McGreevy and Comisar are the #1 real estate team in Southwest Florida for Bay Pointe at Bonita Bay — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $860 million in personal sales between Jesse McGreevy and Marc Comisar. Whether you're selling your Bay Pointe home or buying one, we know this low-rise community inside out — 10 Bay Pointe homes closed over the past year. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Bay Pointe. 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 with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Bay Pointe recorded 10 closed sales at a median sold price of $413,750 (average $472,900; range $385,000 to $695,000) on a median 224 days on market — with just 3 units currently active ($425,000 to $589,900). (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
If you're searching for the best realtor for Bay Pointe in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring a depth of Bonita Bay experience no other team can match — and in a small, patient-pricing coach-home community like Bay Pointe, that depth is the difference between selling at your number and chasing the market down.
Recent Bay Pointe track record (trailing 12 months): Bay Pointe recorded 10 closed sales over the past year, totaling $4,729,000 in sales volume at a median sold price of $413,750 (average sold $472,900; range $385,000 to $695,000). Those units sold at an average of 95.1% of list price with a median 224 days on market. Just 3 units are currently active ($425,000 to $589,900, median list $579,000) — at an average of 190 days on market. That 224-day median is the single most important number on this page: Bay Pointe is a patient, well-priced market where correct pricing matters more than almost anywhere else in Bonita Bay. Units priced to the most recent comp move; units priced to hope sit for the better part of a year. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
Honors and recognition:
Selling your Bay Pointe home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].
Buying a home in Bay Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Bay Pointe at Bonita Bay is a low-rise carriage-home (coach-home) condominium community of fewer than 40 residences tucked inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It sits on quiet internal courts — Montego Pointe Court and Montego Pointe Way — surrounded by freshwater lakes and protected marsh preserve, well inside Bonita Bay's 2,400-acre footprint. Of the named neighborhoods that make up Bonita Bay's full residential roster, Bay Pointe is among the smallest. That is the point.
This is a community for buyers who want the full Bonita Bay lifestyle — gated security, 12 miles of walking and bike paths, access to the Bonita Bay Marina on the Imperial River, proximity to the Bonita Bay Club's 54 holes of championship golf, a private beach park on the Gulf of Mexico, and the prestige address of one of Southwest Florida's most recognized master-planned communities — without the scale or density of a high-rise tower or a large-subdivision setting. When you live in Bay Pointe, you share your neighborhood with roughly 39 neighbors. You know their cars. You know which residence belongs to the couple from Chicago who comes down from November through April. That intimacy is rare in Bonita Bay's otherwise large-scale context, and buyers who have found Bay Pointe tend to stay.
This page was written for three types of readers. The first is a buyer — primary-home or snowbird — comparing Bay Pointe to other Bonita Bay options and trying to understand whether the carriage-home format, the fee structure (approximately $800–$840/month combined), the lake-and-preserve view setting, and the community amenities are the right match. The second is a Bay Pointe owner thinking about selling, wanting to understand the 2025–2026 market reality — including a median 224 days on market over the trailing year — what pricing strategy is realistic, and whether McGreevy and Comisar is the right team. The third is a Bonita Bay shopper doing systematic due diligence on each of the community's neighborhoods before narrowing to a shortlist.
For all three readers: this page goes deep. You will find here the full story of Bay Pointe's construction, a detailed breakdown of every floor plan, an honest accounting of what you pay in HOA fees and what you get for that money, the post-Ian insurance landscape, what the Bonita Bay Marina trip to the Gulf actually involves, the Bonita Bay Club membership math, the live rental-and-lease picture, the school zones, the healthcare proximity, the post-Surfside structural compliance question (and why Bay Pointe's answer is unusually reassuring), and 50+ FAQs across buyer and seller editions covering every question we have seen buyers and sellers type into Google about this community.
As Top 1% Real Estate Agents Nationally Since 2008, we treat Bay Pointe not as a name on a roster but as a community with its own pricing rhythm — and that rhythm is patient.
Bay Pointe's physical setting within Bonita Bay matters to understand before anything else. The community is located in the interior of Bonita Bay, accessed off Bonita Bay Boulevard west of US-41, north of the Imperial River. The streets — Montego Pointe Court and Montego Pointe Way — are cul-de-sac-style internal courts with very little through traffic. One longtime community observer describes Bay Pointe as "a quiet street with very little vehicle traffic" — which, in the context of a 2,400-acre master-planned community with its own internal boulevard system, tells you everything about the pace of daily life here.
The views from Bay Pointe residences are lake views and marsh/nature-preserve views. There are no golf course views — Bay Pointe's siting does not adjoin any of Bonita Bay's West Campus golf courses. There is no direct Estero Bay or river frontage — Bay Pointe does not sit on the Imperial River or on Estero Bay itself. What you have instead is a setting that faces inward toward Bonita Bay's protected interior: the freshwater lakes that are part of the master community's 230-acre lake system, and the preserved marsh corridor that runs through the community's 1,400+ acres of open space.
For buyers who want to wake up to an open-water view or a sunset view, those products exist elsewhere in Bonita Bay, and they cost more. For buyers who want a quiet, private, community feel with beautiful natural surroundings and the full Bonita Bay amenity package, Bay Pointe delivers at a price point that is among the most accessible in the community. The live MLS bears that out: over the trailing 12 months, closed sales ran from a low of $385,000 to a high of $695,000, with a median of $413,750 — Bonita Bay entry pricing for a full-amenity address. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
The carriage-home format. Bay Pointe buildings are two-story, four-residence structures — two homes on the ground level and two on the upper level, each with its own private attached garage. This format is often called "carriage home" or "coach home" in Southwest Florida real estate terminology. Each home is a condominium in the legal sense: you own your air-space unit and a proportional share of the common land and building elements. But in the day-to-day experience, the carriage-home format feels more like a townhome or a patio home than a traditional condo building. There is no lobby and no long shared corridor connecting you to a dozen other units. You park in your garage, enter your private interior staircase or grade-level entry, and live in a 1,574–2,040-square-foot home with volume ceilings, a screened lanai, and a lake or preserve view.
Who buys in Bay Pointe? The realistic buyer profile is a couple or individual transitioning away from a larger maintenance responsibility — either a single-family home inside Bonita Bay, a primary residence in the Midwest or Northeast, or a larger condo in a different Southwest Florida community. They want to downsize their maintenance footprint without downsizing their quality of life. At Bay Pointe, the sub-HOA maintains the building exterior, the roof, the landscaping, pest control, water and sewer, cable, internet, and the building's master insurance policy. What you maintain is your home's interior. For buyers who are tired of roofs and lawn services and irrigation systems, that trade is highly attractive at Bay Pointe's price point.
The community also draws buyers who specifically value scale and intimacy. Bonita Bay has high-rise towers with 90 to 180+ units. Bay Pointe has fewer than 40 homes. If you have lived in a larger building and missed the sense of knowing your neighbors, Bay Pointe's scale tends to feel closer to what you left behind in a single-family-home neighborhood.
The access package. As residents of Bonita Bay, Bay Pointe owners have access to the full Bonita Bay Community Association (BBCA) amenity portfolio — included in the master HOA fee:
The Bonita Bay Club — 54 holes of championship golf, Har-Tru tennis, pickleball, croquet, a 20,000-square-foot fitness center, a 9,000-square-foot spa and salon, multiple restaurants, and the marina — is an optional equity-style membership not included in the master HOA fee. We cover the Club in detail in its own section below.
The single most authoritative source for Bay Pointe activity is the live MLS, filtered to the community itself. Over the trailing 12 months, the numbers were:
(Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
What the data tells you. Three numbers carry the story. First, the median sold price of $413,750 anchors the middle of the community — Bonita Bay's most accessible price tier. Second, the average sold of $472,900 sits well above the median, pulled up by the larger upper-level and lake-view homes at the top of the range (the $695,000 high sale). Third — and most importantly — the median 224 days on market. That is the defining characteristic of this market. Bay Pointe is not a building where units fly off the shelf. It is a patient market with a small, self-selecting buyer pool, and the homes that sell are the ones priced correctly to the most recent comp. The 95.1% average sale-to-list ratio confirms it: sellers who price realistically are netting within a few percent of ask — but the long DOM means getting the list price right at the outset, rather than reducing your way down over seven or eight months, is the whole game.
