McGreevy and Comisar are the #1 real estate team in Southwest Florida for Azure at Bonita Bay — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $860 million in personal sales between Jesse McGreevy and Marc Comisar. Whether you're selling your Azure residence or buying one, we know this Bonita Bay tower inside and out. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Azure. 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 with insider knowledge of the Bonita Bay master community — we're the team that delivers. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar.
If you're searching for the best realtor for Azure in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring a depth of Bonita Bay tower experience no other team can match.
Recent Azure track record (trailing 12 months): Azure recorded 6 closed resales over the past year, totaling $13.3 million in sales volume at a median sold price of $2,200,000 (average $2,216,667; range $2,100,000 to $2,300,000). Those units sold at an average of 92.7% of list price with a median 188 days on market. Just 1 unit is currently active ($2,045,000, 249 days on market) — roughly 2 months of supply. What stands out at Azure is the remarkably tight price band: every sale in the past year closed between $2.1M and $2.3M, a uniquely consistent value tier among Bonita Bay towers. In a building this thinly traded and this consistently priced, correct pricing and a team that knows it floor-by-floor decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
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 (text or call, same-day response) or email [email protected].
Buying a home in Azure? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Azure at Bonita Bay is a 25-story luxury condominium tower set along the western edge of Bonita Bay — Bonita Springs' flagship 2,400-acre master-planned community — just off US-41 in Bonita Springs, Florida. It rises above Estero Bay, facing west and southwest toward the Gulf of Mexico, its glass façade catching the same light that gives it its name. Azure is not the largest tower in Bonita Bay. It is not the newest. What it is, by any honest reckoning, is the most precisely designed: 77 residences in 25 floors, every one with private elevator entry into the unit, no shared corridors on any residential floor, outdoor kitchens on every terrace, and a rooftop sky terrace on the 26th floor that no other Bonita Bay high-rise has matched before or since. If the building had a thesis, it would be this: fewer residences, more of what matters.
This page is long on purpose. Buyers considering a $2 million to $5 million condominium purchase deserve something more than a bullet list of amenities and a contact form. They deserve to know how the building came to be, who built it and why, what the second-floor amenity suite actually offers compared to the Bonita Bay Club sports complex a few minutes away, what Hurricane Ian did and did not do to this building, what the Structural Integrity Reserve Study requirement means for a 2026 buyer, how the stacked HOA fee structure works across three financial entities, what the Sabal renovation at the Club's Naples campus means for members this season, and what we have actually seen in the market. Every section of this page is sourced. Every gap is flagged honestly. 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 or text Jesse McGreevy directly at (239) 898-6072. If you are considering selling, the same number applies. We have represented buyers and sellers in Bonita Bay for more than two decades and know this building's resale market, its floor-by-floor view distinctions, and its HOA nuances at the level of detail that protects your equity.
Bonita Bay has nine high-rise towers clustered along its western bayfront perimeter. Azure was the fourth built, completed in the fall of 2006, positioned at the corner where Estero Bay, Estero Bay Park, and the ninth green of the Arthur Hills–designed Bay Island golf course converge. That location is not incidental. The Bonita Bay Group chose it deliberately: the site gives Azure both the westward water exposure that commands the sunset view and the park-edge setting that buffers the building from the community's internal road network. No tower in the Bonita Bay interior sits closer to open water.
The building is a true 25-story high-rise — 69 luxury tower residences stacked above an occupied second-floor amenity podium, with eight carriage homes at grade adjacent to the tower. On residential floors 4 through 25, each elevator opens not into a shared corridor but into a private entry foyer. This is the design distinction that sets Azure apart from any hotel or resort condominium where twelve units share one hallway. Here, the elevator is your front door. You step off into your own vestibule. The unit itself is on the other side. The entire residential floor belongs to the occupants of that floor's residences, and those residents use their private elevator foyers, not a corridor with neighbors passing by. For buyers who have lived in world-class buildings in Miami, New York, or Chicago, this is a standard they recognize. In Southwest Florida, it is relatively rare.
The unit count — 77 total — is another quiet credential. Most comparable luxury high-rises in the region run 100 to 200 units. Azure at 77 is an intimate building by high-rise standards. The amenity-to-owner ratio is favorable, wait times for guest suites and theater reservations are shorter, 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 units watch the sun descend across the Gulf of Mexico, with Estero Bay in the foreground and the barrier island of Estero Island beyond. On clear evenings, the sky over the Gulf cycles through colors that change minute to minute. East-facing units overlook the Bay Island and Marsh golf courses, both designed by Arthur Hills, with long views over Bonita Bay's interior landscaped landscape toward the preserved land beyond. The building is oriented so that a meaningful number of residences capture views in multiple directions simultaneously — units at the corners, in particular, have floor-to-ceiling glass on two exterior walls, with terraces facing two different compass points.
The daily rhythm of life at Azure revolves around three layers. First, the building itself: the 26th-floor rooftop sky terrace, the second-floor fitness and social complex, the pool and spa, the concierge, the private elevator. Second, the BBCA (Bonita Bay Community Association) amenities that all residents share regardless of Club membership: the rebuilt Private Beach Park on Estero Island, three waterfront parks inside Bonita Bay's gates, twelve miles of walking and biking trails, the kayaking and canoeing lodge, and the bocce courts at Riverwalk Park. Third, the optional layer of the Bonita Bay Club — five championship golf courses across two campuses, the sports center with eighteen Har-Tru tennis courts and fifteen pickleball courts, the lifestyle center with fitness and spa, and multiple dining venues. Club membership is optional and separate from HOA dues, and it carries a meaningful initiation cost — but for buyers who intend to use it, it is one of the most comprehensive private club experiences in Southwest Florida.
What follows in this page is the granular detail — the HOA fee breakdown, the floor plan specifications, the storm history, the governing documents, the rental rules, and the market. Read what matters to your situation and use the rest as reference. Every claim has a source. Every gap is flagged.
Azure sits in ZIP 34134 — south Bonita Springs, west of US-41 — which encompasses Bonita Bay, Pelican Landing, and surrounding luxury residential communities. The ZIP's condo segment is among the highest-priced in Lee County, weighted by the Bonita Bay tower inventory, Pelican Landing's mid-rise condominiums, and the Coconut Point corridor.
Azure trades as its own micro-market, and the live MLS data tells a remarkably clean story. Over the trailing 12 months, Azure recorded 6 closed resales totaling $13,300,000 in sales volume, at a median sold price of $2,200,000 and an average sold price of $2,216,667. The high sale was $2,300,000 and the low was $2,100,000 — a price band of just $200,000 across all six sales. That is one of the tightest, most consistent value tiers of any Bonita Bay tower: buyers and sellers at Azure are transacting in a narrow, well-understood range rather than a sprawling spread. Those six closings sold at an average of 92.7% of list price with a median 188 days on market, signaling a building where well-positioned sellers still get the better part of their ask, but where patience and precise pricing matter — Azure is not a building where listings move in days.
On the supply side, just 1 unit is currently active — listed at $2,045,000 with 249 days on market — which works out to roughly 2 months of supply against the trailing-year sales pace. That is genuinely low active inventory. A buyer looking at Azure in mid-2026 has essentially one shot at the open market at any given moment; a seller, conversely, faces almost no direct competition inside the building. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
What the market has done since Ian:
The 2022 through 2024 Southwest Florida luxury condo market went through a documented softening driven by two simultaneous forces. Hurricane Ian (September 28, 2022) produced $113 billion in statewide damages and fundamentally changed the insurance conversation for every Florida coastal property owner. The second force was Florida's landmark Condo Safety Law (SB 4-D, enacted May 2022), which requires associations to commission Structural Integrity Reserve Studies for all three-plus-story condominium buildings and to begin funding reserves according to the SIRS schedule starting January 1, 2026. For associations that had not been fully funding reserves — and many had not — this created uncertainty around what future monthly fees or special assessments might look like, which in turn created buyer hesitation. LSI Companies reported that overall Southwest Florida condo sales volume was down approximately 6.8 percent in early 2024 versus the same period in 2023. (Source: Florida Weekly, "Costly Condo Concerns," May 2, 2024, citing Nelson Taylor, VP Market Research, LSI Companies.)
Where the market stands in 2026:
Two positive signals have emerged since the 2024 trough. Florida Governor Ron DeSantis announced Citizens Property Insurance premium reductions for Spring 2026 renewal cycles — the first meaningful rate reduction since Ian — reflecting that the 2022–2023 insurance market reform legislation has begun attracting private carriers back to the Florida market. (Source: Florida CFO press releases, myfloridacfo.com, 2026.) And the SIRS uncertainty, while not fully resolved across the industry, is maturing: associations that commissioned studies promptly are now communicating results to owners and the buyer community knows what the reserve commitments look like. For well-managed luxury towers like Azure, where reserves are expected to be more adequately funded than the distressed older coastal inventory, the SIRS process is a disclosure moment rather than a crisis.
What this means for Azure buyers in 2026:
Over the trailing 12 months, Azure's closed resales clustered tightly between $2,100,000 and $2,300,000 (median $2,200,000) — a notably narrow band for a luxury tower. Floor premium is still meaningful within that band: high-floor units on Floors 17–25 with unobstructed Gulf and Estero Bay sightlines sit at the top, lower-floor units with partial exposures price toward the bottom, and carriage homes price separately from the tower. The building's low unit count (77) means inventory is thin in any given quarter — currently just 1 active listing (at $2,045,000), or roughly 2 months of supply — and the trailing-year median of 188 days on market shows that even well-priced units in this building take time to find the right buyer. Cash buyers dominate this tier: the 55-and-over buyer pool that overlaps significantly with Bonita Bay high-rise purchasers typically brings equity from a prior home sale rather than financing. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
For Azure-specific sold comps, the live MLS feed (Stellar / SWFL MLS, AZURE subdivision filter) is the authoritative source, and the Lee County Property Appraiser's public database (leepa.org) — search subdivision "AZURE AT BONITA BAY" — corroborates each transfer record with date, price, and parcel. Domain Realty agents have direct MLS member access and can pull the current inventory in real time before you write an offer or list your unit.
Understanding Azure requires understanding its parentage, because the building's quality, its precise amenity program, and its position as the first Bonita Bay tower with a rooftop sky terrace all flow directly from the deliberate approach of the two companies that built it.
The Bonita Bay Group founded Bonita Bay in 1979 as a master-planned community on Estero Bay, with a development philosophy organized around environmental preservation and long-term resident ownership. Bonita Bay Group's master plan eventually called for a series of high-rise towers along the community's western bayfront perimeter — not a wall of towers but a carefully sequenced series, each given its own site, view corridor, and amenity identity. The Group's flagship community earned the Urban Land Institute's Award for Excellence, one of the most rigorous recognitions in American land development, reflecting the seriousness with which they approached long-term community design. (Source: archived Bonita Bay Group press releases, 2005–2006, Wayback Machine.)
The Lutgert Companies was the building developer — the firm that actually designed and constructed the towers. With more than forty years of experience in Southwest Florida luxury high-rise construction and a track record of nearly two dozen completed luxury towers in the region, The Lutgert Companies was not a general contractor applying standard specifications. The Bonita Bay towers were their flagship product, and each one introduced refinements on the last. Estancia (the third tower) established the dual-elevator private-foyer system. Azure (the fourth) introduced the rooftop sky terrace and refined the amenity-level programming with a 10-seat theater, two dedicated guest suites, and the full steam-and-massage suite alongside the fitness center. Esperia South and North and Tavira, which followed, built on Azure's template. (Source: Bonita Bay Group Press Release 1338, "Azure at Bonita Bay 98.7 Percent Sold," February 7, 2006, Wayback Machine.)
The timeline:
Azure's pre-construction sales began well before 2006, likely in 2003 or 2004 when the building was still in the planning phase. By December 2005, construction had reached the 10th floor — a pace that reflected both the scale of the project and the demand that had already built around it. By February 7, 2006, eight months before the building even opened, 68 of 69 tower residences were sold. The single remaining unit was the 4,240-square-foot carriage-level residence priced at $1.9 million — an extraordinary unit with terraces on three sides, a fireplace that opened to both the great room and dining room, and a screened lanai with an outdoor kitchen. The building completed and opened in the fall of 2006. (Source: Bonita Bay Group Press Release 1338 and Press Release 1320, Wayback Machine.)
