Bonita Bay - Creekside

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Creekside. If you're searching for the best realtor for Creekside in Bonita Bay, Bonita Springs — whether you're ready to sell your Creekside estate home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Creekside recorded 6 closed sales at a median sold price of $2,025,000 (average $1,999,167; range $1,800,000 to $2,100,000) on a median 22 days on market — a fast-moving estate-home enclave with just 1 home currently active (list price $3,450,000). (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Creekside

If you're searching for the best realtor for Creekside in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in closed real estate and $900 million in personal sales, we bring a depth of Bonita Bay single-family experience no other team can match.

Recent Creekside track record (trailing 12 months): Creekside recorded 6 closed sales over the past year, totaling $11,995,000 in sales volume at a median sold price of $2,025,000 (average sold $1,999,167; range $1,800,000 to $2,100,000). Those homes sold at an average of 94.6% of list price with a median 22 days on market — among the fastest absorption of any single-family neighborhood in Bonita Bay. Just 1 home is currently active (list price $3,450,000, 178 days on market) — roughly 2 months of supply, a genuinely tight inventory picture. This is a village where correct pricing and a team that knows each street, lot, and view orientation decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, Creekside 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 their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

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

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

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

Creekside is one of the most distinctive single-family villages inside the master-planned community of Bonita Bay in Bonita Springs, Florida — not because it is the largest, not because it has the most dramatic open-water views, but because it sits at the intersection of three rare things: a championship golf course named for the creek running beside it, direct access to a tidal waterway that flows into Florida's first designated aquatic preserve, and proximity to one of the best wildlife-watching corridors in Southwest Florida. Over the trailing 12 months, Creekside homes closed between $1,800,000 and $2,100,000, with a median sold price of $2,025,000, while a larger custom estate listed at $3,450,000 represents the current top of the range. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.) Five streets, roughly 35 to 65 single-family homes, and a name that is not marketing language — Spring Creek is real, it is tidal, it connects to Estero Bay, and it flows right past the village.

If you are reading this page, you are almost certainly evaluating one of three decisions: whether Creekside is the right single-family village for your lifestyle and budget; how Creekside compares to the other golf and waterfront neighborhoods inside Bonita Bay — Riverwalk, Bay Harbor, and the rest; or whether one of the high-rise towers along the Estero Bay perimeter might suit you better. This guide is written to answer all three questions, along with every other question that serious buyers ask about Creekside before writing an offer.

We have covered everything: the exact streets and what each offers, the developer history and how Bonita Bay and Creekside came to be, the Spring Creek waterway in honest detail (including the documented water quality concerns that most listing descriptions skip), current market data with live MLS figures, the full HOA and club membership stack with real numbers, the post-Hurricane Ian story specific to this part of Bonita Bay, the Florida insurance reality for a $2 million estate home in 2026, and the wildlife list drawn from primary scientific documentation — not a generic brochure. We have also covered the lifestyle side with the same depth: the Bonita Bay Club's 54 holes of championship golf, 15 pickleball courts, 16 Har-Tru tennis courts, the 9,000 square-foot spa, and the Private Beach Park on the Gulf — rebuilt from scratch after Hurricane Ian destroyed it and reopened as a more resilient, more beautiful version of what came before.

This page is long on purpose. The best decisions in luxury real estate are made by buyers who understand exactly what they are buying.

Living in Creekside as a Single-Family Estate Buyer

Living in Creekside is fundamentally different from living in one of Bonita Bay's high-rise towers — and the difference is not just the architecture. It is the combination of things: fee-simple land ownership, a private screened pool and lanai, the size of the lots backing to golf, preserve, or the creek corridor, and the feeling of walking out your back door directly into a natural environment rather than waiting for an elevator. Homes here run an estimated 3,400 to 6,200+ square feet of living area, three to six bedrooms, on private cul-de-sac lots where no through traffic passes.

The Five Streets and What Sets Each One Apart

The Bonita Bay Community Association's official Street and Neighborhoods PDF (Source: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf) lists five streets inside Creekside:

Creekview Drive is the main spine — a boulevard-style street that gives the village its organizing structure and from which all four cul-de-sacs branch. Recent comps confirm addresses along Creekview Drive carry most of the village's residential inventory. The name is not accidental: depending on where you sit on Creekview Drive, your lot likely faces either the Creekside golf course fairways or looks toward the natural creek-and-preserve corridor that gives the village its name.

Oak Hammock Court is one of four cul-de-sacs off Creekview Drive. The name is ecologically precise: oak hammock is the botanical term for a mixed hardwood forest dominated by live oak (Quercus virginiana) that occurs on elevated well-drained soils between wetland areas in Southwest Florida. The BBCA's conservation philosophy — over 1,200 of Bonita Bay's 2,400 acres preserved as natural habitat — means the oak hammock the street is named after is not a historical memory; it is still there.

Osprey Nest Court is a cul-de-sac where confirmed estate-home comps place values squarely in the core Creekside range. Ospreys (Pandion haliaetus) are confirmed breeding residents in Bonita Bay — documented in Dr. John Knapp's 2024 scientific series at Pond #47 — and the tidal creek waterway adjacent to the village provides exactly the hunting habitat they require: shallow, clear water with surface-swimming fish. Osprey nest in tall dead snags and on structures adjacent to water, making the preserve trees along the creek corridor ideal habitat.

Pond Apple Court is a name that tells you something about the land before the homes were built. Pond apple (Annona glabra) is a native freshwater swamp tree that grows at the margin between standing water and dry land — the precise ecological transition zone that defines the edge between Creekside's lots and the adjacent creek corridor. You do not name a street after pond apple unless pond apple trees are actually there.

Red Oak Court is the fifth cul-de-sac. Laurel Oak (Quercus laurifolia) and Water Oak (Quercus nigra) are common in the transitional zone between the hammock and the creek in Southwest Florida — "red oak" may reference Southern Red Oak (Quercus falcata), at the southern edge of its range in SWFL, or more likely refers to an upland oak species present in the hammock corridor.

Scale, Density, and Privacy

Creekside is not a massive subdivision. Based on the street geometry — one main boulevard and four cul-de-sacs — the estimated lot count is 35 to 65 single-family homes. [Exact count not confirmed — verify via LEEPA parcel search using subdivision name "CREEKSIDE," ZIP 34134, DOR code 01 at leepa.org.] For context, Bonita Bay contains 58 total neighborhoods across approximately 2,400 acres with fewer than 3,300 homes — a density of roughly 1.4 homes per acre across the whole community. Estate villages like Creekside at the higher end of the price spectrum tend to have larger lots and fewer homes.

This scale matters because it affects how the village feels day-to-day. With a few dozen homes on private lots backing to preserve, golf course, or the creek corridor, Creekside does not have the feel of a dense complex or a high-traffic association. The streets are quiet. The natural buffer between homes is real. Cul-de-sacs mean no through traffic. When a well-priced home comes to market here, it moves — the village's median 22 days on market over the trailing 12 months confirms it. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.)

Fiber-To-The-Home and Community Infrastructure

All Bonita Bay properties, including Creekside homes, include Fiber-To-The-Home Technology and Hotwire Communications IPTV service as a community-wide infrastructure standard. (Source: https://www.bonitabayresidents.com/style-of-living) This is not typical across Southwest Florida's luxury gated community inventory — most communities still run coaxial cable infrastructure. For buyers who work remotely, stream heavily, or want gigabit-class internet delivered at the community level rather than through a legacy coax network, this is a genuine differentiator.

Market Snapshot — ZIP 34134 and Creekside-Specific Data

The Broader Market Context: ZIP 34134 (Bonita Bay's Primary ZIP)

Creekside sits in ZIP code 34134, the southern Bonita Springs ZIP that encompasses most of Bonita Bay. Area-wide data for the broader ZIP should be interpreted carefully when applied to Creekside specifically — the ZIP includes product ranging from coach homes under $600,000 to single-family estates well north of $3 million, and Creekside's estate-home tier trades in a fundamentally different segment than the ZIP-wide median.

With that context in mind: the Southwest Florida luxury single-family segment has softened from the frenzied 2021–2022 pace without collapsing. Pricing power has shifted back toward buyers after years of seller dominance, and due-diligence timelines can again be respected. Creekside specifically is moving faster than that broad narrative might suggest — over the trailing 12 months the village's median days on market was 22 and sellers achieved an average 94.6% of list price across 6 closed sales (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026). This is not distress — it is a rational re-calibration after an unprecedented two-year run-up — but it does mean that buyers who had to waive inspections and offer over ask in 2022 are now in a market where negotiations are possible.

Creekside-Specific Sales — Live MLS (Trailing 12 Months)

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

• Closed sales: 6
• Total volume: $11,995,000
• Median sold price: $2,025,000
• Average sold price: $1,999,167
• High sale: $2,100,000 · Low sale: $1,800,000
• Median days on market: 22
• Average sale-to-list ratio: 94.6%
• Active listings: 1 (list price $3,450,000, 178 days on market) — roughly 2 months of supply

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

The relationship between the data points is the most important thing this tells a buyer or seller: Creekside trades in a tight band at the estate-home level — a $1,800,000 low to a $2,100,000 high among closed sales, anchored by a $2,025,000 median — while a single larger custom estate is reaching for $3,450,000 at the top. The 94.6% average sale-to-list ratio shows a market where sellers are achieving close to ask without giving away large discounts, and a median 22 days on market — among the fastest in Bonita Bay's single-family segment — confirms that correctly priced Creekside homes move quickly. Lot position (golf-front versus creek-adjacent versus interior preserve), square footage, and renovation level move a home's value by hundreds of thousands of dollars within that band.

