Bayview at Bonita Bay is two 12-level condominium buildings on Island Pond Court with 100 three- and four-bedroom residences, a garage for each, built 1994 and 1996, and 11 recorded resales since September 2024. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bayview at Bonita Bay. Bayview sellers call us first, and Bayview buyers call us when they want the record rather than the brochure: what each recorded Bayview sale actually paid, how the five residence stacks differ on the county roll, which of the two condominium associations governs each building, what the recorded Declarations say about leasing and pets, and how Bayview stacks up against Vistas and Esperia South, the two Bonita Bay condominiums closest to it on price.
Bayview at Bonita Bay is a 100-residence, two-building mid-rise condominium inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Its two buildings on Island Pond Court, built in 1994 and 1996, predate every one of the eight Bonita Bay Boulevard towers, and each holds ten residential floors of five residences over two garage floors. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the two recorded Declarations of Condominium, the Florida DBPR condominium register, the Florida Division of Corporations files for both Bayview associations, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Bayview at Bonita Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bayview market read built from every qualified Bayview deed in the Lee County file and both recorded Bayview Declarations.
If you’re searching for the best realtor for Bayview in Bonita Bay, Bonita Springs, whether you’re ready to sell your Bayview home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Bayview for a specific reason. One hundred residences in two buildings produce only a handful of resales a year, and the spread between them is wide: the Lee County deed record shows Bayview sales from $545,000 to $1,275,000 in 2026 alone. Floor, stack, the four-bedroom corner plan and renovation level move a Bayview price by hundreds of thousands of dollars, so a listing agent who prices off a Bonita Bay average, or off a sale in the wrong stack, can miss badly in either direction.
Recent Bayview track record (last 12 months): In the last 12 months Bayview has seen 6 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Bayview deed, July 13, 2026), totaling $6,226,000. Because six sales are too few for a meaningful median, we list them: $1,125,000 (December 2025), $1,230,000 (March 2026), $545,000, $1,201,000 and $850,000 (April 2026), and $1,275,000 (July 2026), the highest-priced Bayview sale in that window. The Southwest Florida MLS, September 2026 pull, shows eight Bayview closings in the 12 months to September 30, 2026, including those six plus two the county’s qualified file does not carry, with a median sale-to-list ratio of 96.3% across the seven marketed through the MLS. We tracked every qualified deed, and we will walk you through each one.
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Selling your Bayview home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bayview? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Bayview at Bonita Bay is two sister condominium buildings at 4801 and 4811 Island Pond Court in Bonita Bay, Bonita Springs, each with 50 residences on ten living floors above two garage floors, five residences to a floor. Bayview I at 4811 dates from 1994 and Bayview II at 4801 from 1996, and each has its own condominium association.
The buildings are often marketed as “Bayview Towers”, and at twelve levels they are shorter and older than every one of the eight Bonita Bay Boulevard towers. Both recorded Declarations describe the same plan: “one (1) residential building of ten living area floors over two non-living area floors of fifty (50) units”, with “one (1) garage per unit”. The residences are numbered 301 through 1205, so the first home floor is the third level and the top home floor is the twelfth. Every residence on the county roll is a three-bedroom, three-bath or four-bedroom, four-bath home of 2,382 to 3,143 heated square feet.
The two buildings are legally separate condominiums. Bayview I was declared by R. G. Brown Properties, Inc. in a Declaration of Condominium made October 15, 1992 and recorded at Official Records Book 2564, Page 1640; the Florida DBPR register (PR1U022449) shows it recorded January 3, 1995 with 50 units. Bayview II was declared by The Pinnacle of Naples, Inc. in a Declaration made November 10, 1993 and recorded at Official Records Book 2768, Page 2696; DBPR (PR1U022835) shows it recorded December 3, 1996, also with 50 units. Each Declaration names its own association, each building has its own pool and community room, and the two share an access road under a Cross Easement Agreement recorded at Official Records Book 2400, Page 730. A buyer in one building receives a different budget, reserve schedule and estoppel certificate than a buyer in the other.
If you are reading this page, you are almost certainly in one of three situations. You are a buyer comparing Bonita Bay condominiums and wondering whether Bayview’s combination of price (recorded sales of $545,000 to $1,275,000 in the last 12 months), large three- and four-bedroom floor plans and 1990s construction is right for you. You own a Bayview residence and want to know what it would sell for and who should sell it. Or you are researching Bonita Bay’s multi-story inventory before narrowing to one building.
This page is long on purpose. It covers how the two buildings were declared and built, the five residence stacks and what the county roll says about each, the recorded leasing and pet rules, the association layers and what is and is not published about fees, the flood zone we measured at both addresses, the post-Surfside inspection and reserve laws, a Bayview versus Vistas decision table, and more than 60 FAQs in a buyer edition and a seller edition.
Living at Bayview means a large, lock-and-leave condominium home inside a gated master-planned community: three- and four-bedroom residences of 2,382 to 3,143 heated square feet, an enclosed garage for every residence, a building pool and community room, and the Bonita Bay Community Association’s beach, parks and paths included with ownership.
Bayview’s buyers are usually rightsizing rather than downsizing in the ordinary sense. The typical Bayview residence has three bedrooms and three baths on about 2,400 heated square feet, and the corner stack in each building has four bedrooms and four baths on 3,143 heated square feet, which is more interior space than many single-family villas in Southwest Florida. What a Bayview owner gives up is the yard, the roof and the exterior maintenance; what they gain is an elevator building with five homes to a floor and a garage below.
The recorded Declarations add details that shape daily life. Each building has two elevators serving its lobby. Each residence carries the right to one enclosed garage space on the first or second level, assigned by deed and reassignable only with the association’s written approval. The west side lanais, with the exception of the smaller lanai of the “Bayside” plan, were built with screen enclosures, and those screens may not be altered without approval from both the Bonita Bay Community Association and the building’s association. Corridors between residences are limited common elements used by the neighbors on that floor.
The water side of the address. Bayview sits about a third of a mile east of the Estero Bay shoreline, measured on FEMA’s flood map, where the coastal high-hazard VE zone begins. The Estero Bay Aquatic Preserve lies beyond. Views vary by stack, floor and direction: west-facing residences look toward the bay side of the community, and lower floors look into the landscape. Because exposure is decided residence by residence, we show buyers the view from the specific residence, at the time of day they care about, before they write an offer.
Who buys at Bayview? The realistic buyer is a couple in their 50s or 60s moving from a large single-family home, inside Bonita Bay or elsewhere, who wants the square footage of a house without the upkeep, and a price point below the newer boulevard towers. Bayview’s recorded leasing rules (a 30-day minimum and no more than two leases a year) and its 25-pound pet limit make it a building for owner-occupants and seasonal owners more than investors or large-dog households; we cover both rules in detail below.
One address note. Bayview II’s address, 4801 Island Pond Court, shares a street number with Estancia at 4801 Bonita Bay Boulevard, a different building. If you are pulling county, FEMA or permit records, check the street name as well as the number.
Data updated: September 2026. Bayview recorded 11 qualified sales in the 24 months since September 2024, at a median of $960,000 and a range of $545,000 to $1,275,000, and six qualified sales in the 12 months since September 2025, listed below. County deed records are through September 2026, and the Southwest Florida MLS, September 2026 pull, sits beside them below.
Bayview trades as its own small market: 100 residences in two buildings, five residence stacks per building, and a buyer pool that chooses space over newness. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 11 qualified Bayview deeds since September 2024 to build this section.
Recorded | Building | Residence | Heated sq ft | Beds / baths | Sale price |
|---|---|---|---|---|---|
Sept. 20, 2024 | Bayview I (4811) | 301 | 2,512 | 3 / 3 | $960,000 |
Dec. 30, 2024 | Bayview I (4811) | 701 | 2,512 | 3 / 3 | $1,250,000 |
Dec. 31, 2024 | Bayview II (4801) | 604 | 2,382 | 3 / 3 | $865,000 |
Mar. 31, 2025 | Bayview I (4811) | 1104 | 2,405 | 3 / 3 | $760,000 |
Aug. 1, 2025 | Bayview II (4801) | 1103 | 2,382 | 3 / 3 | $740,000 |
Dec. 17, 2025 | Bayview I (4811) | 1202 | 2,382 | 3 / 3 | $1,125,000 |
Mar. 11, 2026 | Bayview I (4811) | 705 | 3,143 | 4 / 4 | $1,230,000 |
Apr. 13, 2026 | Bayview I (4811) | 402 | 2,382 | 3 / 3 | $545,000 |
Apr. 27, 2026 | Bayview I (4811) | 1104 | 2,405 | 3 / 3 | $1,201,000 |
Apr. 30, 2026 | Bayview I (4811) | 604 | 2,405 | 3 / 3 | $850,000 |
July 13, 2026 | Bayview II (4801) | 601 | 3,143 | 4 / 4 | $1,275,000 |
Source: Lee County Property Appraiser parcel roll and DOR-qualified sales, index dated September 29, 2026. Median of the 11: $960,000. Total: $10,801,000. The average of the per-sale price per heated square foot is about $384. All 11 are resales; none was a first sale from a developer. One unqualified transfer in June 2026 at $585,000 is not counted.
