Bonita Bay - Bayview Towers

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bayview at Bonita Bay. If you're searching for the best realtor for Bayview — the twin high-rise towers in Bonita Bay, Bonita Springs — whether you're ready to sell your Bayview tower residence or buy your next one with insider knowledge of the Bonita Bay master community, we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and 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. Over the trailing 12 months, Bayview at Bonita Bay recorded 6 closed sales at a median sold price of $932,500 (average $902,667; total volume $5,416,000; range $545,000 to $1,230,000) on a median 94 days on market at an average 95.1% of list price — with 0 units currently active, a tightly held tower. (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Bayview at Bonita Bay

If you're searching for the best realtor for Bayview 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 Bayview track record (trailing 12 months): Bayview at Bonita Bay recorded 6 closed sales over the past year, totaling $5,416,000 in sales volume at a median sold price of $932,500 (average sold $902,667; range $545,000 to $1,230,000). Those residences sold at an average of 95.1% of list price with a median 94 days on market. There are 0 units currently active — this is a tightly held tower where genuine for-sale inventory is scarce and a correctly priced, well-positioned residence does not stay on the market long. This is a pair of towers where floor level, exposure, and a team that knows them elevation-by-elevation decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.)

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Bayview residence? 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 residence in Bayview? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

About Bayview at Bonita Bay (and What Makes Us the Right Team for It)

Bayview at Bonita Bay is a pair of twelve-story luxury condominium towers — Bayview I and Bayview II — inside the master-planned community of Bonita Bay in Bonita Springs, Florida. These are high-rise sky-homes: twin towers rising from Bonita Bay's western bayfront edge, each delivering three- and four-bedroom residences ranging from 2,712 to 3,379 square feet of living area plus a sundeck, with only five units per floor — a near-private floor plate that gives every residence panoramic exposure. From the upper floors, the towers reach well above the tree canopy and the rooflines of Bonita Bay's interior villages, capturing the open-water sightlines that define the building's lifestyle. The exposures overlook natural mangrove preserves, Estero Bay, the Bonita Bay golf course, and the Gulf of Mexico beyond — the constitutionally protected estuary that earned Estero Bay its designation as the world's first aquatic preserve in 1966.

If you are reading this page, you are almost certainly evaluating one of three decisions: whether Bayview is the right high-rise tower for your lifestyle and budget; how Bayview compares to the newer towers in Bonita Bay's high-rise cluster — Esperia South, Tavira, Estancia, Azure, Seaglass, Omega, and the others; or whether the established, owner-occupied culture of these original Bonita Bay towers is exactly what you want. This guide is written to answer all three questions, along with every other question that serious buyers ask about a Bayview tower residence before writing an offer.

We have covered everything: the developer history and the Bonita Bay Group legacy, the tower floor plans and the panoramic-exposure floor plate, the stacked cost structure (sub-association plus BBCA master assessment plus optional Club dues, with no CDD levy), the post-Hurricane Ian story specific to Bonita Bay's high-rise towers, the Florida condo law disclosures every tower buyer must receive, the current live MLS market data, and the building-by-building comparison that buyers ask about in almost every showing. We have also covered the lifestyle side with the same depth: the Bonita Bay Club's 54 holes of championship golf, the racket-sports complex, the spa, and the Private Beach Park on the Gulf — rebuilt from scratch after Hurricane Ian destroyed it and reopened as a more resilient version of what came before.

This page is long on purpose. The best decisions in luxury high-rise real estate are made by buyers who understand exactly what they are buying — floor, elevation, and exposure included.

Living in Bayview at Bonita Bay as a High-Rise Buyer

Living in a Bayview tower residence is fundamentally different from living anywhere else in Bonita Bay — and the difference is not just the elevation. It is the combination of things: the secured elevator access to floors well above the tree line, the feeling of arriving in a building with a proper lobby and a staffed entrance, the size of the floor plates (2,712 to 3,379 square feet of living area plus a sundeck), and the orientation of the towers toward the water.

The dominant visual experience of living here is the bay. The westward exposure from the upper floors encompasses miles of open Estero Bay water, the natural mangrove preserves that line the community's western shoreline, the narrow green strips of the barrier islands on the horizon, and beyond them, on the clearest days, the Gulf of Mexico. This is a genuine unobstructed bay-and-Gulf view from elevation, not a distant glimpse of water between buildings. The towers were positioned on the community's most westerly bayfront parcel specifically to maximize this direct water exposure.

The towers' position relative to the broader Bonita Bay community is meaningful. Bayview sits adjacent to the Bonita Bay Club's West Campus — the three Arthur Hills-designed golf courses (Bay Island, Marsh, and Creekside) — meaning golf-course-facing residences look directly out over the Bay Island course. Residents who are not golfers still enjoy the course as a permanent visual buffer between their tower and the interior of the community. No additional structures are going up between the towers and the fairways.

From a practical standpoint, Bayview's location within Bonita Bay puts three of the community's four parks within comfortable walking or biking distance. Estero Bay Park — a 13-acre nature park with an 800-foot boardwalk through coastal mangroves, a private pier overlooking Estero Bay, and 5,000-year-old Native American shell mounds — is in the northwestern corner of the community, the same quadrant as Bayview. Residents of no other Bonita Bay sub-community are closer to that park on foot. Riverwalk Park, which features a kayak launch, boat ramp, renovated pickleball and tennis courts, and direct Imperial River water access, is also reachable on the community's trail network. Spring Creek Park provides a second kayak launch on the northern end.

Who actually buys at Bayview? The realistic buyer profile is someone in their 50s or 60s — often rightsizing from a large single-family estate either within Bonita Bay or elsewhere in Southwest Florida — who wants the elevated, lock-and-leave tower lifestyle without sacrificing the size or quality of their living environment. They want a three- or four-bedroom residence with enough square footage for guests who actually visit, a real parking situation, and a western-facing exposure where they can watch the bay at sunset. Bayview's floor plans — all three- and four-bedroom, all with generous living area plus a sundeck — are designed exactly for this person. With only five units per floor, the towers also offer a boutique, near-private density that the larger-footprint towers in the community's later construction phases simply do not match.

Market Snapshot — Bonita Bay (ZIP 34134) + Bayview-Specific Live MLS

The Broader Market Context: ZIP 34134 (Bonita Bay's Primary ZIP)

Bayview at Bonita Bay sits in ZIP code 34134, the southern Bonita Springs ZIP that encompasses most of Bonita Bay. ZIP-wide data should be interpreted carefully when applied to Bayview specifically — the ZIP includes product ranging from coach homes under $600,000 to single-family estates well north of $10 million, and Bayview's twelve-story luxury towers trade in a fundamentally different tier than the ZIP-wide median.

With that context in mind: the Southwest Florida luxury high-rise segment has softened from the frenzied 2021–2022 pace without collapsing. Pricing power has shifted back toward buyers after years of seller dominance, and due-diligence timelines can again be respected. Bayview specifically continues to transact for well-positioned residences — over the trailing 12 months the towers' median days on market was 94 and sellers achieved an average 95.1% of list price across 6 closed sales (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026). This is not distress — it is a rational re-calibration after an unprecedented two-year run-up — but it does mean that buyers who had to waive inspections and offer over ask in 2022 are now in a market where negotiation is possible.

Bayview-Specific Sales — Live MLS (Trailing 12 Months)

The most authoritative source for Bayview activity is the live MLS, filtered to the towers themselves. Over the trailing 12 months, the numbers were:

• Closed sales: 6
• Total volume: $5,416,000
• Median sold price: $932,500
• Average sold price: $902,667
• High sale: $1,230,000 · Low sale: $545,000
• Median days on market: 94
• Average sale-to-list ratio: 95.1%
• Active listings: 0 — a tightly held tower with no current for-sale inventory

(Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.)

The spread between the $545,000 low and the $1,230,000 high is the most important thing this data tells a buyer or seller: Bayview does not trade as a single number. Floor elevation, exposure (west-facing Estero Bay and Gulf sunsets versus golf-course and preserve outlooks), square footage, and renovation level move a residence's value by hundreds of thousands of dollars. A median of $932,500 anchors the middle of the towers; the average of $902,667 sits close to it, reflecting a relatively even distribution across the six closings rather than a handful of outsized penthouse sales pulling the number up. The 95.1% average sale-to-list ratio shows a market where well-priced sellers are getting close to ask, and a median 94 days on market confirms that correctly positioned Bayview residences move within a reasonable window.

With 0 units currently active, the supply picture is exceptionally tight. There is no standing inventory for a buyer to choose from at this moment. When a Bayview residence does reach the market — particularly a west-facing unit on a higher floor — it represents a rare opportunity, and a prepared, pre-qualified buyer with a team that knows the towers is positioned to act decisively. For sellers, zero active competition is a meaningful pricing advantage that should be captured with correct positioning rather than squandered with an overreach that resets the clock.

What the Market Numbers Mean for Bayview Buyers

The normalized market of mid-2026 creates opportunity for Bayview buyers who can act decisively when a residence comes to market. The towers are small — five units per floor across twelve stories — and with 0 currently active, there are not dozens of units to choose from. When a west-facing residence on a high floor comes to market at a motivated price, it moves: the building's median 94 days on market over the trailing year shows that correctly priced residences do not languish. The combination of an extremely tight supply and the towers' boutique size means a buyer needs to be ready before the listing appears — proper due diligence, financing in place, and a team monitoring the MLS for the building specifically.