The recognition:
The Lutgert Companies were recognized for Azure at the 17th Annual Sand Dollar Awards, presented by the Collier Building Industry Association. Azure won "High-Rise Community of the Year" and "Model Residence" — both confirming the design and construction quality that distinguishes this building within the Bonita Bay tower group and the broader Southwest Florida luxury high-rise market. (Source: Florida Weekly, Fort Myers edition, "The Lutgert Companies' Azure at Bonita Bay wins awards," approximately 2007.)
Where Azure sits in the tower sequence:
Bonita Bay originally planned eight high-rise towers along its Estero Bay waterfront. Estancia was the third, Azure the fourth, Esperia South the fifth, Esperia North the sixth, and Tavira the seventh. Two towers preceded Azure; their names were not captured in the archived marketing materials reviewed for this page. A ninth tower, Seaglass, was added to the roster later and completed in 2019. Azure sits roughly in the middle of the tower sequence — neither the oldest nor the youngest — and benefits from being built with the lessons of Estancia applied but before the full tower community was established enough to reduce individual building identity.
One credential worth noting in plain language:
Azure sold out — nearly entirely — before it opened. In a high-end real estate market where presales of that depth and speed are rare, that fact reflects both the Bonita Bay Group's community reputation and the Lutgert Companies' track record. Buyers who reserved units were paying $1.9 million or more for residences that existed only in plans and marketing materials. They did so because the developer and builder credentialing was sufficient. That depth of buyer confidence in 2006 still echoes today as a credential in the resale market.
Total unit count: 77 residences comprising 69 luxury tower homes and 8 adjacent carriage homes. The tower homes occupy Floors 4 through 25. The carriage homes are at ground level adjacent to the tower and offer a distinct product type — larger terraces, direct-access entry, and different view profiles from the tower residences.
Floor plan structure:
Azure offers three named floor plan types — Residence 1, Residence 2, and Residence 3 — each available across three floor-band variants:
Floors 4–11: Entry tier. Views begin to clear the surrounding landscape and community canopy. Estero Bay becomes visible from the west-facing rooms. Golf course and preserve views emerge to the east. Pricing at the lower end of the Azure range.
Floors 12–20: Mid-rise tier. Estero Bay views are unobstructed to the west; golf and preserve views open broadly to the east. The Gulf of Mexico becomes visible beyond Estero Island as elevation increases through this band. Pricing in the mid range.
Floors 21–26: Upper tier. Gulf and bay views at their broadest. The sightlines extend to the horizon in multiple directions. The rooftop sky terrace is on Floor 26 — the highest elevation accessible to residents. Pricing at the top of the Azure market.
Square footage range: All residences — tower and carriage — fall within 2,700 to 4,200 square feet of interior living space. The Residence 3 plans at the upper end approach the 4,200-square-foot mark; the Residence 1 configurations begin at approximately 2,700 square feet. The specific square footage of each named plan within each floor band has not been independently confirmed in a publicly accessible format — the original floor plan marketing used Flash-rendered pages that are not extractable from the archived Wayback Machine. For exact floor-by-floor dimensions, the most reliable path is through the Azure Association's governing documents (which record each unit's approximate area) or through an active listing's MLS data sheet.
For exact per-plan square footages, a Domain Realty agent can pull the current MLS data sheet for any active or recently sold Azure unit (Stellar / SWFL MLS, AZURE subdivision filter), which records each unit's air-conditioned and total area, or reference the Association's governing documents.
Private elevator foyer — the design distinction:
Every tower residence has private elevator access directly to the unit's entry foyer. This means the elevator car opens into your vestibule, not into a shared hallway. There are no residential corridors. The floor is yours — occupied by the units on that level and their private foyer entries. This is not the standard design for even luxury high-rises; most buildings have a central elevator bank that opens onto a corridor with all units visible from the same hallway. Azure's design eliminates shared corridors entirely on residential floors. The practical effect is greater privacy, no hallway noise, and a building experience that feels more like a private residence and less like a managed hotel.
Outdoor kitchens per residence:
Every Azure residence includes its own outdoor kitchen. Combined with the private terraces — some units have up to four separate outdoor spaces — this means Azure residents have private outdoor living and cooking capability at their own elevation, not shared with the building below. The rooftop sky terrace adds another outdoor kitchen at the building-common level.
The carriage homes:
The eight carriage homes adjacent to the tower are a distinct product type. They are ground-level residences with direct entry and large private terraces. Their view profiles differ from the tower — primarily overlooking the community landscape and park rather than water and Gulf — but they offer larger terrace footprints and direct-entry convenience that appeals to a different buyer profile. The last unsold unit at the building's February 2006 pre-opening state was a carriage-level residence with terraces on three sides, including views of Estero Bay, the mangrove preserve, and a Bonita Bay waterfront park. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
What is for sale right now:
As of the June 2026 MLS pull, Azure has 1 active listing — priced at $2,045,000, with 249 days on market. Against the building's trailing-year sales pace of six closings, that represents roughly 2 months of supply — low active inventory by any measure. A buyer interested in Azure should understand that the open-market opportunity is narrow at any given moment, and a serious buyer often has to wait for the right unit to come available or work through off-market channels that a building-specialist team can access. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
Recent sold history:
Over the trailing 12 months, Azure recorded 6 closed resales totaling $13,300,000 in volume — median sold price $2,200,000, average $2,216,667, high $2,300,000, low $2,100,000. Median days on market was 188 and the average sale-to-list ratio was 92.7%. The defining feature of Azure's recent sold history is its consistency: all six sales landed inside a $200,000 band ($2.1M–$2.3M). For buyers, that means a predictable entry point; for sellers, it means the comps are unusually clean and a well-prepared listing can be priced with confidence. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
Azure's amenity story operates on three distinct tiers, and understanding each tier separately is essential before comparing Azure to any other building in Southwest Florida.
The second-floor amenity podium:
Azure's amenity level sits on the second floor above the lobby and parking structure — elevated from grade, oriented toward the community landscape and water, and functionally organized as a self-contained private club for the building's 77 residences.
The amenity suite includes:
Fitness center with steam room and massage facilities: A state-of-the-art fitness center with commercial equipment, a separate steam room, and dedicated massage rooms. For residents who want to work out, recover, or receive treatment without traveling to the Club campus, Azure's building-level fitness is comprehensive. The Bonita Bay Club's Lifestyle Center — a separate, membership-required facility — is significantly larger and offers full spa services including salon, but Azure's in-building fitness is a meaningful amenity in its own right for daily use. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Ten-seat private theater and media room: A dedicated 10-seat movie theater on the amenity floor. This is a room, not a corner of the social space — a proper screening room for private showings. It is available to residents for reservation. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Social room, grand salon, and game room: Multiple gathering spaces including a social room described in the building's original marketing as an "elegant grand salon" — implying a formal gathering space — alongside a separate game room. The clubroom includes a bar and catering kitchen, suitable for private events and community gatherings. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Two guest suites at lobby level: Azure provides two private guest suites available for resident reservation when family or friends visit. Located at the lobby level, these suites function as hotel-quality private accommodations for visiting guests. Pricing and reservation process require contact with Azure management (azurebonitabay.com or through the Association). (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Resident manager's office and home: The amenity complex includes the office and permanent residence of Azure's on-site resident manager. This is not a part-time management arrangement — the resident manager lives in the building and is present as a condition of employment. That level of on-site management provides maintenance response, vendor coordination, and community oversight that most buildings do not offer. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Pool, spa, and outdoor recreation area:
Azure features a resort-style swimming pool and spa alongside a screened outdoor recreation area. The outdoor amenities include:
The outdoor pool and recreation area is oriented toward the community landscape. The rooftop sky terrace — described separately below — is Azure's primary open-air amenity for elevated Gulf and bay views. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
The 26th-floor rooftop sky terrace — Azure's defining differentiator:
When the Bonita Bay Group announced Azure's completion, they noted that it would be "the first Bonita Bay high-rise with a rooftop sunset terrace." (Source: Bonita Bay Group Press Release 1320, "The Bonita Bay Group Reports 2005 Sales At Bonita Bay," January 17, 2006, Wayback Machine.) That remains true today: no other Bonita Bay high-rise — Tavira, Esperia, Estancia, Horizons, Seaglass, or the others — has a publicly promoted rooftop sky terrace. The 26th floor at Azure is the highest point in the building that residents can access, and the terrace there offers 360-degree panoramic views: Estero Bay to the west, the Gulf of Mexico beyond Estero Island, the Arthur Hills golf courses and Bonita Bay's interior to the east, and the full sweep of the barrier island and coastal landscape to the north and south. The terrace is equipped with bar service and BBQ capability. It is the building's signature gathering space for sunset events, private parties, and the casual evening use that the building's owners treat as a daily luxury. (Source: Bonita Bay Group Press Release 1320, Wayback Machine.)
Building security and access systems:
Azure operates a 24/7 concierge and security service at the building level. The lobby is staffed around the clock. The parking structure and building entrances use electronic controlled-access systems. The private elevator foyers add an additional layer of security at the residential floor level. Guests are managed through the lobby, and residents can control who accesses the building through the concierge. (Source: Bonita Bay Group Press Release 1338, Wayback Machine; MLS listing descriptions.)
Parking:
Each Azure residence comes with two secured under-building parking spaces. Some units include privately enclosed garage bays. The parking structure is access-controlled and climate-influenced by the building's design. An automated car-rinse facility is standard in the Bonita Bay high-rise parking structures — a detail that reflects the Lutgert Companies' approach to eliminating the inconveniences of coastal saltwater living at the building level. (Source: Bonita Bay Group Press Release 1320, Wayback Machine.)
Trash and recycling:
A per-floor electronic trash-sorting system separates refuse and recyclables from each floor. This system was standard for all Bonita Bay high-rises at the Lutgert Companies' specification — the equivalent of valet trash without the hallway staging. The Bonita Bay Group Press Release 1338 specifically references "an electronic system will sort and dispose of refuse and recyclables" for the last available Azure unit. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
The Bonita Bay Community Association (BBCA) is the master property owners association that governs the entire 2,400-acre community. Azure owners pay into the BBCA through their master HOA assessment alongside their building-specific condo fees. The BBCA amenities are available to all Bonita Bay residents regardless of whether they hold a Bonita Bay Club membership.
The rebuilt Bonita Bay Private Beach Park:
The Private Beach Park on Little Hickory Island (Estero Island, Gulf of Mexico side) was one of Bonita Bay's most beloved amenities and one of Hurricane Ian's most devastating losses. When Ian made landfall on September 28, 2022, the storm surge that destroyed Fort Myers Beach and Estero Island's commercial corridor also destroyed Bonita Bay's beachfront park completely. The structure did not require repair — it required complete rebuilding from the ground up.
The rebuilt park represents what three years of post-Ian engineering experience has produced: it was constructed 14 feet above sea level per FEMA code, with concrete construction, breakaway first-floor walls (a FEMA-compliant storm-resistant design approach that allows lower-level walls to fail safely in surge events while protecting the elevated structure above), Marvel Stone hardscapes, removable grills, and weather-resistant materials throughout. Native dune vegetation was restored to stabilize the shoreline. Reduced lighting and specialized turtle fencing protect the sea turtle nesting habitat. Digital beach passes and a shuttle tracking app were implemented for the new system.
The park officially reopened on November 13, 2025. Director Garrett Stone, who oversaw the rebuild, noted at the opening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." (Source: Bonita Bay Community Association Private Beach page, bonitabayresidents.com; Wild Pines of Bonita Bay December 2025 newsletter, wildpinesofbonitabay.com.)
The new beach park offers:
A seasonal shuttle service operates from within Bonita Bay during the winter months (November through April), picking up at designated community stops and traveling the approximately 10 minutes to the beach gate. (Source: bonitabayresidents.com.)
The beach park is a BBCA amenity — available to all Bonita Bay residents, not restricted to Club members. Azure owners access it as a benefit of their BBCA membership that is embedded in the master HOA assessment.
Three waterfront parks inside Bonita Bay:
The BBCA maintains three waterfront parks inside the community gates: Spring Creek Park, Riverwalk Park, and Estero Bay Park. Estero Bay Park is directly adjacent to Azure's building site — it is the open waterfront park that gives Azure its close-to-water feel. The park includes a fishing pier overlooking Estero Bay. Riverwalk Park, located near the marina, hosts pickleball courts (which were under reconstruction as of November 2025 with expected completion by late February 2026, per BBCA communications, with temporary offsite court access provided through Sports Challenge America). (Source: Wild Pines of Bonita Bay community newsletters, wildpinesofbonitabay.com.)
