Bay Pointe is a 120-home coach-home condominium in Bonita Bay, Bonita Springs, on Montego Pointe Court and Way, built 1997 to 2000, with 12 recorded resales in the last 12 months at a $414,512 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bay Pointe. Bay Pointe is a 120-home coach-home condominium inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Every home sits in one of 26 two-story buildings on Montego Pointe Court and Montego Pointe Way, built from 1997 to 2000 on the interior of Bonita Bay, with lake and preserve views and an attached garage for each home. Whether you’re ready to sell your Bay Pointe coach home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 12 Bay Pointe resales in the 12 months since September 2025 at a median of $414,512, ranging from $385,000 to $695,000. The Southwest Florida MLS, September 2026 pull shows a $409,025 median across 11 closings in the 12 months to September 30, 2026, with a median of 262 days on market, the longest of the Bonita Bay coach-home and carriage-home villages in that pull. If you are buying or selling here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the recorded Declaration of Condominium of Bay Pointe at Bonita Bay, a Condominium (Lee County Official Records Book 2801, Page 805), the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida condominium register, the Bonita Bay Community Association’s public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs and the Southwest Florida MLS figures pulled in September 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Bay Pointe because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bay Pointe market read built from every qualified Bay Pointe deed, the recorded 1997 Declaration and FEMA’s own flood layer.
If you’re searching for the best realtor for Bay Pointe in Bonita Bay, Bonita Springs, whether you’re ready to sell your Bay Pointe home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Bay Pointe for a specific reason. Bay Pointe is a patient market where the opening price decides the outcome. The Southwest Florida MLS, September 2026 pull puts the median time on market for Bay Pointe closings at 262 days, against 30 days at Harbor Landing, its 120-home twin. And the county deed record shows how far the price level has moved: the 11 qualified Bay Pointe deeds recorded in calendar 2022 had a median of $768,000 and reached $995,000, while the 12 recorded in the 12 months since September 2025 have a median of $414,512. A listing agent who prices a Bay Pointe coach home off a 2022 or 2023 sale will watch it sit.
Recent Bay Pointe track record (last 12 months): In the last 12 months Bay Pointe has seen 12 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Bay Pointe deed, July 29, 2026), totaling $5,588,025, and the highest-priced Bay Pointe sale in that window was $695,000. The Southwest Florida MLS, September 2026 pull counts 11 closings in the 12 months to September 30, 2026 with a median of 262 days on market and a median sale-to-list ratio of 96.4% across the 10 marketed through the MLS. We tracked every qualified deed, and we will walk you through each one.
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Selling your Bay Pointe home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bay Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Bay Pointe in one screen: 120 coach-home condominiums on Montego Pointe Court and Montego Pointe Way in Bonita Bay, built 1997 to 2000, selling at a $414,512 median over the last 12 months of recorded deeds, in FEMA Zone AE with a 10-foot base flood elevation, governed by a Chapter 718 condominium association and the Bonita Bay master association.
Bay Pointe at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the market snapshot and the recorded Declaration to the flood record, the comparison with Harbor Landing, the seller section and the sources behind every figure.
Living in Bay Pointe means a single-level coach home with its own garage and driveway on two quiet interior streets inside the Bonita Bay gates, looking over lakes and preserve rather than a road, with the Bay Pointe association maintaining the building exteriors, the drives and the neighborhood Amenities Center, and the Bonita Bay Community Association running the gates, parks, paths and Private Beach.
Bay Pointe sits in the interior of Bonita Bay on Montego Pointe Court and Montego Pointe Way, which the Bonita Bay Community Association’s own street table assigns to Bay Pointe and to no other neighborhood (BBCA Street and Neighborhoods). The condominium’s official street address is 4700 Montego Pointe Way (Declaration §2). The 26 buildings carry 21 street numbers on Montego Pointe Court, from 26908 to 26998, and five on Montego Pointe Way, from 4701 to 4713. The streets are short, dead-end courts that serve only Bay Pointe, so the traffic past a Bay Pointe home is the neighbors’ own.
Bonita Bay itself covers about 2,400 acres, with Spring Creek to the north, the Imperial River to the south and Estero Bay to the west, and less than half of the land developed (BBCA, Vision; BBCA, Style of Living). The developer’s successor describes more than 1,400 acres of open space, including 230 acres of lakes and expansive natural preserve (Phoenix Bay Ventures, Bonita Bay). Bay Pointe is on the interior side of that setting. The 1997 Declaration shows wetland reserve easements inside Bay Pointe (Tracts 2, 4 and 5 on the site plan) and a lake, Tract B, and it assigns their upkeep to the Bonita Bay Community Association, which owns and maintains that lake (Declaration §19.2.3).
A Bay Pointe coach home is a condominium unit that lives like a small house. Each building is two stories. The county roll numbers the homes 101 to 103 on the ground floor and 201 to 203 on the upper floor, so a four-home building holds two homes downstairs and two upstairs, and a six-home building holds three on each floor. Every home occupies part of one floor only, with its own entry, its own garage and its own lanai. There is no lobby, no shared interior corridor and no elevator, which is why the format feels closer to a townhome or a patio home than to a condominium building.
The Declaration spells out what belongs to whom outside the front door. Each home has an entrance area or entrance court reserved for it, a driveway parking space in front of its garage, its garage, and the ground under its own air-conditioning compressor, all as limited common elements (Declaration §6.2 and §18.2.1). The association maintains the entrance courts, the driveways, the outside of the garages and the exterior walls of the buildings; the owner maintains the home itself, including the garage door and its equipment, the air-conditioning equipment, the water heater, the lanai screening, the window panes and the exterior doors (Declaration §6.2, §19.1.1 and §19.2.1).
Bay Pointe suits buyers who want one-level living with a private garage, a lock-and-leave routine and a quiet, green outlook, at one of the lower entry prices inside the Bonita Bay gates. The price point, a $414,512 median across the last 12 months of recorded deeds, is among the lowest for a Bonita Bay coach home, and the upper-floor plans run to 2,007 heated square feet on the county roll, larger than any home at Harbor Landing or Sandpiper, the other two 120-home coach-home villages. Full-time residents, seasonal owners, buyers downsizing from a larger Bonita Bay home and owners who lease for part of the year all show up in the record here.
Bay Pointe does not suit a buyer who needs a boat at the back door, a golf-course view or a bay view. The homes look over lakes and preserve, the nearest navigable water is the Imperial River at the Bonita Bay Marina, and the Bonita Bay Club’s courses are a separate, optional membership.
With 120 homes on two short streets, Bay Pointe is small enough that the neighbors know each other and large enough that a home comes to market most months of the year. The county file shows 12 qualified sales in the last 12 months, one resale a month on average, and the Southwest Florida MLS, September 2026 pull showed three homes listed for sale and two listed for rent on the pull date.
Bay Pointe buyers and sellers get the same thing from us: the 12 qualified Bay Pointe deeds of the last year read one by one, the recorded Declaration read clause by clause, and FEMA’s flood layer queried at Montego Pointe addresses. Selling? Start with a free Bay Pointe home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida and our Bonita Bay buyer guide.
Data updated: September 2026. Bay Pointe coach homes sold at a median of $414,512 across 12 qualified Lee County deeds recorded in the 12 months since September 2025, with prices from $385,000 to $695,000; county deed records on this page run through September 2026, and the MLS figures carry their September 2026 pull date.
The Lee County Property Appraiser’s qualified-sale file (DOR-qualified, improved sales only, index built September 29, 2026) holds 12 Bay Pointe resales since September 2025, all of them resales and none builder-direct. The median is $414,512, the midpoint of the two middle sales ($409,025 and $420,000). The newest recorded Bay Pointe deed in the file is dated July 29, 2026.
Recorded | Floor | Heated sq ft (county) | Price |
|---|---|---|---|
December 2025 | Ground | 1,613 | $420,000 |
March 2026 | Ground | 1,613 | $400,000 |
March 2026 | Upper | 2,007 | $580,000 |
April 2026 | Upper | 2,007 | $695,000 |
April 2026 | Upper | 2,007 | $507,500 |
May 2026 | Upper | 2,007 | $407,500 |
May 2026 | Upper | 2,007 | $550,000 |
May 2026 | Ground | 1,613 | $385,000 |
May 2026 | Ground | 1,555 | $389,000 |
May 2026 | Ground | 1,613 | $395,000 |
July 2026 | Upper | 1,828 | $450,000 |
July 2026 | Upper | 2,007 | $409,025 |
Source: Lee County Property Appraiser parcel roll and qualified-sale file, September 2026. Floor is read from the unit number on the roll (101 to 103 ground, 201 to 203 upper). Together the 12 deeds total $5,588,025.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, the 12 months to September 30, 2026, pulled September 30, 2026) shows 11 closed Bay Pointe sales, one of them (4706 Montego Pointe Way #102, $389,000, May 27, 2026) entered in the MLS after the sale closed and so left out of the sale-to-list and days-on-market figures, from $385,000 to $695,000, a median of $409,025, a mean of $467,093, a median of $247 per listed square foot, a median of 262 days on market and a median sale-to-list ratio of 96.4% on the 10 marketed closings. On the pull date three Bay Pointe homes were listed for sale, from $525,000 to $559,000 (median $549,000, $257 per square foot, 184 median days on market). The county and the MLS nearly agree on the median, $414,512 against $409,025. They differ on the count because the windows differ and because the county records deed consideration on its own schedule while the MLS records the reported closing price when the listing closes; we publish the deed figures as the sale prices and the MLS figures with their date.
The Southwest Florida MLS, September 2026 pull puts the median Bay Pointe sale-to-list ratio at 96.4% on the 10 marketed closings (the June 2026 pull had the average at 95.1%). That figure and the 262-day median tell the same story from two sides: Bay Pointe homes that close do so near their final asking price, but many of them get to that price only after a long time on the market.
The 262-day median is the defining feature of the Bay Pointe market, and it is not a sign that nobody buys here: 12 deeds recorded in 12 months is a steady pace for 120 homes. What the number shows is that many Bay Pointe listings open above the recent deeds and then wait for the market to come to them. The three homes listed on the September 2026 pull date asked a median of $549,000, well above the $414,512 median of the deeds. Sellers who price from the matching recent deeds are the ones who avoid the long sit; sellers who price from memory of 2022 are the ones who build it.
The county file shows a clear change in level. The 11 qualified Bay Pointe deeds recorded in calendar 2022 had a median of $768,000, and the highest of them was $995,000 (August 2022). The 9 recorded from September 2022 through August 2024 had a median of $705,000 and a high of $825,000. The 12 recorded since September 2025 have a median of $414,512 and a high of $695,000, close to where Bay Pointe traded before the run-up: the 16 deeds of 2021 had a median of $425,000, and the six of 2019 a median of $381,000. The county record does not say why prices moved, and we do not guess; what it does say is that a 2022 or 2023 sale is a poor guide to a Bay Pointe price today.