The cash buyer advantage remains strong in this tier. Florida luxury high-rise buyers — and Bayview buyers in particular, many of whom are rightsizing from large estate homes and moving into a tower — frequently close cash. Cash-to-close eliminates the appraisal contingency risk and, combined with a flexible closing timeline, remains a meaningful negotiating tool.

If you want current Bayview listing data the moment it appears, recent sold comps, or a specific residence's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have access to the full MLS history for every residence in both towers.

How Bayview Came to Be — Developer History and the Bonita Bay Group Legacy

To understand Bayview, you need to understand the organization that built it and the planning philosophy that shaped Bonita Bay.

The Bonita Bay Group and the Founding Vision

The story of Bayview begins with David Shakarian, founder and chairman of General Nutrition Corporation (GNC), who in 1979 began assembling 2,400 acres along Estero Bay's eastern shore in Bonita Springs — then a rustic fishing village north of Naples' luxury market. His vision was a master-planned community that put the natural environment at the center of its design. Shakarian died in 1984; his son-in-law David Lucas stepped into the chairman role and led Bonita Bay Group through the development's formative years. The community opened for sales in 1985.

The Group's founding philosophy was unusual for Florida development at the time. Rather than maximizing density on every acre, Bonita Bay Group committed to leaving more than half of the total acreage as undisturbed natural habitat — approximately 1,400 of the community's 2,400 acres are lakes, ponds, creeks, and wooded natural areas. That philosophical choice is the reason Bonita Bay looks the way it does today: roads winding through live-oak canopy and preserve buffers, the Estero Bay Park preserving 5,000-year-old Native American shell mounds within the gates, and 12 miles of pathways navigating wildlife corridors. Bonita Bay Group's full track record is remarkable — 9,000 units across seven master-planned communities, 14 championship golf courses, two marinas, and the Urban Land Institute Award of Excellence for large-scale community development.

The Original Towers

The high-rise towers were the premium culmination of the build-out. Bonita Bay Group did not start with towers — the early phases focused on single-family villages and coach-home clusters in the community interior. The high-rise sites, along the western Estero Bay perimeter, were the most dramatic real estate in the entire plan, held back until the community's infrastructure, amenity complex, and identity were established.

When Bonita Bay Group decided to build high-rise condominiums on the western bayfront edge, they chose to build a pair of twin towers — Bayview I and Bayview II — rather than a single large building. Together they created the original skyline of the Bonita Bay tower group, the western constellation of high-rises that has since grown to include Vistas, Horizons, Estancia, Azure, Esperia South, Tavira, Seaglass, and Omega. By the time Omega was completed in 2022 as the final planned tower in Bonita Bay, the Bayview towers held the longest residency track record in the cluster — and a building culture reflecting decades of owner-occupancy and community investment.

A significant distinction: this is the founding-era towers' lineage. The Mediterranean-inspired exterior design connects visually to the broader tower aesthetic that defines the western edge of the community, and the towers were positioned for direct, panoramic bayfront exposure that the later inland-leaning towers cannot replicate.

What the Developer Timeline Means for Buyers Today

The Bonita Bay Group's legacy as developer has several practical implications for Bayview buyers. First, the towers were developed with the same meticulous attention to community integration that defines Bonita Bay as a whole — the siting, the views, the relationship to the golf courses and the bay were all planned, not accidental. Second, the towers are now mature high-rise buildings, which is the point in a tower's life cycle where buyers must ask careful questions about roof status, the SIRS (Structural Integrity Reserve Study required under Florida law), and reserve adequacy — all of which we cover in depth below. Third, Bonita Bay's development is complete, so the community's future is entirely governed by its resident-controlled organizations — the BBCA, the individual tower associations, and the member-owned Bonita Bay Club. The governance structure has matured from developer-controlled to fully resident-controlled, the gold standard for established master-planned community operations.

The Towers: Architecture, Floors, Units, and Floor Plans

Height and Scale

Bayview comprises two twelve-story reinforced-concrete high-rise towers — Bayview I and Bayview II — among the original high-rises on Bonita Bay's western perimeter. From the upper floors, the towers reach well above the tree canopy and the rooflines of Bonita Bay's single-family villages, providing the unobstructed "skyscapes" that the Bonita Bay Community Association specifically calls out as a defining feature of its high-rises: "From Bonita Bay's stately high rises, enjoy luxurious golf course views, native vegetation, and colorful sunsets along the Estero Bay perimeter. Our enviable skyscapes are unmatched." (Source: https://www.bonitabayresidents.com)

Five Units Per Floor

The defining structural fact about Bayview's floor plate is its density: only five residences per floor. This boutique count gives the towers a much quieter, more private feel than the larger-footprint towers of the community's later construction phases. Five units per floor means generous floor plates, private exposures, and a building that functions as a community of neighbors who know each other rather than a dense urban apartment stack. With twelve stories per tower and twin towers side by side, the total residential count is small by high-rise standards — which is part of why the towers are so tightly held and why genuine for-sale inventory is scarce.

Floor Plan Types and Square Footage

Every Bayview residence is a three- or four-bedroom tower home. The confirmed living-area range is 2,712 to 3,379 square feet plus a sundeck. There is no two-bedroom or studio entry tier; Bonita Bay Group designed these towers for buyers who needed real guest capacity and were not interested in a pied-à-terre.

• Three-bedroom residences: The standard configuration, typically beginning at 2,712 square feet of living area plus a sundeck. Three full baths, multiple lanais, en-suite bedrooms.
• Three-bedroom-plus-den / larger three-bedroom residences: Mid-range floor plates in the high 2,000s to roughly 2,900 square feet of living area, with additional lanai and sundeck space.
• Four-bedroom residences: The largest standard floor plans, reaching 3,379 square feet of living area plus a sundeck — among the most spacious non-penthouse tower residences in the Bonita Bay high-rise group. Four full baths, split floor plan, multiple lanais.
• Top-floor / premium residences: The uppermost floor delivers elevated ceiling heights and the building's most premium panoramic exposures.

Every residence includes private lanais plus a sundeck — outdoor living that adds meaningful square footage beyond the under-air figures and captures the bay, Gulf, and golf-course exposures from elevation. Total living area including the sundeck and lanais runs higher than the air-conditioned figures above for every plan.

Construction Specifications

Structural system: Reinforced cast-in-place concrete — the structural standard for Florida high-rises engineered to withstand hurricane wind loads. Concrete-frame construction is significantly more durable under Category 3–5 wind conditions than wood-frame alternatives and does not experience the settling, creep, or moisture-intrusion patterns associated with other systems over decades in a salt-air coastal environment.

Hurricane code evolution: Florida's building codes were substantially strengthened after Hurricane Andrew (1992) and again following the 2004–2005 hurricane seasons. As twelve-story reinforced-concrete structures, both Bayview towers present construction characteristics that property underwriters view favorably. Buyers should verify the specific glazing (impact glass versus shutter systems), roof status, and any post-storm structural remediation through the seller's disclosure and the association's records — all covered in the storm-posture and SIRS sections below.

Building safety inspection: Florida's post-Surfside Senate Bill 4-D milestone structural inspection requirements apply to these towers. At least one Bayview listing has referenced the building having passed its milestone structural inspection, with the report available in supplemental documents — a significant due-diligence positive that any buyer should confirm in writing for the specific tower and residence.

The Views: What You See From Every Exposure at Bayview

This is the section most high-rise buyers read first. Views are the defining purchase driver for a tower residence in a way they simply are not for a single-family home. At Bayview, the view depends entirely on which direction your residence faces — and the difference between a west-facing residence and a golf-course-facing residence at the same floor and square footage can represent a six-figure premium at closing.

West-Facing Residences — The Premium Exposure: Estero Bay, the Mangrove Preserves, and Gulf Sunsets

West-facing Bayview residences face the natural mangrove preserves, Estero Bay, and the Gulf of Mexico beyond. Estero Bay is the shallow, protected tidal lagoon — the world's first aquatic preserve — that separates Bonita Bay from the barrier islands of Little Hickory Island and Big Hickory Island. The BBCA describes this view explicitly: "colorful sunsets along the Estero Bay perimeter." (Source: https://www.bonitabayresidents.com) From elevation, west-facing residences see open water extending to the barrier islands, the mangrove fringe directly below, and from the upper floors the Gulf horizon emerges beyond the islands.

This is the sunset view that defines luxury Gulf Coast high-rise living. From mid-afternoon through dusk, the light moves across Estero Bay in a way that changes every evening — boaters on the waterway, osprey and spoonbills working the shallows, the barrier-island silhouette. West-facing residences at Bayview typically command the highest prices per square foot in the towers. During showings, we walk buyers through the exposure at multiple times of day and season before they finalize a decision.

The Bonita Bay Private Beach is located on Little Hickory Island — the barrier island directly visible from west-facing Bayview residences. When residents use the beach shuttle, they are traveling to the island they can see from their living room. That connection — seeing the destination from elevation — is something owners mention consistently as one of the most satisfying aspects of living in the towers.

