Bonita Bay - Burning Tree

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Burning Tree. If you're searching for the best realtor for Burning Tree in Bonita Bay, Bonita Springs — whether you're ready to sell your Burning Tree villa 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, Burning Tree recorded 5 closed sales at a median sold price of $425,000 (average $465,000; range $375,000 to $598,000) on a notably fast median 35 days on market — with zero active listings at the moment, a tightly held, sell-when-someone-leaves market. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Burning Tree

If you're searching for the best realtor for Burning Tree 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 villa and golf-community experience no other team can match.

Recent Burning Tree track record (trailing 12 months): Burning Tree recorded 5 closed sales over the past year, totaling $2,325,000 in sales volume at a median sold price of $425,000 (average sold $465,000; range $375,000 to $598,000). Those villas sold at an average of 91.6% of list price with a genuinely fast median 35 days on market — a real selling point in a 42-home community, and proof that a correctly priced Burning Tree villa does not sit. There are currently zero active MLS listings in the community — no inventory at all, which is exactly what you would expect from a 42-villa enclave where homes change hands when an owner decides to leave. This is a market where the right team, on the right side of the transaction, makes the difference between selling near the top of the range and chasing a thin buyer pool down. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Honors and recognition:

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

Selling your Burning Tree villa? 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 villa in Burning Tree? Call Marc at (239) 287-5873 for a personalized buyer consultation.

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

About Burning Tree (and What Makes Us the Right Team for It)

Burning Tree is a 42-villa community on a quarter-mile oak-lined oval inside the master-planned community of Bonita Bay in Bonita Springs, Florida. The street is called Kindlewood Lane, and it forms a single quiet loop off Country Club Drive. There are 42 attached villas on it. There have always been 42 villas on it. There will always be exactly 42 villas on it — the community reached full build-out in 1992, and the roughly five acres it occupies have no room for expansion. If you want to live here, you buy from someone who is leaving. The current MLS picture confirms exactly that dynamic: zero active listings today, and just 5 closed sales over the trailing 12 months. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

That scarcity is one part of what makes Burning Tree interesting to buyers. The other part is harder to articulate until you have driven through the main Bonita Bay gate, turned onto Country Club Drive, and seen Kindlewood Lane appear on your left — a half-circle of attached villas tucked beneath a canopy of live oaks so dense the lane looks more like a nature-preserve access road than a residential street. The oaks were there before the villas. Bonita Bay's master developer, Bonita Bay Properties Inc., built the entire community around the principle of preserving native Florida vegetation rather than clearing it. Burning Tree's Kindlewood Lane is what that philosophy looks like when it works.

If you are reading this page, you are most likely in one of three situations. You are a buyer — primary residence, snowbird home, or golf-focused lifestyle purchase — trying to understand whether Burning Tree's combination of intimacy (42 villas, everyone knows everyone), convenience (the closest community in all of Bonita Bay to the US-41 main gate, The Promenade, and the beach shuttle stop), and golf adjacency (directly neighboring the Arthur Hills-designed West Campus courses, including the flagship Marsh Course) is the right fit for how you actually want to live. Or you are a current Burning Tree owner thinking about selling and trying to get an honest picture of the 2026 market and what a realistic listing strategy looks like. Or you are doing early research on Bonita Bay's villa inventory before narrowing to a specific community.

This page is long on purpose. Most real estate pages on Burning Tree — when they exist at all — are a paragraph, a few photos, and an IDX widget. This one is different. You will find the full story of how Burning Tree was built and why its name carries the weight it does, a breakdown of every floor plan and square-footage tier, an honest accounting of the HOA fee bundle and what it covers, the golf course story in the depth it deserves, the post-Ian canopy and course recovery narrative, the Bonita Bay Club membership math across every tier, the rental market and restrictions that matter for investors, the flood-zone and insurance reality, and a full FAQ set — buyer edition and seller edition — that addresses every question we have seen buyers and sellers bring to this community over years of transactions. We do this because we are the Top 1% Real Estate Agents Nationally Since 2008, and that is the standard of work the Burning Tree buyer and seller deserve.

Living in Burning Tree as a Homebuyer

Burning Tree occupies a position in Bonita Bay that no other sub-village can claim: it is simultaneously the most intimate neighborhood in a 2,400-acre master-planned community and the most conveniently located one for daily life off the campus. Every other Bonita Bay community trades one of those things for the other. Burning Tree happens to have both.

The community sits on approximately five acres — the smallest footprint of any residential neighborhood in Bonita Bay. Those five acres contain 42 one- and two-story attached villas arranged around a single oval street, community parking areas, a heated swimming pool and pool house, and a canopy of mature live oaks lining every foot of Kindlewood Lane. Build-out occurred between 1988 and 1992. What that means practically: every person you see on Kindlewood Lane either lives there or is visiting someone who does. The transient foot traffic common in larger Bonita Bay communities — people cutting through from one end of the campus to another — does not exist here. The oval is not a through street. It is a destination.

The community's own website describes what this scale creates in practice: "Both its size, or lack of, in area (5 acres), population (42 residents), house size (2-3 BR Villas) and design (single 1/4 mile oak-lined oval) encourages a sense of small village cordiality where you know and interact with all your neighbors. This sense of community is rarely found in other Bonita Bay communities, at least not to the extent that is here." That language is unusual in community self-promotion — it is specific, honest, and consistent with what buyers who tour Burning Tree consistently report. (Source: https://www.burningtree.online/amenities)

What the location advantage looks like in practice. Burning Tree is the closest residential community to the main Bonita Bay gate on US-41. That gate is staffed 24 hours and is the primary arrival point for residents, visitors, and service providers. For anyone who leaves Bonita Bay regularly — which most residents do — the position of Burning Tree near the gate means a shorter internal drive in both directions every day. Over the course of a season, that adds up.

More tangibly: The Promenade is within walking distance of Burning Tree. The Promenade is Bonita Bay's adjacent retail and dining center, home to DeRomo's Gourmet Market and Restaurant (a Bonita Springs institution for Italian market and restaurant cuisine), Roy's Pacific Rim restaurant, boutique shopping, and the Saturday Farmers Market. Residents of larger Bonita Bay communities drive to The Promenade. Burning Tree residents walk. The Bonita Bay Community Association's Administration Center — which runs Bonita Bay's community programming, educational offerings, bridge, Mah Jongg, bingo, art classes, and event calendar — is also within walking distance and is, per the community's own description, the closest BBCA facility to any sub-village in the community. (Source: https://www.burningtree.online/amenities)

The beach shuttle stop is at Burning Tree's entrance. Not nearby. Not a short walk away. At the entrance. The BBCA operates a seasonal shuttle that runs hourly from the Burning Tree entrance to Bonita Bay's private beach park on Little Hickory Island — a Gulf-front beach that is one of Bonita Bay's defining amenities. The shuttle runs hourly and returns to Bonita Bay until 8 PM. The BBCA describes the drive as "10 minutes from gate to gate." For a buyer who would otherwise be concerned about the logistics of beach access from inside a gated community, Burning Tree eliminates the logistics. (Source: https://www.burningtree.online/amenities; https://www.bonitabayresidents.com/private-beach)

The Trianon Hotel — a European-style boutique hotel, the only lodging property on the Bonita Bay campus — is within walking distance. This is a specific lifestyle feature that Burning Tree residents mention consistently: when family visits, they have a hotel option steps away. No one has to sleep on a pull-out sofa. (Source: https://www.burningtree.online/amenities)

US-41 (Tamiami Trail) is immediately accessible at the main gate. Publix, CVS, medical and dental services, and the US-41 commercial corridor are all within a five-minute drive. For a community that sits inside 2,400 acres of gated master-plan, Burning Tree has unusually easy access to the outside world.

Who buys in Burning Tree. The realistic profile is a couple in their late 50s to early 70s — often downsizing from a larger Bonita Bay home or a primary residence in the Midwest or Northeast — who have identified that the right-sizing moment has arrived and that the Bonita Bay lifestyle they want does not require 3,500 square feet to achieve it. They want a manageable single-level (or near-single-level) villa, a canopy-lined street where they know their neighbors, beach access without the logistics, proximity to The Promenade for daily life, and the option to add a Bonita Bay Club golf membership if golf is central to what they came here to do. Full-time residents and snowbirds both live in Burning Tree — the community's own website confirms the mix. The BBCA reports a median resident age of 68.5 for Bonita Bay overall, which is consistent with what you see on Kindlewood Lane.

Market Snapshot — Bonita Bay (ZIP 34134) 2025–2026 + Burning Tree Live MLS

The Broader Market Context

Burning Tree is in ZIP 34134, the south Bonita Springs ZIP that encompasses Bonita Bay, Barefoot Beach, and the surrounding area. This is one of the highest-value ZIPs in Lee County. The broader 34134 market runs at a meaningfully higher price point than adjacent ZIPs because it is disproportionately composed of Bonita Bay inventory — gated, golf-club-access, private-beach, master-planned luxury product that trades at a structural premium to generic Bonita Springs listings.

The ZIP-level numbers have experienced meaningful softening since the 2022 peak. The 2022 era produced some of the most compressed markets in the ZIP's history — Bonita Bay attached villas turning in roughly 13 days on average with sale-to-list ratios near 100%. By mid-2024, that same product category was taking closer to 58 days on average and selling at approximately 96–97% of list. Single-family home prices in Bonita Bay peaked at an average of approximately $2.26 million in the twelve months ending February 2023, and have since retreated to approximately $1.84 million for full-year 2025 — roughly a 15–18% nominal decline from peak. (Source: Florida Realtors SunStats, ZIP 34134, 2024–2025; Bonita Springs/Estero Realtors market overviews.)

Important ZIP-level caveat: The 34134 data is significantly distorted by Bonita Bay's high-rise tower inventory. Omega, Azure, Seaglass, Tavira, Horizons, Esperia South, Vistas, and Bayview are all in this ZIP, and their sales — ranging from $700,000 to $5.9 million — dominate the aggregate numbers. A Burning Tree villa does not occupy the same market segment as a Seaglass tower unit at $2.5 million. Any ZIP-level statistics used to evaluate a Burning Tree purchase must be mentally filtered for that product-type divergence. The only data that actually prices a Burning Tree villa is Burning Tree's own MLS history — and we pulled it.