The public record for one ground-floor home at 4713 Montego Pointe Way shows the arc in a single address: qualified sales of $287,500 in May 2014, $332,500 in August 2016 and $585,000 in August 2024. Owners who bought before 2021 generally hold a gain even at today’s prices; owners who bought in 2022 and 2023 are the ones most exposed to the reset, and they are the sellers who most need an accurate price before they list.
The same 12 deeds split five ground-floor sales (median $395,000) and seven upper-floor sales (median $507,500). Upper-floor homes on the roll are larger (1,828 to 2,007 heated square feet against 1,555 to 1,812 for ground-floor homes), and the three highest sales of the last year were all upper-floor homes of 2,007 square feet. The samples are small, and one upper-floor home of 2,007 square feet sold for $407,500 in May 2026, so the floor gap is a pattern to test against the current comparables and the condition of each home, not a fixed premium.
Village (Bonita Bay) | Homes | County window | Sales | County median | MLS median, Sep 2026 (n) | MLS median days on market |
|---|---|---|---|---|---|---|
Bay Pointe | 120 | 12 months since Sept 2025 | 12 | $414,512 | $409,025 (11) | 262 |
120 | 24 months since Sept 2024 | 12 | $502,500 | $502,500 (10) | 30 | |
120 | 12 months since Sept 2025 | 11 | $380,000 | $380,000 (8) | 42 | |
178 | 24 months since Sept 2024 | 21 | $550,000 | $507,000 (9) | 34 | |
114 | 12 months since Sept 2025 | 16 | $670,000 | $656,900 (12) | 24 |
Sources: Lee County Property Appraiser qualified-sale file, September 2026 (each village’s window is the first with 10 or more qualified sales); Southwest Florida MLS, pulled September 30, 2026, closed in the 12 months to September 30, 2026. Data updated September 2026.
For buyers, the numbers say three things. First, the price level has come down a long way from the 2022 peak, so a buyer today pays far less than the owners who bought then. Second, the gap between asking prices and recorded deeds is wide, which gives a prepared buyer room to negotiate with the deed record in hand. Third, the range is real: a 1,555 square foot ground-floor home and a 2,007 square foot upper-floor home are different products, and condition moves the number again. We price every Bay Pointe offer against the specific floor, size and condition of the recent deeds above, not against the median.
Bay Pointe came to be in 1997, when Centex Real Estate Corporation recorded the Declaration of Condominium of Bay Pointe at Bonita Bay, a Condominium, in Lee County Official Records Book 2801, Page 805 and began building a phased condominium of two-story coach-home buildings on land it was buying from Bonita Bay Properties, Inc., the declarant of the Bonita Bay master community.
The 1997 Declaration names Centex Real Estate Corporation, a Nevada corporation, as the “Developer” of Bay Pointe, and it is careful to separate that role from the master community: “Declarant, and not Developer, is the developer of Bonita Bay” (Declaration §10.1). The Declaration names Bonita Bay Properties, Inc. as the “Additional Owner” from which Centex was buying the land in three stages, the first of which included the Amenities Center (Declaration §4.2). It commits the Bay Pointe land to the Bonita Bay community declaration and to the Unit Thirty-Seven Declaration (Official Records Book 2713, Page 3287), which covers this part of Bonita Bay, sets additional restrictions on the Amenities Center parcel and carries use rights on the lakes inside Bay Pointe (Declaration §10.4 and §17.21). Where those master documents conflict with the Bay Pointe Declaration they control, unless the Bay Pointe rule is the more restrictive one.
Bonita Bay itself opened in 1985 as the flagship community of Bonita Bay Group, planned on 2,400 acres with 3,300 units permitted; members bought the Bonita Bay Club in 2010, and the master homeowner association was turned over to the residents in 2011 (Phoenix Bay Ventures, Bonita Bay). By the time Bay Pointe was built, the roads, the Club and the marina were already in place.
Bay Pointe was built as a phase condominium under §718.403 of the Condominium Act. The initial phase submitted in 1997 was Phase A, a single two-story building of six homes, and the Declaration reserved Phases B through Z for later addition by amendment: four homes planned in each of Phases B, F, G, J, K, M through S, U, W, X and Y, six in each of Phases C, E, H, I, L, T, V and Z, and two in Phase D (Declaration §5.1 and §6.1 to §6.6). The county roll today shows exactly that result: 26 buildings lettered A through Z, nine of six homes, sixteen of four and one of two, 120 homes in all.
The Florida condominium register lists BAY POINTE AT BONITA BAY, A CONDO as project PR1P023895 with 120 units and a recorded date of March 13, 1997, at 4700 Montego Pointe Way (Florida DBPR condominium register extract). The county roll dates the buildings from 1997 to 2000: 34 homes in 1997, 33 in 1998, 32 in 1999 and 21 in 2000. The common-element parcel at 4700 Montego Pointe Way carries a 980 square foot structure dated 1997.
The owners’ association is Bay Pointe at Bonita Bay Condominium Association, Inc., a Florida not-for-profit corporation filed on February 26, 1997 and active today, with a reinstatement as its most recent filing event (Florida Division of Corporations document N97000001118). The state condominium register lists the association as the managing entity (MA00022196) in care of Gulf Breeze Management Services, LLC, a community association management firm on Terrene Court in Bonita Springs. Above the association sits the Bonita Bay Community Association, Inc., the master association filed in 1985 (document N07041), which every Bonita Bay owner joins automatically (BBCA, Community Association). Under the Declaration, the Bay Pointe association’s president casts Bay Pointe’s votes on master association matters as its Voting Member (Declaration §11.6).
The buildings are now 26 to 29 years old on the county’s dates, which makes Bay Pointe one of the newer coach-home villages in Bonita Bay: Harbor Landing dates from 1994 to 1997 and Sandpiper from 1991 to 1994. That age is still a reason to look closely at roofs, windows, plumbing and each home’s own air-conditioning system, and at how the association funds its reserves; it is not a reason to expect the statutory structural inspection programs that apply to taller buildings, because Bay Pointe’s buildings are two stories (see the condominium law section below). Development inside Bonita Bay is complete, so Bay Pointe’s future is set by its own owners through the association and by the master association around it.
A Bay Pointe coach home is a one-level condominium home of 1,555 to 2,007 heated square feet on the Lee County roll, set on either the ground floor or the upper floor of a two-story building, with an attached one-car or two-car garage, a driveway space, an entrance court and a screened lanai, in one of four plan positions the Declaration describes.
The 1997 Declaration describes Bay Pointe’s homes by position rather than by marketing name. It planned four general sizes, measured in air-conditioned square feet from the center of the common wall to the outside of the exterior wall and excluding the lanai and garage (Declaration §6.1.3):
The Declaration reserved the right to build homes from 1,574 to 2,040 square feet on that measure. Center homes exist only in the six-home buildings, which is why they are the minority.
The Lee County roll measures heated area its own way, and its figures run a little below the Declaration’s. It records these facts for the 120 homes:
The Southwest Florida MLS reports a larger median listing area for Bay Pointe closings (2,008 square feet in the September 2026 pull) than the county’s median heated figure, because listings often measure differently from the appraiser’s heated area and may include space the county does not. Use the county figure for like-for-like comparison and the listing’s own measurement for the home you are touring.
The ground-floor or upper-floor choice is the first decision at Bay Pointe, and the record gives it real numbers. Upper-floor homes are larger on the roll, and in the last 12 months they sold for more (median $507,500 across seven deeds against $395,000 across five ground-floor deeds). A ground-floor home avoids the stairs and opens its lanai at grade; an upper-floor home, reached from its garage level by an interior stair, trades the climb for the larger plan and the higher outlook over the lakes and preserve. Check each home’s stair, ceiling height and lanai orientation on the tour rather than relying on a general description.
The buildings date from 1997 to 2000 on the county roll, a few years after Hurricane Andrew, when Florida was tightening its wind standards; the current statewide code is the Florida Building Code, 8th Edition (2023), effective December 31, 2023 (Florida Building Commission). Whether a particular home has impact windows, approved shutters or a replaced air handler varies home by home, and the Declaration requires the association’s prior written consent before hurricane shutters are installed (§17.16). Ask for the permit history for the specific home, which for Bonita Bay sits with the City of Bonita Springs, and ask for a wind mitigation report, which can lower an owner’s insurance premium.
A Bay Pointe home comes with two layers of amenities: the neighborhood’s own Amenities Center, drives and grounds, owned and maintained by the Bay Pointe association, and the Bonita Bay Community Association’s gates, patrol, three waterside parks, twelve miles of paths and Private Beach, which every Bonita Bay owner joins automatically at purchase.
The 1997 Declaration describes the neighborhood improvements as including “certain drives, parking areas, landscaped areas, storm water management system, and the Amenities Center within Bay Pointe at Bonita Bay” (Declaration §6.7). The Amenities Center is Tract 1 on the recorded site plan, it was to become association property after its certificate of occupancy, and the association is charged to repair, maintain and replace it (Declaration §6.7, §10.4 and §19.2.1). Every home owner holds an easement to use it (Declaration §12.1). The Lee County roll lists the neighborhood’s common-element parcel at 4700 Montego Pointe Way with a 980 square foot structure dated 1997. The Declaration does not list the Amenities Center’s facilities, so current facilities, hours and guest rules come from the association’s rules, which a buyer receives with the resale documents.
Bonita Bay’s entrances are staffed around the clock, and the BBCA runs a Community Patrol and a professionally staffed Design Review Department (BBCA, Community Association). The BBCA maintains the common grounds, roads, streetlights, lakes and stormwater system and the recreational parks, including the Private Beach. Bay Pointe has no gate of its own; the whole neighborhood is inside the Bonita Bay perimeter.
Source: BBCA, The Parks of Bonita Bay.
Bonita Bay has twelve miles of recreational paths and three waterfront parks across about 2,400 acres, and the BBCA’s Activities Department runs lectures, classes, excursions and annual events such as the Christmas Tree Lighting, the Easter Egg Hunt and the Bay Breeze Concert series (BBCA, Style of Living). The BBCA describes Bonita Bay as the largest gated community in Southwest Florida with a Blue Zones recognized community designation, and says it was the first gated community in the nation to donate more than one million dollars to United Way (BBCA, Community Association). Its January 2026 brochure counts 3,346 residences and calls Bonita Bay one of only 14 Audubon certified communities (BBCA Media Brochure, January 2026). For a Bay Pointe owner, the paths are the practical part: the trail network connects the neighborhood to the parks, the Club campus and the marina without leaving the gates (BBCA trails map).