Golf-Course and Preserve-Facing Residences

Residences facing the community interior look out over the Bonita Bay golf course — the Arthur Hills-designed Bay Island course of the Club's West Campus — and the preserve and native-vegetation landscape that covers the community's interior. From elevation, these residences see a panorama of green fairways, lakes, preserve buffer, and the canopy. For buyers who find green, natural views more restful than open water, the golf-course exposure delivers exactly that, typically at a price point below the west-facing premium — a meaningful entry point for buyers who want to live in the towers without paying the full bayfront premium.

Floor Elevation and the View Premium

The BBCA's "skyscapes" language captures the essential truth about view premiums at Bayview. Lower floors are at or near tree-canopy level, with views constrained by vegetation and the mangrove fringe. Mid-floors clear the canopy and begin to see the bay, preserve, and golf-course panoramas properly. Upper floors deliver the full panoramic experience with unobstructed sightlines toward Estero Bay and the Gulf. The top floor — with its elevated ceiling heights — represents the towers' most premium offerings. Floor numbering and the exact point at which each exposure "opens up" should be confirmed during a physical visit, as the threshold varies by residence position within each five-unit floor.

Tower Amenities: What Bayview Provides In-Building

Every Bayview owner has access to a set of building-specific amenities maintained by the tower association and funded through the monthly sub-association fee. These are separate from the community-wide BBCA amenities (covered in the next section) and entirely separate from the optional Bonita Bay Club membership.

Heated Pool and Spa

Each Bayview tower maintains a building-specific resort-style pool and spa on the tower's pool deck. For a west-facing tower of this class, the pool deck is positioned to capture bay views — swimming in a heated pool while looking out over Estero Bay is one of the classic Bonita Bay high-rise experiences. Because the pool serves a boutique five-unit-per-floor population rather than hundreds of members, it retains a private, uncrowded feel. Recent listings have noted pool renovation work; pool dimensions and chemistry are maintained by the association. [Buyers should request current detail from the seller or management company during due diligence.]

Fitness Center

Each tower has its own on-site fitness center — separate from and in addition to the Bonita Bay Club's Lifestyle Center. For residents who want a quick workout without driving to the Club, or who want fitness access without a Club membership, the in-building fitness center provides that option. [Equipment specifications and hours: contact building management via the tower association.]

Social Room and Common Areas

Each tower has a social room — reservable by residents for private gatherings, holiday parties, and group activities — typically with a full kitchen and seating area, and in at least one building a baby grand piano and a card room. [Specific capacity, catering kitchen availability, and reservation process: contact building management.]

Guest Suites

Both towers maintain guest suites — separately maintained units available for visiting family and friends, bookable by residents for a nightly rate. This is a meaningful quality-of-life feature given that Bayview's floor plans, while spacious, are configured as owner-occupancy layouts. [Count of guest suites and reservation process: contact building management.]

Secure Under-Building Parking

Each Bayview residence is served by secured under-building parking. At this tier, residences typically receive multiple assigned spaces. Guest parking is available, and the buildings have screening and access-control systems limiting access to residents and their guests. [Exact parking configuration per residence: confirm via the Declaration of Condominium and the tower association.]

Generator and Building Resilience

At least one Bayview tower listing has referenced a generator serving common areas — relevant in the post-Ian period when building power during storm events is a buyer consideration. Confirm the scope of backup power (common areas only versus any unit-level coverage) with building management.

Elevators and Building Access

Each twelve-story tower requires multiple elevators, including service/freight capacity for moves. Standard for Bonita Bay luxury high-rises is secured elevator access at the floor level — residents use a key fob or access card, providing per-floor security rather than open public corridor access. [Specific elevator count and access configuration: contact building management.]

Storage

Private storage cages or enclosed storage are standard for luxury high-rise residences of this tier — limited common elements assigned to specific residences per the Declaration of Condominium. [Location and dimensions: contact building management or review the Declaration.]

The Bonita Bay Community Association — What Every Purchase Includes Automatically

The moment you purchase any property inside Bonita Bay — including a Bayview tower residence — you automatically become a member of the Bonita Bay Community Association (BBCA). There is no application, no initiation fee, no separate vote. Membership is an automatic consequence of property ownership. (Source: https://www.bonitabayresidents.com/community-association) What BBCA membership provides:

24-Hour Staffed Gate Security

All Bonita Bay entrances are staffed around the clock — 24 hours a day, 7 days a week, 365 days a year. (Source: https://www.bonitabayresidents.com/community-association) This is genuine 24/7 manned security, not a camera-monitored gate. For Bayview owners, the towers' own in-building access control (secured lobby and elevators) is backed by community-level gate staffing that screens all vehicle traffic before it reaches the building.

Three Waterside Parks

Estero Bay Park at the northwestern corner of Bonita Bay — the same quadrant as Bayview, making it the most walkable park from the towers: 13 acres with documented archaeological significance including 5,000-year-old Native American shell mounds, 800 feet of boardwalk through coastal mangroves ending at a private pier overlooking Estero Bay, a Monarch Way-Station Butterfly Garden, nature trails, a screened pavilion, playground, picnic areas with gas grills, and a pet water station. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Riverwalk Park along the Imperial River: direct boating access to Estero Bay via boat ramp, a bocce facility with outdoor pavilion, renovated pickleball and tennis courts, basketball court, a Parcourse fitness trail, kayak storage and launch capability, pet water stations, playground, and picnic areas. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Spring Creek Park at the community's northern border: kayak and canoe storage racks with launch dock, bocce court, basketball hoop, playground, picnic area, pet water station, nature trails, gazebo, and observation deck. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Twelve Miles of Recreational Paths

Twelve miles of maintained pathways for biking, jogging, and walking — one of the largest maintained-path networks of any gated community in Southwest Florida. (Source: https://www.bonitabayresidents.com/style-of-living) For Bayview residents who want to walk or bike to the marina, the Club's sports complex, or any of the three parks, the path system provides the connection.

Community Activities Programming

The BBCA Activities Department (239-390-5550; 3451 Bonita Bay Blvd., Suite #100) programs year-round events including the Christmas Tree Lighting, Easter Egg Hunt, the Bay Breeze Concert series, life-long learning lectures, creative arts and cooking classes, and wellness programming. (Source: https://www.bonitabayresidents.com/activities-department) This is a meaningful social layer for residents who want engagement beyond the Club's golf and dining calendar.

Design Review Department

The BBCA maintains a professionally staffed Design Review Department overseeing exterior modifications, construction, and landscaping changes throughout the community. (Source: https://www.bonitabayresidents.com/community-association) For Bayview owners this is primarily relevant for any modification affecting the building's exterior appearance.

Community Patrol and Blue Zones

The BBCA operates a community patrol separate from gate security. Bonita Bay is a designated Blue Zones Project Community — a certification tied to longevity, wellness, and community design. (Source: https://www.bonitabayresidents.com/style-of-living) The BBCA is also recognized as the first gated community in the country to donate more than $1 million to United Way — a community-identity point that speaks to the resident culture inside the gates.

The Bonita Bay Marina — 98 Wet Slips, 326 Dry Storage, Backwater Jacks

The Bonita Bay Marina is one of three distinct amenity pillars available to Bayview owners — alongside the BBCA community amenities (automatic) and the Bonita Bay Club (optional). The marina is semi-private — "created and owned by a group of resident investors" — available to Bonita Bay residents and their guests, but not a public marina. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)

Confirmed Marina Specifications

The 36-Inch Draft Limit: A Hard Stop for Deep-Draft Boats

The 36-inch maximum draft is a hard limit established by the marina's permitting agreement, not a soft operational preference. (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina) A center-console fishing boat or fast-running inboard in the 28- to 36-foot range is typically within the marina's parameters. A 40-foot sport-fishing yacht with a deep keel, or a 35-foot sailboat with a fin keel drawing 5+ feet, cannot use the wet slips. Buyers with large boats will need to assess dry storage (up to 36 feet) or explore alternative marina options in the area.

Backwater Jacks and Sweetwater Lifestyles

Backwater Jacks, the on-site waterfront restaurant at the marina, is owned and operated by fellow Bonita Bay residents and welcomes all residents without a marina slip. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks) The ability to arrive by golf cart at a waterfront seafood restaurant inside your gated community is, for many buyers, a deciding quality-of-life detail.

Sweetwater Lifestyles (formerly Captain Ed's) has operated from the Bonita Bay Marina since 1992 — over 30 years of continuous operation — offering sunset cruises, dolphin tours, and fishing charters. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks; https://www.sweetwaterlifestyles.com/) For Bayview residents who want the on-water experience without boat ownership, this service has delivered it for three decades.