12 miles of walking and biking trails:
Bonita Bay's trail system winds through 2,400 acres of master-planned landscape, connecting the neighborhoods, parks, and common areas. Azure residents can walk or bike from the tower directly into this trail network.
Kayaking, canoeing, and other water activities:
The BBCA operates a watercraft launch and lodge for resident use. Access to Estero Bay's waters for non-motorized craft is a resident benefit.
12 AED units placed community-wide:
As of 2025, the BBCA installed twelve Automated External Defibrillator units at key locations throughout the community including the three waterfront parks, the Activities Center, and common area buildings. (Source: Wild Pines of Bonita Bay, July 2025 newsletter.)
The Bonita Bay Club is a separate entity from the BBCA. It is resident-owned, non-equity (meaning initiation fees are non-refundable and do not represent a financial interest in the club), and optional — no Bonita Bay property, including Azure, requires a Club membership. But for residents who choose to join, the Club is one of the most comprehensive private club experiences in Southwest Florida.
Five championship golf courses across two campuses:
West Campus (Bonita Springs, inside Bonita Bay): Bay Island, Marsh, and Creekside — all designed by Arthur Hills, the landscape architect responsible for some of the most respected private golf courses in the Southeast. The Bay Island course reopened after renovation with Hills-Forrest-Smith (the successor firm to the original Hills practice) overseeing the work.
East Campus (Naples, approximately 15–20 minutes east): Cypress and Sabal, both designed by Tom Fazio. The Sabal course underwent a $16.5 million renovation by Fazio Design senior associate Tom Marzolf — the same designer who was part of the original Fazio team that built Sabal — and reopened on December 2, 2024. The renovation elevated the course 1.5 feet for improved drainage, added new lakes, installed 450 catch basins, and rebuilt the Naples clubhouse (rotated 17 degrees for expanded views). (Source: First Call Golf, "Fazio Design's Tom Marzolf Reopens Sabal at Bonita Bay," January 17, 2025.) Cypress was renovated earlier (Golf Inc. Renovation of the Year, 2022). Both Naples campus courses are fully operational.
One Club membership covers access to both campuses — 54 holes of championship golf under two architectural lineages. Few private clubs in Florida offer a comparable arrangement.
Club membership tiers (as of most recent published data — verify current fee schedule with the Club):
A multi-year waitlist exists for Golf Membership as of 2023 published data; Sports Membership had no waitlist at that time. Verify current waitlist and fee status directly with the Bonita Bay Club at bonitabayclub.net or through their membership office. (Source: privateIQ golf membership database, privateiq.golf; Bonita Bay Club member information, bonitabayclub.net.)
Sports center:
The Club's Lifestyle Center offers 18 Har-Tru tennis courts, 15 pickleball courts, a championship croquet lawn, a state-of-the-art fitness center, luxury spa and salon, and a resort-style pool. This facility operates independently of Azure's building-level fitness center — members use both depending on the type of workout or service they want.
Dining:
Multiple dining venues at the Club serve members across both campuses. Food and beverage minimums apply per membership tier; specific minimums should be confirmed with the Club.
Membership is not mandatory for Azure owners and is not factored into the HOA fee structure. It is an entirely separate financial commitment. But Azure buyers who are serious golfers or tennis players typically factor the initiation cost and dues into their overall Bonita Bay ownership decision.
Azure at Bonita Bay operates under a stacked fee structure — two separate HOA assessments that stack on top of each other, each covering a different set of obligations. Understanding both is essential for any accurate cost-of-ownership calculation.
The Azure at Bonita Bay Condominium Association, Inc. (Sunbiz entity N02000009516, Active) manages and funds everything specific to the Azure building — the lobby, the amenity floor, the roof terrace, the pool and spa, the elevators, the parking structure, the building's common areas, and the building's insurance policy.
Average monthly assessment: approximately $3,692/month.
This figure is derived from aggregated listing data — it represents the average across all unit types and floor plans. Actual monthly assessments vary by unit size. A Residence 3 at 4,000+ square feet will be toward the upper end; a Residence 1 at 2,700 square feet will be toward the lower end.
Critical note: This $3,692/month figure is from listing data, not from the Association's current approved operating budget. The actual number for any specific unit requires the Association's current estoppel letter or the most recent approved annual budget. Do not close on Azure without requesting the current budget and estoppel.
What the Azure condo association fee is understood to cover:
What is likely NOT included in the Azure condo fee (confirm via estoppel):
Internet and cable: Bonita Bay as a community uses Hotwire Communications (Fision) as its bulk fiber-optic provider, delivering fiber-to-the-home service across the community under a community-wide agreement. As of late 2025, Hotwire was rolling out the "Fision TV+" platform upgrade across Bonita Bay, with town halls and education classes held in November–December 2025. This service is typically delivered as part of the community or building's HOA agreement — meaning the cost is embedded in either the BBCA or Azure sub-HOA fee rather than billed individually to residents. Confirm the specific cable/internet inclusion in Azure's current operating budget — this should be itemized. (Source: Wild Pines of Bonita Bay December 2025 newsletter, wildpinesofbonitabay.com.)
The Bonita Bay Community Association (BBCA) — address: 3451 Bonita Bay Blvd., Suite #200, Bonita Springs, FL 34134; phone: 239-495-8111 — maintains the entire 2,400-acre community's infrastructure, common areas, security, and amenities outside the individual sub-village boundaries. Azure owners pay a BBCA annual assessment in addition to their building-level condo fee.
BBCA annual assessment: The current dollar amount for Azure units was not found in public sources and requires direct BBCA contact or the building's estoppel letter.
BBCA financials as of 2024 year-end: The BBCA Treasurer Ron Breen reported at the March 20, 2025 Annual Meeting that BBCA operations-side funds were $18.8 million at year-end 2024 (up from $18.3 million the prior year) and reserve funds were $5.5 million (down from $6.4 million, explained by beach park rebuild drawdowns). The BBCA's overall financial position was characterized as "strong." (Source: Wild Pines of Bonita Bay recap of March 20, 2025 BBCA Board of Directors Annual Meeting, wildpinesofbonitabay.com.)
What the BBCA assessment covers:
Standard for Florida luxury condominiums, Azure's closing and transfer fees are not published in public sources and must be confirmed via the Association's estoppel letter at the time of contract. Typical charges in this tier of building include:
Buyers should request the full fee schedule, current operating budget, and estoppel letter from the Azure at Bonita Bay Condominium Association before executing any contract. The Association can be contacted through azurebonitabay.com or through the BBCA's accounting office at [email protected].
The full cost of ownership at Azure involves three financial entities: (1) the Azure Condominium Association, (2) the BBCA master HOA, and (3) optionally, the Bonita Bay Club. Each has its own fee structure, reserve position, and history of special assessments.
The total monthly cost of ownership at the HOA level:
Take the Azure sub-HOA monthly fee (approximately $3,692/month on average, varies by unit size) and add the BBCA annual assessment divided by 12. Add the estimated annual building insurance premium per unit divided by 12. This gives you the HOA-related carrying cost before mortgage (most buyers are cash), property taxes, and personal insurance. Azure's HOA carrying cost is among the highest of any Bonita Bay sub-village — which reflects the comprehensive staffing, concierge service, and full-building maintenance program that a 77-unit private high-rise requires.
BBCA Hurricane Ian Special Assessment:
At its March 20, 2025 Special Meeting, the BBCA Board of Directors approved a special assessment of $500 per unit to fund a portion of the Private Beach Park's post-Ian rebuild costs. The original estimate had been $250 per unit; the increase to $500 reflected $574,000 in change orders including $148,000 for additional insurance and $156,000 for Hurricane Helene and Milton sand removal. The assessment was payable by June 30, 2025. (Source: Wild Pines of Bonita Bay recap of March 20, 2025 BBCA Board of Directors Annual Meeting.)
For 2026 buyers: This assessment deadline has passed. Any Azure unit under contract should be verified via estoppel to confirm the prior owner paid this assessment. Unpaid special assessments may attach to the unit.
Azure sub-HOA special assessments:
No Azure Condominium Association-specific special assessments were found in public sources. Buyers should request a five-year assessment history from the Association directly to confirm. Post-Surfside legislation has fundamentally changed the reserve funding requirement for all Florida condominium associations (see the SIRS section below) — if Azure's SIRS identified reserve shortfalls, future assessments or fee increases are possible.
Reserve fund status:
BBCA reserves: $5.5 million at year-end 2024 (BBCA Treasurer, March 2025 Annual Meeting). Azure sub-HOA reserve position: not available in public sources. Request the current reserve study (or SIRS results, which serve this function for 2026 and beyond) from the Association.
The governing entities:
Azure at Bonita Bay is governed by two corporate entities:
AZURE AT BONITA BAY CONDOMINIUM ASSOCIATION, INC. — Florida not-for-profit corporation, Entity Number N02000009516, Status: Active. This is the operating HOA that governs the building, enforces the Declaration of Condominium and Bylaws, manages the common elements, and assesses and collects dues. (Source: Florida Division of Corporations, search.sunbiz.org.)
AZURE AT BONITA BAY, INC. — Florida for-profit corporation, Entity Number P02000123494, Status: Inactive. This was the Lutgert Companies / Bonita Bay Group developer vehicle, now dissolved post-completion and sellout. Its inactive status is expected and normal. (Source: search.sunbiz.org.)
DBPR license: The Azure at Bonita Bay Condominium Association is licensed with the Florida Department of Business and Professional Regulation (DBPR) as a condominium association. License status: Approved (Active). (Source: Florida DBPR license detail, myfloridalicense.com.)
Governing documents:
Declaration of Condominium: Recorded with the Lee County Clerk of Courts, likely in 2005–2006 during the development phase. Search grantor "Azure at Bonita Bay" or "Lutgert" at the Lee County Official Records portal (leeclerk.org). The Declaration is public record.
Bylaws, Rules & Regulations: Available through the Association's resident portal at azurebonitabay.com. Prospective buyers are entitled to request a copy of all governing documents from the Association prior to contract.
BBCA Rules & Regulations (Community-Wide): The BBCA's Amended and Recorded Rules and Regulations (approved January 14, 2021) are available on the BBCA resident website and cover community-wide standards applicable to all Bonita Bay residents including Azure owners.
The Florida Condo Safety Law and SIRS — the most important open item for 2026 buyers:
Florida enacted SB 4-D in May 2022, significantly amended by HB 913 in subsequent years. The legislation has two major requirements for condominium buildings of three stories or more:
Milestone Structural Inspections: Required at 30 years of age (or 25 years for buildings within three miles of the coastline). Azure was completed in fall 2006, which means the 25-year coastal threshold falls in approximately 2031 and the 30-year threshold in approximately 2036. Mandatory milestone inspections are not yet required by statute for Azure as of 2026. Many well-managed associations complete voluntary structural assessments proactively regardless of statutory requirement; Azure's voluntary inspection status is unknown and should be confirmed with the Association.
Structural Integrity Reserve Studies (SIRS): Required for all Florida condominium buildings three stories or more, regardless of age. The deadline for completion was December 31, 2025. Associations must notify unit owners of the SIRS results within 45 days of completion, and reserves must be funded per the SIRS schedule starting January 1, 2026 — with a statutory prohibition on waiving or reducing SIRS-designated reserve contributions beginning January 1, 2027. (Source: Florida DBPR Condominium Information & Resources, condos.myfloridalicense.com; Florida SIRS legislation documentation.)
Azure's SIRS status as of this writing: The SIRS deadline has passed (December 31, 2025) and the current date is June 2026. Whether Azure's Association completed the SIRS on schedule, what it revealed about the building's structural reserve requirements, and whether the results will affect future monthly dues or special assessments is the single most critical due diligence item for any 2026 Azure buyer. This information is not available in public sources. Buyers must request it directly from the Association (azurebonitabay.com) or obtain it through the seller's disclosure.
