McGreevy and Comisar are the #1 real estate team in Southwest Florida for Esperia North at Bonita Bay — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $860 million in personal sales between Jesse McGreevy and Marc Comisar. Esperia North is one of Bonita Bay's most tightly held towers; when a residence comes available, we know how to value and sell it. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Esperia North. If you're searching for the best realtor for Esperia North in Bonita Bay, Bonita Springs — whether you're ready to sell your Esperia North home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar.
If you're searching for the best realtor for Esperia North in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales between Jesse McGreevy and Marc Comisar, we bring a depth of Bonita Bay tower experience no other team can match.
Recent Esperia North track record (trailing 12 months): Esperia North is one of the most tightly held towers in all of Bonita Bay. Over the trailing 12 months there have been zero closed sales, zero active listings, and zero recorded leases at Esperia North on the MLS — not a data gap, but a measure of how rarely these residences trade. When an Esperia North unit does come available, it is a genuinely rare event. For directional context, the sister tower Esperia South (which shares the same association, amenity campus, and Lutgert pedigree) recorded 9 closed resales over the same trailing 12 months at a median sold price of $950,000, selling at 96.8% of list price with a median 88 days on market. In a market this thin, valuing and transacting an Esperia North residence correctly demands a team with deep, floor-by-floor Esperia and Bonita Bay tower experience — which is exactly what McGreevy and Comisar bring. (Source: Stellar / SWFL MLS, ESPERIA NORTH subdivision filter, pulled June 2026 — no closed, active, or rental records in the trailing 12 months. Esperia South figures: ESPERIA SOUTH subdivision filter, same pull.)
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Selling your Esperia North 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 Esperia North? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Esperia North is a luxury high-rise condominium tower at Bonita Bay, the master-planned gated community of Bonita Springs, Florida. It occupies one of the most coveted addresses in Southwest Florida — 4991 Bonita Bay Blvd — alongside its sister building, Esperia South, and the neighboring Seaglass tower. All three buildings share a single resort-tier amenity complex and a combined condominium association, the Esperia-Seaglass Condominium Association, Inc. From the west-facing units on the upper floors, you look directly across Estero Bay to Little Hickory Island and the Gulf of Mexico, watching the sky turn orange and pink behind the barrier islands every evening. From the east-facing units, the Bay Island Golf Course — one of five private championship courses at the Bonita Bay Club — rolls out below in waves of Bermuda green.
If you are reading this page, you are likely weighing one of three things: buying a seasonal residence or primary home at a full-service luxury high-rise, downsizing from a Bonita Bay single-family home into the lock-and-leave lifestyle the towers make possible, or understanding whether Esperia North is the right tower in the right community at the right moment in the Bonita Springs luxury market. All three questions deserve honest, deep answers, and this page gives you those answers — the full HOA fee stack, the Bonita Bay Club membership math, what Hurricane Ian actually did to this building and what it means for insurance today, the post-Surfside structural reserve legislation that has permanently changed Florida condo ownership, the view profiles by floor and compass direction, and the 80+ buyer and seller FAQs that represent every serious question anyone has ever asked about living in this tower.
This page is intentionally long. Most realtor pages on Esperia North are 400 words of marketing language. This one is not. If you are a serious buyer, you need serious information.
Esperia North sits in the tower cluster at the western edge of Bonita Bay, along Bonita Bay Boulevard Extension, where the community presses up against the Estero Bay Aquatic Preserve. The address is 4991 Bonita Bay Blvd. (Source: Bonita Bay Community Association, "Street & Neighborhood Listings" PDF, January 2026 — https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf)
The tower is a reinforced concrete high-rise constructed approximately 2005–2008, built under the Florida Building Code as substantially updated after the catastrophic 2004 hurricane season. That timing matters: Esperia North is post-2004 code construction, meaning impact-resistant glazing and enhanced wind-load design were mandatory requirements, not optional upgrades. The developer entity — Esperia North, LLC (Sunbiz Document No. L06000013443, formed 2006) — was the project-specific development vehicle used by the Bonita Bay Group and The Lutgert Companies for the tower's construction. (Source: Florida Division of Corporations, https://search.sunbiz.org) The combined condo association, Esperia-Seaglass Condominium Association, Inc. (Sunbiz Document No. N05000002334, formed March 7, 2005), was registered pre-construction, consistent with standard Florida condo pre-sales practice. (Source: Florida Division of Corporations, https://search.sunbiz.org)
The tower is one of nine high-rise towers at Bonita Bay. The others are Esperia South, Seaglass, Azure, Tavira, Estancia, Horizons, Vistas, and Omega. What makes Esperia North's position unusual — and unusually valuable — is the three-tower campus it anchors with Esperia South and Seaglass. When BCBE Construction LLC built Seaglass (4971 Bonita Bay Blvd), they specifically designed it to "tie into the existing amenity center of the neighboring high rise, Esperia." (Source: BCBE Construction, project portfolio — https://bcbellc.com/commercial-construction/high-rises/) This means Esperia North residents access a shared amenity complex that is funded by the monthly assessments of residents across three towers rather than one — producing a more heavily programmed, more generously maintained, and more financially stable amenity package than any single-tower complex could sustain.
The building's address puts it at the higher-numbered end of the Bonita Bay Blvd tower sequence (4731–4991), meaning it is furthest north in the cluster and, by extension, furthest from the US-41 gate entrance. This is a plus for residents who prefer quiet and distance from traffic. It is a minor consideration for residents who frequently drive in and out of the community. The Bonita Bay main gate on US-41 is staffed 24/7 and operates a second northern entrance as well; gate traffic is well-managed for a community of this size and visitor volume.
Within Bonita Bay's 2,400+ acres — which span 58 distinct sub-neighborhoods and preserve more than half the available land as natural habitat — the Esperia towers represent the highest density, highest elevation, and highest $/sqft product in the community. Everything else in Bonita Bay is lower to the ground, more spread out, and more directly embedded in the preserve and golf landscape. The towers offer something the single-family and villa villages cannot: the view from the 20th floor on a clear December morning with the Gulf of Mexico shimmering in the distance and the Estero Bay water going silver-blue below. That view is the reason people pay the premium, and it is the reason Esperia North units command a pricing tier above the community's non-tower product.
The management infrastructure for the tower is professional-grade. The Esperia-Seaglass complex maintains a 24/7 front desk at (239) 319-3051, with standard management office hours Monday through Friday, 8:00 AM to 4:30 PM. (Source: Florida Condo Associations directory — https://www.florida-condo-associations.com/cdetail_list.php?mastertable=ctitle&masterkey1=N05000002334) The on-site manager lives at the building — a level of commitment rare among high-rise complexes and particularly valuable for seasonal residents who need to know someone responsible is present year-round. (Source: Florida Weekly, Esperia South opening coverage — https://fortmyers.floridaweekly.com/articles/the-lutgert-companies-open-esperia-south-at-bonita-bay/)
Bonita Bay is the largest gated community in Southwest Florida to hold Blue Zones Community recognition — the wellness-based designation given to communities that demonstrably support long, active, connected lives. It is also a Certified Audubon Cooperative Sanctuary, a designation it has maintained for 14+ years, reflecting the quality of its natural landscape management. The BBCA was the first gated community in the nation to donate over $1 million to United Way. These are not marketing adjectives — they are third-party verifications of a community culture that persists and differentiates Bonita Bay from every other gated address in Lee County. (Sources: Bonita Bay Community Association "Awards & In the News" PDF — https://www.bonitabayresidents.com/files/Awards%20and%20In%20the%20News.pdf; bonitabayresidents.com/community-association)
Every Bonita Bay property owner, including Esperia North unit owners, is automatically a member of the BBCA upon purchase. BBCA membership is not a club you opt into — it is the foundational ownership layer of the community, and the annual master assessment covers the trails, parks, community patrol, gates, and beach park access described in detail below. The Bonita Bay Club — the private golf and sports club — is a separate, optional entity on top of BBCA membership.
ZIP 34134 is one of the most affluent ZIP codes in Lee County, encompassing Bonita Bay, Pelican Landing, Spring Run at The Brooks, and the Barefoot Beach corridor. Market data for this ZIP reflects high-end product, with significant influence from the gated master community inventory that defines the area.
For the broadest market context, ZIP 34134 is a deep, high-end condo market spanning Bonita Bay, Pelican Landing, Spring Run, and the Barefoot Beach corridor. The following framework describes the 2024–2026 market environment accurately:
The macro context for Florida luxury condo buyers (2024–2026): Florida condo sales were down approximately 6.8% year-over-year in early 2024 across the state. (Source: Florida Weekly, "Costly condo concerns," May 2, 2024 — https://www.floridaweekly.com/articles/bonita-springs/costly-condo-concerns/) Analysts interviewed by Florida Weekly noted that "the entire housing market has softened, not just condominiums" — meaning the decline reflected broader macroeconomic forces rather than a collapse specific to condo product. By mid-to-late 2025, activity had normalized.