The single active listing at $3,450,000 sits well above the trailing-12-month median sold price, and its 178 days on market is exactly the kind of pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price: the asking inventory is reaching for the custom-estate top of the village's range, while the actual closed median sits considerably lower. At roughly 2 months of supply, this is a tight market for a village this size — there is not a deep bench of homes to choose from, so when a well-priced home comes to market, it moves.

What the Market Numbers Mean for Creekside Buyers

The normalized market of mid-2026 creates opportunity for Creekside buyers who can act decisively on well-priced homes. The village has fewer than 65 total homes, and only 1 is currently active — there are not dozens of active listings to choose from at any given moment. When a well-positioned golf-front or creek-adjacent home comes to market at a motivated price, it will move — the village's median 22 days on market over the trailing year shows that correctly priced homes do not sit. The combination of a tight, roughly 2-month supply and the village's small size means buyers must be ready to act, complete proper due diligence quickly, and close with confidence rather than competitive panic.

The cash buyer advantage remains strong in this segment. Bonita Bay estate-home buyers — and Creekside buyers in particular, many of whom are relocating from Northern markets or buying a second home — frequently close cash. Cash-to-close eliminates the appraisal contingency risk and, combined with a flexible closing timeline, remains a meaningful negotiating tool.

If you want current Creekside listing data, recent sold comps, or a specific home's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have access to the full MLS history for every home in the village.

How Creekside Came to Be — Developer History and the Bonita Bay Group Legacy

To understand Creekside, you need to understand the organization that built it and the planning philosophy that shaped Bonita Bay.

The Bonita Bay Group and David Lucas (Not WCI)

A common misconception about Bonita Bay is that it was built by WCI Communities, the other major Southwest Florida luxury developer of the same era. It was not. Bonita Bay was built by the Bonita Bay Group (BBG), a privately held, locally based real estate development company. Under the leadership of David Lucas (President/CEO), the Bonita Bay Group filed its Development of Regional Impact (DRI) with Lee County in 1981, obtained PUD approval the same year, broke ground in the mid-1980s, and spent the better part of three decades turning 2,400 acres of Southwest Florida wetlands, pine uplands, and bay-perimeter land into one of the most decorated master-planned communities in the country. (Source: https://www.bonitabayresidents.com/style-of-living)

The Group's founding philosophy was unusual in the context of Florida development at the time. Bonita Bay was originally planned for 9,000 homes across 2,400 acres. By the time the community was substantially built out — 25+ years into development — it had evolved to fewer than 3,300 homes, nearly two-thirds fewer than originally permitted. More than 1,400 acres remained as open space, including 230 acres of lakes and the entire creek-and-preserve corridor that defines the western edge. (Source: archive.naplesnews.com — Bonita Bay Group history)

That philosophical choice — more than any specific building or amenity — is the reason Bonita Bay looks the way it does today: a community where the roads wind through live-oak canopy and preserve buffer zones, where the Estero Bay Park preserves 5,000-year-old Native American shell mounds within the gates, and where 12 miles of pathways navigate wildlife corridors rather than cutting through them. The decision to reduce density and convert designated land into additional golf courses and nature preserves was not mandated by regulators — it was a deliberate business decision. The result: a density of roughly 1.4 homes per acre across a 2,400-acre community, extraordinary for Florida real estate of any era. The Urban Land Institute recognized this approach with its Award of Excellence in 1999.

Phases of Development: Where Creekside Fits

Bonita Bay opened for sales in 1985 and developed in carefully phased sections over 20+ years. The Creekside golf course opened in 1990 (Arthur Hills design, Par 72, 6,632 yards), which places the village's likely build chronology in the late 1980s through mid-1990s, concurrent with the golf course development. [Exact platting date not confirmed — verify via Lee County Clerk plat search at or.leeclerk.org/LandmarkWeb, searching subdivision "CREEKSIDE" within the Bonita Bay PUD.]

The single-family villages and golf neighborhoods like Creekside were the heart of Bonita Bay's early-to-middle build-out. By the time the high-rise towers along the Estero Bay perimeter were rising in the 2000s, the single-family villages — Creekside among them — were established, the golf courses were open, and the community's identity was set. Buyers in Creekside were buying into an already-proven lifestyle, not an early-stage promise.

The Bonita Bay Group went on to develop other Southwest Florida master-planned communities including TwinEagles, Mediterra, The Brooks, and Verandah — all sharing the conservation-first philosophy of low density, native habitat preservation, and Audubon-aligned golf course management.

The Naming Logic: Why Creekside Is Called Creekside

The chain of naming is: waterway → golf course → neighborhood. Spring Creek runs along the northern border of Bonita Bay. Arthur Hills was hired to design the West Campus golf courses in the late 1980s, and the course adjacent to Spring Creek became the Creekside Course — "Creekside offers wide fairways leading to elevated, well-protected greens," per the Bonita Bay Club's official website. (Source: https://www.bonitabayclub.net/web/pages/golf) The residential village on the same western portion of Bonita Bay, adjacent to that golf course and that creek, took its name from both.

The street names reinforce the ecological identity: Osprey Nest Court (osprey hunting habitat on the creek), Pond Apple Court (pond apple trees at the wetland margin), Oak Hammock Court (upland oak forest), Red Oak Court (oak species), Creekview Drive (creek views). The Bonita Bay Group consistently named streets after the natural features being preserved, not erased — a philosophy visible in the street index across all 58 Bonita Bay neighborhoods.

What the Developer Timeline Means for Buyers Today

By the late 2000s, only a handful of remaining single-family homesites were being offered — first to existing residents. Bonita Bay is effectively fully built out. There is no new construction entering the Creekside market. The only way to own a home on Creekview Drive today is to buy one from an existing homeowner — which means supply cannot expand, and the village's fewer-than-65 homes are a finite, permanently capped inventory.

The approximately 1990s-era construction timeline also means most original Creekside homes are now in their late twenties to mid-thirties in age. This is the point in a single-family home's life cycle where buyers need to ask careful questions about roof age, window type, and mechanical systems. Many Creekside homes have been significantly renovated or rebuilt — we cover the home-condition due-diligence questions in depth below.

The Homes: Architecture, Lots, Square Footage, and Floor Plans

Single-Family Detached

All available evidence points to Creekside being a single-family detached estate-home village — not villas, not coach homes, not condominiums. The street pattern (one main boulevard plus four cul-de-sacs) is typical of single-family subdivision layouts in Southwest Florida master-planned communities of this era. Confirmed comps reflect single-family homes with living areas of roughly 3,400 to 6,200+ square feet. Bonita Bay's published neighborhood index lists Creekside under the "Single Family Homes" category alongside other single-family villages including Anchorage, Arbor Stand, Bay Harbor, Bay Woods, and Riverwalk.

[Confirmation that no attached villa or townhome product exists within the Creekside plat requires LEEPA parcel search with DOR code filter — verify before publishing.]

Size Range and Configuration

The confirmed estate-home comps show living areas of roughly 3,400 to 4,200 square feet for the mainstream Creekside tier (the $1.8M–$2.1M closed band), with a larger custom estate at approximately 6,200 square feet ($3,450,000 list). Bedroom counts run 3–4 for the typical range; up to 6 bedrooms in the custom-estate tier. Bathroom counts run 3–4 full baths in the typical range.

All current sale homes include the screened pool/lanai configuration standard for luxury Southwest Florida single-family homes of this era. Private outdoor living spaces are a defining feature of Creekside versus the tower condominiums within Bonita Bay — you own the dirt, the pool, and the lanai.

Construction Type

Concrete Block Stucco (CBS) construction is the standard for Bonita Bay Group single-family homes of this era and consistent with Lee County's building requirements for coastal construction. Tile roofs (concrete barrel tile or flat tile) are standard in Bonita Bay's architectural aesthetic. Mediterranean or transitional architectural styling is consistent with the Bonita Bay Group's design aesthetic for this generation of Southwest Florida master-planned communities.

CBS construction is generally favorable for insurance purposes (better wind resistance than wood frame, better fire resistance). Homes built before 2002 may have original non-impact windows and will have had shutters added either by original or subsequent owners. The 2002 Florida Building Code introduced significantly stronger wind-resistance requirements; homes built after 2004 (post-Hurricane Charley) were subject to even stricter impact-glass or structural-shutter mandates. A wind mitigation inspection — documenting hip roof geometry, roof-to-wall connector types, and opening protection — is the single most important pre-purchase step for insurance purposes. More on this in the Insurance section.

Views: What You Face

The Creekside golf course (Arthur Hills) runs adjacent to the village. The "wide fairways leading to elevated, well-protected greens" means fairway frontage is broad enough that more homes can achieve golf views than on a tighter, tree-lined course. Beyond golf, lots closer to Spring Creek have natural waterway and preserve views. The specific view orientation for any individual lot requires a site visit and parcel-level review:

• Golf-facing lots on Creekview Drive: Creekside course fairways/greens
• Lots nearer the creek or facing the preserve: Spring Creek corridor and natural habitat
• Interior lots: preserve/conservation views rather than neighboring homes (Bonita Bay's low density ensures this)
• Combination lots: golf and preserve or golf and water views possible on select parcels

[LEEPA parcel satellite/GIS review and a visit to the specific street segment are the only definitive way to confirm view orientation for a given address before making an offer.]

Spring Creek: The Waterway That Defines This Village

What the BBCA Says — and What the Science Adds

The Bonita Bay Community Association calls Spring Creek "one of the area's most pristine waterways" and places it at the center of Bonita Bay's identity as a nature-based community. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay) That description is largely true — this is a real tidal creek flowing through a 2,400-acre Audubon Certified Sanctuary, connecting to Florida's first designated aquatic preserve, with documented dolphins, manatees, osprey, and snook.