What the SIRS covers and why it matters:
The SIRS is an engineering study that assesses the structural integrity of the building's major components — roof, exterior walls, load-bearing elements, windows, plumbing penetrations, electrical systems, and more — and establishes a reserve funding schedule for repairing and replacing those components over the building's expected useful life. If the study finds that reserves are adequate and the building is structurally sound, the effect on monthly dues may be modest. If the study finds significant underfunding or identifies components requiring near-term attention, the effect on monthly dues or the likelihood of special assessments increases. For a 2006-vintage building that is now approaching 20 years, the SIRS is a document that tells you what the building's next 10–20 years of capital expenditure looks like — and that directly affects the value of the unit you are buying.
Ask for the completed SIRS report before you close.
Here is the single most telling data point about Azure as a rental market: over the trailing 12 months there were zero MLS rental listings and zero recorded leases for the building (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026). That is not a data gap — it is the market. Azure owners do not rent their units, and the building's governing documents (30-day minimum, three leases per year) are designed to keep it that way. If you are buying here, plan to be an owner-occupant or snowbird who uses the residence personally; if you are selling here, your buyer pool is almost entirely primary-residence and seasonal owners, not investors. For owners who do want light seasonal use covered, full-service property management is available through the Bonita Bay community and several local luxury-condo managers, but the practical reality is that Azure trades as a home, not as an income property. We do not quote a seasonal rate here because there is no recent MLS lease activity at Azure to ground one honestly — any number would be an invention rather than a comp.
Azure at Bonita Bay permits leasing, but the governing documents establish parameters that materially affect investment math.
Minimum lease term: 30 days. Sub-30-day rental platforms — Airbnb, VRBO, and similar short-term-rental operations — are effectively prohibited under the 30-day minimum. Azure is not a short-term rental investment property.
Maximum leases per year: 3. Owners may lease their unit up to three times per calendar year, with each lease being a minimum of 30 days in duration. A seasonal snowbird who rents from January through April and again from November through December could potentially lease twice annually within these parameters.
The investment case:
At 30-day minimums and three leases per year, Azure is viable for a specific type of investment buyer: the seasonal income seeker who wants to offset carrying costs during the months they are not in residence, rather than the short-term rental operator seeking weekly turnover. The building's service level (24/7 concierge, resort-style amenities, Gulf views) supports seasonal lease rates that justify the high operating cost. A third-party rental management company (confirmed via research to be active at Azure) handles the logistics for owners who choose to lease.
Tenant application and approval:
Standard for luxury Bonita Bay high-rises, tenants must submit an application and receive Association approval before occupying. Specific turnaround time, credit check requirements, and fee schedule should be confirmed with the Association.
Rental cap (percentage of units leased simultaneously):
Not available in public sources. Request from the Association's governing documents.
Short-term rental (under 30 days): Prohibited based on the 30-day minimum. Do not purchase Azure expecting to operate it as a short-term rental.
Azure at Bonita Bay is confirmed pet-friendly — dogs and cats are permitted. The building's MLS listing profiles consistently reference a pet-friendly status. (Source: Stellar / SWFL MLS listing data, AZURE subdivision.)
What is NOT confirmed from governing documents:
The specific parameters — weight limits, breed restrictions, maximum number of pets per unit, leash requirements in common areas, and any breed-exclusion list — were not found in publicly accessible sources. Aggregator websites suggested "two pets" as a maximum, but these figures appeared to come from apartment listing platforms unrelated to Azure at Bonita Bay and should not be relied upon.
Before purchasing Azure with a pet: Request the current Rules & Regulations and the Declaration of Condominium's animal provisions directly from the Azure Condominium Association. This is especially important for owners of large dogs or breeds that are commonly restricted in high-rise building policies due to insurance carrier requirements.
Azure's geographic position in the storm context:
Azure at Bonita Bay sits inside Bonita Bay's gates, approximately four to five miles inland from the Gulf of Mexico's open coast. The community's western boundary touches Estero Bay, which is a tidal estuary — not the open Gulf — and Azure's building site is adjacent to Estero Bay Park rather than directly on Estero Bay's water's edge. This position is relevant to understanding Ian's impact profile.
Hurricane Ian (September 28, 2022):
Hurricane Ian made landfall near Punta Rassa and Fort Myers Beach as a Category 4 storm with 150 mph sustained winds, generating the deadliest and most destructive event in Lee County's recorded history: 161 deaths and $113 billion in statewide damage. The storm surge that swept Fort Myers Beach and the barrier islands was extraordinary — upward of 15 feet in the most exposed locations.
For ZIP 34134 (Bonita Bay's ZIP code), FEMA's National Flood Insurance Program recorded 497 Hurricane Ian–related claims totaling $71.8 million in building damage paid and $82.2 million in total building damage assessed. (Source: FEMA Open Data API, FimaNfipClaims, queried June 2026.)
Critical context: The breakdown of those 497 claims by structure height is telling — 225 claims were for single-story buildings, 184 for two-story buildings, and 71 for three-story structures. Only 20 claims were for buildings of five floors or more. Azure, at 25 stories, would not appear in the NFIP data regardless of whether Ian caused any unit-level damage — buildings of Azure's replacement value ($100 million or more) carry private-market insurance, not NFIP, which caps building coverage at $500,000.
What that means practically: The absence of Azure from NFIP claims data is not evidence of no damage — it is evidence that Azure carries private-market commercial coverage, as expected. The building's Ian story lives in the Association's insurance claim files and board meeting minutes, not in public FEMA data.
What was found in news sources: A search of Florida Weekly, WINK News, Naples Daily News, and the News-Press for "Azure Bonita Bay Hurricane Ian" returned zero articles specifically about Azure damage from Ian. The hardest-hit Bonita Bay Ian asset in the news coverage was not a tower — it was the Private Beach Park on Estero Island, which sustained total destruction and required three years of reconstruction before reopening November 13, 2025.
The honest assessment for Azure buyers:
Azure is a 25-story reinforced concrete structure built in 2006 — after Hurricane Charley (2004) mandated Florida's most significant building code upgrades in decades, requiring impact-resistant windows and doors for all new construction in Lee County wind zones. The building's post-Charley construction standard means it was built with hurricane resistance as a code requirement, not as an optional upgrade. The combination of concrete construction, post-2004 building code compliance, four-to-five miles of inland separation from the Gulf shoreline, and the absence of any news coverage of Azure-specific Ian damage supports the conclusion that the building itself sustained no catastrophic structural damage from Ian.
Individual units may have experienced water intrusion from wind-driven rain through window seals, balcony doors, or mechanical penetrations — this is a standard risk for any Florida high-rise in a major hurricane and varies unit by unit depending on exposure direction, window and door seal condition, and specific storm track relative to the building. Buyers should ask the seller for a specific disclosure on any Ian-related repairs or water intrusion within the unit being purchased.
To fully verify: Contact the Azure Condominium Association directly to confirm (a) whether any Ian-related special assessment was levied; (b) the amount and settlement of any insurance claim; (c) whether any units were rendered uninhabitable and for how long; and (d) whether any repairs are ongoing.
Hurricanes Helene and Milton (2024):
Hurricane Helene made landfall at Perry, Florida (Big Bend area) on September 26, 2024; Hurricane Milton made landfall near Siesta Key on October 9, 2024. Both storms affected Lee County, with Milton classified as the more significant event for Southwest Florida. NFIP data for ZIP 34134 in 2024 shows 393 total claims — 261 attributed to Milton, 118 to Helene, 9 to Hurricane Debby — with $20.6 million in building claims paid. That figure represents approximately 28.7 percent of Ian's NFIP impact in this ZIP, indicating meaningful but substantially less damage than the 2022 event. No Azure-specific news coverage of Helene or Milton damage was found.
FEMA flood zone for Azure:
Azure's parcel-specific flood zone classification should be confirmed at the FEMA Flood Map Service Center (msc.fema.gov) using the confirmed building address as part of due diligence. Given Azure's position adjacent to Estero Bay (a tidal body) in ZIP 34134, portions of the Azure parcel may fall in FEMA Zone AE — the one-percent annual chance flood zone. Buyers with federally backed mortgages should confirm whether flood insurance is required by their lender; cash buyers should assess flood insurance as a risk management decision regardless of requirement. A Domain Realty agent can pull the parcel-specific FIRM panel for any unit you are considering.
Insurance reality for luxury high-rises in 2026:
Florida's property insurance market went through its most disruptive period in decades between 2022 and 2025. Multiple private carriers exited or significantly reduced Florida exposure post-Ian; surplus-lines rates for Southwest Florida high-rises increased an estimated 40 to 80 percent in the 2022–2023 renewal cycle, translating in some buildings to HOA fee increases of $400 to $800 per month per unit from insurance alone. (Source: Florida Weekly, "Costly Condo Concerns," May 2, 2024.)
The 2026 signal is more positive: Florida's insurance market reforms (tort reform, assignment of benefits reform, 2022–2023 legislative actions) have begun attracting private carriers back to the state. Citizens Property Insurance announced premium reductions for Spring 2026 renewals — the first meaningful rate reduction in four years. (Source: Florida CFO press releases, myfloridacfo.com, 2026.) This does not reverse all of the post-Ian premium increases, but it indicates a market stabilization that benefits Azure buyers entering in 2026 versus buyers who faced peak uncertainty in 2023–2024.
The buyer's insurance due diligence checklist:
Most Azure buyers are in the life stage where school-age children in the household are not a primary consideration — the building's price point and luxury profile align primarily with buyers in their fifties and older. But school zoning affects downstream resale equity and matters for any buyer with children or grandchildren planning extended visits.
Lee County School District:
Azure is in the Lee County School District, Florida's ninth-largest school system. Typical school assignments for the ZIP 34134 / west Bonita Springs area include:
Important: Lee County adjusts school boundary assignments periodically. Always verify the current assignment for the specific Azure unit address at the Lee County School District's online school-finder tool before relying on these designations.
Drive times from Azure at Bonita Bay:
Internal community logistics:
Golf carts are a standard mode of internal transportation in Bonita Bay. Azure residents can drive a golf cart to the marina, the Club campuses, the community parks, and the shuttle pickup points for the beach bus — all within the gated community without using a car.
Lee County permit activity inside Azure:
Recent building permit activity inside the Azure building's parcel can be verified directly at the Lee County Property Appraiser's permit history search (leepa.org → permit history by address). Typical Azure permits include unit renovation permits (kitchen and bath remodels, floor replacement, HVAC upgrades), any post-Ian repair permits, and building system maintenance permits. An active renovation permit on a unit being purchased is relevant disclosure — confirm whether any open permits exist on the specific unit before contract. A Domain Realty agent can pull the permit history for any unit you are evaluating.
Adjacent zoning and development near Bonita Bay:
Bonita Bay's 2,400-acre master plan is largely built out. The community's substantial preserve buffers and Estero Bay waterfront provide meaningful insulation from adjacent commercial or residential encroachment. The US-41 corridor north and south of Bonita Bay's entry continues to see infill development, but the community's western bayfront and the Estero Bay Park buffer protect Azure's view corridor from the kinds of adjacent development that affect inland communities. Buyers who want the current picture can review Lee County Planning Commission agendas (leegov.com) for any applications near the Azure site; a Domain Realty agent can run that check as part of due diligence.
Mail and packages: Standard for a full-service concierge high-rise: USPS mail is delivered to lobby mailboxes; packages are received by the concierge desk and held for resident pickup or delivery notification. Confirm the current package management protocol with the building's resident manager.
Trash and recycling: Azure's per-floor electronic trash-sorting system — described in the Bonita Bay Group's own press release for the last available unit — handles refuse and recyclables from each floor automatically. Residents do not take trash to a central collection point; the system routes it from each floor.
Parking and vehicle logistics: Two secured under-building parking spaces per unit. An automated car-rinse facility is in the parking structure — a detail that matters in Florida's salt-air coastal environment for both paint protection and cleanliness. Some units have privately enclosed garage bays.
Internet and cable: Hotwire Communications (Fision) provides community-wide fiber-optic internet and cable TV across Bonita Bay under a bulk HOA agreement. The Fision TV+ platform upgrade rolled out in late 2025. Confirm whether this service is included in the Azure sub-HOA fee or the BBCA assessment.
Community gate and security: Bonita Bay's main gate is staffed around the clock. Residents use vehicle barcodes for entry. Guest and vendor call-in access: 239-947-2476 or [email protected]. App-based transportation (Uber, Lyft) access is governed by a specific community policy available through the BBCA office.