Two things stand out. First, the same residence can move a long way: residence 1104 in Bayview I recorded $760,000 in March 2025 and $1,201,000 in April 2026, a $441,000 difference in 13 months on the same 2,405 heated square feet, which is the signature of condition and renovation rather than market drift. Second, the two four-bedroom corner sales ($1,230,000 and $1,275,000) sit at the top of the range, while the lowest sale, $545,000, was a 2,382-square-foot, three-bedroom residence on the fourth floor.
Calendar year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
2019 | 6 | $697,500 | $545,000 | $923,788 |
2020 | 6 | $918,750 | $727,500 | $1,250,000 |
2021 | 12 | $1,070,000 | $787,000 | $1,250,000 |
2022 | 8 | $1,050,000 | $795,000 | $1,410,000 |
2023 | 7 | $1,120,000 | $840,000 | $1,256,150 |
2024 | 7 | $1,200,000 | $865,000 | $1,850,000 |
2025 | 3 | $760,000 | $740,000 | $1,125,000 |
2026 (to July 13) | 5 | $1,201,000 | $545,000 | $1,275,000 |
Source: Lee County Property Appraiser qualified-sale file, September 2026. Years with three to seven sales are thin, so a single renovated or unrenovated residence moves the median; read the table as a range, not a trend line. The 2024 high of $1,850,000 was a twelfth-floor residence in Bayview II, the highest qualified Bayview sale since 2019.
Our Southwest Florida MLS pull of September 30, 2026 (the 12 months to September 30, 2026) shows eight Bayview closings across the two buildings, from $545,000 to $1,275,000, with a median of $1,037,500, a median of $349 per square foot on the MLS living-area measure, a median sale-to-list ratio of 96.3% and a median of 100 days on market, both measured on the seven closings marketed through the MLS. Eight is fewer than ten, so here they are: residence 1202 at 4811 Island Pond Court, $1,125,000 (December 17, 2025); 705 at 4811, $1,230,000 (March 12, 2026); 402 at 4811, $545,000 (April 13, 2026); 1104 at 4811, $1,201,000 (April 27, 2026); 604 at 4811, $850,000 (April 30, 2026); 405 at 4801, $575,000 (June 4, 2026); 601 at 4801, $1,275,000 (July 14, 2026, entered in the MLS after the sale closed and so left out of the sale-to-list and days-on-market figures); and 1202 at 4801, $950,000 (September 17, 2026). The same pull shows no active Bayview listing and no pending sale on September 30, 2026.
Six of the eight MLS closings match the county’s six qualified deeds in price and month. The other two, residence 405 at 4801 (reported at $575,000 on June 4, 2026) and residence 1202 at 4801 ($950,000 on September 17, 2026), are not in the county’s qualified file, which runs through July 13, 2026 and lists one unqualified June 2026 transfer at $585,000 that we cannot match to a unit from the extract. The county records deed consideration while the MLS records the reported closing price, so this page uses the deed as the sale price where both exist and never averages the two.
For context, the Southwest Florida MLS pull of September 2026 shows 227 Bonita Bay closings in the 12 months to September 30, 2026 at a community median of $840,000, from $240,000 to $5,900,000, with 61 active listings at a median asking price of $1,295,000. Bayview’s 24-month county median of $960,000 sits above the community median, which is pulled down by the coach-home villages, and well below the newer boulevard towers, several of which trade above $2,000,000.
Bayview residences do not all move at the same speed. The September 2026 pull put the median at 100 days for the seven marketed closings, from 30 days to 365 days; the eighth closing was entered in the MLS after the sale and reports no days on market. Across Bonita Bay, the pull shows 61 active listings and 16 pending sales.
With no Bayview listing active in September 2026 and 100 residences in total, a buyer usually waits for the right stack and floor rather than choosing among many. Preparation matters more than speed: financing or proof of funds in hand, a reading of both buildings’ budgets, and a clear view on whether you want a residence that is already renovated or one priced for the work. We watch both buildings for new listings and for owners preparing to sell.
If you own at Bayview, the six sales of the last 12 months are your real comparables, and the stack, floor and condition of each matter more than the median. Get a free, Bayview-specific home valuation built from those deeds, or call Jesse direct at (239) 898-6072. Buyers can read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Bayview came out of Bonita Bay’s first decade: the community was established in 1985 on about 2,400 acres, and Bayview I (county year built 1994) and Bayview II (1996) were declared by two separate developer entities under the Bonita Bay master covenants, four years before Vistas (1998) became the first of the eight Bonita Bay Boulevard towers.
Bonita Bay was developed by Bonita Bay Group, a privately funded developer, and the Bonita Bay Community Association dates the community to 1985. The BBCA’s January 2026 brochure describes about 2,400 acres and 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, framed by Spring Creek to the north, the Imperial River to the south and Estero Bay to the west. The plan put the golf courses, lakes and preserves in the interior and grouped the tallest buildings along the western side of the community.
Bayview was built as two condominiums rather than one. The Bayview I Declaration of Condominium was made on October 15, 1992 by R. G. Brown Properties, Inc., an Indiana corporation, for “one (1) residential building of ten living area floors over two non-living area floors of fifty (50) units”, and it is recorded at Official Records Book 2564, Page 1640; the DBPR register shows the condominium recorded January 3, 1995. The Bayview II Declaration was made on November 10, 1993 by The Pinnacle of Naples, Inc., also an Indiana corporation, for an identical building, and it is recorded at Official Records Book 2768, Page 2696; DBPR shows it recorded December 3, 1996. The Lee County roll dates the buildings 1994 and 1996.
Both Declarations were made subject to the Bonita Bay master covenants and the Bonita Bay Community Association’s documents, which is why every Bayview owner belongs to the BBCA as well as to a building association.
Building | County year built | Residences |
|---|---|---|
Bayview I (4811 Island Pond Ct) | 1994 | 50 |
Bayview II (4801 Island Pond Ct) | 1996 | 50 |
Vistas (4751 Bonita Bay Blvd) | 1998 | 98 |
Horizons (4731 Bonita Bay Blvd) | 2000 | 80 |
Estancia (4801 Bonita Bay Blvd) | 2002 | 89 |
Azure (4931 Bonita Bay Blvd) | 2006 | 77 |
Esperia South (4951 Bonita Bay Blvd) | 2007 | 119 |
Tavira (4851 Bonita Bay Blvd) | 2009 | 90 |
Seaglass (4971 Bonita Bay Blvd) | 2018 | 120 |
Omega (4991 Bonita Bay Blvd) | 2022 | 67 |
Sources: Lee County Property Appraiser roll (year built, unit parcels), September 2026; DBPR condominium register; Seaglass residence count per DBPR (the county roll shows 119 parcels because two residences are combined). Bayview’s two buildings are the oldest multi-story condominiums in this group by four years.
A 1994 or 1996 building is past its 30th year, the point in a condominium’s life when roofs, elevators, windows, waterproofing and concrete restoration come due and Florida’s post-Surfside laws require milestone inspections and a funded Structural Integrity Reserve Study. None of that makes Bayview a worse purchase; it makes the building documents more important. Bonita Bay itself is built out, so the community’s future is governed by resident-run bodies: the BBCA, the two Bayview associations and the member-owned Bonita Bay Club.
Each Bayview building holds 50 residences on ten living floors, numbered 3 through 12, five residences to a floor, above two garage levels. The county roll records three-bedroom, three-bath residences of 2,382 to 2,631 heated square feet and a four-bedroom, four-bath corner stack of 3,143 heated square feet in each building.
The Declarations number the residences 301 to 305 on the third floor through 1201 to 1205 on the twelfth, 50 per building and 100 in total. The two lowest levels are “non-living area floors”, which hold the garages, and each Declaration’s improvements list adds a lobby served by two elevators. That makes Bayview a twelve-level building with no residences below the third floor, a useful fact for a buyer thinking about flood exposure and ground-level noise.