The water life at Bay Pointe is marina life, not dock life: no Bay Pointe home has a private boat dock, and the lakes inside the neighborhood are not boating water, but the Bonita Bay Marina on the Imperial River, with 326 dry storage spaces, 98 wet slips and direct access to Estero Bay and the Gulf of Mexico, sits roughly two-thirds of a mile south of the Bay Pointe buildings.
Bay Pointe has no private docks, boat lifts or slips attached to its homes. The Declaration’s vehicle rule points the same way: boats, trailers, campers and similar vehicles may not be parked or stored in Bay Pointe unless kept fully inside a garage, except as the association designates by rule (Declaration §17.12). The lakes inside Bay Pointe are stormwater and amenity lakes, and their use rights are set by the Unit Thirty-Seven Declaration (Declaration §17.21). Many listings for Bonita Bay homes mention “community Gulf boat access”; at Bay Pointe, that phrase means the marina, a separately owned facility with its own contracts, not anything attached to the home.
The Bonita Bay Marina is “created and owned by a group of resident investors” and is described by the BBCA as a semi-private, full-service marina with direct access to Estero Bay and the Gulf of Mexico, 326 dry storage spaces for boats up to 36 feet, 98 wet slips for vessels up to 16,000 pounds, a Ships Store, boat launch, bait, fuel and on-site repair (BBCA, Bonita Bay Marina and Backwater Jacks). By our measurement from the marina’s published GPS position to the Census geocoder points for Bay Pointe addresses, the Bay Pointe buildings sit about 0.64 to 0.74 mile from the marina in a straight line.
The marina’s own page adds the operating details that matter to a boat owner: hours of 8:00 a.m. to 5:00 p.m., seven days a week, weather permitting; boats launched from dry storage between 8:30 a.m. and 4:00 p.m. daily, scheduled through the marina’s online system; and a maximum draft of 36 inches “per our permitting agreement” (Bonita Bay Marina, about the marina). Storage is a separate contract with the marina, billed monthly, and not part of any association assessment. The marina publishes its storage rates on its own site, and those rates are the marina’s to set.
Backwater Jacks is the waterfront bar and restaurant at the marina, “owned and managed by fellow residents and neighbors”, and the BBCA says it is open for dining for all residents (BBCA, Bonita Bay Marina and Backwater Jacks; Backwater Jacks).
The marina page names Sweetwater Lifestyles as its boat club partner, and Sweetwater lists its boat club and charters at the Bonita Bay Marina, 27598 Marina Pointe Drive (Sweetwater Lifestyles). The marina describes Sweetwater as “a Bonita Bay tradition since 1992”. Membership and charter pricing belong to Sweetwater, not to any Bonita Bay association.
Access | Who provides it | What it costs a Bay Pointe owner |
|---|---|---|
Wet slip (98) or dry storage (326) | Bonita Bay Marina, resident-investor owned | Separate marina storage contract |
Riverwalk Park boat ramp and kayak launch | Bonita Bay Community Association | Part of owning in Bonita Bay |
Spring Creek Park kayak and canoe launch | Bonita Bay Community Association | Part of owning in Bonita Bay |
Estero Bay Park boardwalk and private pier | Bonita Bay Community Association | Part of owning in Bonita Bay |
Boat club and charters | Sweetwater Lifestyles at the marina | Sweetwater’s own pricing |
Backwater Jacks | Resident-owned restaurant at the marina | Normal dining |
The Bonita Bay Marina decides whether boating works for a Bay Pointe owner, and three of its rules decide whether it works for a given boat: storage is for boats up to 36 feet, wet slips take vessels up to 16,000 pounds, and the maximum draft is 36 inches under the marina’s permitting agreement.
The marina is separately owned. The BBCA’s January 2026 brochure says the Marina and the Club “operate as separately owned and managed member-exclusive entities” (BBCA Media Brochure, January 2026), and the marina page adds that additional fees apply to its services. Resident investors bought the marina and Backwater Jacks in July 2013, as the local press reported at the time (Spotlight News). Buying a Bay Pointe home does not come with a slip or a rack; the storage contract is a separate step with the marina.
What the 36-inch draft limit means in practice: many center consoles, bay boats, deck boats and flats boats fit, while deeper-draft sportfishing boats and sailboats with fixed keels usually do not. The run to open water goes out the Imperial River into Estero Bay, an aquatic preserve managed by the Florida Department of Environmental Protection, where shallow water rewards local knowledge (Florida DEP, Estero Bay Aquatic Preserve Management Plan). Measure your boat’s length the marina’s way, from the back of the engine or platform to the front of the anchor or pulpit (Bonita Bay Marina), before you plan around a rack space.
The Bonita Bay Private Beach is a BBCA-owned, gulf-front facility that sustained total destruction in Hurricane Ian and reopened rebuilt in concrete with breakaway walls; every Bay Pointe owner has access to it as a Bonita Bay owner, with no Club membership needed, and the BBCA runs a year-round shuttle.
The BBCA calls the beach its “most popular” amenity and describes it as about 10 minutes from gate to gate. The rebuilt facility uses concrete construction, breakaway walls, removable grills and weather-resistant materials, with native dune vegetation, reduced lighting and a turtle fence to protect nesting sea turtles. Residents and guests have interior spaces, grills, chairs, lounges, umbrellas, showers, restrooms with infant changing stations and private parking (BBCA, Private Beach). The BBCA page gives the reopening day as November 13 without printing the year.
The beach is owned by the Bonita Bay Community Association, not the Club, which is why beach access comes with the address. A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported that the BBCA board approved a $500 per unit special assessment for the Private Beach rebuild, due June 30, 2025 (Wild Pines of Bonita Bay, March 2025 recap). That due date has passed; the estoppel certificate in a sale shows whether any master assessment remains open on a given home.
The Bonita Bay Club is a separate, member-owned private club, and membership is optional for Bay Pointe owners: the 1997 Declaration itself says that ownership of a home “does not confer any use rights to the facilities or membership in a club”, and the Club says it “is a separate entity within the community of Bonita Bay”.
No. The Declaration’s plan-for-development article says portions of Bonita Bay may be developed around recreation clubs that “may be public, private, equity or non-equity”, and that owning a Bay Pointe home confers no club rights (Declaration §10.3). The BBCA invites owners who want golf or other sports to consider joining the Club (BBCA, Realtor and Buyer Resources). Bay Pointe owners who do not join still have the gates, parks, paths and Private Beach through the master association.
The Club lists five courses: three Arthur Hills designs at the West Club in Bonita Springs (Marsh, Creekside and Bay Island) and two Tom Fazio designs in Naples (Cypress and Sabal), with three practice facilities, a 2.5-acre short-game area, a Golf Academy and Golf Lab (Bonita Bay Club, golf). The Golf Academy opened in February 2024 (First Call Golf, February 29, 2024), the Club announced the reopening of its renovated Bay Island course (PR Newswire), and Fazio Design began a renovation of Sabal (Golf Course Architecture). Independent course listings cover Bay Island and Cypress. The BBCA lists 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). Members bought the Club from the developer in 2010 (Business Observer, April 2, 2010), and in May 2026 the membership approved a $110 million clubhouse project, according to the Club’s release (Hunter PR).
The Club’s Sports Center, Lifestyle Center and dining pages describe the racquet, fitness, spa and dining program available to members.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. Membership categories, any waiting period and transfer rules come from the Club, not from the Bay Pointe or BBCA documents, so ask for them in writing before you rely on them. Fee figures that circulate on third-party websites do not trace to a Club document, so we do not repeat them.
Bay Pointe owners pay a condominium assessment to Bay Pointe at Bonita Bay Condominium Association, Inc. and carry a share of the Bonita Bay Community Association’s master assessment; neither association publishes its current dollar figures on a public website, so the current amounts, and any charge due at closing, come from the estoppel certificate and the disclosure documents in the sale.
The 1997 Declaration imposes the Bay Pointe “Annual Assessment” on every home as a covenant that runs with the property and is secured by a lien (Declaration §20.1 and §20.2). The assessment funds the association’s work: maintaining the common elements, the Amenities Center, the drives, parking spaces and driveways, the outside of the garages and the building exteriors (Declaration §6.2 and §19.2), and insuring the buildings. The Declaration requires the association to insure each building for 100% of its replacement value against fire, windstorm and the other standard hazards, and allows a master flood policy under the National Flood Insurance Program where the board decides or a lender requires it (Declaration §14.1 and §14.2). As recorded in 1997, the annual assessment is payable quarterly in advance on the first day of each calendar quarter, and the association may require a deposit of up to one quarter of the annual assessment (Declaration §21.1.2). Ask for the current budget, the current assessment and the current master insurance declarations before you commit.
Fee figures for Bay Pointe that circulate on third-party websites do not trace to an association document, so we do not publish them. The only reliable current figure is the one in the association’s budget and estoppel certificate.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Florida Statutes §720.401). One Bay Pointe detail is worth checking: as recorded in 1997, the Bay Pointe Declaration folded each owner’s share of the master association’s common expenses into the Bay Pointe annual assessment (Declaration §21.1.1). Whether the master share reaches a Bay Pointe owner through the Bay Pointe association or as a separate bill today is something the estoppel will show.
Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names none for Bonita Bay (Lee County special districts). There is no CDD bond or CDD operations line on a Bay Pointe tax bill arising from Bonita Bay itself.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule.
Wet slips and dry storage are separate contracts with the resident-investor-owned marina, billed by the marina (Bonita Bay Marina).
Property taxes (see your TRIM notice through the Lee County Tax Collector and the Lee County Property Appraiser), an HO-6 policy for the interior of the home, flood coverage for contents and any interior items the master policy does not reach, electricity from Florida Power and Light and any other utilities metered to the home (Declaration §19.1.1), and the owner’s own maintenance items under the Declaration: the garage door and its equipment, the air-conditioning equipment, the water heater, the lanai screening, the window panes and the exterior doors. We give buyers a line-by-line carrying-cost sheet built from the actual budget and quotes for the home they are buying.
Special assessments at Bay Pointe can come from two places: the Bay Pointe association, which the Declaration allows to levy them for extraordinary expenses, for other owners’ unpaid assessments or for other reasons consistent with the documents (Declaration §21.3), and the Bonita Bay Community Association, whose most recent publicly reported special assessment was $500 per unit for the Private Beach rebuild, due June 30, 2025.
An estoppel certificate is the association’s signed statement of what is owed on a specific home. Under §718.116(8), Florida Statutes, a condominium association must issue it within 10 business days after a written request, and the statute caps the base preparation fee at $250 when no delinquency is owed, with a higher charge allowed for expedited delivery (Florida Statutes §718.116). A Bay Pointe sale needs one from the Bay Pointe association and one from the master association.
A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported that the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, March 2025 recap). The due date has passed. The master association’s estoppel shows whether anything remains open on a given home.