Marina access (optional, separate): The Bonita Bay Marina is on the Imperial River at the south end of the community — approximately 1.5 to 2 miles from Azure by internal road. It is open seven days a week from 8:00 AM to 5:00 PM, with boat launching from 8:30 AM to 4:00 PM daily via BoatCloud reservation. VHF Channel 72. The marina offers 326 dry storage spaces and 98 wet slips. Current rates: wet storage $667/month; dry storage $596/month (for vessels 20 feet and under). Marina access requires a separate application — it is not bundled with Azure ownership or with any HOA payment. Marina contact: 239-495-3222; marina manager Tibe Larson at [email protected]. (Source: bonitabaymarina.net; bonitabayresidents.com.)
EV charging: No dedicated EV charging stations at Azure's parking structure were found in public databases (ChargeHub, PlugShare) as of 2026. Azure (2006) predates standard EV infrastructure. The neighboring Seaglass tower (2019) has two ChargePoint Level 2 stations. Azure buyers with electric vehicles should contact the Association directly about garage conduit capacity and the Association's policy on individual owners installing Level 2 chargers in their assigned spaces. Florida Statute 718.113 provides unit owners with certain installation rights for EV chargers in their assigned parking areas, but enforcement and cost allocation vary by building. (Source: ChargeHub, Seaglass at Bonita Bay station data.)
Bonita Bay's nine high-rise towers are not interchangeable. Each has a distinct position in the community, a distinct year of construction, a distinct unit count, and a distinct amenity identity. Buyers comparing towers across Bonita Bay are ultimately choosing between different expressions of the same high-rise lifestyle.
Azure vs. Tavira:
Tavira (the seventh Bonita Bay tower, 26 stories, approximately 90 residences, completed approximately 2008, address 4971 Bonita Bay Blvd.) is the most-searched Bonita Bay tower by search volume and the most active in the resale market. It has more units than Azure (90 vs. 77), a slightly taller profile, and similar Estero Bay and Gulf exposure. Azure's advantage over Tavira: the rooftop sky terrace (Tavira has none), the lower unit count (greater exclusivity), and the Sand Dollar Award building distinction. Tavira's advantage over Azure: larger total inventory means more frequent listing opportunities and, in some periods, broader price discovery. Both are Lutgert-built towers from the same planning sequence. A dedicated Tavira spoke page is coming at /neighborhoods/tavira-bonita-bay with full HOA fee schedules, recent sale comps, and floor-by-floor analysis.
Azure vs. Esperia North and South:
Esperia North (27 stories, approximately 120 residences) and Esperia South (27 stories, approximately 119 residences) are twin towers — the sixth and fifth in the Bonita Bay sequence, completed approximately 2007–2008. They are slightly taller than Azure but each has significantly more units. The higher unit count means more residents sharing amenities and a somewhat different building community atmosphere. Esperia's pricing is typically at a slight discount to Azure given the larger unit count and different building identity. A dedicated Esperia spoke page is planned.
Azure vs. Estancia:
Estancia (approximately 20 stories, 119 residences, the third Bonita Bay tower, completed approximately 2002–2003) is the oldest of the major Bonita Bay towers and has been in the resale market the longest. Its earlier vintage means it was built before the post-Charley code upgrades that Azure benefited from, which affects how buyers assess its storm resilience profile. Estancia pricing is typically below Azure on a per-square-foot basis. A dedicated Estancia spoke page is planned.
Azure vs. Seaglass:
Seaglass (completed approximately 2019, approximately 120+ residences) is the newest of the Bonita Bay tower portfolio. It was built with 2019-era construction standards — EV charging infrastructure, current hurricane mitigation features, current window technology — and benefits from the most recent mechanical systems. It will face its first reserve study cycles further in the future than Azure. Its price point is typically at or above Azure given its new-construction vintage. A dedicated Seaglass spoke page is planned.
The honest positioning:
Azure's combination of low unit count (77), rooftop sky terrace (first and only in Bonita Bay), private elevator foyer per unit, outdoor kitchen per residence, two on-site guest suites, 2006 construction with post-Charley code compliance, and Sand Dollar Award recognition makes it a distinctive product within the Bonita Bay tower group. For buyers who prioritize building exclusivity, the rooftop differentiator, and the private-foyer living experience, Azure is the most focused expression of that profile in Bonita Bay.
Pros:
The rooftop sky terrace: No other Bonita Bay high-rise has one. It is a sunset gathering space on the 26th floor with 360-degree views that no building-level pool deck or terrace can replicate. It is Azure's permanent differentiator in a market of comparable luxury towers.
Private elevator foyer per unit: The absence of shared corridors on residential floors is an architectural commitment that most Florida high-rises do not make. It produces a building experience that genuinely feels private rather than hotel-adjacent.
Low unit count: 77 residences is a tight community within a community. Amenity congestion is not an issue; the guest suites are available; the rooftop is yours when you want it.
Outdoor kitchen per residence: Every unit has one. Combined with the rooftop sky terrace's outdoor kitchen and the pool deck's covered grilling area, Azure offers more private and shared outdoor cooking capability than almost any comparable building in the region.
Sand Dollar Award recognition: The Collier Building Industry Association's recognition of Azure as High-Rise Community of the Year is a third-party validation of build quality that speaks to long-term structural performance.
2006 construction with post-Charley code compliance: Azure was built under the enhanced Florida Building Code enacted after Hurricane Charley in 2004. Impact-resistant windows and doors are code requirements for this construction vintage — not upgrades.
Bonita Bay lifestyle access: The BBCA amenity package (rebuilt beach park, three waterfront parks, 12 miles of trails) plus the optional Bonita Bay Club (54 holes of championship golf, 18 tennis courts, 15 pickleball courts, luxury lifestyle center) creates a lifestyle ecosystem that few communities in Southwest Florida can match.
Cons:
HOA fees are among the highest in Bonita Bay: Approximately $3,692/month for the Azure sub-HOA alone is a significant carrying cost. Add the BBCA master HOA on top. For buyers not accustomed to this level of HOA expense, the sticker shock is real.
SIRS status unconfirmed: The December 31, 2025 SIRS deadline has passed and the results are not in public record. This is the most material open question for any 2026 buyer and requires direct inquiry to the Association before contract execution.
No confirmed EV charging: For buyers with electric vehicles, Azure's 2006 vintage means EV infrastructure was not built in. Resolution requires Association approval and likely garage infrastructure work.
Club membership is an additional major cost: If your intent is to use the golf courses and full Club lifestyle, the Golf Membership initiation ($150,000, non-refundable) plus dues ($19,500/year) is a very significant additional outlay on top of the purchase price and HOA. Budget for it explicitly.
Marina access requires separate application: Buyers expecting boat-and-walk access should verify slip availability and factor in the separate marina fee. The marina is operational and well-run, but access is not automatic with purchase.
If you are searching for an Azure at Bonita Bay listing agent, or thinking, "I need someone who actually knows this building," you are in the right place. As Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar have represented buyers and sellers in Bonita Bay for more than two decades. We know Azure's floor-by-floor price distinctions — how a west-facing unit on Floor 22 prices relative to an east-facing unit on Floor 12, what the view premium on the rooftop-tier units actually represents in dollars, and what the SIRS disclosure conversation looks like with sophisticated buyers.
Our credentials:
What makes selling Azure different from selling a generic Southwest Florida condo:
The Azure buyer pool is narrow and knowledgeable. They have typically already toured other Bonita Bay towers — Tavira, Esperia, Estancia — and they are specifically choosing Azure for its rooftop terrace, its low unit count, or its specific floor's view profile. The listing agent who wins in this market is the one who can articulate those distinctions in the marketing narrative rather than describing Azure as "a luxury condo in Bonita Bay." We write listings that explain the 26th-floor terrace's 360-degree view, the private elevator foyer design, the two guest suites and 10-seat theater, and what the Sabal renovation at the Club means for golf members this season. That specificity converts lookers.
The ARC and condominium approval process:
Azure's condo association requires buyer approval before closing. We manage that process with buyers in our transactions to prevent delays and ensure the buyer's application is complete and compliant before contract execution. Sellers should understand the timeline (typically 2–4 weeks for application processing) and factor it into contract terms.
The SIRS disclosure:
Every Azure seller in 2026 will be asked by informed buyers about the SIRS status. We work with sellers to prepare complete SIRS disclosure packages — whether the results are favorable or require explanation — because proactive disclosure protects both parties and keeps transactions from falling apart at inspection.
Recent sold stats:
Over the trailing 12 months, Azure recorded 6 closed resales totaling $13,300,000 in volume, at a median sold price of $2,200,000 (average $2,216,667; range $2,100,000–$2,300,000), a median 188 days on market, and an average 92.7% sale-to-list ratio. The takeaway for a seller is twofold: the comps are unusually clean (a $200,000 band across all six sales), but the building is not a fast mover — units take time, and the gap between asking and selling is real. Pricing to the band and preparing the unit to compete on condition is what separates a sale near the top of the range from one that drifts. (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026.)
What is your Azure home worth?
Get a free valuation specific to your floor, exposure, and floor plan. We pull active Azure comps, recent Azure solds, and the Bonita Bay tower market context to give you a number grounded in the building's actual recent performance — not a ZIP-code average that blends Azure with a sub-$500,000 condo down the road.
Call or text Jesse: (239) 898-6072 Email: [email protected]
McGreevy and Comisar is the team of Jesse McGreevy and Marc Comisar at Domain Realty — Bonita Springs' most recognized real estate partnership. We have deep working knowledge of Azure at Bonita Bay, the full Bonita Bay tower group, and the Bonita Springs luxury market that puts your acquisition or sale on the best possible footing. McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
Whether you are making the Azure purchase decision or preparing to sell, we bring twenty years of Bonita Bay market knowledge, a 5-star track record, and the specific building expertise to make the transaction perform.
Azure at Bonita Bay is a 25-story luxury condominium high-rise located within the gates of Bonita Bay — Bonita Springs' 2,400-acre master-planned community on Estero Bay. The building offers 77 residences (69 tower homes and 8 adjacent carriage homes), ranging from 2,700 to 4,200 square feet. It was developed by The Bonita Bay Group and The Lutgert Companies and completed in fall 2006. Azure is distinguished by its private elevator entry per unit (no shared residential corridors), a 26th-floor rooftop sky terrace (the first and only of its kind in the Bonita Bay tower group), outdoor kitchens on every residence, 24/7 concierge service, and a second-floor amenity podium that includes a 10-seat private theater, two guest suites, fitness center with steam and massage, and a social salon with bar and catering kitchen.
Azure residences have been listed in the range of $2.2 million to $4.5 million or more for tower units, with the premium top-floor units commanding the upper end of the range and lower-floor units pricing at the lower end. Carriage homes price separately. The original developer's presale prices ranged from approximately $1.9 million to more than $3.5 million in 2005–2006. The current active listing inventory and most recent sold comps should be pulled from SWFMLS by a Domain Realty agent for a precise current picture. Call Jesse at (239) 898-6072 for a current market briefing.
Azure was a joint venture between The Bonita Bay Group (the master developer of Bonita Bay) and The Lutgert Companies (the building developer and builder). The Lutgert Companies has completed nearly two dozen luxury high-rises in Southwest Florida over more than 40 years. The same partnership built all planned Bonita Bay towers in sequence. Azure won the 17th Annual Sand Dollar Award from the Collier Building Industry Association for "High-Rise Community of the Year." (Source: Florida Weekly; Bonita Bay Group Press Release 1338, Wayback Machine.)
Azure offers three named floor plan types — Residence 1, Residence 2, and Residence 3 — each available across three floor-band variants (Floors 4–11, Floors 12–20, Floors 21–26). The combined square footage range across all plans is 2,700 to 4,200 square feet. Exact per-plan square footages require confirmation from the Association's governing documents or from a current SWFMLS listing sheet. The building also includes 8 carriage homes at grade with distinct configurations including large multi-exposure terraces.
Three primary differentiators: (1) The 26th-floor rooftop sky terrace — no other Bonita Bay high-rise promotes a comparable rooftop gathering space with fire pits, bar, and BBQ. (2) Private elevator foyer per unit — every tower residence has elevator access directly into the unit's private foyer, with no shared corridors on residential floors. (3) Low unit count — 77 total residences in a 25-story building means a more intimate building community and favorable amenity-to-owner ratios. Azure also won the Sand Dollar Award for High-Rise Community of the Year from the Collier Building Industry Association.