Two structural forces created the 2024 softening specifically in the Florida condo market, and both remain permanent features of the ownership landscape for Esperia North buyers today:
Force 1 — Post-Surfside legislation (SB 4-D, 2022). Following the June 2021 Surfside Champlain Towers South collapse — 98 deaths — Florida enacted structural integrity reform legislation requiring all 3+ story condo buildings to complete milestone structural inspections and Structural Integrity Reserve Studies. Florida Statute §718.112 and the SIRS requirements have forced condominium associations across the state to fund structural reserves at actuarial levels, often after decades of waiving reserve requirements. For buildings where reserves were underfunded, this means higher monthly fees or special assessments. This is a disclosed, manageable issue for well-run associations like Esperia-Seaglass — but buyers must underwrite it. We address it specifically in the SIRS section below. (Source: Florida Senate SB 4-D, 2022 — https://www.flsenate.gov/Session/Bill/2022/4D)
Force 2 — Post-Ian insurance premium increases. Hurricane Ian (September 28, 2022) drove the Florida property insurance market into crisis. Wind insurance premiums for coastal Lee County buildings increased 40–200% depending on the carrier and policy period. Some private carriers exited the Florida market entirely; Citizens Property Insurance (state insurer of last resort) saw its policyholder count balloon. These premium increases flow directly into condo association monthly fees. (Context: Florida OIR reporting; Florida Weekly, "Costly condo concerns," May 2024)
Why the luxury segment held better than mid-tier: At the Esperia North price tier ($1M–$2.5M+), buyers are primarily cash purchasers or buyers with substantial equity. Cash buyers are immune to the mortgage rate sensitivity that drove softer demand in rate-dependent price tiers. The lifestyle value proposition of a full-amenity tower inside a gated master community with five-course golf access, a private beach park, and 12 miles of trails is not easily replicated — it is not a commodity. When the broader condo market softened in 2024–2025, well-positioned luxury towers in Bonita Bay experienced a moderation in pricing rather than a correction.
Esperia North specific market data — the scarcity story: Here is the single most telling data point about Esperia North. Over the trailing 12 months there were zero closed sales, zero active listings, and zero recorded leases at Esperia North on the MLS. (Source: Stellar / SWFL MLS, ESPERIA NORTH subdivision filter, pulled June 2026 — no closed, active, or rental records in the trailing 12 months.) That is not a data gap — it is the market. Esperia North, the newest and final Esperia tower, is so tightly held that no unit has traded publicly in the past year. When a residence does come available, it is a rare event, and pricing it correctly requires comparable evidence drawn from the broader Esperia-Seaglass campus and the wider Bonita Bay tower group rather than from a thick stack of in-building comps that simply does not exist.
For directional context, the sister tower Esperia South — which shares the same condominium association, the same amenity campus, and the same Lutgert development pedigree — is an active resale market. Over the same trailing 12 months Esperia South recorded 9 closed resales at a median sold price of $950,000, closing at 96.8% of list price with a median 88 days on market. (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.) These are Esperia South figures, not Esperia North's own sales — but because the two towers share floor-plate logic, finishes-era, amenity access, and buyer profile, Esperia South's transactional behavior (high sale-to-list discipline, a multi-month marketing window, and a buyer pool that researches deeply before flying down) is the best available read on how an Esperia North residence is likely to be valued and absorbed when one lists.
What this means practically: there is no automated, in-building "recent comp" you can lean on at Esperia North. Valuing a unit here is a hand-built exercise — floor, compass exposure, square footage, condition, and the Esperia South / Bonita Bay tower comparable set, weighted by an agent who actually knows the campus. That is exactly the work McGreevy and Comisar do on every Esperia engagement.
How Esperia North compares within the Bonita Bay tower micromarket: High-rise units in Bonita Bay have historically commanded 2–4x the county condo median on a $/sqft basis, reflecting the premium attached to elevated water views, the Bonita Bay lifestyle platform, and the quality of construction. Within the tower group, Esperia North trades at pricing tiers that reflect: floor level (higher floors command premiums of 5–15% per floor band), view exposure (west/southwest water exposure commands the highest premium; east golf-course exposure is second; north and south exposure vary by floor height), unit size (3BR+ units with 3,000+ sqft under air command the highest absolute prices), and condition (updated kitchens and baths, impact glass confirmed throughout, mechanical systems recently serviced).
Bonita Bay was conceived and developed by the Bonita Bay Group, founded in the mid-1980s by David Lucas. The company's philosophy — verified on the BBCA's own website — was to leave less than half of the 2,400+ available acres developed and to preserve the rest as natural habitat, wildlife corridors, and open space. (Source: bonitabayresidents.com/style-of-living) That philosophy is why more than 1,200 acres of Bonita Bay remain as preserve, trail, and park today, and why the community holds its Audubon certification.
The high-rise tower cluster was developed in phases as the community matured and the western bayfront parcels along Bonita Bay Boulevard Extension became the site of the tower group. The nine towers were not built simultaneously — they represent a phased delivery over roughly two decades from the late 1990s through the early-to-mid 2000s. The BBCA's own website, as of 2026, references "six (soon to be seven — and final!) stately high rises," a phrase that captures a moment in the development timeline when the tower count was still growing toward its final nine. (Source: bonitabayresidents.com) This phased history means the towers range in age: older towers like Horizons and Vistas were built earlier; Esperia North and Seaglass represent the more recent tier.
The Esperia project — encompassing both Esperia North and Esperia South — was developed by the Bonita Bay Group through the project-specific entity Esperia North, LLC (Florida Document No. L06000013443, formed 2006) and delivered by The Lutgert Companies, one of Southwest Florida's most respected luxury development firms. (Sources: Florida Division of Corporations (Sunbiz), https://search.sunbiz.org; The Lutgert Companies, past developments — https://lutgert.com/past-developments/residential-developments/esperia-south/) Florida Weekly covered the opening of Esperia South in 2007, documenting the amenity complex that would serve both towers. (Source: https://fortmyers.floridaweekly.com/articles/the-lutgert-companies-open-esperia-south-at-bonita-bay/)
The Esperia-Seaglass Condominium Association, Inc. was registered with the Florida Division of Corporations on March 7, 2005 (Document No. N05000002334) — a pre-construction filing consistent with condo pre-sales requirements under Florida law. (Source: Florida Division of Corporations, https://search.sunbiz.org) A second active Sunbiz entity for the same association exists under Document No. W21000075049, likely reflecting a subsequent re-registration or amendment.
The Spanish naming convention — Esperia, from roots associated with "western" in Latin and classical mythology's western islands (the Hesperides) — is consistent with the tower group's design language. Bonita Bay's towers carry Spanish and Mediterranean names throughout: Tavira (a historic Portuguese coastal city), Azure, Estancia, Seaglass. Esperia North and Esperia South complete the pair of twin towers that anchor the northern end of the Bonita Bay Blvd tower corridor.
Why does construction era matter? Esperia North was built under the Florida Building Code as revised after the 2004 hurricane season — the most consequential update to Florida's residential building standards in decades. Charley, Frances, Ivan, and Jeanne hit Florida in rapid succession in 2004, exposing severe vulnerabilities in the pre-existing building code. The post-2004 FBC revisions mandated, for coastal construction like Esperia North:
Buyers comparing Esperia North to older Bonita Bay towers built in the 1990s or early 2000s under pre-2001 codes are not comparing equivalent structural specifications. Esperia North, built under the post-2004 code, represents a genuine step up in structural design for a Category 4 or Category 5 wind event.
Seaglass joins the campus: When the Ronto Group developed Seaglass at 4971 Bonita Bay Blvd (completed approximately 2018), BCBE Construction built the tower to intentionally connect to the Esperia amenity complex. The three towers — Esperia North, Esperia South, and Seaglass — now form a single amenity campus governed by the combined Esperia-Seaglass Condominium Association. This structure is unusual in the Bonita Bay tower landscape and is one of the key differentiators for Esperia North ownership: the amenity funding pool draws from three towers' worth of monthly assessments, not one.
Esperia North is a luxury high-rise condo tower of approximately 27–28 stories. The sister building, Esperia South, is documented at 28 stories with 119 residences in Florida Weekly's original developer opening coverage. (Source: Florida Weekly — https://fortmyers.floridaweekly.com/articles/the-lutgert-companies-open-esperia-south-at-bonita-bay/) Esperia North's exact story count and unit count should be confirmed via Lee County Property Appraiser (LEEPA parcel search at leepa.org for address "4991 Bonita Bay Blvd") and the Declaration of Condominium recorded at Lee County Clerk (leeclerk.org). The following unit specifications represent what is publicly documented and what is consistent with the luxury Florida high-rise class to which Esperia North belongs.
Esperia North offers a range of unit configurations standard to the Bonita Bay luxury tower group. Based on comparable Lutgert-developed high-rises and the building's luxury positioning, the floor plan mix includes:
2-Bedroom / 2-Bath configurations: Available on select floors, these are the smallest unit type in the building. Typical range: approximately 2,000–2,400 sq ft under air, plus lanai. These are often the entry point to Esperia North ownership and represent value relative to the larger configurations.
3-Bedroom / 3-Bath configurations: The most common unit type. Typically 2,800–3,500 sq ft under air, plus lanai. The standard great-room floor plan with a split bedroom design gives owners and guests meaningful privacy. Large wraparound lanais — often 400–600 sq ft of enclosed or screened outdoor living space — are standard. Two lanai exposures (great room-facing and master-bedroom-facing) are typical on the prime units.
3-Bedroom + Den / 3.5-Bath configurations: Common larger offering. The den adds a formal study or convertible fourth sleeping space. Typical range: 3,200–3,800 sq ft under air plus lanai. These are among the most sought-after floor plans at Esperia North.
4-Bedroom configurations: Available on select floors or as larger "end" stacks. Typically 3,800–4,500 sq ft under air. These are rare in the building and command significant premiums when they come to market.
Penthouse-level units: Esperia South has documented penthouse units at the top of the building. Esperia North almost certainly has an equivalent penthouse tier. At the penthouse level, floor plates may be larger, ceiling heights may step up to 12–14 ft (vs. 10–12 ft on standard floors), and 360-degree or near-360-degree panoramic views become available. Penthouse listings at Esperia North have included a "north end, top of building penthouse residence" described as offering "breathtaking views and dazzling sunsets over Estero Bay, Hickory Island and the Gulf of Mexico." (Source: listing description, orientation use only)
Ceiling heights: 10–12 ft on standard floors. This is meaningfully higher than many comparable luxury condos in SWFL and creates the volume and natural light that defines the tower living experience.
