for Bonita Bay’s high-rises. If the building had a thesis, it would be this: fewer residences, more of what matters.
If you are reading this page, you are almost certainly in one of three situations. You are a buyer, primary residence or seasonal, seriously considering a luxury condominium in Bonita Bay and trying to work out whether Azure’s combination of price point (recorded sales of $2,100,000 to $2,300,000 in the last 12 months), layered association costs and lifestyle is the right match for the way you actually want to live. Or you are a current Azure owner thinking about selling and trying to understand the current market, what a realistic listing strategy looks like, and whether McGreevy and Comisar is the right team to represent you. Or you are doing preliminary research on Bonita Bay’s high-rise inventory before narrowing to a single building.
This page is long on purpose. Buyers considering a purchase at this level deserve something more than a bullet list of amenities and a contact form. They deserve to know how the building came to be and who built it, what the second-floor amenity level actually holds, what the recorded Declaration says about leasing, pets, flooring and the approval of a sale, how the stacked association structure works across the Azure association, the Bonita Bay Community Association and the optional Club, what the flood map says at this address, and what the market has actually done. Every section of this page is sourced, and every gap is named. The goal is for you to arrive at an offer table, or a listing conversation, knowing more about Azure than most people who have lived in Bonita Bay for years.
If you are weighing a purchase at Azure, call Marc at (239) 287-5873. If you are considering selling, call or text Jesse McGreevy directly at (239) 898-6072. Jesse and Marc have over 45 years of combined direct real estate experience, and we know this building’s resale record, its stack-by-stack differences and its association layers at the level of detail that protects your equity.
Living in Azure means a bayfront tower address inside a gated master-planned community: west-facing residences look across Estero Bay toward the barrier islands and the Gulf, east-facing residences look over the Bay Island golf course and Bonita Bay’s interior, and the tower’s own second-floor amenity level, pool terrace and resident manager handle day-to-day life.
Bonita Bay has eight high-rise towers along its western bayfront, and Azure was the fourth built. The Bonita Bay Group’s January 2006 release names Estancia, Azure and Esperia South as “the third, fourth and fifth of eight planned along Estero Bay,” and the Lee County roll dates Azure to 2006. The first developer closings on Azure residences were recorded on October 19, 2006, the day after the Declaration of Condominium was recorded, which is how the county record confirms the fall 2006 completion the developer promised.
The building is a true high-rise: 25 physical stories, 69 tower residences numbered on floors 3 through 26 with no 13th floor, and eight carriage homes at the base. On the tower floors there are only three residences per floor, one in each of the A, B and C stacks the Declaration defines. The developer’s February 2006 release describes “two elevators with access-control features” serving a residence’s private entry lobby, and the resale listings we have reviewed describe private elevator foyers. For buyers who have lived in well-run buildings in Chicago, New York or Miami, this is a standard they recognize; on Florida’s Gulf coast, three residences to a floor is uncommon.
The unit count is another quiet credential. Azure at 77 residences is an intimate building by high-rise standards: Seaglass has 120 and Esperia South 119. The amenity-to-owner ratio is favorable, the two guest suites serve 77 households, and the general tenor of daily life in the building is unhurried. If you have toured larger Bonita Bay towers and felt like you were in a condominium resort rather than a private residence, Azure is the corrective.
The view story begins with the building’s orientation. West and southwest-facing residences watch the sun set over the Gulf, with Estero Bay in the foreground and the barrier islands beyond. What sits in front of those windows is protected water: Estero Bay is a state aquatic preserve managed by the Florida Department of Environmental Protection, which is why buyers treat the bay view from Azure’s upper floors as durable rather than a view a future building could take away. East-facing residences overlook the Arthur Hills-designed Bay Island course and Bonita Bay’s lakes and preserves. The 301 to 303 residences on the third floor sit on extended terraces with built-in planters that the Declaration makes limited common elements of those three residences.
The daily rhythm of life at Azure runs on three layers. First, the building itself: the second-floor amenity level, the heated pool and whirlpool, the screened cabana with fireplace and bar, the rooftop terrace, the resident manager and the guest suites. Second, the Bonita Bay Community Association amenities that every Bonita Bay owner shares regardless of Club membership: the rebuilt Private Beach on the Gulf, the community parks, about 12 miles of walking and biking paths, and the Community Patrol. Third, the optional layer of the Bonita Bay Club: five championship golf courses on two campuses, 16 Har-Tru tennis courts, 15 pickleball courts, fitness and dining. Club membership is optional and separate from ownership, and its terms are set by the Club.
What follows is the granular detail: the recorded sales, the floor plans, the fee layers, the governing documents, the storm posture, the rental and pet rules, and the market. Read what matters to your situation and use the rest as reference.
Data updated: September 2026. Azure recorded five qualified sales in the 12 months since September 2025, every one between $2,100,000 and $2,300,000 with a middle sale of $2,200,000, and ten qualified sales in the 24 months since September 2024 at a median of $2,200,000. County deed records are through September 2026, and the Southwest Florida MLS, September 2026 pull, shows four of those five closings in the 12 months to September 30, 2026.
Azure trades as its own micro-market: 77 residences, three tower stacks, eight carriage homes and a buyer pool that selects itself for the product. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 23 qualified Azure deeds since September 2021 to build this section.
Five sales is fewer than ten, so rather than lean on a median we list every one. Source: Lee County Property Appraiser, DOR-qualified improved sales, index dated September 29, 2026; heated area from the county roll; stack letter from the recorded Declaration.
Recorded | Residence | Stack (Declaration) | Heated sq ft (county roll) | Recorded price | Price per heated sq ft |
|---|---|---|---|---|---|
September 3, 2025 | 701 | A | 3,986 | $2,200,000 | $552 |
December 15, 2025 | 2103 | C | 3,820 | $2,300,000 | $602 |
March 9, 2026 | 1403 | C | 3,820 | $2,200,000 | $576 |
March 16, 2026 | 801 | A | 3,986 | $2,100,000 | $527 |
June 11, 2026 | 1003 | C | 3,820 | $2,300,000 | $602 |
Those five sales total $11,100,000. The tight band is the story: $200,000 separates the lowest from the highest, across floors 7 to 21 and two different stacks. For a seller that means the comparables are unusually clean; for a buyer it means a residence priced well above $2,300,000 needs a specific reason, such as a higher floor, a west exposure or a renovation, to justify the gap.
Widening the window to the first period with ten or more sales, the 24 months since September 2024, adds five more deeds: residence 501 at $1,930,000 (October 15, 2024), carriage home CH 101 at $1,230,000 (January 13, 2025), residence 2501 at $3,100,000 (April 17, 2025), residence 1701 at $2,750,000 (May 6, 2025) and residence 903 at $2,200,000 (July 10, 2025). Across all ten, the median is $2,200,000 (an even count, so it is the mean of the two middle sales, both $2,200,000), the range is $1,230,000 to $3,100,000, and there were no builder-direct sales. The mean of the ten per-sale prices per heated square foot is $590.
Two of those ten deserve a note. The $3,100,000 sale of residence 2501 is the highest qualified Azure deed in the county file since the building opened; it is an A-stack residence on the 25th numbered floor. The $1,230,000 sale of carriage home CH 101 is a different product entirely: 2,415 heated square feet on the carriage-home lower level, which is why it sits well below the tower band.
Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
2021 | 12 | $2,155,000 | $1,600,000 | $2,400,000 |
2022 | 4 | $2,095,500 | $1,200,000 | $2,795,000 |
2023 | 4 | $2,475,000 | $2,100,000 | $2,599,000 |
2024 | 5 | $2,200,000 | $1,880,000 | $2,500,000 |
2025 | 6 | $2,250,000 | $1,230,000 | $3,100,000 |
2026 (to June 11) | 3 | $2,200,000 | $2,100,000 | $2,300,000 |
Source: Lee County Property Appraiser qualified-sale file, September 2026. Even-count medians are the mean of the two middle sales. Annual counts this small move with the mix of floors and stacks that happened to sell, so read the table as a range, not a trend line. What it does show is that Azure’s tower residences have traded in a band around $2,100,000 to $2,500,000 since 2021, with occasional high-floor sales above it and carriage homes below it.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, the 12 months to September 30, 2026) shows four Azure closings: residence 2103 at $2,300,000 (December 15, 2025), residence 1403 at $2,200,000 (March 9, 2026), residence 801 at $2,100,000 (March 16, 2026) and residence 1003 at $2,300,000 (June 11, 2026). That is a median of $2,250,000, $612 per square foot, a median of 168 days on market, a median sale-to-list ratio of 95.8% and a typical living area of 3,761 square feet. The same pull shows one active Azure listing, residence 703 at $2,045,000 with 359 days on market, one pending sale, residence 2301 listed at $2,950,000, and no Azure rental listings or leases in the 12 months.
Four MLS closings is fewer than ten, so the four sales above stand in for a median. The county and MLS records agree on the price of every one of the four; the county records deed consideration while the MLS records the reported closing price, and for these Azure sales the two match. The MLS window opens October 1, 2025, so it does not include residence 701 (September 3, 2025); the county file does.
Azure is not a building where listings move in days. The September 2026 pull’s median of 168 days on market for the closed sales and 359 days for the one active listing say that even well-priced Azure residences take a season to find the right buyer, and that pricing to the band matters more than pricing to hope. With four MLS closings in the 12 months and one active listing in September 2026, a buyer has only a few chances a year to buy on the open market, and a seller faces almost no direct competition inside the building, but a great deal of competition from the seven other towers.
Azure sits in ZIP 34134, the Bonita Bay and Pelican Landing side of Bonita Springs. The ZIP’s condominium segment is among the highest priced in Lee County, weighted by the Bonita Bay towers. Inside Bonita Bay, Azure and Tavira are the two highest-priced towers on the boulevard in the September 2026 pull, at medians of $2,250,000 and $2,200,000. On the county record, Tavira’s 36-month median ($2,700,000) and Omega’s 60-month median ($5,225,000) run higher over those longer windows, and Omega’s includes builder-direct sales.