Azure operates under a stacked fee structure. The Azure Condominium Association sub-HOA fee averages approximately $3,692/month (this is an aggregated average from listing data — verify the current exact figure via the Association's current budget or estoppel letter). On top of this, the Bonita Bay Community Association (BBCA) master HOA assessment applies to all Bonita Bay residents. The exact BBCA amount per Azure unit should be confirmed with the BBCA (239-495-8111) or via the building's estoppel. Additionally, individual owners carry their own HO-6 unit policy separate from the building's master insurance. Bonita Bay Club membership, marina access, and any parking upgrades are entirely separate optional costs.
The Azure Condominium Association fee covers building master insurance, elevator maintenance and reserves, concierge and resident manager staffing (24/7), common area utilities, pool and spa maintenance, fitness center and amenity floor maintenance, rooftop terrace maintenance, parking structure maintenance, the per-floor electronic trash-sorting system, and reserve contributions for major building systems. In-unit electricity, personal phone, and individual HO-6 insurance are the owner's responsibility. Confirm internet/cable inclusion via the current operating budget — Hotwire/Fision bulk service is a community-wide agreement but its allocation between BBCA and sub-HOA fees needs verification for Azure specifically.
Florida law required all condominium associations of three or more stories to complete a Structural Integrity Reserve Study by December 31, 2025. Azure at Bonita Bay Condominium Association should have completed its SIRS by that date. Whether it was completed on schedule, what its findings are, and whether it results in reserve funding changes or a special assessment is not confirmed in public sources as of June 2026. Request the SIRS report directly from the Association before executing any purchase contract. This is the single most material open due diligence item for 2026 Azure buyers.
Azure was completed and opened in fall 2006. Construction began approximately 2004–2005; by December 2005, the building had reached its 10th floor. By February 7, 2006 — months before completion — 68 of 69 tower homes were sold (98.7% presold). As of 2026, Azure is approximately 20 years old — a well-maintained building of mature but not vintage age, built under the post-Hurricane Charley (2004) enhanced Florida Building Code that requires impact-resistant windows and doors as a code mandate.
Yes. Azure's 26th-floor rooftop sky terrace was the first of its kind among all Bonita Bay high-rises. The terrace offers 360-degree views including Estero Bay and the Gulf of Mexico to the west, golf courses and preserves to the east, and the full barrier island and coastal landscape in all directions. It is equipped with a bar and BBQ/outdoor kitchen capability and is available for resident use and private events. No other Bonita Bay tower has a comparable publicly promoted rooftop terrace.
Azure's primary view story is west and southwest: Estero Bay in the foreground, Estero Island beyond, and the Gulf of Mexico at the horizon. Sunset views over the Gulf are the building's signature. East-facing units overlook the Arthur Hills–designed Bay Island and Marsh golf courses, Bonita Bay's internal lakes, and the community's preserved landscape. Some corner units capture views in multiple directions simultaneously — the original developer's literature described units with terraces on three sides, each facing a different view. Upper floors (17–25) have the broadest unobstructed sightlines; lower floors see views partially filtered by the surrounding community canopy, particularly toward the east. The 26th-floor rooftop terrace offers the broadest view in the building regardless of unit orientation.
Yes. Azure provides 24/7 concierge and security service at the building level. The lobby is staffed around the clock. A resident manager lives in the building full-time and is available for maintenance coordination and community oversight. The concierge handles guest management, package receipt, and building coordination. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Azure has two guest suites located at the lobby level, available for reservation by owners when family or visitors stay for an extended period. Pricing and reservation protocol require contact with the Azure Condominium Association management. (Source: Bonita Bay Group Press Release 1338, Wayback Machine.)
Azure has a resort-style swimming pool and spa. Heating status, dimensions, and specific orientation have not been confirmed in publicly accessible sources — confirmation requires contact with the Azure Condominium Association or a building-level inquiry. Standard for Southwest Florida luxury high-rises of this tier is a heated pool; the resort-style description is consistent with that. The rooftop terrace is a separate, pool-free gathering space.
Yes. Every Azure tower residence (all 69 tower homes) has private elevator access directly into the unit's entry foyer. There are no shared residential corridors on any tower floor. The elevator opens into your private vestibule; the unit is on the other side. This is the design that distinguishes Azure from buildings with shared hallways connecting units on each floor.
The Bonita Bay Private Beach Park is a BBCA (Bonita Bay Community Association) amenity on Little Hickory Island (Estero Island, Gulf of Mexico side) — available to all Bonita Bay residents as part of their community membership. It is not restricted to Bonita Bay Club members. The beach was totally destroyed by Hurricane Ian in September 2022 and rebuilt with storm-resilient concrete construction, breakaway first-floor walls, native dune vegetation, and turtle-protective lighting. Director Garrett Stone oversaw the rebuild; the park officially reopened November 13, 2025. A seasonal shuttle service operates from within Bonita Bay during the winter months. Azure residents access the shuttle from designated community stop locations within the gates. (Source: bonitabayresidents.com/private-beach; Wild Pines of Bonita Bay community newsletters.)
No. Club membership is entirely optional and entirely separate from any HOA fee or purchase price. Azure owners who want to golf, use the tennis and pickleball complex, or access the Club's spa and dining must apply separately for Club membership. Golf Membership: $150,000 initiation (non-refundable) + $19,500 annual dues. Sports Membership: $60,000 initiation (non-refundable) + $10,100 annual dues. A multi-year waitlist exists for Golf Membership (as of 2023 data — verify current waitlist with the Club at bonitabayclub.net). Sports Membership had no waitlist as of 2023. (Source: privateIQ golf membership database, privateiq.golf; LINKS Magazine, linksmagazine.com.)
Bonita Bay Marina is a separate facility on the Imperial River at the south end of the community. It is NOT included with Azure ownership. Marina access requires a separate application and ongoing monthly fee: wet slips at $667/month, dry storage at $596/month for vessels 20 feet and under (2026 rates). The marina's maximum draft is 36 inches — a hard permitting limit, not a soft preference, which excludes deeper-draft sport-fishing and cruising boats from wet slip use. The marina has 326 dry storage spaces and 98 wet slips. Current slip availability requires direct contact with the marina at 239-495-3222. (Source: bonitabaymarina.net; bonitabayresidents.com.)
Minimum lease term is 30 days. Maximum leases per year is 3. Sub-30-day rental platforms (Airbnb, VRBO for stays under one month) are effectively prohibited. Seasonal 30-plus-day rentals are allowed within the three-per-year cap. Tenant application and Association approval are required before any tenant may occupy. Rental cap (percentage of units that can be simultaneously leased) requires confirmation from the Association's governing documents.
Azure is confirmed pet-friendly. Dogs and cats are permitted. Specific parameters — weight limits, breed restrictions, number of pets per unit, and leash requirements in common areas — were not confirmed from governing documents in publicly accessible sources. Before purchasing Azure with a pet (especially a large dog or a breed that appears on typical high-rise restriction lists), request the Declaration of Condominium's animal provisions and the current Rules & Regulations from the Association.
No news coverage of Azure-specific damage from Hurricane Ian was found across Florida Weekly, WINK News, Naples Daily News, or the News-Press. Azure is a 25-story reinforced concrete structure built in 2006 under post-Hurricane Charley (2004) enhanced Florida Building Code requirements, set approximately four to five miles inland from the Gulf shoreline. The Bonita Bay community's hardest-hit Ian asset was the Private Beach Park on Estero Island — a ground-level coastal structure destroyed by surge — which has since been rebuilt and reopened November 13, 2025. The building's private-market insurance carrier (not NFIP, which caps at $500,000 for residential and is irrelevant for a building of Azure's replacement value) holds the Ian claim record. Contact the Association to confirm whether any building-level Ian insurance claim was filed, its settlement, and whether any related special assessment was levied.
Azure's parcel-specific FEMA flood zone requires a lookup at the FEMA Flood Map Service Center (msc.fema.gov) using the confirmed building address. Given Azure's position adjacent to Estero Bay in ZIP 34134, the parcel may fall in Zone AE (the one-percent annual chance flood zone), though specific parcel designation requires the FEMA FIRM lookup. Confirm the flood zone designation before contract for any federally backed mortgage (lenders require flood insurance on Zone AE properties), and consider flood insurance regardless of designation given recent storm patterns.
Azure is in the Lee County School District. Typical assignments for the ZIP 34134 / West Bonita Springs area include Spring Creek Elementary, Bonita Springs Middle Center for the Arts, and Estero High School. School boundary assignments change periodically — verify the current assignment for Azure's specific address at the Lee County School District's online school-finder tool. Most Azure buyers are in the life stage where school assignment is not a primary factor, but the zones affect downstream resale equity.
Approximately 10 to 15 minutes by car from Azure's gate to Bonita Beach Road's beachside terminus, depending on time of day and bridge traffic. The Bonita Bay Private Beach (BBCA-owned, on Estero Island via shuttle) is a separate beach amenity — accessible by the community shuttle during seasonal months with a gate-to-gate time of approximately 10 minutes.
Approximately 20 to 25 minutes from Azure's gate to Southwest Florida International Airport (RSW) in Fort Myers. RSW is one of the most convenient regional airports in Florida for snowbird residents — direct service to most major US metros and an easy curbside drop-off experience.
No dedicated EV charging stations at Azure's parking structure were found in public EV databases (ChargeHub, PlugShare) as of 2026. Azure was completed in 2006, before EV charging was standard in high-rise construction. The neighboring Seaglass tower (2019) has ChargePoint Level 2 stations. Azure buyers with EVs should contact the Association directly about garage infrastructure and the policy on installing Level 2 chargers in assigned parking spaces.
The Association intranet is at azurebonitabay.com. For governing documents, current budget, fee schedules, and SIRS disclosure, contact the Association through that portal or through the BBCA's accounting office at [email protected]. BBCA main office: 3451 Bonita Bay Blvd., Suite #200, Bonita Springs, FL 34134; 239-495-8111.
77 total residences: 69 luxury tower homes in the 25-story high-rise and 8 adjacent carriage homes at grade level. The carriage homes are a distinct product type from the tower residences — ground-level, with different view profiles and larger private terrace footprints.
Yes. Azure's second-floor amenity level includes a 10-seat private theater and media room — a dedicated screening room available for resident reservation, not a shared multipurpose space. This is a standard Lutgert Companies / Bonita Bay high-rise amenity that distinguishes the building from competitive towers elsewhere in Southwest Florida.
The Sabal course at the Bonita Bay Club's Naples campus underwent a $16.5 million renovation by Fazio Design senior associate Tom Marzolf — who was part of the original Fazio team that built Sabal in the 1990s. The renovation elevated the course more than 1.5 feet for drainage improvement, added new lakes, installed 450 catch basins, and rebuilt the Naples campus clubhouse. Sabal officially reopened December 2, 2024. Both courses on the Naples campus (Cypress and Sabal) are fully operational. (Source: First Call Golf, "Fazio Design's Tom Marzolf Reopens Sabal at Bonita Bay," January 17, 2025.)
As of published 2023 data, a multi-year waitlist exists for Golf Membership at the Bonita Bay Club. No waitlist existed for Sports Membership at that time. Current waitlist status requires direct contact with the Club at bonitabayclub.net. Bonita Bay Club membership is optional — not a requirement for Azure ownership.
The Azure Condominium Association (Sunbiz entity N02000009516) governs the Azure building specifically — the lobby, amenity floor, roof terrace, pool, elevators, parking structure, building insurance, and building-level staff. The BBCA (Bonita Bay Community Association) governs the entire 2,400-acre Bonita Bay community — roads, gates, parks, beach, trails, and community-wide services. Azure owners pay both: the sub-HOA building fee and the BBCA master assessment. These are separate financial entities with separate budgets, separate reserve funds, and separate governing boards.
Yes, from upper floors. West-facing units on higher floors (approximately Floors 17 and above) have Gulf of Mexico views extending beyond Estero Island. Multiple listing descriptions confirm "views of the glistening waters of Estero Bay and the Gulf of Mexico." The 26th-floor rooftop terrace offers the building's broadest Gulf view. Lower floors may see Estero Bay without the open Gulf beyond, depending on the floor level and the tree canopy profile of the surrounding community.
Yes. Bonita Bay is a master-gated community with 24/7 staffed guard gates at the main entry points. Residents use vehicle barcodes for entry. Azure also maintains building-level access control — an electronic entry system at the lobby and in the parking structure, plus the private elevator foyers on each residential floor. Security operates at two levels: community gate and building.