Stack | Bayview I (4811) heated sq ft | Bayview II (4801) heated sq ft | Beds / baths |
|---|---|---|---|
01 | 2,512 | 3,143 | 3/3 in Bayview I; 4/4 in Bayview II |
02 | 2,382 | 2,405 | 3 / 3 |
03 | 2,382 to 2,631 | 2,382 to 2,447 | 3 / 3 |
04 | 2,405 | 2,382 | 3 / 3 |
05 | 3,143 | 2,512 | 4/4 in Bayview I; 3/3 in Bayview II |
Source: Lee County Property Appraiser roll, September 2026. The Declarations name five residence types, Arlington, Bristol, Carlyle, Bayside and Devonshire, in their share formula, and the county roll shows five positions on each floor, stacks 01 to 05. The buildings are mirror images: the four-bedroom corner is stack 05 in Bayview I and stack 01 in Bayview II, and the 2,512-square-foot plan sits at the opposite corner. The median residence across both buildings is 2,405 heated square feet.
Buyers see three different size figures for Bayview, and all three can be right. The county roll records heated (air-conditioned) area: 2,382 to 3,143 square feet. MLS listings report a larger living-area figure; the September 2026 Southwest Florida MLS rows show 2,712 square feet for a residence the county records at 2,405, and 3,144 for a 3,143 corner. The original Declarations stated that residences would be “not less than 2,900 square feet and no more than 4,400 square feet”, a developer-era figure that includes more than air-conditioned space. When you compare price per square foot, compare like with like; this page uses the county’s heated figure.
Each residence carries “the right to use one garage space located on floor 1 or 2 of the residential building”, assigned in the deed from the developer. Use of the spaces “may be reassigned among unit owners but only if first approved by the Association”, and the right to the garage is “appurtenant to and inseparable from” ownership of the residence. The Declarations also make each residence’s air-conditioning compressor a limited common element that the owner maintains, using contractors the association accepts, and they limit enclosed garages to parking motor vehicles unless the association approves another use.
The Declarations describe the buildings, the garages, the pool deck and the lobby, but the structural system, glazing and roof history are documented in the association’s engineering reports, not in a public record we could read. Florida’s milestone inspection law and the Structural Integrity Reserve Study requirement exist precisely to put those facts in writing, and the seller’s disclosure package is where a buyer reads them. We cover both laws below.
Bayview’s views depend on the building, the stack and the floor. The two buildings sit on Island Pond Court about a third of a mile east of the Estero Bay shoreline, their west side lanais were built with screen enclosures, and the upper floors look over Bonita Bay’s landscape rather than into a neighboring tower.
Three recorded facts frame the view question. First, the residences begin on the third level, so even the lowest homes sit above the garage floors. Second, the Declarations describe screened west side lanais on the residences, so every stack has outdoor space facing west as well as its other exposures. Third, FEMA’s flood map places the coastal VE zone about a third of a mile west of the buildings, so there is land and landscape between Bayview and the open water of Estero Bay.
The honest answer to “what will I see?” is residence-specific. Before a buyer writes an offer, we visit the specific residence at the time of day that matters to them, check what the lanai faces from that floor, and compare it with recent sales in the same stack. For sellers, we photograph and film the view the way buyers will judge it: from the lanai, at the hour the light is best.
The deed record shows how much floor, stack and condition can matter. Between September 2024 and July 2026, third- and fourth-floor residences recorded $960,000 and $545,000, while the three highest, $1,230,000 to $1,275,000, came from sixth- and seventh-floor residences, two of them four-bedroom corners. Meanwhile an eleventh-floor residence recorded $740,000 and a twelfth-floor residence $1,125,000. Floor alone does not set a Bayview price; the plan and the renovation level carry at least as much weight.
Each Bayview building has its own amenities under its own Declaration: a heated pool of about 30 by 50 feet with about 2,000 square feet of deck, a community room with a kitchenette, a hobby room, restrooms, an exercise room, and a lobby served by two elevators, plus an enclosed garage space for every residence.
Both Declarations describe “a heated pool of approximately 30 x 50 dimensions (approximately 1,500 square feet) and deck area of approximately 2,000 square feet”. The county roll carries a separate common-element parcel for each building, including one described as the Bayview I “COMMON ELEMENTS / POOL”. Because each building has its own pool, the pool serves 50 residences rather than a whole tower corridor.
The Declarations list a “community room with kitchenette, hobby room and ladies and mens restrooms, exercise room and lobby areas serving the two elevators within the building”. How each association furnishes and schedules those rooms today is set by its rules and budget, which a buyer reads in the disclosure package.
Each building’s lobby is served by two elevators. The Declarations make the corridors between residences limited common elements “to be used for the enjoyment of the units in closest proximity”, and they bar any “obstruction, privacy gate or closure” on those routes because they are emergency exits.
Some features often mentioned in Bayview marketing, such as guest suites, storage rooms, backup generators, specific fitness equipment or the current cable and internet package, are not described in the recorded Declarations we read. Some may exist today under association decisions made since the 1990s. The Declaration, any amendments and the association’s rules govern, and they are read in the disclosure package before closing.
Every Bayview owner automatically becomes a member of the Bonita Bay Community Association (BBCA), the mandatory master association that maintains Bonita Bay’s grounds, roads, streetlights, lakes and stormwater system, three waterside parks, twelve miles of paths and the Private Beach, and runs the Community Patrol and the Design Review Department.
There is no application for BBCA membership: in the association’s words, “all homeowners automatically become ‘members’ of the Community Association”. The BBCA is a Florida not-for-profit corporation (Florida Division of Corporations document N07041, filed January 10, 1985) that operates as a homeowners’ association under Chapter 720, Florida Statutes, with offices at 3451 Bonita Bay Boulevard, Suite 200.
The BBCA maintains twelve miles of recreational paths for walking, running and cycling, connecting the neighborhoods, the parks, the marina and the Club campus. For a Bayview owner, the path network is the everyday way to reach the rest of the community without driving.
Bonita Bay is a gated community, and the BBCA runs a Community Patrol inside the gates. Law enforcement for the community is the Lee County Sheriff’s Office. Inside each Bayview building, access to the lobby, elevators and floors is managed under the building association’s rules.
The BBCA’s professionally staffed Design Review Department oversees exterior changes throughout Bonita Bay. For Bayview owners the practical effect is the one the Declarations already spell out: exterior items such as the screened west lanais need approval from both the BBCA and the building association.
The BBCA describes Bonita Bay as a Blue Zones recognized community and runs lifelong-learning, arts and social programming for residents. Its 2026 awards list records the community’s Audubon certification and a run of grounds awards from 2010 to 2025.
Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, offering 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds. It was created and is owned by a group of resident investors, operates separately from the BBCA and the Club, and charges its own fees.
The marina is not part of what a Bayview owner’s association fees pay for; slips and storage are leased from the marina, subject to availability, and additional fees apply for services such as fuel, launch and repair.
The most important technical specification for a boating buyer is draft: the marina states a maximum draft of 36 inches under its permitting agreement. A 36-inch draft rules out most deep-draft sport-fishing boats and larger express cruisers, so buyers with a specific vessel should check its draft and length against the marina’s rules before they buy.
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all Bonita Bay residents, according to the BBCA, whether or not they keep a boat.
Every Bayview owner, whether or not they join the Club, may use the Bonita Bay Private Beach, the BBCA-owned Gulf-front facility off Hickory Boulevard outside the gates, about 10 minutes from gate to gate. It is a property-ownership benefit paid for through the master association, and it was rebuilt after Hurricane Ian destroyed it.
This distinction is often blurred in listing descriptions: an owner who buys at Bayview and never joins the Club still uses the beach.
Hurricane Ian destroyed the Bonita Bay Private Beach facility on September 28, 2022. The BBCA’s own page describes the “total destruction during Hurricane Ian” and the rebuild in concrete with breakaway walls, which let surge water pass through rather than push against the structure, and it reopened to residents on November 13 (the BBCA page does not print the year).
The rebuilt facility offers interior spaces, grills, beach chairs and lounges, umbrellas, showers and restrooms with infant changing stations, with swimming, shelling, bird-watching and fishing on the Gulf, according to the BBCA.
Bonita Bay Club is optional for Bayview owners: it is a separate, member-owned private club with five championship golf courses on two campuses, tennis, pickleball, fitness and dining, and owning a Bayview residence does not make you a member. The Club does not publish initiation fees or dues on its public website.
Owning a residence in Bonita Bay, including at Bayview, makes you a member of the BBCA and gives you the BBCA amenities (the Private Beach, the parks and the paths). It does not give you access to the Club’s golf courses, sports facilities, fitness center or dining. In the Club’s own words, “Bonita Bay Club is a separate entity within the community of Bonita Bay.”