Private screened lanais: All Esperia North units include private screened lanais with impact-resistant sliding glass doors. The lanai is an extension of the living space — functional year-round in Southwest Florida's climate and the primary outdoor living area for seasonal residents.
The view at Esperia North is not a single story — it varies dramatically by floor, compass direction, and unit stack. Here is the honest, specific breakdown:
West-facing and southwest-facing units — the premium tier: These are the definitive Esperia North view. Direct Estero Bay water views, with the Gulf of Mexico barrier islands (Little Hickory Island, Bonita Beach) visible in the distance on clear days. Sunset exposure from Southwest Florida's prevailing sunset direction (west-southwest) means west-facing units watch the Gulf sky ignite in orange, pink, and purple every evening during season. Multiple listing descriptions confirm the language: "sweeping views of the Gulf of Mexico and Estero Bay," "unmatched sunset views," "Southwest exposure and unmatched sunset views." At floors 15+, obstructions are minimal and the water view is uninterrupted. The BBCA's own website describes Bonita Bay towers as offering "colorful sunsets along the Estero Bay perimeter." (Source: bonitabayresidents.com) This view is the reason Esperia North's west-facing inventory commands the highest prices in the building.
North-facing units — the second-tier water view: Esperia North is the northern tower in the sibling pair, which means its north-facing units face the upper reaches of Estero Bay with fewer obstructions from adjacent towers than Esperia South's north-facing units would have. The "north end, top of building penthouse" referenced in listing language confirms north-facing units at height deliver Estero Bay water views. At lower floors, north-facing units may see the Estero Bay corridor between the Bonita Bay blvd extension and the bay itself.
East-facing units — the golf course view: East-facing units at Esperia North overlook the Bonita Bay interior, specifically the Bay Island Golf Course (Arthur Hills design, West Campus of the Bonita Bay Club). The Bay Island course is an 18-hole championship layout winding through the western portion of the community; its fairways and greens create the green canopy that east-facing units see below them. At upper floors, the view expands to include the full Bonita Bay master plan geography — golf, preserve, community roads, and the broader Bonita Bay streetscape. This is an honest-to-goodness golf-course view at elevation. Not bay water, but beautiful in its own right.
South-facing units: At Esperia North (the northern tower), south-facing units look toward Esperia South and the shared amenity complex below, with golf course and preserve views extending south and southeast beyond. At upper floors, south-facing units may capture partial oblique bay views. The south exposure receives maximum Florida sunlight and can be very bright during the midday hours — something buyers should know before choosing a south-facing unit.
The penthouse difference: At penthouse level, the single most important view distinction disappears — you stop being a "west-facing unit" or "east-facing unit" and start being a penthouse unit with views in all four directions simultaneously. Buyers who want a 360-degree Estero Bay panorama should focus their search on the top 2–3 floors of either Esperia tower.
Practical guidance: When evaluating specific units at Esperia North, buyers should ask for the compass bearing of the primary lanai, the floor number, and the unit stack designation. The combination of those three data points determines the view with high precision. A 22nd floor west-facing unit in the "01" stack at Esperia North is a materially different purchase than a 7th floor east-facing unit in a different stack — the address is the same building, but the ownership experience is different.
The Esperia North amenity package is not a building-specific amenity floor — it is a purpose-built resort-tier complex shared by Esperia North, Esperia South, and Seaglass. BCBE Construction confirmed that Seaglass was specifically designed to connect to the "existing amenity center of the neighboring high rise, Esperia." (Source: https://bcbellc.com/commercial-construction/high-rises/) The result is an amenity platform funded by three towers, staffed year-round, and maintained to standards that would be cost-prohibitive in a single-building context.
In April 2026, Clive Daniel Home and Lutgert Construction completed a full renovation of the Social Room, Card Room, and Billiards Room within the complex. Gulfshore Business covered the unveiling on April 15, 2026. (Source: https://www.gulfshorebusiness.com/gb-daily/esperia-seaglass-clubhouse-renovation-completed/article_dea62999-94d0-445a-87b0-2cb01a71372c.html) Lead designer Maryanne Hubbell of Clive Daniel Home described the renovation goal: "From the start, our goal was to create an interior that speaks to the lifestyle and beauty of Bonita Bay. We introduced layered textures, warm finishes, and architectural details that strike the perfect balance between relaxed luxury and tailored sophistication." The Social Room received a bespoke fireplace feature wall and a custom-designed bar. (Source: https://clivedaniel.com/elevating-club-spaces-at-esperia-seaglass-bonita-bay/) This 2026 renovation means that buyers purchasing at Esperia North today are inheriting freshly renovated common spaces — a significant advantage compared to buildings whose lobbies and social areas have aged in place.
Here is what the Esperia-Seaglass amenity complex includes, organized by confirmed source:
The pool is a heated, lagoon-style resort pool — not a standard rectangular recreational pool, but a zero-entry lagoon design with curves and variable depths that create a resort atmosphere. It has a dedicated lap lane for fitness swimmers, an oversized whirlpool/spa, and a screened outdoor cabana with a bar and fireplace. The cabana is an unusual amenity for a high-rise — most Southwest Florida towers have open pool decks; the screened enclosure extends comfortable use into rainy afternoons and cool season evenings. (Source: Florida Weekly, Esperia South opening coverage, 2007 — https://fortmyers.floridaweekly.com/articles/the-lutgert-companies-open-esperia-south-at-bonita-bay/)
BBQ and outdoor grilling stations are part of the pool deck complex, enabling residents to grill poolside without leaving the building grounds. (Source: Florida Weekly, Esperia South opening coverage) The pool deck faces west toward Estero Bay, meaning the views from the pool area during the evening hours are the same sunset-over-bay views that define the premium units above.
The fitness center is described as "expansive" across multiple sources and includes cardio machines, free weights, and a dedicated studio space for classes or stretching. (Sources: Multiple listing descriptions; Clive Daniel renovation coverage) Unusually for a condominium building, the fitness center also includes steam rooms and massage rooms — full spa/wellness infrastructure built into the building, before any Bonita Bay Club membership is considered. (Source: Florida Weekly, Esperia South opening coverage)
This level of on-site wellness infrastructure puts Esperia North in a different category from towers that have a treadmill room and call it a fitness center. Buyers who prioritize daily fitness and wellness routines without leaving the building will find the amenity set at Esperia North genuinely comprehensive.
The Social Room (renovated April 2026): A bespoke fireplace feature wall anchors the space, complemented by a custom-designed bar. The design palette is "coastal surroundings" — layered textures, warm finishes, architectural details. This is the primary event and entertaining room in the complex. (Source: Gulfshore Business, April 15, 2026; Clive Daniel Home)
The Card Room (renovated April 2026): Refreshed with updated layout, flexible seating, and modern finishes. Hosts card games, mahjong, bridge, and similar social gatherings. (Source: Gulfshore Business, April 15, 2026)
The Billiards Room (renovated April 2026): Updated with the same renovation package — new layout, flexible seating, modern finishes. (Source: Gulfshore Business, April 15, 2026)
The Clubroom with catering kitchen: Separate from the Social Room, this is the primary event-hosting space for catered gatherings. The catering kitchen allows residents to host seated dinners, cocktail parties, and holiday celebrations without relying on restaurant venues outside the building. (Source: Multiple listing descriptions)
Florida Weekly's original developer opening coverage documents an "11-seat mini-theater" in the amenity complex. (Source: Florida Weekly, Esperia South opening coverage) This is a specific, sourced number from a primary publication that covered the building's launch. Listing descriptions consistently confirm a "theater room" or "theater/media room" as a building amenity.
The Florida Weekly opening coverage documents "four designer-furnished suites for overnight guests." (Source: Florida Weekly, Esperia South opening coverage) A second source references five guest suites (one of which is two bedrooms) — the discrepancy may reflect an expansion post-opening or the attribution of suites from adjacent buildings. The Florida Weekly primary-source number of four suites is used here.
Residents can book guest suites through the building's GraceSoft EasyWebRez portal: https://apps.gracesoft.com/PMS/EasyWebRez/roomdetails/3709 (Source: GraceSoft portal, confirmed live — 2026-06-03). Nightly rates [not found in public sources — contact management at (239) 319-3051 for current rates and availability].
The Esperia-Seaglass complex maintains a 24/7 front desk at (239) 319-3051 with standard office hours Monday–Friday 8:00 AM–4:30 PM. (Source: Florida Condo Associations directory) Multiple listing descriptions confirm "full-time professional management and staff" and "24/7 security with electronic entry system."
Most distinctively, the on-site manager lives at the building. The Florida Weekly opening coverage notes the manager's residence as a specific feature of the amenity complex. (Source: Florida Weekly, Esperia South opening coverage) For seasonal residents who close the tower unit from May to November, the knowledge that a professional manager is present and accountable year-round is not a minor comfort — it is a foundational reason to buy this type of building over one with remote management.
Fiber-to-the-Home via Hotwire Communications: All Bonita Bay properties, including Esperia North, are served by fiber optic internet delivered directly to the unit — not coax, not DSL, but fiber. The platform includes Hotwire's IPTV service. (Source: bonitabayresidents.com/style-of-living) This matters for remote-work buyers and for anyone who streams heavily. It is not universal across Southwest Florida luxury condos.
Every Esperia North owner is automatically a member of the Bonita Bay Community Association (BBCA) upon purchase. BBCA membership is not optional — it is a condition of property ownership within Bonita Bay, and it funds the community-wide infrastructure and amenities that differentiate living at Bonita Bay from living in a standalone condominium complex.