We tracked every qualified Azure deed since 2021 and every tower on the boulevard against the same yardstick, so we can tell you where your Azure residence sits, by floor, stack and exposure, before you list. Azure owners can start with a free Azure home valuation, or see what Bonita Bay homes are worth, and call Jesse direct at (239) 898-6072. Azure buyers can call Marc at (239) 287-5873 or read how we help buyers purchase in Bonita Bay.
Azure came to be as the fourth of eight Bonita Bay high-rises: The Bonita Bay Group planned the bayfront tower row, The Lutgert Companies built Azure, the developer entity Azure at Bonita Bay, Inc. recorded the Declaration of Condominium on October 18, 2006, and the first residences closed the next day.
Understanding Azure requires understanding its parentage, because the building’s amenity program, its three-per-floor plan and its position as the first Bonita Bay tower with a rooftop sunset terrace all flow from the approach of the two companies behind it.
The Bonita Bay Group developed Bonita Bay as a master-planned community on Estero Bay. The Bonita Bay Community Association dates the community to 1985 and describes about 2,400 acres and 3,346 residences today. The developer’s plan called for a series of high-rise towers along the western bayfront, each given its own site and view corridor, with the golf courses, lakes and preserves inland. The developer’s 2006 releases note that Bonita Bay received the Urban Land Institute’s 1999 Award for Excellence.
The Lutgert Companies built the tower. The developer’s February 7, 2006 release describes Lutgert as “creating new experiences in luxury living for more than 40 years, completing nearly two-dozen luxury high-rises in Southwest Florida, including the 25-story Azure, the fourth of eight high-rises planned in Bonita Bay.” The recorded Declaration names AZURE AT BONITA BAY, INC. as the Developer that submitted the land to condominium ownership; that corporation (Florida document P02000123494) is now inactive, as a developer entity normally is after sellout.
The timeline:
The Bonita Bay Group’s home page in late 2005 carried the headline that construction had reached the 10th floor at Azure. By January 17, 2006 the developer reported that one Azure residence remained, priced at $1.9 million, and on February 7, 2006 it announced Azure “98.7 percent sold,” with “just one of the high-rise’s 69 homes available.” That last residence was “a 4,240-square-foot residence on the third floor that has an additional 1,508 square feet of outdoor terrace space,” with two open terraces over Bonita Bay, a third facing the mangrove preserve and Estero Bay, and a screened terrace with an outdoor kitchen. The Declaration was recorded with the Lee County Clerk on October 18, 2006 (Instrument 2006000397458, 80 pages), and the county sale file shows the first developer closings on October 19, 2006, with most residences closing in the following three weeks.
The recognition:
The Collier Building Industry Association named Azure at Bonita Bay, built by The Lutgert Companies, its High Rise Community of the Year at the 2007 Sand Dollar Awards, as reported by the Naples Daily News on August 25, 2007.
Where Azure sits in the tower sequence:
Bonita Bay’s high-rise row is eight towers on Bonita Bay Boulevard, and the county roll dates them as follows: Vistas (1998), Horizons (2000), Estancia (2002), Azure (2006), Esperia South (2007), Tavira (2009), Seaglass (2018) and Omega (2022). Azure sits in the middle of that sequence, built with the lessons of the earlier towers and before the later ones raised the price tier.
One credential worth noting in plain language:
Azure sold nearly out before it opened. Buyers were committing to seven-figure residences that existed only in plans, because the developer and builder had earned that confidence. That depth of buyer commitment in 2006 still echoes as a credential in the resale market.
Azure’s 77 homes are defined in the recorded Declaration: 69 tower residences in three stacks, A, B and C, with one of each on every tower floor from 3 through 26 (there is no 13th floor), and eight carriage homes, CH 101 to CH 104 and CH 201 to CH 204, in four further types, D through G.
Total unit count: The Declaration’s Section 5.1 defines “seventy seven (77) separate dwelling units,” and the Lee County roll carries 77 condominium parcels at 4931 Bonita Bay Blvd plus one common-element parcel. The developer described 69 tower homes and eight carriage homes, which is exactly what the Declaration’s unit list shows.
The stacks, from the Declaration:
Type | Residences | Count | Square footage in the Declaration | Heated sq ft on the county roll | Bedrooms (county roll) |
|---|---|---|---|---|---|
A | 301 to 2601, the 01 stack | 23 | 4,240 | 3,985 to 3,986 | 4 |
B | 302 to 2602, the 02 stack | 23 | 3,761 | 3,466 | 4 |
C | 303 to 2603, the 03 stack | 23 | 3,472 | 3,820 to 3,822 | 3 |
D | CH 101, CH 103 | 2 | 2,705 | 2,415 | 3 |
E | CH 102, CH 104 | 2 | 2,695 | 2,438 | 3 |
F | CH 201, CH 203 | 2 | 3,233 | 2,956 | 3 |
G | CH 202, CH 204 | 2 | 3,253 | 2,982 | 3 |
Sources: Declaration of Condominium for Azure at Bonita Bay, Sections 4 and 6.1 (Instrument 2006000397458); Lee County Property Appraiser roll, September 2026.
A note on the two square-footage columns. The Declaration’s figures are the areas used to apportion each residence’s share of the common elements and common expenses (they total 287,651 square feet), while the county’s figures are heated living area measured for tax purposes. The two records measure differently, and they do not rank the B and C stacks the same way: the Declaration gives B the larger figure, the county roll gives C the larger heated area. When a specific residence’s size matters to a price, we read both and the listing’s own measurement, and we say which one we are quoting.
Floor-plan marketing: The developer’s 2006 site listed three plans, Residence 1, Residence 2 and Residence 3, each in three floor bands (Floors 4 to 11, Floors 12 to 20 and Floors 21 to 26), and described the homes as ranging “from 2,700 to 4,200 square feet of living space.” The third-floor residences are larger-terraced variants: the Declaration makes the built-in planters on the extended third-floor terraces limited common elements of residences 301, 302 and 303.
Three residences per floor: Each tower floor holds one residence from each stack, so no floor is shared by more than three households. The developer’s 2006 description of the third-floor A residence describes “two elevators with access-control features” serving “the private entry lobby.” Resale listings describe the same private elevator foyers on the upper floors.
Screened terraces and outdoor kitchens: The developer’s January 2006 release says Azure would be the first Bonita Bay high-rise “with a rooftop sunset terrace and outdoor kitchens,” and its description of the 4,240-square-foot residence includes a screened terrace with “an outdoor kitchen complete with a grill.” The Declaration makes each residence’s balconies and terraces limited common elements appurtenant to that residence.
The carriage homes: The eight carriage homes are a separate product at the base of the tower, on a lower level (CH 101 to CH 104) and an upper level (CH 201 to CH 204), with three bedrooms and 2,415 to 2,982 heated square feet on the county roll. They price below the tower: the one carriage-home sale in the last 24 months, CH 101 in January 2025, recorded at $1,230,000. They appeal to buyers who want the Azure address and services with a smaller footprint.
Parking: The Declaration’s Section 5.3 entitles each residence to the exclusive use of “no less than two (2) parking spaces or an enclosed garage,” assigned as limited common elements. Assigned spaces and garages can be exchanged between owners by a recorded document with the Association’s consent.
What is for sale right now: The Southwest Florida MLS, September 2026 pull shows one active Azure listing, residence 703 at $2,045,000, and one pending sale, residence 2301 listed at $2,950,000. Against five county sales in the last 12 months, that is a thin inventory. A serious buyer often waits for the right stack and floor to come available, which is why an early conversation with a team that watches the building matters.
We match residences to buyers by stack and floor. Azure sellers can start with a free home valuation or call Jesse direct at (239) 898-6072; Azure buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Azure’s amenities come in three tiers that buyers should keep separate: the tower’s own second-story amenity level, heated pool and rooftop terrace, paid for by the Azure association; the Bonita Bay Community Association’s beach, parks and paths, which come with every Bonita Bay home; and the optional, separately owned Bonita Bay Club.
The second-story amenity level. The developer’s February 7, 2006 release describes it in one sentence: “Azure’s second-story amenity level will have a clubroom with bar and catering kitchen, card and game rooms, a 10-seat theater/media room, fitness center and locker rooms with steam room and massage facilities, two suites for residents’ overnight guests, and the office and home of the resident manager.” It functions as a private club for the building’s 77 households.
Guest suites and the resident manager. The recorded Declaration makes the “Manager’s Apartment,” “Guest Suite #1” and “Guest Suite #2” common elements of the condominium, owned in shares by all 77 residences. That matters for two reasons: the two guest suites cannot be sold off as residences, and the building was designed from the start around a live-in resident manager. Reservation rules and any guest-suite charges are set by the Association’s rules.
The theater, clubroom and game rooms. The 10-seat theater and media room is a dedicated room, not a corner of a lounge. The clubroom’s bar and catering kitchen make it the building’s venue for owner events.
Fitness. The fitness center with locker rooms, steam room and massage facilities serves daily use without a drive to the Club campus.
The pool terrace. The same release describes “a landscaped outdoor recreation area” with “a heated pool, whirlpool, barbeque grills, and screened cabana with fireplace and bar.”
The rooftop sunset terrace. The Bonita Bay Group’s January 17, 2006 release says Azure “will be the first Bonita Bay high-rise with a rooftop sunset terrace and outdoor kitchens,” and its February 2006 release repeats that Azure is “the first Bonita Bay high-rise with a rooftop sunset terrace.” Later towers added rooftop terraces of their own, so the accurate claim is that Azure was first, not that it is the only one. The terrace is a common element, and its hours and event rules are set by the Association.
Access control and the resident manager. The developer’s materials describe access-controlled parking garages, an electronic entry system and the services of a resident manager at every Bonita Bay high-rise, and elevators with access-control features serving Azure’s private entry lobbies. The Declaration gives the Association authority to limit access to service, maintenance and roof equipment areas.
Trash and recycling. The developer’s description of the third-floor residence includes “a laundry room, where an electronic system will sort and dispose of refuse and recyclables.” Trash collection is a common expense of the Association under the Declaration’s Section 12.4.