Bonita Bay Club, Inc. is an active Florida not-for-profit corporation (Florida Division of Corporations document N09000004567, filed May 8, 2009). Members bought the Club from the developer in 2010; the Business Observer reported the purchase at $11.5 million in total, $7.5 million of it real estate. A 2026 Club release describes it as Florida’s largest member-owned private golf club, reports that members approved a $110 million clubhouse project in May 2026, and puts member reinvestment since 2010 at about $250 million.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule, including categories, any waitlist and whether any part of an initiation is returned on resignation. Figures quoted on third-party sites are not the Club’s own and should not anchor a purchase decision. A Bayview buyer who plans to golf should get the Club’s current terms in writing before going under contract.
Bonita Springs campus, inside Bonita Bay (three Arthur Hills designs): Bay Island, Marsh and Creekside. Bay Island was renovated, and the Club announced its reopening in a release dated November 8, 2019, before Hurricane Ian.
Naples campus (two Tom Fazio designs): Cypress and Sabal. The Club’s golf page describes the Naples campus practice facilities, including a 2.5-acre short game area.
The Club lists 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, and its Lifestyle Center houses fitness and spa services, with its Sports Center and dining venues open to members under the terms of their category.
The Club’s own October 13, 2022 update after Hurricane Ian reported that the cart barn flooded, that most tennis courts and lighting were in rough shape, and that course bridges on Bay Island and Marsh were structurally undrivable, while the Naples campus was back to normal after cleanup and two courses, half the courts, dining and the Lifestyle Center had reopened.
A Bayview owner pays two mandatory layers: the assessment of the building’s own condominium association (Bayview Association, Inc. for Bayview I, or Bayview at Bonita Bay II Association, Inc. for Bayview II) and the Bonita Bay Community Association master assessment. Neither publishes its current dollar figures; they appear in the estoppel certificate and the disclosure package in a sale.
Each building has its own Chapter 718 condominium association, board, budget and reserves:
The condominium assessment funds each building’s operating budget and reserves: typically the master insurance on the structure, common-area utilities, elevator service, the pool and community room, grounds and management. The exact list for each building is its budget, and the Declaration and budget control. Neither association publishes its assessment online, and we publish no Bayview condominium assessment figure because no dated primary source for one exists in the public record.
The Bayview I Declaration reserves a Cross Easement Agreement for “Ingress/Egress Easements A & B”, dedicated to Bayview Association, Inc., which “must determine an annual budget for the maintenance and reserve items” for those easements and collect an annual assessment from the owners in Parcels 109A and 109B. The Bayview II Declaration confirms that the Cross Easement Agreement is recorded at Official Records Book 2400, Page 730, establishes an access road for the owners of adjoining property, and provides for an annual assessment paid directly to Bayview Association, Inc. In plain terms, the two buildings share an access road, and Bayview I’s association budgets and bills its upkeep. A buyer in either building should see that assessment in the disclosure package.
Every Bayview owner also pays the BBCA master assessment, which funds community-wide infrastructure, the Community Patrol, the parks and paths, and the Private Beach. Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
Two estoppel certificates are normal in a Bayview sale, one from the building association and one from the BBCA. Any BBCA charge due at transfer appears on the BBCA estoppel; figures passed along second-hand conflict with the recorded master Declaration, so confirm the current charge on the estoppel itself rather than on a listing sheet.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s special districts list names no Bonita Bay district of any kind, so a Bayview tax bill carries no CDD bond or operations line; Bayview owners pay private association assessments instead.
Bonita Bay Club dues and marina fees are not part of either association layer. The Club is optional and does not publish its dues; the marina leases slips and storage separately.
Selling at Bayview and want your building’s fee picture presented clearly to buyers? Start with a free Bayview home valuation or call Jesse direct at (239) 898-6072. Buying? Read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873, and we will walk you through both buildings’ documents.
A realistic Bayview budget has six recurring lines: the building association assessment, the BBCA master assessment, property taxes, an HO-6 condominium unit-owner policy, flood coverage for contents and interior improvements, and electricity, plus optional Club dues. Collect each figure from its source before you remove contingencies.
Line item | Where the figure comes from | Notes for Bayview |
|---|---|---|
Building association assessment | Building budget and estoppel certificate | Separate for Bayview I and Bayview II; includes any easement assessment |
BBCA master assessment | BBCA estoppel and §720.401 disclosure summary | Not published online |
Special assessments | Both estoppel certificates | Ask for any adopted or proposed assessment in writing |
Property taxes | Lee County Tax Collector and Property Appraiser | Reassessed after a sale; the seller’s bill is not your bill |
HO-6 and flood coverage | Your insurance agent | The association insures the structure; you insure interiors and contents |
Electricity | Florida Power and Light | Individually metered |
Bonita Bay Club (optional) | Club membership office | Not published online |
The honest framing: Bayview is not a low-carrying-cost address. It is a pair of 1990s buildings with two associations, a master association and the post-Surfside reserve laws in force, so its carrying cost reflects real building obligations. The right comparison is the total monthly cost of a Bayview residence against the total cost of an equivalent house with its own roof, pool, insurance and maintenance.
Each Bayview building is governed by its own recorded Declaration of Condominium, articles, by-laws and rules, under Chapter 718 of the Florida Statutes, and by the Bonita Bay master Declaration. The recorded Declarations set the leasing, pet, balcony, flooring, signage and garage rules quoted below; later amendments and board rules can add to them.
These provisions appear in section 15 of both recorded Declarations, as recorded in 1995 and 1996:
A buyer should read these alongside any amendments and the current rules, which come with the condominium disclosure package; both associations have amended their articles since the 1990s.
The current master document is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, carried by the Third Amendment recorded at Lee County Instrument 2011000142834, with the BBCA’s Amended and Restated By-Laws recorded at Instrument 2020000126919. The master Declaration requires prior written BBCA approval for exterior changes, delegates day-to-day use rules to the BBCA’s Rules and Regulations and Design Guidelines, sets no minimum lease term of its own, and requires a seller to deliver the §720.401 disclosure summary.
Florida’s post-Surfside laws apply to both Bayview buildings because each is a residential condominium building three or more stories tall:
What the SIRS or any milestone report for either Bayview building says is not public; those reports are association records. Ask the seller for them, read them before your inspection period ends, and remember that each building has its own.
Data updated: September 2026. Bayview’s recorded Declarations allow leasing of entire residences only, for no less than 30 days, and no more than twice in a calendar year, so nightly and weekly rentals are not permitted. The Southwest Florida MLS, September 2026 pull, shows three Bayview rental records in the 12 months to September 30, 2026: two active and one rented, at $5,000 a month.
In our September 2026 Southwest Florida MLS pull (active and rented in the 12 months to September 30, 2026), Bayview shows three rental records on Island Pond Court: two active and one rented. The rented record, residence 304 at 4811, closed at $5,000 a month against a $7,500 ask; the pull shows no asking rent for the two active records. Three records are a thin sample, so treat them as reference points rather than a market rate.
Section 15.5 of both Declarations reads: “Entire Units, but not less than entire Units, may be leased provided, that the term of any lease shall not be for less than 30 days and further provided, that no unit may be leased more than two times in any one calendar year.” A later amendment or rule may add a tenant application or approval step; check the current documents.
Bayview works as a seasonal home that can be leased for a month or a season when the owner is away, not as a short-term rental or a yield play. With two leases a year at most, a residence cannot be rented week by week, and the carrying costs described above make a pure cash-flow strategy hard to justify. For an owner who wants some rental income, a winter season lease is the realistic use.
Bayview’s recorded Declarations allow household pets weighing no more than 25 pounds, no more than two per residence, leashed and under control whenever they are outside the residence. Most medium and large dogs therefore exceed the Bayview limit, which makes the pet rule one of the first things a Bayview buyer should check.
The pet rule is section 15.6 of both Declarations: “No animals of any kind shall be kept under any circumstances whatsoever in any Unit, or allowed upon the Condominium property except household pets weighing no more than 25 pounds. Only two such pets shall be permitted in any Unit.” Owners are “fully responsible” for damage their pets, or their guests’ animals, cause. Service animals and properly documented assistance animals are governed by federal and Florida fair housing law, not by a weight limit; a buyer who needs one should raise it with the association through its accommodation process before closing.
No. Bayview is not an age-restricted community: section 15.10 of both recorded Declarations states there “shall be no restrictions imposed regarding the occupancy of Units by minors”, provided children are supervised. Bonita Bay as a whole is also not age-restricted, although most Bayview owners are adults without school-age children at home.
Hurricane Ian’s documented damage in Bonita Bay fell on the community’s shared assets: it destroyed the BBCA Private Beach facility and flooded the Club’s cart barn while leaving course bridges undrivable. No public source documents damage to either Bayview building, so a buyer should get each association’s written account in the disclosure package.
Hurricane Ian made landfall in southwest Florida on September 28, 2022 as a Category 4 hurricane, and the National Hurricane Center’s Tropical Cyclone Report is the official record of the storm. In Bonita Springs, storm surge came up the Imperial River and flooded homes along the river and creeks, as local reporting documented in the days after the storm.
