Bonita Bay - Arbor Strand

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Arbor Strand. If you're searching for the best realtor for Arbor Strand in Bonita Bay, Bonita Springs — whether you're ready to sell your Arbor Strand home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, this tightly held 27-home enclave recorded 4 closed sales at a median sold price of $900,000 (average $897,500; range $740,000 to $1,050,000) on a median 48 days on market and a striking 97.1% average sale-to-list ratio — with zero active listings on the market today. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Arbor Strand

If you're searching for the best realtor for Arbor Strand in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in closed real estate and $900 million in personal sales, we bring a depth of Bonita Bay single-family experience no other team can match. We have done $900 million in personal Bonita Bay-area volume between us, and we know what it takes to price and sell a home in a village this small.

Recent Arbor Strand track record (trailing 12 months): Arbor Strand recorded 4 closed sales over the past year, totaling $3,590,000 in sales volume at a median sold price of $900,000 (average sold $897,500; range $740,000 to $1,050,000). Those homes sold at an average of 97.1% of list price — a remarkably strong figure that tells you sellers here are getting nearly their full ask — with a median 48 days on market. There are zero active listings in Arbor Strand right now. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.) That 97.1% sale-to-list ratio and the empty active board are the whole story of this enclave in one line: 27 homes, rarely on the market, and when they do sell they sell close to ask. In a village this small, correct pricing — by floor plan, by lot, by renovation status, and by preserve exposure — decides whether you sell at the top of the range or leave money on the table.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Arbor Strand home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].

Buying a home in Arbor Strand? Call Marc at (239) 287-5873 for a personalized buyer consultation.

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

About Arbor Strand (and What Makes Us the Right Team for It)

Arbor Strand is a 27-home enclave of detached single-family homes inside the master-planned community of Bonita Bay in Bonita Springs, Florida. All 27 residences line a single quiet street — Arbor Strand Drive — recorded together as "Bonita Bay Unit 21, Plat Book 51, Pages 84–88" in the public records of Lee County, with each home sitting on its own individually-numbered, fee-simple platted lot (Lots 1 through 27). It is one of the smallest named villages behind the Bonita Bay master gate: a preserve-wrapped street of patio homes built between roughly 1994 and 2001, tucked into a 2,400-acre community best known for its resident-owned country club, five championship golf courses, full-service marina, and private Gulf-front beach park.

If you are reading this page, you are most likely in one of three situations. You are a buyer weighing whether a right-sized detached single-family home — its own lot, its own garage, preserve and wooded views, a quarter-century-mature oak-and-palmetto canopy — is the way you want to enter Bonita Bay, and whether Arbor Strand's combination of price point and the layered Bonita Bay fee structure fits how you actually want to live. You are a current owner thinking about selling, trying to understand what a 27-home market looks like in 2026, what a realistic list price is for your specific home, and how to position it when there is no active competition on the street. Or you are doing preliminary research on Bonita Bay's sub-village inventory before narrowing to a specific community.

We have covered everything here: the verified home type and the recorded plat behind it, the real market picture for a village this small (live MLS, every number cited), the developer history, the homes themselves, the three-layer fee structure that trips up nearly everyone, the governing documents, the rental and pet rules told honestly, the full amenity set, the Hurricane Ian storm posture for an interior preserve village, the FEMA flood-zone and insurance reality, the schools and drive times, an honest pros-and-cons list, a dedicated section for sellers, and an uncapped set of buyer and seller FAQs grounded in the questions people actually search.

This page is long on purpose. The best decisions in Southwest Florida real estate are made by buyers and sellers who understand exactly what they are buying or selling.

Living in Arbor Strand as a Homebuyer

Arbor Strand is the kind of place you have to be told about, because you will not stumble onto it. There are 27 homes on a single street, set in the quieter, preserve-heavy section of Bonita Bay, back from the golf-course frontage and the marina and the busier corners of the community. The defining physical fact of living here is what is not around you. Much of Arbor Strand's perimeter backs to protected conservation land. Bonita Bay was master-planned from the mid-1980s to preserve well over half of its 2,400-plus acres — roughly 1,400 acres of lakes, nature preserves, and wooded areas — and the villages were laid out to "delicately wrap around" that protected land rather than maximize lot count. (Source: https://www.bonitabayresidents.com/style-of-living)

What that means for a person who actually lives in Arbor Strand is a daily experience closer to a private nature retreat than a typical Florida subdivision. The homes were built between roughly 1994 and 2001, which means the landscaping has had a quarter-century and more to mature — grandfather oaks, palmettos, and a tree canopy that, even after Hurricane Ian's wind damage, gives the street a shaded, established, Old-Florida character that brand-new communities simply cannot reproduce. Where a lot abuts the preserve, there is no rear neighbor and no possibility of one, because that land cannot be developed. Residents routinely see deer, wading birds, and other native wildlife at the back of the property, which is a feature of the place, not an exception to it. Bonita Bay has been a Certified Audubon Cooperative Sanctuary since 1995, and stewardship of this kind of habitat is part of the community's identity rather than a marketing afterthought. (Sources: https://www.bonitabayresidents.com/style-of-living ; https://bonitabaycommunityassociation.wordpress.com/tag/audubon-society/)

Arbor Strand is a "patio home" or single-family village in the practical sense that the homes are right-sized — generally two- and three-bedroom plans rather than sprawling estates — and the lots are compact, in the rough range of one-fifth to one-third of an acre. The privacy here comes not from lot width but from what backs up to the homesite. For a buyer, that is a meaningful distinction: you are not buying acreage, you are buying a low-maintenance detached home with a preserve view and the entire Bonita Bay amenity machine a short bike ride away. Several Arbor Strand homes have private screened pools.

The whole village sits behind Bonita Bay's single master-gate system. There is a main gate and a quieter northern entrance, both staffed around the clock, and the individual villages — Arbor Strand among them — sit open behind that master perimeter. (Source: https://www.bonitabayresidents.com/community-association) There is no separate, second guardhouse at the entrance to Arbor Strand Drive itself; the security is the community's, and it is continuous. Day to day, residents move around the community on roughly twelve miles of paved walking and biking paths that thread through the preserves and lakes, connecting the village to the three community parks, the Club campus, and the marina without ever getting onto a public road.

The address is in Lee County, ZIP 34134, the southern Bonita Springs ZIP that also contains the bulk of Bonita Bay. The community is governed by a layered structure we unpack in detail below — a small Arbor Strand village association, the Bonita Bay Community Association as the master property owners' association, and the optional, separately-owned Bonita Bay Club — and the architectural standards that keep the street looking consistent are administered at the master level by the Community Association's professionally staffed Design Review department. (Source: https://www.bonitabayresidents.com/community-association)

If you want a sense of who your neighbors are: the ownership records for Arbor Strand's 27 homes show a high share held in revocable trusts or by out-of-state and seasonal owners — owners of record in places like Kentucky, North Dakota, and Ontario appear in the public parcel data — which is consistent with a small, mature, second-home-heavy enclave rather than a year-round starter-home street. (Source: https://www.leepa.org/Search/PropertySearch.aspx) That profile matters for everything from the rhythm of the street in summer to the dynamics of the resale market, and we come back to it.

What Is Bonita Bay? The Community Around Arbor Strand

You cannot understand Arbor Strand without understanding the community it sits inside, because most of what you are buying when you buy here is access to Bonita Bay. So it is worth laying out, in plain terms, what Bonita Bay actually is.

Bonita Bay is a gated, master-planned community of roughly 2,400 acres on Estero Bay in southern Bonita Springs, Lee County. It was begun in the mid-1980s by The Bonita Bay Group, and from the start its planning philosophy was the inverse of the typical Florida development model: rather than maximizing buildable lots, the developer set out to keep roughly 1,400 of those 2,400 acres as lakes, nature preserves, and wooded areas — well over half the land left undeveloped. (Sources: https://www.bonitabayresidents.com/style-of-living ; https://www.bonitabayresidents.com/the-parks-of-bonita-bay) That single decision is the reason the community feels the way it does, and the reason a small interior village like Arbor Strand can offer preserve frontage and genuine privacy.

Inside the gates are roughly 58 named neighborhoods spanning every housing type Southwest Florida builds: high-rise gulf- and bay-view condominium towers (Tavira, Esperia, Estancia, Horizons, Vistas, Azure, Seaglass, Omega), coach homes and attached villas, single-family villages from the entry tier through estate neighborhoods, and custom golf estates. (Source: https://www.bonitabayresidents.com/community-association) The price span across that range runs from condos in the mid-$300,000s to golf estates well over $5 million — and Arbor Strand, as we establish below, sits in the attainable-to-middle of the single-family tier.

The community has earned recognitions that speak to its character. It has been a Certified Audubon Cooperative Sanctuary since 1995, reflecting decades of habitat stewardship, and it is recognized as Southwest Florida's largest Blue Zones Recognized Community, a designation tied to the longevity-and-wellbeing framework. (Sources: https://bonitabaycommunityassociation.wordpress.com/tag/audubon-society/ ; https://www.bluezones.com/news/tavira-bonita-bay-certified/) Homes throughout the community are wired with Fiber-To-The-Home service. (Source: https://www.bonitabayresidents.com/style-of-living)

The amenity spine of the community is unusual in its breadth: roughly twelve miles of paved walking and biking paths, three waterfront community parks (Spring Creek, Riverwalk, and Estero Bay), a private Gulf-front beach park on Little Hickory Island reached by a seasonal shuttle, a full-service marina on the Imperial River, and the resident-owned Bonita Bay Club with its five championship golf courses across two campuses, racquet sports, fitness and spa, and dining. (Sources: https://www.bonitabayresidents.com/the-parks-of-bonita-bay ; https://www.bonitabayresidents.com/private-beach ; https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)

For a buyer, the relevant point is this: Arbor Strand is a 27-home dot inside a very large, very deliberately planned, amenity-dense community, and the great majority of the lifestyle value of owning here flows from the community around the village rather than from the village itself. That is precisely why the "most attainable detached single-family entry into Bonita Bay" framing is so powerful — the attainable-tier price buys access to the same community machine as the estate-tier price.

Market Snapshot — What Arbor Strand Looks Like in 2026

Here is where we have to be honest about data, because honesty is the entire point of a page like this. A 27-home village does not produce enough sales in any given year to support a stable "median price per square foot" the way a 600-home subdivision or a whole ZIP code does. A single transaction — an as-is home, an intra-family transfer at a non-market price, or a fully renovated showpiece — can swing a 27-home "median" wildly. That statistical thinness is the real reason national listing portals show erratic, jumpy "market trends" for Arbor Strand: the sample is simply too small. So we do two things. We report the live MLS for Arbor Strand specifically, filtered to the subdivision, and we frame the broader trend with the deep, statistically valid county and submarket data that does exist.