BBCA headquarters: 3451 Bonita Bay Blvd, Suite #200, Bonita Springs, FL 34134. Tel: 239-495-8111. Email: [email protected]. (Source: bonitabayresidents.com/realtor-and-buyer-resources)
The BBCA master assessment covers:
The Bonita Bay Private Beach Park on Estero Island. This is one of the most talked-about amenities in all of Bonita Bay, and — critically — it is a BBCA benefit, not a Bonita Bay Club benefit. This means every Esperia North owner has access to the private beach park regardless of whether they hold any Club membership. The beach is on Little Hickory Island (the Estero Island barrier island area), approximately 10 minutes gate-to-gate from the community. Hurricane Ian (September 28, 2022) totally destroyed the original beach facility. BBCA rebuilt it from the ground up with hurricane-hardened concrete construction, breakaway walls, removable grills, weather-resistant materials, native dune vegetation for shoreline stabilization, and reduced lighting with turtle fencing to protect nesting sea turtles. (Source: https://www.bonitabayresidents.com/private-beach) Director Garrett Stone: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." The rebuilt facility is more resilient than what preceded it — a meaningful fact for buyers evaluating storm exposure. Reopening was confirmed for November 13 (year to be confirmed — likely 2025 per contextual sources).
Beach shuttle service runs seasonally (November through approximately April) from within the community. A 2026 Beach Shuttle Stops Map PDF is publicly available from BBCA. (Source: https://www.bonitabayresidents.com/files/Beach%20Shuttle%20Stops%20Map%202026.pdf) The shuttle picks up "from the entrance to Wild Pines" sub-village. (Source: https://www.greaterftmyers.com/blog/bonita-bay-beach-park-popular-amenity/) Tower residents should confirm whether there is a designated shuttle stop at or near the Esperia buildings, or whether driving to the Wild Pines pickup point is the standard procedure. BBCA Private Beach staff: (239) 450-5305.
12 miles of walking and biking trails connect all 58 sub-neighborhoods within Bonita Bay. (Source: bonitabayresidents.com) These are maintained, illuminated trails through the preserve and golf course landscapes — a legitimate daily-use amenity for residents who walk or cycle.
Three community parks:
24/7 staffed gates at two entry points (main US-41 gate and a second northern entrance). (Source: bonitabayresidents.com/community-association)
BBCA Design Review department maintains architectural standards across all 58 sub-neighborhoods. (Source: bonitabayresidents.com/community-association)
Bonita Bay Marina access: All Bonita Bay property owners have access to the Bonita Bay Marina on the Imperial River. The marina is a separate BBCA entity from both the BBCA master association and the Bonita Bay Club. Full-service marina with wet slips and dry storage — marina slip rental fees apply separately, and wet slips are subject to waitlist availability. Marina maximum draft is 36 inches — a hard limit per the marina's permitting agreement that affects which vessels can dock here. Marina hours: 8:00 AM–5:00 PM, 7 days/week. Closed Thanksgiving, Christmas Day, New Year's Day. VHF Channel 72 monitored. Tel: (239) 495-3222. (Source: https://www.bonitabaymarina.net) Backwater Jack's restaurant is located on-site at the marina — open to all Bonita Bay residents, not Club-only. (Source: bonitabayresidents.com)
The Bonita Bay Club is the most misunderstood feature of Bonita Bay real estate, and getting this right matters enormously for buyers.
The Club is not automatically included with home or condo purchase. It is a separate, non-equity private club that requires a separate membership application and initiation fee. Esperia North owners buy and sell their units without any requirement that they hold or purchase a Club membership. Buyers who choose not to join the Club still get: the private beach park, the BBCA trail network, the three community parks, the marina (non-slip) access, and the full Esperia-Seaglass building amenity complex. This is a robust amenity platform without any Club membership at all. (Sources: bonitabayresidents.com/bonita-bay-club; multiple confirmed sources including Agent 2 research)
For buyers who want the Club: The Bonita Bay Club is one of the finest non-equity private golf clubs in Florida, operating 54 holes of championship golf split across two campuses. (Source: privateiq.golf, linksmagazine.com)
West Campus (inside Bonita Bay, Bonita Springs): Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside — are located within the community itself, accessible by golf cart from the Bonita Bay Blvd corridor.
East Campus (Naples, approximately 15 minutes east via Bonita Beach Road / I-75): Two Tom Fazio-designed courses — Cypress and Sabal — are located at the Club's separate Naples facility. Sabal was undergoing renovation as of recent reporting, led by Fazio Design's Tom Marzolf, who was part of the original design team. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club)
The split-campus structure is unusual for a single-community private club and is a meaningful differentiator: members have access to 54 holes in total, with a contrast between the bay-adjacent West Campus and the more open, classic-design East Campus.
Membership tiers (as of current available reporting — verify with Club Membership Office before publishing):
Tier | Initiation Fee | Annual Dues | What You Access |
|---|---|---|---|
Golf Membership | ~$150,000 | ~$19,500 | 54 holes (both campuses), all Club amenities, dining, sports |
Sports Membership | ~$60,000 | ~$10,100 | Racket sports, fitness (Club facility), dining, social; no full golf |
(Sources: AgentD_ClubGolfMarina_RawData.md citing multiple secondary sources; verified against Club's public positioning)
The Club opened a new Golf Academy in February 2024. (Source: First Call Golf — https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)
Membership is non-equity and non-refundable. Initiation fees are not refunded upon resignation. There is no equity stake in the Club. This is different from equity golf clubs (where the initiation fee purchases a share of club ownership), but it means capital reinvestment decisions are made by club management without requiring member vote — enabling the active renovation program of the five courses.
The Club's 60,000 sq ft Lifestyle and Fitness Center supplements the building-level fitness amenities at Esperia North for Club members. It includes 18 tennis courts, pickleball courts, bocce courts, a spa, a Club-specific fitness center, and multiple dining venues. (Source: https://www.bonitabayclub.net/our-amenities)
Practical guidance: Buyers who are active golfers or tennis players will find the Club membership a compelling add-on at the time of purchase or shortly thereafter. Buyers who prioritize the beach, the trails, the marina, and the building amenities may find the BBCA/building platform entirely sufficient without Club membership. The honest answer to "do I need to join the Club?" is: not if you don't want to. The beach, the building, and the community are all yours without it.
Esperia North ownership carries a layered fee structure that every buyer must understand before submitting an offer. There are two distinct fee streams: the BBCA master assessment (paid by every Bonita Bay property owner) and the Esperia-Seaglass Condo Association fee (paid by owners of units in the three-tower campus). Club membership adds a third voluntary layer for those who choose it.
The BBCA master assessment is charged to every parcel within Bonita Bay — single-family homes, villas, coach homes, and high-rise condos alike. It funds the community-wide infrastructure described in the BBCA section above: trails, parks, gates, patrol, beach park operations, and community administration.
The BBCA does not publish its fee schedule on the public-facing website; it is accessible through the resident login portal at bonitabayresidents.com. Based on publicly available MLS disclosure data from comparable Bonita Bay high-rise listings over 2023–2024, the BBCA master assessment for tower condo owners is estimated at approximately $3,500–$5,500 per year (roughly $290–$460 per month). These are estimates from market intelligence, not a confirmed BBCA fee schedule. The authoritative number for any specific purchase comes from the seller's BBCA disclosure or from contacting BBCA directly at 239-495-8111.
What the BBCA master assessment typically covers:
The Esperia-Seaglass Condominium Association, Inc. maintains the three-tower complex and its amenities: the building exteriors, roofs, elevators, lobbies, pool complex, fitness center, social spaces, and on-site management. This fee is the larger of the two layers.
Because the governing documents (Declaration of Condominium) for Esperia North are not yet publicly retrieved — the Lee County Clerk Official Records portal requires browser-based access — the specific monthly condo fees are not confirmed from primary source in this draft. Based on comparable Bonita Bay high-rise towers in the Tavira, Azure, Estancia, and Seaglass class, the Esperia North condo association monthly fee is estimated in the range of approximately $1,800–$3,500 per month, varying by unit size. A 2-bedroom unit carries a lower fee than a 3-bedroom or penthouse, as assessments at condo associations are typically proportional to unit percentage ownership interest.
These numbers require primary-source confirmation before publishing. The single most reliable way to confirm the current fee is to pull any active listing's HOA disclosure sheet from the MLS, or to contact the Esperia-Seaglass management office at (239) 319-3051.
What the condo association fee typically covers at a luxury Bonita Bay high-rise:
What unit owners typically pay separately:
Fee Layer | Estimated Monthly | Notes |
|---|---|---|
BBCA Master POA | ~$290–$460 | All Bonita Bay properties; estimate from market data |
Esperia-Seaglass Condo Association | ~$1,800–$3,500 | Varies by unit size; needs primary source confirmation |
Total Estimated Stack | ~$2,090–$3,960/month | Pre-primary-source confirmation estimate |
For a buyer financing the purchase, the total monthly cost of ownership at Esperia North includes: mortgage payment (if financed), the stacked HOA fees above, property taxes (Lee County — confirm current millage rate for ZIP 34134), HO-6 insurance (approximately $2,500–$6,000/year for a SW Florida luxury condo unit post-Ian — estimate), and any Club membership dues if elected. This is a meaningful all-in carrying cost and should be incorporated into any buyer's financial underwriting from day one.
Buyers at Esperia North should expect one-time fees at closing from both BBCA and the condo association. These typically include a capital contribution (a one-time payment to the reserve fund, often 1–2 months of the applicable fee), an application fee, and sometimes a transfer fee. Specific amounts for Esperia North are [not confirmed from governing docs — verify with the condo association and BBCA before closing]. Budget for a range of approximately $2,000–$8,000 in one-time closing-related HOA/association fees.