Documented Bonita Bay impacts from primary sources:
A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported that the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025. That assessment was community-wide and is now past; whether anything remains open on a particular residence shows on the BBCA estoppel certificate.
The extent and cost of any Ian damage at either Bayview building, and any special assessment either association levied for repairs, are not documented in a public primary source. Because the two buildings have separate associations, a buyer should ask the seller for the building’s written answers on:
This is standard due diligence in any Bonita Bay condominium purchase after 2022, and the answers belong in the condominium disclosure package.
Both Bayview addresses, 4801 and 4811 Island Pond Court, sit in FEMA flood Zone AE with a static base flood elevation of 10 feet (NAVD88) on FIRM panel 12071C0652G, effective November 17, 2022, and both fall in Lee County Evacuation Zone A. The City of Bonita Springs holds a CRS Class 5 rating, worth a 25% discount on NFIP flood policies.
We queried FEMA’s National Flood Hazard Layer in September 2026 at both Bayview address points and at three more points around the buildings. All five returned Zone AE, a coastal Special Flood Hazard Area with a 1% annual chance of flooding, with a base flood elevation of 10 feet and FIRM panel 12071C0652G, effective November 17, 2022. Moving west from the buildings, the layer shows AE with a base flood elevation of 11 feet, then the VE coastal high-hazard zone, with base flood elevations of 12 and 13 feet, about a third of a mile west, at the Estero Bay shoreline.
Two caveats matter. First, flood zones are set per structure and parcel, and an address point sits on the street in front of a building, so a buyer should confirm the zone with the association’s elevation certificate and the FEMA or City map. Second, FEMA has finalized a map revision taking effect March 2, 2027; the six revised panels are in unincorporated Lee County and none is a Bonita Bay panel, but it is worth checking the address again in 2027.
What Zone AE means for a Bayview owner:
For cash buyers, flood coverage for contents is not legally required but is worth pricing. For financed buyers, the lender will require it. For a condominium residence, coverage is split: the association’s master policy covers the building, funded through the assessment, and the owner’s own HO-6 and flood policies cover contents and interior improvements. Request quotes when you make an offer, before you remove financing or due-diligence contingencies.
The City of Bonita Springs holds CRS Class 5 in FEMA’s Community Rating System, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review. The City’s flood guidance adds a rule of thumb: “for each 1 foot above the required Base Flood Elevation your home or business is elevated, you will see a corresponding decrease of nearly 50% in your annual flood insurance premiums.”
Lee County’s evacuation layer places both Bayview addresses in Evacuation Zone A, the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. Owners, including seasonal owners who may be away, should know the zone and each building’s storm-preparation procedures, including how the association secures the garage levels and common areas.
If you are selling, we present the flood and evacuation facts to buyers up front; start with a free home valuation or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873 before you price insurance.
Lee County public schools use residential choice with proximity zones, so Bayview families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay families choose among elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South choice zone.
Bayview’s buyer pool is mostly adults without school-age children at home, but some buyers purchase for a multi-generational household, and the recorded Declarations place no restriction on residents under 18.
How the choice works, under the 2025 to 2026 Student Enrollment Plan (the district approved the 2026 to 2027 plan on December 1, 2025):
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school zone locator.
Several private schools serve the Bonita Springs and Naples corridor, including Community School of Naples and Seacrest Country Day School in Naples. Families should confirm enrollment and transportation with each school.
Building permits for Bayview come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999. Work inside a residence also needs the building association’s approval under its Declaration and rules.
A buyer who wants the permit history for a residence or for either building asks the City’s Community Development Department, which handles building, zoning and permitting for Bonita Bay; the City also offers an online Citizen Access portal. Lee County’s own permitting office is not the jurisdiction for Bonita Bay, so a county permit search will not show Bayview work.
At Bayview, the recorded Declarations add two specific renovation rules: any hard-surface flooring above the first floor must go over a sound-absorbing underlayment the association approves before installation, and nothing may be attached to the exterior walls, doors or windows, including storm shutters, without board consent and the board’s shutter specifications. The City’s substantial improvement toolkit explains how its 50% rule applies in a flood zone, and the Florida Building Code, 8th Edition (2023), effective December 31, 2023, is the current code.
Bayview’s surroundings are settled: Bonita Bay is a fully built-out planned community inside the City of Bonita Springs, the eight Bonita Bay Boulevard towers are complete, with Omega’s 2022 year built the newest, and Estero Bay to the west is a state aquatic preserve. The change a Bayview buyer should expect nearby is renovation, not new towers.
Along US 41 and Bonita Beach Road outside the gates, commercial and residential projects follow the City’s zoning and its Comprehensive Plan, and the City’s Zoning District Map Book shows the planned development districts that cover the community. Inside the gates, the major project on the horizon is the Bonita Bay Club’s member-approved clubhouse, a Club project rather than a residential one.
Day-to-day life at Bayview runs through the building association and the BBCA: utilities come from Florida Power and Light for electricity and Bonita Springs Utilities for water and sewer, fire and EMS from the Bonita Springs Fire Control and Rescue District, and each residence parks in its own enclosed garage space on the first or second level.
Bonita Bay’s entrances are gated, and the BBCA’s Community Patrol covers the community. Law enforcement is the Lee County Sheriff’s Office. Access to each Bayview lobby and its two elevators is managed under the building association’s rules.
In Bonita Springs, Waste Management has provided single-day weekly curbside collection of trash, recycling and yard waste since April 29, 2024. Condominium buildings typically use container service arranged by the association; confirm Bayview’s current arrangement with the building’s management.
Each residence has the right to one enclosed garage space on the first or second level, assigned by deed, under both recorded Declarations. Guest parking, deliveries and move-in logistics follow each association’s rules.
Mail handling, package delivery and the current internet and television arrangements are set by each building association and are not described in the recorded Declarations; confirm them with the building’s management during due diligence.
Florida’s Condominium Act, section 718.113(8), gives a unit owner the right to install an electric vehicle charging station in the owner’s limited common element parking space, at the owner’s cost and subject to the statute’s conditions and the association’s reasonable requirements. Ask whether either building has already adopted an EV procedure.
For community-wide matters (roads, gates, the Private Beach, parks and paths), the Bonita Bay Community Association’s offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, and its resident website lists current contacts.
Bayview’s location in south Bonita Springs puts emergency care, major shopping and dining within a short drive: NCH Bonita’s freestanding emergency department on South Tamiami Trail, NCH North Naples Hospital on Immokalee Road, Lee Health’s Coconut Point emergency department in Estero, Coconut Point and Miromar Outlets, and Southwest Florida International Airport to the north.
Coconut Point, the open-air lifestyle center in Estero, is the everyday shopping destination for most Bonita Bay residents, and Miromar Outlets further north is the region’s major outlet center. The Promenade at Bonita Bay, along US 41 by the community’s main entrance, adds dining and specialty retail. Inside the gates, Backwater Jacks at the marina is open to all Bonita Bay residents.
Southwest Florida International Airport (RSW) in Fort Myers, north on I-75, serves the major carriers and seasonal nonstop routes to northern cities, a real factor for owners who split the year. Florida Gulf Coast University, north of Bonita Springs, brings arts performances, athletics and continuing education to the corridor.
Bayview is the oldest and shortest building in Bonita Bay’s high-rise group and one of its lowest-priced: its 24-month county median of $960,000 ties Esperia South and sits just below Vistas’ 36-month median of $995,000, while the newer boulevard towers trade from about $1.5 million to more than $5 million. What Bayview offers for the price is space, with a 2,405-square-foot median residence and a garage for every home.
Data updated: September 2026. Yardstick: Lee County Property Appraiser qualified resales, median price over the first window with 10 or more sales (window named per row), plus residence count, county year built and median heated square feet.
Building | Residences | County year built | Median heated sq ft | County sales window | Qualified sales | Median sale |
|---|---|---|---|---|---|---|
Bayview (two buildings) | 100 | 1994 and 1996 | 2,405 | 24 months since Sept. 2024 | 11 | $960,000 |
98 | 1998 | 2,392 | 36 months since Sept. 2023 | 11 | $995,000 | |
119 | 2007 | 2,124 | 24 months since Sept. 2024 | 14 | $960,000 | |
89 | 2002 | 2,358 | 36 months since Sept. 2023 | 12 | $1,468,750 | |
80 | 2000 | 3,123 | 36 months since Sept. 2023 | 12 | $1,513,000 | |
Seaglass | 120 | 2018 | 2,907 | 12 months since Sept. 2025 | 12 | $2,080,000 |
Azure | 77 | 2006 | 3,820 | 24 months since Sept. 2024 | 10 | $2,200,000 |
Tavira | 90 | 2009 | 3,676 | 36 months since Sept. 2023 | 17 | $2,700,000 |
Omega | 67 | 2022 | 4,458 | 60 months since Sept. 2021 | 14 | $5,225,000 |
Sources: Lee County Property Appraiser roll and qualified-sale file, September 2026; residence counts per the county roll and the DBPR register (Seaglass 120 per DBPR). Windows differ because each building needs a different span to reach 10 sales, so compare medians as a price tier, not a precise ranking.