Here is what the BBCA description omits, in the interest of buyer transparency: Spring Creek's Marine Segment (WBID 3258HA) is classified as a 497-acre tidal waterbody in Lee County and is listed in the CHNEP Water Atlas as impaired for one or more parameters — meaning Florida's water quality standards are not currently being met for specific contaminants (likely dissolved oxygen or nutrients common to Estero Bay tributaries impacted by regional agricultural and urban runoff). (Source: CHNEP Water Atlas, chnep.wateratlas.org — search Spring Creek Marine Segment) This does not mean the creek is unsafe for kayaking or wildlife, and the Bonita Bay Club's Audubon certification requires active stormwater and pesticide management on the golf courses adjacent to the creek. But it is a documented fact that does not appear in most real estate descriptions of this village.

The creek is also genuinely tidal. Dr. John Knapp, a resident geoscientist whose scientific series on Bonita Bay ecology is published at evergladesark.com, confirmed: "The river and creek are tidal therefore it is bi-directional depending on the tides, rainfall, storm surges and other upstream water flow." (Source: evergladesark.com) Tidal character makes for an interesting paddle — not a static pond — but it also means the creek's interaction with the adjacent lots is more complex than a simple freshwater lake or canal.

Where Spring Creek Goes: The Estero Bay Connection

Spring Creek flows westward to Estero Bay, designated as Florida's first aquatic preserve in 1966 and managed by the Florida Department of Environmental Protection. Estero Bay contains vast seagrass beds, mangrove islands, tidal flats, and oyster bars across its protected estuary. (Source: https://floridadep.gov/rcp/aquatic-preserve/documents/estero-bay-aquatic-preserve-management-plan)

The practical implication for Creekside homeowners: from Spring Creek Park's kayak/canoe launch, you can paddle tidal Spring Creek westward through the Bonita Bay property boundary, into the mangrove-fringed creek system, and out into the open waters of Estero Bay Aquatic Preserve. The distance from the park launch to open Estero Bay is approximately 1–2 miles of creek paddling, though exact distance has not been confirmed from primary sources. West Indian Manatees (Trichechus manatus latirostris) and bottlenose dolphins use tidal creek systems throughout the Estero Bay estuary, and the documented manatee caution sign piling in Big Hickory Bay — at the mouth of the Imperial River directly south of Bonita Bay — confirms their presence in this waterway system.

Spring Creek Park: The Community Access Point

The Bonita Bay Community Association maintains Spring Creek Park specifically for water access to Spring Creek. All Bonita Bay residents — including Creekside homeowners as BBCA members — have access as part of their association membership.

Documented amenities at Spring Creek Park (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay):

• Kayak/canoe storage racks (specific rack count [Not confirmed — verify with BBCA])
• Canoe/kayak launch dock with direct water access to Spring Creek
• Bocce court
• Children's playground
• Basketball hoop
• Nature trails through preserve vegetation
• Gazebo and observation deck
• Pet water station
• Grand Oak and pine trees carefully preserved for shade and wildlife habitat
• Picnic area

Given Creekside's location on the western side of Bonita Bay near the northern edge where Spring Creek runs, Spring Creek Park is almost certainly the closest park to the Creekside residential streets. [Exact walking distance from Creekview Drive to Spring Creek Park not confirmed — verify with BBCA or on a site visit.]

Can You Dock From Your Creekside Lot?

Whether individual Creekside lots have deeded access to install private boat docks or kayak launches on Spring Creek is [Not confirmed — verify via Lee County Clerk plat search (or.leeclerk.org/LandmarkWeb) and direct inquiry to BBCA at 239-495-8111]. This is a critical distinction for buyers with boats or kayaks who want to launch from their property rather than the community park. Several factors complicate private dock installation: Spring Creek is a tidal waterway with Estero Bay Aquatic Preserve downstream protections; the Audubon Sanctuary designation creates conservation management obligations; the BBCA CC&Rs and ARC guidelines govern what modifications are permitted at the waterline; and Army Corps of Engineers/SFWMD permits would be required for any dock structure in tidal waters. If dock access matters to your purchase decision, confirm this with BBCA before making an offer.

The Natural Setting: Wildlife You Will See at Creekside

One of the reasons to own in Creekside rather than a comparable-priced community elsewhere in Southwest Florida is documented wildlife — not generic "Florida wildlife" but specifically identified, photographically confirmed species in Bonita Bay itself, documented by Dr. John Knapp, a resident scientist/geoscientist who published a multi-part scientific series on Bonita Bay's ecology at evergladesark.com.

Birds

Directly confirmed inside Bonita Bay (Source: evergladesark.com — Pond #47 ecological documentation):

• Wood Stork (Mycteria americana) — federally threatened species; documented foraging at Bonita Bay Pond #47; one of the most significant conservation indicators in any Southwest Florida community
• Great Blue Heron (Ardea herodias) — documented foraging at Pond #47
• Great Egret (Ardea alba) — documented catching minnows at Pond #47
• Tricolored Heron (Egretta tricolor) — documented searching for fish at Pond #47
• White Ibis (Eudocimus albus) — documented in a group of about twenty at Pond #47
• Anhinga (Anhinga anhinga) — documented catching a Mayan Cichlid at Pond #47
• Osprey (Pandion haliaetus) — documented watching from a nearby tree at Pond #47

Expected and likely in the Spring Creek / Estero Bay corridor: Snowy Egret, Little Blue Heron, Black-crowned Night Heron, Roseate Spoonbill, Glossy Ibis, Limpkin, Sandhill Crane (Florida subspecies), Bald Eagle, Red-shouldered Hawk, Barred Owl, Belted Kingfisher, Double-crested Cormorant, Painted Bunting (winter migrant), and various warbler species (Corkscrew Swamp Sanctuary is 15 miles east in the same watershed).

Why the Wood Stork sighting matters: The Wood Stork is listed as Threatened under the Endangered Species Act. Its presence as a documented forager in Bonita Bay's pond system is a direct marker of the water quality, prey abundance, and habitat quality that Bonita Bay's conservation management produces. You do not get Wood Storks in a degraded urban pond system.

Fish

Directly confirmed inside Bonita Bay (Source: evergladesark.com, Dr. Knapp net/rod sampling documentation): Snook (Centropomus undecimalis, decreased post-Ian), Bluegill, Tilapia (increased post-Ian), Mayan Cichlid (invasive, established), and Largemouth Bass.

Expected in Spring Creek (tidal segment) connecting to Estero Bay: Red Drum/Redfish, Tarpon (juvenile in tidal creeks), Sheepshead, Mullet (visible jumping in Spring Creek), Spotted Seatrout, Peacock Bass (non-native), and Blue Crab (three documented inside Pond #47 post-Ian, brought in by storm surge).

Mammals and Reptiles

• Florida Alligator (Alligator mississippiensis) — confirmed at Bonita Bay Pond #47 including mating behavior; never feed, never approach; nuisance gators over 4 feet can be reported to FWC at 1-866-FWC-GATOR
• Florida Softshell Turtle (Apalone ferox) — documented at Pond #47
• Manatee (Trichechus manatus latirostris) — documented in the Estero Bay / Imperial River system; Spring Creek's tidal connection makes warm-season manatee entry probable
• River Otter (Lontra canadensis) — probable in the Spring Creek corridor given intact habitat
• White-tailed Deer — probable on Bonita Bay's 1,200+ acres of preserve
• Bobcat (Lynx rufus) — documented in Bonita Springs area natural preserves; probable in Bonita Bay's preserve system
• Gopher Tortoise (Gopherus polyphemus) — state Threatened species; protected under Florida law; probable in Bonita Bay's upland sandy areas. Both the tortoise and its half-moon burrow entrance with sand mound 3–6 feet wide are protected. Report sightings at app.myfwc.com/HSC/GopherTortoise/. (Source: https://myfwc.com/wildlifehabitats/wildlife/gopher-tortoise/)

The Bonita Bay Community Association — What Every Purchase Includes Automatically

The moment you purchase any property inside Bonita Bay — including a single-family home in Creekside — you automatically become a member of the Bonita Bay Community Association (BBCA). There is no application, no initiation fee, no separate vote. Membership is an automatic consequence of property ownership. (Source: https://www.bonitabayresidents.com/community-association) What BBCA membership provides:

24-Hour Staffed Gate Security

All Bonita Bay entrances are staffed around the clock — 24 hours a day, 7 days a week, 365 days a year. (Source: https://www.bonitabayresidents.com/community-association) This is genuine 24/7 manned security, not a camera-monitored gate that can be tailgated. Guest access typically requires advance registration by the homeowner with the gatehouse.

Three Waterside Parks

Estero Bay Park at the northwestern corner of Bonita Bay: 13 acres of land with documented archaeological and historical significance, including 5,000-year-old Native American shell mounds — a genuinely rare historical feature within a private residential community. The park features 800 feet of boardwalk through coastal mangroves ending at a private pier overlooking Estero Bay, a Monarch Way-Station Butterfly Garden, nature trails, a screened pavilion, playground, picnic areas with gas grills, and a pet water station. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Riverwalk Park along the Imperial River: direct boating access to Estero Bay via boat ramp, state-of-the-art bocce facility with outdoor pavilion, newly renovated pickleball and tennis courts, basketball court, a 5-station Parcourse fitness trail, kayak storage and launch capability, pet water stations, playground, and picnic areas. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Spring Creek Park along Spring Creek at the community's northern border — almost certainly the closest park to Creekside: kayak and canoe storage racks with launch dock, bocce court, basketball hoop, playground, picnic area, pet water station, nature trails, gazebo, and observation deck. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)

Twelve Miles of Recreational Paths

Twelve miles of maintained pathways for biking, jogging, and walking — one of the largest maintained-path networks of any gated community in Southwest Florida. (Source: https://www.bonitabayresidents.com/style-of-living) The paths connect sub-villages, parks, and access points throughout the community's 2,400 acres, navigating preserve corridors and waterway edges. For Creekside residents who want to walk or bike to the West Campus golf complex, the marina, or any of the three parks, the path system provides the connection.