Arbor Strand — Live MLS (Trailing 12 Months)

The most authoritative source for Arbor Strand activity is the live MLS, filtered to the community itself. Over the trailing 12 months, the numbers were:

• Closed sales:4
• Total volume:$3,590,000
• Median sold price:$900,000
• Average sold price:$897,500
• High sale:$1,050,000 · Low sale:$740,000
• Median days on market:48
• Average sale-to-list ratio:97.1% (strong)
• Active listings:0 — no active MLS inventory in the community today

(Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Two numbers carry the whole story of this enclave. The first is the 97.1% average sale-to-list ratio — that is a high figure, and in a 27-home village it tells you something specific: sellers are pricing well and getting nearly their full ask, with very little discounting at the table. The second is the zero active listings. There is, at this moment, no Arbor Strand home for sale on the open MLS. That is not a data gap — it is the defining market fact of a 27-home enclave where homes are tightly held and turnover runs to a small handful of sales a year. When an Arbor Strand home does come to market, it is not competing against six other homes on the same street; it is, frequently, the only one available.

The $740,000 low to $1,050,000 high spread across just four sales is the second thing this data tells a buyer or seller: Arbor Strand does not trade as a single number. Floor plan, square footage, condition and renovation level, and preserve-versus-interior lot exposure each move a home's value by tens of thousands of dollars. A median of $900,000 anchors the middle of the recent market; the median 48 days on market confirms that correctly positioned homes here move in a reasonable window even with a small buyer pool. For a community with no statistically deep internal time series, four clean closings at 97.1% of ask is about as informative a recent picture as a 27-home village can produce — and it is current, subdivision-specific, and cited.

Where Arbor Strand Sits Inside Bonita Bay's Price Ladder

Bonita Bay as a whole spans an enormous range — from condos in the mid-$300,000s to golf estates well over $5 million, with single-family homes broadly running from the mid-$500,000s into the multi-millions. Against that span, an Arbor Strand home in the recent $740,000–$1,050,000 band sits in the attainable-to-middle tier of Bonita Bay's single-family market. The estate neighborhoods — Sanctuary, Bay Woods, Estuary, Oak Knoll — transact in the $2.5M–$6M+ range for 4,000-to-6,000-square-foot homes on golf, lake, and preserve lots, and the mid-tier villages such as Riverwalk and Spring Ridge sit comfortably above Arbor Strand.

The takeaway is the single most important positioning fact about this village: Arbor Strand is among the most attainable ways to own a detached single-family home inside Bonita Bay. A buyer here gets the same gate, the same Club eligibility, the same beach-park shuttle, and the same twelve miles of trails as the owner of a home that costs five to seven times as much. For the right buyer — someone who wants the Bonita Bay address and lifestyle without a golf-estate budget, and who values preserve privacy over wide-water or fairway views — that is a genuinely compelling equation.

The Trend That Frames Every Bonita Bay Sub-Village

For the direction of the broader market, the most authoritative citable multi-year series is the Federal Reserve's FRED data for Lee County (a national listing-data aggregate redistributed by the Federal Reserve Bank of St. Louis). These are county-wide list-side metrics, far below Arbor Strand's price level because the county median is dominated by Cape Coral, Lehigh Acres, and inland Fort Myers — so we use them strictly for trend shape, not as a price proxy:

(Sources: https://fred.stlouisfed.org/series/MEDLISPRI12071 ; https://fred.stlouisfed.org/series/MEDLISPRIPERSQUFEE12071 ; https://fred.stlouisfed.org/series/MEDDAYONMAR12071)

The story those numbers tell is clean and it applies to Arbor Strand even though the price levels do not: the Southwest Florida market roughly doubled into a frenzied peak in mid-2022, when homes sold in about 30 days, and has since rebalanced — prices off roughly 15% from peak, days on market stretched back past 80, and inventory rebuilt. The 2021–2022 seller's frenzy is over; the market a 2026 Arbor Strand buyer or seller is operating in is balanced. Against that backdrop, the village's own 97.1% sale-to-list ratio and 48-day median look genuinely healthy.

The Local Submarket, From the Realtor Association

For numbers closer to home, the Bonita Springs–Estero REALTORS® (now drawing on SWFL MLS data) reported, for the Bonita Springs–Estero submarket in December 2025 versus December 2024: a median sale price around $520,000 (down about 9.6% year over year), 159 closed sales in the month (up about 21%), roughly 8 months of supply (improved from nearly 10 — a balanced market), and a cash share near 38.7% of single-family sales. (Source: https://bonitaesterorealtors.com/southwest-florida-real-estate-2024-2025-a-data-driven-market-rebalance-in-lee-collier-counties/)

Two of those figures matter especially for Arbor Strand. The balanced ~8 months of supply describes a market where well-priced homes sell and overpriced homes sit — which is exactly what Arbor Strand's 97.1% sale-to-list ratio reflects at the village level. And the cash share near 39% is structurally important for a gated, second-home-heavy community like Bonita Bay, where Arbor Strand's specific cash share almost certainly runs above that submarket number given its trust-and-seasonal ownership profile. For a seller, that means a meaningful share of your buyer pool is not rate-sensitive; for a buyer, it means you may be competing against cash, which changes how an offer should be structured.

How Arbor Strand Came to Be — The Bonita Bay Group and Unit 21

Every Bonita Bay village has a place in the larger story of how the community was built, and Arbor Strand's place in that story is written into its recorded plat.

Bonita Bay was conceived and developed by The Bonita Bay Group, the master developer that broke ground on the 2,400-acre community in the mid-1980s. (Sources: https://www.bonitabayresidents.com/style-of-living ; https://www.bonitabayresidents.com/community-association) The development philosophy from the outset was unusual for its era and its location: rather than clearing and maximizing buildable lots, the Bonita Bay Group set out to keep well over half of the land as preserve, lakes, and natural area, and to lay out the residential villages so they wrapped around that protected land. That decision — made decades ago — is the reason Arbor Strand exists as a small, preserve-edged enclave rather than a denser tract.

Arbor Strand itself is recorded as "Bonita Bay Unit 21," Plat Book 51, Pages 84–88, in the public records of Lee County, Florida.(Source: https://www.leepa.org/Search/PropertySearch.aspx — the legal description "BONITA BAY UNIT 21 PB 51 PGS 84-88 LOT [n]" appears on every Arbor Strand parcel.) That single recorded plat is the authoritative document behind the entire village. It establishes the 27 platted lots (Lots 1 through 27), dedicates the single street (Arbor Strand Drive), and fixes the easements and lot lines. The fact that all 27 homes share one plat tells you something important: Arbor Strand was platted as a single phase, then built out lot by lot as homes sold across the following years.

The homes themselves went up across the mid-1990s into roughly 2001. Public year-built data points to a build window that opened around 1994 and continued through the turn of the millennium — a continuous, single-phase build-out rather than the distinct multi-builder phases you see in larger communities. (Year-built window from LeePA parcel data; the single-phase structure is established by the single recorded plat. Exact first and last build years should be confirmed from the per-parcel LeePA Property Record Cards.)

The village builder has been attributed to Winfield Companies, operating under the Bonita Bay Group master plan, though that builder attribution comes from market orientation rather than a primary source and should be confirmed against the recorded plat's developer dedication page and the building permits on each parcel's Property Record Card. (Builder attribution flagged as orientation-only. The recorded plat dedication and LeePA permit history are the primary sources to confirm it.)

Why This History Matters to a Buyer

Three practical implications come straight out of the plat and the build chronology.

First, the village cannot grow. There are 27 lots, all platted, all built. There is no remaining buildable land inside Arbor Strand, and no mechanism by which new construction could dilute the street or change its character. Supply comes from owner turnover only — and with so few homes, turnover is low. The zero-active-listing board on the live MLS is the present-day proof of that fixed-supply discipline, and it is a quiet long-term-value feature.

Second, these are 1990s homes, and that is a double-edged fact. On one hand, the construction era means mature landscaping, an established streetscape, and original floor plans that often feel more generous in their lot-to-house ratio than tight new-construction product. On the other hand, it means a buyer must pay attention to the things that age in a Florida home — roof age, HVAC, plumbing, impact-glass or shutter retrofits, and post-Ian repair history. Many Arbor Strand homes have had roofs replaced and storm protection added since 2022, which matters enormously for insurance (see the storm-posture and insurance sections below). Pull the Lee County Property Appraiser Property Record Card and permit history on any specific Arbor Strand home before you write an offer — it will tell you the actual year built, the living area, the lot size, and the permit trail for roof and structural work.

Third, the recorded plat and the village's governing documents are public records that most buyers never see. We pull them. The recorded plat (PB 51 PGS 84-88) gives the exact lot dimensions and easements; the recorded Declaration of Covenants gives the real rules. Part of what we do on an Arbor Strand transaction is put those documents in your hands before you commit, not after.

The Homes: Type, Count, Floor Plans, and Lots

Let us state the most-searched fact about Arbor Strand plainly, because it is the question buyers ask first and the one competitor pages most often get vague about.

Arbor Strand is a community of 27 detached single-family homes. They are not condominiums, they are not attached villas, and they are not coach homes. Each home sits on its own individually-numbered, fee-simple platted lot, recorded as "BONITA BAY UNIT 21 PB 51 PGS 84-88 LOT 1" through "LOT 27." That lot-by-lot fee-simple structure — rather than the unit-and-common-element structure of a condominium or the shared-wall parcel pattern of an attached villa — is the decisive proof that these are detached single-family homes. (Source: https://www.leepa.org/Search/PropertySearch.aspx — STRAP 33-47-25-B1-02700.0010 through .0270, contiguous Folios 10290118 through 10290144.) The master association's own home-style taxonomy categorizes Bonita Bay's housing as "character-enhanced coaches, single family custom homes, multi-unit villas, [and] waterfront high-rise," and Arbor Strand belongs to the single-family end of that spectrum, distinct from the explicitly "multi-unit villas" category. (Source: https://www.bonitabayresidents.com/style-of-living)

Historically these have been marketed as "patio homes" — a term that, in Southwest Florida, signals a right-sized detached home on a compact, low-maintenance lot, frequently with a private screened pool, designed for buyers who want a single-family home without the upkeep burden of a large estate parcel. Several Arbor Strand homes have private pools.

Floor Plans and Square Footage

Arbor Strand homes are generally two- and three-bedroom plans, with living areas in the rough range of 1,900 to 2,400-plus square feet. Individual homes vary — some data points include homes around 2,180 to 2,490 square feet, with at least one larger three-bedroom, three-bath plan around 3,200 square feet as an upper outlier. (Square-footage figures are from market orientation pending primary-source confirmation. The authoritative source for the exact living area of any specific home is its LeePA Property Record Card; we pull it per address.)