The Declaration also puts a check on large projects: if the association’s structural alterations to the common elements or association property cost more than $25,000, 60% of the home owners must approve them in addition to the board, and the cost is assessed to the owners (Declaration §11.3). A buyer reading recent meeting records should look for any such project in progress.
Bay Pointe is a condominium governed by Chapter 718 of the Florida Statutes, by its Declaration of Condominium recorded on March 13, 1997 at Official Records Book 2801, Page 805 (Clerk’s instrument 4129456) with its phase amendments, by the association’s articles, bylaws and rules, and by the Bonita Bay master Declaration and the Unit Thirty-Seven Declaration above them.
A Bay Pointe resale contract must carry the statutory disclosure language of §718.503(2). The buyer either receives the Declaration, articles, bylaws, rules, the most recent annual financial statement and budget and the frequently asked questions document more than 7 days (excluding weekends and legal holidays) before signing, or the contract is voidable by the buyer by written notice within 7 days, excluding weekends and legal holidays, after signing and receiving those documents (Florida Statutes §718.503). A condominium association managing 25 or more units must also post specified official records on a website or app (Florida Statutes §718.111); Bay Pointe has 120.
The Bay Pointe Declaration requires the master declarant’s approval for buildings, structures, landscaping and improvements in Bonita Bay (Declaration §17.2), and today that approval runs through the BBCA’s professionally staffed Design Review Department (BBCA, Community Association). The master Declaration requires prior written BBCA approval for any exterior improvement, alteration, planting or removal (master Declaration §9.2). Inside Bay Pointe, owners may not paint or change any exterior part of a building, or install exterior lighting, mailboxes, screen doors, awnings, hurricane shutters or similar items out of keeping with the building’s architecture, without specific written approval of the board and the declarant (Declaration §19.1.3); structural changes to a home need the same two consents (§17.17). Hurricane shutters need the association’s prior written consent and must match its approved specifications (§17.16).
The 1997 Declaration also bars clotheslines (§17.6), antennas and satellite dishes except as a community system requires (§17.9), and ham radio transmission without board consent (§17.11), and it limits trash to closed bags for curbside pickup or screened containers the board approves (§17.10). Window treatments visible from outside need a white backing unless the board approves otherwise, and window tinting needs the declarant’s approval (§17.7). No trees may be removed after construction except dead, diseased or unsafe trees, unless the board approves (§17.18). Plumbing and electrical repairs inside a home must be made by licensed plumbers or electricians authorized by the board (§19.1.5). Signs visible from the common elements or a public way need prior written approval of the declarant and the board (§17.4). Owners who need a reasonable accommodation for a disability can request one from the board under the Declaration’s own accommodation clause (§17.20).
Bay Pointe is not a 55+ community: the use restrictions in Article 17 of the recorded 1997 Declaration limit the homes to single-family residential use but set no minimum age, and we found no age-restriction clause in the Declaration, so buyers of any age may purchase and live in a Bay Pointe coach home.
The single-family use clause (Declaration §17.1) is about how a home is used, not who may live in it: no part of a home may be rented separately, no transient guests may be housed for pay, and no time-share is allowed (see also §30.6). A home owned by a corporation or other entity may be occupied by the person named in the voting certificate on file and that person’s family, and by qualified lessees. Confirm the current Declaration as amended in the resale documents, because amendments can add rules.
You can rent out a Bay Pointe coach home within limits set by the recorded Declaration: a home may not be leased for less than 30 days, may not be leased more than three times per calendar year, and every lease must be in writing with a copy delivered to the association (Declaration §17.1 and §30.8). Tenants are bound by the Declaration, and the association may collect rent directly if an owner falls behind on assessments (§30.8).
Bay Pointe has one of the most active rental records in Bonita Bay. The Southwest Florida MLS, September 2026 pull found six Bay Pointe rental records, two listed and four leased within the 12 months to September 30, 2026: tied with Esperia South for the most leases recorded for any Bonita Bay neighborhood in that pull, against 60 rental records across all of Bonita Bay. The two active records asked $3,500 and $4,100 a month, and the four leases recorded rents of $3,500 to $8,000 (median $3,995); the seasonal rates quoted on leased records had a median of $8,000. The monthly field is filled in on only 9 of the 60 Bonita Bay rental records, so treat those figures as a thin sample from the MLS, not a rent survey.
Nightly and weekly rentals are not allowed: the 30-day minimum and the ban on housing transients for pay rule them out (Declaration §17.1). A seasonal lease of one to three months fits within the Declaration, subject to the three-leases-per-year cap and whatever approval process the association’s current rules add.
A buyer who plans to lease should read the current Declaration as amended and the association’s current rules before signing, because the Declaration can be amended and any change to the leasing clause since 1997 will be in the version you receive. Bay Pointe is best understood as an owner-occupied and seasonal community with a real leasing layer: the three-leases-a-year cap keeps it from becoming a transient rental building, and the MLS record shows seasonal demand is there for an owner who wants a home that pays part of its own way while they are away. The master Declaration adds only that every tenant is bound by the Bonita Bay governing documents.
Pets at Bay Pointe need the board’s prior written permission: the recorded Declaration says no owner may keep a domestic pet (dogs, cats and birds) in a home, temporarily or permanently, without it, that permission can be revoked at any time, and no pit bull may be on any part of Bay Pointe under any circumstances (Declaration §17.5).
The same clause requires any pet to be carried or leashed outside the home or a fenced area, bars leaving a pet on a lanai or patio when no one is home, requires owners to pick up after their pets, makes the owner answerable for any loss the pet causes, and requires removal of an animal that becomes a nuisance after written notice. The association may add pet rules by regulation, and the master Bonita Bay Declaration contains no pet provisions of its own, so the Bay Pointe documents are the ones that decide. Service animals and assistance animals are handled under fair housing law, which overrides a pet rule; the Declaration also directs the board to make reasonable accommodations for owners with disabilities (§17.20).
Bay Pointe’s storm record starts with Hurricane Ian, which made landfall in Lee County on September 28, 2022 as a Category 4 hurricane and brought storm-surge flooding to parts of Bonita Springs; we found no public primary-source report of flooding inside Bay Pointe homes, and a buyer should ask the seller and the association in writing about any Ian repairs to the specific building.
The documented Bonita Bay damage is at the edges and on the amenities. The BBCA Private Beach sustained total destruction and was rebuilt (BBCA, Private Beach). The Bonita Bay Club reported on October 13, 2022 that its cart barn had flooded and that course bridges on Bay Island and Marsh were structurally undrivable (Bonita Bay Club, Hurricane Ian update). In the city, WUSF reported storm-surge flooding in Bonita Springs neighborhoods, including water inside homes in Bonita Shores (WUSF, October 1, 2022), and NPR reported from Bonita Springs in the days after landfall (NPR, October 1, 2022). The official meteorological record is the National Hurricane Center’s report (NHC, Hurricane Ian).
Bay Pointe sits on Bonita Bay’s interior, away from the bay and river shorelines, but it is still inside the 1% annual chance coastal floodplain (see the flood section below), so Ian is a fair question for every home here. Ask the seller for the insurance claim history, any flood or wind repairs and their permits; ask the association for any Ian-related special assessment and for the condition of the building’s roof and envelope. City records hold the permits, because Bonita Bay is inside the City of Bonita Springs (City of Bonita Springs, Hurricane Ian; Hurricane Ian progress report).
Hurricanes Helene (September 2024) and Milton (October 2024) are documented at city level: the City reported Milton’s destructive coastal surge, tornadoes and wind damage (City of Bonita Springs, Tropical Storm Milton). We found no primary-source report of Helene or Milton damage specific to Bay Pointe. NHC reports: Helene and Milton.
Bay Pointe is in FEMA flood Zone AE, the coastal 1% annual chance floodplain, with a base flood elevation of 10 feet NAVD88 at every Montego Pointe address we queried, on FIRM panel 12071C0652G effective November 17, 2022; the whole neighborhood is in Lee County Evacuation Zone A.
We geocoded 26908, 26950 and 26992 Montego Pointe Court and 4700 and 4713 Montego Pointe Way with the US Census geocoder and queried FEMA’s National Flood Hazard Layer on September 29, 2026. All five points returned Zone AE, coastal floodplain, static base flood elevation 10 feet NAVD88, and the Lee County panel returned was 12071C0652G, effective November 17, 2022. The geocoder places each point on the street in front of the address, not on the building footprint, so confirm the specific home with an elevation certificate. Flood insurance is federally required for a federally backed mortgage on a structure in Zone AE (Lee County, mandatory flood insurance information). The countywide flood study behind the map is FEMA’s Flood Insurance Study for Lee County and Incorporated Areas (FIS Volume 1).
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for six revised panels in unincorporated Lee County; none is a Bonita Bay panel (Lee County, 2026 FEMA map changes; FEMA letter; location map). Check the address again after March 2027 all the same.
The City of Bonita Springs, not Lee County, sets the flood insurance discount for a Bay Pointe home, because Bonita Bay is inside the city. The City holds Community Rating System Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review (City of Bonita Springs, CRS; City news release; WGCU, November 21, 2024). The City also notes that each foot a building sits above the base flood elevation cuts the annual premium by nearly 50%, and each foot below doubles it (City flood protection information). For a two-story coach-home building, that makes the ground-floor elevation on the certificate the number to ask for.
Point queries on Lee County’s evacuation layer at 26908 and 26992 Montego Pointe Court and 4713 Montego Pointe Way returned Zone A, surge zone 1 (Lee County evacuation zones). Zone A is the first area ordered to evacuate and is often ordered out for any named storm coming from the Gulf (Lee County, Zone A; Know Your Evacuation Zone; Florida Division of Emergency Management, Know Your Zone).
The Declaration puts the building policy on the association (Declaration §14.1) and lets the board carry a master flood policy (§14.2). The owner insures personal property and the equipment inside the home, including fixtures, appliances, air-conditioning equipment, water heaters and built-in cabinets, with an HO-6 policy (§14.1), and should ask the insurer how the master flood policy and a contents flood policy fit together. The state’s My Safe Florida Home program covers wind mitigation inspections. Get quotes during the inspection period, not after.
The two headline post-Surfside requirements, the structural integrity reserve study and the milestone inspection, apply by statute to condominium buildings of three habitable stories or more, and Bay Pointe’s buildings are two stories, so neither program reaches them on the plain text of the law.
§718.112(2)(g), Florida Statutes, requires a structural integrity reserve study “for each building on the condominium property that is three habitable stories or higher in height” (Florida Statutes §718.112), and §553.899 requires milestone inspections for buildings “three habitable stories or more in height” (Florida Statutes §553.899). That is a real difference from the eight towers on the Bonita Bay Boulevard corridor, which fall under both programs. Bay Pointe still owes the ordinary reserve and budget duties of Chapter 718, and the resale disclosure documents show how the association funds its reserves. Ask for the current budget and the reserve schedule, and ask the association to confirm in writing that no SIRS or milestone inspection applies.