Community Activities Programming

The BBCA Activities Department (239-390-5550; 3451 Bonita Bay Blvd., Suite #100) programs year-round community events including the Christmas Tree Lighting and Holiday Celebration, Easter Egg Hunt, Bay Breeze Concert series, life-long learning lectures, creative arts and cooking classes, wellness programming, and local excursions. (Source: https://www.bonitabayresidents.com/activities-department)

Design Review Department

The BBCA maintains a professionally staffed Design Review Department that oversees exterior modifications, construction, and landscaping changes throughout the community's 58 neighborhoods, including Creekside. (Source: https://www.bonitabayresidents.com/community-association)

Community Patrol and Blue Zones

The BBCA operates a community patrol system separate from the gate security. Bonita Bay has also been designated as a Blue Zones Project Community — a certification tied to longevity, wellness, and community design standards. (Source: https://www.bonitabayresidents.com/style-of-living) The BBCA is also noted as the first gated community in the country to donate more than $1 million to United Way.

The Bonita Bay Marina — Boating Access for Creekside Owners

The Bonita Bay Marina is one of the three distinct amenity pillars available to Creekside owners — positioned alongside the BBCA community amenities (automatic) and the Bonita Bay Club (Social Membership mandatory, Golf optional). The marina is semi-private — "created and owned by a group of resident investors" — and is available to Bonita Bay residents and their guests, including Creekside homeowners. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)

The marina sits adjacent to Riverwalk Park on the southern edge of Bonita Bay — the opposite end of the community from Creekside, which is on the western/northern portion near the West Campus golf courses. Practically, this means Creekside boaters use the marina for wet-slip or dry-storage and launch rather than walking to it daily. For buyers whose primary recreational priority is boating from their own dock, the Riverwalk village (direct Imperial River frontage) is a more boat-oriented location than Creekside, where on-water access is via the kayak/canoe launch at Spring Creek Park.

The marina's confirmed parameters include a 36-inch maximum draft (a hard permitting limit, not a soft preference) and a 36-foot maximum LOA, with waterway access running north to New Pass for Gulf access. (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina) Backwater Jacks, the on-site waterfront restaurant, is owned and operated by fellow Bonita Bay residents and welcomes all residents without a marina slip — the ability to arrive at a waterfront seafood restaurant inside your gated community is, for many buyers, one of the quality-of-life details that tips the decision.

The Bonita Bay Club — The Lifestyle Layer (Mandatory Social Membership for Creekside)

The Bonita Bay Club is the amenity complex that most people think of when they hear "Bonita Bay" — the five championship golf courses, the sports complex, the spa, the dining. Understanding what the Club is, what it costs, what tier of membership you need for which amenities, and how it operates relative to everything else at Bonita Bay is one of the most important things a prospective Creekside buyer can do before an offer.

The Key Facts: Member-Owned, Two Campuses, Mandatory Social Membership

The Club is legally separate from the BBCA. "Bonita Bay Club operates independently within the Bonita Bay community." (Source: https://www.bonitabayresidents.com/bonita-bay-club) It has its own governance, its own budget, its own capital assessment process, and its own membership rules independent of the BBCA master HOA. Club dues and BBCA dues are separate payments to separate entities.

The Club is member-owned. More than a decade ago, the Bonita Bay Club transitioned from developer ownership to member ownership. "Over a decade after becoming member-owned, Bonita Bay Club continues to bring its bold vision to life." (Source: https://www.bonitabayclub.net) Members govern the club, vote on capital expenditures, and effectively function as shareholders in the facility.

Mandatory Social Membership for all Creekside homeowners. Every homeowner in Bonita Bay — including Creekside — is required to hold at minimum a Social Membership with the Bonita Bay Club. Golf membership is optional. The Social Membership fee and initiation are [Not confirmed with precision — verify directly with the Bonita Bay Club at 239-495-0073 or bonitabayclub.net before purchase. Contact BBCA at 239-495-8111 for the resale package, which will specify the mandatory Social Membership cost.]

54 holes of championship golf across two campuses:

West Campus (inside Bonita Bay gates, Bonita Springs, FL 34134): Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside — the West Campus courses are within walking or golf-cart distance of the Creekside village. The West Campus is a certified Audubon Sanctuary.

East Campus (Naples, approximately 15 minutes east via I-75): Two Tom Fazio-designed courses — Cypress and Sabal. One Golf Membership covers both campuses — a single initiation fee and annual dues provide access to all 54 holes.

(Source: https://www.bonitabayclub.net/web/pages/golf)

The Creekside Course statistics: Par 72, 6,632 yards from the championship tees, opened 1990. The Club's own language — "Creekside offers wide fairways leading to elevated, well-protected greens" — contrasts with Bay Island ("water, sand, and dense vegetation") and Marsh ("winds through wetlands"), making Creekside the most accessible of the three West Campus courses for players who prefer margin over precision. The Creekside Golf Academy at the West Campus features Trackman technology, pressure plates, and multi-angle video cameras — walking distance from the Creekside residential streets.

Membership Tiers and Costs (Estimates — Verify Before Publishing)

Note: These figures are from secondary sources and represent the best publicly available estimate as of March 2025. Initiation fees and annual dues are not published on the Club's official website. Verify directly with the Club Membership Office at 239-495-0073 before relying on these numbers.

The Sports Center and Lifestyle Complex

The Club's Sports Center and Lifestyle complex is one of the most comprehensive private club fitness and racket-sports facilities in Southwest Florida:

• 16 Har-Tru (clay) tennis courts (9 lighted) (Source: https://www.bonitabayresidents.com/bonita-bay-club)
• 15 pickleball courts (Source: https://www.bonitabayresidents.com/bonita-bay-club)
• Championship croquet lawn
• Geothermal zero-entry saltwater pool with 4 lap lanes
• Lifestyle Center (fitness): nearly 20,000 square feet with premium Technogym equipment — K-Stations, Kinesis One, Bio Circuit. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
• Spa and Salon: 9,000 square feet with seven treatment rooms, sauna, steam room, whirlpool, and relaxation lounge. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
• Dining: multiple venues across the West Campus clubhouse and informal options. (Source: https://www.bonitabayclub.net/web/pages/dining)

The Club hosts the annual FineMark Women's Pro Tennis Championship, a USTA Pro Circuit event; the Club and associated events have raised over $2.75 million for Lee Health Cancer Center. (Source: https://bonitabayclub.blog/) Club accolades include "Distinguished Club," "Platinum Club," "America's Healthiest Club," and the first club in the country designated "America's Greenest Club."

HOA Fee Bundle: The Stacked Cost of Ownership at Creekside

One of the most important financial realities of buying at Creekside is the layered fee structure. There is no single "HOA fee" — there are multiple recurring obligations to multiple entities, and the total monthly non-mortgage cost of ownership is the sum of all of them. We break them down here.

Layer 1: Bonita Bay Community Association Master Assessment

Every Creekside homeowner pays an assessment to the BBCA — the master property owners association responsible for community-wide infrastructure, security, parks, beach, and programming. The BBCA assessment amount is not publicly disclosed on the BBCA's website; it is gated behind the members-only portal. (Source: https://www.bonitabayresidents.com/community-association) Contact the BBCA at 239-495-8111 to confirm the current annual figure, or request it from the seller in the resale package.

What the BBCA master assessment covers: all common areas and roads, lake and stormwater management, three waterfront parks (Spring Creek, Estero Bay, Riverwalk), Private Beach Park with seasonal shuttle, 24/7 staffed gatehouse security, centralized Design Review/ARC, community activities programming, 12 miles of recreational paths, and Fiber-To-The-Home/Hotwire IPTV.

Layer 2: Creekside Sub-Association (If Any)

No separately incorporated Creekside sub-HOA was found on Sunbiz during this research. Searches for "Creekside Bonita Bay" and "Creekside at Bonita Bay" returned no matching Florida corporate entities. (Source: https://search.sunbiz.org) The most likely explanation: Creekside's neighborhood-level governance is embedded in the BBCA master CC&Rs and a phase-specific Declaration recorded with the Lee County Clerk — not a separately incorporated entity. If a Creekside sub-association assessment exists for neighborhood-specific maintenance, it would be disclosed in the BBCA resale package.

Layer 3: Mandatory Bonita Bay Club Social Membership

Unlike the high-rise towers, where Club membership is fully optional, Creekside (and all Bonita Bay single-family homes) carry a mandatory Social Membership obligation with the Bonita Bay Club. This runs with the property. The exact Social Membership cost (initiation and annual dues) is [Not confirmed — verify with the Club at 239-495-0073]. It will be disclosed in the BBCA resale package required for closing. This is a non-optional carrying cost that every Creekside buyer must factor into total cost of ownership.

Layer 4: Optional Golf or Sports Membership

For buyers who want golf or expanded racket-sports access: Golf Membership at approximately $225,000 initiation / $22,500 annual dues; Sports Membership at approximately $90,000 initiation / $11,670 annual dues. These are optional upgrades above the mandatory Social tier. (Source: secondary club-information sources, as of March 2025 — verify with the Club.)

Layer 5: Special District Assessments (None — No CDD)

Bonita Bay does not have a Community Development District (CDD). There is no special district levy on Creekside property tax bills — a meaningful distinction from some other Southwest Florida master-planned communities where CDD assessments add hundreds of dollars per month to total carrying costs. To confirm, review the TRIM (Truth in Millage) notice from the Lee County Tax Collector (https://www.leetc.com), which itemizes all assessments by parcel.