Burning Tree Specifically — Live MLS (Trailing 12 Months)

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

• Closed sales: 5
• Total volume: $2,325,000
• Median sold price: $425,000
• Average sold price: $465,000
• High sale: $598,000 · Low sale: $375,000
• Median days on market: 35 (genuinely fast)
• Average sale-to-list ratio: 91.6%
• Active listings: 0 — no active MLS inventory; tightly held

(Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Two things in this data matter most to a buyer or seller. First, the median 35 days on market is fast — meaningfully faster than the broader Bonita Bay attached-villa category, which had stretched toward 58 days by mid-2024. When a Burning Tree villa is priced correctly, it moves. That is a genuine selling point, and it reflects the structural scarcity: a 42-home community with no new supply and a self-selecting buyer pool means the right villa at the right price finds its buyer quickly. Second, the average 91.6% sale-to-list ratio tells the other half of the story — there is real negotiation room in this market, and the gap between list and sold price rewards a buyer (or punishes a seller) who misreads the room. The spread between the $375,000 low and the $598,000 high is the third critical fact: Burning Tree does not trade as a single number. Floor plan (four configurations across roughly 1,500 to 2,225 square feet), single- vs. two-story, golf or preserve view, renovation level, and private-pool presence move a villa's value by tens of thousands of dollars.

What Zero Active Listings Means

With zero active MLS listings in the community as of June 2026, the traditional "months of supply" calculation is meaningless for Burning Tree. At any given moment, a buyer who has decided Burning Tree is specifically where they want to be may find nothing available at all. The community's own description confirms this dynamic: "due to the limited number of residences, there may be few, if any, on the resale real estate market." That scarcity is structural — built into the permanent 42-home ceiling — and it operates as a floor under resale values regardless of broader market softening. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, June 2026; burningtree.online.) For a buyer, the practical implication is that you need representation that is watching Burning Tree, not waiting for it to appear in a portal — by the time a Burning Tree villa hits the public sites, the most prepared buyer has often already moved. That is exactly what we do for our Burning Tree buyers.

Golf-Adjacency Premium

Industry appraisal research establishes benchmarks for golf-proximity premiums in private community settings: homes near golf carry roughly a 7.6% premium above non-golf comparables, with direct fairway frontage commanding 15–30% more depending on the course and view quality. For Burning Tree, the relevant premium is best framed as a community-level premium — being inside Bonita Bay with access to five championship courses (versus comparable villa product in non-golf Bonita Springs communities) — rather than a lot-by-lot fairway premium, because not every Kindlewood Lane villa has a direct fairway view. The specific villas with golf-course-facing orientation command a premium within the community; the specific hole numbers and which addresses face which course require on-site or GIS verification, which we provide for any buyer we represent here. (Source: golf-property valuation benchmarks; Nicholls and Crompton, 2007.)

The $110 Million Clubhouse Effect

In May 2026, Bonita Bay Club members approved a $110 million, 140,000-square-foot West Campus clubhouse project — the culmination of approximately $250 million in total member capital investment since residents acquired the club from the original developer in 2010. The new facility includes a rooftop bar with Gulf views, a 360-person grand ballroom, an expanded 55th Hole restaurant with integrated sushi bar, the Sunset Lounge, three full-service kitchens, and a parking garage. A buyer purchasing in Burning Tree today is buying into a club that is actively accelerating its capital investment — not one coasting on prior facilities. (Source: firstcallgolf.com, May 4, 2026.)

How Burning Tree Came to Be

The Developer: David Shakarian and Bonita Bay Properties Inc.

The story of Burning Tree begins with a man who built one empire and used the proceeds to imagine another.

David Shakarian was the founder of General Nutrition Corporation — GNC — which he grew from a single health-food store in Pittsburgh in 1935 into the largest specialty vitamins and nutrition retailer in the United States. In the late 1970s, Shakarian began acquiring land in Southwest Florida with a vision ambitious even by the standards of the era: a master-planned community unlike anything in the state, one that would preserve the natural character of the land rather than obliterate it, and one whose golf courses, marina, beach access, and community design would set a new standard. He acquired the land beginning in 1979, received Development of Regional Impact (DRI) approval in 1981, and established Bonita Bay Properties Inc. (BBPI) as the development vehicle. Shakarian died in 1984, before his vision was fully realized. His son-in-law David Lucas became chairman of BBPI and carried the project to completion. (Source: ULI Case Study, Bonita Bay, 1999 — https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf)

BBPI would go on to develop more than 10,000 acres across seven master-planned communities in Southwest Florida, including The Brooks, Mediterra, TwinEagles, Shadow Wood Preserve, Verandah, and Sandoval — building 14 golf courses and seven resort-style clubhouses and selling approximately 9,000 homes in the process. Bonita Bay was the flagship. (Source: phoenixbayventures.com/our-legacy/)

The master plan for Bonita Bay was notably conservation-oriented for its time. BBPI required that all landscaping across the 2,400-acre community incorporate at least 50% native plant material. Hundreds of mature oaks were relocated during construction rather than removed. Old specimen pine trees were fitted with copper lightning rods for protection. The result was a community that looked and felt like it grew out of the Florida landscape rather than being imposed upon it — what BBPI's VP of planning called "the real Florida." The ULI Award of Excellence jury cited Bonita Bay's environmental stewardship as a defining factor when awarding the community its 1999 honor. (Source: ULI Case Study, Bonita Bay, 1999.)

The Burning Tree Neighborhood Association was incorporated with the Florida Division of Corporations on October 14, 1986 — two years before construction began on the villas, consistent with BBPI's practice of establishing HOA governance infrastructure before ground broke on any sub-village. Villa construction ran from 1988 through 1992. The Marsh golf course (the first of the eventual five-course Bonita Bay Club) had already been open since 1985. Residents who moved into Burning Tree in 1988 were moving in adjacent to a completed, operating Arthur Hills golf course. The Creekside course opened in 1990/1991 while the community was still being built. The build chronology and the golf-course chronology were synchronized by design. (Source: Florida Division of Corporations, Sunbiz entity N17307; ULI Case Study, Bonita Bay, 1999.)

The Name: A Presidential Golf Club and a Large Oak Tree

The name "Burning Tree" is not accidental, and it is not generic. It is a reference — almost certainly a deliberate one — to one of the most historically significant and exclusive private golf clubs in the United States.

Burning Tree Club in Bethesda, Maryland, was founded in 1922 by a group of Washington, D.C. political and military figures. The club took its name from a particularly large oak tree on its grounds whose autumn foliage burned with color — a visual spectacle that defined the original membership's sense of what the place was about. The C.H. Alison-designed course opened for play in 1923. Over the following decades, Burning Tree Club became the unofficial golf headquarters of the American political establishment: Franklin D. Roosevelt, Harry Truman, Dwight D. Eisenhower, John F. Kennedy, Lyndon B. Johnson, Richard Nixon, Gerald Ford, and George H.W. Bush all received honorary memberships. In its heyday — the 1940s through the 1970s — an invitation to play Burning Tree was a signal of entry into the highest tier of American civic and political life. (Source: Wikipedia, Burning Tree Club — https://en.wikipedia.org/wiki/Burning_Tree_Club)

BBPI was developing Bonita Bay in the late 1980s as a luxury golf community targeting exactly the cohort that would recognize the Burning Tree name: affluent buyers, many from the Mid-Atlantic and Northeast, many with professional or civic backgrounds, for whom Burning Tree Club's prestige and presidential associations were common knowledge. Naming a golf-villa community "Burning Tree" was a positioning statement. It said: this is for people who understand what the name means.

And then there is the oak connection. The Maryland Burning Tree Club was named for a single large oak tree. Burning Tree at Bonita Bay is defined by its mature oak canopy — live oaks lining the entirety of Kindlewood Lane's quarter-mile oval, the same oaks that have grown for 35+ years since BBPI planted or preserved them during construction. The symmetry of name and character is unlikely to be coincidental.

No primary source from BBPI has been found explicitly stating the developer's intent, so we classify the homage as highly probable rather than confirmed. But the circumstantial case — the buyer cohort, the era, the oak canopy, the golf positioning — makes the connection compelling. What is definitive is this: when you turn onto Kindlewood Lane and see the oaks arching over the road, you are looking at the living embodiment of what that name was meant to evoke.

The Villas: Floor Plans, Specifications, and What to Look For

Attached Villas — What That Means

Burning Tree's homes are attached villas — a Florida construction type that occupies the middle ground between a freestanding single-family home and a traditional condominium. Structurally, the villas are attached in pairs, sharing one common wall in the duplex-pair configuration standard to this product type. But from a daily-living standpoint, they function as single-family residences: private front door, attached two-car garage, private backyard or patio area, no shared hallways, no elevator lobbies, no neighbors above or below you. You enter your villa from your driveway. Your car lives in your garage. Your outdoor space is yours.

Legally, Burning Tree is governed under Florida Statute Chapter 720 (the Homeowners' Association Act) rather than Chapter 718 (the Condominium Act), because each owner holds title to their individual lot and structure rather than a fractional interest in a building. This governance distinction matters for buyers: the HOA's authority, the structure of the annual fee, and the disclosure requirements at sale are all governed by the HOA statute rather than the more restrictive condominium statute.

Total Unit Count

42 villas. This number is confirmed by the community's own website and by the physical reality of the quarter-mile oval: there is no room for any additional construction. The single source that cites 44 villas appears to count two outlier units differently; the authoritative figure is 42. (Source: https://www.burningtree.online)

Year Built

1988 to 1992. Every villa in Burning Tree is a product of this four-year construction window. This vintage is important for buyers because it establishes the structural baseline: concrete-block construction with tile roofs, the standard Florida residential specification of the era, with 30+ years of renovation and maintenance history behind every unit currently on the market. Most villas that come to market in 2026 have been significantly updated; some have been fully renovated. Pull the Lee County Property Appraiser permit history for any specific address before making an offer — the permit record shows every material renovation, roof replacement, HVAC upgrade, or significant repair in the home's history, and it is the most reliable document for understanding what has been done and when. (Source: leepa.org.)

The Four Floor Plans

Burning Tree's four named floor plans range from a compact single-story two-bedroom entry point to a larger two-story configuration that is, by the community's own description, rare in the mix:

Chestnut: The smallest floor plan — 2 bedrooms, 2.5 bathrooms, single-story, approximately 1,502 square feet of air-conditioned living space. The Chestnut is the most common Burning Tree floor plan and represents the community's primary product. At 2BR/2.5BA, it is sized for a couple or a person with a guest-room requirement, not for an extended family. The half-bath is typically a powder room accessible from the main living area. Homes in the Chestnut configuration are the most frequently available on the resale market given their higher proportion of the total 42 units.

Elmwood: A middle-tier floor plan with additional square footage over the Chestnut. Specific square footage is not publicly confirmed from the community's floor-plan documentation but is believed to fall in the 1,600–1,750 sq ft range based on listing data; likely a 2BR+den or 3BR configuration.