Esperia South at 4951 Bonita Bay Boulevard is a 119-residence tower completed in 2007, and its 24-month county median of $960,000 matches Bayview’s exactly. The trade is age and height against space: Esperia South is 13 years newer and taller, with a smaller median residence (2,124 heated square feet against Bayview’s 2,405) and a shared association with Seaglass. A buyer choosing between them is usually choosing between newer building systems and larger rooms.
Estancia (2002) and Horizons (2000) are boulevard towers with county medians of about $1.47 million and $1.51 million over 36 months. Horizons’ median residence is larger than Bayview’s; Estancia’s is about the same size. The premium buys a taller tower on the boulevard and a newer building; Bayview’s discount of roughly half a million dollars at the median buys a garage per residence and a 50-home building with its own pool.
Seaglass (2018), Azure (2006), Tavira (2009) and Omega (2022) trade at county medians from about $2.1 million to more than $5.2 million, with median residences of 2,907 to 4,458 heated square feet. For a buyer whose budget reaches that tier, those buildings answer a different question; for a buyer who wants Bonita Bay, a large residence and the Private Beach at roughly half the price, Bayview is the value choice.
We tracked every qualified Bayview deed since 2019 to build the tables on this page. If you own at Bayview, start with a free Bayview home valuation or call Jesse direct at (239) 898-6072; if you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Bayview and Vistas are the two oldest buildings in Bonita Bay’s high-rise group and close price peers on the county record: Bayview’s 11 qualified resales since September 2024 have a median of $960,000, and Vistas’ 11 since September 2023 have a median of $995,000. The choice comes down to a twelve-level, two-building complex with garages against a taller single tower on the boulevard.
Factor | Bayview | Vistas |
|---|---|---|
Address | 4801 and 4811 Island Pond Ct | 4751 Bonita Bay Blvd |
Buildings and residences | Two buildings, 50 residences each, 100 total | One tower, 98 residences |
County year built | 1994 (Bayview I) and 1996 (Bayview II) | 1998 |
Residence floors | Ten living floors (3 to 12), five per floor, over two garage floors | Residences from floor 2 upward, five per floor on floors 4 to 19, with penthouse levels above |
Heated square feet (county) | 2,382 to 3,143, median 2,405 | 2,112 to 3,572, median 2,392 |
County qualified resales | 11 in 24 months since Sept. 2024, median $960,000 | 11 in 36 months since Sept. 2023, median $995,000 |
Southwest Florida MLS, September 2026 | 8 closed in the 12 months to September 30, 2026, median $1,037,500; 0 active | 5 closed, median $1,090,000; 3 active, median $1,150,000 |
Condominium association | Two: Bayview Association, Inc. (N51350) and Bayview at Bonita Bay II Association, Inc. (N93000005413) | Vistas at Bonita Bay Condominium Association, Inc. (N96000001767) |
FEMA flood zone at the address point | AE, base flood elevation 10 feet | AE, base flood elevation 11 feet |
Recorded leasing rule | 30-day minimum, no more than two leases per calendar year (Declaration 15.5) | Per the Vistas Declaration; read in its disclosure package |
Recorded pet rule | Two household pets, 25 pounds or less (Declaration 15.6) | Per the Vistas Declaration |
Parking | One enclosed garage space per residence, floors 1 or 2 | Per the Vistas Declaration |
Evacuation zone | A | A |
Sources: Lee County Property Appraiser (September 2026); DBPR condominium register; Florida Division of Corporations; FEMA National Flood Hazard Layer point queries (September 2026); Southwest Florida MLS pull of September 30, 2026; recorded Bayview Declarations. Vistas floor layout per our corridor parcel analysis of the county roll.
Choose Bayview if you want the most interior space for the money in a Bonita Bay condominium, a four-bedroom option (the 3,143-square-foot corner stack), an enclosed garage tied to your residence, a 50-home building with its own pool, and you are comfortable with the recorded two-lease and 25-pound pet limits.
Choose Vistas if you want a taller tower on Bonita Bay Boulevard with residences above the twelfth floor, one of the boulevard addresses, a slightly newer building, and you have read the Vistas Declaration’s own leasing and pet rules. Our Vistas guide covers that tower in the same depth as this page.
Bonita Bay is a gated, master-planned community of about 2,400 acres in the City of Bonita Springs, established in 1985, with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods, per the BBCA’s January 2026 brochure. Bayview owners belong to the master association automatically and may join the separate Bonita Bay Club if they choose.
No CDD and no special taxing district sit on top of these layers.
Bayview’s strengths are space, price and simplicity: the largest median residence among the Bonita Bay high-rise buildings with a median sale under $1 million, a garage per home, a 50-home building with its own pool, and the Private Beach included with ownership. Its limits are age, the recorded two-lease and 25-pound pet rules, and a slower resale market than the newest towers.
As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than a fast one, so here is the list we give buyers in person.
If you’re searching for a Bayview listing agent, or thinking, ‘I need someone to sell my Bayview home…’, start with the record: six qualified Bayview resales in the last 12 months, from $545,000 to $1,275,000, and a price spread driven by stack, floor and condition that only a residence-by-residence read can price correctly.
Selling at Bayview is different from selling a Bonita Bay house or a boulevard tower condo. The buyer has to understand which of the two buildings and associations they are buying into, the recorded leasing and pet rules, and the disclosure package for a 30-year-old building, and your pricing has to hold up against a thin, stack-sensitive deed record. We have done that work on this page already, and we do it again for every listing.
McGreevy and Comisar bring these credentials to a Bayview listing:
In the last 12 months Bayview has seen 6 resales in the Lee County qualified-deed record, totaling $6,226,000: $1,125,000 (December 2025), $1,230,000 (March 2026), $545,000, $1,201,000 and $850,000 (April 2026) and $1,275,000 (July 2026). Over 24 months the count is 11, at a median of $960,000. The Southwest Florida MLS, September 2026 pull, recorded eight closings in the 12 months to September 30, 2026, with a median of 100 days on market and a median sale-to-list ratio of 96.3% across the seven marketed through the MLS. In the last 12 months we tracked every one of those six deeds against its stack, floor and heated square footage.
Start with a free, Bayview-specific home valuation, or see our Bonita Bay home valuation page. We price your residence against the Bayview deeds in its own stack and floor range, not against a Bonita Bay average. Talk to Jesse direct: (239) 898-6072, text or call.
The Southwest Florida MLS, September 2026 pull, recorded a median of 100 days on market for the eight Bayview closings of the last 12 months, with individual closings from 30 to 365 days. A well-prepared Bayview residence priced against its own stack and floor sells inside that range; an overpriced one sits, because buyers can see the county record.
Gather your building’s Declaration and any amendments, the current budget and financial statements, the latest SIRS and milestone inspection reports, any special-assessment notices, and the BBCA materials. Because Bayview I and Bayview II are separate associations, the package must come from your own building’s association, not the other one.
Yes, a Bayview residence can be sold with a lease in place, and the lease transfers with the sale. Under the recorded Declarations a lease runs at least 30 days and a residence can be leased no more than twice a calendar year, so your buyer inherits both the lease and that year’s lease count.
Bonita Bay Club membership is separate from home ownership, and the Club does not publish its transfer rules or fees on its public website. If you are a member, get the Club’s current resignation and transfer terms in writing before you list, so your buyer knows what is and is not available to them.
Most Bonita Bay buyers are seasonal, so listing in the fall puts a Bayview residence in front of buyers who arrive for the winter season. The deed record shows Bayview closings in every season, including a July 2026 sale at $1,275,000, so a well-priced residence can sell any month.
Bayview owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Bayview guide they read the county roll, both recorded Bayview Declarations, the DBPR register, the association filings and every qualified Bayview deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bayview guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s condominiums, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Bayview realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Bayview home? Get a free Bayview home valuation, or call Jesse direct at (239) 898-6072.
Buying at Bayview? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bayview, see our Bonita Bay guide, our Bonita Springs guide and our guides to Vistas and Esperia South.
These are the questions Bayview buyers ask us most, answered from the county record, the recorded Declarations and the public sources listed at the end of this page.