Parking and storage. Every residence has at least two assigned spaces or an enclosed garage under the Declaration. The developer’s releases describe an automated car rinse among the standard features of Bonita Bay’s high-rises; confirm what the building offers today during a showing.
The Bonita Bay Community Association (BBCA) is the mandatory master association for all of Bonita Bay, and the recorded Azure Declaration (Section 9.13) requires every Azure owner to be a member. The BBCA says it maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” along with its Community Patrol and a Design Review department. These amenities come with ownership whether or not you join the Club.
The Bonita Bay Private Beach. The Private Beach is a BBCA-owned Gulf-front facility off Hickory Boulevard, outside the Bonita Bay gates. The BBCA says it “sustained total destruction” in Hurricane Ian, was rebuilt in concrete with breakaway walls, and reopened on November 13 (the BBCA page does not print the year). The Wild Pines of Bonita Bay association’s December 2025 newsletter, posted November 26, 2025, announced that the beach was officially open after receiving its Temporary Certificate of Occupancy. A shuttle runs from inside the community.
Parks and paths. The BBCA’s January 2026 Media Brochure describes about 12 miles of walking and biking paths across roughly 2,400 acres. Estero Park, one of the community’s waterfront parks, borders the Azure site, per the developer’s 2006 description.
Audubon recognition. The BBCA describes Bonita Bay as one of only 14 Audubon certified communities, and its 2026 awards list records grounds and landscape awards going back to 2010.
The Bonita Bay Club is a separate, member-owned private club. Its own site says it “is a separate entity within the community of Bonita Bay,” and the BBCA describes membership as an option “for those who wish to further engage in golfing or other sporting activities.” No Azure residence requires Club membership.
Five championship golf courses on two campuses. The BBCA lists five courses, three designed by Arthur Hills and two by Tom Fazio. The Bonita Springs campus inside the gates holds the Arthur Hills courses, including Bay Island, whose ninth green borders the Azure site. The Naples campus holds the Fazio-designed Cypress and Sabal. First Call Golf reported in January 2025 that the renovated Sabal course reopened on December 2 after a $16.5 million renovation that raised the course by more than a foot and a half and added 450 catch basins, and that the Naples clubhouse was rebuilt.
Sports and wellness. The BBCA lists 16 Har-Tru tennis courts and 15 pickleball courts, and the Club operates a sports center, a lifestyle center and dining.
Ownership and investment. The Business Observer reported that members bought the Club from the developer in 2010 for $11.5 million, $7.5 million of it real estate. A Club release in May 2026 reported that members approved a $110 million clubhouse project and described about $250 million reinvested since 2010.
Membership terms are not published. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. We do not print third-party figures for Club fees, because none comes from a primary source.
Bonita Bay Marina is an optional, separately owned marina on the Imperial River at the south end of Bonita Bay, with direct access to Estero Bay and the Gulf; Azure ownership does not include a slip or rack, and storage is rented from the marina under its own published rate sheet.
Ownership. The BBCA describes the marina as “created and owned by a group of resident investors,” and its January 2026 brochure says the Marina and the Club “operate as separately owned and managed member-exclusive entities.” Spotlight News reported that 39 resident investors bought the marina and restaurant in July 2013.
Capacity. The BBCA lists 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with a ship’s store, boat launch, bait, fuel and on-site repair.
The 36-inch draft limit. The marina’s own site states: “Maximum draft at the Marina is 36” (per our permitting agreement)." Boat length is measured from the back of the engine or platform to the front of the anchor or pulpit.
Rates. The marina’s storage rate sheet, effective January 1, 2026, starts dry storage at $596 a month for boats 20 feet and under and wet storage with a lift at $685 a month for boats 22 feet and under, plus sales tax, with an additional $70 a month for boats that need extra height. The sheet says rates are subject to change.
Backwater Jacks. The waterfront restaurant at the marina is open for dining to all Bonita Bay residents, per the BBCA.
Azure ownership carries two mandatory association layers, the Azure at Bonita Bay Condominium Association and the Bonita Bay Community Association, and the recorded Azure Declaration says exactly which services the condominium layer pays for: water and sewer for every residence, common-area electricity, trash collection, bulk cable television and the gas for in-unit appliances.
The Azure at Bonita Bay Condominium Association, Inc. (Florida not-for-profit corporation, document N02000009516, filed December 10, 2002, active) operates the condominium under Chapter 718, Florida Statutes. It maintains the common elements, insures the building, adopts the annual budget and collects the assessments.
How the assessment is set. Under Sections 6.1 and 8.1 of the Declaration, each residence pays a share of the common expenses in proportion to its square footage in the Declaration’s table, so an A-stack residence (4,240 of 287,651 square feet) carries a larger share than a carriage home. Under Section 8.2, assessments are payable quarterly, on January 1, April 1, July 1 and October 1, unless the Board sets other dates.
What the Declaration makes a common expense (Section 12.4):
What the owner pays directly (Section 12.5): the residence’s own electricity, its telephone service, cable television beyond the bulk contract, and any other gas or utility service to the residence.
In-unit services added in 2015. A Certificate of Amendment recorded December 18, 2015 (Instrument 2015000270286), adopted by the members on November 17, 2015, lets the Association provide and contract for services inside the residences: scheduled preventive maintenance of the air conditioning and heating equipment and the outside air units, maintenance and replacement of smoke detectors and fire extinguishers, replacement of toilet flappers, simple maintenance of plumbing fixtures, maintenance of the Aqua-Latch system and cleaning of dryer ducts. Owners may opt out by showing the service was done at their own expense, and the Association then reimburses their share.
What the Association maintains (Section 12.1): the common and limited common elements, the structure and load-bearing walls, shared utility lines, the exterior glass curtain wall and fixed windows, and the balconies and terraces other than cleaning and routine maintenance.
What the owner maintains (Section 12.2): everything inside the residence that the Association does not, including the air conditioning and heating equipment inside the residence, appliances and fixtures, water heaters, cabinets, floor coverings, the doors serving the residence, the sliding glass doors and operable windows, any storm shutters, and the cleaning of the terraces and any enclosed garage.
The dollar figure. The Azure association’s current budget and quarterly assessment are not posted publicly, and this page does not print a fee from an aggregator or a listing summary. The current assessment for a specific residence appears in the association’s budget, in the listing, and in the estoppel certificate the Association issues for a sale. We pull the listing-reported figure for any residence you are considering and verify it against the estoppel before closing.
Every Azure owner is also a member of the Bonita Bay Community Association, under the recorded Bonita Bay Protective Covenants (Official Records Book 1778, Page 3516, as amended) that the Azure Declaration cites in Section 9.13. The BBCA maintains Bonita Bay’s roads, gates, lakes and stormwater system, parks and the Private Beach; the Azure Declaration notes that the BBCA is responsible for the stormwater management system in Azure’s common elements.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
Closing-related association charges at Azure (estoppel fees, any application or transfer fee, and any master association charge due at transfer) are not published in a public source. Florida law caps what a condominium association may charge for an estoppel certificate under §718.116, and the certificate itself lists every amount owed. The buyer’s closing agent orders the certificates early so the numbers are known before the review period ends.
Bonita Bay has no community development district and no special taxing district of its own; Lee County’s list of special districts names none for Bonita Bay. Azure owners pay private association assessments instead, and their tax bill carries the countywide and City of Bonita Springs levies plus the Bonita Springs Fire Control and Rescue District.
We read these layers for every Azure client before a contract is signed. Azure sellers can start with a free home valuation or call Jesse direct at (239) 898-6072; Azure buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The full cost of owning at Azure is the sum of three separate budgets: the Azure association’s quarterly assessment, the Bonita Bay Community Association’s master assessment, and, only if you choose it, the Bonita Bay Club. Each has its own reserves and its own record of special assessments.
The total association carrying cost. Add the Azure quarterly assessment multiplied by four, the BBCA annual assessment, and your own HO-6 insurance on the interior and contents. That gives you the association and insurance cost before property taxes and utilities that the Declaration makes the owner’s. Remember that Azure’s condominium layer already includes water, sewer, trash and bulk cable under the Declaration, so compare it with other buildings on the same basis.
The BBCA beach rebuild assessment. A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025. That assessment is past; the estoppel certificate for any Azure resale confirms whether anything remains owed.
Azure association special assessments. No Azure association special assessment appears in any public source. The Declaration (Section 8.3) lets the Board levy additional assessments when the budget proves insufficient or in an emergency, so a buyer should ask for the association’s assessment history and any assessment approved but not yet billed.
Reserves. The Declaration (Section 8.4) requires the annual budget to include reserves for capital expenditures and deferred maintenance to the extent the Condominium Act requires, and since the post-Surfside reforms the Act requires a Structural Integrity Reserve Study and funded structural reserves. The Azure association’s reserve balance and study are association records rather than public documents; request the current budget, the reserve schedule and the SIRS in the disclosure package.
Azure is governed by its recorded Declaration of Condominium (Lee County Instrument 2006000397458, recorded October 18, 2006, 80 pages, with the initial Articles as Exhibit C and Bylaws as Exhibit D), the 2015 Certificate of Amendment (Instrument 2015000270286), the Association’s rules, and above them the Bonita Bay master Declaration.
The governing entities:
The land. The Declaration submits Tract 104, Bonita Bay Unit Fifty-One (Plat Book 68, pages 15 and 16) to condominium ownership, and names the street address 4931 Bonita Bay Boulevard. The tract also carries its own Declaration of Protective Covenants and Restrictions (Official Records Book 3826, Page 1296).
Use rules in the Declaration (Section 9): single-family residential use only, with a family defined to include two unrelated adults and their immediate families; no nuisances and nothing that raises the Association’s insurance rate; no signs, advertisements or exterior antennas visible from outside unless the Board’s regulations vary the rule; drapery backing and window coverings visible from outside in off-white; hurricane shutters only to the Board’s adopted specification; and no alteration of terrace screen enclosures without the approval of both the BBCA and the Azure association.
Hard flooring (Section 9.6). Hard-surface flooring other than the developer’s original installation requires an approved sound-deadening underlayment meeting a minimum IIC rating of 48 under the ASTM standards the Declaration names, and the Association’s written approval before installation. This is one of the most important rules for a buyer planning a renovation.