The 3 active listings ask between $425,000 and $589,900, with a median list of $579,000 — and they have been on the market an average of 190 days. That active median sits above the trailing-12-month median sold of $413,750, which is exactly the pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price: the asking inventory reaches for the upper end of the range while the closed median sits lower, and the homes that have been reaching are the ones accumulating those 190+ days on market. In a community this small, three active listings is a meaningful share of the standing inventory — when a correctly priced home in a desirable lake-view position comes to market, the serious Bay Pointe buyer notices.
Bay Pointe is in ZIP 34134 — the south Bonita Springs ZIP that encompasses Bonita Bay, Barefoot Beach, and much of the south Bonita Beach Road corridor. This ZIP is disproportionately composed of luxury and upper-mid-market product — gated-community condos, waterfront single-family estates, and high-rise towers — which drives median prices meaningfully above the adjacent 34135 ZIP's broader market. Bay Pointe trades as its own micro-market within that ZIP: a sub-40-home coach-home community whose pricing rhythm has little to do with the towers a mile away and everything to do with its own small, patient buyer pool.
As of 2025–2026, the broader 34134 condo segment is experiencing the normalization that most Southwest Florida luxury condo markets entered after the 2020–2022 COVID-era surge: absorption is slower than the peak, days on market have expanded significantly, and sellers who priced aggressively during 2022–2023 are adjusting. Bay Pointe's live numbers — a 224-day median DOM and a 95.1% sale-to-list ratio — are a precise local expression of that normalization. The good news for buyers is that this has not erased the underlying appreciation of the previous decade. The good news for sellers is that well-priced, well-maintained homes in boutique communities like Bay Pointe continue to transact — ten of them did in the past year.
The single best-documented appreciation arc in Bay Pointe's public records is 4713 Montego Pointe Way #103, which sold in August 2016 for $332,500 and again in August 2024 for $585,000. That is a gain of approximately $252,500, or roughly 75.9%, over eight years — about 7.4% compounded annually. The trajectory was not linear: the 2020–2022 COVID-era demand surge drove values across the entire Bonita Bay carriage-home and low-rise segment up sharply, with days on market compressing dramatically at the peak before normalizing back out to the 224-day median we see in the live MLS today.
The 2022–2024 normalization phase did not reverse those gains. Post-Ian softness affected some Bonita Bay market segments — primarily the high-rise towers, where special-assessment exposure and elevated insurance costs created some buyer hesitation. Bay Pointe's two-story building format provided meaningful insulation from that pressure: as a non-high-rise condo community, Bay Pointe is not subject to Florida's mandatory post-Surfside milestone inspection and Structural Integrity Reserve Study (SIRS) requirements, which apply only to buildings three or more habitable stories. We detail this important distinction in the fee section below.
The current market characteristics favor buyers who can be patient and selective:
Days on market. The live MLS shows a median 224 days on market for closed Bay Pointe sales over the trailing year, with active listings averaging 190 days (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026). This is a slow, deliberate market. Buyers are not under competitive pressure, and there is time to complete proper due diligence, request the budget and reserve summary, and negotiate professionally.
For sellers. The right pricing strategy in this market is not a hopeful number — it is the most recent comparable closed sale, adjusted for floor (ground vs. upper), view (lake vs. preserve), and condition, priced to generate genuine buyer interest in the first 30–60 days. With a 224-day median, the cost of mispricing is severe: a home that opens too high spends most of a year on market, accumulates a stale-listing penalty, and ultimately sells for less than a correctly priced home would have. Homes priced at or just below recent comps in this market move; homes priced above recent comps sit and accumulate days on market that become a negotiating liability.
The data and product type suggest a meaningful premium for lake-view upper-level homes versus preserve-facing or ground-level homes — the spread between the live MLS low sale of $385,000 and the high of $695,000 reflects exactly that range of view, floor, size, and condition within the same small community. Whether a given delta closes fully at sale depends on condition and negotiation, but the directional signal is clear: view matters, and level matters, at Bay Pointe. During showings, we walk buyers through the difference so the premium they pay (or the one they capture as a seller) is grounded in the comp set, not in a brochure.
If you want current Bay Pointe listing data, recent sold comps, or a specific home's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have access to the full MLS history for every home in the community.
To understand Bay Pointe, you have to understand Bonita Bay Group. Founded in 1979 and headquartered in Bonita Springs, Bonita Bay Group created the community that bears its name as its flagship project — and spent the better part of two decades developing it from a 2,400-acre greenfield parcel on Estero Bay into one of Southwest Florida's most recognized addresses. (Source: Phoenix Bay Ventures — the successor entity for Bonita Bay Group's remaining land assets, phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/)
The Bonita Bay community opened in 1985. The original master plan called for approximately 3,300 total units distributed across a mix of product types: custom single-family homes, villas, carriage homes, low-rise condominiums, and luxury high-rise towers grouped in a western bayfront cluster. That mix was deliberate — Bonita Bay Group positioned the community as a full-spectrum luxury address, with something for every segment of the affluent Southwest Florida buyer, from the couple who wants a carriage home and a sports membership to the buyer who wants a bayfront tower residence and a golf equity.
The master plan also devoted a remarkable percentage of land to open space — more than 1,400 acres of the 2,400-acre total, including 230 acres of lakes and miles of natural preserve — which earned the community its Certified Audubon Cooperative Sanctuary designation. Bonita Bay Group was one of the first master-planned communities in the country to achieve that certification, and it set the environmental tone for everything built within the gates.
Bay Pointe was built in 1995 and 1997 — approximately a decade into the community's development, during the phase when Bonita Bay Group was filling in the interior neighborhoods between the established single-family estate areas and the towers going up on the western bayfront. (Source: multiple MLS records confirming 1997 year built; community profile data confirming 1995–1997 construction range.) At this point in the community's development, the infrastructure was mature: the road network was in place, the Club was operating, the marina was open, and buyers were choosing carriage-home communities like Bay Pointe as a way to access the fully built-out Bonita Bay lifestyle at a price point below the towers.
Bonita Bay Group's master plan wound down during the 2000s, with the remaining developable land completed or sold. Two landmark community events followed: in 2010, the Bonita Bay Club — the community's golf, tennis, marina, and social amenity hub — was sold to the members, converting it from a developer-controlled entity to a resident-owned private club. In 2011, the Bonita Bay Community Association (the master POA) was turned over to resident control. The successor developer entity, Phoenix Bay Ventures, retained development rights for specific remaining parcels but no longer controls the community's governance or amenities.
What this means for Bay Pointe buyers today: you are purchasing into a fully resident-controlled community. The Club is owned by its members. The master HOA is governed by an elected resident board. There is no developer in the room with a different agenda.
Bay Pointe's buildings are now approximately 28–30 years old, which puts them at an interesting inflection point for buyers to understand. They are old enough that buyers should expect to see updated kitchens and bathrooms in many homes (the first wave of major interior renovations typically happens in year 15–20 for this era of construction). They are old enough that tile roofs — the standard roofing material for 1990s Southwest Florida carriage homes — are at or approaching the end of their useful life (20–25-year typical lifespan for barrel tile). And they are old enough to benefit from the improvements that experienced residents have made over three decades: updated HVAC systems, impact glass or hurricane shutters installed during or after Hurricane Ian, modernized interiors.
What they are not is outdated in the ways that matter for structural quality. The concrete-block construction of Bonita Bay's 1995–1997 carriage homes is solid, time-tested, and fully compliant with the post-Hurricane Andrew building codes in effect in Florida during that construction era. And as we detail in the fee section, Bay Pointe's two-story height means none of the post-Surfside reserve-study mandates apply — a meaningful advantage over Bonita Bay's high-rise buildings, which face significant mandatory reserve-funding requirements under Florida's 2022–2023 structural legislation.
Bay Pointe consists of fewer than 40 residences distributed across a small cluster of two-story, four-home buildings on Montego Pointe Court and Montego Pointe Way. Each building has two homes on the ground level and two on the upper level, with each home having its own attached private garage. The buildings have tile roofs and stucco exterior finishes consistent with the Florida Mediterranean coastal style common to Bonita Bay's 1990s-era architecture.