The marina's maximum draft is 36 inches — a hard limit per the marina's permitting agreement. Length is measured from the back of the engine or platform to the front of the anchor or pulpit (not just hull length). The marina has 326 dry storage spaces and 98 wet slips. Vessels larger than the draft limit may be able to use dry storage but not wet slips. Contact the marina directly at 239-495-3222 or [email protected] for current availability and size specifications.
Hurricane Ian's storm surge on September 28, 2022 totally destroyed the Bonita Bay Private Beach Park on Estero Island. The BBCA undertook a complete rebuild — new structure from the ground up with hurricane-resilient concrete construction, breakaway first-floor walls per FEMA code, elevated to 14 feet above sea level, native dune vegetation restoration, and turtle-protective lighting. The $500-per-unit special assessment was levied in March 2025 to cover a portion of the rebuild costs (the balance came from insurance and BBCA reserves). The park received its Temporary Certificate of Occupancy and officially reopened November 13, 2025. Shuttle service is operational again during seasonal months. (Source: bonitabayresidents.com; Wild Pines of Bonita Bay community newsletters.)
The choice between Azure's high-rise lifestyle and Bonita Bay's single-family villages reflects personal preference more than financial calculus. Azure offers no exterior maintenance responsibility, resort-level concierge service, 24/7 security, and Gulf views that no ground-level home in Bonita Bay can replicate. Single-family villages offer land ownership, private garage space, back-yard autonomy, and typically lower HOA fees (sub-village fees vary widely but are generally lower than Azure's combined sub-HOA and BBCA). Single-family transactions in Bonita Bay's premium villages (Estuary, Riverwalk, Bay Pointe) trade at comparable absolute price points to Azure's upper range. The HOA overhead at Azure is the most significant financial trade-off versus a single-family purchase.
No. The eight carriage homes are ground-level residences adjacent to the tower — not in the high-rise stack. They have direct-access entry from the exterior, larger private terrace footprints in some configurations, and different (primarily community-landscape rather than water/Gulf) view profiles. Their pricing and resale market differ from tower units. The last available carriage-level unit at the building's 2006 presale completion was a 4,240-square-foot residence with terraces on three sides, one of which faced Estero Bay, priced at $1.9 million. Carriage homes appeal to buyers who want the Bonita Bay / Azure lifestyle without the elevator-dependent tower routine.
azurebonitabay.com — the Association's resident intranet, accessible by current owners and, in some cases, prospective buyers inquiring about governing documents. Note that as of a July 2025 archive snapshot, the domain redirected to a blank Plesk server page, suggesting the intranet may be in transition or accessible only through a secure resident login. Contact the BBCA main office if direct Association access is unavailable.
No. Azure at Bonita Bay has no age restrictions. Buyers and residents of any age may purchase and occupy Azure residences, subject to Association application approval and standard background check. There is no minimum age requirement.
The BBCA holds an annual meeting of members, typically in March. The March 20, 2025 annual meeting confirmed strong BBCA financials ($18.8 million operations, $5.5 million reserves at year-end 2024) and covered the beach park special assessment and rebuild timeline. Annual meeting notices are distributed to all Bonita Bay residents and are also accessible through the BBCA resident website (bonitabayresidents.com).
Within Bonita Bay, Backwater Jacks restaurant operates at the marina — open to residents and guests arriving by boat, with reservation access for non-boating visitors. The Bonita Bay Club's dining venues are available to members. Within 10–15 minutes of the Azure gate: the Coconut Point dining district (Bonefish Grill, Yabba Island Grill, and others), the US-41 corridor's established restaurant scene, and the Hyatt Regency Coconut Point's on-site dining options. Mercato's high-end dining district in north Naples is approximately 20–25 minutes south.
Florida's milestone inspection requirement applies to residential condo buildings of three or more stories at 30 years of age (or 25 years if within three miles of the coastline). Azure was completed in fall 2006 — it approaches the 25-year coastal threshold in approximately 2031 and the 30-year threshold in approximately 2036. Mandatory milestone inspections are not yet statutorily required. Whether the Association has conducted a voluntary structural assessment is not confirmed in public sources and should be asked directly.
Azure (2006) was built under the post-Hurricane Charley (2004) enhanced Florida Building Code, which mandated impact-resistant windows and doors for new construction in Lee County wind zones. The Seaglass tower (2019) was built 13 years later under further-evolved building codes with current-era EV infrastructure, newer mechanical systems, and more recent hurricane engineering standards. Azure's structural robustness — reinforced concrete, post-2004 code compliance, 25-story design — is a meaningful baseline, but newer construction carries additional refinements. The trade-off: Azure's building community is established, its ownership is long-tenured, and its price-per-square-foot reflects the mature resale market rather than a new-construction premium.
Standard for Florida luxury condo associations: the prospective buyer submits an HOA application including background check information and references. The Association reviews and approves or declines within a standard processing window (typically two to four weeks). HOA approval is typically a contract contingency in Azure transactions — confirm the timeline with the Association and build it into the purchase contract's contingency structure.
McGreevy and Comisar — Jesse McGreevy and Marc Comisar at Domain Realty. We have worked in Bonita Bay for more than twenty years, understand Azure's floor-by-floor pricing, and have the marketing resources to reach the qualified buyer pool for a $2M–$5M luxury tower condo. Jesse's direct line: (239) 898-6072.
Azure valuations depend on floor, exposure, floor plan type, renovation condition, and current inventory — not on ZIP-code averages. A west-facing unit on Floor 22 prices significantly differently from a north-facing unit on Floor 8, even at identical square footage. We pull current SWFMLS comps filtered to Azure, combine with recent LEEPA transfer records, and give you a number grounded in the building's actual performance. Call or text Jesse at (239) 898-6072 for a free valuation.
Typical days-on-market for luxury Bonita Bay tower units ranges from 60 to 180+ days depending on pricing precision, market conditions, and unit specifics. The buyer pool for Azure is narrow — buyers who have specifically chosen Azure over Tavira, Esperia, or Seaglass — and the listing needs to speak to their reasons for choosing this building. A precisely priced, well-marketed Azure listing can sell faster; an overpriced one can sit for months.
The Association's buyer application process typically takes two to four weeks. Budget this into your contract timeline — standard practice is a 10–15 day application submission window from contract execution, with Association approval as a contract contingency. We manage this process actively in our transactions to prevent delays.
Florida law requires sellers to disclose known material defects (water intrusion history, any structural issues, mechanical failures, HOA disputes). For Azure in 2026, the key disclosures include: SIRS completion status and any reserve funding changes, any pending special assessments, Ian-related repairs or insurance claims, and any unit-specific permit history. We help Azure sellers prepare complete disclosure packages.
The Structural Integrity Reserve Study (SIRS) required by Florida law assesses the building's structural components and establishes a reserve funding schedule. The December 31, 2025 SIRS deadline has passed. Buyers will ask for the completed SIRS report — sellers who can provide it proactively (and who can demonstrate that any reserve adjustments are manageable) have a smoother transaction than sellers who can't answer the question.
Yes — dramatically. West-facing and southwest-facing units with Estero Bay and Gulf views on upper floors command the strongest prices per square foot. East-facing golf-view units are desirable but at a discount. Lower-floor partial-view units price at the low end of the range. If your unit is a high-floor west-facing residence, the view is your most important marketing asset. If it is a lower-floor east-facing unit, the building's amenities (rooftop terrace, concierge, theater, guest suites) are the story.
The $500-per-unit BBCA beach park special assessment was due June 30, 2025. Buyers in 2026 will ask for estoppel confirmation that it is paid. If it is unpaid on your unit, it may affect your net proceeds at closing. Confirm payment via estoppel before listing.
High-rise condo buildings typically restrict exterior signage — a for-sale sign on a balcony or outside the building is generally prohibited under the Association's Rules & Regulations. Marketing happens through MLS listing, online platforms, and the listing agent's marketing program. Confirm sign policies with the Association for your unit's specific conditions.
Azure buyers are typically 55 or older, primary residents or snowbirds, coming from either a Florida property upgrade or an out-of-state relocation to Southwest Florida. Cash buyers dominate. They are choosing Azure specifically — over other Bonita Bay towers — for the rooftop terrace, the private elevator foyer, or the building's intimacy and service level. They are sophisticated enough to ask about the SIRS, the insurance market, and the Club waitlist. A listing narrative that speaks to these specific interests converts better than generic "luxury condo" marketing.
Standard Southwest Florida real estate transaction costs for the seller include agent commission (negotiated with your agent), title closing fees, documentary stamp tax on the deed ($0.70 per $100 of sale price in Florida), and any HOA transfer fees or estoppel fees charged by the Association. There is no Florida state income tax on real property. Federal capital gains tax applies depending on your cost basis and holding period. We work with sellers' CPAs and attorneys to optimize the net-of-tax closing position.
Our listings receive MLS syndication (SWFMLS), Luxury Presence website placement on McGreevyandComisar.com, professional photography and video, targeted digital advertising to luxury buyer audiences in key feeder markets (Chicago, New York, New England, Midwest), and direct outreach to the Domain Realty buyer agent network. Azure's rooftop terrace is a visual marketing asset — drone photography of the terrace and Gulf views is a standard component of our Azure listing presentations.
Azure's original presale prices in 2005–2006 ranged from approximately $1.9 million to $3.5 million. The 2021–2022 COVID-era peak drove Southwest Florida luxury high-rise prices to an estimated $800–$1,000/sqft at peak (implying roughly $2.2M–$4.2M for a 2,700 sq ft unit and $3.5M–$6M+ for a 4,200 sq ft unit). Post-Ian softening and the SIRS uncertainty compressed prices 10–15% from peak for some product. A 2026 seller entering the market after holding since original purchase has likely experienced meaningful appreciation depending on unit floor and exposure, with the caveat that peak-era sellers received higher prices than current-market sellers. For an exact appreciation analysis on your specific unit, call Jesse at (239) 898-6072.
Call or text Jesse at (239) 898-6072, or email [email protected]. We will schedule a walk-through of your unit, pull current SWFMLS comps and recent LEEPA transfers for Azure, review your SIRS and HOA disclosure documents, and present a specific pricing recommendation and marketing plan. Most Azure sellers are under a listing agreement and active within two to three weeks of the initial conversation.
Standard high-rise condo showing protocols apply: showings are coordinated through the building concierge (which manages access) and are typically by appointment, 24 hours in advance, during reasonable hours. Some sellers require accompaniment during showings. The Association may have additional showing notice requirements. We coordinate all showings through the appropriate building contact to ensure compliance.
Buyers who arrive at Azure have usually done their homework across the broader luxury high-rise market in Southwest Florida, not just within Bonita Bay. The relevant comparisons extend beyond the Bonita Bay campus. Here is how Azure positions against the other major luxury tower markets in the region.
Azure vs. Pelican Bay towers (Naples):
Pelican Bay is the comparable master-planned community to Bonita Bay in Collier County, anchored by its beach clubs, Gulf-front boardwalk, and towers ranging from Park Shore high-rises to the Ritz-Carlton Residences. Pelican Bay towers typically carry higher absolute price points — particularly in Vanderbilt Beach and Park Shore — but operating costs (FEMA Zone VE or AE exposure for beachfront buildings, post-Ian insurance premiums on coastal towers, and the Pelican Bay Foundation annual assessment structure) can exceed Bonita Bay's stacked-fee model. Azure's inland bay-side position rather than direct Gulf beachfront gives it a more moderate insurance profile while still delivering Gulf views from upper floors — at prices that are in many cases 20 to 30 percent below comparable Pelican Bay product on a per-square-foot basis.
Azure vs. Bonita Bay's marina district towers (Omega, Vistas, Horizons):
Several Bonita Bay towers are positioned near the community's marina district at the southern end, closer to the Imperial River. These buildings (Omega, Vistas, Horizons) have different view profiles than Azure — more oriented toward the marina, the Imperial River, and the inland bay rather than the open Estero Bay/Gulf corridor that Azure overlooks. Azure's Estero Bay Park adjacency gives it a more open-water character than towers sited further inside the community's interior. For buyers who want the closest thing to direct-water exposure within Bonita Bay's gates, Azure's building position is a meaningful differentiator.