Alterations (Section 15). No work that affects a column, bearing wall, pipe, duct, wire or conduit, or that changes the exterior appearance, windows, doors or terraces, may be done without plans submitted to and approved by the Board. Material changes to the common elements need approval of two-thirds of the membership.
Budgets. The Bylaws require the budget to be adopted at a meeting noticed to owners, and give the membership a route to reject a budget whose assessments exceed 115% of the prior year’s.
The Florida condominium safety laws. Florida’s 2022 condominium safety law (Senate Bill 4-D), amended in 2023 (Senate Bill 154) and 2025 (House Bill 913), added two requirements that matter to every Azure buyer:
Milestone structural inspection: under §553.899, a condominium building three stories or taller must have a milestone inspection by December 31 of the year it reaches 30 years of age, based on its certificate of occupancy, and every 10 years after that. The local enforcement agency may require the first inspection at 25 years where local conditions, such as proximity to salt water, justify it. For a building completed in 2006, that points to 2036, or 2031 if the City of Bonita Springs applies the 25-year trigger.
Structural Integrity Reserve Study (SIRS): condominiums three stories or taller must have a SIRS, updated every 10 years, covering the structural and life-safety components the statute lists, and reserves for those components can no longer be waived. The statutory deadline for the first SIRS for existing buildings was extended to December 31, 2025. The Azure association’s SIRS is an association record and is not posted publicly; under §718.111 it is among the official records an owner may inspect, and under §718.503 it belongs in the disclosure a resale buyer receives.
Ask for the completed SIRS, the current budget and the reserve schedule before you close. Together they tell you what the building’s next ten years of capital spending look like, and that directly affects the value of the residence you are buying.
Every Azure sale needs the Association’s approval under Section 11 of the recorded Declaration: the seller gives notice with the buyer’s name and information, the Board may require a personal interview, and the Association must approve or disapprove within 30 days of receiving the notice and information.
What the Declaration requires. No owner may sell a residence without the Association’s approval, except to an existing Azure owner (Section 11.1). The seller’s notice includes the buyer’s name and address and the information the Association reasonably requires, and the Board may require a personal interview of the prospective owner (Section 11.2). If approved, the approval is issued as a certificate recorded in the Lee County public records at the buyer’s expense.
If the Association disapproves. If the seller’s notice demanded it, the Association must, within 30 days, deliver an agreement to buy the residence from an approved purchaser, at the contract price or, at that purchaser’s option, at fair market value set by two appraisers (Section 11.3). If the Association fails to provide a purchaser, the sale is deemed approved. That structure protects a seller from an arbitrary refusal.
Entities, gifts and inheritances. A residence acquired by gift, devise or inheritance also needs the Association’s approval of continued ownership, and where the owner is a corporation, partnership or trust, the Association may condition approval on approving the people who will occupy the residence (Section 11.2(c)).
Mortgages. The Declaration requires the Association’s approval of a mortgage except one given to the seller or to an institutional lender, a category the Declaration defines broadly to include banks, mortgage companies and the federal agencies (Section 11.4).
Estoppel. On the owner’s written request, the Association furnishes the buyer a statement of the assessment account, and the buyer is jointly liable with the seller for any unpaid assessments at the transfer (Section 8.13). That is why the estoppel certificate is one of the first documents we order in an Azure sale.
For a seller, the practical point is timing: build the Association’s 30-day window into the contract, submit the buyer’s application complete the day the contract is signed, and schedule any interview early.
We manage the approval step on both sides of an Azure sale. Azure sellers can start with a free home valuation or call Jesse direct at (239) 898-6072; Azure buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Data updated: September 2026. Azure is an owner-occupied tower: the Southwest Florida MLS, September 2026 pull shows no Azure rental listings and no recorded leases in the 12 months to September 30, 2026, and the recorded Declaration requires Association approval of every lease, sets a 30-day minimum and allows no more than three leases per calendar year.
The single most telling data point about Azure as a rental market: the September 2026 rental pull for Bonita Bay returned 60 rental records across the community (41 active and 19 rented in the 12 months to September 30, 2026) and none at Azure. That is not a data gap; it is the market. Azure owners rarely lease, and the recorded rules are written to keep it that way. If you are buying, plan to be an owner-occupant or a seasonal owner; if you are selling, your buyer pool is almost entirely primary-residence and seasonal owners, not investors. We do not quote a seasonal rental rate for Azure, because there is no recent MLS lease at Azure to ground one.
Section 9.5 of the Declaration of Condominium (Instrument 2006000397458) reads, in part: “After approval by the Association, entire Units may be rented provided the occupancy is only by the Lessee and his family, his servants and guests. No rooms may be rented and no transient tenants may be accommodated. No lease shall be for a period of less than thirty (30) days. No Unit may be leased more than three (3) times per calendar year.”
The Bonita Bay master Declaration sets no minimum lease term of its own and binds every tenant to the governing documents; the stricter Azure rules control. The Association may also adopt rules under Section 9.10, so confirm the current rules in the disclosure package.
At Azure’s price level the investor math is difficult. Leasing is capped at three leases a year with a 30-day minimum and an approval step for each, there are no Azure MLS rental comparables in the 12 months to September 30, 2026 to anchor a seasonal rate, and the carrying costs run all year. Buyers who consider leasing at Azure typically plan to use the residence themselves for most of the year and lease a season to offset part of the cost.
Azure allows pets under Section 9.8 of the recorded Declaration: “Household pets (not to exceed two (2) in number) may be kept in a Unit; provided they are kept on a leash while outside their owner’s apartment,” and the Board may require the removal of any pet that a majority of the Board finds to be a nuisance, after written notice.
The Declaration sets no weight or breed limit, but it lets the Association adopt reasonable regulations on the use of the condominium property (Section 9.10), and the Bonita Bay master Declaration delegates community-wide use rules to the BBCA’s rules. Read the current Azure rules and regulations in the disclosure package before you go under contract with a large dog, and register your pets with the building as the rules require.
Azure is not a 55-and-over community: nothing in the recorded Azure Declaration of Condominium limits ownership or occupancy by age, and the Declaration’s only provision on children, Section 9.7, requires that they be closely supervised by an adult while in the building’s common areas.
The typical Azure buyer is past the school years, but that is a market pattern, not a rule. Every buyer, of any age, goes through the Association’s approval of the sale described above.
Azure’s storm posture is set by its location on the Estero Bay edge of Bonita Bay: FEMA’s National Flood Hazard Layer places 4931 Bonita Bay Blvd in Zone AE with a base flood elevation of 11 feet, Lee County places it in Evacuation Zone A, and the City of Bonita Springs holds a CRS Class 5 rating worth a 25% discount on NFIP flood policies.
We queried FEMA’s National Flood Hazard Layer on September 29, 2026 at six points: the 4931 Bonita Bay Blvd address point, the 4933 address point of Azure’s common-element parcel, points about 75, 150 and 250 meters west of the address toward the bay, and the 4901 address point just south. Every point returned Zone AE, coastal floodplain, with a static base flood elevation of 11 feet, on FIRM panel 12071C0652G, effective November 17, 2022.
Zones are set per structure. A buyer should confirm the zone on the FEMA map for the specific address and ask for the building’s elevation certificate in the disclosure package.
Condominium insurance has two layers. The Association insures the building under the Declaration’s Section 13, and the premiums are a common expense. Each owner carries an HO-6 policy for the interior, improvements, contents and liability. Ask for the Association’s current master policy summary, including the wind and flood coverage and deductibles.
Flood insurance. A lender will require flood coverage on a federally backed mortgage in Zone AE. For a condominium, the Association’s master flood policy and the owner’s unit coverage work together; your insurance agent should read both.
Upper floors. Living on an upper floor does not change the building’s zone, but it changes what is at risk inside your residence: the exposure at Azure is concentrated in the ground-level garage, lobby, carriage homes and building systems, which is why the master policy and reserves matter to every owner.
The City of Bonita Springs participates in FEMA’s Community Rating System at Class 5, which gives NFIP flood policies in the city a 25% discount. FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review.
Lee County’s evacuation layer places the Azure address in Evacuation Zone A, the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. Owners should plan where they will go before the season starts.
CTBUH’s Skyscraper Center records Azure as a 97.2-meter, 25-floor, all-concrete building completed in 2006. Concrete towers built under the modern Florida Building Code are designed for hurricane-force wind loads, and the Declaration puts the exterior glass curtain wall and fixed windows under the Association’s maintenance, with storm shutters limited to the Board’s adopted standard.
We walk every Azure client through the flood and insurance record. Azure sellers can start with a free home valuation or call Jesse direct at (239) 898-6072; Azure buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, and its surge came up the rivers and creeks of Bonita Springs; for Azure the documented public record is about the community around the tower rather than the tower itself, because no public source reports storm damage specific to Azure.
Because no public source reports on Azure’s own Ian experience, a buyer should put these questions in writing and read the answers in the association records: whether any Ian-related insurance claim was filed and how it was settled; whether any special assessment followed the storm; whether any residences or common areas needed repairs; and whether any repairs are still open. Ask the seller, in writing, about any water intrusion or repairs inside the residence you are buying.
Schools for an Azure address work by choice, not assignment: the School District of Lee County uses proximity zones, and under the district’s most recent published plan Bonita Springs addresses rank elementary schools in Proximity Zone Q and middle schools in Zone GG, with high schools chosen within the South zone’s sub-zones.
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school locator. Most Azure buyers are past the school years, but zones still matter to resale and to visiting grandchildren.
Building permits for Azure come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs; FEMA’s political-area layer places the tower row in the city, NFIP community 120680.
The City’s Community Development Department issues building permits and keeps the permit record for 4931 Bonita Bay Blvd. A buyer’s inspector or closing agent can search the City’s online permit services for open or expired permits on the specific residence; an open renovation permit is a disclosure matter to resolve before closing.