Four named floor plans are available — Manatee, Montego, Osprey, and Tarpon — with living area under air ranging from 1,574 to 2,040 square feet. The general rule is that ground-level homes occupy the smaller end of the range and upper-level homes occupy the larger end, though the specific square footage varies by plan.
Ground-Level Homes (generally):
Upper-Level Homes (generally):
The four named plans:
(Contact McGreevy and Comisar for the current floor plan package for any home you are considering.)
Building structure: Concrete-block construction — the Florida standard for this era, providing excellent performance in Category 3–4 wind events compared to wood-frame structures. Built under the post-Hurricane Andrew Florida Building Code standards implemented in the early 1990s.
Roofing: Barrel/S-tile roofs — standard for this era and architectural style. At 28–30 years of age, tile roofs are at or near the end of their typical useful life. Buyers considering Bay Pointe should specifically ask sellers for documentation on roof condition and any recent work. The BBCA and Bay Pointe sub-HOA handle building exteriors and roofs through the HOA's reserve funding, so this is not an individual homeowner capital expenditure — but reserve adequacy is the relevant question to ask.
Interior finishes (typical in renovated homes): Updated kitchens with wood or painted cabinetry, stone countertops, stainless appliances; updated bathrooms with walk-in showers; tile or luxury vinyl plank flooring; plantation shutters; tray and/or vaulted ceilings.
Impact protection: Hurricane shutters and/or impact glass on windows and sliding doors — either installed as original construction compliance or updated in post-Ian improvements. Verify the specific hurricane protection on any home you are considering.
Garage: Every home includes at least a one-car attached private garage. Ground-level homes with the Montego 2-Car plan have two-car garages. The garage is on the ground level; the living space is either at grade (ground-level homes) or accessed via an interior staircase from the garage level (upper-level homes).
The term "single-family" is sometimes used informally for Bonita Bay's non-tower product. Legally, Bay Pointe is a condominium community — the Bay Pointe at Bonita Bay Condominium Association, Inc. holds the underlying land in common ownership, and individual buyers purchase air-space homes with a proportional share of common elements. The MLS sub-type is "Low Rise (1-3)" and the Lee County DOR classification is condominium (DOR Code 04). This distinction matters for:
Every Bay Pointe resident has access to the following amenities maintained by the Bay Pointe at Bonita Bay Condominium Association:
Heated swimming pool: A private, heated pool for Bay Pointe residents only — no shared access with other Bonita Bay communities. Given the community's small size, the pool is rarely crowded.
Spa / Hot Tub: Adjacent to the pool; available year-round.
Clubhouse: An enclosed gathering space with a sink, refrigerator, tables, and chairs — available for resident private events and community gatherings. In a community of fewer than 40 homes, the clubhouse functions as an actual community hub rather than a large institutional facility.
Private fitness / workout facility: On-site exercise equipment for Bay Pointe residents — a no-membership-required option for basic daily exercise, separate from the Bonita Bay Club's larger fitness facilities.
Landscaping and common-area maintenance: The sub-HOA maintains all exterior landscaping, common-area grounds, and building exteriors — including the tile roofs, stucco exterior, and any community hardscaping. Individual owners do not maintain their own lawns; the carriage-home format eliminates that responsibility entirely.
Bay Pointe's master HOA fee funds access to Bonita Bay's community-wide infrastructure:
The Private Beach Park on Bonita Beach (Little Hickory Island)
Bonita Bay's beach park is one of its most-valued amenities and one of the most compelling arguments for the master HOA fee. The park sits on the Gulf of Mexico beach on Little Hickory Island — not a permit-limited beach access point, but a full-facility private park with parking, picnic areas, restrooms, and beach chair service.
Hurricane Ian (September 28, 2022) destroyed the original beach park. What Ian hit was a wooden structure that had stood for decades. What was rebuilt afterward is something significantly better: a new, hurricane-hardened concrete structure with breakaway walls designed for storm-surge events, native dune-vegetation restoration per Florida DEP standards, sea-turtle nesting protection measures, and elevated construction throughout. Bay Pointe's $500/home BBCA special assessment, due June 30, 2025, funded a portion of this rebuild — so any Bay Pointe owner who has paid that assessment has literally contributed to rebuilding a better beach park than the one Ian took.
The community shuttle connects Bonita Bay neighborhoods to the beach park. Shuttle stops are mapped throughout the community; the shuttle runs on a published schedule during season (November through April) and a reduced schedule during summer months. (Source: BBCA, bonitabayresidents.com)
Three Onsite Parks
Bonita Bay's internal parkland is an underappreciated amenity that differentiates it from most other master-planned communities in Southwest Florida:
Collectively, these three parks give Bay Pointe residents access to a range of outdoor recreation that most Florida communities of any price point cannot match: paddling, bird-watching, hiking, picnicking, and fishing — all without leaving the gated community.
12 Miles of Walking and Bicycle Paths
Bonita Bay's internal trail network covers 12 miles throughout the community. The network connects every residential neighborhood, the Club facilities, the parks, the marina, and the community's internal lakes. From Bay Pointe, the marina is walkable or bikeable in approximately 10–15 minutes via the path system. The Club's West Campus is similarly accessible by golf cart or bike. For residents who want to integrate daily movement into their routine without commuting to a gym or park, the trail network is a genuine daily-life amenity.
Gated Security and Community Patrol
Bonita Bay's main entry on US-41 is staffed 24 hours a day, 7 days a week. All guests register at the gate. Community patrol vehicles provide overnight security patrols throughout the community. For a community of this scale — 2,400 acres, many neighborhoods, 3,300+ residences — the security infrastructure is meaningfully more robust than what smaller gated communities can support.
Understanding Bay Pointe's fee structure requires distinguishing between two separate entities and their respective charges.
Sub-HOA quarterly assessment: Approximately $1,400/quarter ($5,600/year) as of 2025–2026 research data. The Bay Pointe sub-HOA fee covers:
Sub-HOA governing entity: Bay Pointe at Bonita Bay Condominium Association, Inc. — Florida Non-Profit Corporation, Document No. N97000001118, filed February 26, 1997, Status: Active. Registered Agent: Gulf Breeze Management Services, Bonita Springs. (Source: Florida Division of Corporations, sunbiz.org, entity N97000001118)
BBCA master annual assessment: Confirmed at approximately $4,420/year (recent MLS data for a Bay Pointe home). The master HOA covers:
BBCA governing entity: Bonita Bay Community Association, Inc. — Florida Non-Profit Corporation, Document No. N07041, filed January 10, 1985, Status: Active. Registered office: 3451 Bonita Bay Blvd, Suite 200, Bonita Springs FL 34134; Tel: (239) 495-8111. (Source: Florida Division of Corporations, sunbiz.org, entity N07041; bonitabayresidents.com/community-association)
| Fee | Annual | Monthly Equivalent |
|---|---|---|
| Bay Pointe sub-HOA | ~$467/month | |
| BBCA master HOA | ~$4,420/year | ~$368/month |
| Combined total | ~$10,020/year | ~$835/month |
Note: The $803–$840/month combined figure referenced in market data is consistent with this structure. The sub-HOA quarterly amount should be verified with Gulf Breeze Management Services for the specific home's current ledger.
Beginning January 1, 2024, the Bonita Bay Community Association implemented a capital reserve contribution requirement: buyers at closing are assessed 0.5% of the purchase price, with a maximum cap of $10,000. This is paid by the buyer at closing and flows to the BBCA's capital reserve fund.
Math on a $415,000 purchase (near the Bay Pointe median): 0.5% × $415,000 = $2,075 added closing cost for the buyer. Math on a $590,000 purchase (near the top active ask): 0.5% × $590,000 = $2,950 added closing cost. At the $10,000 cap: Triggered at purchase prices of $2,000,000 and above (not a Bay Pointe scenario).
This is not an HOA dues line item — it is a one-time buyer-paid capital contribution. It appears on the closing disclosure and should be factored into buyers' cash-to-close calculations. It does not reduce what the seller nets.
The BBCA board approved a special assessment of $500 per home for the community-wide Bonita Bay Hurricane Ian recovery and beach-park rebuild program. Payment was due June 30, 2025. If you are purchasing a Bay Pointe home, confirm via estoppel letter whether the seller has paid this assessment — if it is outstanding at closing, the responsibility transfers depending on how the contract is written. Most purchase contracts for Florida condominiums address estoppel and special-assessment allocation; verify with your attorney.