Bay Pointe families choose Lee County public schools within their proximity zones rather than being placed at one school by address; under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High, and a family should confirm the zones for a Montego Pointe address with the School District of Lee County.
Under the 2025-2026 Student Enrollment Plan, the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the school zone locator for a specific address. School sites: Bonita Springs High and Bonita Springs Middle; the district’s middle school directory lists the rest.
Families also look at private schools in Naples and southern Lee County. Most Bay Pointe buyers are seasonal, empty-nest or downsizing buyers, but for primary-resident families with children, the proximity zones above are the starting point.
Building permits for Bay Pointe homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999; exterior work also needs Bay Pointe board, declarant and Bonita Bay design approval first.
Most projects at a Bay Pointe home need up to three approvals: (1) the Bay Pointe board, and where the Declaration requires it the declarant, for anything touching the common elements, the building exterior, shutters or structure (Declaration §17.16, §17.17 and §19.1.3); (2) BBCA Design Review under the master Declaration; and (3) a City building permit for structural, roofing, window, shutter, electrical, plumbing and mechanical work (City of Bonita Springs, apply for a building permit; City Community Development; online services guide; City history). Fire plan review for applicable work runs through the fire district’s application (Bonita Springs Fire application), and substantial improvement of a building in the flood zone follows the City’s 50% rule (City substantial improvement toolkit; Ordinance 22-05). EV chargers in a Bay Pointe garage are protected by §718.113(8), subject to its conditions (Florida Statutes §718.113).
Bay Pointe is surrounded by the rest of Bonita Bay: lakes and wetland reserve inside and beside the neighborhood, the single-family homes of Bay Harbor on a nearby plat, and the Imperial River and marina to the south, with zoning and land use set by the City of Bonita Springs, which maps Bonita Bay as a planned development area.
The recorded legal description of the Bay Pointe Amenities Center is tied to the northeast corner of the Bonita Bay Unit Thirty-One, Phase 1 plat (Plat Book 56, Page 9); Bonita Bay Unit Thirty-One is the plat the county roll uses for the single-family homes of Bay Harbor on Shell Ridge Circle and Shell Ridge Court, so Bay Pointe’s near neighbors on the map are detached homes rather than towers. The City’s Zoning District Map Book shows the zoning districts by map sheet, and the Future Land Use Element of the City Comprehensive Plan sets the policy framework; ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions). Because Bonita Bay is built out, the practical land-use questions for a Bay Pointe buyer are about the lakes and preserve behind the buildings, which are governed by recorded easements (Declaration §10.5 and §19.2.3), not about new homes on Montego Pointe Court.
Daily life at Bay Pointe runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management collection, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the Bay Pointe association keeping up the grounds, drives and building exteriors and the Bonita Bay Community Association handling the gates, patrol and roads.
Each home has its attached garage and the exclusive use of the driveway space in front of it (Declaration §6.2.3, §6.2.4 and §18.2.1). Unassigned spaces serve residents under the board’s rules (§18.2.2), and an owner may not fill the garage with belongings and park in the unassigned spaces instead (§17.13). Commercial trucks, vans used for business, motor homes, trailers, boats, campers and motorcycles may not be parked in Bay Pointe unless kept fully inside a garage, and the association and the master association may tow violators (§17.12). Florida law protects an owner’s right to install an EV charger in an exclusively assigned parking area, subject to the statute’s conditions (Florida Statutes §718.113).
Bonita Bay’s entrances are staffed around the clock (BBCA, Community Association). Guest and vendor access, resident credentials and contractor rules are set by the associations and delivered with the association documents.
The Declaration requires any owner who will be away during hurricane season to clear the lanai or patio of furniture, plants and loose objects before leaving and to name a responsible firm or individual acceptable to the association to look after the home (§17.16). Seasonal owners should line this up before they head north each year, along with any shutters the association has approved for the home (Lee County Emergency Management, plan and prepare).
Bay Pointe sits inside Bonita Bay on the west side of US 41 in Bonita Springs, ZIP 34134, on the interior of the community north of the Imperial River, between Estero to the north and North Naples to the south, with Southwest Florida International Airport to the north and the beaches of Bonita Beach a short drive west.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit.
Bay Pointe compares as Bonita Bay’s newest and largest-plan 120-home coach-home condominium: the same two-story format as Harbor Landing and Sandpiper, bigger upper-floor plans than either, a recent median between the two, and the slowest recorded time on market of the group, which puts it in the lower middle of Bonita Bay’s low-rise condominium tier on price.
Village | Product | Homes | Built (county) | Heated sq ft (county, median) | Street |
|---|---|---|---|---|---|
Bay Pointe | 2-story coach-home condo | 120 | 1997 to 2000 | 1,555 to 2,007 (1,820) | Montego Pointe Ct and Way |
2-story coach-home condo | 120 | 1994 to 1997 | 1,425 to 1,797 (1,615) | Riverwatch Dr | |
2-story coach-home condo | 120 | 1991 to 1994 | 1,371 to 1,593 (1,393) | Lake Forest Dr | |
Coach-home and Lake Villas condos | 178 | 1987 to 1993 | 1,566 to 2,322 (1,661) | Wedgewood Dr | |
2-story carriage-home condo | 114 | 1992 to 1997 | 1,789 to 2,293 (2,097) | Glen Cairn Ct and Devonshire Ct |
Source: Lee County Property Appraiser parcel roll, September 2026. Data updated September 2026.
The eight towers on the Bonita Bay Boulevard corridor (Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega) sold at county medians from $960,000 (Esperia South) to $5,225,000 (Omega) in their most recent qualified-deed windows, and offer high-floor bay views, lobbies and elevators. Bay Pointe offers what a tower cannot: a private garage at the door, a ground-level or one-flight entry, no elevator to wait for, and no statutory milestone inspection or structural integrity reserve study, at well under half the lowest tower median. The trade is the view: Bay Pointe looks over lakes and preserve, not the bay.
A near neighbor of Bay Pointe on the recorded plats is Bay Harbor, a village of 62 single-family homes on Shell Ridge Circle and Shell Ridge Court built from 1995 to 1998, with a county median of $875,000 over the 24 months since September 2024. A buyer who likes the Bay Pointe location but wants a detached home and a yard should read our Bay Harbor guide; a buyer who wants the lowest entry price in a coach home should read our Sandpiper guide.
Bay Pointe and Harbor Landing are Bonita Bay’s closest twins, each a 120-home, two-story coach-home condominium built by the same developer in the 1990s; Bay Pointe is the newer of the two, with larger plans, a lower recent median and a far longer time on market, while Harbor Landing sits near the marina and sells faster at a higher price.
Yardstick | Bay Pointe | Harbor Landing |
|---|---|---|
Homes | 120 | 120 |
Buildings | 26, on Montego Pointe Ct and Way | 21, on Riverwatch Dr |
Developer named in the Declaration | Centex Real Estate Corporation (1997) | Centex Real Estate Corporation (1994) |
Built (county) | 1997 to 2000 | 1994 to 1997 |
Heated sq ft (county) | 1,555 to 2,007, median 1,820 | 1,425 to 1,797, median 1,615 |
Association (Sunbiz) | N97000001118, filed 1997 | N94000002345, filed 1994 |
Condominium recorded (state register) | March 13, 1997 | July 20, 1994 |
County sales, last 12 months (since Sept 2025) | 12 sales, median $414,512 | 8 sales, $420,000 to $740,000 |
County sales, 24 months (since Sept 2024) | 17 sales, median $500,000 | 12 sales, median $502,500 |
Southwest Florida MLS, Sep 2026: closed, median | 11, $409,025 | 10, $502,500 |
MLS median days on market | 262 | 30 |
MLS price per listed sq ft | $247 | $307 |
MLS active on pull date | 3, $525,000 to $559,000 | 1, $459,000 |
MLS rental records (leased) | 6 (4) | 1 (0) |
FEMA zone and base flood elevation | AE, 10 ft NAVD88 | AE, 10 ft NAVD88 |
Distance to the marina, straight line | about 0.64 to 0.74 mile | about 0.16 to 0.28 mile |
Leasing clause in the Declaration | 30 days minimum, 3 leases a year | 30 days minimum, 3 leases a year |
Sources: Lee County Property Appraiser, September 2026; the recorded Declarations; Florida DBPR condominium register; Florida Division of Corporations; FEMA National Flood Hazard Layer, September 29, 2026; Southwest Florida MLS, pulled September 30, 2026. Data updated September 2026.
Choose Bay Pointe if you want more square footage for the money, especially an upper-floor plan of about 2,000 square feet, a slightly newer building (1997 to 2000), a quiet interior setting over lakes and preserve, or a village where seasonal leases show up regularly in the MLS record. Choose Harbor Landing if boating is part of the plan and you want the marina within a short walk, or if you value a neighborhood that sells quickly when priced right (30 median days on market in the September 2026 pull). The two share a developer, a Declaration form, a flood zone and the same leasing and pet clauses, so for most buyers the choice comes down to floor plan size against marina distance.
The honest case for Bay Pointe is one-level coach-home living with a garage, the largest plans among Bonita Bay’s 120-home coach-home villages and a real seasonal leasing record at an entry price for Bonita Bay; the honest case against is Zone AE flood exposure in Evacuation Zone A, a slow resale market, 1990s buildings, no water access at the door, and firm leasing, pet and shutter rules in the recorded Declaration.
If you’re searching for a Bay Pointe listing agent, or thinking, ‘I need someone to sell my Bay Pointe home…’, you are in the right place: McGreevy and Comisar price every Bay Pointe listing from the 12 qualified deeds of the last 12 months, floor by floor and size by size, and prepare the Chapter 718 disclosure package before the first showing, because in a 262-day market the opening price decides the outcome.
McGreevy and Comisar are the listing team Bay Pointe sellers call because the record is on our side:
In the last 12 months Bay Pointe has seen 12 resales in the Lee County qualified-deed record, totaling $5,588,025, at a median of $414,512, from $385,000 to $695,000, recorded from December 2025 to July 2026. Across the wider 24-month window the median is $500,000 on 17 sales. The Southwest Florida MLS, September 2026 pull shows 11 closings in the 12 months to September 30, 2026 with a median of 262 days on market and a median sale-to-list ratio of 96.4% across the 10 marketed through the MLS. We tracked every one of those deeds for this page.