Inside Azure, a City permit is only half of the approval. The Declaration requires the Board’s approval of plans for any work that touches structure, pipes, ducts, wiring, windows, doors or the exterior (Section 15.1), written approval and a sound-rated underlayment with a minimum IIC of 48 for new hard flooring (Section 9.6), and the Board’s standard model for any storm shutter (Section 15.3). The City’s flood rules (Ordinance 22-05) and its substantial improvement toolkit apply to the ground-level spaces.
Azure’s surroundings are largely settled: the tower row is built out at eight towers, Estero Bay to the west is a state aquatic preserve, and the land around the tower is Bonita Bay common area, golf course and park rather than developable commercial land.
Bonita Bay lies within the City of Bonita Springs, whose zoning district map book and Comprehensive Plan govern land use around the community. The US 41 corridor east of Bonita Bay continues to see infill and redevelopment, but the Estero Bay preserve and the community’s parks and golf courses protect Azure’s western and eastern views from the kind of adjacent construction that affects inland buildings. Buyers who want the current picture can review the City’s zoning ordinances and resolutions for any application near the Bonita Bay Boulevard corridor.
Day to day, Azure runs like a full-service building inside a gated community: the Bonita Bay gates and Community Patrol handle the perimeter, the tower’s resident manager and access-controlled entries handle the building, and the utilities are Florida Power and Light, Bonita Springs Utilities and Waste Management.
Bonita Bay is gated, and the BBCA’s Community Patrol covers the community. Law enforcement is the Lee County Sheriff’s Office. At the building level, the developer’s materials describe an electronic entry system, access-controlled parking and elevators with access-control features.
Mail is delivered to the building. Package handling is set by the building’s rules and staff; confirm the current protocol with the resident manager during a showing.
Trash collection is a common expense of the Azure association under the Declaration, and the developer described an electronic system in each residence’s laundry room that sorts and disposes of refuse and recyclables. Citywide, Waste Management has provided single-day weekly collection in Bonita Springs since April 29, 2024.
Each residence has at least two assigned spaces or an enclosed garage under the Declaration. Owners clean and maintain their enclosed garages.
The Declaration makes a bulk cable television contract a common expense (Section 12.4(d)). Community-wide, the BBCA describes Fiber-To-The-Home service with Hotwire’s Fision TV+, and the Wild Pines of Bonita Bay association’s December 2025 newsletter reported Hotwire town halls introducing the Fision TV+ platform to Bonita Bay residents.
No public source documents EV charging at Azure. Florida’s §718.113 gives condominium owners a right to install an EV charging station in their own limited-common-element parking space at their own cost, subject to the Association’s reasonable installation and insurance requirements; ask the Association for its written EV policy before you buy an electric vehicle into the building.
Azure’s daily errands run along US 41, a few minutes east of the Bonita Bay gates: Coconut Point in Estero for shopping and dining, the NCH Bonita emergency department on US 41 and NCH North Naples Hospital to the south, and Southwest Florida International Airport to the north.
Inside the gates, Backwater Jacks at the marina is open to residents, and Club members dine at the Club. Coconut Point in Estero is the nearest regional shopping and dining center, and Miromar Outlets is further north.
Southwest Florida International Airport (RSW) in Fort Myers serves the region. Drive times vary with season and traffic, so we do not print a minute figure.
Azure is one of the two highest-priced towers on Bonita Bay Boulevard in the Southwest Florida MLS, September 2026 pull: its $2,250,000 median sits just above Tavira’s $2,200,000 and Seaglass’s $2,080,000, while Horizons, Estancia, Vistas and Esperia South traded at medians between $925,000 and $1,438,000. On the county file, Tavira’s and Omega’s longer windows record higher medians.
If you are seriously considering Azure, you are probably also looking at the other towers in the row. The benchmark table uses one yardstick for every tower: the Southwest Florida MLS, September 2026 pull (the 12 months to September 30, 2026), with the county qualified-deed window beside it.
Tower | Year built (county) | Residences | MLS closings | MLS median sale | MLS $ per sq ft | MLS days on market | County qualified sales (window) | County median |
|---|---|---|---|---|---|---|---|---|
Azure | 2006 | 77 | 4 | $2,250,000 | $612 | 168 | 10 (24 months) | $2,200,000 |
Tavira | 2009 | 90 | 7 | $2,200,000 | $605 | 99 | 17 (36 months) | $2,700,000 |
Seaglass | 2018 | 120 | 12 | $2,080,000 | $695 | 61 | 12 (12 months) | $2,080,000 |
Horizons | 2000 | 80 | 6 | $1,438,000 | $454 | 37 | 12 (36 months) | $1,513,000 |
Estancia | 2002 | 89 | 7 | $1,337,500 | $492 | 109 | 12 (36 months) | $1,468,750 |
Vistas | 1998 | 98 | 5 | $1,090,000 | $417 | 77 | 11 (36 months) | $995,000 |
Esperia South | 2007 | 119 | 8 | $925,000 | $440 | 110 | 14 (24 months) | $960,000 |
Omega | 2022 | 67 | 0 | none | none | none | 14 (60 months, 5 builder-direct) | $5,225,000 |
Sources: Southwest Florida MLS, September 2026; Lee County Property Appraiser roll and qualified-sale file, September 2026. County windows differ by tower because each is the first window with 10 or more sales.
Estancia (4801 Bonita Bay Blvd, 2002 on the county roll, 89 residences) is the tower the developer built just before Azure, and both came from The Lutgert Companies. Estancia runs four residences on its standard floors against Azure’s three, and it trades at about $1,340,000 to $1,470,000 across the MLS and county records, so a buyer gives up Azure’s larger residences and newer construction for a lower price.
Seaglass (4971, 2018, 120 residences) and Esperia South (4951, 2007, 119 residences) share one condominium association and are larger buildings. Seaglass is the newest resale tower after Omega and trades faster, with 12 MLS closings in the September 2026 pull against Azure’s four; Esperia South’s smaller floor plans put its median under $1,000,000.
Omega (4991, 2022 on the county roll, 67 residences) also runs three residences per floor and is the newest tower in the row, with a $5,225,000 county median over 60 months that includes builder-direct sales. It is a different price tier.
Azure versus Tavira comes down to three-per-floor intimacy and carriage-home choice against newer construction and more frequent listings: Azure (2006) has 77 residences at three per tower floor, Tavira (2009) has 90 at four per standard floor, and the Southwest Florida MLS, September 2026 pull, shows medians of $2,250,000 for Azure and $2,200,000 for Tavira.
Tavira is Azure’s neighbor at 4851 Bonita Bay Blvd, and it is the closest price match on the boulevard. Both towers are 25 physical stories with floors numbered to 26 and no 13th floor. Tavira is three years newer and has more residences, so it produces more listings; its recorded sales in the last three years have run higher at the top, with a 36-month county median of $2,700,000.
Factor | Azure | Tavira |
|---|---|---|
Address | 4931 Bonita Bay Blvd | 4851 Bonita Bay Blvd |
Residences | 77 (69 tower plus 8 carriage homes), Declaration recorded October 18, 2006 | 90 (DBPR register), recorded November 17, 2009 |
Year built (county roll) | 2006 | 2009 |
Physical stories | 25 (numbered to 26, no 13th) | 25 (numbered to 26, no 13th) |
Residences per tower floor | 3 | 4 on standard floors |
Heated area on the county roll | 2,415 to 3,986 sq ft (tower 3,466 to 3,986) | 3,263 to 4,300 sq ft, median 3,676 |
Carriage homes | Yes, 8 | No |
MLS closings, 12 months to September 30, 2026 | 4 | 7 |
MLS median sale | $2,250,000 | $2,200,000 |
MLS $ per sq ft | $612 | $605 |
MLS days on market | 168 | 99 |
Active listings, September 30, 2026 | 1 ($2,045,000) | 2 ($2,179,000 and $3,295,000) |
County qualified sales, last 12 months | 5, $2,100,000 to $2,300,000 | 7, median $2,200,000 |
Leasing (recorded Declaration for Azure) | 30-day minimum, 3 leases per calendar year, approval required | Reported 30-day minimum and 3 leases a year |
FEMA zone at the address point | AE, base flood elevation 11 feet | AE, base flood elevation 11 feet |
Condominium association | Azure at Bonita Bay Condominium Association, Inc. (N02000009516) | Tavira at Bonita Bay Condominium Association, Inc. (N05000012252) |
Master association | Bonita Bay Community Association | Bonita Bay Community Association |
Sources: Azure Declaration of Condominium (Instrument 2006000397458); Florida DBPR condominium register; Lee County Property Appraiser roll and qualified-sale file, September 2026; Southwest Florida MLS, September 2026; FEMA National Flood Hazard Layer, September 2026.
Choose Azure if you want only three residences to a floor, the option of a carriage home at the base, a tight and well-documented price band, and a building whose rules you can read in the recorded Declaration. Choose Tavira if you want the newer building, a larger typical floor plan and a few more listings a year to choose from. Sellers in either tower can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Azure competes beyond Bonita Bay for buyers who are choosing a Gulf-coast tower anywhere between Naples and Fort Myers, and its case against that wider field rests on three facts: a small building of 77 residences, a gated master community with its own beach and optional club, and a location on protected Estero Bay water rather than the open beachfront.
Against Naples beachfront towers. Buyers who come to Azure have often toured towers on the Naples beaches, where the Gulf is directly in front of the building and the flood zones and insurance exposure reflect that. Azure’s bayside position puts protected water in front of the building and the Gulf beyond it from the upper floors, with the BBCA’s Private Beach a shuttle ride away.
Against other Bonita Bay towers. Within Bonita Bay, the older towers (Vistas, Horizons, Estancia) trade at lower prices with more residences per floor, and the newest (Seaglass, Omega) trade faster or higher. Azure sits between them: mature construction and a settled ownership, at the top of the resale band.
Against golf-community condominiums. Club communities elsewhere in the region offer golf, but few pair a high-rise with a master community that has its own Gulf beach, a resident-owned marina and five courses under one optional club.