After the June 2021 Champlain Towers collapse in Surfside, Florida, the Florida Legislature passed SB 4-D (2022) and SB 154 (2023) requiring two new mandatory compliance measures for condominium buildings:
Milestone Inspections: Buildings 3 or more habitable stories, 30 or more years old, must undergo a Phase 1 milestone inspection by a licensed engineer. If the engineer identifies concerns, a more intensive Phase 2 inspection follows.
Structural Integrity Reserve Studies (SIRS): Buildings of 3 or more stories must conduct a SIRS to determine the full funded cost of structural reserve needs, and associations must fund reserves to meet those requirements — eliminating the historic Florida practice of waiving reserve funding by member vote.
Bay Pointe's buildings are 2 habitable stories. The Florida law explicitly applies to buildings of 3 or more habitable stories. Bay Pointe's two-story carriage-home buildings are not subject to either the mandatory milestone inspection or the mandatory SIRS requirement. (Source: Florida Statute §553.899 and §718.112 as amended by SB 4-D and SB 154.)
This is a meaningful buyer advantage compared to Bonita Bay's high-rise towers (Tavira, Esperia, Estancia, Seaglass, Azure, Horizons, Vistas, Omega — all 20+ stories), which are required to complete milestone inspections and fully fund SIRS-calculated reserves. Those requirements have driven significant special assessments in the high-rise segment. Bay Pointe buyers do not face that exposure.
What Bay Pointe buyers should still ask about: the standard reserve-funding adequacy question that applies to any community — is the reserve fund adequately capitalized for the building's upcoming roof cycle, pool resurfacing, painting, and structural maintenance? Ask Gulf Breeze Management Services for the most recent budget and reserve summary during due diligence.
Bay Pointe's primary governing document is the Declaration of Condominium recorded with the Lee County Clerk of Courts. This document — available in the Official Records at or.leeclerk.org — establishes the legal boundaries of each air-space home, defines the common elements, spells out the Association's authority and the owner's rights, and contains the fundamental restrictions on use, modification, and transfer.
Buyers should obtain the full Declaration of Condominium, all amendments, the Bylaws, and the current Rules and Regulations during their inspection/due-diligence period. These documents are required to be provided by Florida law as part of the condominium resale disclosure package.
Key things the Declaration governs:
Bay Pointe's architectural and exterior modification approval process flows through two levels:
Bay Pointe sub-HOA: The condominium association governs home-level exterior modifications that affect the building or common elements — any change to windows, doors, lanai enclosures, exterior fixtures, or any element visible from the exterior.
BBCA Design Review: The Bonita Bay Community Association maintains a professionally staffed Design Review function that reviews all modifications for consistency with community-wide standards. This is not a volunteer committee but a professional process with published written guidelines.
The practical implication: if you want to replace windows with a different frame color, change your front door, modify your lanai, or make any exterior change visible from outside your home — you need prior written approval from both the sub-HOA board and the BBCA Design Review. The BBCA's Design Review Guidelines are available through the bonitabayresidents.com resident portal.
Bay Pointe has the most genuine rental and lease activity of Bonita Bay's current village batch — there is a real seasonal rental market here, which is unusual for a sub-40-home coach-home community. Here is what the live MLS shows.
Over the recent period, Bay Pointe shows 2 active rental listings and 4 recently leased homes, with asking rents ranging from $3,995 to $9,500 — a mix of annual and seasonal terms. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
Treat that range as directional, not a clean annual median. The low end ($3,995) reflects annual unfurnished leasing; the high end ($9,500) reflects in-season furnished seasonal rentals (the peak November–April snowbird window), where a turnkey lake-view coach home commands a substantial monthly premium. The fact that four homes actually leased over the period — in a community this small — is the signal that matters: Bay Pointe is one of the few Bonita Bay villages where a seasonal rental strategy is genuinely viable, not just theoretically permitted.
The rental restrictions for Bay Pointe are governed by the Declaration of Condominium. Based on available sources and comparable Bonita Bay carriage-home community practices, the general framework is:
For owners who want light seasonal use of their home covered while they are away — or who want to capture the in-season rental premium — full-service property management is available through several local luxury-condo managers and through the Bay Pointe management company, Gulf Breeze Management Services. A managed seasonal lease can offset a meaningful share of the ~$835/month combined HOA carry during the months you are not in residence.
That said, set expectations honestly. The combination of a 30-day minimum, a per-year lease cap, a ~$835/month combined HOA cost, and purchase prices in the $385,000–$695,000 range produces modest investment math in the traditional year-round rental model. Bay Pointe is overwhelmingly an owner-occupant and snowbird market with a real seasonal-rental layer on top — not a pure cash-flow investor product. The four recent leases prove the seasonal demand is real; the governing-document caps prove it will never become a transient-rental building. For most buyers here, the right frame is: a personal residence that can pay part of its own way during the months you are up north.
[Exact rental restriction language — verify in the Bay Pointe Declaration of Condominium, available from the Lee County Clerk Official Records or from the Association's management company. The recorded document controls.]
Pet policies for Bay Pointe are governed by the sub-HOA Declaration and Rules and Regulations. General framework based on research and comparable Bonita Bay carriage-home communities:
[Exact pet restriction language — verify in the Bay Pointe Declaration of Condominium.]
The operative FEMA flood map for Lee County was updated on November 17, 2022 — notably, post-Ian — as FIRM Panel 12071C0657F (Lee County, FL). (Source: FEMA National Flood Insurance Program, FIRM panel data for Lee County.)
Bay Pointe's specific flood-zone designation should be verified at the FEMA Map Service Center (msc.fema.gov) using the property addresses (26992 Montego Pointe Ct, Bonita Springs FL 34134, as a representative address). Bonita Bay's interior areas — including the carriage-home communities set back from the Imperial River and Estero Bay — typically fall in Zone X (minimal flood hazard, outside the 100-year floodplain) or Zone AE (100-year floodplain, requiring flood insurance for federally backed loans). The FEMA map lookup will confirm the exact designation for Bay Pointe's specific parcels.
Why this matters for insurance costs: Zone AE properties require flood insurance as a condition of most mortgage financing, typically through the National Flood Insurance Program (NFIP). Zone X properties are not required to carry flood insurance, though many buyers choose to carry it voluntarily given Southwest Florida's storm history. The HOA's master policy covers flood damage to the building's common elements; your HO-6 home policy covers the interior.
Lee County participates in FEMA's Community Rating System (CRS), which provides flood-insurance premium discounts to communities that go beyond the minimum NFIP requirements in their floodplain-management practices. As of November 2024, Lee County maintained its CRS Class 5 rating — a discount level that translates to a 25% reduction in NFIP flood-insurance premiums for properties in the unincorporated areas of the county. (Source: Lee County communications, November 2024 CRS rating confirmation.)
This discount is worth real money. For a Bay Pointe home with a $250,000 NFIP flood-insurance coverage amount, a 25% discount saves approximately $400–$600/year compared to what the same homeowner would pay without the CRS discount.
Hurricane Ian made landfall near Fort Myers Beach on September 28, 2022, as a Category 4 storm with maximum sustained winds of 150 mph. Ian's path brought storm surge of 12–14 feet to Bonita Beach and the Little Hickory Island area — the location of Bonita Bay's beach park, which was destroyed.
For the interior of Bonita Bay — where Bay Pointe is situated — the experience was materially different from the coastline. Bay Pointe's location well inland from Estero Bay and the Imperial River provided meaningful protection from the worst storm surge. The buildings' elevation and inland position meant that direct surge inundation to ground-level homes was either minimal or absent, depending on specific elevation. (No specific Montego Pointe Ct / Montego Pointe Way surge-damage reports were identified in regional news coverage of Hurricane Ian's effects on Bonita Bay's residential interior — suggestive but not conclusive; it contrasts with the well-documented damage to the marina, the beach park, and the towers.)
What is documented for Bonita Bay as a whole:
Bay Pointe buyers should verify Ian's specific impact on their home of interest through the seller's disclosure, the estoppel letter, and any insurance claims history available through the Association.