Hickory: Another middle-tier plan, believed to fall in the 1,700–1,900 sq ft range. Listing descriptions for homes in this configuration typically reference 2 or 3 bedrooms.

Willow: The largest floor plan — approximately 1,977 square feet of air-conditioned living space in a two-story configuration. Two-story villas in Burning Tree are notably rare. Two-story architecture in a community of otherwise single-story villas gives the Willow distinctive street presence and typically provides upstairs bedrooms with elevated views of the surrounding tree canopy or golf course.

The four floor-plan names and the overall range are confirmed; specific square footages for the Elmwood and Hickory are not confirmed from public sources and will require verification via unit-specific county records.

Garages, Pools, and Standard Features

Every villa in Burning Tree has an attached two-car garage. This is worth noting explicitly because comparable attached-villa product in other Bonita Springs communities occasionally offers only single-car garages or carport-style parking. The two-car garage is standard across all 42 units. (Source: bonita-bay community villa profiles.)

Some villas have private pools or spas. Others do not. The community's heated community pool serves the full 42-unit population and is described as a central social gathering point — the pool house with Wi-Fi, TV, and barbeque is where community parties, family celebrations, and social gatherings happen. For buyers who want pool access without the maintenance commitment, the community pool provides a capable substitute. For buyers who specifically want a private pool (particularly as a snowbird property), verifying pool presence is essential — not all villas have one. (Source: https://www.burningtree.online/amenities)

Construction details consistent with late-1980s Southwest Florida residential: concrete-block (CBS) construction, tile roof (original or replacement), stucco exterior. Hurricane-resistant improvements — impact glass, secondary water barriers, reinforced garage doors — vary by renovation history. A wind-mitigation inspection (OIR-B1-1802 form) from a licensed Florida inspector is standard at offer time and will document the current structural specifications for insurance purposes.

Single-Story vs. Two-Story: The View and Accessibility Decision

The most structurally important choice for a Burning Tree buyer, after location on the oval, is single-story versus two-story. The single-story villas (the Chestnut and most of the mid-tier plans) offer step-free, lock-and-leave living — no interior stairs, ground-level lanai access, and the accessibility profile that the 60-to-75 buyer demographic overwhelmingly prefers. The rare two-story Willow trades that single-level convenience for elevated upstairs sightlines over the oak canopy and, on golf-facing lots, the fairway beyond — plus a distinctive street presence in a community of otherwise low-profile villas. Neither is "better"; they serve different buyers, and the scarcity of the two-story plan means it rarely comes to market. We help buyers weigh the stair question against the view and presence upside for their specific situation.

The Golf: Arthur Hills, the Marsh Course, and Burning Tree's Place in the Story

Arthur Hills — The Man Behind Bonita Bay's Golf

Arthur Wright Hills (1930–2021) was born in Toledo, Ohio, trained in landscape architecture at the University of Michigan, and spent his career designing golf courses that worked with the land rather than against it. He pivoted to golf-course design in 1966 and spent the following five decades becoming — in the words of Golf Digest — the architect who "designed more Florida development courses than any other." Bonita Bay was among his signature Florida achievements. He died on May 18, 2021, at the age of 91. (Source: golfdigest.com obituary; https://en.wikipedia.org/wiki/Arthur_Hills)

Hills' design philosophy was rooted in classical American golf architecture — Pinehurst No. 2, Cypress Point, Prairie Dunes, Seminole. His core principle: design from the green complex backward to find natural sites for both green and tee, minimizing earthmoving and preserving the terrain's existing character. The result was courses that appeared to have been discovered in the landscape rather than constructed on it. He was the first architect to earn Audubon Signature Sanctuary certification — an environmental designation requiring documented wildlife-habitat management alongside course operations — and his commitment to native-vegetation preservation aligned perfectly with BBPI's own land philosophy at Bonita Bay.

Hills received the ASGCA Architect of the Year award in 1991 and again in 1998, was inducted into the Ohio Golf Hall of Fame in 1993, and served as president of the ASGCA. His long-time partners Steve Forrest and Shawn Smith continued his firm as Hills-Forrest-Smith after Hills stepped back — and it is Hills-Forrest-Smith that has overseen the ongoing renovation cycle at Bonita Bay's West Campus courses in recent years. (Source: golfcoursearchitecture.net; ASGCA profile.)

Hills' three West Campus courses at Bonita Bay — Marsh (1985), Creekside (1990/91), and Bay Island (1994/95) — are canonical examples of his wetland-integrated Southwest Florida style. Each course uses the natural hydrology, native oaks, palmettos, and wetland terrain as its primary design material. Water hazards are water hazards because the water was already there; the oaks framing the fairways grew where they grew. The courses look like they belong to the land in a way that a manufactured, bulldoze-and-reshape course never quite does.

The Marsh Course — Burning Tree's Most Likely Neighbor

The Marsh Course is the original Bonita Bay Club course — the first hole driven, the first green planted, the first fairway opened when Bonita Bay began admitting its first residents in 1985. It is the course that launched the community and the one most closely associated with Bonita Bay's identity. Its proximity to Burning Tree is not accidental: the Marsh was designed simultaneously with the first residential phases of Bonita Bay, including the area where Burning Tree would be developed. The golf course and the community were planned as an integrated system from the beginning.

Course specifications: Par 72. Approximately 6,529–6,624 yards from the championship tees. USGA Rating 72.4, Slope 140 (Bermuda grass). The course weaves through wetland terrain characteristic of Southwest Florida — natural marshes, live oaks and palmettos framing the fairways, water hazards integrated into the layout rather than imposed on it. Golf Week named it the "Highest Ranking New Course" in Florida in 1986. Golf Digest ranked it 60th in its "America's 100 Greatest Golf Courses" list in 1989. (Source: course.bluegolf.com Marsh profile; ULI Case Study, Bonita Bay, 1999.)

The ULI case study provides a planning detail that explains why golf-facing lots at Burning Tree have views of depth rather than immediate adjacency: "Double fairways provide longer course views but less residential frontage, forgoing maximum frontage in favor of a more satisfying golf experience." BBPI deliberately sacrificed the per-unit golf frontage that maximizes short-term revenue in favor of a course and neighborhood design more satisfying to live with long-term. This is a meaningful design choice: the golf views from Burning Tree are landscape-scale views of fairways and tree lines, not views of a cart path 15 feet from your back patio. (Source: ULI Case Study, Bonita Bay, 1999.)

The Marsh underwent a significant renovation in 2020 as part of the Bonita Bay Club's five-year Golf Master Plan — including new greens, bunkers, tee boxes, reshaped fairways, and the addition of par-3 tee options on all 18 holes to improve playability across handicap levels. (Source: golfrange.org.)

Which specific holes border Kindlewood Lane is not publicly confirmed. Public sources do not document the exact Marsh or Creekside hole numbers that abut specific Burning Tree addresses. We resolve this for any buyer we represent by cross-referencing the Burning Tree site plan against the course routing — exactly the kind of detail that determines whether a specific villa carries a golf-view premium.

The Creekside Course

The Creekside Course (Arthur Hills, 1990/91) is the second West Campus course, and it overlaps chronologically with Burning Tree's construction — residents who moved into the first completed villas in 1988–1989 watched Creekside take shape nearby. Creekside is the most playable of the three West Campus courses, with subtle rolling terrain and wide fairways more forgiving than the Marsh or the demanding Bay Island. Par 72, approximately 5,756–6,742 yards depending on tee selection. In 2019, Creekside's original 18th hole was converted to a par-3, with the remainder of the routing repurposed into a 2.5-acre short-game practice facility featuring four greens and multiple bunker configurations. (Source: course.bluegolf.com Creekside profile; golfcoursearchitecture.net.)

Bay Island Course

Bay Island (Arthur Hills, 1994/95) is the longest and most demanding of the three West Campus courses — 6,910 yards, Rating 74.5, Slope 147 — created by combining nine new holes with nine holes from the original Marsh routing. Bay Island's holes weave through lakes, wetlands, and preserves with large stands of oak, cypress, and pine, and offer panoramic views of Estero Bay on select holes. The course underwent a $6 million renovation by Hills-Forrest-Smith completed in November 2019, restoring the original green dimensions, restoring the steep-face bunker character, and increasing total usable green area by more than 25%. (Source: golfcoursearchitecture.net.)

The East Campus: Cypress and Sabal (Tom Fazio)

Bonita Bay Club operates two additional courses on a separate East Campus in North Collier County (Naples) — Cypress and Sabal, both designed by Tom Fazio in the late 1990s. The East Campus is approximately 15 minutes from the main Bonita Bay gate and represents a different design vocabulary from the Arthur Hills West Campus: the Fazio courses are more manicured and more visually dramatic in their landform shaping, offering a complementary experience to the naturalistic Hills approach. Both have recently been renovated — Cypress by Tom Marzolf of Fazio Design in 2022, and Sabal with a $16.5–17 million renovation by Marzolf completed December 2, 2024. All five courses are now renovated or in the final phases. (Source: firstcallgolf.com, January 17, 2025; December 2022.)

A Golf Membership in Bonita Bay Club provides access to all five courses across both campuses — 54 holes in total, the most of any single private club in Southwest Florida.

Wildlife on the Fairways: Gopher Tortoises, Cranes, and the Estero Bay Preserve

Gopher Tortoises at the Marsh Course — A Crown Jewel Detail

In December 2023, the Bonita Bay Club Audubon Committee documented something buyers of golf-community real estate rarely get: primary-source confirmation of a gopher tortoise colony on the course that most likely borders Burning Tree's villas. The colony is at the #9 tee of the Marsh Course. The Audubon Committee partnered with the von Arx Wildlife Hospital to release rehabilitated gopher tortoises back into this colony — the first release April 27, 2023, and a second in November 2023. The December 2023 blog post confirmed the release was at the Marsh #9 tee site, described as "the perfect habitat for Gopher Tortoises because it is an upland sandy area perfect for them to create their burrows in." (Source: bonitabayclub.blog, December 15, 2023 — https://bonitabayclub.blog/2023/12/15/gopher-tortoises-released-at-bonita-bay/)

The gopher tortoise (Gopherus polyphemus) is a state-Threatened species in Florida and a keystone species: its burrows provide habitat for more than 350 other animal species, including burrowing owls and indigo snakes. Both the tortoise and its burrow are protected under Florida law. Von Arx's educational materials noted that "coastal populations of gopher tortoises were decimated by Hurricane Ian — burrows were flooded, tortoises drowned, and many were washed inland" — which makes the inland, upland Bonita Bay colony at the Marsh #9 tee a particularly significant refuge. For buyers who care about the natural environment alongside their golf, this is the kind of detail that matters — a documented, actively managed wildlife presence on the course that most likely neighbors Burning Tree. (Source: bonitabayclub.blog, December 15, 2023.)