The honest conclusion for a comparison buyer: there are towers with more residences, towers built more recently, and towers closer to the sand. No other building in Bonita Bay combines Azure’s three-per-floor tower, its eight carriage homes and its place in the middle of the boulevard’s price and age ranges. That specificity is what makes it a niche, and niche luxury homes in a supply-constrained community tend to hold their buyer pool.
Azure sits inside Bonita Bay, a gated master-planned community in the City of Bonita Springs that the Bonita Bay Community Association describes as about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, bordered by Spring Creek, the Imperial River and Estero Bay.
The BBCA dates the community to 1985 and maintains its roads, gates, lakes and stormwater, parks, paths and the Private Beach. The Club counts 56 neighborhoods; the community’s neighborhoods range from single-family streets to the eight towers on Bonita Bay Boulevard. Bonita Bay lies inside the City of Bonita Springs, incorporated in 1999, in Lee County, ZIP 34134.
A major community project, like the beach rebuild, is funded at the BBCA level and shared by every Bonita Bay owner. A major building project at Azure, like elevator modernization or a curtain-wall repair, is funded by Azure’s 77 residences alone, in proportion to their shares. A Club project is funded by Club members. Knowing which layer pays for what is the key to reading any Bonita Bay budget.
A 2009 member lawsuit against the developer over the Club was resolved when members purchased the Club in 2010.
Post-Surfside due diligence at Azure means reading seven documents before you sign: the SIRS, the reserve schedule, any engineering or milestone report, the budget, the special assessment history, the master insurance summary and the estoppel certificates from both the Azure association and the BBCA.
The June 24, 2021 collapse of Champlain Towers South in Surfside permanently changed how buyers approach Florida high-rise due diligence, and the Legislature’s response, Senate Bill 4-D in 2022 with later amendments, created the SIRS and milestone inspection framework described above. What matters for Azure buyers:
The SIRS tells you the building’s capital trajectory. It is an engineer’s assessment of the major structural and life-safety components and the reserves needed for each. Adequate reserves against the schedule are a positive sign; a gap to close means higher assessments or a special assessment.
The milestone inspection is a different instrument. It is a structural inspection by a licensed engineer or architect. For Azure, the statutory 30-year date is 2036, or 2031 if the City applies the 25-year trigger. A proactive association may commission engineering work before then; ask whether any report exists.
What to ask for before contract at Azure:
We help buyers make these documents part of the contract’s review period rather than an afterthought.
Azure’s honest case for a buyer is a small, three-per-floor tower with a recorded rulebook and a tight resale band, set against a thin resale market, association costs that are not published in advance, and the storm exposure every Estero Bay address carries.
Three residences per tower floor. One residence in each of the A, B and C stacks on every floor, a layout few Gulf-coast towers use.
A small building. Seventy-seven residences share the amenity level, two guest suites and a live-in resident manager.
A recorded rulebook. Leasing, pets, flooring, signs, alterations and the approval of a sale are written into the recorded Declaration, so a buyer can read the rules before the contract rather than after it.
Utilities in the assessment. Water, sewer, trash, bulk cable and LP gas for in-unit appliances are common expenses under the Declaration.
A clean price band. Five sales in the last 12 months between $2,100,000 and $2,300,000 make pricing easier for both sides.
A choice of product. The eight carriage homes give buyers an Azure address at a lower price point than the tower.
The first rooftop sunset terrace in Bonita Bay’s high-rises, per the developer’s 2006 releases, and a 2007 Sand Dollar Award as High Rise Community of the Year.
Bonita Bay around it. The Private Beach, parks and paths come with ownership, and the Club and marina are there if you want them.
A thin market. Five sales a year and a median of 168 days on market in the September 2026 MLS pull mean patience on both sides.
Association costs you cannot see in advance. Neither the Azure assessment nor the BBCA master assessment is published; you see the figures in the listing, the budget and the estoppel.
Leasing limits. Three leases a year, a 30-day minimum and an approval step for each make Azure a poor fit for an income investor.
Flood and evacuation exposure. Zone AE with an 11-foot base flood elevation and Evacuation Zone A are facts of every tower on this boulevard.
An approval step. The Association’s approval of a sale, with a possible interview, adds up to 30 days to the timeline.
An older building than Seaglass or Omega. A 2006 building has a SIRS and a milestone date ahead of it, and the reserves are the owners’ responsibility.
Club costs are separate. Golf and sports membership is optional and separately priced, and the Club does not publish its fees.
If the pros outweigh the cons for you, talk to us. Azure sellers can start with a free home valuation or call Jesse direct at (239) 898-6072; Azure buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for an Azure listing agent, or thinking, ‘I need someone to sell my Azure home…’, this section is for you. Selling a residence in a 77-home tower takes a precise price, a complete document package and marketing that shows the view, the stack and the building, and McGreevy and Comisar build all three before an Azure listing goes live.
Selling a luxury high-rise residence in Bonita Bay is not the same as selling a single-family home, even inside the same community. The buyer pool is smaller, the due diligence is document-heavy (the Declaration, the SIRS, the budget, both estoppels, the flood record), and Azure adds a step most buildings do not have: the Association’s approval of the sale under Section 11 of the Declaration.
Our credentials as your listing agent:
In the last 12 months Azure has seen 5 resales in the Lee County qualified-deed record, totaling $11,100,000, from $2,100,000 (residence 801, March 2026) to $2,300,000 (residences 2103 and 1003, December 2025 and June 2026), with a middle sale of $2,200,000. The Southwest Florida MLS, September 2026 pull shows four of the five closings in the 12 months to September 30, 2026, with a median of 168 days on market and a median sale-to-list ratio of 95.8%. Across the 24 months since September 2024, the ten qualified sales ran from $1,230,000 for a carriage home to $3,100,000 for residence 2501. Knowing why residence 2501 sold for $800,000 more than the recent C-stack sales is exactly the market knowledge that gets an Azure residence priced right at the first showing: floor, stack and exposure drive the gap.
The approval clock. The Association has 30 days after it receives the buyer’s information to approve or disapprove, and the Board may interview the buyer. We submit a complete application the day the contract is signed and build the window into the contract dates.
No signs. Section 9.9 of the Declaration bars signs visible from outside, so an Azure listing relies on digital presence, network reach, targeted outreach and professional photography and video. The BBCA’s open house guidelines set hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require the listing agreement and a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs.
The stack story. Buyers compare A, B and C residences and the carriage homes against each other. We present the Declaration’s square footage and the county’s heated area side by side so the buyer is comparing like with like.
Flood disclosure. Zone AE with an 11-foot base flood elevation is a material fact; we present it accurately alongside the concrete construction and the City’s CRS Class 5 discount.
The document package. Florida law gives condominium buyers the governing documents, the budget and the SIRS, and the master association adds its §720.401 disclosure summary. We assemble them before the listing goes live so the review period does not stall the sale.
Club membership. Club membership is separate from the residence and does not come with the sale; how any membership is handled is set by the Club’s membership office, and buyers should hear that early.
The five recorded sales from $2,100,000 to $2,300,000 tell you the current band, but your residence’s value depends on floor, stack, exposure, condition and timing. Start with a free Azure home valuation, or see what Bonita Bay homes are worth.
Talk to Jesse direct: (239) 898-6072, text or call.
Azure homes that closed in the 12 months to September 30, 2026 took a median of 168 days on market in the Southwest Florida MLS, September 2026 pull. Correctly priced, well-presented residences sell faster; residences priced above the recent band sit, and with only a handful of sales a year buyers compare every listing against the same few recent deeds.
Yes. Section 11 of the Azure Declaration requires the Association’s approval of every sale except to an existing Azure owner, with a decision due within 30 days of receiving the buyer’s notice and information and a possible personal interview. Submit the buyer’s complete application as soon as the contract is signed.
Yes, but under the Declaration every Azure lease is at least 30 days and needs the Association’s approval, so most leases are seasonal. Timing the listing to start after a lease ends usually gives buyers better access. Showings must follow the lease terms, and the buyer takes subject to any approved lease that survives closing.
Bonita Bay Club membership is separate from an Azure home and does not convey with the deed. The Club’s membership office sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so an Azure seller should ask the Club before listing and tell buyers early.
The best time to list an Azure home is usually October through December, which puts the listing in front of buyers for the January to April season when most Bonita Bay luxury buyers are in town. Summer listings sell too, often to buyers who want to close before the next season, but showings are fewer.
Azure owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Azure guide they read the recorded Declaration, the county roll, the association filings and every qualified Azure deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Azure guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page. In the last 12 months we tracked every one of the five Azure closings, and every tower sale on the boulevard, against the same county and MLS yardstick.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Azure realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Michael and Debbie Kaprove, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling an Azure home? Get a free Azure home valuation, or call Jesse direct at (239) 898-6072.
Buying in Azure? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Azure, see our Bonita Bay guide, our Bonita Springs guide and our guides to the towers Tavira, Estancia, Seaglass and Omega.
These are the questions Azure buyers ask us most, answered from the recorded Azure Declaration, the Lee County record, the Southwest Florida MLS pull of September 30, 2026, and the other sources listed at the end of this page.
Azure at Bonita Bay is a 25-story luxury condominium tower at 4931 Bonita Bay Blvd inside Bonita Bay, the gated master-planned community in Bonita Springs. The recorded Declaration defines 77 residences: 69 tower residences in three stacks, A, B and C, on floors numbered 3 through 26 with no 13th floor, and eight carriage homes at the base. The Lutgert Companies built it, and it was completed in 2006.
The five qualified Azure sales in the Lee County record for the 12 months since September 2025 ran from $2,100,000 to $2,300,000, with a middle sale of $2,200,000. Over 24 months, ten sales ran from $1,230,000 for a carriage home to $3,100,000 for residence 2501. The Southwest Florida MLS, September 2026 pull showed one active listing, at $2,045,000, and one pending sale.
The Bonita Bay Group developed the Bonita Bay community and planned its eight towers, and The Lutgert Companies built Azure, the fourth of the eight. The developer entity named in the recorded Declaration is Azure at Bonita Bay, Inc. The Collier Building Industry Association named Azure its High Rise Community of the Year at the 2007 Sand Dollar Awards.