The Bonita Bay Private Beach — Destroyed by Hurricane Ian, Rebuilt Better

The Private Beach Park is consistently named by Bonita Bay residents as one of the community's single most popular amenities — alongside the golf courses, the Club facilities, and the marina. (Source: https://www.bonitabayresidents.com/private-beach)

The beach is located on Little Hickory Island — the barrier island directly visible from Bayview's west-facing residences. Travel time from the Bonita Bay main gate to the beach gate is 10 minutes. (Source: https://www.bonitabayresidents.com/private-beach) During winter season, a complimentary shuttle runs from inside the community for residents who prefer not to drive. (Source: https://www.bonitabayresidents.com/private-beach)

The Post-Ian Rebuild Story

Hurricane Ian destroyed the Bonita Bay Private Beach Park completely — the BBCA's own language is unambiguous: the beach was "totally destroyed" by Ian. (Source: https://www.bonitabayresidents.com/private-beach) What the BBCA built in response was not a restoration — it was a rebuild materially superior to what existed before, designed to withstand future major hurricanes. The new construction features:

• Concrete main building — not the wood-frame construction of the pre-Ian facilities
• Breakaway walls — allowing walls to fail safely in storm surge without taking down the structure's core
• Removable grills — instead of permanently installed grills that become storm-surge projectiles
• Weather-resistant materials throughout
• Native dune vegetation for shoreline stabilization
• Reduced lighting and a specialized turtle fence to protect nesting sea turtles

The reopened beach is staffed morning through night and provides beach chairs, lounges, umbrellas, showers, restrooms with infant changing stations, private parking, picnic pavilions, and grills — all in a coastal-engineered setting designed to survive the next major storm. (Source: https://www.bonitabayresidents.com/private-beach)

Important Governance Note on Beach Access

The Private Beach is owned and operated by the BBCA — not the Bonita Bay Club. Beach access is a benefit of property ownership, available to every Bayview owner whether or not they have a Club membership. You do not need a Golf Membership. You do not need to be a Sports Member. You need to own a Bayview residence. The beach comes with the address. (Source: https://www.bonitabayresidents.com/private-beach)

The BBCA's "One Bonita Bay" positioning captures this precisely: the three pillars of Bonita Bay life are the Community Association amenities (automatic, including the beach), the Marina (separate fee), and the Bonita Bay Club (entirely optional). (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources)

The Bonita Bay Club — The Optional Lifestyle Layer That Changes Everything

The Bonita Bay Club is the amenity complex most people think of when they hear "Bonita Bay" — the championship golf, the sports complex, the spa, the dining. Understanding what the Club is, what it costs, and how it operates relative to everything else at Bonita Bay is one of the most important things a prospective Bayview buyer can do before an offer.

The Key Facts: Non-Equity, Two Campuses, One Membership

The Club is non-equity. Initiation fees are non-refundable and fund capital improvements. You are not buying an ownership stake you can later sell or receive back.

The Club is member-owned. More than a decade ago the Club transitioned from developer ownership to member ownership: "Over a decade after becoming member-owned, Bonita Bay Club continues to bring its bold vision to life." (Source: https://www.bonitabayclub.net) Member ownership means capital decisions, amenity priorities, and financial management are governed by the membership.

54 holes of championship golf across two campuses:

West Campus (inside Bonita Bay gates, Bonita Springs, FL 34134): Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside — within walking or golf-cart distance of Bayview. The Club address — 26660 Country Club Drive — is within the community. The West Campus is a certified Audubon Sanctuary.

East Campus (Naples, ~15 minutes east via I-75): Two Tom Fazio-designed courses — Cypress and Sabal — with a newly built clubhouse. One Golf Membership covers both campuses. (Source: https://www.bonitabayclub.net/web/pages/golf)

Membership Tiers and Costs (Estimates — Verify Before Publishing)

Note: These figures are secondary-source estimates. Initiation fees and annual dues are not published on the Club's official website. Verify directly with the Club Membership Office at 239-495-0200 or [email protected] before publishing. (Source: https://thebrassie.com/bonita-bay-club-membership-cost/)

The Sports Center and Lifestyle Complex

The Club's Sports and Lifestyle complex is among the most comprehensive private-club facilities in Southwest Florida:

• 16 Har-Tru (clay) tennis courts and 15 pickleball courts plus a championship croquet lawn (Source: https://www.bonitabayresidents.com/bonita-bay-club; https://www.bonitabayclub.net/web/pages/sports-center). The Club hosts the annual FineMark Women's Pro Tennis Championship, a USTA Pro Circuit event. (Source: https://bonitabayclub.blog/)
• Saltwater, zero-entry resort pool with four lap lanes and a poolside Breezeway Café. (Source: https://www.bonitabayclub.net/web/pages/sports-center)
• Lifestyle Center: nearly 20,000 square feet of fitness space with premium Technogym equipment, group classes, and personal training. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
• Spa and Salon: 9,000 square feet with seven treatment rooms, sauna, steam room, whirlpool, and relaxation lounge. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
• Dining: multiple venues overseen by the Club's executive culinary team. (Source: https://www.bonitabayclub.net/web/pages/dining)

Membership and Bayview: What You Need to Know Before Buying

Membership is optional — not required. No Club membership is required to purchase at Bayview. (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources) Many Bayview owners — particularly non-golfers — use the beach, parks, and marina without joining the Club. Membership is not automatically included in your purchase price, regardless of the residence's price. If you want Club access, you apply and pay the initiation fee. Transfer rules at resale must be confirmed directly with the Club Membership Office at 239-495-0200.

HOA Fee Bundle: The Stacked Cost of Ownership at Bayview

One of the most important financial realities of buying at Bayview is the layered fee structure. There is no single "HOA fee" — there are multiple recurring obligations to multiple entities, and the total monthly non-mortgage cost of ownership is the sum of all of them.

Layer 1: The Bayview Tower Association (Sub-HOA)

Each Bayview tower is governed by its own Florida not-for-profit condominium association, which collects monthly fees from each residence to cover the building's operating expenses and reserve contributions. The specific dollar amount of the sub-association fee is not publicly disclosed. A key governance fact: the two towers are separate associations with separate boards, budgets, reserve funds, and fee schedules — a buyer in one tower will receive a different estoppel and may face different reserve health or pending capital projects than a buyer in the other. Obtain the estoppel and current budget from the relevant tower association before closing.

Under Florida Statute 718.503(2)(a), the seller must provide the current budget, financial statements, and fee schedule at the seller's expense. This document must be requested and reviewed before any offer is finalized.

What the monthly fee is expected to include (standard for a Florida high-rise tower of this type):

• Building insurance for the exterior and structure (required by FL Statute 718.111(11))
• Water and sewer service
• Bulk cable/internet service (verify current provider)
• Elevator maintenance and state-mandated inspections
• Building exterior maintenance and common-area upkeep and staffing
• Pool and spa maintenance, pest control, trash removal
• Reserve fund contributions (FL Statute 718.112(2)(f)) and SIRS-designated reserves (FL Statute 718.112(2)(g))
• Management company fees

What the fee does NOT cover: your individual unit's electric service; your personal contents insurance (HO-6); in-unit plumbing, appliance, or HVAC repairs; the BBCA master assessment (Layer 2); and Bonita Bay Club dues (Layer 4 — optional).

Layer 2: Bonita Bay Community Association Master Assessment

Every Bayview owner pays an annual assessment to the BBCA — the master association responsible for community-wide infrastructure, security, parks, beach, and programming. The amount is not publicly disclosed on the BBCA's website. (Source: https://www.bonitabayresidents.com/community-association) Contact the BBCA at 239-495-8111 to confirm the current figure, or request it from the seller.

Layer 3: Special District Assessments (None — No CDD)

Bonita Bay does not have a Community Development District (CDD). There is no special-district levy on Bayview property tax bills — a meaningful distinction from some other Southwest Florida communities where CDD assessments add hundreds of dollars per month. To confirm the absence of any special-district assessment on a specific residence, review the TRIM (Truth in Millage) notice from the Lee County Tax Collector (https://www.leetc.com).

Layer 4: Bonita Bay Club Membership Dues (Optional)

For Golf Members: estimated $19,500/year ($1,625/month). For Sports Members: estimated $10,110/year ($843/month). Not required, but buyers who intend to join must factor these into total monthly cost of ownership.

Layer 5: Bonita Bay Marina (Optional)

Marina slips and dry storage are leased separately through the marina, subject to availability and waiting-list status — not included with BBCA membership or sub-association fees.

BBCA Resale Reserve Assessment (Effective January 1, 2024)

Effective January 1, 2024, the BBCA changed its resale transfer fee to a percentage-based assessment of 0.5% of the purchase price, capped at $10,000, paid by the buyer at closing. At a $932,500 purchase, that is roughly $4,663; at $1,230,000, roughly $6,150. Budget for this on top of standard estoppel fees (one from the tower association plus one from BBCA), title insurance, and other typical transaction costs.

Total Monthly Cost of Ownership: How to Think About It

A back-of-envelope estimate for a non-Club, non-marina Bayview owner is the sub-association fee plus the prorated BBCA master assessment. Exact figures require confirmation from the seller, the management company, and the BBCA. A Golf Club member adds roughly $1,625/month. Property taxes and individual HO-6 insurance are additional. The honest framing: Bayview is not a low-carrying-cost property. High-rise towers in master-planned communities with full amenity packages carry layered fees that reflect the value of those amenities and the cost of maintaining a twelve-story concrete building. Request all fee schedules, review the current reserve study, and confirm SIRS compliance before closing.