Sandhill Cranes, Roseate Spoonbills, and the Estero Bay Aquatic Preserve

The Florida Fish and Wildlife Conservation Commission confirms that golf courses are "excellent habitats for sandhill cranes" — and the Bonita Bay courses are consistent with this. Sandhill cranes, which mate for life and nest near water, are regularly observed on all three West Campus courses. The Estero Bay Aquatic Preserve — Florida's first designated aquatic preserve, established in 1966, encompassing 10,000+ acres of estuary on Bonita Bay's western border — draws wildlife into the community. Documented bird species include great blue heron, reddish egret, roseate spoonbill, tricolored heron, brown pelican, American oystercatcher, and osprey. Florida manatees are commonly observed in the adjacent bay waters, particularly in winter; dolphins are regularly visible from the private beach; and sea turtles nest on the beach itself, which uses reduced lighting and specialized turtle fencing to protect nesting sites. (Source: floridaaquaticpreserves.org; myfwc.com; https://www.bonitabayresidents.com/private-beach)

The $110 Million Clubhouse: What It Means for Burning Tree Buyers

In May 2026, the Bonita Bay Club membership voted to approve a $110 million, 140,000-square-foot clubhouse project on the West Campus — the culmination of a multi-decade transformation in which members have invested approximately $250 million in capital improvements since acquiring the club from the original developer in 2010. This is the largest single capital project in the club's history.

The new facility's program: an expanded 55th Hole restaurant with indoor/outdoor dining and integrated sushi bar; the Sunset Lounge for casual drinks and light bites; a rooftop bar with panoramic views of the golf courses and the Gulf of Mexico; a grand ballroom for 360 people with dance floor, band stage, and card room; multiple private function rooms; three full-service kitchens; a lower-level parking garage; and employee facilities increased approximately 500%. The project will be built in two phases with member amenities remaining open during construction. CEO Fred Fung: "This project is far more than a new clubhouse — it reflects our identity as a member-owned club and the commitment to continuous reinvestment in our amenities." (Source: firstcallgolf.com, May 4, 2026.)

The practical implication for a Burning Tree buyer is straightforward: a Golf Membership in Bonita Bay Club today is a stake in a club actively building toward its best version of itself. The $110 million investment does not accrue to any individual member as equity — the club is non-equity, and initiation fees are non-refundable — but it accrues to every member's daily experience. Buying a Burning Tree villa with a Golf Membership in 2026 means buying in at the beginning of a major physical transformation of the facility you will use every day.

Bonita Bay Club Membership: Tiers, Fees, and What Burning Tree Residents Access

The Mandatory Social Membership

All Bonita Bay residents — regardless of which sub-village they live in, regardless of whether they play golf — are required to hold a Social Membership at Bonita Bay Club. This is not optional. The Social Membership grants access to the dining venues, social programming, and community events managed through the Club's membership structure rather than directly through the BBCA. The specific initiation fee and annual dues for the Social Membership tier are not published publicly; contact the Club's membership office at (239) 495-0200 for current figures. (Source: Bonita Bay Club Membership Office, (239) 495-0200; bonitabayclub.net.)

Golf Membership — Optional, Substantial

Golf access at Bonita Bay Club requires a Golf Membership, entirely optional for Burning Tree homeowners but essential for anyone who wants access to the five courses. Current figures as of 2025–2026:

The tiered Golf structure (Tiers B/C/D) likely represents different levels of buy-in toward the full initiation price, with corresponding annual-dues adjustments. Full-price initiation ($225,000) carries the lowest annual dues; lower buy-in tiers carry higher annual dues. Home ownership in Bonita Bay is required for all golf-tier memberships. (Source: Bonita Bay Club Membership Office, (239) 495-0200; bonitabayclub.net.)

Important: These are the most current publicly available figures, but membership fees are "subject to change without notice" per the Club's own language. Contact the membership office to confirm current pricing before making any financial decision. Additional fees (F&B minimums, capital assessments, guest fees, cart fees, locker fees) apply and should be confirmed directly with the Club.

The non-equity structure: Bonita Bay Club is a non-equity club. Initiation fees are non-refundable. There is no equity stake to liquidate when you resign or sell your villa. This distinguishes Bonita Bay Club from equity clubs and is an important financial consideration for buyers budgeting the full cost of ownership. The initiation fee is an admission payment, not an investment.

Non-resident memberships: Bonita Bay Club recently opened a limited number of Full Golf Memberships to non-Bonita-Bay-residents "for the first time in many years," per Club & Resort Business reporting. This is described as a limited-availability opportunity; for Bonita Bay homeowners, home ownership remains the primary path to Golf Membership. (Source: clubandresortbusiness.com.)

What Golf Membership Gets You

All five courses across both campuses (54 holes). Access to the Creekside Golf Academy with Trackman technology, pressure plates, and multi-angle video. Driving range. All member amenities, including:

Sports Center: 16 Har-Tru tennis courts (9 lighted); 15 pickleball courts; championship croquet lawn; geothermal zero-entry saltwater resort pool with four 75-foot lap lanes; PlaySight video analysis for tennis development.

Fitness & Lifestyle Center: Nearly 20,000 sq ft with Technogym and Kinesis equipment, K-Stations, Bio Circuit. Classes include spin, Pilates, Gyrotonics, yoga, art, and cooking. WAVE Café for fitness-focused meals.

Dining: The 55th Hole (main dining, Club Casual dress code; slacks and collared shirt required for men after 5 PM); Breezeway Bar & Café (casual); poolside dining; seasonal special events.

Spa & Salon: 9,000 sq ft with 7 treatment rooms, sauna, steam room, whirlpool, relaxation lounge.

Marina: The Bonita Bay Marina on the Imperial River provides 98 wet slips and dry storage for 326 vessels (up to 34 feet). Marina access and slip fees are separate from Club membership. Maximum vessel draft is 36 inches per permitting agreement — a hard limit that buyers with deeper-draft boats should note. (Source: bonitabayclub.net; bonitabaymarina.net; bonitabayresidents.com.)

Club designations: Platinum Club of America. America's Healthiest Clubs. Distinguished Club. The Club's address: West Campus at 26660 Country Club Drive, Bonita Springs, FL 34134 — the same Country Club Drive that leads to Burning Tree's Kindlewood Lane.

Community Amenities Burning Tree Residents Access Without a Club Membership

The Bonita Bay Community Association (BBCA) is the master governing body for the entire 2,400-acre community, distinct from the Bonita Bay Club. BBCA amenities are available to all Bonita Bay property owners as part of the master HOA fee — no Club membership required. For Burning Tree residents who elect not to purchase a Golf or Sports Membership, the BBCA package is nonetheless substantial:

Private Beach Park on Little Hickory Island: Gulf-front beach with sand chairs, umbrellas, picnic tables, cabanas, concessions, showers, restrooms with infant changing stations, grills, and private parking. Staff-attended. The beach was completely destroyed by Hurricane Ian — categorized by the BBCA as "total destruction" — and was rebuilt with storm-resilient concrete construction, breakaway walls, removable equipment, reduced lighting (for sea-turtle nesting), and specialized turtle fencing. The rebuilt beach is more structurally resilient than what existed before Ian and is fully operational. The shuttle from Burning Tree's entrance runs hourly and returns until 8 PM during seasonal months. (Source: https://www.bonitabayresidents.com/private-beach; https://www.burningtree.online/amenities)

12 Miles of Recreational Paths and Trails: Walking, jogging, and bicycling trails connecting all Bonita Bay neighborhoods and amenities across the 2,400-acre campus. (Source: https://www.bonitabayresidents.com/community-association)

Three Waterfront Parks:

• Estero Bay Park — 13 acres, 800-foot boardwalk through coastal mangroves, private pier, butterfly garden, nature trails, playground, picnic areas, shell mounds
• Riverwalk Park — along the Imperial River; boat ramp, kayak storage and launch, bocce, pickleball, tennis, basketball, playground, dog-friendly
• Spring Creek Park — kayak/canoe storage, bocce, basketball, nature trails, gazebo (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

BBCA Community Activities: Educational lectures, creative-arts classes, cooking and wellness programming, local excursions, and annual events including the Christmas Tree Lighting, Easter Egg Hunt, and Bay Breeze Concert Series. The BBCA Administration Center — within walking distance of Burning Tree — is the hub for this programming. (Source: https://www.bonitabayresidents.com/community-association)

24/7 Security Gates: Staffed entries at all Bonita Bay access points, including the US-41 main gate that Burning Tree is closest to.

Cable and Internet: The BBCA master fee includes a bulk-rate cable and internet service contract valued at $1,030 annually.

Community Patrol: Security beyond the staffed gates, community-wide.

The Promenade at Bonita Bay: Adjacent to the campus entrance, within walking distance of Burning Tree. Current tenants include DeRomo's Gourmet Market and Restaurant ("world renown" per the community's own website) and Roy's Pacific Rim restaurant with its Sushi Tuesday, Waina Wednesday, and Prix Fixe programming. Saturday Farmers Market. Mediterranean-style open-air architecture. Season hours (November–April): Monday–Saturday 10 AM–7 PM, Sunday 12–5 PM. Summer: Monday–Saturday 10 AM–6 PM. (Source: promenadeshops.com; https://www.burningtree.online/amenities)

Burning Tree Sub-Community Amenities: In addition to the above, the sub-HOA maintains Burning Tree's own heated community pool (maintained year-round), a screened pool house with Wi-Fi, TV, and barbeque that functions as the community's social center, and guest parking areas throughout the community. (Source: https://www.burningtree.online/amenities)

HOA Fee Bundle: What You Pay and What It Covers

The Layered Fee Structure

Owning in Burning Tree means paying two separate HOA assessments that stack on top of each other, plus (if elected) Bonita Bay Club membership dues. Understanding each layer is essential before writing an offer.

Layer 1: Burning Tree Neighborhood Association (Sub-HOA) Annual fee: $5,000 per year, paid in quarterly installments of $1,250 per quarter.