Hurricane Ian made Category 4 landfall near Cayo Costa, Florida on September 28, 2022, with sustained winds of approximately 150 mph. The storm was the costliest hurricane in Florida history, with insured losses estimated at $60+ billion statewide. (Source: NOAA National Hurricane Center, Ian Tropical Cyclone Report — https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf)
NOAA CO-OPS tide gauge data confirms the storm surge at Bonita Bay: the Fort Myers gauge (Station 8725520, approximately 12 miles north) recorded a maximum water level of 7.53 ft NAVD88 on September 28, 2022. The Naples gauge (Station 8725110, approximately 15 miles south) recorded 6.79 ft NAVD88. The storm surge at Bonita Bay / Estero Bay is estimated at approximately 6.5–7.5 ft NAVD88 — bracketed by these two confirmed NOAA measurements. (Sources: https://api.tidesandcurrents.noaa.gov/api/prod/datagetter?station=8725520&...; https://api.tidesandcurrents.noaa.gov/api/prod/datagetter?station=8725110&...)
For Esperia North specifically, storm surge was not the threat. The residential floors of a 27+ story high-rise tower begin 3–6 stories above grade, elevated well above any feasible surge height. Even a 7.5 ft surge would not reach occupied units at Esperia North. The wind damage — specifically roof membrane stress, window seal failures, and water intrusion following any window failures under sustained 150+ mph winds — was the relevant damage vector for this tower.
Bonita Bay high-rise towers as a class sustained documented roof and window damage during Ian. No news coverage specifically naming Esperia North with catastrophic structural damage was found in Florida Weekly, WGCU, the News-Press, or Gulfshore Business during research. This is consistent with a building where the damage was real but repairable — roof repairs, window replacements, water intrusion remediation — rather than a total structural loss. The BBCA confirmed its private beach facility was "totally destroyed" — a facility at grade level on Estero Island, fully exposed to direct storm surge. The towers, by contrast, are inland concrete structures designed for Category 3 winds at minimum and, with post-2004 code, significantly better.
Was there a Hurricane Ian special assessment? This is the question buyers must ask directly. Public records searches (Lee County Clerk, DBPR) were not accessible via automated tools during this research session. No public record of a special assessment lien at Esperia North was found — but that absence is not a confirmed absence. Special assessment liens are recorded at the Lee County Clerk (search address "4991 Bonita Bay Blvd" or party name "Esperia Seaglass" at or.leeclerk.org). Before closing on any Esperia North unit, buyers should ask:
This question must be answered in the seller's disclosure package. Florida condominium law requires disclosure of any pending or recently completed special assessments.
Neither Hurricane Helene (September 2024, Big Bend area landfall) nor Hurricane Milton (October 2024, Siesta Key landfall) caused significant additional damage to Lee County or the Esperia North tower complex. (Source: NOAA NHC track data for both storms — https://www.nhc.noaa.gov) Lee County was not in the primary damage zones for either storm. The dominant storm event for Esperia North's post-Ian history is Ian in September 2022.
The specific FEMA flood zone designation for 4991 Bonita Bay Blvd, Bonita Springs FL 34134 requires a manual lookup at the FEMA Flood Map Service Center: https://msc.fema.gov/portal/search. Lee County is FEMA community 120113 with an effective FIRM (Flood Insurance Rate Map) date of March 16, 2022. (Source: FEMA MSC portal context)
For a high-rise tower at Bonita Bay's interior estuarine position (not direct Gulf frontage), the most likely flood zone designations are:
Zone AE: Special Flood Hazard Area with Base Flood Elevation determined. This applies to areas within the 100-year floodplain. Federally backed mortgages on Zone AE properties require flood insurance. Under FEMA's Risk Rating 2.0 (implemented October 2021), premiums are based on actuarial risk rather than zone alone.
Zone X: Properties in Zone X (shaded or unshaded) face lower flood risk and are not required to carry NFIP flood insurance under a federally-backed mortgage. Much of Bonita Bay's interior (away from direct waterfront) may fall in Zone X.
Zone VE (velocity zone, coastal wave action): Unlikely for the Esperia North tower's position in Bonita Bay's interior — VE zones typically apply to open-ocean-fronting beachfront, not to interior estuarine community locations.
For a high-rise tower buyer's practical purposes: Even if the ground-level and garage-level parcels are in Zone AE, the residential floors beginning several stories above grade are elevated entirely above any BFE for this area. The flood insurance requirement (if in AE) typically applies to the association's master flood policy for common elements at grade level. Individual unit owners on upper floors should discuss with their insurance agent whether separate flood coverage is needed for their specific unit.
Jesse: please pull the FEMA MSC designation for 4991 Bonita Bay Blvd before publishing and insert the confirmed zone here.
Florida's property insurance market suffered a crisis of carrier solvency and premium escalation in the aftermath of Ian. This is not a temporary condition — it is the permanent new cost floor for Lee County coastal condo ownership:
Wind insurance for the master building: The Esperia-Seaglass Condominium Association carries a master hazard and wind insurance policy on the building structure, common elements, and (per the Declaration of Condominium's specific language) the extent of interior coverage. Post-Ian, this policy likely renewed at materially higher premiums — industry data shows Lee County coastal condo master policies increased 40–200% in the 2022–2024 renewal cycle. Whether Esperia-Seaglass is covered by Citizens Property Insurance or a private market carrier is not confirmed from public records. The current premium flows directly into the monthly condo fee. Ask the condo association manager for the current master policy premium when conducting due diligence.
HO-6 "walls-in" unit owner policy: Each Esperia North unit owner must carry their own HO-6 policy covering the interior of their unit (personal property, improvements above the "bare walls" or "all-in" standard specified in the Declaration of Condominium, personal liability, and loss assessment coverage). For a luxury SW Florida high-rise unit, annual HO-6 premiums post-Ian in the 2025–2026 market range from approximately $2,500 to $6,000+ per year, depending on the carrier, deductible structure, and unit value. This is a general SWFL luxury condo range estimate — your specific premium will depend on your unit's replacement value, the carrier you select, and your deductible choices.
Loss assessment coverage in the HO-6 policy: This is the one coverage provision many condo buyers overlook and shouldn't. If the condo association levies a special assessment for an uninsured loss or for an amount exceeding the master policy's coverage limit, individual unit owners are responsible for their proportional share. Loss assessment coverage in the HO-6 policy covers the owner's share of such assessments up to the policy limit. In a post-Ian environment where special assessments are a real possibility, this coverage is not optional.
Lee County Community Rating System (CRS): Lee County participates in FEMA's Community Rating System, which provides discounts on NFIP flood insurance premiums for policyholders in participating communities with enhanced floodplain management programs. The exact CRS class (rating from 1 to 10, with 1 being the best) determines the percentage discount. Jesse: verify Lee County's current CRS class at the FEMA CRS communities list or by calling Lee County Floodplain Management. Most active Florida coastal counties participate at Class 5–8, yielding 25–10% premium discounts respectively.
Florida Senate Bill 4-D — the Condo Structural Safety Act — was enacted in May 2022 in the wake of the Surfside Champlain Towers South collapse (98 deaths, June 2021). It is now codified in Florida Statute §718.112 and represents the most significant change to Florida condominium law in a generation. Every buyer of a Florida condo in a building of 3 or more stories must understand it. (Source: Florida Senate SB 4-D, 2022 — https://www.flsenate.gov/Session/Bill/2022/4D)
SB 4-D requires all Florida condo associations with buildings of 3 or more stories to complete a Structural Integrity Reserve Study (SIRS) by December 31, 2024. The SIRS analyzes the reserve funding needed for eight specific structural components: roof, load-bearing walls, floor/ceiling, foundation, fireproofing/fire protection, plumbing, electrical, and windows/exterior doors.
Critically, SB 4-D prohibits associations from waiving reserve requirements for the SIRS components. Prior Florida law allowed associations to vote annually to waive reserve contributions — a practice that led many Florida condo associations to significantly underfund their structural reserves. After Surfside, that practice is no longer legal for the eight SIRS components.
For Esperia North buyers: The Esperia-Seaglass Condominium Association is legally required to have completed its SIRS by December 31, 2024. If the SIRS found that reserves were underfunded for any structural component, the association is now required to fund them at actuarially determined levels — which means either higher monthly fees or a special assessment to close the gap. Both outcomes are financially material for unit owners.
The SIRS report itself is a disclosure item under Florida law: sellers of condominiums must provide the SIRS to prospective buyers. If you are purchasing an Esperia North unit, the seller's disclosure package should include the SIRS. Request it explicitly in your offer or through your Realtor.
Practical buyer question: "Has the Esperia-Seaglass SIRS been completed? What did it find about reserve funding levels? Has the association increased monthly fees to meet SIRS requirements, or is a special assessment pending or planned?"
SB 4-D also requires Milestone Structural Inspections for Florida condo buildings 3 or more stories. The Phase 1 inspection (visual assessment by a licensed architect or engineer) is required by December 31 of the year in which the building reaches 30 years of age (for buildings on or near coastlines) or 40 years (for others). Phase 1 must be completed earlier if the building is already 30+ years old.
Based on Esperia North's estimated construction year of approximately 2005–2008, the building is approximately 17–21 years old as of 2026. Under the SB 4-D timeline, Esperia North's Phase 1 Milestone Inspection would be required when the building reaches 25+ or 30 years, depending on the final deadline rules as amended. This is not immediately due — but it is approaching on the horizon, and buyers should understand the timeline and what a Phase 2 inspection (required if Phase 1 finds structural concerns) would entail.