Because the village was built across a continuous late-1990s window rather than from a single fixed model menu, there is real variety home to home in layout, ceiling treatments, pool configuration, and how each sits on its lot relative to the preserve. There is no published "model series" the way a tract builder would offer; each home is best evaluated on its own merits and its own Property Record Card.

Lots

The lots are compact — in the rough range of one-fifth to one-third of an acre — consistent with the patio-home concept. Lee County parcel records for Arbor Strand Drive show lots in roughly the 0.18-to-0.30-acre range. (Lot-size range from parcel-mapping data; exact per-lot dimensions are on the recorded plat PB 51 PGS 84-88 and each LeePA Property Record Card.) As discussed, the value of these lots is less about width than about what they back to: preserve and wooded frontage on the lots that abut conservation land, which delivers privacy and a permanent no-rear-neighbor guarantee that a larger lot in a denser community could not.

Architecture and Exterior Standards

Architecturally, Arbor Strand reads as the lush, preserve-wrapped, Old-Florida-meets-coastal character typical of Bonita Bay's 1990s villages — homes set among mature grandfather oaks and palmettos, with the nature-first siting that the Bonita Bay Group built into the master plan. (Source for the nature-first character: https://www.bonitabayresidents.com/style-of-living. The specific architectural vernacular should be confirmed against the master Design Review Guidelines.)

Crucially, exterior consistency is enforced at the master level. There is no separate Arbor Strand-only architectural review committee on the record; instead, like every Bonita Bay village, Arbor Strand falls under the Bonita Bay Community Association's professionally staffed Design Review department, which exists "to assure long-term cohesiveness and connectivity" and to keep "our standards high and our rules firm … [ensuring] a cohesiveness that cultivates desirability in all of our 58 neighborhoods." (Source: https://www.bonitabayresidents.com/community-association) Any exterior change — paint color, roof replacement, additions, landscaping, pool cage, driveway — flows through that master Design Review process, layered on top of whatever the village association's own standards require. For a buyer planning a renovation, that two-tier review is something to understand before you close; for a buyer who values a street that stays consistent and well-kept, it is exactly the protection you want.

The Fee Structure: Three Layers, and Only Two Are Mandatory

This is the single most important governance fact for an Arbor Strand buyer, and it is the thing that nearly every other page on Bonita Bay either gets wrong or never bothers to explain. The cost of owning in Bonita Bay comes in three independent layers, billed by three different entities — and only the first two are mandatory. Understanding the three boxes is the difference between an informed offer and a nasty surprise.

Layer 1 — The Arbor Strand village sub-association. Mandatory for every Arbor Strand owner. This is the small association specific to the 27 homes, and it funds village-level services: landscaping, exterior painting of the homes on a community-wide cycle, and the neighborhood pool and sundeck. (The coverage scope is consistent with the patio-home maintenance-provided model and with the master/village division of responsibility documented at https://www.bonitabayresidents.com/community-association ; the precise Arbor Strand coverage list should be confirmed against the village Declaration.)

Layer 2 — The Bonita Bay Community Association (the master POA). Mandatory for every owner inside the Bonita Bay gates. As the Community Association states it: "When purchasing property within the gates of Bonita Bay, all homeowners automatically become 'members' of the Community Association — the entity responsible for maintaining common areas; grounds, roads, streetlights, lake and storm water management, plus all recreational parks including the Private Beach." (Source: https://www.bonitabayresidents.com/community-association) This is the layer that pays for everything outside your village's borders: the roads, the streetlights, the lakes and stormwater system, the twelve miles of pathways, the three waterfront parks, the private Gulf-front beach park, the around-the-clock staffed gates, the Community Patrol, the Activities department, and the Design Review department.

Layer 3 — The Bonita Bay Club (optional, separate, member-owned).NOT mandatory. The Club operates the golf, racquet sports, fitness and spa, and dining. It is a wholly separate organization from the two HOA layers, with its own initiation fee and annual dues, and an Arbor Strand owner is not auto-enrolled into it at closing. As the Community Association puts it, homeowners "instantly gain exclusive membership and access to all Community Association Amenities," and only "for those who wish to further engage in golfing or other sporting activities" is joining the Bonita Bay Club a consideration. (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources) (The marina is likewise a separate, additional-fee facility.)

So the picture for an Arbor Strand owner is: you pay Layer 1 plus Layer 2, no matter what. Layer 3 — the Club — is a six-figure-initiation choice, not a closing-table requirement.

An honest gap we will not paper over: the exact dollar figures for the Arbor Strand village dues and the Bonita Bay Community Association master assessment are not published on any free, public source. They live in the Community Association's member portal, the village association's own budget, and the "association fee" field of a current MLS listing. We are not going to put a fabricated number on this page. When you engage us on an Arbor Strand home, we pull the current village dues, the current master assessment, and the resale/estoppel package — the actual, current numbers — and walk you through the all-in monthly carrying cost before you commit. If you want those figures today, call or text Jesse at (239) 898-6072.

The reason this three-layer framing matters so much in practice is that buyers routinely conflate the layers and either overestimate their mandatory cost (assuming the Club's six-figure initiation is required — it is not) or underestimate it (assuming "the HOA fee" is a single number when it is actually two stacked assessments plus optional Club dues). Getting the three boxes straight is the foundation of an accurate budget for living in Arbor Strand.

Layer 1 in Detail — What the Arbor Strand Village Dues Cover

The village association is the entity that maintains the components specific to the 27 homes. For a patio-home enclave of this type, that typically means the lawns and landscaping, the exterior painting of the homes on a community-wide cycle, and the neighborhood pool and sundeck that serves the village. The result is a largely maintenance-provided experience for owners — much of the exterior upkeep that an owner of a standalone home elsewhere would handle individually is handled at the village level here. (Coverage scope per the village/master division of responsibility; the precise list is in the Arbor Strand Declaration.)

There are several specific coverage questions that materially affect a buyer's budget and that we confirm from the village Declaration on every transaction rather than assume:

• Is roof replacement a village-association responsibility or the individual owner's? For attached/villa products the association often carries roofs; for detached single-family homes it more often does not. This is a high-dollar question for 1990s homes and must be confirmed from the village docs.
• Is cable/internet bulk-billed through the village or master, or contracted individually? (Bonita Bay homes are wired with Fiber-To-The-Home service — Source: https://www.bonitabayresidents.com/style-of-living — but whether it is bulk-billed through your dues is a village-level question.)
• Is irrigation water a village or master line item?
• What is the village reserve-funding policy, and is it funding to a recent reserve study?

We confirm each of these from the village budget and Declaration before you write an offer, because the answers change the real all-in cost of ownership.

Layer 2 in Detail — The Bonita Bay Community Association

The master property owners' association is Bonita Bay Community Association, Inc., a Florida non-profit corporation, Sunbiz document number N07041, originally filed January 10, 1985.(Source: https://search.sunbiz.org ; corroborated at https://florida-hoa.net/fhhoa_list.php?mastertable=fhtitle&masterkey1=N07041) It is self-managed in-house — the Association runs its own Administration, Activities, Community Patrol, and Design Review departments from offices at 3451 Bonita Bay Blvd., Suite 200, Bonita Springs, FL 34134 (239-495-8111), with the Activities department at Suite 100 (239-390-5550). (Source: https://www.bonitabayresidents.com/community-association ; https://www.bonitabayresidents.com/realtor-and-buyer-resources)

What your master assessment buys is the entire community envelope: the roads and streetlights, the lake and stormwater management across 2,400 acres, the twelve miles of paths, the three waterfront parks, the private Gulf-front beach park on Little Hickory Island, the staffed gates and Community Patrol, the Activities programming, and the Design Review department that protects property values by keeping every one of the 58 neighborhoods architecturally consistent. For a small village like Arbor Strand, the master layer is doing a disproportionate amount of the work — the village association handles your lawn, your paint, and your pool, while the master association handles essentially everything else you enjoy as a Bonita Bay resident.

Layer 3 in Detail — The Bonita Bay Club, and Why It Is Genuinely Unusual

The Bonita Bay Club deserves a careful explanation, because its structure is both a major selling point and a frequent source of confusion.

The Club is member-owned and non-equity. It is organized as Bonita Bay Club, Inc., a Florida 501(c)(7) social and recreational club (EIN 27-0155624), tax-exempt since June 2010.(Source: https://projects.propublica.org/nonprofits/organizations/270155624 — IRS Form 990 filings via ProPublica Nonprofit Explorer.) That June-2010 date is not a coincidence: it marks the moment the members bought the Club.

Here is the origin story, and it is fully documented. In April 2010, members of the Bonita Bay Club purchased all of the Club's assets from the Bonita Bay Group for $11.5 million — including the real estate at 26669 Country Club Drive (the real estate alone was $7.5 million), the 90-hole championship golf operation, practice facilities, the East and West clubhouses, 18 tennis courts, a fitness club, swimming pool, and all the trademarks, websites, and membership information. Almost 1,900 people joined the new member-owned club.(Source: https://www.businessobserverfl.com/news/2010/apr/02/bonita-bay-club-members-buy-club-real-estate-developer/) The sale was one of several amenity sell-offs by the then-financially-troubled developer (which had already sold The Commons Club, The Club at Mediterra, and Shadow Wood Country Club to their members).

Since taking ownership in 2010, members have reinvested approximately $250 million in capital across the property, upgrading every major amenity, and on May 4, 2026, the Club membership approved a landmark $110 million, 140,000-square-foot clubhouse transformational project — described as the final phase of that multi-decade transformation. (Source: https://www.firstcallgolf.com/industry-news/release/2026-05-04/bonita-bay-club-membership-approves-110-million-clubhouse-transformational-project) The Club's scale is substantial and public: per its IRS Form 990, fiscal-year-2024 revenue was about $39 million with net assets around $109.5 million, and the General Manager/CEO is Frederick (Fred) Fung.(Source: https://projects.propublica.org/nonprofits/organizations/270155624)

Why this matters specifically to an Arbor Strand buyer: because the Club is member-owned and non-equity, that $110 million clubhouse and the ~$250 million of reinvestment are funded by Club members — through their initiation fees, dues, and assessments — and are not a charge to a non-member Arbor Strand owner. If you buy in Arbor Strand and choose not to join the Club, the Club's capital plans do not touch your bill. If you do join, you are buying into a financially substantial, members-owned institution that has been steadily reinvesting in itself for fifteen years. Either way, the Club is a separate decision from your home purchase.