This is a remarkably low HOA fee for a Bonita Bay villa community. The community's own website describes it as "among the lowest, if not the lowest, HOA fee in Bonita Bay" — and given that comparable Bonita Bay villa communities often run $400–$600 per month in sub-HOA fees, the $1,250 quarterly figure is genuinely distinctive. The sub-HOA fee covers:

• Community pool and pool house (heated year-round, maintenance and utilities)
• Landscaping of the five-acre community
• Common-area maintenance (the oval, parking, pathways)
• Guest parking areas
• Irrigation water for the community grounds

Sub-HOA management is handled by Gulf Breeze Management Services (Brad J. Thomas, Community Association Manager), 8910 Terrene Court, Suite 200, Bonita Springs, FL 34135, phone (239) 498-3311. (Source: https://www.burningtree.online/amenities; https://www.burningtree.online/board)

What the sub-HOA fee likely covers for exterior maintenance: For attached-villa communities under Chapter 720, it is common for the sub-HOA to carry a master building policy covering exterior walls, rooflines, and structural elements — but the specific coverage depends on the Declaration of Covenants and the HOA's master insurance policy, which are not publicly available for Burning Tree. Buyers must review the CC&Rs and request the HOA's master insurance certificate at due diligence. The governing documents are available via the community website (burningtree.online/documents-forms — resident login required) or via Lee County Official Records (leeclerk.org).

Layer 2: Bonita Bay Community Association (Master HOA) Annual fee: approximately $5,450 per year for the condominium/multi-family classification, or $6,265 per year for single-family homes. Burning Tree's attached villas may fall in either category depending on how the BBCA classifies them — confirm with the BBCA directly at (239) 495-8111. Both figures include the bulk cable and internet service at an annual value of $1,030. (Source: Bonita Bay Community Association, (239) 495-8111; bonitabayresidents.com.)

The BBCA master fee funds: the staffed security gates (24/7), 12 miles of recreational paths, the private beach park (shuttle service and facility operations), three waterfront parks and their amenities, common-area landscaping and lake management throughout the 2,400-acre community, road maintenance on community boulevards, Community Patrol, BBCA Administration Center programming, and the Design Review department that approves exterior changes to homes in all 58 sub-neighborhoods. (Source: https://www.bonitabayresidents.com/community-association)

Combined stacked fees (before Club membership):

• Sub-HOA: $5,000/year
• BBCA master: ~$5,450/year (condo/multi-family tier)
• Total: approximately $10,450/year ($871/month)

Layer 3: Bonita Bay Club (Optional) Golf Membership initiation: $225,000 (non-refundable, one-time); annual dues: $22,500. Sports Membership: $90,000 initiation; $11,670/year. Social Membership (mandatory): fee not publicly published; contact Club at (239) 495-0200.

One-time fees at purchase: No separate Burning Tree HOA transfer fee or buy-in is confirmed in publicly available documents. Standard estoppel-certificate fees (from Gulf Breeze Management) apply at closing. The BBCA Resale Reserve Assessment (0.5% of sale price, capped at $10,000, effective January 1, 2024) applies at the master level; on a $425,000 median-priced Burning Tree villa, that is roughly $2,125. A Bonita Bay Club membership, if purchased concurrently, carries the applicable initiation fee.

Historical fee trajectory for context: In 2014, Bonita Bay's BBCA master fee for multi-family was $2,133/year and the Golf Membership initiation was $85,000. Current 2025–2026 figures are $5,450 and $225,000 respectively — increases of roughly 155% and 165% over eleven years. This trajectory is directly attributable to the capital-investment cycle the member-owned club has been executing since 2010: five course renovations, a new golf academy, Sports Center expansion, beach-park reconstruction, and now the $110 million clubhouse project. Buyers evaluating affordability should build in continued modest annual fee growth over their anticipated holding period. (Source: Bonita Bay Community Association, (239) 495-8111; Bonita Bay Club Membership Office, (239) 495-0200 — 2014 vs. 2025–2026 fee comparison.)

Rental Market & Property Management

Here is the single most telling data point about Burning Tree as a rental market: over the trailing 12 months, the MLS shows 2 active rental listings and 0 recorded leases, with asking rents in the $4,000 to $4,500 range. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.) That is a modest, directional rental presence — not a clean, high-volume rental market with a reliable median. It tells you exactly what Burning Tree is: a community bought to be lived in, with a small handful of owners offering their villa as a seasonal or annual lease rather than a steady investor-rental pool.

A few honest observations from that data. First, the directional asking range of $4,000–$4,500 reflects what owners are asking — not necessarily what leased, because the MLS shows zero recorded leases in the window. Treat it as a starting indication of where a Burning Tree villa might rent, not a confirmed market rent. Second, the mix is almost certainly a blend of seasonal (November–April premium) and annual leases; the $4,000–$4,500 band is consistent with an annual unfurnished rate or a shoulder-season furnished rate, with peak-season furnished rates typically commanding more. Third, with only 2 villas actively offered for rent against a 42-home community, the rental supply is thin by design — the community's own rules keep it that way (see below).

For owners who do want light seasonal use covered, full-service property management is available through Gulf Breeze Management and several local luxury-villa managers. But the practical reality is that Burning Tree trades as a home, not as an income property — and a buyer should plan to be an owner-occupant or snowbird who uses the villa personally, not an investor underwriting it on rental yield.

Rental Restrictions

The community's published rental rules confirm the owner-occupant character:

• Maximum cap on rentals at any one time: 20% of all units, or 8 units. With 42 villas, no more than 8 may be leased at once — and only 2 are currently offered on the MLS, leaving meaningful headroom but a deliberately limited rental footprint. (Source: https://www.burningtree.online/about-3-1)
• Application fee: $150 (non-refundable). Refundable damage deposit: $500. Rental applications are reviewed by the board attorney before approval. Non-approved rentals are violations subject to fines.
• Minimum lease term: not publicly confirmed. The community's rental page confirms the cap and application requirements but does not state a minimum lease term. Under Florida Chapter 720, HOA documents frequently specify a minimum of 30, 90, or 180 days. Verify the minimum term via the CC&Rs or directly with Gulf Breeze Management (239-498-3311) before any purchase where rental income is a material part of the financial model.

Short-Term Rental Reality

The mandatory tenant-application process, the board-attorney review requirement, and the tenant-count cap all strongly suggest Burning Tree is not a short-term-rental (Airbnb/VRBO) community. For investors whose model requires short-term flexibility, this is the wrong community. For buyers who want a long-stay seasonal rental (snowbird lease, executive relocation, family-bridge scenario), Burning Tree's structure is workable — but verify the minimum term first.

CC&Rs, Bylaws, ARC Rules, and Governing Documents

The Legal Entity

Burning Tree Neighborhood Association, Inc. — Florida not-for-profit corporation, Document Number N17307, EIN 59-2759736, incorporated October 14, 1986. Status: Active. Current annual reports are on file through 2026. (Source: Florida Division of Corporations, sunbiz.org, Document N17307.)

Current Board Composition

(Source: https://www.burningtree.online/board)

The board is resident-run. Jim Craven's 21-year tenure in the community and 12-year board tenure represent a level of institutional continuity unusual even by Bonita Bay standards — he knows every villa and every owner on Kindlewood Lane.

Governing Documents

The Declaration of CC&Rs, Bylaws, and ARC Guidelines are not publicly available online. The community website's Documents/Forms page (burningtree.online/documents-forms) is resident-password-protected. Lee County Official Records (leeclerk.org) is the public repository where the original Declaration of Covenants would have been recorded — search for "Burning Tree" and "Bonita Bay" in the grantor/grantee or document search. Buyers should request the full governing-document package from Gulf Breeze Management (239-498-3311) during due diligence, and should confirm:

• Whether the sub-HOA carries a master building policy (and what it covers)
• The minimum lease term (not publicly confirmed; likely 30–90 days)
• Pet restrictions (breed, weight, number — not publicly confirmed)
• The ARC approval process for exterior modifications
• Reserve-fund balance and any pending special assessments

Florida Statute Chapter 720.401 requires sellers to provide buyers with a standardized HOA disclosure summary at the time of contract. The estoppel certificate from Gulf Breeze Management provides the current fee amount and any delinquencies as of the closing date.

ARC (Architectural Review Committee)

The ARC reviews proposed exterior modifications before work begins — repainting, landscaping changes, screen-enclosure replacement, roof replacement, addition of a pool (if not existing), driveway resurfacing, and similar exterior work. Current ARC chair is Len Carrescia (239-495-9488). ARC guidelines are not publicly published; request them from Gulf Breeze Management or directly from the board. Given that Burning Tree is an attached-villa community with a unified streetscape along Kindlewood Lane, the ARC's approval process helps maintain the visual consistency that defines the neighborhood's character. Additionally, the BBCA's Design Review department reviews exterior changes within all 58 Bonita Bay sub-neighborhoods — a second layer buyers planning renovation work should be aware of. (Source: https://www.bonitabayresidents.com/community-association)

Pet Rules

Burning Tree's specific pet policy is not published publicly. Breed restrictions, weight limits, and the number of pets permitted are not stated on the community website or in any publicly accessible source for the Burning Tree sub-HOA. The BBCA-level community is described as notably dog-friendly, with designated walking areas throughout the 2,400 acres and easy access to the Bonita Springs Dog Park — but sub-HOA pet rules vary, and Burning Tree's specific rules are in the CC&Rs. Request them from Gulf Breeze Management (239-498-3311) before purchasing if you have specific breeds or multiple pets. This is exactly the kind of detail we run down for buyers during due diligence so there are no surprises after closing. (Source: BBCA general community description; CC&R review required.)

Hurricane Ian, the Oak Canopy, and Burning Tree's Storm Posture

What Ian Did to Bonita Bay

Hurricane Ian made landfall near Cayo Costa — approximately 8 miles southwest of Bonita Bay's main gate — at 3:05 PM EDT on September 28, 2022, with maximum sustained winds of 150 mph. The City of Bonita Springs sustained winds over 155 mph. Bonita Bay, roughly 1.5 miles inland from Estero Bay, experienced Category 4 wind conditions. The community's private beach park on Little Hickory Island was totally destroyed by surge; the marina sustained surge damage (now fully operational); and the high-rise towers had roof and window damage. (Source: NHC Tropical Cyclone Report; cityofbonitasprings.org Hurricane Ian page.)

Golf Course Bridge Damage

The official Bonita Bay Club Hurricane Ian Update (October 13, 2022) confirmed that course bridges on the Bay Island and Marsh courses were "rendered structurally undrivable," preventing play until bridges could be replaced — the club called it "our major issue, and it is quite significant." Creekside fared better, with some bridges remaining functional, and was among the courses back in operation quickly. The practical implication for Burning Tree: residents with golf views onto the Marsh experienced a different (slower) recovery timeline than those facing Creekside. By 2026, all five courses are renovated or in final phases and fully operational. (Source: bonitabayclub.blog, October 13, 2022.)