Here is the single most telling data point about Esperia North as a rental market: over the trailing 12 months there were zero MLS rental listings and zero recorded leases for the building. (Source: Stellar / SWFL MLS, ESPERIA NORTH subdivision filter, pulled June 2026 — no rental records in the trailing 12 months.) That is not a data gap — it is the market. Esperia North is an owner-occupant and snowbird-owner building, not an investor product. Its residents buy these units to live in them personally, not to generate rental income, and the building's governing documents (the 30-day minimum lease and 3-lease-per-year cap described below) are designed to keep it that way.
Because there are no in-building MLS rental comps, there is no defensible "going rate" to quote for an Esperia North lease — and we will not invent one. A 3BR+ luxury residence of this caliber, in a campus with this amenity package, would command a premium seasonal rate if an owner chose to list it, but the complete absence of MLS rental history tells you what you need to know: Esperia North trades as a home, not as an income property. For owners who do want light seasonal use of their unit covered while they are away, full-service property management is available through several local Bonita Springs and Naples luxury-condo managers (typical fee 8–12% of rental income). For a vetted referral, call Jesse at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar can also walk any prospective Esperia North owner through the realistic rental math before they buy.
Florida's Condominium Act (Florida Statute §718.110(13)) permits condo associations to restrict lease terms through their governing documents. Esperia North's specific rental restrictions are governed by the Declaration of Condominium recorded at Lee County Clerk (search "Esperia North" at or.leeclerk.org — browser access required). The Declaration has not been retrieved from public records during this research session.
General framework for what buyers should expect:
Minimum lease term: The Esperia-Seaglass complex requires a minimum 30-day lease per unit owner per year, based on the publicly available condo association directory listing. (Source: Florida Condo Associations directory — https://www.florida-condo-associations.com/cdetail_list.php?mastertable=ctitle&masterkey1=N05000002334) Verify this minimum against the actual Declaration of Condominium before relying on it.
Maximum leases per year: The same directory lists a maximum of 3 leases per unit per year. This limits an investor from renting the unit to a rapid sequence of 30-day tenants throughout the year, while preserving the ability to rent to 3 seasonal tenants in a typical Florida rental cycle (e.g., January–March winter season, summer season, fall season). (Source: Florida Condo Associations directory)
Short-term rental (Airbnb/VRBO < 30 days): Almost certainly prohibited based on the 30-day minimum. Bonita Bay is a community with strong architectural and behavioral standards enforced by the BBCA and per-building condo associations. Short-term rental platforms are effectively blocked by the minimum lease duration.
Tenant approval: Most Bonita Bay towers require the condo association's prior written approval before a tenant takes occupancy. This typically involves a board application, background check, and fee. BBCA also requires community access credentials for all residents, including tenants. Buyers who intend to rent their unit should confirm the full approval process and associated fees with the Esperia-Seaglass management office.
Specific pet policy details — number of pets allowed, weight limits, breed restrictions — are governed by the Declaration of Condominium for Esperia North. The Declaration has not been retrieved from Lee County Clerk during this research session.
What is documented publicly: The Esperia-Seaglass Condominium Association's directory listing confirms a maximum of 2 pets per unit. (Source: Florida Condo Associations directory — https://www.florida-condo-associations.com/cdetail_list.php?mastertable=ctitle&masterkey1=N05000002334) One listing description references "allows 2 dogs or 2 cats subject to board approval" — verify the exact language in the current governing documents.
What buyers with pets should do before closing: Request a copy of the current pet policy from the Esperia-Seaglass management office, or obtain it through the seller's disclosure package. Florida law requires sellers to provide governing documents, which will include the pet policy. If you have a dog of any size, or if breed restrictions matter to you, confirm the exact rules before removing the inspection contingency.
Esperia North is governed by three primary document layers:
1. BBCA Master CC&Rs: The Bonita Bay Community Association's master Declaration of Covenants, Conditions, and Restrictions governs all Bonita Bay property and applies to every Esperia North owner. The BBCA master CC&Rs are recorded at Lee County Clerk and are public record.
2. Esperia North Declaration of Condominium: The founding legal document specific to the Esperia North (or Esperia-Seaglass) condominium. This document establishes unit boundaries, common elements, limited common elements (such as assigned parking and storage), percentage ownership interests, assessment methodology, rental restrictions, pet rules, ARC/modification rules, and all governance procedures. The Declaration of Condominium is recorded at Lee County Clerk and is public record — searchable at or.leeclerk.org by grantor/grantee "Esperia North" or by address. Jesse: pull and host this document.
3. Esperia-Seaglass Condo Bylaws and Rules & Regulations: Bylaws may be recorded at Lee County Clerk or filed as exhibits to the Articles of Incorporation at Sunbiz (search.sunbiz.org, entity N05000002334). Rules & Regulations are typically not recorded documents — they are maintained by the association and updated by board action. Request the most current Rules & Regulations from the management office.
Where to find the governing documents as a buyer:
Parking: Esperia North units include assigned covered parking in the building garage. Most luxury Bonita Bay high-rise units include at least two assigned parking spaces; penthouse and larger units may have three. Guest parking spaces are available in the garage or on surface areas near the building. The parking garage provides weather protection important for those storing a primary vehicle year-round in Florida's sun and afternoon thunderstorm environment. Exact space count per unit is in the Declaration of Condominium.
Storage: Climate-controlled storage cages assigned to units are standard for Bonita Bay luxury towers. Located on the parking level. Dimensions vary by unit assignment. Confirm your unit's storage space(s) via the Declaration of Condominium or management office.
EV Charging: Whether EV charging is available in the Esperia North parking garage is [not confirmed in public sources — contact management at (239) 319-3051]. Under Florida Statute §718.113(8), condo associations cannot unreasonably prevent unit owners from installing EV charging stations in their assigned parking space — but the building's electrical infrastructure capacity may affect practical feasibility. Ask the management office about the current state of EV charging availability and any pending building-wide EV infrastructure project.
Elevators: A 27+ floor concrete tower requires a minimum of two fire-code-required elevators. Luxury buildings of this class typically have three to four elevators, including at least one service/freight elevator of sufficient size for furniture moving. [Exact elevator count: not confirmed from public sources — verify with management office or Declaration of Condominium.]
Mail delivery: USPS delivers to building-level mailboxes in the lobby area. Package deliveries from carriers (FedEx, UPS, Amazon) are typically received at the front desk and held for resident pickup or notification. The 24/7 front desk staffing is particularly valuable for package security during seasonal absence.
Trash and recycling: Managed through building common-area service contracts maintained by the condo association.
Internet and cable: Fiber-To-The-Home via Hotwire Communications, as described above. Community-wide fiber infrastructure is part of the BBCA/Bonita Bay Group's design standard.
Open house rules for agents: BBCA requires 72-hour advance written approval for any open house within Bonita Bay. Submit a request via email to [email protected] with the listing agreement attached. Requests are reviewed Monday–Friday 8:00 AM–5:00 PM. Open house hours: Monday–Saturday 9:00 AM–5:00 PM; Sunday 1:00 PM–4:00 PM. Signs must be 14×22 double-sided, Dark Green (Sparcal #1523) lettering on Casa Blanca (SW 2060) background, one post. No SOLD signs, no balloons or flags. Non-compliant signs are removed by BBCA Community Patrol at (239) 947-2476. (Source: BBCA Open House Guidelines PDF — https://www.bonitabayresidents.com/files/Open%20House%20Guidelines%20-%20New%20Version.pdf)
Buyers evaluating Esperia North should understand how it compares to the other high-rise towers within Bonita Bay — and what each tower offers distinctively.
Esperia South (4951 Bonita Bay Blvd): The sister building, sharing the same condominium association, the same amenity complex, and the same Lutgert development pedigree. Esperia South has 28 documented stories and 119 residences. The primary difference between North and South is view profile: Esperia North's northern-facing units have a more direct Estero Bay bay-forward orientation; Esperia South's southern-facing units have a more golf-forward view. At any given moment, pricing differences between the two towers reflect relative availability, floor level, and view stack rather than any fundamental quality difference. If your priority is bay views from the upper floors, compare the specific unit stacks in both towers at your target floor range.
Seaglass (4971 Bonita Bay Blvd): The third tower in the Esperia-Seaglass campus complex. Completed approximately 2018 by the Ronto Group — Seaglass is newer construction than the Esperia towers, positioned "directly on the Estero Bay Aquatic Preserve" in the northwest corner of Bonita Bay. (Source: Ronto Group developer materials; Bonita Bay tower public records.) 26 stories, 120 residences. Because Seaglass is newer and positioned on the aquatic preserve, it commands a premium over the Esperia towers at comparable floors — but the amenity complex is shared. Buyers who want the newest construction and are willing to pay for it consider Seaglass; buyers who want comparable lifestyle value with potentially more competitive pricing evaluate Esperia North.
Azure (4931 Bonita Bay Blvd): Adjacent to the south. Lutgert-developed, separate amenity complex (not part of the Esperia-Seaglass campus). Azure has its own resort pool, screened cabana, theater room, billiards room, fitness center, and guest suites. (Source: https://www.highrises.com/buildings/bonita-springs_fl/azure-condos_4931-bonita-bay-blvd_793)
Tavira (4951 Bonita Bay Blvd — verify): One of the earlier Bonita Bay towers, further north on the Bonita Bay Blvd corridor. Tavira is typically listed at a premium for its Estero Bay positioning and has historically been among the highest-volume towers at Bonita Bay by sales count.
For buyers comparing towers: The honest advice is to be precise about your priorities. If the view is the deciding factor, evaluate specific units by floor and compass bearing. If age and code vintage matter, Seaglass (2018) versus Esperia North (2005–2008) is a meaningful distinction. If price-to-lifestyle value is the driver, Esperia North's 2026 amenity renovation combined with its structural vintage and location represents a compelling value position relative to Seaglass.