Selling a Bay Pointe coach home is a condominium sale, and four things set it apart. First, the §718.503 disclosure documents and two estoppel certificates (Bay Pointe and the BBCA) need to be ordered early. Second, the floor matters: upper-floor homes sold at a $507,500 median across seven deeds in the last 12 months against $395,000 for five ground-floor deeds, so a ground-floor listing priced off an upper-floor sale will sit. Third, the market is slow: the three homes listed on the September 2026 pull date asked a median of $549,000 against deeds with a $414,512 median, and the 262-day median time on market is what that gap produces. Fourth, signs visible from the common elements need prior written approval under the Declaration (§17.4), and the BBCA’s open house rules require 72 hours’ notice, set hours and a standard sign, with no SOLD signs (BBCA Open House Guidelines).
Start with a free Bay Pointe home valuation or our Bonita Bay home valuation page, and we will follow up with a pricing sheet built from the Bay Pointe deeds that match your floor, size and condition. Talk to Jesse direct: (239) 898-6072, text or call.
Price your Bay Pointe home from the deeds recorded in the last 12 months, not from 2022 or 2023. The 12 qualified sales since September 2025 have a $414,512 median and a $695,000 high, against a $768,000 median and a $995,000 high for the 11 deeds recorded in calendar 2022. Match your floor level and heated square footage to the closest recent deeds, then adjust for condition and updates.
Bay Pointe homes take long to sell mainly because many open above the recent deeds. The Southwest Florida MLS, September 2026 pull shows a 262-day median time on market for 11 closings, and the three homes listed that day asked a $549,000 median against a $414,512 deed median. Twelve deeds in 12 months shows buyers are active; the listings priced to the deeds are the ones that meet them.
A Bay Pointe buyer will ask first for the documents §718.503 requires: the Declaration as amended, the articles, bylaws and rules, the latest annual financial statement and budget, and the frequently asked questions document. Next come both estoppel certificates, the master insurance declarations, any Ian repair records for your building, your shutter approval if you have shutters, and your home’s permit history with the City of Bonita Springs.
The use restrictions in the recorded 1997 Declaration set no sale approval, but the Declaration refers to restrictions on the sale and transfer of homes contained in the association’s documents as a group, so confirm against the current Declaration as amended, the bylaws and the rules, which can add a buyer application. What every sale does need is both estoppel certificates and the §718.503 disclosure documents delivered to the buyer.
Leasing is a real option at Bay Pointe: the September 2026 MLS pull recorded four Bay Pointe leases in the 12 months to September 30, 2026, tied with Esperia South for the most of any Bonita Bay neighborhood, with a seasonal median of $8,000 where quoted. The Declaration allows leases of 30 days or more, up to three a year (§17.1). We model lease-then-sell against selling now for your floor and size.
Bay Pointe owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is a short drive from the Bonita Bay gates. For this Bay Pointe guide we read the recorded Declaration and every qualified Bay Pointe deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bay Pointe guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 37 qualified Bay Pointe deeds recorded since January 2022 for this update, and we measured the flood zone at five Montego Pointe addresses ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Bay Pointe is a neighborhood where the details decide the price: ground floor or upper floor, 1,555 or 2,007 square feet, a center or an end position, original or updated, a building’s Ian repair history, whether shutters were approved, and whether the buyer understands the leasing and pet clauses before the offer. In a market with a 262-day median time on market, a wrong opening price costs months. Buyers moving from out of state often decide from photos, video and documents before they visit, so a Bay Pointe listing has to explain the floor plans, the flood record and the association layers in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Bay Pointe realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Bay Pointe home? Get a free Bay Pointe home valuation, or call Jesse direct at (239) 898-6072.
Buying in Bay Pointe? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bay Pointe, see our Bonita Bay guide, our Bonita Springs guide and our guides to the coach-home villages Harbor Landing and Sandpiper.
The best Bay Pointe buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppels early, get insurance quotes during your inspection period, and use the disclosure periods Florida law provides. There is no obligation and no cost for an initial conversation.
Buyers ask us the same Bay Pointe questions on almost every showing, and the answers below come from the recorded Declaration, the Lee County record, the Bonita Bay Community Association and the Southwest Florida MLS, September 2026 pull, with the source named in each answer.
Bay Pointe at Bonita Bay is a condominium of 120 coach homes in 26 two-story buildings on Montego Pointe Court and Montego Pointe Way, inside the gated Bonita Bay community in Bonita Springs, ZIP 34134. Each home is on one floor with its own attached garage. The Declaration was recorded in 1997, and the county roll dates the buildings from 1997 to 2000.
Bay Pointe is a condominium under Chapter 718, not a single-family neighborhood. The county roll codes all 120 homes as condominium units, and the Florida condominium register lists the project as BAY POINTE AT BONITA BAY, A CONDO with 120 units. Day to day the format lives like a townhome or patio home, with a private entry and garage, but you own a unit and a share of the common elements.
Bay Pointe has 120 homes in 26 buildings: nine buildings of six homes, sixteen of four and one of two, lettered A through Z as the phases of the condominium. The Florida condominium register and the Lee County roll both count 120 units.
Centex Real Estate Corporation built Bay Pointe as the developer named in the Declaration recorded on March 13, 1997, on land bought from Bonita Bay Properties, Inc., the master community’s declarant. The Lee County roll dates the homes from 1997 to 2000: 34 in 1997, 33 in 1998, 32 in 1999 and 21 in 2000.
Bay Pointe homes run 1,555 to 2,007 heated square feet on the Lee County roll, median 1,820. Most ground-floor homes are 1,613 square feet and most upper-floor homes 2,007. The Declaration planned four positions measured its own way: downstairs center about 1,574, downstairs end about 1,632, upstairs center about 1,931 and upstairs end about 2,040 air-conditioned square feet.
The Lee County roll records 60 Bay Pointe homes with three bedrooms and 60 with two, and every home with two baths. It shows most ground-floor homes as three-bedroom and most upper-floor homes as two-bedroom, even though the upper homes are larger. Listings may describe a den or a different layout, so confirm the actual rooms on the tour.
A ground-floor Bay Pointe home opens at grade and avoids stairs; an upper-floor home is reached by an interior stair from its garage and is larger, most at 2,007 heated square feet against 1,613 downstairs. In the last 12 months of county deeds, seven upper-floor homes sold at a $507,500 median and five ground-floor homes at $395,000.
Yes. The Declaration makes each home’s garage, one-car or two-car, a limited common element for that home’s exclusive use, with the driveway space in front of it assigned to the home (§6.2.4 and §18.2.1). Garages may not be enclosed or converted to living or storage space, and owners may not store belongings in the garage and park in unassigned spaces instead (§17.13).
Bay Pointe homes look over lakes and wetland preserve on the interior of Bonita Bay, not over the bay, the river or a golf course. The Declaration shows wetland reserve easements and a lake inside the neighborhood that the Bonita Bay Community Association maintains (§19.2.3). The outlook varies by building and by floor, and upper-floor lanais see farther, so judge each home’s view in person.
Bay Pointe at Bonita Bay Condominium Association, Inc. (Florida document N97000001118, filed 1997) governs the condominium. The Florida condominium register lists the managing entity in care of Gulf Breeze Management Services, LLC in Bonita Springs. The Bonita Bay Community Association is the master association above it, and every owner is a member automatically.
No. The recorded 1997 Declaration limits Bay Pointe homes to single-family residential use but sets no minimum age, and we found no age-restriction clause in it, so buyers of any age may purchase and live there. Confirm the current Declaration as amended and the rules in the resale documents, because amendments can add restrictions.
Bay Pointe homes sold at a $414,512 median across 12 qualified Lee County deeds recorded since September 2025, from $385,000 to $695,000. The Southwest Florida MLS, September 2026 pull shows a $409,025 median for 11 closings in the 12 months to September 30, 2026. Upper-floor homes of 2,007 square feet produced the three highest recent sales.
Twelve Bay Pointe homes sold in the 12 months since September 2025 in the Lee County qualified-deed record, totaling $5,588,025, with the newest recorded deed dated July 29, 2026. Five were ground-floor homes and seven were upper-floor homes. The Southwest Florida MLS, September 2026 pull counts 11 closings in its own window of the 12 months to September 30, 2026.
The Southwest Florida MLS, September 2026 pull shows a median of 262 days on market for 11 Bay Pointe closings in the 12 months to September 30, 2026, the longest of the Bonita Bay coach-home and carriage-home villages. That is mostly a pricing story: listings that open above the recent deeds wait, and a buyer with the deed record in hand has time and room to negotiate.
On the Southwest Florida MLS, September 2026 pull date, three Bay Pointe homes were listed for sale, from $525,000 to $559,000, with a median list price of $549,000 and a median of 184 days on market. Inventory changes weekly, so ask us for the current list; the asking prices sat well above the $414,512 median of recent deeds.
No. Bay Pointe homes have no private docks, lifts or slips, and the lakes inside the neighborhood are stormwater and amenity lakes, not boating water. Boats may not be parked in Bay Pointe unless kept fully inside a garage (Declaration §17.12). Owners who boat use the Bonita Bay Marina on the Imperial River under a separate storage contract.
By our measurement, the Bay Pointe buildings sit about 0.64 to 0.74 mile from the Bonita Bay Marina’s published GPS position in a straight line. The marina has 326 dry storage spaces for boats up to 36 feet and 98 wet slips, with a 36-inch maximum draft under its permitting agreement. Riding or walking there on the Bonita Bay paths stays inside the gates.
Yes, by separate contract. The marina is owned by a group of Bonita Bay resident investors and bills storage monthly, apart from any association assessment. Buying a Bay Pointe home does not include a slip or rack. Check the 36-foot storage limit, the 16,000-pound wet slip limit and the 36-inch draft limit against your boat before you plan around it.
Yes. Riverwalk Park on the Imperial River has a boat ramp and kayak storage and launch, and Spring Creek Park has kayak and canoe racks and a launch dock, both run by the Bonita Bay Community Association for all Bonita Bay owners. Estero Bay Park adds a boardwalk through mangroves to a private pier on Estero Bay.
Bay Pointe owners pay a condominium assessment to the Bay Pointe association, payable quarterly under the 1997 Declaration, and carry a share of the Bonita Bay Community Association’s master assessment. Neither association publishes current figures online, so the current amounts come from the budget, your latest statement and the estoppel certificates in the sale. We do not repeat fee figures that do not trace to an association document.
Under the Declaration, the Bay Pointe association maintains the common elements and association property, including the Amenities Center, drives, parking spaces, driveways, the exterior walls of the buildings and the outside of the garages, plus the neighborhood’s drainage and stormwater system (§19.2). It insures the buildings at 100% of replacement value and may carry a master flood policy (§14.1 and §14.2).
The owner maintains the home itself and its limited common elements: the interior surfaces, the garage door and its equipment, the garage interior, the air-conditioning equipment, the water heater, appliances and built-in cabinets, the lanai screening, the window panes and the exterior doors, plus any utilities metered to the home (Declaration §19.1.1). The owner also insures personal property and interior equipment with an HO-6 policy.