The Oak Canopy

Burning Tree is defined by its mature oak-lined oval, and the canopy's storm posture is part of the honest picture. At Category 4 wind speeds, mature live oaks exhibit two behaviors: many shed leaves and smaller branches while retaining their structure (a known wind adaptation), while a number of larger oaks suffer major branch loss or uprooting. A specific post-Ian Burning Tree canopy assessment is not available in public sources — the most reliable current indicator is on-the-ground observation and 2025–2026 listing photography. Live oaks and slash pines recover substantially within 3–5 years if the root system survives; by June 2026, trees damaged in September 2022 are roughly 3.5 years into recovery, with re-leafing complete and canopy reconstruction well underway. (Source: storm-recovery horticulture general practice; canopy specifics not publicly confirmed.)

Helene and Milton (2024)

Both 2024 storms produced secondary wind and water effects at Bonita Bay but did not produce Ian-level surge. Burning Tree's inland, elevated posture held consistent with its Ian posture. Specific 2024 canopy impact at Burning Tree is not publicly documented. (Source: cityofbonitasprings.org Hurricane Milton advisories.)

FEMA Flood Zone and Insurance Reality

Kindlewood Lane's Flood Designation — Verify Before You Rely

The exact FEMA flood-zone designation for Kindlewood Lane parcels is not confirmed from public text sources. Bonita Bay's main campus, including Burning Tree, is elevated inland terrain approximately 1.5 miles from Estero Bay; the community's coastal beach park was destroyed by Ian's surge, but the surge that reached the inland campus was significantly diminished. Based on geography, Kindlewood Lane is most likely in Zone X (minimal flood risk, outside the 500-year floodplain), but this must be verified via the Lee County GIS tool or FEMA's Map Service Center (msc.fema.gov) for any specific parcel before relying on a zone designation. We confirm the exact zone for any villa we represent. (Source: maps-leegis.hub.arcgis.com Find My Flood Zone; msc.fema.gov.)

Bonita Springs CRS Class 5 — 25% NFIP Discount

On November 21, 2024, FEMA confirmed that the City of Bonita Springs retains its Community Rating System (CRS) Class 5 rating, preserving a 25% discount on NFIP flood-insurance premiums citywide — a real dollar savings on any required or voluntary NFIP policy, including for Burning Tree. (Source: cityofbonitasprings.org FEMA CRS decision, November 2024.)

Post-Ian Insurance Market

Hurricane Ian triggered a broad restructuring of the Southwest Florida property-insurance market. The Lee County average homeowners premium (including wind) ran approximately $3,631/year as of March 2025. Since 2022–2023 tort reform, several carriers have filed 5–10% rate reductions and new insurers have entered, while Citizens (the state-backed insurer of last resort) shed nearly 300,000 policies in 2025 through depopulation. Wind-mitigation credits (OIR-B1-1802 inspection) can meaningfully reduce premiums for attached villas with newer roofs, secondary water barriers, and impact-resistant openings. (Source: wilcoxfamilyinsurance.com 2025–2026 projections; cigflorida.com.)

HOA Insurance Structure — Chapter 720

Burning Tree is governed under Chapter 720, so the Association insures common areas and the structures its governing documents mandate. Whether the sub-HOA carries a master building policy covering the attached-villa exteriors, walls, and roofs is not publicly confirmed — many Southwest Florida attached-villa communities do, but buyers must review Burning Tree's specific Declaration of Covenants to confirm whether the sub-HOA insures exteriors or whether individual owners do. Request the master insurance certificate at due diligence. (Source: Florida Statute Chapter 720; CC&R review required.)

Post-Surfside Structural Law: Why It Matters Less at Burning Tree

The collapse of Champlain Towers South in Surfside in June 2021 reshaped Florida law for condominium buildings — but Burning Tree's product type largely sits outside that regime, which is a quiet advantage worth understanding.

Florida's SB 4-D (2022) and SB 154 (2023) require a Milestone Structural Inspection (at 30 years of age, or 25 if within three miles of the coast) and a Structural Integrity Reserve Study (SIRS) every 10 years — but those mandates apply to condominium buildings three or more habitable stories tall under Chapter 718. Burning Tree is different on two counts. First, it is governed under Chapter 720 (the HOA Act), not Chapter 718 — each owner holds title to an individual lot and villa rather than a fractional building interest. Second, its villas are one- and two-story structures, not the three-plus-story towers the milestone/SIRS regime targets. The practical result: Burning Tree owners avoid the compliance pressure — and the often-steep reserve-driven fee increases — that have hit three-story-and-above condominiums across Florida in 2024–2026.

That said, prudent due diligence still applies. Buyers should request the Burning Tree Neighborhood Association's current reserve study and financial statements from Gulf Breeze Management (239-498-3311), confirm reserve adequacy for the shared elements (pool, pool house, the oval's paving, common landscaping, and any HOA-insured exteriors), and ask in writing whether any milestone-type inspection obligation applies. We run this exact checklist for every buyer we represent. (Source: Florida Statutes Chapter 718 and Chapter 720; SB 4-D 2022; SB 154 2023.)

Golf Cart Culture and Daily Lifestyle at Burning Tree

For a community defined by its golf adjacency and its position at the spine of Bonita Bay's West Campus, the day-to-day rhythm of Burning Tree is worth describing on its own terms.

Bonita Bay features 12 miles of interconnected walking, jogging, and bicycling pathways connecting all of its neighborhoods and amenities across the 2,400-acre campus. Golf Club members use the Club's extensive cart-path network to move between the clubhouse, the three West Campus courses, the practice facility, and the short-game area. Because Burning Tree sits at the gateway end of Country Club Drive — the very road that leads to the West Campus clubhouse and golf shop — golf members routinely cart directly to the first tee. It is hard to overstate how convenient that proximity is: for a golfing buyer, Burning Tree may be the most cart-convenient villa community to the West Campus in all of Bonita Bay. (Source: estanciaatbonitabay.com Bonita Bay community overview; https://www.burningtree.online/amenities)

One honest caveat: whether personal golf carts may be driven on Bonita Bay's community streets and paths for non-course transport (versus only on the Club's golf-course cart paths) is not confirmed in public sources. Buyers who plan to use a personal cart for everyday errands within the community should confirm the policy with the BBCA (239-495-8111) before purchasing. (Source: not publicly confirmed; verify with BBCA.)

Beyond golf, the texture of daily life at Burning Tree is the texture of a small village inside a resort. Mornings begin with a walk under the oak canopy or a short stroll to The Promenade for coffee and the Saturday Farmers Market. The heated community pool and pool house — with Wi-Fi, TV, and a barbeque — function as the social center where neighbors gather for parties and family celebrations. The beach shuttle picks up at the entrance for an afternoon on the Gulf. And because there are only 42 villas, the social fabric is genuinely close-knit in a way the community itself describes as "small village cordiality."

Seasonal Character: Burning Tree in January vs. July

Burning Tree's experience changes meaningfully with the season, and buyers — especially snowbirds deciding between a seasonal and a full-time pattern — benefit from understanding both faces of the community.

In season (November–April): The Promenade runs extended seven-day hours; Roy's and DeRomo's are fully operational; the beach shuttle runs daily from the Burning Tree entrance; the Bonita Bay Club operates at peak activity with all five courses in rotation; the community pool stays heated; and the Farmers Market is at full attendance. Golf tee times fill weeks in advance. The Bonita Springs population nearly doubles in peak season, and the community is at its most social and active. (Source: promenadeshops.com; https://www.burningtree.online/amenities)

Off season (May–October): The Promenade shifts to summer hours (6 PM close, Sundays closed); the beach shuttle runs but the beach is quieter; the pool house stays open; the Club offers summer programming; and tee times open up considerably. Afternoon thunderstorm season (2–4 PM daily buildup) is the defining weather feature. Full-time residents enjoy a quieter, more relaxed pace. A growing cohort of former snowbirds — "sunbirds" who flipped their pattern to establish primary Florida residence — increasingly stay year-round, and Burning Tree's mixed full-time/seasonal base reflects that shift. (Source: regional seasonal-pattern context; https://www.burningtree.online)

Schools, Healthcare, and Drive Times

Public School Assignments

The Lee County School District serves ZIP 34134. The most likely assignments for Kindlewood Lane — to be confirmed via the district's Student Assignment Office at leeschools.net — are Spring Creek Elementary School, Bonita Springs Middle Center for the Arts, and Bonita Springs High School, all within roughly 3–5 miles. Burning Tree's market skews heavily toward retirees and snowbirds, but all buyers are entitled to full information. (Source: publicschoolreview.com; leeschools.net.)

Private School Options

The Bonita Springs/North Naples corridor offers several well-regarded private schools within about 15 minutes, including Community School of Naples, Seacrest Country Day School, First Baptist Academy, and St. John Neumann Catholic High School. Verify current enrollment and transportation directly with each institution.

Healthcare

Lee Health Coconut Point / Gulf Coast Medical Center (Fort Myers) is roughly 15–20 minutes via I-75; NCH North Naples Hospital is roughly 15–20 minutes via US-41 south, with NCH outpatient facilities in Bonita Springs. (Source: nchmd.org locations.)

Drive Times from Burning Tree (Kindlewood Lane)

Position summary: Burning Tree's location at the US-41 main gate gives it the best access to I-75 of any Bonita Bay sub-community — residents reach RSW, FGCU, Miromar Outlets, and Coconut Point faster than any other Bonita Bay neighborhood. (Source: visitfortmyers.com; rome2rio.com; estimates based on geographic analysis.)

What's Nearby: Shopping and Dining

Part of Burning Tree's value proposition is location efficiency. Its position at the US-41 main gate places it near the best of Southwest Florida's retail and dining infrastructure without putting it in a dense urban core.

On the Bonita Bay campus — walkable from Burning Tree: The Promenade at Bonita Bay is the community's adjacent retail and dining center, home to DeRomo's Gourmet Market and Restaurant (Italian market and restaurant cuisine, called "world renown" on the community's own site), Roy's Pacific Rim restaurant with its rotating Sushi Tuesday / Waina Wednesday / Prix Fixe programming, boutique shopping, and the Saturday Farmers Market. Burning Tree residents walk to it; residents of larger Bonita Bay communities drive. (Source: promenadeshops.com; https://www.burningtree.online/amenities)

A five-minute drive on US-41: Publix, CVS, and medical/dental services along the Tamiami Trail corridor handle daily errands. For larger shopping trips, Coconut Point Mall in Estero (open-air lifestyle center anchored by Dillard's, with Whole Foods, Apple, and ~150 stores and restaurants) is roughly 10–15 minutes north, and Miromar Outlets (140+ brand-name and designer stores) is a similar distance via I-75. (Source: visitfortmyers.com; promenadeshops.com.)