Bayview is two buildings on Island Pond Court in Bonita Bay, Bonita Springs, FL 34134: Bayview I at 4811 Island Pond Court and Bayview II at 4801 Island Pond Court. Estancia, a different building, is at 4801 Bonita Bay Boulevard, so always check the street name when pulling records.
Bayview has 100 residences, 50 in each building. Each recorded Declaration describes “ten living area floors over two non-living area floors”, so each building has twelve levels, with residences numbered 301 through 1205 and five residences on each living floor.
The Lee County Property Appraiser records Bayview I (4811) as built in 1994 and Bayview II (4801) in 1996. The DBPR register shows the condominiums recorded January 3, 1995 and December 3, 1996.
Bayview I was declared by R. G. Brown Properties, Inc. in a Declaration made October 15, 1992, and Bayview II by The Pinnacle of Naples, Inc. in a Declaration made November 10, 1993, both Indiana corporations, within Bonita Bay, the master-planned community developed by Bonita Bay Group.
The county roll records three-bedroom, three-bath residences of 2,382 to 2,631 heated square feet and a four-bedroom, four-bath corner residence of 3,143 heated square feet in each building. MLS listings report larger living-area figures than the county’s heated area.
The four-bedroom, four-bath plan of 3,143 heated square feet is stack 05 in Bayview I and stack 01 in Bayview II, because the two buildings are mirror images. Two of the three highest Bayview sales since September 2024 were four-bedroom corners.
The Lee County qualified-sale file shows 11 Bayview resales in the 24 months since September 2024 at a median of $960,000, from $545,000 to $1,275,000. The six sales of the last 12 months are listed in the market snapshot above.
The Southwest Florida MLS, September 2026 pull, showed no active Bayview listing and no pending sale on September 30, 2026. Listings change weekly, so ask us for the current set and we will watch both buildings for new ones. With 100 residences in total, a buyer usually waits for the right stack and floor.
Neither Bayview association publishes its assessment, and the BBCA does not publish its master assessment. A Bayview owner pays the building association assessment plus the BBCA master assessment; the current figures appear in the estoppel certificates and the disclosure package in a sale.
No. Bayview I is governed by Bayview Association, Inc. (Florida Division of Corporations N51350) and Bayview II by Bayview at Bonita Bay II Association, Inc. (N93000005413). Each has its own Declaration, board, budget and reserves.
No. Bonita Bay Club is a separate, optional, member-owned club, and owning at Bayview does not make you a member. The Club does not publish initiation fees or dues on its public website.
Every Bayview owner belongs to the Bonita Bay Community Association, which maintains the three waterside parks, twelve miles of paths and the Gulf-front Private Beach, and runs the Community Patrol and Design Review, plus the building’s own pool, community room and exercise room.
Yes. The Private Beach off Hickory Boulevard is owned by the BBCA and available to every Bonita Bay owner, Club member or not. The BBCA gives the drive as 10 minutes from gate to gate and runs a year-round shuttle.
Yes. Each building’s Declaration describes a heated pool of about 30 by 50 feet with about 2,000 square feet of deck, so each building has its own pool.
Yes. Both Declarations give each residence the right to one enclosed garage space on the first or second level, assigned in the original deed and reassignable only with the association’s written approval.
Each building’s recorded Declaration describes lobby areas serving two elevators.
Yes, within the recorded limit: section 15.6 of both Declarations allows household pets weighing no more than 25 pounds, no more than two per residence, leashed outside the residence.
Section 15.5 of both Declarations allows leasing of entire residences only, for no less than 30 days, and no more than twice in any calendar year. Check the current documents for any tenant approval step added since.
No. The recorded 30-day minimum lease term rules out nightly and weekly rentals at Bayview.
No. Section 15.10 of both Declarations states there shall be no restrictions on occupancy by minors, and Bonita Bay is not an age-restricted community.
Our September 2026 FEMA queries at both addresses returned Zone AE with a static base flood elevation of 10 feet on panel 12071C0652G, effective November 17, 2022. Confirm with the association’s elevation certificate.
A lender will require flood coverage on a federally backed mortgage in Zone AE. The association’s master policy covers the building; owners carry their own coverage for contents and interior improvements. The City’s CRS Class 5 rating gives a 25% discount on NFIP policies.
Lee County’s evacuation layer places both Bayview addresses in Evacuation Zone A, the first zone ordered to evacuate.
No public source documents damage to either Bayview building. Ian destroyed the BBCA Private Beach facility and damaged Club facilities. Ask the seller for the building association’s written account of any storm damage, claims and assessments.
No. Lee County’s special districts list names no Bonita Bay district of any kind, so Bayview tax bills carry no CDD line.
Each Bayview building must have a Structural Integrity Reserve Study at least every 10 years and fund the reserves it requires, which owners can no longer waive. Ask for your building’s SIRS and read it before your inspection period ends.
Florida’s milestone inspection law applies to condominium buildings three stories or more once they reach set ages, and both Bayview buildings are past 30 years old. Ask the seller for the building’s milestone inspection reports.
Yes, with approval. Section 15.8 of the Declarations requires tile, hardwood or other hard surfaces above the first floor to be installed over a sound-absorbing underlayment the association approves before installation.
Only under the board’s rules: the Declarations bar attaching anything to the exterior without board consent and direct the board to adopt hurricane shutter specifications under section 718.113.
Lee County uses proximity-based choice: Bonita Bay families rank elementary schools in Proximity Zone Q, middle schools in Zone GG and high schools in the South zone. Nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.
The City of Bonita Springs Community Development Department, because Bonita Bay lies inside the incorporated City of Bonita Springs.
Florida Power and Light provides electricity and Bonita Springs Utilities provides water and sewer; fire and EMS come from the Bonita Springs Fire Control and Rescue District.
Bonita Bay Marina on the Imperial River, owned by resident investors, leases 98 wet slips and 326 dry storage spaces for boats up to 36 feet, with a 36-inch maximum draft. Slips are not included with a Bayview purchase.
Section 718.113(8) of the Florida Statutes lets a condominium owner install an EV charging station in the owner’s limited common element parking space at the owner’s cost, subject to the statute’s conditions. Ask whether your building has adopted a procedure.
Bayview’s 11 county resales since September 2024 have a median of $960,000; Vistas’ 11 since September 2023 have a median of $995,000. Bayview offers two 50-home buildings with garages; Vistas is a single, taller tower on Bonita Bay Boulevard.
We tracked every qualified Bayview deed, read both recorded Declarations and measured the flood zone at both addresses before writing this guide, so we can tell you which stack, floor and building fits your plan and what each has sold for.
These are the questions Bayview owners ask us before they list, answered from the Lee County deed record, the two recorded Bayview Declarations and the other sources on this page.
Your Bayview home’s value starts with the 11 qualified Bayview resales since September 2024, a median of $960,000 across $545,000 to $1,275,000, and then narrows by stack, floor and condition. A four-bedroom corner recorded $1,230,000 and $1,275,000 in 2026, while three-bedroom residences ranged from $545,000 to $1,201,000. We price yours against the deeds in its own stack and floor range.
Six Bayview homes recorded qualified sales in the 12 months since September 2025, totaling $6,226,000 in the Lee County deed record: $1,125,000, $1,230,000, $545,000, $1,201,000, $850,000 and $1,275,000. The Southwest Florida MLS, September 2026 pull, showed eight closings in the 12 months to September 30, 2026, the six county-recorded sales plus two the county’s qualified file does not carry.
Bayview prices vary because the buildings mix plan types and condition levels: the four-bedroom corner stack has 3,143 heated square feet against 2,382 for the smallest three-bedroom plan, and renovation matters even more. Residence 1104 in Bayview I recorded $760,000 in March 2025 and $1,201,000 in April 2026, on the same 2,405 square feet.
The right Bayview comparables are the recent deeds in your own stack and plan, then the nearest floors, adjusted for condition. For a four-bedroom corner, the 2026 sales at $1,230,000 and $1,275,000 lead; for a 2,382-square-foot three-bedroom, the $545,000 to $1,125,000 range since 2025 frames the answer.
Yes, the building matters when you sell at Bayview because each has its own association, budget, reserves and reports. A buyer reads your building’s documents, so a well-run building with complete SIRS and milestone files helps your sale. On price, both buildings have recorded sales below $900,000 and above $1,200,000 since September 2024.
Floor matters at Bayview, but less than plan and condition. Since September 2024, a fourth-floor residence recorded $545,000 and a third-floor residence $960,000, while an eleventh-floor residence recorded $740,000 and a twelfth-floor residence $1,125,000. Higher floors help when the residence is renovated; they do not rescue a dated one.
The Southwest Florida MLS, September 2026 pull, recorded a median of 100 days on market for the eight Bayview closings, with individual closings from 30 to 365 days. A Bayview home priced against its own stack and presented well sells inside that range.