Total Monthly Cost of Ownership: How to Think About It

The honest framing: Creekside is not a low-carrying-cost property. A $2 million estate home in a full-amenity master-planned community has layered fees — BBCA master assessment, mandatory Social Membership, property taxes, and homeowners-plus-flood insurance — that reflect the value of those amenities. Buyers should request the full BBCA resale package, confirm the mandatory Social Membership cost, and model insurance before closing. Property taxes on a $2 million home using the verified 12.8205 total millage rate for a Bonita Bay City-of-Bonita-Springs parcel run roughly $25,000–$26,000 per year (less with homestead). A Golf Member adds approximately $22,500/year in dues on top.

HOA Documents and Architectural Review: What Requires Approval

Centralized Design Review Department

The BBCA operates a professionally-staffed centralized Design Review Department serving all 58 neighborhoods in Bonita Bay, including Creekside. There is no separate Creekside-specific ARC — all exterior modification approvals go through the BBCA Design Review Department. (Source: https://www.bonitabayresidents.com/community-association)

What Requires Approval

Per the 1999 ULI Case Study for Bonita Bay (the most specific primary source available on the CC&R framework):

• All landscaping schemes must use at least 50% native vegetation — a binding community-wide standard applicable to every Creekside lot
• Site plans must incorporate view corridors, buffering, and existing vegetation
• All exterior modifications to structures require Design Review Department approval

The detailed list of what triggers approval (paint colors, roof materials, additions, sheds, fences, pools, outdoor kitchens, driveways, lighting, satellite dishes) is in the BBCA Design Review Guidelines, a member-restricted document available after purchase. [Contact BBCA Design Review Department at 239-495-8111 before making any exterior modifications to a Creekside home.]

The 50% native vegetation requirement is an unusually strong environmental protection for a residential community. It means a Creekside homeowner who wants to redo their landscaping cannot simply install a generic non-native tropical palette — at least half of what they plant must be species native to Southwest Florida. This, combined with the Audubon Cooperative Sanctuary certification, is part of what protects the ecological value of the Spring Creek corridor adjacent to the village.

Rental Market & Property Management

Here is what sets Creekside apart from many other Bonita Bay neighborhoods as a rental market: over the trailing 12 months there were 0 MLS rental records — no active rentals and no recorded leases — in the village (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026). That is an honest, important finding. Creekside is an owner-occupied estate enclave: rentals essentially never reach the open market. Owners here buy to live in the home or use it seasonally, not to lease it out, and the MLS reflects that — there is simply no rental inventory and no closed-lease comp history to point to.

For an investor-minded buyer, that distinction matters. We do not invent a rental rate where none exists in the data, and we would not frame Creekside as a cash-flow play. At a $2 million-plus purchase price, with layered carrying costs (BBCA assessment, mandatory Social Membership, taxes, and insurance) and a community oriented toward owner occupancy, Creekside is an appreciation-and-lifestyle property, not an income property. If you intend to rent your Creekside home even on a seasonal monthly basis, the absence of any open-market rental history means you are charting your own course — and you must confirm the recorded CC&R rental terms first.

For owners who do want their home professionally managed, full-service property management is available through several local luxury-home managers. We can connect you with managers who handle screening, BBCA approval, and seasonal scheduling. Any lease at Creekside must comply with the recorded CC&R rental rules, detailed below.

Rental Rules at Creekside

Short-term rentals (Airbnb, VRBO, nightly/weekly): Almost certainly prohibited. Bonita Bay is a full-time/seasonal residential community oriented toward owner-occupied or long-term lease use. No evidence of short-term rental listings for Creekside was found in this research — consistent with community-type restrictions being in place. Florida Statutes §720.306 restricts HOAs from prohibiting rentals entirely but allows minimum lease terms if established in the original governing documents; the Bonita Bay CC&Rs, recorded circa 1983–1985, predate that statute.

Minimum lease term: [Not confirmed for Creekside specifically — verify via the recorded CC&Rs from the Lee County Clerk (or.leeclerk.org) and the BBCA resale package]. Common provisions in comparable Bonita Bay villages in this era: 30-day minimum (sometimes 90-day or seasonal minimum), with a maximum number of leases per year.

If you intend to rent your Creekside home: Obtain the full CC&Rs from the title company or BBCA management before closing. Rental restriction provisions are legally binding. Do not rely on what a previous owner did — verify the governing documents.

Hurricane Ian and Creekside: What Happened, What Was Rebuilt, What You Need to Know

Hurricane Ian made landfall near Cayo Costa, Florida on September 28, 2022 as a Category 4 storm with maximum sustained winds of 150 mph. The City of Bonita Springs experienced over 12 feet of storm surge and winds exceeding 155 mph, with all city parks, beaches, and major infrastructure impacted. (Source: https://www.cityofbonitasprings.org)

What Ian Did Inside Bonita Bay

The community-wide reality: Dr. John Knapp, a Bonita Bay resident geoscientist, confirmed that the entire Bonita Bay property "was inundated by sea water to a depth of 10.3 feet above MSL" — this measurement is for one of the Bonita Bay retention ponds (Pond #47), not a specific Creekside residential address. The central non-tidal marsh slough connecting Spring Creek (north) to the Imperial River (south) "was completely covered by approximately 5 feet of oceanic seawater during Ian." As of June 2023, nine months post-Ian, "all of the soil is still laden with salt residue." (Source: evergladesark.com)

The BBCA Private Beach: The private beach on Little Hickory Island was "totally destroyed" per the BBCA's own description, with the rebuilt facility reopening November 13, 2023. (Source: https://www.bonitabayresidents.com/private-beach)

What Creekside Specifically Experienced

This is the honest, data-supported answer:

• The Creekside golf course bridges survived Ian better than Bay Island and Marsh. The Bonita Bay Club's October 2022 post explicitly states: "with some exception on Creekside, our course bridges have been rendered structurally undrivable." Golf play resumed on Creekside while the other West Campus courses required bridge replacement. (Source: https://bonitabayclub.blog/)
• The West Campus clubhouse, Racquets Building, Lifestyle Center, Pro Shop, and Breezeway "suffered minimum impact." The Cart Barn flooded but golf carts were moved in advance.
• Interior Creekside homes (set back from the creek edge) are at approximately 10 feet above MSL based on Lee County GIS data per Dr. Knapp's analysis — which means they were near the surge line for Ian's 10+ foot inundation.
• No Creekside-specific home flooding records are confirmed from this research. The absence of documented residential damage is a positive signal, but it does not mean there was no damage.

The BBCA Ian Special Assessment

The BBCA levied a special assessment after Hurricane Ian for the cost of rebuilding the Private Beach Park, which was totally destroyed. Whether the assessment was levied against all Bonita Bay members (including Creekside homeowners) and the per-unit amount must be confirmed in the BBCA resale package before closing. (Source: https://www.bonitabayresidents.com/private-beach) Require the title company to confirm special assessment status in the BBCA resale package before closing.

Helene and Milton (2024)

Two storms hit Florida in September–October 2024. Helene made landfall in Florida's Big Bend region (late September 2024); Milton struck near Sarasota (early October 2024) as a Category 3. Neither tracked directly over Bonita Springs with Ian's force, but both contributed to continued scrutiny of flood insurance compliance in the region. Bonita Springs cited both storms as evidence of its preparedness when successfully defending its CRS Class 5 rating in November 2024. [No specific Creekside damage from Helene or Milton is documented — verify with BBCA.]

FEMA Flood Zone and Insurance Reality

Bonita Springs CRS Class 5 Flood Discount — Confirmed

One of the most meaningful — and least widely known — insurance benefits for Creekside buyers is that Bonita Springs maintains a FEMA Community Rating System (CRS) classification of Class 5, retained as of November 21, 2024 after FEMA threatened revocation and the City successfully demonstrated compliance. (Source: https://www.cityofbonitasprings.org)

The CRS program provides direct premium discounts on National Flood Insurance Program (NFIP) policies for properties in participating communities. A CRS Class 5 rating translates to a 25% reduction in NFIP flood insurance premiums in the Special Flood Hazard Area (and a 10% reduction in Zone X) compared to a non-participating community. On a $3,000 NFIP annual premium, the Class 5 discount saves $750/year; on a $6,000 premium, $1,500/year. The savings compound over a 10–20 year ownership period.

Flood Zone Designation

It depends on the specific lot — not all Creekside parcels are in the same flood zone:

• Zone AE (1% annual chance / 100-year flood zone, with base flood elevations established): most likely for lots fronting or close to Spring Creek. Federally backed mortgages require flood insurance in Zone AE.
• Zone X Shaded (0.2% annual chance / 500-year flood zone): likely for interior Creekside lots set back from the creek at higher elevation.
• Zone X Unshaded (minimal flood hazard): possible for some higher-elevation interior lots.

Updated FEMA flood maps took effect November 17, 2022 — after Ian. Buyers purchasing in Creekside are working from post-Ian revised flood data. Address-specific flood zone lookup: use the FEMA Flood Map Service Center at https://msc.fema.gov with the specific Creekview Drive or cul-de-sac address to get the exact FIRM panel number, flood zone designation, and Base Flood Elevation. This is a required step before purchasing.