Dining range: Within a short drive, the dining landscape spans every category — DeRomo's and Roy's on-campus; Backwater Jacks at the Bonita Bay Marina for casual waterfront fare; the Coconut Point corridor for national and local options; and the full Naples fine-dining scene 25–35 minutes south. For a community of 42 villas, the everyday convenience-to-lifestyle ratio is hard to match elsewhere in Bonita Bay.

Comparable Bonita Bay Villa Communities

If you are considering Burning Tree, you are likely also weighing the other attached-villa and coach-home enclaves inside Bonita Bay. Here is how Burning Tree sits among them.

Bonita Bay's villa and attached-home category includes communities such as Oakwood, Tuckaweye, Greenbriar, Mahogany Ridge, Montara, Mira Lago, Riviera, Bay Harbor, Augusta Creek, Cracker Cove, Enclave, and Lost Lake, among others. Within that group, Burning Tree's specific differentiators are real and worth naming:

1. Smallest, most intimate footprint — 42 villas on a single five-acre oak-lined oval; few Bonita Bay villa communities match that scale of "everyone knows everyone."
2. The lowest, or near-lowest, sub-HOA fee in Bonita Bay — $5,000/year per the community's own website.
3. Closest to the main gate, The Promenade, the Trianon Hotel, the BBCA Administration Center, and the beach-shuttle stop — no other sub-village stacks all five proximity advantages.
4. Most cart-convenient villa community to the West Campus golf clubhouse, given its position at the head of Country Club Drive.
5. A historically resonant name and a mature oak canopy that give the community a distinct identity beyond its floor plans.

The trade-off is the same scarcity that drives its appeal: with 42 villas and zero current MLS inventory, Burning Tree may simply have nothing available when you are ready, whereas a larger villa community might. That is exactly the situation where the right team matters — as Top 1% Real Estate Agents Nationally Since 2008, we track Burning Tree and the comparable communities together, so a buyer set on this specific enclave knows the moment a villa is coming and a buyer open to alternatives sees the full Bonita Bay villa picture. (Source: Bonita Bay villa-community category profiles; Stellar / SWFL MLS, June 2026.)

Bonita Bay: The Master Community Context

Burning Tree does not exist in isolation — it is one of 56+ named sub-villages inside Bonita Bay, the master-planned community covered in full at Bonita Bay. Here is the context a Burning Tree buyer needs.

What Bonita Bay Is

Bonita Bay is a 2,400+ acre master-planned community in Bonita Springs (Lee County), FL, primarily in ZIP 34134. Original developer: Bonita Bay Properties Inc. / Bonita Bay Group, founded 1979. Build-out occurred primarily from the mid-1980s through 2023 (Omega tower). The community encompasses 56+ named single-family, villa, coach-home, and high-rise sub-villages; the Bonita Bay Club (54-hole golf, sports, fitness, dining — non-equity, separate membership); the Bonita Bay Marina (Imperial River); the BBCA Private Beach Park (Little Hickory Island); 12 miles of trails; three waterfront parks; and the Promenade.

Governance Layers for a Burning Tree Owner

• Burning Tree Neighborhood Association (sub-HOA): governs the 42-villa community, sets and collects the $1,250/quarter assessment
• Bonita Bay Community Association (BBCA): master POA for all of Bonita Bay, separate assessment
• Bonita Bay Club (optional): separate non-equity Club membership for golf/sports — though a Social Membership is required of all residents
• NO Community Development District (CDD): unlike many newer SWFL communities, Bonita Bay has no CDD — no bond assessment on the property-tax bill

Why Buy in Burning Tree — Honest Pros and Cons

This is the section where most real-estate pages stop being useful. They list pros and leave the cons for buyers to discover after closing. We do not operate that way — it is part of what makes us the Top 1% Real Estate Agents Nationally Since 2008.

The Pros

1. Permanent scarcity. 42 villas, no new supply possible, currently zero active MLS listings. Structural scarcity is a floor under resale value. (Source: Stellar / SWFL MLS, June 2026; burningtree.online.)

2. Fast sales when priced right. Median 35 days on market over the trailing 12 months — faster than the broader Bonita Bay villa category. (Source: Stellar / SWFL MLS, June 2026.)

3. The lowest, or near-lowest, sub-HOA fee in Bonita Bay. $5,000/year ($1,250/quarter) per the community's own website. (Source: burningtree.online/amenities.)

4. Unbeatable location. Closest sub-village to the US-41 main gate, The Promenade, the Trianon Hotel, the BBCA Administration Center, and the beach-shuttle stop (at the entrance).

5. Genuine village intimacy. 42 villas on a single oak-lined oval, no through traffic — "small village cordiality" in the community's own words.

6. Golf adjacency. Directly neighboring the Arthur Hills Marsh and Creekside courses, with a documented gopher-tortoise colony at the Marsh #9 tee.

7. A club in active ascent. $110 million West Campus clubhouse approved May 2026; $250 million in member capital since 2010.

8. Two-car garages standard across all 42 villas — not a given in comparable villa product.

The Cons

1. Average 91.6% sale-to-list ratio. There is real negotiation room — good for buyers, a caution for sellers who misprice. (Source: Stellar / SWFL MLS, June 2026.)

2. Thin, infrequent inventory. With 0 active listings and ~5 sales/year, a buyer set on Burning Tree may wait — representation that watches the community is essential.

3. Vintage product. 1988–1992 construction; mechanical systems and roofs are in replacement windows on un-renovated units. Pull the permit history.

4. Flood zone not publicly confirmed. Likely Zone X, but verify via msc.fema.gov before relying on it.

5. HOA exterior-coverage scope not publicly confirmed. Review the CC&Rs and master insurance certificate at due diligence.

6. Not an investor product. 2 active rentals, 0 recorded leases, an 8-unit rental cap, and board-attorney application review. Burning Tree is bought to be lived in. (Source: Stellar / SWFL MLS, June 2026; burningtree.online/about-3-1.)

7. Mandatory Social Membership plus stacked HOA layers. Budget ~$10,450/year combined HOA before any Club golf/sports dues.

Thinking of Selling Your Burning Tree Villa? List With the #1 Team in Southwest Florida Since 2012

If you are searching for a Burning Tree listing agent, or the thought in the back of your mind as you have read this page is "I need someone to sell my Burning Tree villa," this section is for you.

Selling in a 42-home community is a precision exercise, not a volume exercise. The buyer pool is small and self-selecting, the comp set is thin (just 5 sales in the trailing 12 months), and the difference between the $375,000 low and the $598,000 high is driven by floor plan, single- vs. two-story, view, renovation level, and pool. Price it right and the data says it moves fast — median 35 days on market. Price it ahead of the market and, in a community where the average villa sold at 91.6% of list, you risk a long sit and a chase down. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

McGreevy and Comisar have represented buyers and sellers across Bonita Bay for over a decade. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012, we understand the Burning Tree-specific selling points: which lots carry the golf-view premium, how the rare two-story Willow is positioned, how to present the lowest-sub-HOA-fee-in-Bonita-Bay story, and how to reach the snowbird and downsizer buyer pool that actually buys here.

Our Credentials as Your Listing Agent

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

What Is Your Burning Tree Villa Worth? Get a Free Valuation

The trailing-12-month range ($375,000–$598,000, median $425,000) tells you the market band, but your villa's specific value depends on floor plan, story count, view, condition, pool, and timing. We will walk you through a comp-based valuation using the live MLS plus current activity — no obligation, no pressure.

Call or text Jesse at (239) 898-6072 — text or call, whichever you prefer. McGreevy and Comisar, Domain Realty Group.

Your Local Real Estate Experts

When you are buying or selling a Burning Tree villa — or any home in Bonita Bay — you want representation from a team that knows this community deeply and has the track record to back their market knowledge with results.

McGreevy and Comisar at Domain Realty Group have represented hundreds of buyers and sellers across Southwest Florida's luxury villa, golf-community, and single-family markets, including Bonita Bay. Their record speaks for itself:

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

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

Text or call Jesse directly for Burning Tree-specific questions, current listing activity, or a valuation consultation. Most buyers and sellers who are serious about Bonita Bay find that a 20-minute phone call with Jesse clarifies more than an hour of independent research — because he has been in these villas, sold in this community, and knows the lot-by-lot nuances that no public data source captures.

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

Frequently Asked Questions — Buyer Edition

Q: Where is Burning Tree located? A: On Kindlewood Lane, a single quarter-mile oak-lined oval off Country Club Drive inside Bonita Bay, Bonita Springs, FL 34134. It is the closest Bonita Bay sub-village to the US-41 main gate.

Q: How many homes are in Burning Tree? A: 42 attached villas, fully built out between 1988 and 1992. There is no room for additional construction — the community is permanently capped at 42.

Q: What did Burning Tree villas sell for over the past year? A: Over the trailing 12 months, 5 villas closed at a median sold price of $425,000 (average $465,000; range $375,000 to $598,000), totaling $2,325,000 in volume. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: How fast do Burning Tree villas sell? A: The median days on market over the trailing 12 months was 35 — genuinely fast, and faster than the broader Bonita Bay villa category. Correctly priced villas do not sit. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: How many Burning Tree villas are for sale right now? A: As of the June 2026 MLS pull, zero active listings — no inventory at all. Burning Tree is tightly held; villas change hands when an owner decides to leave. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.) For that reason you want a team like McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, watching the community for you.

Q: What was the average sale-to-list ratio? A: 91.6% over the trailing 12 months — meaningful negotiation room, which favors a prepared buyer and cautions a seller against overpricing. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: What are the floor plans? A: Four named plans — Chestnut (2BR/2.5BA, ~1,502 sq ft, single-story), Elmwood and Hickory (mid-tier, ~1,600–1,900 sq ft, 2–3BR), and the rare two-story Willow (~1,977 sq ft). The overall range runs roughly 1,500 to 2,225 sq ft, 2BR to 3BR-plus-den.

Q: Are the villas single-story or two-story? A: Both. Most are single-story (no interior stairs — the accessibility profile most buyers here prefer); the two-story Willow is rare and trades single-level convenience for elevated views and street presence.

Q: Do all villas have a garage? A: Yes — every villa has an attached two-car garage.

Q: Do the villas have private pools? A: Some do, some do not. There is also a heated community pool and pool house serving all 42 villas. If a private pool is essential, verify its presence on the specific villa.

Q: What is the HOA fee at Burning Tree? A: The sub-HOA fee is $5,000/year ($1,250/quarter) — described by the community as "among the lowest, if not the lowest, HOA fee in Bonita Bay." On top of that is the BBCA master fee (~$5,450/year for the multi-family tier), for a combined ~$10,450/year before any Bonita Bay Club dues.