Our Southwest Florida MLS, September 2026 pull, measured a median of 96.3% of list price across the seven Bayview closings marketed through the MLS in the 12 months to September 30, 2026; an eighth sale was entered after it closed and is left out. That means correctly priced Bayview listings close near their asking price, and the gap usually reflects condition findings or an ambitious list price rather than a weak market.
Bayview buyers are mostly owner-occupants and seasonal owners moving from larger single-family homes who want house-sized space without the upkeep. The recorded two-lease limit and 25-pound pet rule steer investors and large-dog owners elsewhere, so your marketing should speak to buyers who plan to live in the residence.
Vistas is one of Bayview’s two closest price peers, with 11 county resales since September 2023 at a $995,000 median against Bayview’s $960,000 over 24 months. Bayview competes on space, a deeded garage and small 50-home buildings; Vistas competes on height and a boulevard address. We position your Bayview home on those differences.
Yes, the four-bedroom corner plan has led the Bayview record lately. The two four-bedroom sales since September 2024, $1,230,000 in March 2026 and $1,275,000 in July 2026, were two of the three highest Bayview prices in that window, reflecting 3,143 heated square feet against 2,382 to 2,631 for the three-bedroom plans.
Online estimates struggle at Bayview because 100 residences produce few sales, three MLS names split the history, and county heated area differs from MLS living area. An algorithm can easily compare your residence to the wrong stack or size figure. A Bayview valuation should start from the deed record for your plan.
Listing a Bayview home in the fall reaches the seasonal buyers who arrive for winter, and that is when most Bonita Bay buyers are in town. The deed record shows Bayview sales recorded in March, April, July, August, September and December, so a well-priced Bayview home can sell in any month.
Yes, Bayview homes sell in summer. The Lee County deed record shows a Bayview four-bedroom corner recorded at $1,275,000 on July 13, 2026, the highest Bayview price in the last 12 months, and an August 2025 sale as well. Summer buyers are fewer but often more motivated.
A Bayview buyer asks first for your building’s Declaration and amendments, rules, current budget and financial statements, the SIRS and milestone inspection reports, any special-assessment notices, and the BBCA disclosure summary. Florida’s condominium resale disclosure law gives the buyer a rescission window after delivery, so having the package ready protects your contract.
An estoppel certificate is the association’s statement of what is owed on your residence, and a Bayview sale needs two: one from your building association and one from the BBCA. Any unpaid assessment, special assessment or transfer charge appears there, and the closing agent relies on it, so ordering both early avoids surprises.
Bonita Bay Community Association does not publish its resale charges on its public website, and second-hand figures conflict with the recorded master Declaration. Any BBCA charge due at transfer appears on the BBCA estoppel certificate, which is the figure to rely on when you estimate your Bayview net proceeds.
Your Bayview buyer will see the flood zone regardless: both addresses measure FEMA Zone AE with a 10-foot base flood elevation on panel 12071C0652G, and a lender requires flood coverage. Disclose what you know about any flood history in the residence or garage, and share the association’s elevation certificate if available.
Evacuation Zone A applies to all of Bonita Bay, so it does not set Bayview apart from its competition. Buyers from out of state may ask about it; the useful answer is how the building prepares for storms, how the garage levels are secured, and that residences start on the third level.
A Bayview building’s SIRS affects price when it shows large reserve needs that are not yet funded, because buyers expect higher assessments. A completed, funded SIRS reassures buyers. Get your building’s latest SIRS before listing so your price and disclosure reflect it rather than being renegotiated after inspection.
Yes, milestone inspections matter because both Bayview buildings are past 30 years old, and Florida’s milestone inspection law applies to condominium buildings three stories or taller. Buyers and their lenders want the reports and any repair plan that followed. Having them ready early keeps a Bayview negotiation on price, not on unknowns.
Bayview’s recorded limit of two leases per calendar year, with a 30-day minimum, narrows the investor pool but suits the owner-occupant and seasonal buyers who make up most of Bayview’s market. We market to those buyers first and explain the rule early, so it never surprises a buyer mid-contract.
Yes, the recorded Bayview pet rule, two household pets of 25 pounds or less, removes most medium and large dog owners from the buyer pool. We state the rule in the listing so every showing is a qualified one, which saves time and protects your Bayview contract from a late withdrawal.
Bonita Bay Club membership is separate from your Bayview deed, and the Club does not publish its transfer or resignation terms online. If you are a member, get the Club’s current terms in writing before listing, so your buyer knows whether any membership path is open to them.
The Private Beach adds value to a Bayview sale because it comes with Bonita Bay ownership, not with a Club membership, and many buyers do not know that. The BBCA-owned facility off Hickory Boulevard was rebuilt in concrete after Hurricane Ian, sits 10 minutes from gate to gate, and has a year-round shuttle.
Yes, the deeded garage helps a Bayview sale. Each residence carries the right to one enclosed garage space on the first or second level, appurtenant to the residence under the recorded Declarations, which many Bonita Bay condominiums cannot offer in that form. We list the garage number and level so buyers see it.
At Bayview, targeted updates usually pay better than a full remodel before listing. The same Bayview residence recorded $760,000 and later $1,201,000, which shows what condition is worth, but a full renovation takes months and needs association approval and City permits. Kitchens, floors over approved underlayment and paint are the usual Bayview priorities.
Many Bayview buyers are seasonal and appreciate a furnished residence, so selling furnished can widen your pool and shorten the move-in gap. Price the furniture separately in the contract, keep it clean and current, and remove personal items so buyers can see the Bayview floor plan clearly.
Staging helps a Bayview home most when the residence is vacant or dated, because buyers struggle to read the scale of 2,400 to 3,100 heated square feet in empty rooms. Light staging of the living room, primary suite and lanai usually does more than a full house of rented furniture.
Yes, many Bayview sellers live out of state for most of the year. We handle showings, the two estoppel certificates, association paperwork and contractor access locally, and closings can be completed remotely. One of the reviews on this page comes from an out-of-state condo seller who sold that way.
You can sell a Bayview home off market to a known buyer, but with no active Bayview listing in September 2026 and a thin sale record, full exposure usually finds the highest price. An off-market sale suits sellers who value privacy or timing over the last dollar.
Yes, within BBCA rules. The BBCA’s open house guidelines set open house hours, require the listing agreement and a request emailed at least 72 hours ahead, and bar SOLD signs, and your building’s Declaration requires board approval for any for-sale sign on the property.
We market a Bayview home to out-of-state buyers with photography and video of the residence and its lanai view, the floor plan with county heated area, the garage details, the recorded leasing and pet rules, and the building’s document package, so a buyer can decide before the first flight south.
McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, with over $900 million in personal sales. For your Bayview home we have already done the work this page shows: every qualified deed, both Declarations, and the flood, fee and document facts buyers ask about.
Every Bayview fact on this page comes from a county, city, state or federal record, a recorded filing, the Bonita Bay Community Association or Bonita Bay Club, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by book and page or number in the text: the Bayview I Declaration of Condominium (Official Records Book 2564, Page 1640), the Bayview II Declaration of Condominium (Official Records Book 2768, Page 2696), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919). Florida Division of Corporations records for Bayview Association, Inc. (N51350), Bayview at Bonita Bay II Association, Inc. (N93000005413), Bonita Bay Community Association, Inc. (N07041) and Bonita Bay Club, Inc. (N09000004567) are cited by document number.
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, the 12 months to September 30, 2026); MLS data is not publicly linkable.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Bayview buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Bayview permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to renovations in a flood zone | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Mandatory flood insurance information | Lee County | Current posting | When flood insurance is required in AE and VE zones | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
BBCA Neighborhoods map | Bonita Bay Community Association | Current posting | Where Bayview and the other neighborhoods sit inside the gates | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Bayview I Declaration of Condominium (Official Records Book 2564, Page 1640), the Bayview II Declaration of Condominium (Official Records Book 2768, Page 2696), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk; none is posted as a free copy online, and all come with the association documents in a sale.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Bayview. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,962 people live in Bonita Bay - Bayview Towers, where the median age is 74 and the average individual income is $133,064. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Bonita Bay - Bayview Towers, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Tossitup, Grilled Cheese Society, and Foodie's Grill & Cocktails.
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| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.85 miles | 0 reviews | 0/5 stars | |
| Dining · $$$ | 1 miles | 54 reviews | 3.6/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 2 reviews | 3/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 1.06 miles | 0 reviews | 0/5 stars | |
| Active | 1.13 miles | 1 review | 5/5 stars | |
| Beauty | 0.9 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 1 review | 5/5 stars | |
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Bonita Bay - Bayview Towers has 2,180 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Bay - Bayview Towers do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