The 2024 hurricane season brought two additional significant storms to Southwest Florida. Hurricane Helene (September 2024) produced storm surge along the west coast, including the Bonita Springs area, though at lower intensity than Ian for this specific geography. Hurricane Milton (October 2024) tracked across central Florida and produced significant rain and wind impacts in the Bonita Springs area. For Bay Pointe, the specific impacts of Helene and Milton should be verified with the seller's disclosure and the Association.
The post-Ian Florida property-insurance market has been one of the most challenging in decades. Multiple private carriers exited the state after Ian, Citizens Property Insurance Corporation became the insurer of last resort for a larger percentage of Lee County properties, and premiums increased significantly across the board.
For Bay Pointe buyers, the critical insurance question is not your individual home's HO-6 policy (which covers interior contents and is relatively affordable) but the master building insurance policy that the sub-HOA carries. This policy covers the building exterior, roof, and common elements — and its premium is embedded in your sub-HOA assessment. The post-Ian market has driven up master-policy premiums for condo associations throughout Southwest Florida, a contributing factor to rising HOA assessments across the market.
Bay Pointe's two-story advantage in the insurance market: High-rise towers face structurally more complex insurance underwriting (wind exposure increases with height; rooftop mechanical systems create specific risk profiles). Bay Pointe's two-story concrete-block carriage-home format is generally underwritten at lower premium rates than equivalent tower coverage. This is one reason — alongside the SIRS and milestone-inspection exemption — that the low-rise format offers structural economic advantages buyers should weigh when comparing Bay Pointe to Bonita Bay's towers.
Bay Pointe residents do not have private docks. This is an important clarity point for the many buyers who read "Community Gulf Boat Access" in MLS listings and assume it means something attached to their home. What it means is access to the Bonita Bay Marina — and access to the Bonita Bay Marina is itself an excellent boating amenity, just a separately priced and separately enrolled one.
The Bonita Bay Marina is located at 27598 Marina Pointe Drive SW, Bonita Springs, FL 34134, on the Imperial River at the southern end of the Bonita Bay community. GPS: N26° 20.315, W081° 49.677. It operates seven days a week, 8:00 AM to 5:00 PM, closed only on Thanksgiving, Christmas Day, and New Year's Day (weather permitting). (Source: bonitabaymarina.net/about-bonita-bay-marina; bonitabayresidents.com)
The marina offers:
Backwater Jacks restaurant is on-site at the marina — a casual waterfront dining venue. Sweetwater Lifestyles Boat Club also operates from the marina, offering sunset cruises, dolphin tours, and fishing charters since 1992.
Marina management: VP of Operations / Marina Manager Tibe Larson; Dockmaster Stephen Kildahl; Ships Store Manager Caraline Shapton. Contact: (239) 495-3222; [email protected]. (Source: bonitabaymarina.net)
The Imperial River connects Bonita Bay Marina to Estero Bay and ultimately to the Gulf of Mexico. This is where Bay Pointe buyers with boating interests need to pay careful attention:
The Imperial River channel is shallow — approximately 3 feet at low tide. The marina enforces a strict 36-inch (3-foot) maximum draft for all vessels using wet slips and dry storage. This is not a soft preference — it is a hard limit based on the marina's permitting agreement. (Source: bonitabaymarina.net)
What this means in practice: Boats using the Bonita Bay Marina need to be sized and drafted to navigate the Imperial River in tidal conditions. Deep-keel sailboats, large offshore vessels, and boats over 36 feet are not accommodated. For bay boats, flats boats, deck boats, center consoles, and smaller outboard-powered boats — the majority of boating in this estuary — the Imperial River and marina are excellent fits.
The route to open water: From the Bonita Bay Marina, boats exit via the Imperial River north to Estero Bay, then through New Pass (between Bonita Beach and Fort Myers Beach) to the Gulf of Mexico. The bay — designated the Estero Bay Aquatic Preserve by Florida DEP — is a 10,000+ acre protected estuary with seagrass beds, mangrove shorelines, and manatee slow-speed zones throughout. Responsible navigation and manatee awareness are required.
Tidal influence: Estero Bay is tidal — the range is typically 2–3 feet. Boats with significant draft need to time passages through the shallower sections of the Imperial River at or near high tide.
Marina membership is not automatic: Bonita Bay Marina is owned by a group of Bonita Bay resident investors — semi-private, not open to the public, and not included automatically in the BBCA master HOA fee. Bay Pointe residents wanting marina access apply for a slip rental or dry-storage berth and pay the applicable fees. There is typically a waitlist for wet-slip assignments. (Source: Bonita Bay Marina Storage Rates PDF, bonitabaymarina.net)
The Bonita Bay Club is the amenity layer that makes Bonita Bay, Bonita Bay. It is also a frequent source of buyer confusion, because the Club's quality and scope creates the impression it must be included in the HOA. It is not. The Bonita Bay Club is an optional, non-equity private membership — separate from the BBCA master HOA, separately priced, separately enrolled — that Bay Pointe buyers may choose to join or not.
54 holes of championship golf across two campuses:
A new Golf Academy opened at Bonita Bay Club in February 2024. (Source: firstcallgolf.com, February 2024)
Sports and Fitness:
Dining: Multiple Club dining venues including the main clubhouse restaurants. The Club also hosts tournaments, social events, and member programming throughout the year.
Beach access: Club members also access the private beach park through the BBCA shuttle system — the same beach park BBCA members access, with the Club's social-programming layer on top.
The Bonita Bay Club is a non-equity club with non-refundable initiation fees. The two primary tiers as of research:
| Tier | Initiation Fee | Annual Dues | Access |
|---|---|---|---|
| Golf Membership | ~$150,000 | ~$19,500/year | Full access — both campuses (54 holes), all sports, fitness, dining, social |
| Sports Membership | ~$60,000 | ~$10,110/year | Tennis, pickleball, fitness, dining, social — no full golf rounds (limited access varies) |
(Sources: secondary market data; for official current pricing contact the Bonita Bay Club Membership Office directly at 239-495-0200. The above figures are research-derived and should be verified with the Club before any membership commitment.)
Important facts for buyers:
The membership math for a Bay Pointe buyer considering Golf Membership:
Combined HOA: ~$10,020/year · Golf Membership dues: ~$19,500/year · Golf Membership initiation (one-time): ~$150,000 → Total year-one cost for HOA + Golf Membership: ~$179,520.
That is a significant number relative to a home that sells in the $385,000–$695,000 range. It is also why many Bay Pointe buyers — particularly snowbirds rather than primary residents — choose the Sports Membership tier or no Club membership at all, accessing golf on a guest-fee basis when desired. There is no social stigma in Bonita Bay for non-Club-member residents; both approaches coexist comfortably.
For Bay Pointe buyers considering Club membership, the 54-hole program is the most significant differentiator that justifies the ~$150,000 Golf Membership initiation fee.
Bay Island: The West Campus's flagship layout, playing along and around Estero Bay with genuinely dramatic water views for an inland Southwest Florida course. Bay Island has undergone renovation cycles managed by Hills-Forrest-Smith. Course statistics should be confirmed with the Club, as they may reflect post-renovation updates. (Source: top100golfcourses.com; PR Newswire Bay Island reopening announcement)
Marsh: More interior, with tighter fairways and tree-lined corridors through the community's preserve areas. Popular among members who prefer course management and shot-shaping over spectacle.
Creekside: The West Campus's most naturalistic layout, running along Spring Creek's corridor. Wildlife is a constant companion — for members who appreciate a course that feels like an extension of the nature preserve.
Cypress: Designed by Tom Fazio in the late 1990s. The East Campus's primary layout, listed among the better-regarded private courses in the Naples/Bonita Springs region. (Source: top100golfcourses.com/golf-course/bonita-bay-cypress)
Sabal: Underwent renovation by Fazio Design with Tom Marzolf leading — Marzolf was part of the original Fazio team that created the course. The renovation timeline and current playable status should be confirmed with the Club's Golf Shop. (Source: golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club)
The split two-campus structure is unusual among Southwest Florida private clubs — one Golf Membership covers 54 holes across two properties approximately 15 minutes apart.
Because Bay Pointe owners contributed $500/home to the beach-park rebuild through the BBCA's Hurricane Ian special assessment, it is worth understanding in detail what was destroyed and what was built to replace it.