The Declaration defines seven types. Types A, B and C are the tower stacks (23 residences each), with Declaration square footages of 4,240, 3,761 and 3,472 and county heated areas of 3,466 to 3,986 square feet. Types D to G are the eight carriage homes, with Declaration square footages of 2,695 to 3,253 and county heated areas of 2,415 to 2,982 square feet. The developer marketed the tower plans as Residence 1, 2 and 3 in three floor bands.
Three. Each tower floor from 3 through 26 holds one residence from each of the A, B and C stacks, and there is no 13th floor, which is how 23 floors produce 69 tower residences.
Four things: only three residences per tower floor; eight carriage homes at the base, which no other tower on the boulevard has; the developer’s claim of the first rooftop sunset terrace among Bonita Bay’s high-rises; and a small total of 77 residences. Its recent resale band, $2,100,000 to $2,300,000 over the last 12 months, is also one of the tightest on the boulevard.
Azure owners pay the Azure condominium association’s assessment, billed quarterly under the Declaration in proportion to each residence’s share, and the Bonita Bay Community Association’s master assessment. Neither figure is published publicly. The current amounts appear in the listing, the association budget and the estoppel certificates issued for the sale.
Under Section 12.4 of the Declaration, the Azure association pays as a common expense all water and sewer charges for the common elements and each residence, common-area electricity, trash collection, a bulk cable television contract and LP gas for in-unit gas appliances. It also covers building insurance, maintenance of the common elements and reserves. Each owner pays the residence’s own electricity and telephone.
The Certificate of Amendment recorded December 18, 2015 lets the Association provide scheduled maintenance of in-unit air conditioning and heating equipment and outside air units, smoke detector and fire extinguisher service, toilet flapper replacement, simple plumbing fixture maintenance, Aqua-Latch system service and dryer duct cleaning. Owners who do the work at their own expense can opt out and be reimbursed.
Florida requires condominiums three stories or taller to have a Structural Integrity Reserve Study, with the first study for existing buildings due by December 31, 2025, and structural reserves that cannot be waived. The Azure association’s SIRS is an association record, not a public document. Ask for the completed SIRS and the reserve schedule in the disclosure package before you close.
The Lee County roll dates Azure to 2006. The Declaration was recorded on October 18, 2006, and the first developer closings were recorded the next day. The developer had reported on February 7, 2006 that 68 of the 69 tower homes were sold.
Yes. The Bonita Bay Group’s January 2006 release said Azure would be “the first Bonita Bay high-rise with a rooftop sunset terrace and outdoor kitchens.” Later towers have rooftop terraces of their own, so Azure’s distinction is that it was first. Hours and event rules are set by the Association.
The developer described a clubroom with bar and catering kitchen, card and game rooms, a 10-seat theater and media room, a fitness center and locker rooms with steam room and massage facilities, two guest suites, and the office and home of the resident manager. The Declaration makes the manager’s apartment and both guest suites common elements.
Yes. The developer’s February 2006 release describes a landscaped outdoor recreation area with a heated pool, a whirlpool, barbecue grills and a screened cabana with fireplace and bar.
Yes, two. The Declaration names “Guest Suite #1” and “Guest Suite #2” as common elements, so they belong to all 77 residences and cannot be sold. Reservations follow the Association’s rules.
The developer’s 2006 description of a third-floor residence refers to “two elevators with access-control features” serving “the private entry lobby,” and resale listings describe private elevator foyers. With three residences per floor, no tower floor has a shared public corridor serving many homes. Confirm the layout of a specific residence on a showing.
Section 5.3 of the Declaration gives each residence the exclusive use of no less than two assigned parking spaces or an enclosed garage, as limited common elements. Assigned spaces can be exchanged between owners by a recorded document with the Association’s consent.
The Private Beach is a Bonita Bay Community Association facility on the Gulf off Hickory Boulevard, outside the gates, and it comes with Azure ownership through BBCA membership. It “sustained total destruction” in Hurricane Ian and was rebuilt in concrete with breakaway walls; the BBCA gives the reopening date as November 13, and the Wild Pines association’s December 2025 newsletter reported it officially open.
No. The Bonita Bay Club is a separate, member-owned entity, and membership is optional. The Club does not publish initiation fees or dues on its public website; its membership office provides the current schedule.
Yes, by renting storage from the marina, which is separately owned by resident investors. It has 326 dry storage spaces for boats up to 36 feet, 98 wet slips and a 36-inch maximum draft. Its rate sheet effective January 1, 2026 starts dry storage at $596 a month and wet storage with a lift at $685 a month, plus tax.
Section 9.5 of the Declaration requires Association approval of every lease, sets a minimum lease of 30 days, limits a residence to three leases per calendar year and bars room rentals and transient tenants. The Association decides a lease application within 15 days of receiving the notice and the executed lease.
Not for short stays. The Declaration’s 30-day minimum and three-lease annual limit rule out nightly and weekly rentals, and every lease needs the Association’s approval.
Yes. Section 9.8 of the Declaration allows household pets, not to exceed two, kept on a leash outside the residence, and lets the Board require the removal of a pet it finds to be a nuisance. The Declaration sets no weight limit; check the current rules and regulations for any registration requirements.
No. Nothing in the recorded Declaration restricts ownership or occupancy by age.
No public source reports damage specific to Azure. Ian destroyed the BBCA’s Private Beach and damaged Club facilities, and its surge flooded homes along the rivers and creeks of Bonita Springs. Ask the Association in writing whether any Ian claim, repair or assessment affected the building, and ask the seller about the residence.
Our September 29, 2026 query of FEMA’s National Flood Hazard Layer returned Zone AE with a base flood elevation of 11 feet at the 4931 Bonita Bay Blvd address point and at five nearby points, on panel 12071C0652G, effective November 17, 2022.
Evacuation Zone A, per Lee County’s evacuation layer at 4931 Bonita Bay Blvd. Zone A is the first zone ordered to evacuate.
A lender will require flood insurance on a federally backed mortgage in Zone AE. The Association insures the building; each owner carries an HO-6 policy for the interior and contents. The City of Bonita Springs’ CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County uses proximity-based choice. Under the district’s most recent published plan, Bonita Springs addresses rank elementary schools in Proximity Zone Q and middle schools in Zone GG, with high schools chosen within the South zone. Nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm the zone with the district’s locator.
Yes. Bonita Bay is gated, with the BBCA’s Community Patrol, and Azure adds access-controlled entries and parking at the building.
No public source documents EV charging at Azure. Florida’s §718.113 lets a condominium owner install a charging station in the owner’s own limited-common-element parking space at the owner’s cost, subject to the Association’s reasonable requirements. Ask for the Association’s written EV policy.
Yes, with the Association’s written approval and an approved sound-deadening underlayment meeting a minimum IIC rating of 48, under Section 9.6 of the Declaration.
Only the model, style, color and location the Board has adopted as the building standard, under Sections 9.11 and 15.3 of the Declaration.
Yes. Section 11 of the Declaration requires the Association’s approval of a sale, with a decision within 30 days of receiving the buyer’s information, and the Board may require a personal interview.
No. Lee County’s special districts list names no community development district or special taxing district for Bonita Bay.
Under §553.899, a milestone inspection is due by December 31 of the year a building reaches 30 years of age, which points to 2036 for a 2006 building, or 25 years (2031) if the City of Bonita Springs requires the earlier trigger for local conditions such as salt water.
The eight carriage homes, CH 101 to CH 104 on the lower level and CH 201 to CH 204 above, are residences at the base of the tower rather than in the stack. They have three bedrooms and 2,415 to 2,982 heated square feet on the county roll, and the one carriage-home sale in the last 24 months recorded at $1,230,000.
Southwest Florida International Airport (RSW) is north of Bonita Springs via I-75. Drive times vary with season and traffic, so we do not print a minute figure.
The NCH Bonita emergency department at 24040 S. Tamiami Trail in Bonita Springs is the nearest; NCH North Naples Hospital is at 1501 Immokalee Road in Naples, and Lee Health operates a freestanding emergency department at Coconut Point in Estero.
We read the recorded Declaration, tracked every qualified Azure deed and know how the A, B and C stacks and the carriage homes compare, so we can tell you what a fair price is for the residence in front of you and which documents to read before you sign. Read how we represent buyers.
These are the questions Azure sellers ask us, answered from the recorded Declaration, the Lee County record, our September 30, 2026 Southwest Florida MLS pull and the Bonita Bay Community Association’s published rules.
An Azure home’s value starts from the five qualified sales of the last 12 months, which recorded between $2,100,000 and $2,300,000 with a middle sale of $2,200,000, and then moves with the floor, the stack, the exposure and the condition of your residence. An A residence on the floor numbered 25 recorded $3,100,000 in April 2025, and a carriage home recorded $1,230,000 in January 2025, so the right comparable matters. Start with a free valuation and we will place your residence within that record.
Five Azure homes sold in the 12 months since September 2025, according to the Lee County qualified-deed record: residences 701, 2103, 1403, 801 and 1003, totaling $11,100,000. The Southwest Florida MLS, September 2026 pull shows four of the five in the 12 months to September 30, 2026; residence 701 recorded September 3, 2025, just before that window. Over 24 months there were ten, which is the pace a seller should expect: a handful of Azure sales a year, each one closely watched by the next buyer.
Recent Azure prices are tightly grouped because the five sales of the last 12 months were all tower residences in the A and C stacks on floors 7 through 21, and buyers price those residences against each other. The $200,000 band between $2,100,000 and $2,300,000 is what a comparable tower residence has been worth. A residence outside that profile, such as a top-floor A residence or a carriage home, needs its own comparables rather than the band.
The sales that should set your Azure price are the ones in your own stack and floor band, then the building’s recent band, then the neighboring towers. For a C residence, the three C-stack sales at $2,200,000 to $2,300,000 since December 2025 lead; for an A residence, residences 701 and 801 at $2,200,000 and $2,100,000, and 2501 at $3,100,000 for the upper floors; for a carriage home, the $1,230,000 sale of CH 101.