Azure vs. the Mediterra high-rise segment (Naples):
Mediterra in Lee/Collier County and Talis Park in Lee County offer comparable luxury golf-community lifestyles but at different price structures and with different community footprints. Neither has a comparable rooftop sky terrace at the building level. Azure's Bonita Bay Club access (optional) provides one of the region's most comprehensive private club ecosystems behind the purchase.
The honest conclusion for a comparison buyer:
Azure sits at the intersection of intimacy (77 units), building design (private elevator foyers, rooftop sky terrace, outdoor kitchen per unit), community ecosystem (2,400 acres, five golf courses, rebuilt beach park, 12 miles of trails), and geographic position (Estero Bay views, Gulf sightlines from upper floors, 20 minutes from RSW). There are towers with more units, towers built more recently, towers with lower HOA fees, and towers closer to the beach. There is no other tower in the Bonita Bay community that offers Azure's specific combination of the rooftop sky terrace, the private elevator foyer design, and the 77-unit intimacy. That specificity is what makes it a niche — and niche luxury properties in a supply-constrained community tend to hold value differently than commodity inventory.
Understanding the governance and infrastructure context of Bonita Bay helps Azure buyers calibrate both their due diligence and their long-term ownership expectations.
The layered governance structure:
Bonita Bay operates under a layered governance model that is common in large master-planned communities but is more complex than a typical single-HOA condo building. At the broadest level, the Bonita Bay Community Association (BBCA) governs community-wide infrastructure, amenities, and standards. At the building level, the Azure at Bonita Bay Condominium Association governs everything specific to the tower. If a Club membership is held, the Bonita Bay Club adds a third set of governing rules and financial obligations.
This layered structure has implications for special assessments, budget transparency, and future capital planning. A major infrastructure project at the BBCA level (like the beach park rebuild) can produce a community-wide special assessment that falls on all 2,400 acres' worth of owners — not just Azure. A major building-level capital expense (like a roof replacement, elevator modernization, or lobby renovation at the Azure tower level) falls only on Azure's 77 units. And a Club capital project (like the Sabal renovation) is funded through Club initiation fees, not through HOA assessments — this distinction matters for buyers who want to understand where the Club's capital is coming from.
The BBCA's strong financial position:
The BBCA Treasurer Ron Breen reported at the March 2025 Annual Meeting that BBCA operations were at $18.8 million (up year-over-year) and reserves at $5.5 million (down from $6.4 million due to beach park rebuild drawdowns). The overall characterization: "strong." For Azure buyers, a financially strong master HOA is a meaningful credential — it means community-wide infrastructure is being maintained and the reserve base, while drawn down by the Ian rebuild, is not in deficit. (Source: Wild Pines of Bonita Bay, March 2025 BBCA Annual Meeting recap.)
Hotwire/Fision — the community's fiber infrastructure:
Bonita Bay made the infrastructure commitment to community-wide fiber-optic internet and cable TV through a bulk agreement with Hotwire Communications (Fision). As of late 2025, Hotwire was deploying the Fision TV+ platform upgrade across the community. The relevance for Azure buyers: the community's broadband infrastructure is fiber-grade, which supports high-bandwidth video conferencing, streaming, and home automation at the velocity that a $3M-$5M condo buyer increasingly expects. The service is delivered at a community-agreement rate (embedded in HOA or BBCA fee) rather than at individual retail pricing. (Source: Wild Pines of Bonita Bay community newsletters, 2025.)
Estero Bay Park — the direct benefit to Azure's site:
Estero Bay Park is the BBCA-maintained waterfront park directly adjacent to Azure's building site. It includes a fishing pier overlooking Estero Bay and is maintained as natural open space with waterfront access. Azure's proximity to this park is a permanence point — the park is part of the BBCA's conservation commitment and cannot be developed. It is the buffer that keeps Azure's west-facing view corridor open. For buyers weighing whether Azure's Estero Bay views are protected long-term, the park adjacency is the answer.
The June 24, 2021 collapse of the Champlain Towers South in Surfside, Florida — which killed 98 people — permanently changed how sophisticated buyers approach high-rise condo due diligence in Florida. The Florida Legislature's response, SB 4-D (enacted May 2022, further amended in subsequent sessions), created the SIRS requirement and milestone inspection framework. What matters for Azure buyers in 2026:
The SIRS tells you the building's capital trajectory. It is not simply a safety certification — it is an engineer's assessment of every major structural component's remaining useful life and the reserve funding needed to address each component. If Azure's SIRS shows that the building's reserve fund is adequate relative to the schedule, that is a positive indicator. If the SIRS identified a funding gap that will require either increased monthly dues or a special assessment to close, that is material information that affects your cost of ownership.
The milestone inspection is a different instrument. It is a visual and in some cases invasive structural inspection by a licensed engineer or architect — looking at concrete integrity, rebar exposure, spalling, waterproofing, and structural connections. For Azure (completed 2006), the 25-year coastal threshold falls around 2031 and the 30-year threshold around 2036. The mandatory inspection clock has not yet started, but the building is 20 years old — old enough that a proactive association might commission a voluntary structural assessment. Ask whether one has been done.
What to ask for before contract at Azure:
A seller who cannot produce items 1 through 7 is a seller who is either not engaged with their HOA or is concealing material information. Both are problems. We help buyers structure purchase contracts that make these disclosures conditions precedent to closing — not afterthoughts.
It means the elevator opens into a private vestibule that belongs exclusively to the residence (or in some configurations, shared between no more than two adjacent residences) — not into a hallway shared by all units on the floor. In a conventional high-rise, the elevator banks open onto a corridor where all units are accessed from the same shared hall. At Azure, your elevator opens into your own entry space. The unit's front door is on the other side of that private foyer. No neighbor passes through your foyer. This design creates a building experience that functions more like a private villa than a hotel corridor and is the architectural decision that most distinguishes Azure from competitive towers.
No. Azure at Bonita Bay has no minimum age requirement. Buyers and residents of any age may purchase and occupy residences, subject to the Association's standard application and approval process.
Azure has an on-site resident manager whose office and home are part of the building's second-floor amenity complex — a live-in management arrangement that provides immediate response to maintenance issues, vendor coordination, and building oversight. The resident manager is supported by the 24/7 concierge team at the lobby level.
As of the most recently published data (2023), the Golf Membership initiation fee is $150,000, non-refundable. Annual dues are $19,500. The Sports Membership initiation fee is $60,000, non-refundable, with annual dues of $10,100. These are non-equity memberships — the initiation fee does not represent an ownership interest in the club and is not refundable upon resignation or transfer. A new owner of your Azure unit is not required to purchase a Club membership; they may choose to apply separately if they wish. Verify current fees and waitlist status with the Club directly at bonitabayclub.net.
Not as a standard resident benefit — Club access requires Club membership. Some Clubs allow limited non-member dining access as guests of members, but the Bonita Bay Club's guest and dining policy for non-members should be confirmed directly with the Club. Azure owners who are not Club members retain full access to all BBCA amenities (beach park, parks, trails, kayaking lodge) as part of their HOA.
The Bonita Bay Club has two campuses. The main sports complex (tennis, pickleball, fitness, spa, pool, dining) and the west-campus golf courses (Bay Island, Marsh, Creekside) are within the Bonita Bay gates, approximately a short drive from Azure. The Naples campus (Cypress and Sabal courses, with the rebuilt Naples clubhouse) is approximately 15–20 minutes east via Bonita Beach Road and I-75.
The marina offers hurricane haul-out services for boats moored outside the marina's covered areas. Owners are responsible for arranging haul-out before a storm — the marina cannot pull every vessel on short notice without prior coordination. The marine Max draft of 36 inches means that deeper-draft vessels cannot use the marina's wet slips at all, regardless of storm protocols. Contact the marina at 239-495-3222 for current hurricane preparedness procedures and haul-out coordination.
Yes. Bonita Bay is deed-restricted at both the BBCA community level and at the individual sub-association level (Azure Condominium Association). The BBCA's Amended and Recorded Rules and Regulations (January 14, 2021) establish community-wide standards covering exterior appearance, parking, pets, short-term rentals (not permitted at the BBCA level), and common area use. The Azure Declaration and Rules & Regulations add building-specific standards on top of the BBCA rules.
The building's 24/7 concierge service handles package receipt as a standard function. Whether a dedicated package room exists separate from the concierge desk requires confirmation with the resident manager. For luxury high-rises of Azure's service level, concierge-managed package receipt is standard.
As part of the post-Ian beach park rebuild, the BBCA implemented a digital shuttle tracking app for the beach shuttle service. Residents can track the shuttle's real-time position and anticipated arrival time rather than waiting at the pickup stop without information. The app was part of the upgraded amenity infrastructure at the rebuilt beach park. (Source: Bonita Bay Beach Park Redevelopment Plan PDF, bonitabayresidents.com.)
Not found in public sources. To verify current litigation status, request a disclosure from the Association directly or review the estoppel letter, which Florida law requires to include a statement of any pending legal proceedings against the Association.
For Gulf and Estero Bay views: the higher the floor, the broader and more unobstructed the view. Floors 21–25 provide the clearest Gulf sightlines. The 26th floor is the rooftop sky terrace (common amenity, not a residence). West- and southwest-facing units capture the signature sunset views regardless of floor, but upper floors have fewer obstructions from surrounding community landscaping. For buyers who want both sunrise and sunset — an east-plus-west corner unit on an upper floor — those are the rarest and most expensive units in the building.
Not in the sub-30-day short-term rental sense. The minimum lease term at Azure is 30 days. Platforms like Airbnb and VRBO where guests stay for less than one month are effectively prohibited. Seasonal rentals of 30+ days (up to three per year) are permitted. For buyers seeking a snowbird rental investment — renting to a seasonal tenant for three to five months — Azure's rules accommodate that model.
Azure owners can bring guests to most BBCA amenities under the BBCA's guest policy. The number of guests, frequency, and specific amenity access rules for guests are governed by the BBCA's Rules & Regulations (January 14, 2021 version available on bonitabayresidents.com). Club amenities (golf, tennis, spa, dining) for non-member residents and their guests require a Club guest arrangement, which is a separate Club policy matter.
Assessed value for property tax purposes is set by the Lee County Property Appraiser and can be looked up at leepa.org by address or owner name. Florida's Save Our Homes cap limits annual assessment increases on homesteaded properties to 3% or CPI, whichever is less — so longtime homesteaded owners may have assessed values substantially below market value. Non-homesteaded (seasonal/snowbird) properties are reassessed closer to market value annually. Current annual property tax on Azure units at market values in the $2M–$4.5M range can be estimated at approximately $22,000–$50,000 annually (at Lee County's blended millage rate of approximately 1.0–1.1% of assessed value) before homestead exemption. Verify exact tax amounts with the Lee County Tax Collector (leepa.org and leetc.com).
Pre-publish grep checklist (run before HTML conversion):
- Confirm zero instances of any banned competitor-realtor domain (see the banned-domains list in CLAUDE.md / the v10 checklist).
- Confirm the career stat reads "860 million" everywhere (never "850").
- Confirm the parent anchor
neighborhoods/bonita-bayand grandparent anchorbonita-springsboth appear as HTML anchors in the first 200 words of body.- Confirm locked accolade block is verbatim (5 Star Award / Top 1% / #1 Team / 2.5B / 860 million / Nationally Recognized / Platinum).
- Confirm contact block appears 5+ times: Jesse (239) 898-6072 · [email protected] · Marc (239) 287-5873 · Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
v10 refresh completed 2026-06-12 (from v1 draft 2026-06-03). Surgical refresh: live trailing-12-month AZURE MLS inserted into hero, Authority Block, Market Snapshot, Homes, rental, and seller sections (Source: Stellar / SWFL MLS, AZURE subdivision filter, pulled June 2026); dedicated Rental Market & Property Management H2 added (0 MLS rentals, honest owner-occupant framing); DRG brokerage cross-link added to footer; all competitor-realtor citations scrubbed and replaced with primary sources; career stat normalized to 860 million; parent/grandparent hub-up anchors set to neighborhoods/bonita-bay + bonita-springs. Original-research sources retained: Wayback Machine archived Bonita Bay Group press releases; FEMA Open Data API; Florida Weekly; BBCA resident website; Wild Pines of Bonita Bay newsletters; First Call Golf; Golf Course Architecture; Florida DBPR; Sunbiz. Open before publish: exact address, current HOA budget figure, SIRS status, BBCA $500 assessment, parcel FEMA flood zone, pet limits → HTML conversion → LP paste.
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