Hurricane Ian's storm surge on September 28, 2022 was catastrophic for the Little Hickory Island / Bonita Beach coastline. The surge of 12–14 feet destroyed structures across the beachfront, including the Bonita Bay private beach-park facility. The original was a wooden structure — appropriate for its era, well-maintained, but not designed to withstand a direct Category 4 storm surge. The BBCA's own language is unambiguous: the beach was "totally destroyed" by Ian. (Source: bonitabayresidents.com/private-beach)
The rebuilt beach park is fundamentally different, designed around two principles: storm resilience and ecological appropriateness.
Storm resilience: The new structure is concrete construction throughout, with breakaway walls designed to fail in a controlled way under major surge (releasing storm energy rather than failing catastrophically). The footprint and elevation were reassessed based on FEMA's post-Ian flood mapping. The result is a facility designed to survive the next major hurricane.
Ecological appropriateness: The redevelopment incorporated native dune-vegetation restoration (sea oats, beach sunflower, sand cordgrass) rather than ornamental landscaping. Native dune vegetation actively stabilizes sand against wave action and is required under Florida DEP coastal-construction standards. Sea-turtle nesting protection measures were integrated, including lighting restrictions during nesting season (May–October). (Source: BBCA Beach Park Redevelopment Plan; Florida DEP coastal-construction requirements)
What Bay Pointe residents and all Bonita Bay BBCA members now access is a better, more resilient facility than the one Hurricane Ian destroyed — financed in part by the $500/home assessment that every Bay Pointe owner paid or will pay at closing.
The following public school zones apply to 26992 Montego Pointe Ct, Bonita Springs, FL 34134 (representative Bay Pointe address). Lee County School District zone assignments should be confirmed at leeschools.net for any specific home, as boundaries can shift.
Elementary School: Spring Creek Elementary School
Middle School: Bonita Springs Middle Center for the Arts
High School: Bonita Springs High School
Note for buyers: Bay Pointe is within the City of Bonita Springs's incorporated area. City school assignments follow Lee County School District zoning; there are no separate city-operated schools.
Private schools in proximity (within 10–20 miles via US-41): Community School of Naples (PK–12), St. Raphael Catholic School (Bonita Springs), and various private options along the Collier–Lee corridor.
Nearest emergency care: NCH Bonita Springs Freestanding Emergency Room at approximately 24040 S. Tamiami Trail, Bonita Springs — approximately 1.5 to 2.5 miles from Bay Pointe. A full-service, 24/7 emergency room operated by NCH Healthcare System. For a community with a significant snowbird population (age 55+), having a fully staffed ER within roughly 2 miles is a material quality-of-life factor.
NCH Bonita Springs Hospital: full inpatient hospital services available nearby.
Lee Health facilities: The Lee Health system serves Lee County with multiple campuses, including Lee Health Coconut Point (approximately 10–12 minutes) and Gulf Coast Medical Center in Fort Myers (20–30 minutes via US-41 or I-75).
Urgent care: Multiple urgent-care facilities within 2–3 miles along US-41 and Bonita Beach Road.
Mail is delivered to community mailboxes. Package deliveries (Amazon, UPS, FedEx) go to the guard gate or community mailroom area — confirm the procedure with Gulf Breeze Management Services.
Pickup follows the City of Bonita Springs schedule for the 34134 service area. The sub-HOA coordinates common-area waste management.
Each home has at least one private attached garage. Guest parking is available in community surface lots. Bay Pointe's small scale keeps parking uncrowded.
The Bay Pointe sub-HOA includes bulk cable and internet service in the HOA fee. Verify the current provider and the tier included; residents wanting upgraded speeds can typically arrange direct service at additional cost.
The main Bonita Bay entrance on US-41 is staffed 24/7. All guests must check in. Bay Pointe itself does not have a separate sub-community gate — the entire neighborhood is within the gated Bonita Bay perimeter.
From Bay Pointe, by bicycle or golf cart along Bonita Bay's trail network: the Bonita Bay Marina / Backwater Jacks is approximately 10–15 minutes; the Bonita Bay Club West Campus is approximately 10–20 minutes; Spring Creek Park and Riverwalk Park are within community distance. Off the grounds: US-41 / South Tamiami Trail is the primary commercial corridor, immediately accessible from the main gate, with major grocery (Publix, Whole Foods, Fresh Market), pharmacy, dining, and retail within 1–3 miles. The Promenade at Bonita Bay shopping center is directly adjacent.
In 2022, Bonita Springs was certified as part of the Blue Zones Project — an evidence-based community-wellbeing initiative developed from National Geographic researcher Dan Buettner's two-decade study of the world's longest-living populations. The certification recognizes communities that have made measurable changes to their built, food, social, and policy environments consistent with the behaviors documented in the world's longest-lived populations. (Source: Blue Zones Project Florida)
What is remarkable about the certification as it applies to Bonita Bay is how closely the community's original 1980s master plan anticipated what decades of longevity research would later confirm: that daily movement embedded in the physical environment, social connection with neighbors, access to nature, and purpose-driven community are the actual determinants of healthy aging.
Consider how Bay Pointe scores against the key Blue Zones built-environment criteria:
Natural movement: The 12 miles of walking and bicycle paths through Bonita Bay are not an amenity residents must motivate themselves to use — they are the infrastructure of daily life. Bay Pointe's position within the trail network means residents who choose to walk everywhere can.
Social environment: In a community of fewer than 40 homes, the density of social connection is unusually high. Bay Pointe's shared pool and clubhouse create natural gathering infrastructure; accidental social contact happens daily rather than occasionally.
Nature immersion: The freshwater lakes and preserved marsh corridor that Bay Pointe overlooks are stress-regulation environments. Research on nature exposure's effect on cortisol, blood pressure, and subjective wellbeing is consistent: people who can see natural water and vegetation from their homes experience measurably better daily stress regulation.
Purpose and community: Bonita Bay's structure — the Club's programming, the community events, the parks, resident-controlled governance — provides the engagement infrastructure that keeps older adults purposefully connected. For Bay Pointe buyers making a lifestyle decision, not just a real estate investment, the convergence of the community's design with leading longevity research is a meaningful signal about what daily life here is likely to produce.
One thing that distinguishes Bonita Bay from many other master-planned communities is the maturity and stability of its governance. The Bonita Bay Community Association has been resident-controlled since 2011, following the formal turnover from Bonita Bay Group. The Club was sold to members in 2010. Both transitions happened cleanly, without the litigation that has characterized similar transitions in other major Florida communities.
The BBCA is organized as a Florida Non-Profit Corporation (Document No. N07041, filed January 10, 1985 — over 40 years of continuous operation), headquartered at 3451 Bonita Bay Blvd, Suite 200, Bonita Springs FL 34134. The BBCA website (bonitabayresidents.com) provides residents with community news, park schedules, shuttle information, and a member portal for governing documents.
For Bay Pointe buyers, the BBCA's track record matters for several reasons:
Assessment stability: A well-governed HOA with adequate reserves and professional management produces predictable assessments with minimal surprises. The Ian special assessment ($500/home for the beach-park rebuild) was a genuine exceptional circumstance — a transparent, clearly documented assessment with a defined purpose and deadline, the mark of a professionally administered organization.
Design Review integrity: The BBCA's professionally staffed Design Review function means exterior-modification applications get reviewed by people with relevant expertise rather than a volunteer committee with varying knowledge.
Financial transparency: Florida condominium law provides residents significant disclosure rights. The BBCA budget, meeting minutes, and financial statements are accessible to members through the portal. Prospective buyers should review the most recent annual budget and reserve-study data during due diligence.
Buyers evaluating Bay Pointe should understand where it fits within the Bonita Bay coach-home landscape and how it compares to similar products nearby.
Oakwood / Oakwood Villas — Another Bonita Bay low-rise/coach-home community. Pricing and product type are comparable; the differences are in specific location within Bonita Bay (views, proximity to Club).
Bermuda Cove, Ibis Cove, Sandpiper, Cranbrook — Other small-to-medium Bonita Bay low-rise and villa communities in comparable pricing bands, each with a unique character. A buyer narrowing to Bonita Bay coach homes should evaluate 3–4 of these before committing.
The Towers (Tavira, Esperia South, Esperia North, Seaglass, Horizons, Azure, Omega, Estancia, Vistas) — Bonita Bay's high-rise portfolio, commanding premium prices ($2M–$8M+) for bayfront product. Fundamentally different from coach homes; buyers who want the bay view and can afford a tower should evaluate them alongside, knowing the price and lifestyle gap is large.