Post-Ian Insurance Market Reality

Hurricane Ian triggered a broader restructuring of the private property insurance market in Southwest Florida. The market is now recovering, with carriers returning to the region and rates beginning to stabilize. For a Creekside homeowner, the four variables that most determine premium, in order of impact: (1) wind mitigation features — the single most impactful discount, documented via a wind mitigation inspection of hip-roof geometry, roof-to-wall connectors, roof deck attachment, and opening protection; (2) roof age and condition — roofs over 15 years old significantly increase premiums or limit carrier options; (3) proximity to Spring Creek — a creek-fronting lot may pay 30–50% more than an equivalent interior lot; and (4) coverage amount and carrier.

Estimated Annual Insurance Costs: $2 Million Creekside Home, 2026

(Source: market rate context from post-Ian SWFL insurance filings; cityofbonitasprings.org CRS data. These are ranges — get actual quotes from an independent Florida-licensed insurance broker with Lee County expertise before purchasing.) This is not a quote. The only way to know your actual premium is to have a licensed broker run quotes for the specific address. Get this done during your due diligence period — not after closing.

Creekside vs. Other Bonita Bay Neighborhoods: How Does It Compare?

Every serious buyer who considers Creekside considers the other golf and waterfront villages inside Bonita Bay. Here is how Creekside stacks up.

The Bonita Bay Neighborhood Hierarchy

Direct Gulf/Bay high-rises: Tower condominiums with direct Estero Bay or near-Gulf views — highest price-per-foot, condo ownership, subject to Florida's structural integrity reserve legislation (SB 4-D). Over the trailing 12 months, the premium tower Tavira closed at a median sold price of $2,200,000 (Source: Stellar / SWFL MLS, Tavira subdivision filter, pulled June 2026), in a similar absolute band to Creekside but with condo ownership and no private land.

Premium single-family with direct navigable waterfront: Neighborhoods like Riverwalk with direct Imperial River access and dock capability — highest land values in the single-family segment, highest flood-zone exposure and insurance costs.

Golf and creek single-family (Creekside tier): Golf-frontage and creek-adjacent estate homes with private lots, pool/lanai, and fee-simple land ownership. No navigable power-boat access from the lot — Spring Creek kayak/canoe access is via the community park. This is Creekside.

Interior/preserve single-family: Villages without direct water or golf frontage — lower price-per-foot, more privacy and preservation feel.

Creekside vs. Riverwalk (Same Master Community)

Riverwalk is the Bonita Bay village along the Imperial River — direct navigable waterfront with boat-dock access, higher insurance exposure, and higher absolute prices. For buyers who need a boat dock, Riverwalk is the category; for buyers who want the golf/creek/nature combination with lower insurance exposure, Creekside is the answer.

Creekside vs. the High-Rise Towers

For buyers comparing single-family to condominiums within Bonita Bay: Creekside offers fee-simple land ownership, a private screened pool/lanai, and no exposure to Florida's structural integrity reserve assessments (SB 4-D) that apply to condominium towers three stories and higher. You own the land. The towers offer elevated open-water views, lock-and-leave convenience, and no exterior maintenance. Buyers choosing between Creekside and a tower are really choosing between ownership models and lifestyles — land and privacy versus elevation and convenience.

Creekside vs. Pelican Landing and Mediterra (Neighboring Communities)

Pelican Landing is a neighboring Bonita Springs community also on Spring Creek, with kayak/canoe access and a beach club, at a lower club-amenity intensity and a slightly lower price tier. The Bonita Bay Club's five-course golf program, 16 Har-Tru tennis courts, 15 pickleball courts, and 20,000 sq ft fitness facility exceed Pelican Landing's amenity side. Mediterra is another Bonita Bay Group community in northwest Naples/Bonita Springs with two Tom Fazio courses and a more formal Naples club culture at a comparable price tier; the tidal Spring Creek experience is a Creekside differentiator Mediterra has no equivalent for.

Pet Policy at Creekside

As a single-family village, Creekside's pet environment is governed by the BBCA CC&Rs and the recorded Declaration rather than a tower's building-level rules. Single-family homeowners on private lots generally have broad latitude to keep pets, subject to community-wide leash requirements in common areas, on the 12 miles of paths, and in the parks, plus any nuisance and waste provisions in the CC&Rs. There are no tower-style weight or breed limits for a detached home, but specific provisions should be confirmed in the recorded governing documents.

Legal note: Under the Fair Housing Act and the Americans with Disabilities Act, properly documented emotional support animals and service animals are legally protected regardless of any pet policy restrictions. To confirm the specific pet provisions for Creekside, request the recorded CC&Rs from the seller during the inspection period.

Schools Near Creekside

Creekside is in Lee County — the Lee County School District assigns schools by address.

Public Schools by Zone (Lee County School District — verify current zoning)

• Elementary: Bonita Springs Elementary School — approximately 2 miles from Bonita Bay
• Middle School: Bonita Springs Middle Center for the Arts — approximately 3 miles
• High School: Estero High School (21900 Estero Centre Blvd, Estero, FL 33928) — approximately 6 miles; one of the newest, most modern high school campuses in Lee County

Note: School boundary assignments are confirmed by the Lee County School District at leeschools.net (call 239-334-1102). Boundaries can change with enrollment redistricting. Confirm directly before relying on this information for enrollment decisions.

Private and Charter School Options

• Community School of Naples — PK–12 independent school, approximately 15 miles south
• Seacrest Country Day School — PK–12, Naples
• Oak Hill Academy — Lee County
• Lee County virtual and charter school options — available through the district

Note: Most Creekside buyers are in the lifestyle and second-home buyer demographic where school-zone assignment is a lower-priority consideration. For families who are primary residents with school-age children, the proximity of Estero High School and the quality of Lee County's newer campuses in this growth corridor are genuine assets. A site visit during the school year and conversations with current Creekside residents will give you the best read on neighborhood family life.

Daily Logistics: Everything You'll Actually Use Every Day

Security and Gate Access

All Bonita Bay gate entrances are staffed 24 hours a day, 7 days a week. (Source: https://www.bonitabayresidents.com/community-association) Residents receive transponders or access cards; guests are cleared by security at the gate. Specific gate protocols (registering vendors and guests) are detailed in the BBCA Member Handbook.

Parking and Garages

As single-family estate homes, Creekside properties have private attached garages and driveways — no shared garage assignments. Guest parking is on-site at the home.

EV Charging

Creekside homeowners install EV charging in their own private garage at the homeowner's discretion, subject to standard electrical permitting through the City of Bonita Springs — there are no shared-garage or association-assignment constraints that apply to tower condos.

Internet and Cable

Fiber-To-The-Home Technology via Hotwire Communications is a community-wide infrastructure standard for all Bonita Bay properties. (Source: https://www.bonitabayresidents.com/style-of-living) Residents access Hotwire's IPTV platform for HD television service. Whether the Hotwire fee is bundled into the BBCA assessment or billed separately is [Not confirmed — verify with BBCA at 239-495-8111].

Trash, Recycling, and Speed Limit

Trash and recycling for single-family homes follow City of Bonita Springs / Lee County curbside collection schedules. Bonita Bay maintains a 25 mph speed limit community-wide, enforced by the community patrol.

Permits for Modifications

Two approval processes apply simultaneously to a Creekside home: (1) City of Bonita Springs building permits for structural, electrical, plumbing, mechanical, roofing, and pool/spa work; and (2) BBCA Design Review Department approval for all exterior modifications, which must be obtained before the City permit is pulled. A contractor who pulls a City permit without BBCA approval is in violation of the CC&Rs.

Location and Drive Times: Where Creekside Sits in the Region

One of the overlooked strengths of Creekside is its geographic position within Southwest Florida's broader amenity corridor. The village is not isolated — it is within practical, everyday-life driving distance of everything a full-time or seasonal resident needs.

Key Drive Times from Creekside / Bonita Bay

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

Healthcare, Airports, and Everyday Shopping

For buyers who weigh medical-facility access, Lee Health Coconut Point is roughly 5 minutes north, with NCH Healthcare's Bonita Springs facilities and the broader Naples hospital corridor within 20–30 minutes. RSW (Southwest Florida International) is the primary airport for Bonita Bay residents — direct service to New York, Chicago, Boston, Washington D.C., Minneapolis, Detroit, and the Midwest and Northeast markets that feed the Bonita Bay buyer demographic heavily. For everyday needs, Publix and Whole Foods are within 3–5 minutes of the main gate.

Why Buy at Creekside — Honest Pros and Cons

We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we have represented buyers and sellers through every phase of this village's market — and we would rather you make the right decision than the fast one. Here is an honest assessment.

Genuine Strengths

The geography is unrepeatable. Creekside's position adjacent to the Creekside Course and the Spring Creek corridor is fixed. Bonita Bay is built out — no future development can add homes to this village. When a home here changes hands, it is one of fewer than 65 in a finished, permanently capped enclave.

Fee-simple land ownership. You own the dirt, the pool, and the lanai — and you are not subject to Florida's condominium structural integrity reserve assessments (SB 4-D) that apply to the towers.

Spring Creek access from walking distance. Kayak/canoe/paddleboard into a tidal waterway connecting to Estero Bay Aquatic Preserve (Florida's first, 1966), with documented dolphins and manatees.

Documented, genuine conservation. 1,200+ acres of preserved natural habitat, Audubon Cooperative Sanctuary-certified golf, Wood Stork and osprey documentation, and the 50% native vegetation requirement — this is real, not brochure language.

The amenity stack. Five championship golf courses available to Golf Members, the rebuilt Private Beach, three waterside parks, 12 miles of paths, 24/7 security, and the comprehensive Sports Center and Lifestyle complex.

The market moves. Creekside's median 22 days on market and 94.6% average sale-to-list over the trailing 12 months show a village where well-priced homes sell quickly and sellers hold close to ask. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.)

Honest Limitations

The fees are layered. BBCA master assessment, mandatory Social Membership, property taxes, and insurance are a real number that buyers must calculate with actual data, not estimates. Request the full BBCA resale package before writing an offer.