Bayview vs. the Other Bonita Bay Towers: The Comparison Every Buyer Asks

Every serious buyer who considers Bayview also considers the other towers in Bonita Bay's high-rise cluster. Here is how Bayview is positioned.

What's the Same Across the Towers

Same community amenities: All Bonita Bay towers — including Bayview — have access to the same BBCA amenities: the rebuilt Private Beach, the three waterside parks, 12 miles of paths, community programming, and 24/7 staffed gate security. Same optional Club: all towers share access to the same Bonita Bay Club at the same membership tiers. Same master developer legacy: the community-integration philosophy that shaped Bonita Bay shaped every tower's siting.

What's Different About Bayview

Original-tower lineage and the bayfront parcel. Bayview's twin towers sit on Bonita Bay's most westerly bayfront edge — positioned for direct, panoramic Estero Bay, mangrove-preserve, and Gulf exposure that the later inland-leaning towers cannot replicate. Five units per floor. Bayview's boutique five-unit floor plate is more private than the four-plus-unit density of several later towers. Established, owner-occupied culture. As original Bonita Bay towers, Bayview carries the longest residency track record in the cluster. Value relative to the newest towers. Bayview's trailing-12-month median of $932,500 sits below the newest towers — for example, Tavira closed at a trailing-12-month median of $2,200,000 (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026), more than double Bayview's median. A buyer who wants a Bonita Bay high-rise with bay-and-Gulf exposure, panoramic views, and a three- or four-bedroom floor plan at a more accessible entry point will find Bayview compelling.

The bottom line: If a west-facing view over Estero Bay and the Gulf is your priority at a more accessible price than the newest towers, Bayview delivers it. Most buyers who spend time in multiple towers choose based on a specific residence, floor, and exposure — not the broad tower-to-tower comparison. We walk you through every relevant building so the decision is informed.

Hurricane Ian and Bayview: What Happened, What Was Rebuilt, What You Need to Know

Hurricane Ian made landfall near Fort Myers Beach on September 28, 2022, as a Category 4 storm with sustained winds near 155 miles per hour. Fort Myers Beach is approximately 15 miles north of Bonita Bay's main entrance. Bonita Bay, positioned south and east of the landfall point, experienced significant but not catastrophic impacts — a combination of strong wind loading and Estero Bay storm surge that varied by elevation and exposure.

What the General Record Says About Bonita Bay's High-Rise Towers

The barrier islands immediately west of Bonita Bay — Little Hickory and Big Hickory — took catastrophic direct Gulf wave action; the interior of Estero Bay was shielded by that wave attenuation, receiving surge-driven water elevation without the destructive wave energy of a direct Gulf-front impact. The National Hurricane Center's official report identifies Estero Bay among the water bodies that received "catastrophic" storm surge, and the City of Bonita Springs overall recorded more than 12 feet of surge in places. A twelve-story reinforced-concrete tower is designed to withstand this kind of loading; the key buyer question is whether any specific residence experienced water intrusion through windows, balcony doors, or building penetrations during the surge event — answerable through the building's records and the seller's disclosure, both of which should be requested before any offer.

The BBCA Ian Special Assessment

The BBCA levied a $500 per unit special assessment after Hurricane Ian for rebuilding the Private Beach Park — which was totally destroyed. The original beach-rebuild budget of $250 per unit increased to $500 per unit as a result of change orders, including additional work required after Hurricanes Helene and Milton struck in September and October 2024. The BBCA Ian special assessment was due June 30, 2025. This community-wide BBCA assessment is separate from any building-level assessment a Bayview tower association may have levied for tower-specific damage.

The Critical Unknown: The Tower-Level Assessment

Whether either Bayview tower association levied a building-level special assessment for Ian-related repairs — and if so, the amount and payment terms — must be confirmed from the seller's financial disclosures. This is the single most important financial due-diligence question for any Bayview buyer:

1. Was there an Ian-related special assessment at the tower level?
2. If so, what was the amount per residence?
3. Is it fully paid, partially paid, or still being collected?
4. Are any additional Ian/Helene/Milton-related assessments upcoming?

Under Florida Statute 718.503(2)(a), the seller must provide the most recent annual financial statement, current budget, and fee schedules — a pending or recently completed special assessment would appear on these documents. Request them before writing an offer. The Lee County permit portal (https://www.leegov.com/dcd/ced/permits), searched for the tower addresses for permits issued after September 2022, will reveal the scope of any post-Ian repair work.

FEMA Flood Zone and Insurance Reality

Bonita Bay's CRS Class 5 Flood Discount — Confirmed

Bonita Springs maintains a FEMA Community Rating System (CRS) classification of Class 5, confirmed after FEMA threatened revocation in 2024 and the City successfully demonstrated compliance. CRS Class 5 translates to a 25% reduction in NFIP flood insurance premiums compared to a non-participating community — one of the best CRS discounts available nationally and meaningful savings for any Bayview residence carrying an NFIP policy.

Flood Zone Designation

Bayview sits along the western perimeter of Bonita Bay near Estero Bay tidal waters. The towers' lower floors and parking are expected to fall within a FEMA AE flood zone (base flood elevation required), with upper residential floors above the Base Flood Elevation. AE designation is the standard classification for interior-bay shoreline properties subject to bay/estuary surge rather than direct open-Gulf wave action (which would typically produce VE). Confirm the specific FIRM panel and BFE at the FEMA Map Service Center: https://msc.fema.gov.

Post-Ian Insurance Market Reality

Ian transformed the Florida property insurance market. For a twelve-story reinforced-concrete building like Bayview, the construction type itself is a positive underwriting factor. Wind mitigation inspections (typically $75–$150) can document hurricane-rated features and produce meaningful premium savings — request the building's wind mitigation certificate from the tower association before purchasing. Because NFIP building coverage caps at $500,000 — a fraction of a twelve-story concrete tower's replacement cost — Bayview tower associations almost certainly carry private excess flood insurance above the NFIP limit. For Bayview buyers, the relevant considerations are: building insurance (carried by the tower association); wind mitigation credit; the individual HO-6 policy (covers interior finishes and personal property); and flood insurance (building-level via the association for structure, individual coverage via NFIP or private markets). Citizens Property Insurance depopulation has improved private-market availability since the 2022–2023 dislocation; get individual quotes before closing rather than after.

Structural Integrity Reserve Study (SIRS) — What Florida's Post-Surfside Law Means for Bayview Buyers

The June 2021 collapse of Champlain Towers South in Surfside — a twelve-story oceanfront condominium that killed 98 people — fundamentally changed Florida condominium law. The resulting legislation (SB 4-D) created reserve and inspection requirements that apply directly and forcefully to Bayview. Every buyer needs to understand them.

The SIRS Requirement

Under Florida Statute 718.112(2)(g), any residential condominium building three or more habitable stories must have a Structural Integrity Reserve Study (SIRS) at least every 10 years, evaluating at minimum eight components: (a) roof, (b) structure including load-bearing walls and primary structural members, (c) fireproofing and fire protection, (d) plumbing, (e) electrical, (f) waterproofing and exterior painting, (g) windows and exterior doors, and (h) any other item with deferred maintenance or replacement cost over $25,000 affecting structural integrity. (Source: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html) Each Bayview tower, as a twelve-story residential condominium, is fully subject to this requirement. The initial SIRS deadline for most buildings was December 31, 2024.

The Non-Waivable Reserve Requirement

After December 31, 2024, unit owners can no longer vote to waive or reduce SIRS-designated reserves — a hard rule with no opt-out. Associations that were previously underfunded must now fund SIRS-identified reserves at the level the study prescribes. The practical implication: if a Bayview tower completed its SIRS recently and the study identified underfunded reserves, the association has no legal mechanism to defer the catch-up funding — the only options are higher monthly fees or special assessments, both of which affect buyers.

What Buyers Must Do

1. Request the SIRS report from the seller (required under FL Statute 718.503(2)(a)). If none has been completed, that is itself information.
2. Review the reserve fund balance and percent-funded figure. Less than 50% funded for SIRS components is a yellow flag; less than 30% is a red flag.
3. Ask specifically about each tower's SIRS status — completed when, key findings, total estimated deferred maintenance, reserve catch-up schedule. Remember the two towers are separate associations; the SIRS health of one does not reflect the other.
4. Use the 15-day rescission window. For contracts entered after December 31, 2024, buyers have a 15-day right of rescission after receiving SIRS and milestone inspection documents — separate from the standard 7-day rescission right on condo documents.

At least one Bayview tower listing has referenced passing the milestone structural inspection — a positive due-diligence signal that should be confirmed in writing for the specific tower and residence.

Rental Market & Property Management

Here is the honest rental picture at Bayview: over the trailing 12 months there were 0 MLS rental records — no active rental listings and no recorded leases — for the Bayview at Bonita Bay towers (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026). We will not invent a rental rate where the data does not exist. The plain reading of this finding is that Bayview is a strongly owner-occupied tower community — residences here are bought to be lived in or used seasonally, and rentals rarely reach the open MLS market. Owners simply do not list their units for rent.