No. Lee County’s official special districts list names no community development district and no special taxing district for Bonita Bay, so there is no CDD bond or CDD operations line on a Bay Pointe tax bill arising from Bonita Bay itself. Owners pay private association assessments instead, and the Lee County Tax Collector shows every line on a bill.
No. The recorded Declaration says owning a Bay Pointe home does not confer use rights to club facilities or membership in a club (§10.3), and the Club describes itself as a separate entity within Bonita Bay. Membership is optional; the Club does not publish its initiation fees or dues online, and its membership office provides the current schedule.
Yes. The Bonita Bay Community Association owns a gulf-front Private Beach facility outside the gates, rebuilt in concrete with breakaway walls after Hurricane Ian destroyed the original, and runs a year-round shuttle. Every Bay Pointe owner has access as a Bonita Bay owner, with no Club membership needed; the BBCA puts it about 10 minutes from gate to gate.
Yes. A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported a $500 per unit special assessment for the Private Beach rebuild, due June 30, 2025. That date has passed; the master association’s estoppel certificate shows whether anything remains open on the home you buy.
Bay Pointe is in FEMA Zone AE with a base flood elevation of 10 feet NAVD88 at the five Montego Pointe addresses we queried on September 29, 2026, on panel 12071C0652G effective November 17, 2022. Flood insurance is required for a federally backed mortgage in Zone AE. Ask for the elevation certificate for the specific building and home.
Yes. The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed in November 2024 that the City keeps it. Because Bonita Bay is inside the city, that is the rating that applies to a Bay Pointe home, not the county’s.
Bay Pointe is in Lee County Evacuation Zone A, surge zone 1, at the three Montego Pointe addresses we tested on the county’s evacuation layer. Zone A is the first area ordered to evacuate and is often ordered out for any named storm coming from the Gulf. The Declaration also requires owners away in hurricane season to clear the lanai and name someone to look after the home (§17.16).
We found no public primary-source report of flooding inside Bay Pointe homes. Ian destroyed the BBCA Private Beach, flooded the Club’s cart barn and brought storm-surge flooding to parts of Bonita Springs. Ask the seller in writing for the insurance claim history and any repairs, and ask the association about any Ian work or assessment on the building.
Not on the plain text of the statutes. §718.112(2)(g) requires a structural integrity reserve study, and §553.899 a milestone inspection, only for buildings of three habitable stories or more, and Bay Pointe’s buildings have two. The association still owes Chapter 718’s ordinary budget and reserve duties, which the disclosure documents show.
Yes, within the recorded Declaration’s limits: no lease shorter than 30 days, no more than three leases per calendar year, and every lease in writing with a copy to the association (§17.1 and §30.8). The Southwest Florida MLS, September 2026 pull recorded four Bay Pointe leases in the 12 months to September 30, 2026, tied with Esperia South for the most of any Bonita Bay neighborhood in that pull.
No. The Declaration bars leases shorter than 30 days and bars housing transients for pay, which rules out nightly and weekly rentals (§17.1). A seasonal lease of one to three months fits within the Declaration, subject to the three-leases-per-year cap and whatever approval process the association’s current rules add.
Pets need the board’s prior written permission: the Declaration bars keeping a dog, cat or bird in a home without it, lets the board revoke permission, and bars pit bulls entirely (§17.5). Pets must be carried or leashed outside, may not be left on a lanai when no one is home, and a nuisance animal can be ordered removed after written notice.
Only with the association’s prior written consent, and the shutters must match the association’s approved specifications or be brought into conformity at the owner’s expense (§17.16). Shutters are also among the exterior items that need board and declarant approval (§19.1.3), and the work needs a City of Bonita Springs permit.
Each home has its garage, one-car or two-car, and the driveway space in front of it (§6.2.4 and §18.2.1). Unassigned spaces are used under the board’s rules (§18.2.2). Motor homes, trailers, boats, campers, motorcycles and commercial trucks and vans may not be parked in Bay Pointe unless kept fully inside a garage (§17.12).
Florida law protects a condominium owner’s right to install an electric vehicle charger in a parking area the owner has exclusive use of, subject to the conditions in §718.113(8), including installation cost, insurance and compliance with the association’s reasonable requirements. Bay Pointe garages are limited common elements reserved to each home, and the work needs a City of Bonita Springs permit.
Lee County uses proximity-based school choice rather than a single school per address. Under the 2025-2026 plan, nearby options include Spring Creek Elementary in elementary Zone Q, Bonita Springs Middle in middle Zone GG, and Bonita Springs High in the South high school choice zone. Confirm the zones for a Montego Pointe address with the district’s locator.
The City of Bonita Springs Community Development Department issues building permits for Bay Pointe, because Bonita Bay is inside the city, which incorporated in 1999. Before the City permit, exterior work needs Bay Pointe board approval, and where the Declaration requires it declarant approval, plus BBCA Design Review under the master Declaration.
The BBCA says Bonita Bay homes are equipped with Fiber-To-The-Home, with Hotwire’s Fision TV+. The Bay Pointe Declaration anticipates a community cable or master antenna system and otherwise bars antennas and satellite dishes (§17.9). Confirm the current service, and what the association’s contract includes, in the budget and rules.
The NCH Bonita freestanding emergency department at 24040 S. Tamiami Trail in Bonita Springs is the nearest, a short drive from the Bonita Bay gates along US 41. Lee Health’s Coconut Point freestanding emergency department is in Estero to the north, and NCH North Naples Hospital on Immokalee Road provides full hospital care to the south.
We price every Bay Pointe offer from the qualified county deeds that match the home’s floor and size, read the recorded Declaration with you before you sign, and check the flood and evacuation record for the address. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and Marc Comisar leads our buyer consultations for Bonita Bay.
Bay Pointe sellers ask us about price, timing, disclosure and the rules that shape a sale, and every answer below is drawn from the Lee County deed record, the recorded 1997 Declaration, Florida’s Condominium Act, FEMA’s flood layer and the Southwest Florida MLS, September 2026 pull, as covered on this page.
Your Bay Pointe home is worth what the recent deeds for homes like it say, adjusted for condition. The 12 qualified Lee County deeds recorded since September 2025 have a $414,512 median and run from $385,000 to $695,000. Upper-floor homes of 2,007 square feet produced the three highest sales, so the floor, the heated square footage and the level of updating decide where your home falls inside that range. A free valuation compares your home with the deeds that match it.
Twelve Bay Pointe homes sold in the 12 months since September 2025, according to the Lee County qualified-deed record, for a total of $5,588,025. Ground-floor homes sold for $420,000, $400,000, $385,000, $389,000 and $395,000; upper-floor homes for $580,000, $695,000, $507,500, $407,500, $550,000, $450,000 and $409,025. The deeds were recorded from December 2025 to July 2026, and the median of all 12 is $414,512.
The county record shows the level changed but does not say why. The 11 qualified Bay Pointe deeds of calendar 2022 had a $768,000 median and reached $995,000 in August 2022, while the 12 recorded since September 2025 have a $414,512 median, close to the $425,000 median of 2021. Whatever the cause, today’s buyers compare your home with the current deeds, so a price set from a 2022 or 2023 sale will sit on the market.
The sales that should set your price are the recent deeds on the same floor and closest in heated square footage. Ground-floor Bay Pointe homes are mostly 1,613 square feet and sold at a $395,000 median across five deeds in the last 12 months. Upper-floor homes are mostly 2,007 square feet and sold at a $507,500 median across seven deeds. After matching floor and size, adjust for kitchen, baths, flooring, windows, shutters and air conditioning.
Nearly: the county’s 12-month median is $414,512 and the Southwest Florida MLS, September 2026 median is $409,025. The counts differ, 12 county deeds against 11 MLS closings, because the windows differ and because the county records the deed consideration while the MLS records the reported closing price. We publish the deed figures as sale prices and name the MLS figures with their pull date, and we never average the two.
A Bay Pointe home can take many months if it opens above the market: the Southwest Florida MLS, September 2026 pull shows a median of 262 days on market for 11 closings in the 12 months to September 30, 2026. The median sale-to-list ratio is 96.4% across the 10 marketed closings, so homes that close do so near their final asking price. The faster route is to open at a price the recent deeds support, rather than reducing your way down.
Bay Pointe listings sit longer mainly because of the gap between asking prices and deeds. Harbor Landing, the 120-home twin near the marina, showed a 30-day median time on market in the September 2026 MLS pull against 262 days at Bay Pointe. On that pull date the three Bay Pointe listings asked a $549,000 median, well above the $414,512 deed median. Listings priced to the matching deeds do not carry that gap.
A Bay Pointe home listed above the recent deeds usually waits, collects days on market and ends up reduced. The September 2026 MLS pull showed three Bay Pointe listings at a $549,000 median with a 184-day median time on market, while the 12 deeds of the last year have a $414,512 median. Buyers here compare with those deeds, so a long listing history becomes a negotiating point against you.
Yes, and the record shows it. In the 12 months since September 2025, seven upper-floor Bay Pointe homes sold at a $507,500 median and five ground-floor homes at $395,000. Upper-floor homes are also larger on the county roll, 1,828 to 2,007 heated square feet against 1,555 to 1,812 downstairs. One upper-floor home still sold for $407,500, so condition matters as much as the floor.
Position matters mostly through size. The 1997 Declaration planned end homes larger than center homes: about 1,632 square feet for a downstairs end against 1,574 for a downstairs center, and about 2,040 for an upstairs end against 1,931 for an upstairs center. On the county roll most homes are end homes; the nine center homes on each floor sit in the six-home buildings at 1,555 or 1,828 heated square feet.
Square footage moves Bay Pointe prices mostly through the floor split, because the plans cluster at a few sizes. The county roll shows most ground-floor homes at 1,613 heated square feet and nine at 1,555, and most upper-floor homes at 2,007 with nine at 1,828. The Southwest Florida MLS, September 2026 pull showed a $247 median price per listed square foot for Bay Pointe closings, but listing areas run larger than the county’s heated figures.
Bay Pointe sits between Bonita Bay’s other two 120-home coach-home villages on price and above both on size. Bay Pointe’s 12-month county median is $414,512 on homes of 1,555 to 2,007 square feet; Harbor Landing had a $502,500 median over 24 months on homes of 1,425 to 1,797; Sandpiper had $380,000 over 12 months on homes of 1,371 to 1,593. Buyers comparing the three weigh space against marina distance and price.
Build year matters mostly as a prompt for inspection questions. The county roll dates Bay Pointe’s buildings from 1997 to 2000, which makes them newer than Harbor Landing or Sandpiper, but buyers still ask about roof age, windows, plumbing and the home’s own air-conditioning system and water heater, which the owner maintains under Declaration §19.1.1. Receipts, permits and a wind mitigation report answer those questions before they slow a contract.