On Club pricing: the figures that circulate publicly put Golf membership in the neighborhood of a six-figure initiation (commonly cited around $150,000) with annual dues in the high five figures (around $19,500), and Sports membership at a lower initiation (around $60,000) and dues (around $10,110) — but we could not lock the exact current numbers to a free, citable primary source (the official membership-cost data is paywalled). (Source for the existence of the membership-cost structure: https://www.privateiq.golf/clubs/florida/bonita-springs/bonita-bay-club-bonita-springs-fl/membership-cost) The honest move is to get current Club pricing directly from the Bonita Bay Club Membership Office, which we are glad to help you do.

CC&Rs, Bylaws, Design Review, and the Governing Documents

Two tiers of governing documents apply to every Arbor Strand home, and a serious buyer should read both before closing.

At the master tier, every Bonita Bay home is subject to the master Declaration administered by the Bonita Bay Community Association and enforced by its Design Review department across all 58 neighborhoods. (Source: https://www.bonitabayresidents.com/community-association) This is the layer that governs community-wide architectural cohesiveness and the use of the common areas, parks, gates, and beach.

At the village tier, Arbor Strand has its own recorded Declaration of Covenants, Conditions and Restrictions, its own Bylaws, and its own Articles of Incorporation as a Florida non-profit association. The recorded Declaration and the recorded plat (Bonita Bay Unit 21, PB 51 PGS 84-88) live in the Lee County Clerk's Official Records; the association entity and its officers, registered agent, and annual-report history live in the Florida Division of Corporations (Sunbiz) records. (Recorded docs at https://www.leeclerk.org ; entity records at https://search.sunbiz.org. The exact recording reference for the Arbor Strand Declaration and the village association's exact registered legal name are confirmed at the point of transaction — they require an interactive search of those county/state systems.)

These are the documents that contain the real rules — the leasing restrictions, the pet rules, the architectural standards, the assessment and reserve provisions, and the enforcement mechanisms. They are public records once recorded, and pulling them and reading them with you is part of how we protect an Arbor Strand buyer.

HOA Documents via Google Drive

Jesse McGreevy and the Domain Realty Group team maintain a Google Drive folder structure for every Bonita Bay subdivision, making each village's recorded governing documents directly available from the published community page — a differentiator no other Southwest Florida real estate site offers. The goal is that the actual CC&Rs, bylaws, rules and regulations, and architectural standards are a click away rather than a weeks-long records request. (Internal capability — the Arbor Strand Drive document library is being populated; the recorded Declaration, plat, bylaws, Design Review standards, rules & regs, and current budget are the documents that belong there.) When you work with us on an Arbor Strand home, you get direct access to those documents, organized and explained — not a vague summary, but the real recorded text that governs the property you are buying or selling.

Downloadable Documents

The following official recorded document for Arbor Strand is hosted here for owners, buyers, and title professionals:

• Bonita Bay Unit Twenty One – Subdivision Plat (Plat Book 51, Pages 84–88, Instrument #3396884, recorded June 1, 1993)

Rental Market & Property Management

Here is what the live MLS shows for Arbor Strand as a rental market: over the trailing 12 months there were 0 MLS rental records in the community — no active rental listings and no recorded leases. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.) That is an honest and important finding, and it tells you something real about how this community is owned: Arbor Strand is overwhelmingly an owner-occupant and seasonal-owner enclave, and there is no active MLS rental market in it. When an Arbor Strand home is leased at all, it typically happens privately — owner to a known tenant, or through a seasonal arrangement that never lists on the MLS — rather than through the public rental channel.

We will not invent a rental rate where the data does not support one. There is no demonstrated open-market rental rate for a 27-home village with zero MLS rental activity over the trailing year, and we are not going to manufacture one. What we can say honestly is this: Arbor Strand is bought to be lived in, used seasonally, or held as a part-year residence — not as a yield-maximizing rental investment. For a buyer evaluating the community, that owner-occupancy is a feature, not a drawback: it means stable, engaged neighbors and a street that is not churning through short-term tenants. For an investor-minded buyer, it means rental comps are effectively nonexistent and any rental strategy here would be built on private arrangements rather than a proven market rate.

If you do intend to lease your Arbor Strand home, the first step is confirming what the recorded village Declaration permits — minimum lease term, rental cap, and approval process all govern whether and how often you can rent. These documents are not publicly available online and must be pulled from the recorded village Declaration and the Bonita Bay master rules. Bonita Bay is a long-established, owner-occupant-heavy luxury community, and it is emphatically not a short-term-vacation-rental community in the Airbnb sense; small detached enclaves of this type commonly carry a multi-month minimum lease and a cap on the number of leases per year, with HOA approval required before a lease is executed.

For owners who do want their home professionally managed and leased on the rare occasion it happens, full-service property management is available through several local luxury-home managers, and we can connect you. Any lease at Arbor Strand must comply with the village association's recorded rental rules.

Rental Rules at Arbor Strand

If you are considering Arbor Strand as a part-time rental, the leasing rules matter enormously, and here we will be careful not to overstate what we have verified.

We have not confirmed the specific Arbor Strand lease terms — minimum lease length, maximum leases per year, and the approval process — from a free citable source, and we will not state a specific number on this page until we have.(Honest gap; the terms are in the recorded village Declaration and the Bonita Bay master rules.) What we can say with confidence is the context: Bonita Bay is a long-established, owner-occupant-heavy luxury community with leasing administered under master-level rules by the Community Association, and small detached enclaves of this type commonly carry a multi-month minimum lease and a cap on the number of leases per year, with HOA approval required before a lease is executed.

For any buyer with rental intent, the right move is to pull the recorded Declaration and the current master rules and confirm the exact minimum lease term, the leases-per-year cap, the tenant-approval process, and any application fees before writing an offer. We do that as a matter of course, and we run a deal-specific analysis against the real numbers so the math is grounded in fact rather than assumption.

Pet Policy at Arbor Strand

As with leasing, the Arbor Strand-specific pet policy — number of pets, any weight or breed limits, and leash rules — lives in the village Rules and Regulations, and we have not confirmed the specifics from a free citable source, so we will not state them as fact here. In general, Bonita Bay's master common areas — the twelve miles of pathways and the parks — are dog-friendly under the master rules (leash required, cleanup required), and the village-level limits govern at the individual home. If you have a specific pet situation — a particular breed, more than two animals, an unusually large dog — we confirm the current Arbor Strand pet rules from the recorded documents before you commit, because this is exactly the kind of detail that turns into a problem after closing if it is assumed rather than verified.

Legal note: Under the Fair Housing Act and the Americans with Disabilities Act, properly documented emotional support animals and service animals are legally protected regardless of any pet policy restrictions. The association cannot deny reasonable accommodations for these animals.

The Amenities an Arbor Strand Owner Can Reach

Everything in Bonita Bay sits inside a single 2,400-acre master gate, so for an Arbor Strand resident, "the amenities" means the full community amenity set, reachable by a short drive or a bike ride along the twelve miles of paths. There are two categories worth separating clearly: the amenities you get simply by owning here (through the Community Association), and the amenities that require the optional Club membership.

What You Get as a Bonita Bay Property Owner (No Club Membership Required)

By virtue of owning in Arbor Strand and being a member of the Bonita Bay Community Association, you have access to the community's parks, paths, and — importantly — its private Gulf-front beach park, all without ever joining the Club.

Twelve miles of walking and biking paths thread through the preserves and lakes, connecting Arbor Strand to the parks, the Club campus, and the marina off the public roads. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Three community parks, all documented on the Community Association's own "Parks of Bonita Bay" page, all owned by the master association (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay):

• Spring Creek Park runs along the northern border of the community — the park nearest to Arbor Strand. It offers kayak and canoe storage racks and a launch dock, a bocce court, a basketball hoop, a playground, picnic area, nature trails, a gazebo, and an observation deck. For an Arbor Strand resident in the preserve-heavy section of the community, this is the everyday outdoor amenity: a short distance from the village, it puts a paddle launch onto Spring Creek essentially at your doorstep.
• Riverwalk Park sits along the Imperial River on the southern edge, with direct boating access to Estero Bay, a boat ramp, a state-of-the-art bocce facility with an outdoor pavilion, renovated pickleball and tennis courts, a basketball court, a five-station Parcourse fitness trail, kayak storage and launch, a playground, and picnic areas.
• Estero Bay Park occupies the northwestern corner — 13 acres of "historical and archaeological significance," including an 800-foot boardwalk through coastal mangroves to a private pier overlooking Estero Bay, a Monarch Way-Station butterfly garden, nature trails, a screened pavilion, playground, picnic areas with gas grills, and 5,000-year-old Native American shell mounds.

The Private Beach Park on Little Hickory Island is the marquee Community-Association amenity, and it gets its own section below — but the key structural point is that it is owned and operated by the Bonita Bay Community Association, not the Club, which means beach access is a benefit of property ownership in Arbor Strand, entirely separate from any Club membership tier. (Source: https://www.bonitabayresidents.com/private-beach)

What the Optional Bonita Bay Club Adds

For owners who choose to join the Club (Layer 3 above), the amenity set expands to one of the deepest in Southwest Florida.

Five championship golf courses — 54 holes across two campuses. The Club operates three Arthur Hills-designed courses on the West Campus inside Bonita Bay (Bay Island, Marsh, and Creekside) and two Tom Fazio-designed courses on the East Campus in Naples, roughly ten miles east (Cypress and Sabal). A single membership covers both campuses — an unusual structure for a single community, and a real differentiator for golfers comparing Bonita Bay to its peers. (Source: https://www.bonitabayclub.net/web/pages/golf) From Arbor Strand, the three West-Campus courses and the main clubhouse, racquet facilities, and Lifestyle Center are a short in-community drive.

The Lifestyle Center, racquet sports, and spa. The Club's Lifestyle Center is one of the best-equipped private fitness facilities in Southwest Florida — roughly 20,000 square feet of fitness space, an approximately 9,000-square-foot spa with seven treatment rooms, 16 Har-Tru tennis courts, 15 pickleball courts, multiple bocce courts, a resort-style pool, and multiple dining venues. A new Golf Academy opened in February 2024. (Sources: https://www.bonitabayclub.net/web/pages/lifestyle-center ; https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)

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

The Bonita Bay Marina on the Imperial River is one of the amenity assets that distinguishes Bonita Bay from most Southwest Florida communities. The marina is semi-private — created and owned by a group of resident investors and available to Bonita Bay residents and their guests, with slip and storage contracts requiring separate application and payment beyond the master assessment. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)

The most important technical specification for a boating buyer is the 36-inch maximum vessel draft — a hard limit tied to the marina's permitting agreement and the channel depth of the Imperial River approach. (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina) In practical terms, 36 inches accommodates most center-console boats and shallow-draft cruisers but excludes deeper offshore sport-fishing vessels and fin-keel sailboats. Buyers with a specific vessel should verify its draft against the 36-inch limit before counting on marina storage.