For a buyer weighing the rental option, this matters. The absence of any MLS rental activity means there is no demonstrated open-market rate to underwrite against, and it confirms that Bayview is not a building where an investor should expect a liquid, turnkey leasing market. The layered carrying costs (sub-association, BBCA assessment, taxes, insurance) and the towers' established owner-occupancy culture make Bayview a poor fit for a pure cash-flow strategy. We frame this honestly: Bayview is bought primarily to be lived in or used seasonally as a snowbird base, not as a rental yield play. If you do want the option to lease when you are not in residence, we will run a property-specific analysis against the building's actual rental rules and the broader Bonita Bay seasonal-lease comps — call Jesse at (239) 898-6072.

For owners who do want a residence professionally managed and maintained between seasons, full-service property management is available through the Bonita Bay community and several local luxury-condo managers. We can connect you with managers who handle association approval, turnover, and seasonal scheduling. Any lease at Bayview must comply with the respective tower association's rental rules, detailed below.

Rental Rules at Bayview

Bayview's rental restrictions are governed by each tower's Declaration of Condominium and Rules and Regulations — not publicly available online and must be requested from the seller during due diligence. Bonita Bay high-rise towers typically impose a minimum lease term in the 30-day-plus range (short-term rentals under 30 days via Airbnb or VRBO are almost certainly prohibited), a cap on the number of leases per year, and board approval of prospective tenants including background and reference checks, sometimes with an application fee. Confirm the exact minimum lease term, the annual lease cap, and the board-approval timeline for the specific tower with the seller's disclosure package. Buildings regulated under Florida Statutes Chapter 718 with more than six units are exempt from the City of Bonita Springs' rental-permit requirement — the association's governing documents control.

Pet Policy at Bayview

Bayview's pet policy is contained in each tower's Declaration of Condominium and Rules and Regulations, which are not publicly available. Based on the general pattern of comparable Bonita Bay high-rise associations:

• Pets are typically permitted with restrictions
• Common limitation: 2 pets per residence
• Weight limit: often a per-pet cap (some Bonita Bay towers enforce a strict limit that excludes most medium and large breeds)
• Cats and smaller dogs typically permitted; large-breed restrictions are common
• Leash requirement in all common areas, elevators, and hallways
• Pet registration with the association may be required

Legal note: Under the Fair Housing Act and the ADA, properly documented emotional support animals and service animals are legally protected regardless of pet policy. To confirm the specific pet policy for a given tower, request the Rules and Regulations from the seller during the inspection period.

Schools Near Bayview

Bayview is in Lee County — the Lee County School District assigns schools by address.

Public Schools by Zone (verify current zoning for the specific tower address)

• Elementary: Verify current assignment via the Lee County School Finder (options in the Bonita Springs / Estero corridor).
• Middle School: Three Oaks Middle School (19600 Three Oaks Pkwy, Fort Myers) or the Estero-area middle school per current boundary.
• High School: Estero High School (21900 Estero Centre Blvd, Estero; 239-947-1780) — among the newest high school campuses in Lee County, opened in 2019.

School boundary assignments are confirmed by the Lee County School District at leeschools.net using the "School Finder" tool with the specific address. Boundaries can change with redistricting — confirm directly before relying on this for enrollment decisions.

Private and Charter School Options

• Community School of Naples (13275 Livingston Rd, Naples) — PK–12 independent, ~20 miles south
• Seacrest Country Day School (6800 Campobello Rd, Naples) — PK–12, ~25 minutes south
• Evangelical Christian School (3000 Estero Pkwy, Estero) — K–12, ~10 minutes north

Most Bayview buyers are in the lifestyle and second-home demographic where school-zone assignment is a lower-priority consideration, but for primary residents with school-age children, the proximity of Estero High School and the quality of Lee County's newer campuses in this growth corridor are genuine assets.

Daily Logistics: Everything You'll Actually Use Every Day

Security and Gate Access

All Bonita Bay gate entrances are staffed 24/7. (Source: https://www.bonitabayresidents.com/community-association) Residents receive transponders or access cards; guests are cleared at the gate. The building's in-tower access control (lobby access, elevator floors) provides a second layer of security specific to Bayview.

Parking

Secured under-building parking is standard for Bayview. Residences typically have multiple assigned spaces. Guest parking is available, and moving trucks must follow building management protocols for access timing and elevator protection during moves.

EV Charging

The towers predate widespread EV adoption, so original EV charging infrastructure was not installed. Under Florida Statute 718.113(5), owners have the right to install EV charging in their designated parking space, subject to association approval and electrical-code compliance. Contact the tower association to understand the current EV charging approval process and whether any shared community chargers exist.

Mail, Package, and Deliveries

Mail is delivered to the building's mailroom or a community mailbox cluster. Larger package and high-value/oversized deliveries (appliances, furniture) typically involve coordination with the front desk or building management and advance scheduling.

Internet and Cable

Bulk cable/internet service is typically bundled in the sub-association fee — verify the current provider with building management. Satellite dishes are generally not permitted on individual units in Bonita Bay high-rises.

Trash and Recycling

Trash service for high-rise residences typically involves floor-level chutes or a centralized trash room per floor, managed by building services. No curbside pickup schedule applies to individual residences in a tower.

Building Hours and Amenity Reservations

Common-area amenities — social room, guest suites, pool deck — are typically reserved through a resident portal or direct contact with building management. Hours and advance-booking requirements are established by the tower association's Rules and Regulations.

Location and Drive Times: Where Bayview Sits in the Region

One of the overlooked strengths of Bayview is its geographic position within Southwest Florida's broader amenity corridor. The towers are within practical, everyday driving distance of everything a full-time or seasonal resident needs.

Key Drive Times from Bayview (within Bonita Bay)

Drive times are approximate, non-peak. Seasonal traffic on the US-41 corridor can add 10–20 minutes during January–March peak season.

Healthcare Proximity

Gulf Coast Medical Center (Lee Health) is the closest major hospital at ~20 minutes, with NCH Baker in Naples a strong alternative for specialized care. Cleveland Clinic Florida and NCH Physician Group offices are throughout the Naples corridor within 25–30 minutes.

Airports for the Snowbird and Part-Time Resident

RSW (Southwest Florida International) is the primary airport for Bonita Bay residents — direct service to New York, Chicago, Boston, Washington D.C., Minneapolis, Detroit, Cleveland, and other Midwest and Northeast cities that feed the Bonita Bay buyer demographic. RSW's 25-minute proximity is a genuine quality-of-life factor for residents who split time between Southwest Florida and a northern city.

Shopping Inside and Near the Community

The Promenade at Bonita Bay is a commercial area adjacent to the main entrance with restaurants, a salon, specialty services, and casual dining. Publix supermarkets are within ~5–10 minutes of the Bonita Bay main gate on multiple routes.

Why Buy at Bayview — Honest Pros and Cons

We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we have represented buyers and sellers through every phase of Bonita Bay's high-rise market — and we would rather you make the right decision than the fast one.

Genuine Strengths

The geography is unrepeatable. Bayview's position on Bonita Bay's most westerly bayfront edge — directly above the mangrove preserves with open Estero Bay and Gulf exposure — is fixed. When a residence in these towers changes hands, it is one of a small, finished, permanently capped inventory. The view hierarchy is exceptional at the top. A west-facing residence on a high floor delivers the panoramic Gulf Coast sunset experience that many buyers spend years searching for. The amenity stack without membership. As a Bonita Bay owner you have the rebuilt Private Beach, three waterside parks, 12 miles of paths, and 24/7 security without any Club initiation fees beyond the BBCA assessment. The marina at walking/cart distance. For boaters or anyone who wants a waterfront restaurant inside the gates, the Bonita Bay Marina's Backwater Jacks provides it. Boutique density. Five units per floor makes these towers quieter and more private than the larger-footprint later towers. Value relative to the newest towers. A trailing-12-month median of $932,500 is a meaningfully more accessible entry into Bonita Bay's high-rise lifestyle than the newest premium towers.

Honest Limitations

The fees are layered and not fully transparent without due diligence. Sub-association fee, BBCA assessment, optional Club dues — request all schedules before writing an offer. Two separate tower associations. The financial condition of one tower does not reflect the other; obtain separate estoppels and reserve studies. SIRS and Ian assessment status must be verified per tower. Whether each tower completed its SIRS, what it found, and whether any Ian-related assessment is outstanding must be confirmed from the seller's disclosures. The Club is expensive if you want golf — ~$150,000 initiation and ~$19,500 annually. The 36-inch marina draft limit excludes deep-draft boats. Inventory is extremely tight. With 0 active listings, a buyer must be ready before a residence appears — a strength for sellers, a discipline requirement for buyers.

Comparable Towers to Consider

If Bayview is on your shortlist, these buildings also warrant serious consideration:

Tavira (4951 Bonita Bay Blvd) — A price leader in the Bonita Bay high-rise cluster, with a trailing-12-month median sold price of $2,200,000 (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026), more than double Bayview's $932,500 median — a spread driven by larger floor plates and premium finishes. For buyers whose budget makes Tavira prohibitive, Bayview offers much of the same lifestyle — the same bay perimeter, the same Club access, the same beach — at a meaningfully lower entry point.