Bonita Bay falls within the Lee County School District. School assignments are address-based and can change with rezoning — always verify the current assignment with the Lee County School District before purchase if school access is a factor. The typical public school assignments for 4991 Bonita Bay Blvd, Bonita Springs FL 34134 are:
Elementary: Bonita Springs Elementary School or Spring Creek Elementary School — both serve portions of ZIP 34134. Bonita Springs Elementary (10151 Bonita Beach Road SE, Bonita Springs) is approximately 3 miles from Esperia North. Spring Creek Elementary (27979 Riverview Center Blvd) serves portions of the 34134 corridor. (Verify current assignment at leeschools.net before publishing)
Middle School: Bonita Springs Middle Center for the Arts (10101 West Terry Street, Bonita Springs) is the primary middle school for the Bonita Springs area. (Verify current assignment)
High School: Estero High School (21007 Estero Blvd, Estero) or Gulf Coast High School in Naples serves portions of ZIP 34134 depending on current boundary configuration. (Verify current assignment at leeschools.net)
A note for Esperia North buyers: The majority of Esperia North buyers are either seasonal residents without school-age children, or primary-residence buyers in their 50s, 60s, and 70s who are post-school-age-children. That said, families do purchase in the towers, and the Lee County school system has earned recognition for its magnet and specialty programs across multiple campuses.
Southwest Florida has a strong private school ecosystem within 20–30 minutes of Esperia North:
Southwest Florida's healthcare infrastructure has expanded significantly over the past decade and continues to grow:
Lee Health (Lee Memorial Health System): The dominant health system in Lee County. Gulf Coast Medical Center (13681 Doctors Way, Fort Myers, ~20 min from Esperia North) is the flagship hospital — a 656-bed facility with Level II Trauma Center designation, cardiac and vascular surgery, and cancer services. Lee Health also operates HealthPark Medical Center (~20 min) and multiple outpatient facilities throughout the corridor. (Source: leehealth.org)
NCH Healthcare System (Naples Community Hospital): The primary health system for Collier County. NCH Baker Hospital Downtown (350 7th St N, Naples, ~30 min) and NCH North Naples Hospital (~25 min from Esperia North at Immokalee Road) offer comprehensive inpatient and outpatient services. NCH North Naples is the closest full-service hospital to Esperia North's Bonita Springs location. (Source: nchmd.org)
Physicians Regional Medical Center (Collier Blvd and Pine Ridge Road, ~25 min): Full-service hospital within the NCH system.
Cleveland Clinic Florida (~35 min to the north, Weston campus) and Cleveland Clinic Naples (15080 Livingston Road, Naples, ~25 min): The prestigious Cleveland Clinic brand in Southwest Florida, known particularly for cardiac and complex care. The Naples facility represents significant healthcare capital investment in the region.
Urgent Care + Specialist Access: Bonita Springs has multiple urgent care centers, imaging facilities, and specialist practices along the US-41 and Bonita Beach Road corridors within 5–15 minutes of Esperia North.
The healthcare picture for buyers: Southwest Florida's healthcare infrastructure is materially better than it was a decade ago and is continuing to improve. For primary-residence retirees, the combination of Lee Health, NCH, and Cleveland Clinic within 20–35 minutes of Esperia North represents a robust care ecosystem. For purely seasonal residents, having quality tertiary care within a reasonable drive is a meaningful quality-of-life factor.
All drive times are approximate and based on typical non-peak traffic. Season (November–April) adds 5–20 minutes to most regional drives due to snowbird traffic on US-41 and I-75.
Destination | Approximate Drive Time | Notes |
|---|---|---|
Bonita Springs downtown / US-41 commercial | 5–8 min | Publix, restaurants, pharmacy along Bonita Beach Road |
Coconut Point Mall (Estero) | 10–15 min | Outdoor luxury shopping center, major dining, Trader Joe's |
Southwest Florida International Airport (RSW) | 20–25 min | Direct non-stop flights to major domestic hubs |
Estero / FGCU (Florida Gulf Coast University) | 15–20 min | University, The Miromar Outlets, Germain Arena |
Naples (5th Avenue South, downtown) | 25–35 min | World-class dining, galleries, the Naples Pier |
Fort Myers Beach (Estero Island) | 20–30 min | Post-Ian recovery nearly complete; beach access, dining |
Cape Coral | 35–45 min | Waterway city, restaurants, boating |
Sarasota | 90–100 min | Arts, culture, Siesta Key beach |
Tampa International Airport | 2 hrs | Secondary airport for broader flight options |
Miami / Fort Lauderdale | 3–3.5 hrs | International gateway airports |
Bonita Bay Private Beach (Estero Island) | 10 min | Gate to gate per BBCA — seasonal shuttle available |
Bonita Bay Club East Campus (Naples, Cypress/Sabal courses) | 15–20 min via I-75 | East campus for Club Golf members |
RSW Airport note: Southwest Florida International Airport is one of the great underrated logistics advantages of Bonita Springs/Estero living. Direct non-stop service to 60+ destinations including Chicago (ORD and MDW), New York (JFK, LGA, EWR), Boston, Detroit, Minneapolis, Cincinnati, Cleveland, Pittsburgh, Philadelphia, Atlanta, Dallas, Denver, and Washington DC makes the seasonal migration from Midwest and Northeast cities genuinely easy. Airlines serving RSW include American, Delta, United, Southwest, JetBlue, and several others.
Understanding what is built, planned, or permitted within and adjacent to Bonita Bay is essential for any buyer who cares about their long-term investment context. Active development within a well-managed gated community like Bonita Bay is controlled, but the area surrounding Bonita Bay's US-41 frontage is subject to Lee County zoning and development activity that can affect traffic patterns, commercial intensity, and neighborhood character.
The BBCA's Design Review department and architectural standards effectively govern all physical changes within the community. No new construction or major renovation project inside Bonita Bay proceeds without BBCA review. This means the community's character and visual quality are protected by a well-resourced homeowner association with over four decades of experience managing this asset.
For post-Ian repair and renovation permits at 4991 Bonita Bay Blvd specifically: Lee County building permit records are available via browser at leegov.com/dcd (search by address). Jesse should pull the permit history for 4991 Bonita Bay Blvd to document any post-Ian roofing, glazing, or structural permits filed between October 2022 and the present. This data will appear in the final published version of this page.
The US-41 (Tamiami Trail) corridor adjacent to Bonita Bay continues to experience development pressure consistent with Southwest Florida's population growth. Key planning context for buyers:
Bonita Springs population and growth: Bonita Springs is among the fastest-growing cities in Florida. The City of Bonita Springs administers development within its boundaries through its community development office. New commercial and mixed-use development along the US-41 and Bonita Beach Road corridors periodically generates traffic and zoning activity. Specific development applications within ½ mile of Bonita Bay's US-41 entrance should be checked via Lee County's planning and zoning portal (leegov.com/dcd/planning) or the City of Bonita Springs (cityofbonitasprings.org/planning).
Bonita Bay's self-contained nature: The 2,400-acre community has its own internal road network, multiple entry points, and significant physical buffer between the interior (where the towers are) and the US-41 entrance. Development activity on US-41 north and south of the community entrance has minimal visual or acoustic impact on the Esperia North tower itself — which is deep in the interior of the community near Estero Bay, not adjacent to the main commercial corridor.
Estero Bay Aquatic Preserve: The western boundary of the Esperia towers' view corridor is the Estero Bay Aquatic Preserve — a Florida-protected estuarine ecosystem. Nothing can be built in the Aquatic Preserve. The unobstructed water view from west-facing Esperia North units is, in this respect, a legally protected view corridor, not just a current market condition. (Source: Florida DEP, Aquatic Preserve Program — https://floridadep.gov/water/aquatic-preserve)
Esperia North is built for the lock-and-leave lifestyle, and understanding the seasonal rhythm of life in a Bonita Bay high-rise tower helps buyers make the right decision about how they want to live here.
Southwest Florida's "season" is the six months between the first cool front in November and the final spring break week in late April. This is when the Bonita Bay community reaches maximum population and the lifestyle platform runs at full throttle.
The tower in season: The Esperia-Seaglass amenity complex is fully programmed. The pool deck is occupied from mid-morning through late afternoon. The Social Room and Card Room host regular gatherings. The beach shuttle is running. The Bonita Bay Club courses are fully staffed and booked.
Peak season concentration (January–March): These three months represent the highest population density at Bonita Bay and the highest activity level at the Esperia-Seaglass complex. The beach shuttle runs on its most frequent schedule. Club dining reservations require advance planning. The marina is at full occupancy. Tennis and pickleball courts at the Club are in constant use.
Seasonal buyer tip: If you are evaluating Esperia North as a purchase, visiting during peak season (January–March) gives you the most representative experience of what ownership looks and feels like at full activation. The community and building are at their best during this window.
The periods immediately before and after peak season represent some of the most pleasant living in Southwest Florida — warm weather, far less traffic, full community infrastructure still in place, and prices at local restaurants at their most accessible. Many year-round and primary-residence Esperia North owners cite the shoulder seasons as their favorite time to be in the community.
Southwest Florida's summer is hot, humid, and quiet in the best sense. The snowbird population departs. The community returns to its year-round resident base. The towers are at low occupancy. Summer is the optimal window for major unit renovations or mechanical system work — contractors are available, the building is not packed, and deliveries are easier to schedule.
Hurricane season awareness (June – November): Southwest Florida's hurricane threat window is June 1 through November 30, with the statistical peak in September. Esperia North's post-2004 FBC construction and concrete frame structure provide meaningful protection against all but the strongest hurricane events. Seasonal residents who depart in May or June should confirm with the building management that their unit's hurricane preparedness checklist has been completed (shutters confirmed functional, lanai furniture stored or secured, AC set to a moderate cooling temperature, water supply shut off at the unit valve).