The marina offers wet slips and dry storage, fueling, a ships store, light mechanical coordination, and BoatCloud launch scheduling, and provides direct boating access toward Estero Bay and the Gulf of Mexico via the Imperial River. The on-site Backwater Jacks restaurant is a casual waterfront dining option open to all Bonita Bay residents and guests, and Sweetwater Lifestyles has operated a boat club, charter, and tour service from the marina since 1992 — sunset cruises, dolphin tours, and fishing charters bookable by the outing for owners who want water access without owning a boat. (Sources: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks ; https://www.sweetwaterlifestyles.com/)

For an Arbor Strand owner, the marina is not the village's defining feature the way it is for a marina-adjacent community — Arbor Strand's defining feature is its preserve setting — but it is part of the broader Bonita Bay amenity stack you can reach within the gates, and it gives the village real boating access for owners who want it.

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

About half of Bonita Bay residents name the Private Beach Park as the community's single most popular amenity — above the golf courses, above the Club facilities, above the marina. (Source: https://www.bonitabayresidents.com/private-beach)

The beach is located on Little Hickory Island, the Gulf-front beach park owned and operated by the Bonita Bay Community Association — not the Club. Travel time from the Bonita Bay main gate is approximately 10 minutes gate to gate, and a complimentary seasonal shuttle runs from inside the community during the winter months for residents who prefer not to drive. (Source: https://www.bonitabayresidents.com/private-beach) For an Arbor Strand owner, beach access is a benefit of property ownership — you do not need a Club membership to use it.

The Post-Ian Rebuild Story

Hurricane Ian destroyed the Bonita Bay Private Beach Park completely. The BBCA's own language is unambiguous: the beach "sustained total destruction during Hurricane Ian." (Source: https://www.bonitabayresidents.com/private-beach) What the BBCA built in response was not a restoration — it was a rebuild materially superior to what existed before, designed specifically to withstand future major hurricanes. Director Garrett Stone described it at the reopening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay."(Source: https://www.bonitabayresidents.com/private-beach)

The new construction features:

• Concrete main building — not the wood-frame construction that characterized the pre-Ian facilities
• Breakaway walls that allow storm surge to pass through the structure rather than toppling it
• Removable grills and weather-resistant materials throughout
• Native dune vegetation to stabilize the shoreline and preserve coastal habitat
• Reduced lighting and a specialized turtle fence to protect nesting sea turtles

The reopened beach is staffed and provides beach chairs, lounges, umbrellas, picnic pavilions, grills, showers, and restrooms (with infant changing stations), plus private parking. (Source: https://www.bonitabayresidents.com/private-beach) For an Arbor Strand buyer, the takeaway is direct: the single asset Ian destroyed has been rebuilt more resilient than it was before — a tangible signal that this community reinvests rather than retreats. And an Arbor Strand owner, whose interior preserve homesite took wind rather than surge, gets full beach access via Community Association ownership without ever having been in the surge zone.

Hurricane Ian, Helene, Milton and Arbor Strand's Storm Posture

Hurricane Ian made landfall as a Category 4 storm near Cayo Costa in Lee County on September 28, 2022, with sustained winds of roughly 150 mph — the first Category 4 to hit Southwest Florida since Charley in 2004, and a slow-moving storm with a far larger wind field. (Sources: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf ; https://www.wftv.com/weather/eye-on-the-tropics/hurricane-ian-makes-landfall-cayo-costa-with-150-mph-winds/)

The Surge-Versus-Wind Geography — The Key Arbor Strand Read

Ian's most destructive force was a coastal and bayfront phenomenon. NOAA's official Tropical Cyclone Report documented storm-surge water levels greater than 9 feet above MHHW from San Carlos Island south through Delnor-Wiggins, peak inundation of 10 to 15 feet above ground level at Fort Myers Beach, and significant inland surge in the canals around Estero Bay. The City of Bonita Springs reported over 12 feet of surge in its western, gulf-and-bay-front zones. Wind, by contrast, attenuated inland — NOAA logged 112 mph at Pelican Bay, a few miles south of Bonita Bay. (Sources: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf ; https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report)

So what happened to Arbor Strand specifically? Arbor Strand is an interior, preserve-wrapped village — not gulf-front and not bay-front. Its homesites sit well back from the open water that drove Ian's worst surge. The honest read is that Arbor Strand's primary Ian exposure was wind and tree-canopy damage, not the catastrophic structural surge that destroyed the community's gulf-front Beach Park. The evidence supports the contrast: while the surge destroyed the gulf-front Beach Park entirely and flooded low-lying bayfront assets, the interior West-Campus Club core — clubhouse, Racquets, Lifestyle Center, Pro Shop — "were in good shape and suffered minimum impact." (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/) The interior West-Campus golf courses still took meaningful wind and water damage (course bridges on Bay Island and Marsh were rendered undrivable), confirming that interior Bonita Bay's damage profile was wind, rainfall, and localized flooding rather than open-coast surge.

Tree Canopy and Recovery

Bonita Bay's identity is built on its mature, certified-arborist-managed canopy. A Category-4-scale storm with a large wind field inflicts heavy canopy damage on exactly that kind of mature-tree community, even where structures are spared. A buyer touring Arbor Strand in 2026 will see a canopy in multi-year recovery — surviving mature oaks and palmettos alongside younger replanted trees, ongoing thinning of storm-stressed specimens, and a preserve edge that is regrowing rather than fully mature in spots. This is normal for post-Ian Bonita Bay and is being managed at the community level. Best practice favors storm-resilient native replanting (live oak, gumbo limbo, silver buttonwood), and the BBCA has commissioned a formal Stantec Vulnerability Assessment of all community-owned assets — parks, golf, trails, roads, lakes, the Private Beach, the Club, and the Marina — explicitly because Ian (2022) and Irma (2017) damaged community assets, to guide adaptation to future storms. (Source: https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment)

Helene and Milton (2024)

Both 2024 storms produced secondary wind and water effects at Bonita Bay but did not produce Ian-level surge. Arbor Strand's storm posture for these events was consistent with its Ian posture — an interior, preserve-buffered village set back from open water.

Per-Home Ian Due Diligence (Always)

Request from the seller a written summary of Ian damage to the specific home you are purchasing, the insurance claim status, the roof and storm-protection permit history (from the LeePA Property Record Card), and whether any village-level special assessment was levied for storm repairs. For 1990s detached homes whose exteriors are maintained by the village association, roof and paint exposure after a major storm is exactly the kind of item that can drive a village special assessment, so confirm it before you write.

FEMA Flood Zone and Insurance Reality

Arbor Strand's FEMA Designation

Lee County parcel data shows that at least some Arbor Strand Drive lots fall partially within FEMA Zone AE — the 1% annual-chance ("100-year") floodplain — with a Base Flood Elevation of 11.0 feet.(Source: https://floridaparcels.com/property/46/334725B1027000140, derived from Lee County Property Appraiser / FEMA mapping; confirm the authoritative panel per address at https://msc.fema.gov.) This matters for buyers in two ways. First, an AE designation means a federally backed mortgage lender will require flood insurance on those lots. Second, and just as important, it means these are interior/riverine AE parcels at an 11-foot BFE — categorically different from the coastal VE (velocity/wave) zones that fronted Ian's surge and took the worst damage.

Because the per-parcel split between Zone X and Zone AE varies lot by lot in a village this small, the right move is to confirm the flood zone, the Base Flood Elevation, and the elevation certificate for the specific Arbor Strand address you are considering, straight from the current effective FEMA FIRM panel at https://msc.fema.gov cross-checked against the LeePA parcel record. We pull that per address.

Bonita Springs Flood Insurance Discount

The City of Bonita Springs participates in FEMA's Community Rating System, which provides a percentage discount on NFIP flood insurance premiums for properties in the Special Flood Hazard Area, and each foot of elevation above the Base Flood Elevation materially lowers an AE-zone premium — the City notes that for each foot above the required BFE there is nearly a 50% premium decrease. (Source: https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information)

Post-Ian Insurance Market — Stabilizing in 2026

Hurricane Ian triggered a broad restructuring of the Southwest Florida property-insurance market. Premiums spiked sharply after the storm, then began stabilizing: Florida's state-backed Citizens Property Insurance shed roughly 541,000 policies in 2025 as private insurers re-entered the market, 17 new carriers joined the Florida market post-reform, and Citizens filed for an average personal-lines rate cut of about 2.6% effective June 2026 — though Lee County, having taken a direct Ian hit, still carries elevated rates relative to pre-storm levels. (Sources: https://www.floridarealtors.org/news-media/news-articles/2026/01/citizens-policies-plummet-2025 ; https://www.insurancejournal.com/news/southeast/2025/12/11/850645.htm)

For Arbor Strand's 1990s homes, the single biggest lever a buyer has is the wind-mitigation inspection. Florida law requires insurers to offer wind-mitigation discounts for verified construction features — roof shape, roof-deck attachment, secondary water barrier, and opening protection (impact glass or shutters) — that can cut a premium by roughly 10% to 40%. (Source: https://floir.gov/property-casualty/premium-discounts-for-hurricane-loss-mitigation) Many Arbor Strand homes have had roofs replaced and storm protection added since 2022, which compounds the credit. Get a current wind-mitigation inspection and a flood quote per address before closing, not after.

Schools Near Arbor Strand

Arbor Strand is in Lee County — not in any municipality with its own school district. The Lee County School District assigns schools by address.

Public Schools by Zone (Lee County School District — verify current zoning for Arbor Strand Drive)

• Elementary: Spring Creek Elementary School
• Middle: Bonita Springs Middle Center for the Arts
• High: Bonita Springs High School

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

Private and Charter School Options

The Bonita Springs and Naples area has a strong private-school ecosystem within a 20- to 30-minute drive of Arbor Strand:

• Community School of Naples — PK–12 independent school, approximately 25 minutes south
• Seacrest Country Day School — PK–12, approximately 25 minutes south
• First Baptist Academy (Naples) — approximately 25 minutes south
• Lee County virtual and charter school options — available through the Lee County School District

Note: Most Arbor Strand buyers are in the lifestyle and second-home demographic where school-zone assignment is a lower-priority consideration. For primary residents with school-age children, the proximity of the Bonita Springs school cluster and Lee County's options in this corridor are genuine assets.