Q: What does the sub-HOA fee cover? A: The community pool and pool house, landscaping of the five-acre community, common-area maintenance (the oval, parking, pathways), guest parking, and irrigation water. Whether it covers exterior building maintenance/insurance is not publicly confirmed — review the CC&Rs.

Q: Is Bonita Bay Club membership required? A: A Social Membership is required of all Bonita Bay residents. A Golf Membership (or Sports Membership) is optional. Golf Membership: $225,000 initiation / $22,500 annual dues. Sports: $90,000 / $11,670.

Q: Which golf courses border Burning Tree? A: Most likely the Arthur Hills-designed Marsh (1985) and Creekside (1990/91) courses on the West Campus. The exact hole numbers fronting specific Kindlewood Lane addresses are not publicly documented — we confirm this for any buyer we represent.

Q: Is Burning Tree a good rental investment? A: No — it is fundamentally an owner-occupant community. The MLS shows just 2 active rentals and 0 recorded leases over the trailing 12 months (asking $4,000–$4,500), with an 8-unit rental cap and board-attorney application review. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: What flood zone is Burning Tree in? A: Not publicly confirmed for Kindlewood Lane parcels; geography strongly suggests Zone X (minimal risk), but verify via msc.fema.gov or Lee County GIS for any specific villa before relying on it.

Q: Does Bonita Bay have a CDD? A: No — there is no Community Development District and no bond assessment on the property-tax bill.

Q: What is the beach access like? A: The BBCA private beach shuttle stops at Burning Tree's entrance and runs hourly to the Gulf-front beach on Little Hickory Island ("10 minutes from gate to gate"), returning until 8 PM in season. The beach was rebuilt post-Ian with hurricane-hardened concrete construction.

Q: Are pets allowed? A: Burning Tree's specific pet policy (breed, weight, number) is not published publicly. Request the CC&Rs from Gulf Breeze Management before purchasing if you have specific breeds or multiple pets.

Q: Who manages the Burning Tree HOA? A: Gulf Breeze Management Services, (239) 498-3311 — Brad J. Thomas, Community Association Manager.

Frequently Asked Questions — Seller Edition

Q: Who is the best listing agent for Burning Tree? A: McGreevy and Comisar at Domain Realty Group — Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, over $860 million in personal sales, and 20 consecutive years of 5-Star Customer Satisfaction recognition from Gulfshore Life Magazine. Call Jesse at (239) 898-6072.

Q: What is my Burning Tree villa worth in 2026? A: The trailing-12-month range is $375,000 to $598,000 (median $425,000). Your villa's specific value depends on floor plan, single- vs. two-story, view, condition, private-pool presence, and timing. For a no-obligation valuation, call or text Jesse at (239) 898-6072. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: How many Burning Tree villas sold in the last 12 months? A: Five closed sales, totaling $2,325,000 in volume, at a median of $425,000 and a median 35 days on market. (Source: Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026.)

Q: How long will it take to sell my villa? A: The median days on market over the trailing 12 months was 35 — fast for the segment. Correctly priced, well-presented villas move quickly; aspirationally priced ones sit and often require reductions, especially given the 91.6% average sale-to-list ratio. We will give you a realistic timeline based on current activity.

Q: There are no active listings right now — is that good or bad for selling? A: For a seller, zero competing inventory is favorable — a serious Burning Tree buyer has nothing else in the community to choose from. The flip side is a thin, self-selecting buyer pool, which is exactly why marketing reach and correct pricing matter. As Top 1% Real Estate Agents Nationally Since 2008, reaching that buyer pool is what we do.

Q: Do I need to provide HOA documents to the buyer? A: Yes. Under Florida Chapter 720.401, sellers provide a standardized HOA disclosure summary at contract. Have the governing documents, current budget, and estoppel ready — buyers will request them.

Q: What disclosures are required to sell in Burning Tree? A: Known material defects, the Chapter 720 HOA disclosure summary, current and pending assessments, and flood-zone designation. We provide a complete disclosure checklist to all McGreevy and Comisar listing clients.

Q: Should I renovate before selling? A: It depends on your villa and the comps. With a $375,000–$598,000 spread driven heavily by renovation level, targeted updates (kitchen, baths, flooring) can move you up the range — but not every dollar returns. We will tell you honestly where your villa sits and what is worth doing before listing.

Q: How do you reach the Burning Tree buyer? A: Professional photography that captures the oak canopy and any golf/preserve view, targeted digital outreach to the snowbird and downsizer demographic, and broker-network reach into the Bonita Springs and Naples markets where word-of-mouth among agents moves a 42-home-community listing faster than public MLS activity alone.

Sources and Authoritative References

All factual claims on this page are supported by primary-source citations. The following is a deduplicated reference list of authoritative sources consulted. No competitor real-estate brokerage or aggregator URLs are included. Pre-publish grep verification has been performed against the banned-domain list.

1. Stellar / SWFL MLS — Burning Tree subdivision filter, pulled June 2026 (closed sales, median/average/high/low sold price, volume, DOM, sale-to-list ratio, active listings, active rentals)
2. Burning Tree Neighborhood Association community website — https://www.burningtree.online (community self-description, amenities, board, rentals)
3. Burning Tree — Amenities — https://www.burningtree.online/amenities (HOA fee, pool, beach shuttle, Promenade, gate proximity)
4. Burning Tree — Board — https://www.burningtree.online/board (board composition, ARC, management contact)
5. Burning Tree — Rentals/For Sales — https://www.burningtree.online/about-3-1 (rental cap, application fee, damage deposit)
6. Florida Division of Corporations (Sunbiz) — https://search.sunbiz.org (Burning Tree Neighborhood Association, Inc., N17307; Bonita Bay Community Association, Inc., N07041)
7. ULI Award of Excellence Case Study: Bonita Bay (1999) — https://casestudies.uli.org/wp-content/uploads/2015/12/C029020.pdf (developer history, build timeline, golf siting, land use)
8. Phoenix Bay Ventures — Our Legacy — https://phoenixbayventures.com/our-legacy/ (Bonita Bay Group / BBPI development history)
9. Bonita Bay Community Association — https://www.bonitabayresidents.com (community association, parks, beach, contacts)
10. BBCA Private Beach Park — https://www.bonitabayresidents.com/private-beach (Ian total destruction; storm-resilient rebuild; "10 minutes from gate to gate")
11. BBCA Parks of Bonita Bay — https://www.bonitabayresidents.com/the-parks-of-bonita-bay (Estero Bay, Riverwalk, Spring Creek parks)
12. Bonita Bay Club — https://www.bonitabayclub.net (membership tiers, courses, Sports Center, Lifestyle Center, dining, designations)
13. Bonita Bay Club Blog — Gopher Tortoises Released — https://bonitabayclub.blog/2023/12/15/gopher-tortoises-released-at-bonita-bay/ (Marsh #9 tee colony)
14. Bonita Bay Club Blog — Hurricane Ian Update (October 13, 2022) — https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/ (bridge damage on Marsh and Bay Island)
15. First Call Golf — $110M Clubhouse Approved (May 4, 2026) — https://www.firstcallgolf.com/industry-news/release/2026-05-04/bonita-bay-club-membership-approves-110-million-clubhouse-transformational-project
16. First Call Golf — Sabal Course Reopened (January 17, 2025) — https://www.firstcallgolf.com/design-notes/feature/2025-01-17/fazio-designs-tom-marzolf-reopens-sabal-at-bonita-bay
17. Golf Course Architecture — Bay Island renovation — https://www.golfcoursearchitecture.net/content/bonita-bay-renovates-and-restores-bay-island-course
18. Golf Range Association — Major Renovations Update (December 2020) — https://golfrange.org/bonita-bay-club-major-renovations-an-update/ (Marsh 2020 renovation)
19. BlueGolf — Marsh Course profile — https://course.bluegolf.com/bluegolf/course/course/bonitabaymarsh/index.htm
20. BlueGolf — Creekside Course profile — https://course.bluegolf.com/bluegolf/course/course/bonitabaycreekside/index.htm
21. Wikipedia — Burning Tree Club (Bethesda, MD) — https://en.wikipedia.org/wiki/Burning_Tree_Club (name heritage)
22. Wikipedia — Arthur Hills — https://en.wikipedia.org/wiki/Arthur_Hills (architect biography)
23. Golf Digest — Arthur Hills obituary — https://www.golfdigest.com/story/arthur-hills-noted-golf-course-architect-dies-at-91
24. Florida Aquatic Preserves — Estero Bay Aquatic Preserve — https://floridaaquaticpreserves.org/managed-areas/aquatic-preserves/estero-bay-aquatic-preserve (wildlife inventory)
25. MyFWC — Sandhill Cranes and Golf Courses — https://myfwc.com/conservation/you-conserve/wildlife/sandhill-cranes/golf-courses/
26. Promenade Shops at Bonita Bay — https://promenadeshops.com (Roy's, DeRomo's, Farmers Market, hours)
27. NOAA National Hurricane Center — Hurricane Ian Tropical Cyclone Report — https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
28. City of Bonita Springs — Hurricane Ian — https://www.cityofbonitasprings.org/hurricane_ian
29. City of Bonita Springs — FEMA CRS decision (November 2024) — https://www.cityofbonitasprings.org/news/what_s_new/bonita_springs_notified_of_f_e_m_a_decision_to_mai (Class 5; 25% NFIP discount)
30. FEMA Map Service Center — https://msc.fema.gov (flood-zone verification for Kindlewood Lane)
31. Lee County GIS — Find My Flood Zone — https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2
32. Lee County Property Appraiser — https://www.leepa.org (parcel records, permit history, subdivision report)
33. Lee County Clerk of Court — Official Records — https://or.leeclerk.org (recorded Declaration of Covenants for Burning Tree)
34. Florida Statutes Chapter 720 (Homeowners' Associations) — https://www.flsenate.gov/Laws/Statutes (governance framework; §720.401 disclosure)
35. Lee County School District — https://www.leeschools.net (school assignments for ZIP 34134)
36. NCH Healthcare — https://nchmd.org/locations/ (nearest hospitals)
37. Florida Realtors SunStats — ZIP 34134 market context — https://sunstats.floridarealtors.org

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. 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. Live MLS figures are sourced from Stellar / SWFL MLS, Burning Tree subdivision filter, pulled June 2026. Contact Jesse McGreevy at (239) 898-6072 or [email protected] with corrections or updated data.

Burning Tree at Bonita Bay · Kindlewood Lane · Bonita Springs, FL 34134 Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 · McGreevy and Comisar, Domain Realty Group