Esperia South (4991 Bonita Bay Blvd) — A 27-floor post-2004-code tower at the southern end of the cluster with exclusive south-facing marina views, governed by the Esperia-Seaglass Condominium Association. Newer construction vintage than Bayview at a higher trailing-12-month median; a buyer choosing between the two is often comparing newer building systems against Bayview's established bayfront lineage and more accessible pricing.

Estancia and Azure (4931 / 4971 Bonita Bay Blvd) — Mid-cluster towers with their own governing associations and distinct exposure profiles. Worth considering for buyers who want a Bonita Bay high-rise and are flexible on building.

Horizons and Vistas (4801 / 4851 Bonita Bay Blvd) — Older towers at the northern end of the boulevard, typically trading at lower per-foot figures, with the trade-offs of older mechanical systems and a different code era.

Seaglass and Omega — The newest Bonita Bay high-rises, with the newest construction and finishes at a premium-to-all price point. For buyers who want the absolute newest product, these are the answer; for buyers who want an established, value-positioned bayfront tower, Bayview is the more defensible choice.

Thinking of Selling Your Bayview Residence? List With the #1 Team in Southwest Florida Since 2012

If you are searching for a Bayview listing agent, or thinking "I need someone who actually knows these towers to sell my residence" — you are in the right place.

Bayview is a building where specifics matter at every step. The stacked disclosure package (sub-association budget, BBCA assessment, SIRS report) must be assembled correctly for the specific tower. The marketing narrative has to explain the view hierarchy — west-facing bay-and-Gulf sunsets versus golf-course and preserve outlooks — in language that drives showings from out-of-state buyers qualifying from photos alone. The milestone-inspection and SIRS compliance status needs to be confirmed and disclosed before the first buyer walks through. And with 0 active competing listings, correct pricing captures a rare supply advantage rather than squandering it.

Your Listing Agent Credentials

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
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• Platinum Sales Production Award Winners

What Is Your Bayview Residence Worth Right Now?

Over the trailing 12 months, Bayview recorded 6 closed sales at a median sold price of $932,500 and an average of $902,667, ranging from $545,000 to $1,230,000, with sellers achieving an average 95.1% of list price in a median 94 days on market — with 0 currently active listings. (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.) West-facing exposure, upper floors, and recently renovated finishes each add materially to the baseline. Your specific residence — with its specific floor, exposure, condition, and finish level — may trade at a very different number than the median.

The only way to know what your residence is worth today is to analyze it as itself, not as a ZIP-code average.

Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your residence would sell for in the current market, what preparation would maximize its price, and the realistic timeline given current absorption. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

What It Takes to Sell a Bayview Residence Well

The disclosure package matters more than most sellers realize. Gather the current sub-association budget, the most recent financial statement, the SIRS report (if completed), any special-assessment record, the milestone-inspection report, and the BBCA assessment figure before going to market. View-premium marketing requires video, not just photos. A west-facing sunset video at dusk — Gulf horizon past the barrier islands, light moving across Estero Bay — is the asset that sells Bayview residences to out-of-state buyers before they visit. The cross-tower comparison will come up; we position your residence with honest, data-backed comparisons that help buyers decide on Bayview rather than deferring.

Your Local Real Estate Experts

[ACCOLADE+CONTACT BLOCK — VERBATIM:]

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with offices at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 just minutes from the Bonita Bay main gate. We have watched Bonita Bay's high-rise cluster grow from construction through the hurricane recovery and into the current market cycle.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.

Frequently Asked Questions — Buyer Edition

About the Towers

How many floors does Bayview at Bonita Bay have? Bayview comprises two twelve-story luxury condominium high-rise towers — Bayview I and Bayview II. From the upper floors, the towers reach well above tree canopy and neighboring structures, providing the panoramic Estero Bay, mangrove-preserve, and Gulf views that define the lifestyle appeal.

How many residences are on each floor? Only five residences per floor — a boutique, near-private floor plate that gives every residence panoramic exposure and makes the towers quieter and more private than the larger-footprint later towers in Bonita Bay.

What are the residence sizes at Bayview? Three- and four-bedroom residences ranging from 2,712 to 3,379 square feet of living area plus a sundeck. There is no two-bedroom or studio entry tier.

Who developed Bayview? Bayview was developed within the Bonita Bay Group's master-planned community, the company that developed all of Bonita Bay's 2,400 acres from the mid-1980s onward. The Bayview towers are part of the original high-rise lineage on the community's western bayfront edge.

Is Bayview a concrete building? Yes. Each Bayview tower is a reinforced-concrete high-rise — the standard structural system for Florida Gulf Coast high-rise construction and the only practical system for a twelve-story building in a coastal high-wind environment.

Did Bayview pass its milestone structural inspection? At least one Bayview tower listing has referenced passing the milestone structural inspection, with the report available in supplemental documents. Confirm this in writing for the specific tower and residence as part of due diligence.

About the Views

What views do west-facing Bayview residences have? West-facing residences overlook the natural mangrove preserves, Estero Bay, and the Gulf of Mexico beyond. From elevation, these residences see open water extending to the barrier islands and, from the upper floors, the Gulf horizon. Sunsets from west-facing residences are the defining view experience of the towers.

What do interior-facing residences overlook? Interior-facing residences look out over the Bonita Bay golf course — the Arthur Hills-designed Bay Island course of the Club's West Campus — and the preserve and native-vegetation landscape. These green, tranquil views typically come at a price point below the west-facing bay-and-Gulf premium.

Do higher floors have significantly better views? Yes. Lower floors are at or near tree-canopy and mangrove-fringe level, with constrained views. Mid-floors clear the canopy and see the bay, preserve, and golf-course panoramas properly. Upper floors deliver full panoramic sightlines toward Estero Bay and the Gulf. Exact elevation thresholds vary by residence position and should be verified during a showing.

Do west-facing Bayview residences overlook the Private Beach? Yes — the Bonita Bay Private Beach Park is on Little Hickory Island, the barrier island directly visible from west-facing Bayview residences. The beach is approximately 10 minutes from the Bonita Bay main gate.

About the HOA and Fees

What is the HOA fee at Bayview? The monthly sub-association fee is not publicly disclosed and differs between the two towers, which are separate associations. Florida law requires the seller to provide the current budget and fee schedule before closing (FL Statute 718.503(2)(a)). Request these from the seller or listing agent before making an offer.

What does the Bayview HOA fee cover? Typically: building insurance (exterior/structure), water and sewer, bulk cable/internet, elevator maintenance, building exterior maintenance, lobby and common-area upkeep, pool and spa maintenance, pest control, trash removal, reserve contributions, and management fees. Individual electric, unit-interior insurance (HO-6), and Bonita Bay Club dues are not included.

Is there a CDD assessment at Bayview? No. Bonita Bay has no Community Development District. There is no CDD levy on Bayview property tax bills.

What does the BBCA master assessment cover? Community-wide infrastructure: roads, streetlights, lake/stormwater management, three waterside parks, the Private Beach Park (and its post-Ian rebuild), 12 miles of pathways, 24/7 staffed gate security, community programming, the Design Review Department, and community patrol.

Do I have to join the Bonita Bay Club when I buy at Bayview? No. Club membership is entirely optional. Many Bayview owners use the beach, parks, marina, and paths without joining the Club.

What is the BBCA resale assessment? Effective January 1, 2024, the BBCA charges 0.5% of the purchase price, capped at $10,000, paid by the buyer at closing.

About Hurricane Ian and Insurance

Was Bayview damaged by Hurricane Ian? Bonita Bay's high-rise towers experienced wind and surge-related impacts from Ian (September 28, 2022). The barrier islands shielded the interior of Estero Bay from direct Gulf wave energy. Each tower's specific damage scope must be confirmed from the seller's disclosure and the association's post-Ian records.

Did Bayview have a special assessment for Hurricane Ian? Whether either Bayview tower association levied a building-level Ian assessment is not confirmed from public records — request full financial disclosures from the seller. The BBCA levied a separate $500/unit assessment for the Private Beach Park rebuild.

Does Bonita Springs have a flood insurance discount? Yes. Bonita Springs maintains a FEMA CRS Class 5 rating, providing a 25% reduction in NFIP flood insurance premiums.

What flood zone is Bayview in? The towers' lower floors and parking are expected to fall within a FEMA AE flood zone. Upper residential floors are likely above the Base Flood Elevation. Confirm the specific FIRM panel and BFE at FEMA Map Service Center: https://msc.fema.gov.

About the Marina

Does Bayview have direct marina access? The Bonita Bay Marina is within the gates and accessible by golf cart or on foot from Bayview. Slip availability requires a separate lease — slips are not automatically included with purchase. The marina is semi-private, created and owned by a group of resident investors.

What is the maximum boat size at the Bonita Bay Marina? Maximum draft: 36 inches (hard permitting limit). Maximum LOA: 36 feet. No shore power is available.

Can I get to the Gulf from the Bonita Bay Marina? Yes — the marina's waterway access runs north to New Pass, providing Gulf access.

About the SIRS and Condo Law

What is the SIRS and does it apply to Bayview? The Structural Integrity Reserve Study is a mandatory inspection of eight building components required every 10 years for Florida residential condominiums three or more stories, under FL Statute 718.112(2)(g). Each twelve-story Bayview tower is fully subject. The initial deadline for most buildings was December 31, 2024.