Pelican Landing (Estero) — Master-planned community with coach homes, villas, and townhomes in a similar price range, tennis-strong with private-island beach access. Different community character.
Coconut Point area communities (Estero) — Several gated condo communities along the Estero corridor offer coach-home product at competitive price points with less infrastructure than Bonita Bay but lower HOA costs.
Scale and intimacy: Fewer than 40 neighbors. Bay Pointe is Bonita Bay's version of a small town within a large one — the scale of the master community's amenities without the density of its larger neighborhoods.
Maintenance-free exterior: The HOA covers building exterior, roof, landscaping, pest control, water/sewer, cable, internet, and master building insurance. Your responsibility is the home interior. Ideal for busy buyers or those who spend months away.
Structural compliance advantage: Not subject to Florida's post-Surfside milestone inspection or SIRS requirements. No pending mandatory structural-assessment costs.
Price-point access to a flagship community: Bay Pointe offers entry to Bonita Bay at $385,000–$695,000 (live MLS range) versus $2M–$8M+ for tower homes — the same gated security, beach park, trail network, Club option, and marina access at a fraction of the tower price.
A genuine seasonal rental layer: Bay Pointe shows real lease activity (4 recent leases, asks $3,995–$9,500) — one of the few Bonita Bay villages where a managed seasonal rental can offset a meaningful share of carry while you are up north.
Natural setting: Lake and preserve views without commercial clutter. A genuinely scenic, quiet daily environment.
Long days on market: The live MLS median is 224 days (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026). This is a patient market. For sellers, that makes correct initial pricing non-negotiable. For buyers, it means time to be selective — but also that liquidity is slower than in faster Bonita Bay tiers.
No navigable waterfront and no private docks: For buyers who prioritize keeping their boat at home, Bay Pointe is not the right product. Marina access requires a separate application, fees, and a slip waitlist.
Imperial River draft limitations: Even with marina access, the river's 3-foot low-tide depth and 36-inch draft limit cap boat size. Bluewater cruisers and deep-keel vessels are not accommodated.
No golf course views: Buyers who specifically want a fairway view should evaluate Bonita Bay's golf-view communities.
Aging building stock: 1995–1997 construction is 28–30 years old. Tile roofs are at end-of-useful-life; HVAC systems have likely been replaced at least once; unrenovated homes reflect 1990s design. Buyers wanting turnkey modern interiors should find renovated homes or budget for renovation.
HOA fee trajectory: The combined ~$835/month is meaningful. Post-Ian insurance increases have driven HOA fees upward across Bonita Bay; further increases are likely given Florida's insurance market and the building stock's aging capital needs.
If you are searching for a Bay Pointe listing agent, or thinking "I want to sell my coach home in Bonita Bay" — you've found the right page, and likely the right team.
Bay Pointe is a small community with a patient market — a median 224 days on market over the trailing year (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026). In a market that slow, every listing decision matters, and the single biggest one is the opening price. Buyers who are serious about Bay Pointe — as opposed to buyers generally considering Bonita Bay — are a specific profile: they know what they want, they have often toured several other Bonita Bay communities, and they will act when they find the right home at the right number. Getting your listing in front of that buyer, and pricing it so it sells in the first 60 days rather than the eighth month, requires market penetration and pricing discipline that only the dominant team in the market can deliver.
McGreevy and Comisar at Domain Realty have represented buyers and sellers throughout Bonita Bay for over two decades. We know Bay Pointe not as a name on a roster but as a community with specific characteristics — which homes have been renovated and which haven't, why a lake-view upper-level home commands more than a preserve-facing ground-level one, and the precise profile of the buyer who will pay a premium for this specific community. As Top 1% Real Estate Agents Nationally Since 2008, that knowledge translates directly into pricing strategy, buyer targeting, and negotiation outcome.
Realistic days on market: The live MLS median is 224 days — and that median is dominated by homes that opened above the comp set. Correctly priced, well-presented homes can and do sell faster; homes priced to hope drag toward and past that median and require reductions that erode net proceeds. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.)
Pricing strategy: Bay Pointe's small size means comparable-sales data is thin — about 10 closed transactions in the past year. The most reliable anchors are the trailing-12-month median sold of $413,750 and average sold of $472,900, with the 95.1% average sale-to-list ratio showing that well-priced sellers net within a few percent of ask. Layer on level (ground vs. upper), view (lake vs. preserve), renovation status, and current active competition (3 listings, $425,000–$589,900) to arrive at the right list price.
Disclosure requirements: Florida law requires specific condominium resale disclosures — the Declaration, Bylaws, Rules and Regulations, current budget, recent meeting minutes, and evidence of insurance. Plan on 3–7 business days to obtain these from Gulf Breeze Management Services.
The BBCA Ian assessment ($500/home): If your home's Ian special assessment is unpaid as of your listing date, confirm in your listing documents whether it is being paid from sale proceeds. Buyers will find out via the estoppel letter.
Staging: In a patient market, presentation matters more, not less. Bay Pointe homes with fresh paint, updated hardware, clean lanai furniture, and professional photography consistently outperform unstaged homes in days on market and final sale price — a meaningful edge when the median sit is 224 days.
Contact Jesse directly: (239) 898-6072 — text or call, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation. We will pull the current comp set, factor in your home's level, view, renovation status, and active competition, and give you a direct, honest answer on what the market will bear today. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with offices at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — just minutes from the Bonita Bay main gate. We have represented buyers and sellers across Bonita Bay's coach-home villages and towers alike, through the post-Ian recovery and into the current market cycle, and we know Bay Pointe's patient pricing rhythm cold.
Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 Free home valuation: https://mcgreevyandcomisar.com/home-valuation
McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com. We live and work in the same market you are buying or selling in. Call or text Jesse directly at (239) 898-6072.
What is Bay Pointe at Bonita Bay? Bay Pointe is a low-rise carriage-home (coach-home) condominium community of fewer than 40 homes inside the master-planned community of Bonita Bay in Bonita Springs, FL 34134. Buildings are two-story, four-home structures with private attached garages. Homes range from approximately 1,574 to 2,040 sq ft under air. Views are lake and preserve (no direct Estero Bay or river frontage).
Is Bay Pointe a single-family home community? No. Bay Pointe is a condominium community — legally classified as "Low Rise (1-3)" in the MLS, with DOR Code 04 (condominium) at the Lee County Property Appraiser. Individual homes are air-space condominiums. The carriage-home format feels more like a townhome or patio home in daily experience, but the legal structure is condominium.
What are the HOA fees at Bay Pointe? Approximately $835/month combined: a Bay Pointe sub-HOA of roughly $1,400/quarter (~$5,600/year, $467/month) plus a BBCA master assessment of roughly $4,420/year ($368/month). The sub-HOA covers building exterior, roof, landscaping, master insurance, pest control, water/sewer, bulk cable/internet, pool/spa, clubhouse, and reserves. Verify the current figure for any specific home with Gulf Breeze Management Services.
What do homes sell for at Bay Pointe? Over the trailing 12 months, Bay Pointe recorded 10 closed sales with a median sold price of $413,750 and an average of $472,900, ranging from $385,000 to $695,000. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) Price varies by level (ground vs. upper), view (lake vs. preserve), size, and renovation status.
How long do homes take to sell at Bay Pointe? The live MLS median days on market is 224, with active listings averaging 190 days. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) This is a patient market. Correctly priced, well-presented homes sell faster; overpriced homes sit toward and past that median. Pricing to the most recent comp at the outset is the single biggest determinant of how quickly your home sells.
What is the sale-to-list ratio at Bay Pointe? Over the trailing 12 months, closed Bay Pointe sales averaged 95.1% of list price. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) Well-priced sellers net within a few percent of ask — but the long DOM means the opening price must be right, not aspirational.
How many homes are for sale right now? As of the June 2026 pull, 3 active listings, asking $425,000 to $589,900 (median list $579,000), averaging 190 days on market. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) In a sub-40-home community, three active listings is a meaningful share of standing inventory.
What floor plans are available? Four named plans — Manatee, Montego, Osprey, and Tarpon — ranging from approximately 1,574 to 2,040 sq ft under air. Ground-level homes occupy the smaller end; upper-level homes the larger. Some ground-level homes have a 2-car garage (the Montego 2-Car); corner upper-level homes can have 3 full bathrooms.