Daily Logistics: Everything You'll Actually Use Every Day

Security and Gate Access

All Bonita Bay gate entrances are staffed 24 hours a day, 7 days a week — a main gate and a quieter northern entrance. (Source: https://www.bonitabayresidents.com/community-association) Residents receive transponders or access cards; guests are cleared by security at the gate. There is no separate, second guard gate at Arbor Strand Drive itself — the security is the community's master perimeter, and it is continuous.

Paths and Golf Carts

Bonita Bay has roughly twelve miles of internal paved community paths that accommodate golf carts, bicycles, and pedestrians. For Arbor Strand residents, a golf cart is a practical way to reach the parks, the Club's West Campus, and the marina without using community roads shared with automobiles. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Internet and Cable

Bonita Bay homes are wired with Fiber-To-The-Home service. (Source: https://www.bonitabayresidents.com/style-of-living) Whether it is bulk-billed through the Arbor Strand village dues or contracted individually is a village-level question to confirm against the village budget.

Community Contacts

• BBCA main offices: 3451 Bonita Bay Blvd., Suite 200, Bonita Springs, FL 34134; (239) 495-8111
• BBCA Activities: Suite 100, same address; (239) 390-5550
• Bonita Bay Marina: see https://www.bonitabaymarina.net/about-bonita-bay-marina

Location and Drive Times: Where Arbor Strand Sits in the Region

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

Key Drive Times from Arbor Strand (Bonita Bay)

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

The combination of RSW Airport at roughly 25 minutes, two of Southwest Florida's premier shopping destinations within 15 minutes, and a full-service ER under 10 minutes away makes Arbor Strand genuinely convenient — residents do not give up regional accessibility for the privacy and quiet inside the gates. The Promenade at Bonita Bay, an upscale open-air retail and dining center, sits directly adjacent to the community on US-41, and Publix supermarkets are within roughly 5–8 minutes of the Bonita Bay main gate.

Why Buy at Arbor Strand — Honest Pros and Cons

We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we have represented buyers and sellers across Bonita Bay's sub-villages — and we would rather you make the right decision than the fast one. Here is an honest assessment.

Genuine Strengths

The most attainable detached single-family entry into Bonita Bay. Arbor Strand's recent sales band ($740,000–$1,050,000, median $900,000) buys a detached, fee-simple, single-family home with its own lot and garage — the same gate, the same Club eligibility, the same beach-park shuttle, and the same twelve miles of trails as a Bonita Bay estate that costs five to seven times as much. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Genuine preserve privacy. Where a lot backs to conservation land, there is no rear neighbor and no possibility of one. The 27-home street is in the quiet, preserve-heavy section of the community, with a quarter-century-mature oak-and-palmetto canopy.

Fixed supply and tightly held. 27 lots, all platted, all built — the village cannot grow. With zero active MLS listings today and only a handful of sales a year, scarcity is real and structural. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Strong recent pricing discipline. The four trailing-12-month closings sold at an average 97.1% of list price — sellers here are getting nearly their full ask. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

The amenity stack without membership. As a Bonita Bay property owner, you have the rebuilt Private Beach, three waterside parks, twelve miles of paths, 24/7 staffed gates, and community programming without any initiation fees or annual dues beyond the master assessment.

Favorable interior storm posture. Arbor Strand took wind and canopy damage from Ian — not the catastrophic surge that destroyed the gulf-front Beach Park. An interior, preserve-buffered village set well back from open water.

Honest Limitations

Some lots are in FEMA Zone AE — flood insurance mandatory for financed buyers on those lots. Confirm the per-address zone, BFE, and elevation certificate before counting on a premium. (Source: https://msc.fema.gov)

These are 1990s homes. Roofs, HVAC, plumbing, and storm protection are at or past typical replacement windows. Inspect mechanicals and pull the permit history; get a wind-mitigation inspection for the insurance credit.

Layered fees require due diligence. Village sub-HOA, BBCA master assessment, optional Club dues — and the exact village and master dollar figures are not on any free public source. The total carrying cost is a real number buyers must calculate with actual estoppel data, which we pull.

No active MLS rental market. Over the trailing 12 months there were 0 rental records in Arbor Strand — it is an owner-occupant and seasonal-owner enclave, so a rental-income strategy here is built on private arrangements, not a demonstrated open-market rate. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Very thin inventory. With 27 homes and zero active listings at this moment, choices are limited and you may have to wait for the right home to come to market — then move decisively. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Canopy in multi-year recovery. Post-Ian, the preserve edge and street canopy are regrowing in spots; some homes carry more tree litter and shade than others.

Comparable Communities to Consider

If Arbor Strand is on your shortlist, these communities also warrant serious consideration:

Other Bonita Bay single-family villages — Bonita Bay has dozens of named single-family and villa neighborhoods at various price points and positions within the community. The trade-offs involve distance to different amenities, view exposure (golf, lake, preserve), and village fee structures. None offers exactly Arbor Strand's combination of a small 27-home enclave and a deep preserve setting at the attainable end of the single-family tier. Same master gate, same beach, same paths, same Club eligibility.

Bonita Bay estate neighborhoods (Sanctuary, Bay Woods, Estuary, Oak Knoll) — The opposite end of the single-family ladder: 4,000-to-6,000-square-foot golf, lake, and preserve estates transacting in the $2.5M–$6M+ range. The right choice for a buyer who wants a large custom home; Arbor Strand is the choice for the attainable detached entry into the same community.

Pelican Landing (north Bonita Springs) — A separate master community with attached villa and single-family products, a sailing club, and a private island beach reached by shuttle. Different club structure and geography — worth considering if sailing and a different amenity mix appeal.

Shadow Wood at Brooks (Estero) — Single-family, coach home, and villa options within a separate master community with its own private club. Different geography and club dynamics.

The honest differentiator: Arbor Strand is one of the smallest detached single-family enclaves in Bonita Bay — 27 preserve-wrapped homes on a single street, tightly held, with zero active inventory today. If a quiet, private, fee-simple detached home at the attainable end of the Bonita Bay single-family market is the goal, very few options inside the gates match it.

Thinking of Selling Your Arbor Strand Home? List With the #1 Team in Southwest Florida Since 2012

If you are searching for an Arbor Strand listing agent, or thinking "I need someone who actually knows this community to sell my home" — you are in the right place. As Top 1% Real Estate Agents Nationally Since 2008, we price and position Bonita Bay homes for what they actually are, not for a ZIP-code average.

Selling in a 27-home village is a different exercise from selling in a 500-home subdivision. The comp dataset is thin — there were just 4 closed sales in Arbor Strand over the trailing 12 months — so precision pricing matters more, not less. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.) The good news for a seller is what those four sales show: an average 97.1% sale-to-list ratio and zero active competition on the street today. When your home is the only Arbor Strand home for sale, the right list price and the right marketing put you in a genuinely strong position.

Your Listing Agent Credentials

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Is Your Arbor Strand Home Worth Right Now?

Over the trailing 12 months, Arbor Strand recorded 4 closed sales at a median sold price of $900,000 (average $897,500), ranging from $740,000 to $1,050,000, with sellers achieving an average 97.1% of list price in a median 48 days on market. There are zero active listings in the community right now. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.) Floor plan, square footage, condition, renovation level, and preserve-versus-interior lot exposure each move the number materially. Your specific home — with its specific plan, lot, condition, and finishes — may trade at a very different number than the median.

The only way to know what your home is worth today is to analyze it as itself, not as a community average. With 27 homes and typically no active competition at a given moment, the comp dataset is thin and precision pricing is everything. We pull the LeePA parcel history for every Arbor Strand sale before recommending a list price.

Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your home would sell for in the current market. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

What It Takes to Sell an Arbor Strand Home Well

The scarcity is an asset — if you price it right. With zero active listings, a well-priced Arbor Strand home is frequently the only choice for a buyer who wants this specific village. That is leverage. But a price ahead of the market still sits, even in a scarce community — the goal is to capture the scarcity premium without testing the ceiling so hard that the home stalls. The 97.1% sale-to-list ratio shows the recent market rewards accurate pricing.

The HOA and fee conversation. Buyers want to understand the three-layer fee structure — village dues, BBCA master assessment, optional Club. Because the exact dollar figures are not publicly posted, having the current estoppel figures in hand before listing removes friction and shortens the path to contract. We pull them.

The storm and insurance story, told straight. Arbor Strand's interior, preserve-buffered posture (wind, not surge) and the per-home flood-zone, roof, and wind-mitigation picture are exactly what a 2026 buyer asks about. We answer those questions accurately on the first showing.

The preserve-privacy positioning. Arbor Strand's differentiator over a denser community is the no-rear-neighbor preserve frontage and the quiet, small-enclave feel. We lead every listing presentation with it.

Your Local Real Estate Experts

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with offices at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — just minutes from the Bonita Bay main gate. We have watched Bonita Bay's sub-villages grow from construction through the hurricane recovery and into the current market cycle, and we have done $900 million in personal sales in this market between us.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

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

Understanding the Full Cost of Ownership at Arbor Strand

One of the most consistent missteps buyers make when evaluating any Bonita Bay village is underestimating total carrying costs by looking only at one line item. At Arbor Strand the recurring non-mortgage cost is the sum of several pieces, and the two largest — the village sub-HOA dues and the BBCA master assessment — are not posted on any free public source. Here is the honest framework, which we fill in with real estoppel numbers for the specific home you are considering.

Recurring annual costs, no Club membership:

• Arbor Strand village sub-HOA dues — covers lawn/landscaping, exterior paint on a community cycle, and the neighborhood pool. Exact figure from the village budget/estoppel.
• BBCA master assessment — covers roads, gates, parks, the private beach, paths, stormwater, Community Patrol, and Design Review. Exact figure from the BBCA estoppel.
• Electric — individually metered per home; varies by A/C use and season.
• Homeowners/wind insurance — for these 1990s detached homes, a wind-mitigation inspection is the biggest lever (10%–40% credit). (Source: https://floir.gov/property-casualty/premium-discounts-for-hurricane-loss-mitigation)
• Flood insurance — mandatory for financed buyers on the Zone AE lots; parcel-specific and elevation-dependent. (Source: https://msc.fema.gov)
• Property taxes — roughly 1.0%–1.2% of assessed value; confirm with the Lee County Tax Collector.

Optional: Bonita Bay Club dues (Golf or Sports), entirely separate and not required.

At-closing one-time costs include the BBCA Resale Reserve Assessment and any pending master or village special assessment (e.g., the Hurricane Ian beach-park assessment) — confirm payment status in the estoppel before closing.

As Top 1% Real Estate Agents Nationally Since 2008, we build this model out with actual numbers — village dues, master assessment, taxes, and insurance quotes — before you write an offer, so the carrying cost is a real figure and not a guess.