Insurance costs are real and significant. An estimated $12,000–$24,000/year all-in for a $2M Creekside home without wind mitigation, before mitigation discounts.

Storm surge is documented. Ian's 10.3-foot-above-MSL inundation inside Bonita Bay is documented science, not media alarmism — though the West Campus and Creekside course recovered relatively well, and no Creekside-specific home flooding is in the public record.

Spring Creek is a tidal waterway listed as impaired for water-quality parameters in the CHNEP Water Atlas. The BBCA calls it "one of the area's most pristine waterways," which is aspirationally true, but the regulatory designation is what it is.

Mandatory Social Membership is a non-optional carrying cost on top of BBCA master dues, and Golf Membership is expensive ($225,000 initiation / $22,500 annual) if you want full golf access.

Tight inventory cuts both ways. With only ~2 months of supply, buyers must be ready to act quickly when the right home appears — there is rarely a deep bench of homes to choose from.

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

If you are searching for a Creekside listing agent, or thinking "I need someone who actually knows this village to sell my home" — you are in the right place.

Creekside is a village where specifics matter at every step of the listing and sale process. The HOA disclosure package (BBCA resale package, mandatory Social Membership confirmation, any post-Ian special assessment) must be assembled correctly. The marketing narrative has to explain the lot-and-view hierarchy to buyers who have never been in the village — golf-front fairway views, creek-adjacent preserve frontage, interior privacy — in language that drives showings from out-of-state buyers qualifying from photos alone. The post-Ian flood and insurance story needs to be confirmed and disclosed before the first buyer walks through. The comparison to Riverwalk and the towers must be honest, factual, and positioned in Creekside's favor where the data supports it.

That is the work we do on every listing.

Your Listing Agent Credentials

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

What Is Your Creekside Home Worth Right Now?

Over the trailing 12 months, Creekside recorded 6 closed sales at a median sold price of $2,025,000 and an average of $1,999,167, ranging from $1,800,000 to $2,100,000, with sellers achieving an average 94.6% of list price in a median 22 days on market. The 1 currently active listing is asking $3,450,000 (178 days on market). (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.) Golf-front exposure, creek-adjacent lots, larger square footage, and recently renovated finishes each add materially to the baseline. Your specific home — with its specific lot, view, condition, and finish level — may trade at a very different number than the median.

The only way to know what your home is worth today is to analyze it as itself, not as a ZIP-code average.

Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your home would sell for in the current market, what preparation steps would maximize its price, and what the timeline looks like given current absorption dynamics. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

What It Takes to Sell a Creekside Home Well

Roof, windows, and finishes matter more than most sellers realize. Buyers of $2M+ Southwest Florida estate homes are now sophisticated about roof age, wind mitigation, and insurance. Before going to market, sellers should gather: the BBCA resale package, the mandatory Social Membership disclosure, a record of any special assessments, a wind mitigation report, and roof documentation. Having these ready before listing shortens contract timelines and reduces buyer rescission risk.

View premium marketing requires video and drone, not just photos. Drone footage showing golf course adjacency, Spring Creek access, and preserve frontage is the asset that sells Creekside homes to out-of-state buyers before they visit. We produce this content for every listing.

The Riverwalk-and-tower comparison will come up. Buyers considering Creekside are almost always also looking at other Bonita Bay product. Our listings are positioned with honest, data-backed comparisons that help buyers make a confident decision — which means they make it at Creekside rather than deferring indefinitely.

Your Local Real Estate Experts

[ACCOLADE+CONTACT BLOCK — VERBATIM:]

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 just minutes from the Bonita Bay main gate. We have watched Bonita Bay's single-family villages grow from construction through the hurricane recovery and into the current market cycle.

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

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

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

Frequently Asked Questions — Buyer Edition

About the Village

What is Creekside at Bonita Bay? Creekside is one of 58 named neighborhoods inside Bonita Bay, the 2,400-acre master-planned community in Bonita Springs, FL 34134. It is a single-family detached estate-home village — not condominiums, not villas — consisting of one main boulevard (Creekview Drive) and four cul-de-sacs: Oak Hammock Court, Osprey Nest Court, Pond Apple Court, and Red Oak Court. (Source: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf)

How many homes are in Creekside? Estimated 35–65 single-family homes based on street geometry (one main boulevard plus four cul-de-sacs). [Exact count not confirmed — verify via LEEPA parcel search at leepa.org using subdivision "CREEKSIDE," ZIP 34134, DOR code 01.]

What year were Creekside homes built? Most original Creekside homes were likely built in the late 1980s through mid-1990s, concurrent with the Creekside Golf Course's 1990 opening (Arthur Hills design). [Exact year built for each parcel: verify via LEEPA parcel records.] Many homes have been significantly renovated or rebuilt since.

What construction type are Creekside homes? Concrete Block Stucco (CBS) construction with tile roofs is the standard for Bonita Bay single-family homes of this era. CBS is generally favorable for insurance (better wind and fire resistance than wood frame).

Who developed Creekside? The Bonita Bay Group (not WCI Communities), under David Lucas, which developed all of Bonita Bay's 2,400 acres from the mid-1980s onward and went on to develop Mediterra, TwinEagles, and The Brooks.

About the Market

What are homes in Creekside selling for right now? Over the trailing 12 months, Creekside recorded 6 closed sales at a median sold price of $2,025,000 (average $1,999,167; range $1,800,000 to $2,100,000), with sellers achieving an average 94.6% of list price on a median 22 days on market. One home is currently active at $3,450,000. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.) For the most current active listings and recent solds, contact Jesse McGreevy at (239) 898-6072 — Creekside's small size means active inventory at any moment is a handful of homes.

How long does it take to sell a Creekside home? Over the trailing 12 months, the median days on market for closed Creekside sales was 22 (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026) — among the fastest absorption in Bonita Bay's single-family segment. Well-priced homes move quickly; overpriced homes sit, as the single $3,450,000 active listing at 178 days on market illustrates.

Is now a good time to buy in Creekside? The market has normalized from the 2022 peak without collapsing. With roughly 2 months of supply, inventory is tight — buyers must be ready to act decisively on well-priced homes. Cash buyers retain a meaningful negotiating advantage in this segment.

About the HOA and Fees

What is the BBCA master HOA fee? Not publicly disclosed — it is gated behind the members-only portal and disclosed in the BBCA resale package required for closing. Order it from the BBCA at 239-495-8111. It covers all common areas and roads, lake/stormwater management, three waterfront parks, the Private Beach Park, 24/7 staffed security, the Design Review Department, community programming, 12 miles of paths, and Fiber-To-The-Home/Hotwire IPTV.

Is there a separate Creekside neighborhood HOA fee? Possibly, but no separately incorporated Creekside sub-HOA was found on Sunbiz. If a sub-association assessment exists, it would be disclosed in the BBCA resale package. (Source: https://search.sunbiz.org)

Do I have to join the golf club to buy in Creekside? No. Golf membership is optional. What is required for every Bonita Bay homeowner — including Creekside — is a Social Membership with the Bonita Bay Club. The mandatory Social Membership cost is disclosed in the BBCA resale package; verify with the Club at 239-495-0073. Optional Golf (~$225,000 initiation / $22,500 annual) and Sports ($90,000 / ~$11,670) tiers add to carrying costs.

Is there a CDD assessment at Creekside? No. Bonita Bay has no Community Development District. There is no CDD levy on Creekside property tax bills.

About Hurricane Ian, Flood, and Insurance

How much did Hurricane Ian damage Creekside homes specifically? The Bonita Bay Club's West Campus (adjacent to Creekside) reported "minimum impact" to the clubhouse and most buildings, and the Creekside golf course bridges survived Ian while Bay Island and Marsh bridges did not. (Source: https://bonitabayclub.blog/) Community-wide storm surge was documented at 10.3 feet above MSL at Pond #47. No Creekside-specific residential damage records were found in this research — verify via Lee County Building Department permit records for post-Ian repairs.

What flood zone is Creekside in? It depends on the specific lot — Zone AE for creek-adjacent lots, Zone X for higher interior lots. New FEMA maps took effect November 17, 2022. Look up the exact lot at https://msc.fema.gov. Bonita Springs holds a CRS Class 5 rating (25% NFIP discount in the Special Flood Hazard Area), retained November 2024.

What will insurance cost on a $2 million Creekside home? All-in (homeowners/wind plus flood) is roughly $12,000–$24,000/year for a $2M home not yet fully wind-mitigated, before mitigation discounts; potentially $6,000–$14,000 for a fully wind-mitigated home with a newer roof and impact glass. Get quotes from two independent Florida-licensed brokers during due diligence.

About the Waterway and Recreation

Can I kayak or paddleboard from Creekside? Yes — from Spring Creek Park, a BBCA community amenity with a kayak/canoe launch dock and storage racks on Spring Creek. The creek is tidal and flows westward to Estero Bay Aquatic Preserve (Florida's first, 1966), with documented dolphins and manatees. Distance to open Estero Bay is approximately 1–2 miles. Whether you can launch from your own lot depends on the specific lot's frontage and the CC&Rs/ARC guidelines — verify with BBCA.

What wildlife will I see living in Creekside? Documented inside Bonita Bay (Dr. John Knapp's evergladesark.com series): Wood Stork (federally threatened), Great Blue Heron, Great Egret, Tricolored Heron, White Ibis, Anhinga, Osprey, Florida Alligator, Snook, and more. Expected in the Spring Creek/Estero Bay corridor: Roseate Spoonbill, Bald Eagle, Manatee, River Otter, Bobcat, and Gopher Tortoise (protected).