Does each home have a garage? Yes. Every home includes at least a one-car attached private garage. Some ground-level homes have two-car garages.
What views does Bay Pointe have? Lake views and marsh/nature-preserve views. There are no golf course views and no direct Estero Bay or Imperial River frontage. Upper-level lake-view homes carry a premium over preserve-facing or ground-level homes.
Is Bay Pointe subject to the post-Surfside milestone inspection and SIRS requirements? No. Those Florida requirements (SB 4-D / SB 154) apply to buildings of 3 or more habitable stories. Bay Pointe's buildings are 2 stories, so they are exempt — a meaningful advantage over Bonita Bay's high-rise towers, which face mandatory inspections and reserve funding.
What does the master HOA fee include for amenities? Access to the BBCA's community-wide amenities: the private Gulf-front beach park on Little Hickory Island (with shuttle), three onsite parks (Estero Bay, Riverwalk, Spring Creek), 12 miles of trails, 24/7 gated security, and Design Review. Bay Pointe's own private amenities (heated pool, spa, clubhouse, fitness room) are covered by the sub-HOA.
Is the Bonita Bay Club included? No. The Bonita Bay Club (54 holes of golf, tennis, pickleball, spa, fitness, dining) is an optional, separately priced membership — approximately $150,000 initiation / $19,500 annual dues for Golf, or ~$60,000 / ~$10,110 for Sports. Verify current pricing with the Club Membership Office at 239-495-0200. Many Bay Pointe buyers join at the Sports level or not at all.
Can I keep a boat at Bay Pointe? Not at your home — Bay Pointe has no private docks. You can apply for a slip or dry-storage berth at the Bonita Bay Marina (separate fees, possible waitlist). Note the marina's 36-inch maximum draft and the Imperial River's ~3-foot low-tide depth, which cap boat size at roughly 36 feet.
What is the flood zone at Bay Pointe? Bonita Bay's interior carriage-home areas typically fall in Zone X (minimal hazard) or Zone AE (100-year floodplain). Verify the exact designation for a specific home at the FEMA Map Service Center (msc.fema.gov). Lee County's CRS Class 5 rating provides a 25% NFIP flood-insurance discount.
How did Bay Pointe fare in Hurricane Ian? Bay Pointe's inland interior position provided meaningful protection from Ian's worst storm surge, which devastated the coastline. No specific surge-damage reports for Montego Pointe Ct/Way were identified in regional coverage (suggestive, not conclusive). Verify any specific home's history through the seller's disclosure and estoppel.
What schools serve Bay Pointe? Spring Creek Elementary (K–5, gifted/STEM programming), Bonita Springs Middle Center for the Arts (6–8), and Bonita Springs High School (9–12, FGCU dual enrollment). Confirm current assignments at leeschools.net.
How far is the airport? Southwest Florida International Airport (RSW) is approximately 25–30 minutes by car — one of the closest major airports to any Bonita Springs address.
Is there a Publix or Whole Foods nearby? Yes — Whole Foods at Coconut Point is approximately 8 minutes; multiple Publix locations are within 5 minutes along US-41 and Bonita Beach Road. The Promenade at Bonita Bay is directly adjacent to the community.
What is the nearest hospital/ER? NCH Bonita Springs Freestanding ER is approximately 1.5–2.5 miles. Lee Health Coconut Point is approximately 10–12 minutes. A 24/7 ER within ~2 miles is a genuine quality-of-life advantage for the 55+ snowbird demographic.
Are pets allowed at Bay Pointe? Yes, common household pets are expected to be permitted, subject to the Declaration's size/breed and number limits (typically 1–2 pets; weight limits common). Verify in the governing documents.
Can I rent my Bay Pointe home? Yes — and Bay Pointe has a genuine seasonal rental market (2 active rentals + 4 recently leased, asks $3,995–$9,500). (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) Rentals are subject to a minimum lease term (30-day standard) and a per-year lease cap; short-term (Airbnb/VRBO) is prohibited. Verify exact terms in the Declaration.
How do I price my Bay Pointe home correctly? Start from the live comp set: a trailing-12-month median sold of $413,750, average of $472,900, and a 95.1% sale-to-list ratio. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) Adjust for your home's level, view, size, and renovation status, and account for the 3 active listings you are competing with. In a 224-day-median market, the opening price is the whole game — price to the comp, not to hope.
Why is the median days on market so long here? Bay Pointe is a small community with a small, self-selecting buyer pool, and much of the standing inventory has historically opened above the comp set. The 224-day median reflects those overpriced sits more than genuine lack of demand — ten homes still closed in the past year. Correctly priced homes move faster than the median suggests.
What is my home likely to net relative to list? The trailing-12-month average sale-to-list ratio is 95.1%. (Source: Stellar / SWFL MLS, BAY POINTE subdivision filter, pulled June 2026.) Well-priced homes net within a few percent of ask; homes that require multiple reductions over many months net materially less.
What documents do I need to provide a buyer? Under Florida condominium resale law: the Declaration of Condominium, Bylaws, Rules and Regulations, current budget, recent meeting minutes, and evidence of insurance. Allow 3–7 business days to obtain these from Gulf Breeze Management Services.
Do I need to resolve the BBCA Ian assessment before selling? Confirm the status of the $500/home Hurricane Ian assessment (due June 30, 2025) in your name. Outstanding balances appear in the estoppel and must be resolved before closing — addressing them pre-listing avoids closing delays.
Can I sell while a special assessment is active? Yes, but you must disclose it. How it is handled in the contract (paid by seller at closing, assumed by buyer, or split) is negotiable and must be addressed before contract finalization.
What preparation has the highest return at Bay Pointe? In a patient market, presentation is a real differentiator. Deep cleaning, fresh neutral paint if walls are dated, addressing visible deferred maintenance, and professional photography that maximizes the lake/preserve view consistently shorten days on market and protect final price. For a unit-specific consultation, call Jesse at (239) 898-6072.
Should I rent my home instead of selling? Bay Pointe's genuine seasonal rental market (4 recent leases, asks $3,995–$9,500) makes a managed seasonal lease a real bridge option if you are not ready to sell — it can offset a meaningful share of the ~$835/month carry. We can model rent-vs-sell for your specific home; call Jesse at (239) 898-6072 or email [email protected].
Is now a good time to sell at Bay Pointe? Demand is steady and ten homes closed in the past year, but this is a patient, well-priced market. If you price correctly to the comp set at the outset, now is a fine time to sell. If you need top-of-range pricing, be prepared for a long sit. We will give you the honest read for your specific home before you list.
Why list with McGreevy and Comisar? As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring the market penetration and pricing discipline a slow, patient community like Bay Pointe demands. Reach Jesse at (239) 898-6072 / [email protected], Marc at (239) 287-5873, or visit us at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Free valuation: https://mcgreevyandcomisar.com/home-valuation.
All factual claims on this page are supported by primary sources or clearly identified secondary sources. No competitor real estate brokerage URLs are included.
Primary Government and Official Sources:
Bonita Bay Community Association (Official):
Bonita Bay Marina (Official):
Bonita Bay Club and Golf:
Marina and Waterways:
Developer History and Community:
Market Data:
Recognition:
This page was researched and written by the McGreevy and Comisar team at Domain Realty Group. All information is based on primary-source research current as of June 2026; live market data was pulled from Stellar / SWFL MLS (BAY POINTE subdivision filter) in June 2026. Market data, HOA fees, Club membership pricing, and association policies are subject to change — verify all material facts during the due-diligence period of any transaction. Contact Jesse McGreevy at (239) 898-6072 or [email protected] with corrections or updated data.
Bay Pointe at Bonita Bay · Montego Pointe Ct & Montego Pointe Way · Bonita Springs, FL 34134 Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Draft version: 20260612_BayPointe_v10.md (v10 refresh of the 2026-06-03 v1 draft). Original research conducted 2026-06-03; market data refreshed with live MLS pulled June 2026 (Stellar / SWFL MLS, BAY POINTE subdivision filter). Village voice preserved — Bay Pointe is a low-rise coach/carriage-home community, not a tower. Career stat $860M confirmed by Jesse. This draft is ready for Jesse's review before HTML conversion.
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