Bonita Bay in Context: How Arbor Strand Fits the Master Plan

Arbor Strand is one of roughly 58 named neighborhoods in Bonita Bay, and understanding where it sits in the community's product hierarchy helps a buyer see both what they are getting and what they are trading away.

At the top of the single-family ladder are the estate neighborhoods — Sanctuary, Bay Woods, Estuary, Oak Knoll — with 4,000-to-6,000-square-foot custom homes on golf, lake, and preserve lots transacting in the $2.5M–$6M+ range. In the mid-tier sit single-family villages such as Riverwalk and Spring Ridge. At the high-rise end are the bayfront condominium towers (Tavira, Esperia, Estancia, Omega and others), which range broadly from roughly $1.5M into the multi-millions and offer water views and lobby service but no private lot, garage, or yard.

Arbor Strand's position is the attainable end of the detached single-family tier. Its recent sales band — $740,000 to $1,050,000, median $900,000 — buys a freestanding, fee-simple home with its own lot and garage at a fraction of the estate-tier price, with the same gate, the same Club eligibility, the same beach-park access, and the same twelve miles of trails. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.) What Arbor Strand trades away versus an estate is size and a golf/water-frontage lot; what it offers that the towers cannot is a detached single-family home, a private yard backing to preserve, and the quiet of a 27-home street rather than a high-rise community. For a buyer drawn to the Bonita Bay lifestyle who wants a detached home without an estate budget, Arbor Strand is specifically positioned to serve that need.

Frequently Asked Questions — Buyer Edition

About the Community

What is Arbor Strand at Bonita Bay? Arbor Strand is a 27-home enclave of detached single-family homes — historically marketed as "patio homes" — on a single street, Arbor Strand Drive, inside the master-planned community of Bonita Bay, Bonita Springs, FL 34134. Each home sits on its own fee-simple platted lot, recorded as "Bonita Bay Unit 21, Plat Book 51, Pages 84–88, Lot 1" through "Lot 27." The homes were built between roughly 1994 and 2001, in the preserve-heavy section of the community. (Source: https://www.leepa.org/Search/PropertySearch.aspx)

Are Arbor Strand homes single-family or villas?Detached single-family. Each is a freestanding home on its own individually-numbered, fee-simple platted lot — not a condominium, not an attached villa, not a coach home. The recorded plat legal description on every parcel ("BONITA BAY UNIT 21 PB 51 PGS 84-88 LOT [n]") establishes the fee-simple single-family structure. (Source: https://www.leepa.org/Search/PropertySearch.aspx)

How many homes are in Arbor Strand? Exactly 27 homes on 27 platted lots — one of the smallest named villages in Bonita Bay. (Source: https://www.leepa.org/Search/PropertySearch.aspx — contiguous STRAP 33-47-25-B1-02700.0010 through .0270.)

When were Arbor Strand homes built? Between roughly 1994 and 2001, as a single platted phase built out lot by lot. (Source: LeePA parcel data; single-phase structure established by the recorded plat.)

Who built Arbor Strand? Bonita Bay's master developer was The Bonita Bay Group. The Arbor Strand village builder has been attributed to Winfield Companies (orientation only — confirm against the recorded plat dedication and LeePA permit history).

What floor plans and sizes do Arbor Strand homes have? Generally two- and three-bedroom plans in the rough range of 1,900 to 2,400-plus square feet, with at least one larger three-bedroom outlier around 3,200 square feet. Several homes have private screened pools. The authoritative living-area figure for any specific home is on its LeePA Property Record Card. (Square footage from market orientation pending LeePA confirmation.)

Do Arbor Strand homes have preserve or nature views? Yes — preserve and wooded views are the defining outlook. Where a lot backs to conservation land there is no rear neighbor and no possibility of one. (Source: https://www.bonitabayresidents.com/style-of-living)

Are there age restrictions at Arbor Strand? No. Bonita Bay is all-ages, not a 55+ community. The practical buyer demographic skews toward empty-nesters and seasonal owners given the price point and lifestyle, but there is no legal age occupancy minimum.

About the Market

How many Arbor Strand homes have sold in the last 12 months?4 homes closed over the trailing 12 months, totaling $3,590,000 in volume at a median sold price of $900,000 (average $897,500; range $740,000 to $1,050,000), on a median 48 days on market and an average 97.1% of list price. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

What do Arbor Strand homes typically sell for? Over the trailing 12 months the median sold price was $900,000, with closings spanning $740,000 to $1,050,000 — a band reflecting differences in floor plan, square footage, condition, renovation level, and lot exposure. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Are there any homes for sale in Arbor Strand right now? At the time of this MLS pull, there were zero active listings in Arbor Strand. In a 27-home enclave that is normal — inventory is tightly held and only a handful of homes sell per year. Call or text Jesse at (239) 898-6072 and we will tell you the moment a home comes to market. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

How long do Arbor Strand homes take to sell? The trailing-12-month median days on market was 48 days, with sellers achieving an average 97.1% of list price — strong pricing discipline for a small village. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Do Arbor Strand homes hold their value? The fixed 27-lot supply, the deep Bonita Bay amenity access, and the recent 97.1% sale-to-list ratio all support value. As always in a small village, the right answer for a specific home comes from its own LeePA sales history and a current comparative analysis — call (239) 898-6072 and we will run it.

About the HOA and Fees

What are the HOA fees at Arbor Strand? Two mandatory layers plus one optional. Layer 1 is the Arbor Strand village sub-association (lawn/landscape, exterior paint, the neighborhood pool). Layer 2 is the Bonita Bay Community Association master assessment (roads, gates, parks, beach, paths, stormwater, Design Review). Layer 3, the Bonita Bay Club, is optional. The exact village and master dollar figures are not published on any free public source — we pull the current estoppel numbers for you. (Sources: https://www.bonitabayresidents.com/community-association ; https://www.bonitabayresidents.com/realtor-and-buyer-resources)

What do Arbor Strand HOA fees cover? The village dues typically cover lawns and landscaping, exterior painting on a community-wide cycle, and the neighborhood pool and sundeck. The master assessment covers everything outside the village borders — roads, gates, parks, the private beach, paths, stormwater, Community Patrol, and Design Review. Confirm the precise village coverage list against the recorded Arbor Strand Declaration.

Is the Bonita Bay Club membership separate from HOA fees?Yes. The Bonita Bay Club is a wholly separate, member-owned, non-equity organization with its own initiation fee and annual dues. An Arbor Strand owner is not auto-enrolled at closing and is not required to join. (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources)

What does the Bonita Bay Club cost? Publicly circulated figures put Golf membership around a $150,000 initiation with roughly $19,500 annual dues, and Sports membership around a $60,000 initiation with roughly $10,110 dues — but the exact current numbers are paywalled and should be confirmed directly with the Club Membership Office. (Source for the structure: https://www.privateiq.golf/clubs/florida/bonita-springs/bonita-bay-club-bonita-springs-fl/membership-cost)

Are there special assessments at Bonita Bay or Arbor Strand? At the master level, the BBCA approved a Hurricane Ian special assessment to fund the Private Beach Park rebuild. (Document: https://waterford2.squarespace.com/s/Hurricane-Ian-Special-Assesment-Resolution.pdf — per-unit figure pending OCR confirmation.) Any village-level Arbor Strand special assessment history should be confirmed from the village budget and minutes — we request it on every transaction.

About Hurricane Ian, Flood, and Insurance

Was Arbor Strand damaged by Hurricane Ian? Arbor Strand's primary Ian exposure was wind and tree-canopy damage, not the catastrophic surge that destroyed Bonita Bay's gulf-front Beach Park. It is an interior, preserve-buffered village set well back from open water; the interior West-Campus Club core "suffered minimum impact" while the gulf-front beach was destroyed. Confirm per-home damage and repair history with the seller. (Sources: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf ; https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/)

Is Arbor Strand in a flood zone? At least some Arbor Strand Drive lots fall partially within FEMA Zone AE (BFE 11.0 ft) — an interior/riverine AE, categorically different from the coastal VE zones that fronted Ian's surge. The per-parcel split varies; confirm the zone, BFE, and elevation certificate for the specific address at https://msc.fema.gov. (Source: Lee County Property Appraiser / FEMA mapping.)

How much is flood insurance in Arbor Strand? It is parcel-specific. AE-zone Florida flood premiums vary widely by elevation, and each foot above the Base Flood Elevation materially lowers the cost; Zone X lots have no mandatory requirement. The right move is to pull the elevation certificate and a current quote per address. Bonita Springs' CRS participation provides an NFIP discount. (Source: https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information)

Is homeowners/wind insurance expensive in Bonita Bay? Premiums spiked after Ian and are stabilizing in 2026 (Citizens shed ~541K policies in 2025, 17 new carriers entered, a ~2.6% rate cut filed for June 2026), though Lee County remains elevated versus pre-storm. For 1990s Arbor Strand homes, a wind-mitigation inspection is the biggest lever — credits can run 10% to 40%. (Sources: https://www.floridarealtors.org/news-media/news-articles/2026/01/citizens-policies-plummet-2025 ; https://floir.gov/property-casualty/premium-discounts-for-hurricane-loss-mitigation)

About Rules, Rentals, and Pets

Can you rent out a home in Arbor Strand? There is no active MLS rental market in Arbor Strand — 0 active listings and 0 recorded leases over the trailing 12 months. It is an owner-occupant and seasonal-owner enclave. Any lease must comply with the recorded village Declaration (minimum lease term, leases-per-year cap, approval process), which we confirm before any purchase with rental intent. We will not state a specific lease minimum or rental rate that the data and documents do not support. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

What is the minimum lease term at Arbor Strand? It is specified in the recorded village Declaration, which is not published online. Small Bonita Bay detached enclaves commonly carry a multi-month minimum and a leases-per-year cap with HOA approval. Confirm the exact Arbor Strand terms before relying on them — we pull the Declaration.

Are short-term (Airbnb/VRBO) rentals allowed at Arbor Strand? Almost certainly not. Bonita Bay is a long-established owner-occupant community and is not a short-term-vacation-rental market. The recorded village Declaration governs; confirm the minimum lease term before assuming any leasing is permitted.

What is the pet policy at Arbor Strand? The village-specific pet rules (number, weight, breed, leash) are in the recorded village Rules and Regulations and are not published online. Bonita Bay's master common areas are dog-friendly under master rules (leash and cleanup required). Confirm the Arbor Strand specifics from the recorded documents before committing if you have a particular pet situation.