Does Bonita Bay have a private beach? Yes. The Bonita Bay Private Beach Park on Little Hickory Island was "totally destroyed" by Ian and rebuilt with advanced coastal engineering, reopening November 13, 2023. Seasonal shuttle November–April. All Bonita Bay residents, including Creekside homeowners, have access via BBCA membership. (Source: https://www.bonitabayresidents.com/private-beach)

Is the Creekside golf course walkable from the village? Yes — the Creekside Golf Course and the Creekside Golf Academy (Trackman, video analysis) are walking distance from the Creekside residential streets. Golf membership required for course access (optional, ~$225,000 initiation / ~$22,500 annual).

Lifestyle and Daily Life

Are short-term rentals (Airbnb/VRBO) permitted at Creekside? Almost certainly not. Bonita Bay villages typically prohibit short-term rentals. There were 0 MLS rental records in Creekside over the trailing 12 months (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026) — this is an owner-occupied estate enclave. Confirm the specific minimum lease term in the recorded CC&Rs before assuming any rental is permitted.

What are the deed restrictions at Creekside? 50% native vegetation in all landscape designs, mandatory Design Review approval for exterior modifications, view-corridor and buffering requirements in site plans, rental restrictions in the recorded CC&Rs, and single-family-use restrictions. (Source: ULI Case Study C029020.)

What is Bonita Bay's Blue Zones designation? Bonita Bay is a certified Blue Zones Project Community — the largest gated community in Southwest Florida with the designation. (Source: https://www.bonitabayresidents.com/style-of-living) The 12 miles of trails, Spring Creek access, and community programming operationalize the "Move Naturally" principle.

Is Creekside walkable, or do I need a car? Highly walkable and bikeable within the gates — the 12 miles of paths connect the three parks, the West Campus golf complex, and the neighborhoods. Outside the gates, a car is required for grocery, dining, and retail; the nearest Publix and Whole Foods are 3–5 minutes by car.

What internet and cable service is available? Fiber-To-The-Home Technology and Hotwire IPTV are included as community infrastructure for all Bonita Bay homes including Creekside. (Source: https://www.bonitabayresidents.com/style-of-living)

I noticed alligators in Bonita Bay ponds — should I be concerned? Alligators are a normal part of any Florida freshwater ecosystem. Never feed, never approach, keep pets leashed near water, and keep children away from pond edges. A nuisance gator over 4 feet can be reported to FWC at 1-866-FWC-GATOR.

Frequently Asked Questions — Seller Edition

Who is the best listing agent for Creekside? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales. We have the buyer network, the marketing infrastructure, and the village-specific knowledge to position your Creekside home at the top of the market.

What is my Creekside home worth? The most accurate answer requires a property-specific analysis based on your lot, view, square footage, renovation level, roof age, and current comparable sales from the full MLS. Call Jesse at (239) 898-6072 for a specific valuation.

How many homes have sold at Creekside in the last 12 months? 6 homes closed over the trailing 12 months, totaling $11,995,000 in volume at a median sold price of $2,025,000 (average $1,999,167; range $1,800,000 to $2,100,000), on a median 22 days on market and an average 94.6% of list price. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.) Contact us for the complete current picture.

What do Creekside homes typically sell for? Over the trailing 12 months the median sold price was $2,025,000, with closings spanning $1,800,000 to $2,100,000. The 1 currently active listing is asking $3,450,000 at the custom-estate top of the range. (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026.) Golf-front exposure, creek-adjacent lots, and larger square footage command premiums above the median.

How long will it take to sell my Creekside home? Over the trailing 12 months, the median days on market for closed Creekside sales was 22 (Source: Stellar / SWFL MLS, Creekside subdivision filter, pulled June 2026). Well-priced, updated homes move quickly; overpriced homes sit — the single active listing at 178 days on market shows what happens when pricing reaches past the closed-comp band.

Is now a good time to sell at Creekside? The market has normalized from the 2022 peak but has not collapsed, and Creekside's tight ~2-month supply works in a seller's favor. Well-priced, updated, wind-mitigated homes are finding buyers fast — the 22-day median DOM proves it. Sellers pricing to the closed-comp band (rather than the $3.45M active reach) are in a genuinely good position.

What disclosures am I required to provide? Florida requires a comprehensive Seller's Property Disclosure: known material defects, flooding or water-intrusion history, prior storm damage and insurance claims, FEMA flood zone (if known), HOA assessments and restrictions, the mandatory Social Membership obligation, and any pending special assessments. Disclose fully and document it — nondisclosure of known material defects creates legal exposure.

Does the Bonita Bay Club membership transfer when I sell? The mandatory Social Membership obligation runs with the property — the new buyer initiates their own Social Membership. If you hold a Golf or Sports Membership, transfer/resignation rules are club-specific; contact the Club at 239-495-0073 before listing. A transferable Golf Membership can be a marketing advantage.

How do I order the BBCA resale package? Contact the BBCA at 239-495-8111 or 3451 Bonita Bay Blvd, Suite 200, Bonita Springs, FL 34134. Florida law (§720.303) requires it be provided within 10 business days of request; buyers have 3 days after receipt to cancel based on the HOA documents.

What improvements add the most value before selling? In order: roof replacement (if over 15 years old), impact-glass/window upgrade (if shutters only), kitchen and master bath renovation, pool/lanai resurfacing and screen replacement, and fresh paint and native-compliant landscaping. Do not over-improve — confirmed comps support the $2M band, not a $900/sq ft asking price.

Sources and Authoritative References

All factual claims in this page are supported by primary sources or clearly identified neutral secondary sources. Competitor realtor and competing-brokerage URLs are excluded from this reference block.

Primary Government and Official Sources:

• Florida Division of Corporations (Sunbiz): https://search.sunbiz.org
• Lee County Property Appraiser: https://www.leepa.org
• Lee County Clerk of Court Official Records: https://or.leeclerk.org
• Lee County Tax Collector (TRIM notices): https://www.leetc.com
• City of Bonita Springs (CRS Class 5, flood protection, Ian progress): https://www.cityofbonitasprings.org
• FEMA Map Service Center: https://msc.fema.gov
• FEMA Community Rating System: https://www.fema.gov/floodplain-management/community-rating-system
• Florida DEP — Estero Bay Aquatic Preserve Management Plan: https://floridadep.gov/rcp/aquatic-preserve/documents/estero-bay-aquatic-preserve-management-plan
• Florida Fish and Wildlife Conservation Commission — Gopher Tortoise: https://myfwc.com/wildlifehabitats/wildlife/gopher-tortoise/
• Lee County School District — School Finder: https://www.leeschools.net
• Florida Department of Revenue (documentary stamp tax): https://floridarevenue.com

Bonita Bay Community Association (Official):

• BBCA Homepage: https://www.bonitabayresidents.com
• BBCA Community Association: https://www.bonitabayresidents.com/community-association
• BBCA Style of Living: https://www.bonitabayresidents.com/style-of-living
• BBCA Private Beach: https://www.bonitabayresidents.com/private-beach
• BBCA The Parks: https://www.bonitabayresidents.com/the-parks-of-bonita-bay
• BBCA Bonita Bay Club page: https://www.bonitabayresidents.com/bonita-bay-club
• BBCA Street and Neighborhoods PDF: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf

Bonita Bay Club (Official):

• Club Homepage: https://www.bonitabayclub.net
• Golf Page: https://www.bonitabayclub.net/web/pages/golf
• Lifestyle Center: https://www.bonitabayclub.net/web/pages/lifestyle-center
• Dining: https://www.bonitabayclub.net/web/pages/dining
• Club Blog (post-Ian update): https://bonitabayclub.blog/

Conservation, Waterways, and Wildlife:

• CHNEP Water Atlas — Spring Creek Marine Segment (WBID 3258HA): https://chnep.wateratlas.org
• Audubon International — ACSP for Golf: https://auduboninternational.org/acsp-for-golf
• Audubon Society — Corkscrew Swamp Sanctuary: https://www.audubon.org/corkscrew
• Dr. John Knapp — EvergladesArk.com (Bonita Bay ecology series): https://evergladesark.com
• Florida State Parks — Lovers Key State Park: https://www.floridastateparks.org/parks-and-trails/lovers-key-state-park
• Blue Zones Project: https://www.bluezones.com

Development History and Governance:

• Urban Land Institute Case Study C029020 — Bonita Bay (1999): https://casestudies.uli.org
• Naples Daily News archive — Bonita Bay Group history: https://archive.naplesnews.com

Florida Statutes:

• Florida Statute 720.303 (HOA resale disclosures): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.303.html
• Florida Statute 720.306 (HOA rental restrictions): https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.306.html

Mortgage and Market Reference:

• Freddie Mac PMMS — Mortgage Rate Data: https://www.freddiemac.com/pmms

A Note on How to Use This Page

We have written this guide to be the most complete, most honest, and most practically useful resource on Creekside available on the internet. We do not have a financial interest in any particular outcome for your search — our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy at Creekside, at Riverwalk, in one of the Bonita Bay towers, or decide Bonita Bay's fee structure is not the right fit for your budget, the information on this page should help you get to that conclusion faster and more clearly.

For every data point we cited with "[verify]" or "[not confirmed]," we mean it. The BBCA assessment amount, the mandatory Social Membership cost, the post-Ian special assessment history, the exact lot count, and several other facts in this guide are not publicly available and require direct inquiry with the seller, the BBCA, or the Bonita Bay Club. This is not a limitation of research — it is how Florida community disclosure works. Use the disclosure periods your law provides. Order the BBCA resale package early. Get insurance quotes during your inspection period, not after closing.

The best Creekside buyers we work with are the ones who ask the most questions before the offer and the fewest questions after closing. We help you get to that place.

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