A two-car garage is worth highlighting, because the Declaration allowed each Bay Pointe garage to be built as one-car or two-car (§6.2.4) and buyers ask about parking early. The deed record does not isolate a garage premium, so we price from the matching deeds and present the garage as a feature. Show its size clearly in the listing, and remember the Declaration bars converting it to living or storage space (§17.13).
McGreevy and Comisar are the best listing agent for Bay Pointe because the work starts with the record: every qualified Bay Pointe deed since 2022, the recorded 1997 Declaration and FEMA’s flood layer at Montego Pointe addresses. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales between Jesse McGreevy and Marc Comisar, and we price to that record.
Yes, within the Bonita Bay Community Association’s Open House Guidelines. Open houses run Monday to Saturday 9 to 5 and Sunday 1 to 4, the listing agreement and request go to the BBCA with at least 72 hours’ notice, signs follow the BBCA standard, and no SOLD signs are allowed. Signs are barred on the golf courses, bike paths and certain road corners, including US 41 at Bonita Bay Boulevard.
Not without approval. The recorded Declaration bars any sign, advertisement or notice visible from the common elements or a public way unless previously and specifically approved in writing by the declarant and the Bay Pointe board (Declaration §17.4), and the BBCA sets its own sign standard. In practice, Bay Pointe listings sell through the MLS, online marketing, video and open houses run under the BBCA guidelines rather than through yard signs.
The use restrictions in the recorded 1997 Declaration set no sale approval, but the Declaration refers to restrictions on the sale and transfer of homes found in the association’s documents as a group, so check the current Declaration as amended, the bylaws and the rules for any buyer application. At the master level, no BBCA purchase application is published. Every sale needs both estoppel certificates and the §718.503 disclosure documents.
Under §718.503(2), a Bay Pointe resale contract must either confirm the buyer received the Declaration, articles, bylaws, rules, the latest annual financial statement and budget, and the frequently asked questions document more than 7 days (excluding weekends and legal holidays) before signing, or give the buyer a right to cancel within 7 such days after signing and receiving them. Ordering the documents before listing keeps that clock from delaying your closing.
An estoppel certificate is the association’s signed statement of what is owed on your home: the regular quarterly assessment, any special assessment, any unpaid balance and any fees due at transfer. Florida’s §718.116(8) requires the association to issue it within 10 business days of a written request, with a $250 base fee cap when nothing is delinquent. A Bay Pointe sale needs one from the Bay Pointe association and one from the Bonita Bay Community Association.
Any transfer or resale charge shows up in the estoppel certificates, and the current amounts are not published. The Bonita Bay Community Association does not post its resale charges on its public website, and the Bay Pointe association’s current fees come from its own documents. We read both estoppels with you before listing so the buyer’s and seller’s closing figures carry no surprises.
Buyers will ask for the current Bay Pointe quarterly assessment, the master association share, what the association maintains, and whether any special assessment is open. Neither association publishes its current figures, so provide the current budget, your latest assessment statement and both estoppels. As recorded in 1997, the Bay Pointe annual assessment included each owner’s share of master common expenses (Declaration §21.1.1), so show buyers how your statement handles it.
It applied to every Bonita Bay unit. A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reported a $500 per unit special assessment for the Private Beach rebuild, due June 30, 2025. That date has passed, and the master association’s estoppel certificate for your home will show whether any balance remains open.
Club membership is separate from the home. The recorded Declaration says owning a Bay Pointe home does not confer use rights to club facilities or membership in a club (Declaration §10.3), and the Club calls itself a separate entity within Bonita Bay. Whether a membership can be transferred, resigned or reissued is set by the Club’s own rules, which it does not publish; get them in writing before you list.
Some buyers do, so the listing should say plainly that membership is optional. The Declaration confirms that owning a Bay Pointe home confers no club rights, and the BBCA amenities that come with the address, the gates, patrol, three parks, twelve miles of paths and the rebuilt Private Beach, require no Club membership. Buyers who want golf can apply to the Club separately after they buy.
No CDD charge arises from Bonita Bay. Lee County’s official special districts list names no community development district or special taxing district for Bonita Bay. Owners pay private association assessments instead, and buyers can confirm every line on the tax bill through the Lee County Tax Collector, which is worth pointing out to buyers comparing Bay Pointe with newer communities that do carry CDD debt.
Your Bay Pointe home is in FEMA Zone AE with a base flood elevation of 10 feet NAVD88, on panel 12071C0652G effective November 17, 2022, based on our queries at five Montego Pointe addresses on September 29, 2026. Gather your elevation certificate, any flood insurance claims and any Ian repair records before listing, because buyers and their lenders will ask for all three early in the contract.
A buyer using a federally backed mortgage will need flood insurance, because Bay Pointe is in Zone AE. The Declaration lets the association carry a master NFIP flood policy on the buildings (Declaration §14.2), and the buyer adds contents coverage through an HO-6 and flood policy. The City of Bonita Springs’ CRS Class 5 rating gives a 25% discount on NFIP policies, which is worth noting in your listing.
Bay Pointe is in Lee County Evacuation Zone A, surge zone 1, at the Montego Pointe addresses we tested, and buyers from outside Florida ask about it often. Zone A is the first area ordered to evacuate and is often ordered out for any named storm from the Gulf. The Declaration also requires owners away in hurricane season to clear the lanai and name someone to look after the home (§17.16).
Ian destroyed the BBCA Private Beach, flooded the Club’s cart barn and brought storm-surge flooding to parts of Bonita Springs; we found no public primary-source report of flooding inside Bay Pointe homes. Handle it with documents: list any Ian repairs to your home, their City of Bonita Springs permits and insurance claims, and ask the association for any Ian-related work or assessment on your building so the buyer hears it from you first.
They should not, on the statutes’ plain text. §718.112(2)(g) requires a structural integrity reserve study, and §553.899 a milestone inspection, only for condominium buildings of three habitable stories or more, and Bay Pointe’s buildings have two. Buyers comparing Bay Pointe with the Bonita Bay towers may still ask, so request a written confirmation from the association and include the current budget and reserve schedule in your package.
A wind mitigation report helps because insurance cost is one of the first questions a Bay Pointe buyer asks. The buildings date from 1997 to 2000, and the report documents features such as roof attachment and opening protection that insurers credit. The association insures the buildings under Declaration §14.1, but the buyer’s HO-6 quote and any lender questions go faster with the report and your window and shutter permits in hand.
Yes, have it ready. The Declaration says no hurricane shutters may be installed without the association’s prior written consent, and shutters that do not match the approved specifications can be brought into conformity at the owner’s expense or removed (§17.16). Give buyers the association’s written approval and the City of Bonita Springs permit for your shutters, so the estoppel and the inspection raise no question about them.
Yes. Bonita Bay is inside the City of Bonita Springs, so permits for windows, shutters, air conditioning, electrical, plumbing and structural work at your Bay Pointe home are City records, not Lee County records. Pulling your home’s permit history before listing lets you close out any open permit and hand buyers proof of updates, which supports your price and keeps the inspection period short.
Yes. Painting or changing any exterior part of the building, and adding exterior lights, screen doors, awnings or shutters, needs written approval of the Bay Pointe board and the declarant (Declaration §19.1.3), structural changes need both consents (§17.17), and Bonita Bay exterior work needs BBCA Design Review. Cosmetic interior updates such as paint and flooring usually need no exterior approval, which is why most pre-listing work at Bay Pointe is interior.
Most Bay Pointe sellers do best with targeted updates rather than a full renovation. The last 12 months of deeds span $385,000 to $695,000 on homes that cluster at a few sizes, and condition explains much of that spread. Fresh paint, flooring, lighting and a serviced air-conditioning system usually pay back, while a full kitchen and bath remodel may not before a sale. We show you the matching deeds for both paths.
Yes. A lease does not stop a sale, but the buyer takes the home subject to the lease unless it ends first. The Declaration limits leases to 30 days or more and no more than three per calendar year, in writing with a copy to the association (§17.1 and §30.8), so most Bay Pointe leases are seasonal. Time the listing and showings around the tenant, and give buyers a copy of the lease.
A clean rental history can help with buyers who plan to lease. The Southwest Florida MLS, September 2026 pull recorded four Bay Pointe leases in the 12 months to September 30, 2026, tied with Esperia South for the most of any Bonita Bay neighborhood, with a seasonal median of $8,000 where quoted. Owner-occupant buyers care more about condition, so document any tenant wear repairs and show that each lease met the Declaration’s 30-day, three-a-year limits.
Many Bay Pointe buyers are seasonal residents who shop in person during the winter months, so listing before or early in season puts your home in front of the most buyers. The Southwest Florida MLS, September 2026 pull showed a 262-day median time on market for Bay Pointe closings, so price matters more than the calendar. A home priced to the matching deeds can sell in any month.
Out-of-state buyers decide from photos, video and documents before they visit, so a Bay Pointe listing needs the floor plan, the floor level, the end or center position, the heated square footage, the garage and the lake or preserve outlook up front. We add the flood zone, evacuation zone, leasing, pet and shutter clauses in plain language, so a buyer who has never seen Montego Pointe Court can make an offer with confidence.
Sellers list with McGreevy and Comisar because we price from the matching Bay Pointe deeds, prepare the §718.503 documents and both estoppels before the first showing, and market the larger plans, the quiet setting and the association layers accurately. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked every qualified Bay Pointe deed recorded since 2022 for this page.
Every Bay Pointe fact on this page comes from the recorded Declaration of Condominium or another recorded instrument, a county, city, state or federal record, the Bonita Bay Community Association, Bonita Bay Club or Bonita Bay Marina’s own published pages, a named news report, or the Southwest Florida MLS figures pulled in September 2026. Sources were accessed in September 2026 unless a date is shown; recorded instruments are cited by book, page or instrument number in the text.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the State of Florida, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Bay Pointe buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study; City of Bonita Springs is NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 revision of six unincorporated panels, none of them Bonita Bay’s | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Bay Pointe permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E countywide, routes and shelters | |
Mandatory flood insurance information | Lee County DCD | Current posting | When flood insurance is required in AE and VE zones | |
Condominium register extract | Florida DBPR | Current extract | Bay Pointe at Bonita Bay, a Condo, PR1P023895, 120 units, recorded March 13, 1997, and its managing entity | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Montego Pointe Court and Montego Pointe Way assigned to Bay Pointe in the BBCA street table | |
Trails map | Bonita Bay Community Association | Current posting | The path network linking Bay Pointe to the parks and the marina | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The recorded Declaration of Condominium of Bay Pointe at Bonita Bay, a Condominium (Official Records Book 2801, Page 805), the Unit Thirty-Seven Declaration (Official Records Book 2713, Page 3287), the master Declaration (Lee County Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy by its issuer online, and the condominium documents come with the resale disclosure package.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Bay Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