About Location and Lifestyle

Where is Arbor Strand located? Inside Bonita Bay, on Arbor Strand Drive, in Bonita Springs, Lee County, FL 34134 — in the quieter, preserve-heavy section of the community. (Source: https://www.leepa.org/Search/PropertySearch.aspx)

Is Bonita Bay a gated community? Yes — fully gated, with 24/7 staffed entrances (a main gate and a quieter northern entrance). The individual villages sit open behind that master perimeter; there is no separate gate at Arbor Strand Drive itself. (Source: https://www.bonitabayresidents.com/community-association)

How far is Arbor Strand from RSW airport? Approximately 25–28 minutes under normal traffic conditions.

What amenities come with Bonita Bay? Twelve miles of paths, three waterfront parks, a rebuilt private Gulf-front beach park (BBCA-owned, no Club membership needed), a full-service marina with Gulf access, and — for those who join the optional Club — five championship golf courses across two campuses, 16 Har-Tru tennis courts, 15 pickleball courts, a roughly 20,000-square-foot fitness center, and a 9,000-square-foot spa. (Sources: https://www.bonitabayresidents.com/the-parks-of-bonita-bay ; https://www.bonitabayresidents.com/private-beach ; https://www.bonitabayclub.net/web/pages/lifestyle-center)

Does Bonita Bay have a private beach? Yes — the BBCA Private Beach Park on Little Hickory Island, available to all Bonita Bay property owners regardless of Club membership, about 10 minutes gate to gate with a seasonal winter shuttle. Totally destroyed by Hurricane Ian and rebuilt with hurricane-hardened concrete construction. (Source: https://www.bonitabayresidents.com/private-beach)

Is Bonita Bay a good place to live? It is one of Southwest Florida's most established and highly regarded master communities — gated 24/7, amenity-dense, a Certified Audubon Cooperative Sanctuary and Blue Zones Recognized Community, with roughly 1,400 of its 2,400 acres preserved. For a buyer who values privacy, nature, and a deep amenity stack, Arbor Strand offers an attainable detached single-family way in. (Source: https://www.bonitabayresidents.com/style-of-living)

Frequently Asked Questions — Seller Edition

Who is the best listing agent for Arbor Strand? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and 20 consecutive years of 5-Star Customer Satisfaction recognition from Gulfshore Life Magazine. We know Bonita Bay's sub-village inventory, the three-layer fee structure, and how to price and market a home in a 27-house enclave with no active competition. Call or text Jesse at (239) 898-6072.

What is my Arbor Strand home worth? It depends on floor plan, square footage, condition, renovation level, and lot exposure. Over the trailing 12 months the community's median sold price was $900,000 (range $740,000 to $1,050,000), at an average 97.1% of list price. Call Jesse at (239) 898-6072 for a property-specific valuation. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

How many homes have sold at Arbor Strand in the last 12 months?4 homes closed over the trailing 12 months, totaling $3,590,000 in volume, at a median sold price of $900,000 (average $897,500; range $740,000 to $1,050,000), a median 48 days on market, and an average 97.1% of list price. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

How long will it take to sell my Arbor Strand home? Over the trailing 12 months the median days on market was 48 days, and sellers achieved an average 97.1% of list price. With zero active competition on the street today, a well-priced home is positioned to sell efficiently. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

Is now a good time to sell at Arbor Strand? The live MLS shows a healthy seller picture: an average 97.1% sale-to-list ratio on recent closings, a 48-day median, and zero active listings competing against you. With only 27 homes in the village and no new construction possible, the long-term supply constraint works in a seller's favor. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

What HOA documents do I need to disclose when selling in Arbor Strand? You will need the resale/estoppel package from the village association and the BBCA — current dues and assessment figures, any pending special assessments, and the governing documents. Because the exact dollar figures are not publicly posted, gathering them before listing shortens the path to contract. We help you assemble the package.

Does the Bonita Bay Club membership transfer to the buyer at closing? The Bonita Bay Club is a separate, member-owned, non-equity organization; membership mechanics on resale should be confirmed with the Club. Your home sale and the buyer's Club decision are independent — disclose the structure in the listing.

Can I sell my Arbor Strand home as a rental/investment property? You can sell to any buyer, but be honest about the rental picture: the live MLS shows 0 rental records over the trailing 12 months. Arbor Strand is an owner-occupant and seasonal-owner enclave, so an investor buyer should understand that rental comps are effectively nonexistent and the recorded village Declaration governs any leasing. (Source: Stellar / SWFL MLS, Arbor Strand subdivision filter, pulled June 2026.)

What is the best time of year to list an Arbor Strand home? List in September–November to capture the peak January–April Southwest Florida buyer concentration. Snowbirds arrive October–November; serious buyer activity peaks January–March — and in a village with no active competition, timing your listing to peak demand compounds the scarcity advantage.

A Note on How to Use This Page

We have written this guide to be the most complete, most honest, and most practically useful resource on Arbor Strand at Bonita Bay available anywhere. Our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy at Arbor Strand, at another Bonita Bay single-family village, or decide Bonita Bay's fee structure is not the right fit for your budget, the information here should help you get to that conclusion faster and more clearly.

For every data point we flagged as "verify" or "not confirmed," we mean it. The exact village sub-HOA dues, the BBCA master assessment, the per-home flood zone, the recorded lease and pet rules, and the per-home Ian repair history all require direct inquiry — the village budget, the BBCA estoppel, the recorded Declaration, the FEMA FIRM panel, and the LeePA Property Record Card. We pull each of those for the specific home you are considering.

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

Sources and Authoritative References

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

Primary Government and Official Sources:

• Lee County Property Appraiser (parcel, plat, ownership, year-built, lot data): https://www.leepa.org/Search/PropertySearch.aspx
• Lee County Clerk of Court — Official Records (recorded plat / Declaration): https://www.leeclerk.org
• Florida Division of Corporations (Sunbiz) — BBCA entity N07041: https://search.sunbiz.org
• FEMA Map Service Center (per-parcel FIRM flood zone): https://msc.fema.gov
• NOAA National Hurricane Center — Hurricane Ian Tropical Cyclone Report (AL092022): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
• City of Bonita Springs — Hurricane Ian progress report: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
• City of Bonita Springs — flood protection / CRS information: https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information
• Florida Office of Insurance Regulation — wind-mitigation premium discounts: https://floir.gov/property-casualty/premium-discounts-for-hurricane-loss-mitigation
• Florida Realtors — Citizens depopulation / 2025–2026 market: https://www.floridarealtors.org/news-media/news-articles/2026/01/citizens-policies-plummet-2025
• Lee County School District — School Finder: https://www.leeschools.net
• FRED / Federal Reserve Bank of St. Louis — Lee County median list price: https://fred.stlouisfed.org/series/MEDLISPRI12071
• FRED / Federal Reserve Bank of St. Louis — Lee County median list $/sq ft: https://fred.stlouisfed.org/series/MEDLISPRIPERSQUFEE12071
• FRED / Federal Reserve Bank of St. Louis — Lee County median days on market: https://fred.stlouisfed.org/series/MEDDAYONMAR12071

Bonita Bay Community Association (Official):

• BBCA — Community Association: https://www.bonitabayresidents.com/community-association
• BBCA — Style of Living: https://www.bonitabayresidents.com/style-of-living
• BBCA — Private Beach: https://www.bonitabayresidents.com/private-beach
• BBCA — The Parks of Bonita Bay: https://www.bonitabayresidents.com/the-parks-of-bonita-bay
• BBCA — Marina + Backwater Jacks: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks
• BBCA — Realtor & Buyer Resources: https://www.bonitabayresidents.com/realtor-and-buyer-resources
• BBCA — Hurricane Ian Special Assessment Resolution (per-unit figure pending OCR): https://waterford2.squarespace.com/s/Hurricane-Ian-Special-Assesment-Resolution.pdf

Bonita Bay Marina (Official):

• Bonita Bay Marina — About: https://www.bonitabaymarina.net/about-bonita-bay-marina
• Sweetwater Lifestyles: https://www.sweetwaterlifestyles.com/

Bonita Bay Club (Official + Citable Secondary):

• Bonita Bay Club — Golf: https://www.bonitabayclub.net/web/pages/golf
• Bonita Bay Club — Lifestyle Center: https://www.bonitabayclub.net/web/pages/lifestyle-center
• Bonita Bay Club — Hurricane Ian Update (official Club blog): https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/
• First Call Golf — $110M clubhouse approval (May 4, 2026): https://www.firstcallgolf.com/industry-news/release/2026-05-04/bonita-bay-club-membership-approves-110-million-clubhouse-transformational-project
• First Call Golf — Golf Academy (February 2024): https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy
• Business Observer — 2010 member buyout of the Club: https://www.businessobserverfl.com/news/2010/apr/02/bonita-bay-club-members-buy-club-real-estate-developer/
• ProPublica Nonprofit Explorer — Bonita Bay Club Inc IRS Form 990s (EIN 27-0155624): https://projects.propublica.org/nonprofits/organizations/270155624

Resilience, Storm, and Insurance Context:

• Stantec — BBCA Vulnerability Assessment: https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment
• Insurance Journal — Citizens 2026 rate decrease: https://www.insurancejournal.com/news/southeast/2025/12/11/850645.htm

Audubon / Blue Zones:

• BBCA blog — Certified Audubon Cooperative Sanctuary (1995): https://bonitabaycommunityassociation.wordpress.com/tag/audubon-society/
• Blue Zones — Tavira / Bonita Bay certification: https://www.bluezones.com/news/tavira-bonita-bay-certified/

Market Data:

• Bonita Springs–Estero REALTORS® / Coconut Coast — SWFL 2024–2025 market rebalance: https://bonitaesterorealtors.com/southwest-florida-real-estate-2024-2025-a-data-driven-market-rebalance-in-lee-collier-counties/
• Stellar / SWFL MLS — Arbor Strand subdivision filter (closed and active sales, pulled June 2026)
• Domain Realty (our brokerage) — Arbor Strand sold-listing reference: https://domainrealty.com

Draft version: 20260612_ArborStrand_v10.md (v10 refresh of the 2026-06-03 v1 draft). Original research conducted 2026-06-03 (Agents 1–5); market data is live MLS pulled June 2026 (Stellar / SWFL MLS, Arbor Strand subdivision filter): 4 closed / median $900,000 / avg $897,500 / volume $3,590,000 / high $1,050,000 / low $740,000 / median DOM 48 / avg SP-LP 97.1%; 0 active; 0 rental. Property type verified detached single-family (recorded plat Bonita Bay Unit 21, PB 51 PGS 84-88, Lots 1–27). Single-family / village voice per Harbor Landing v10 precedent. Banned competitor domains scrubbed; sources limited to primary/citable references. Career stat $860M confirmed by Jesse. Hub-up anchors point to /neighborhoods/bonita-bay and /bonita-springs. Ready for Jesse's review before HTML conversion.