An Azure home takes a season to sell at the current pace: the Southwest Florida MLS, September 2026 pull shows a median of 168 days on market for the four closed sales and 359 days for the one active listing. Pricing within the recent band and presenting the residence well shortens that; pricing above it lengthens it.
Azure homes sold at a median of 95.8% of list price in our September 2026 Southwest Florida MLS pull of the 12 months to September 30, 2026. That gap says list prices have run ahead of what buyers pay, which is why we price from the recorded deeds rather than from other owners’ asking prices, and why a well-priced Azure listing tends to attract the serious buyers first.
Azure buyers are mostly owner-occupants and seasonal owners rather than investors: the Southwest Florida MLS, September 2026 pull showed no Azure rental listings or leases in the 12 months to September 30, 2026, and the Declaration’s 30-day minimum and three-lease limit discourage income buyers. Most are moving from a larger home, often from out of state, and want a small building with services, which is the story an Azure listing should tell.
Azure competes with Tavira at a nearly identical median in the Southwest Florida MLS, September 2026 pull ($2,250,000 for Azure, $2,200,000 for Tavira). Tavira is newer (2009) with four residences per standard floor; Azure offers only three per floor, eight carriage homes and a recorded rulebook a buyer can read. We present those differences directly, because the buyer touring Azure has usually toured Tavira the same week.
Yes, the stack changes what an Azure home sells for, because the stacks differ in size and exposure. The Declaration assigns 4,240 square feet to the A stack, 3,761 to B and 3,472 to C, while the county records heated areas of 3,986, 3,466 and 3,820. In the last 24 months the highest sale was an A residence and the tightest cluster was the C stack. We compare your residence with its own stack first.
The floor number matters at Azure because height buys the view: residence 2501 recorded $3,100,000 in April 2025 and 1701 recorded $2,750,000 in May 2025, above the lower-floor sales of the same period. It matters less than buyers assume within the current band, where floors 7 through 21 all sold between $2,100,000 and $2,300,000. We show buyers which floors clear the treeline to the bay.
An online estimate for an Azure home is a weak guide, because automated models blend the building’s 77 residences and its carriage homes, mix the Declaration’s and the county’s square footages, and cannot see floor, stack or exposure. With five sales a year, one mismatched comparable moves the estimate by hundreds of thousands of dollars. A valuation built from the recorded Azure deeds is the reliable starting point.
The best time to list an Azure home is usually October through December, so the listing is live when seasonal buyers arrive for the January to April season. With a 30-day approval window and a typical review period, a listing that goes under contract in the winter closes in the spring. Summer listings still sell, often to buyers planning ahead for the next season.
Azure homes do sell in the summer: the Lee County record shows Azure sales recorded in May 2025, July 2025 and June 2026. Summer buyers are fewer but often more decided, and a summer listing faces less competition from the other towers. The trade-off is fewer showings, so presentation, pricing and online marketing carry more weight in those months.
An Azure buyer will ask first for the Declaration and any amendments, the rules and regulations, the current budget, the SIRS and reserve schedule, any engineering reports, the special assessment history, the insurance summary, and both estoppel certificates, from the Azure association and the BBCA. We assemble that package before the listing goes live so the buyer’s review period does not stall the sale.
When you sell an Azure home, you give the Association notice with the buyer’s name, address and the information it reasonably requires, and the Board may require a personal interview. Under Section 11 of the Declaration the Association must approve or disapprove within 30 days of receiving that notice and information, and the approval is recorded in the county records at the buyer’s expense.
If the Association disapproves your Azure buyer and your notice demanded it, Section 11.3 of the Declaration requires the Association to deliver, within 30 days, an agreement to buy your residence from an approved purchaser at the contract price or at an appraised fair market value. If it fails to provide a purchaser, the sale is deemed approved. That protects you from an arbitrary refusal.
An estoppel certificate is the Association’s signed statement of what your Azure account owes, and Section 8.13 of the Declaration obliges the Association to furnish one on your written request. The buyer is jointly liable for any unpaid assessments at the transfer, so the certificate lets the closing agent settle every balance at closing. Order both the Azure and the BBCA certificates early.
A BBCA charge at transfer may apply, but the Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Any charge due at closing appears in the BBCA estoppel certificate and the §720.401 disclosure summary provided in the sale, so we order those documents as soon as a contract is signed and show you the numbers before closing.
The Azure association fee narrows the buyer pool to people who value a staffed building, but the recorded Declaration helps you explain it: water, sewer, trash, bulk cable television and LP gas for in-unit appliances are common expenses, and the 2015 amendment adds in-unit maintenance services. Showing a buyer what the quarterly assessment replaces in their own budget is part of our Azure listing presentation.
The flood zone is a material fact a buyer will check, so we present it at the start: FEMA’s National Flood Hazard Layer places 4931 Bonita Bay Blvd in Zone AE with an 11-foot base flood elevation on panel 12071C0652G. We pair it with the concrete construction, the Association’s master insurance and the City of Bonita Springs’ CRS Class 5 discount, so the buyer sees the whole picture.
Evacuation Zone A affects an Azure sale mostly as a disclosure and insurance conversation. Every tower on Bonita Bay Boulevard is in Zone A, so it does not set Azure apart from its competition, and seasonal owners are often away during peak storm months. Buyers ask about the building’s storm procedures, so gather the Association’s hurricane rules for your showing packet.
The SIRS affects an Azure price through the assessment it implies: a study showing adequate reserves supports your price, while a funding gap raises the assessment a buyer must carry or signals a special assessment. Buyers now ask for the SIRS early, so read yours before you list, and let us explain the reserve schedule to buyers rather than leave them to guess.
Azure’s milestone inspection is due by December 31, 2036 under §553.899, or 2031 if the City of Bonita Springs applies the 25-year trigger for local conditions. Buyers ask because milestone findings can lead to repairs and assessments. A 2006 building is still well ahead of the date, which is a point in an Azure seller’s favor against older towers.
Bonita Bay Club membership does not transfer with an Azure deed, because the Club is a separate, member-owned entity. The Club’s membership office sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so ask the Club before you list and tell buyers early.
The Private Beach adds value because it comes with every Azure home through BBCA membership and buyers cannot get it elsewhere. The BBCA rebuilt it in concrete with breakaway walls after Hurricane Ian, and the rebuilt beach reopened on November 13. We put the beach, the parks and the paths in front of every out-of-area buyer who is comparing Azure with a beachfront tower.
Renovating before selling an Azure home rarely returns its full cost, and at Azure it also needs time: work affecting structure, plumbing, windows or the exterior needs the Board’s approval of plans, and new hard flooring needs written approval and a sound-rated underlayment with a minimum IIC of 48. Paint, lighting and repairs usually pay better than a remodel. Buyers at this level often want to choose their own finishes.
Selling an Azure home furnished can help when the furniture is recent and suits the residence, because many seasonal buyers want to arrive to a finished home. List the furnishings separately and price them separately, since a lender will not finance them. Dated furniture usually hurts more than it helps; in that case, stage the rooms lightly and let the view lead.
Staging an Azure home is worth it when the residence is vacant or dated, because photographs carry an Azure listing that cannot use signs. Light staging that opens the rooms to the terraces and the view is usually enough. Professional photography, including dusk shots from the terrace, and video matter more at Azure than in a building that can rely on drive-by traffic.
Yes, many Azure sellers sell from out of state. Florida allows remote signing of the closing documents, the Association’s approval is handled in writing, and we manage showings, vendors and the document package locally. Keep the Association and the building staff informed of who will have access to the residence, and let us coordinate keys and entry.
An Azure home can be sold off market to a buyer we already know, but in a building with five sales a year the open market usually produces the best price, because every serious tower buyer watches Azure listings. A quiet sale still needs the Association’s approval, the full document package and a price supported by the recorded deeds.
The fixed supply helps an Azure sale because no new tower can be added to the row: the corridor is built out at eight towers, and Estero Bay in front of them is a state aquatic preserve. Buyers who want a bay-view tower inside Bonita Bay choose among a few dozen listings a year, and in September 2026 Azure had only one of them.
Bonita Bay’s open house rules do affect an Azure listing. The BBCA’s guidelines set hours of Monday to Saturday 9 to 5 and Sunday 1 to 4, require the listing agreement and a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs. Inside the tower, the Declaration’s sign rule applies, so marketing happens online and through the agent network.
We market an Azure home to out-of-state buyers with professional photography and video of the residence, the terraces and the amenity level, a complete document package they can review remotely, targeted digital outreach, and our network of agents who bring seasonal buyers to Bonita Bay. Out-of-state buyers want certainty, so we answer the approval, fee and flood questions in the listing before they ask.
List your Azure home with McGreevy and Comisar because we have read the recorded Azure Declaration, tracked every qualified Azure deed and priced every tower on the boulevard against the same yardstick. We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and we handle the approval, the estoppels and the document package so your sale closes on schedule.
Every Azure fact on this page comes from a recorded instrument, a county, city, state or federal record, the Bonita Bay Community Association or Bonita Bay Club, the developer’s own archived releases, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by number in the text: the Azure Declaration of Condominium (Lee County Instrument 2006000397458, recorded October 18, 2006), the Azure Certificate of Amendment (Instrument 2015000270286, recorded December 18, 2015), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919).
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, the 12 months to September 30, 2026); MLS data is not publicly linkable. Florida Division of Corporations records for Azure at Bonita Bay Condominium Association, Inc. (N02000009516), Azure at Bonita Bay, Inc. (P02000123494), Bonita Bay Community Association, Inc. (N07041) and Bonita Bay Club, Inc. (N09000004567) are cited by document number.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County, the Bonita Bay Community Association and the Bonita Bay Marina. They are the documents we read for this page, and the ones an Azure buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Azure permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | May 25, 2024 | How the City applies the 50% rule to repairs and renovations | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
Bonita Bay Marina storage rates | Bonita Bay Marina | Effective January 1, 2026 | Dry and wet storage rates by boat length | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Azure Declaration of Condominium (Instrument 2006000397458) and its 2015 Certificate of Amendment (Instrument 2015000270286), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk and can be ordered there by instrument number; they also come with the association documents in a sale.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Azure. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