Can buyers review the Bayview SIRS? Under Florida law, sellers must provide the SIRS. If the tower association completed it, you are entitled to review it. If not, that is itself a disclosure item. Remember the two towers are separate associations — request the SIRS for the specific tower.

What is the buyer's rescission period for condo documents? Under FL Statute 718.503(2)(d), buyers have a 7-day right of rescission after receiving all governing documents. Under post-Surfside legislation, buyers also have a 15-day right of rescission after receiving SIRS and milestone inspection reports on contracts entered after December 31, 2024.

Lifestyle and Daily Life

Is Bayview a full-time or seasonal building? Both. Bonita Bay's resident population mixes full-time Florida residents and seasonal snowbirds (typically October through April). The luxury high-rise tier skews more seasonal than the single-family village tier. The 0 MLS rental records over the trailing 12 months confirm Bayview is strongly owner-occupied rather than a rental building.

Are short-term rentals (Airbnb/VRBO) permitted at Bayview? Almost certainly not. Bonita Bay high-rise associations typically prohibit short-term rentals under 30 days. Confirm the minimum lease term in the specific tower's Declaration.

Can I use the Bonita Bay Club amenities without a Golf Membership? A Sports Membership provides tennis, pickleball, the zero-entry pool, the Lifestyle Center, the spa, and dining without full golf access. Verify current tiers with the Club at 239-495-0200.

Are there nature trails at Bonita Bay? Yes — 12 miles of maintained recreational paths plus dedicated nature trails at Estero Bay Park, Riverwalk Park, and Spring Creek Park.

What is the speed limit inside Bonita Bay? 25 mph community-wide, enforced by the community patrol.

Is EV charging available at Bayview? No original EV charging infrastructure exists. Under FL Statute 718.113(5), owners have the right to install EV chargers in their designated space with association approval. Confirm shared-charger status with building management.

What is the Blue Zones designation at Bonita Bay? Bonita Bay is a certified Blue Zones Project Community (Source: https://www.bonitabayresidents.com/style-of-living) — a research-based initiative identifying lifestyle and environmental factors associated with longevity.

How far is Bayview from the Naples area? Approximately 25–30 minutes from downtown Naples and 15–20 minutes from North Naples via US-41 or I-75.

Frequently Asked Questions — Seller Edition

Who is the best listing agent for Bayview? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, with over $860 million in personal sales. We have the buyer network, the marketing infrastructure, and the tower-specific knowledge to position your Bayview residence at the top of the market.

What is my Bayview residence worth? The most accurate answer requires a property-specific analysis based on floor, exposure, square footage, renovation level, and current comparable sales. Call Jesse at (239) 898-6072 for a specific valuation.

How many residences have sold at Bayview in the last 12 months? 6 residences closed at Bayview over the trailing 12 months, totaling $5,416,000 in volume at a median sold price of $932,500 (average $902,667; range $545,000 to $1,230,000), on a median 94 days on market and an average 95.1% of list price. (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.) Contact us for the complete current picture.

What do Bayview residences typically sell for? Over the trailing 12 months the median sold price was $932,500, with closings spanning $545,000 to $1,230,000 — a wide band reflecting differences in floor, exposure, square footage, and renovation level. There are 0 currently active listings, so a correctly priced residence enters a market with no direct competition. (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026.)

How long will it take to sell my Bayview residence? Over the trailing 12 months, the median days on market for closed Bayview sales was 94 days (Source: Stellar / SWFL MLS, Bayview at Bonita Bay subdivision filter, pulled June 2026). Well-priced west-facing upper-floor residences move faster; overpriced residences sit.

What disclosures am I required to provide to a buyer at Bayview? Under FL Statute 718.503(2)(a): the current budget, most recent annual financial statement, current assessment amount, Declaration, Bylaws, Rules and Regulations, and (post-Surfside) the most recent SIRS report. Buyers have 7 days to rescind after receiving governing documents and 15 days after receiving SIRS/milestone reports on contracts after December 31, 2024.

Does the Bonita Bay Club membership transfer when I sell my residence? Club membership transfer rules vary by the Club's policies. Contact the Club Membership Office at 239-495-0200 to confirm current transfer rules and any fees before listing.

How does the SIRS affect my ability to sell? Florida law requires sellers to provide the SIRS to buyers, who then have 15 days to rescind. If the tower's SIRS reveals material structural issues or underfunded reserves, buyers may use the rescission period to renegotiate or withdraw. Having the SIRS in hand before listing — and discussing its findings transparently — is the best strategy.

Is now a good time to sell at Bayview? With 0 active competing listings and a tightly held tower, a correctly priced residence enters a supply-constrained market. Serious buyers remain active; well-positioned residences sell. The long-term supply constraint — a small, finished, permanently capped inventory — works in your favor over any holding period.

Sources and Authoritative References

All factual claims in this page are supported by primary sources or clearly identified secondary sources. Competitor realtor URLs are excluded from this reference block.

Primary Government and Official Sources:

• Lee County Property Appraiser: https://www.leepa.org
• Lee County Clerk of Court Official Records: https://or.leeclerk.org
• Lee County Building Department (permits): https://www.leegov.com/dcd/ced/permits
• Lee County Tax Collector (TRIM notices): https://www.leetc.com
• Florida Division of Corporations (Sunbiz): https://search.sunbiz.org
• Florida DBPR Condominium Information Portal: https://condos.myfloridalicense.com
• Florida Statutes — Chapter 718 (Condominium Act): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
• Florida Statutes — 718.503(2): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
• Florida Statutes — 718.113(5) (EV charging): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.113.html
• FEMA Map Service Center: https://msc.fema.gov
• City of Bonita Springs: https://www.cityofbonitasprings.org
• Lee County School District — School Finder: https://www.leeschools.net

Bonita Bay Community Association (Official):

• BBCA Homepage: https://www.bonitabayresidents.com
• BBCA Community Association: https://www.bonitabayresidents.com/community-association
• BBCA Style of Living: https://www.bonitabayresidents.com/style-of-living
• BBCA Private Beach: https://www.bonitabayresidents.com/private-beach
• BBCA The Parks: https://www.bonitabayresidents.com/the-parks-of-bonita-bay
• BBCA Marina + Backwater Jacks: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks
• BBCA Bonita Bay Club page: https://www.bonitabayresidents.com/bonita-bay-club
• BBCA Realtor & Buyer Resources: https://www.bonitabayresidents.com/realtor-and-buyer-resources

Bonita Bay Marina (Official):

• Marina About Page: https://www.bonitabaymarina.net/about-bonita-bay-marina
• Snag-A-Slip — Bonita Bay Marina: https://www.snagaslip.com/gulf-coast-marinas/florida-gulf-coast/bonita-bay-marina
• Sweetwater Lifestyles: https://www.sweetwaterlifestyles.com/

Bonita Bay Club (Official):

• Club Homepage: https://www.bonitabayclub.net
• Golf Page: https://www.bonitabayclub.net/web/pages/golf
• Sports Center: https://www.bonitabayclub.net/web/pages/sports-center
• Lifestyle Center: https://www.bonitabayclub.net/web/pages/lifestyle-center
• Dining: https://www.bonitabayclub.net/web/pages/dining
• Club Blog: https://bonitabayclub.blog/
• The Brassie — Bonita Bay Club Membership Cost: https://thebrassie.com/bonita-bay-club-membership-cost/

Insurance and Flood:

• FEMA Community Rating System — Bonita Springs CRS Class 5: https://msc.fema.gov (CRS data)
• Lee County Emergency Management: https://www.leegov.com/publicsafety/emergencymanagement
• Florida Department of Financial Services: https://www.myfloridacfo.com

Florida Condo Law:

• Florida Statute 718.112(2)(g) — SIRS requirement: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
• Florida Statute 718.503 — Resale disclosures: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
• Florida Statute 718.111(11) — Insurance requirements: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html

Schools:

• Lee County School District: https://www.leeschools.net
• Estero High School: https://www.leeschools.net/estero

A Note on How to Use This Page

We have written this guide to be the most complete, most honest, and most practically useful resource on Bayview at Bonita Bay available anywhere. We do not have a financial interest in any particular outcome for your search — our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy at Bayview, at another Bonita Bay tower, or decide Bonita Bay's fee structure is not the right fit, the information here should help you reach that conclusion faster and more clearly.

For every data point we flagged for verification, we mean it. The HOA fee amounts, the per-tower SIRS completion status, and the Ian special-assessment history are not publicly available and require direct inquiry with the seller and the tower association. This is how Florida condo law works — the required disclosures exist precisely because this information matters and the buyer is entitled to it. Use the rescission periods your law provides. Read the SIRS when you receive it. Ask the seller to confirm in writing whether any outstanding special assessments are pending — and remember the two towers are separate associations, so verify the specific building.

Call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. We are available for showings, buyer consultations, and seller listing appointments at Bayview and throughout Bonita Bay and the broader Bonita Springs and Southwest Florida luxury market. There is no obligation, no sales pressure, and no cost for an initial conversation. The goal is clarity, not a commission.