The off-season advantage for buyers: Sellers who list in the summer months (May–September) are often motivated — they want a transaction completed before the next season begins. For buyers who have flexibility on timing, summer showings and summer negotiations frequently produce better purchase terms than competing with peak-season buyer traffic in January–March.
An increasing share of Esperia North buyers are making the tower their primary residence year-round, attracted by the community's wellness infrastructure, healthcare access, airport convenience, and the genuinely good lifestyle of Southwest Florida living regardless of season. For primary-residence owners, the towers offer:
Full-service building management year-round. The 24/7 front desk, on-site manager, and professional maintenance staff are present and active whether it is February or August. Primary-residence owners do not manage a home alone — the building infrastructure supports them.
The Blue Zones lifestyle platform. Bonita Bay's Blue Zones recognition reflects real infrastructure: walkable trail networks, social activity programming through the BBCA and the Club (for members), access to nature and water, and a community culture that values health and connection. These are the ingredients that Blue Zones research identifies as drivers of longevity — and they are built into the community's DNA, not a marketing afterthought.
Access to the best of Southwest Florida. World-class beaches are 10 minutes away. RSW Airport is 20 minutes. Naples' dining and arts scene is 30 minutes. The Miromar Outlets, Coconut Point Mall, and Estero's commercial corridor are 10–15 minutes. Florida Gulf Coast University is 15 minutes. Primary-residence owners in Esperia North are embedded in one of the most complete quality-of-life ecosystems in the southeastern United States.
Buyers considering Esperia North sometimes ask whether the high-rise life at Bonita Bay is right for them, or whether they should be looking at one of the community's 49 single-family and villa villages instead. This section gives an honest orientation to both sides of that question.
The full Bonita Bay inventory. Bonita Bay has 58 buildable sub-neighborhoods (based on the authoritative 2026-06-03 roster cross-referenced against the Board of Realtors data and Jesse's asset library). Nine of those 58 are high-rise or mid-rise tower products — Esperia North, Esperia South, Seaglass, Azure, Tavira, Estancia, Horizons, Vistas, and Omega. The remaining 49 are single-family home villages, coach-home clusters, villa collections, and townhome communities. The price spectrum runs from approximately $700,000 for entry-level coach homes (e.g., Wedgewood, Bridgewater) to $15M+ for large waterfront estate lots in the community's premium single-family villages.
Why buyers choose towers over single-family at Bonita Bay.
The single most compelling reason: the view. Single-family homes in Bonita Bay — even the waterfront estate lots in the premium villages — are at ground level or minimally elevated. You can have a beautiful lake view or a preserve backdrop from a single-family home in Bonita Bay. You cannot replicate the 20th-floor perspective across Estero Bay and the Gulf from a single-family home at any price point. The view from an upper-floor west-facing unit at Esperia North is categorically different from anything available at grade level, and many buyers who could afford either option choose a tower unit specifically for that reason.
The second major reason: the lock-and-leave infrastructure. A single-family home in Bonita Bay requires owner management of HVAC service, pest control, landscaping, roof maintenance, and the dozen other ownership tasks that accumulate for a property occupied only 5–6 months per year. A tower unit at Esperia North has 24/7 staffing, professional maintenance coordination, and building systems managed by the condo association. The question is not which product is objectively better — it is which management model fits your lifestyle and risk tolerance.
Why buyers choose single-family over towers at Bonita Bay.
Space, privacy, and outdoor living that the towers cannot replicate. A 4,000 sq ft single-family home on a Bonita Bay interior lot has a screened lanai, a private yard or pool, and a relationship with the landscape that no high-rise unit can offer. Families with children, buyers with large dogs, buyers who want a garage workshop or a driveway for multiple vehicles, and buyers who want to garden — these buyers are better served by single-family product.
Cost structure can also favor single-family. The stacked HOA fees at the towers (BBCA master + condo association) often exceed what single-family village owners pay in their per-home HOA assessments, particularly for smaller units where the condo fee is still proportional to a large building's operating costs.
What Esperia North buyers look like in this context. The profile that most consistently lands at Esperia North: a 55–75-year-old couple who previously owned a single-family home (often in Bonita Bay or elsewhere in Southwest Florida), who want to downsize their maintenance footprint without downgrading their lifestyle, and who specifically want the elevated water view and the professional building management that makes 6-month absences stress-free. This buyer frequently holds or aspires to hold a Bonita Bay Club Golf Membership — but not always.
Tier 3 spoke pages for single-family villages. McGreevy and Comisar are building in-depth pages for each of Bonita Bay's 49 single-family and villa villages — full HOA fee breakdowns, floor plan inventories, historical pricing, and the same depth of coverage you are reading here for Esperia North. If you are weighing a tower purchase against a single-family purchase in Bonita Bay, those pages will give you the granular data to make a fully informed comparison. In the meantime, call Jesse at (239) 898-6072 — we have sold in every village in this community and can give you a side-by-side comparison in a 20-minute conversation.
One of the most common points of confusion for buyers new to Bonita Bay is the community's three-entity governance structure. Getting this right matters for fee underwriting, amenity access, and buyer expectations.
Entity 1 — Bonita Bay Community Association (BBCA): The master Property Owners Association. Membership is automatic upon purchase of any Bonita Bay property. The BBCA maintains the community-wide infrastructure: roads, trails, parks, gates, the Private Beach Park, community events, and common areas throughout the 2,400-acre community. The BBCA master assessment is the first layer of the Esperia North fee stack. BBCA headquarters: 3451 Bonita Bay Blvd, Suite #200, Bonita Springs FL 34134. (Source: bonitabayresidents.com/community-association)
Entity 2 — Bonita Bay Club: The private golf and sports club. Membership is entirely voluntary and separate from BBCA membership. The Club operates the five championship golf courses (two campuses), the sports center (tennis, pickleball, bocce), the fitness and spa center, and multiple dining venues. Club initiation fees ($60,000–$150,000) and annual dues ($10,100–$19,500) are entirely separate from any BBCA or condo association payment. Club membership does NOT transfer with the home sale. (Sources: bonitabayresidents.com/bonita-bay-club; AgentD_ClubGolfMarina_RawData.md)
Entity 3 — Esperia-Seaglass Condominium Association, Inc.: The building-level association governing Esperia North, Esperia South, and Seaglass jointly. This entity maintains the three-tower complex and its amenities, carries the master building insurance policy, manages the on-site staff, and enforces the condominium's own CC&Rs and Rules & Regulations. Monthly condo fees flow to this entity. (Sources: Sunbiz.org N05000002334; Florida Condo Associations directory)
Why this matters practically:
BBCA "One Bonita Bay" framing: BBCA's official Realtor & Buyer Resources page describes the community through a "One Bonita Bay" lens — BBCA, Marina, and Club as three pillars of a single integrated community experience. (Source: bonitabayresidents.com/realtor-and-buyer-resources) This framing is accurate in spirit: the three entities collaborate to deliver a seamless community experience, even though they are legally and financially separate.
Buyers deserve honesty, not sales copy — and as Top 1% Real Estate Agents Nationally Since 2008, we would rather you buy the right unit than any unit. Here is a direct assessment:
What makes Esperia North an excellent purchase:
The water view. There is no substitute for the west-facing units at elevation. Direct Estero Bay water views and Gulf sunsets are the defining ownership experience, and they are genuinely beautiful. This is the kind of view that makes a reasonable-sized retirement nest egg feel like an excellent decision every evening.
The post-2004 code construction. Buying a building constructed under the most stringent Florida Building Code standards in place at the time of its construction is a real structural advantage. Impact-resistant glazing, enhanced wind loads, and continuous load path engineering differentiate Esperia North from older towers built before 2001.
The shared amenity campus. Three towers' worth of monthly assessments funding one amenity complex is an unusually strong structural basis for common-area quality. The April 2026 Clive Daniel renovation of the Social Room, Card Room, and Billiards Room demonstrates active capital investment in the complex.
The lock-and-leave lifestyle. 24/7 front desk staffing, on-site management living in the building, professional security — this is exactly what seasonal residents need to close their door and travel for six months without concern.
The Bonita Bay platform. The private beach park (rebuilt and hardened), 12 miles of trails, three parks, 24/7 staffed gates, and an optional Bonita Bay Club with 54 holes of championship golf are a lifestyle ecosystem that no standalone condo complex can replicate. The platform is the reason people choose Bonita Bay over other Southwest Florida gated communities.
The fiber internet. Direct fiber to the unit via Hotwire IPTV is a genuine differentiator for remote workers and heavy streamers.
What requires realistic underwriting:
The HOA fee stack. Total monthly HOA costs of approximately $2,090–$3,960 (estimated, unconfirmed) are significant carrying costs that add materially to the monthly expense of ownership. Buyers must incorporate this into their financial plan as a permanent and potentially growing cost.
The post-Ian insurance environment. Wind insurance for Lee County coastal properties remains elevated relative to pre-2022 pricing. The master policy premium is embedded in the condo fee. HO-6 unit owner coverage is a separate, additional annual cost. Florida's insurance market has stabilized relative to its 2022–2023 peak stress, but it has not returned to pre-Ian pricing.
The SIRS and reserve funding uncertainty. If the Esperia-Seaglass SIRS (due December 31, 2024) identified reserve funding gaps, the association is now required to fund them — which means either higher fees or a special assessment. This is a disclosed item in the seller's package, and buyers should read it carefully.
The Ian special assessment question. Whether a special assessment was levied post-Ian and whether it has been fully collected is a material due diligence question. Get the answer in writing before closing.
The tower micromarket illiquidity. At 2.5M+ price points for premium units, the Esperia North buyer pool is small relative to the broader Southwest Florida market. When you need to sell, the timeline may be longer than you expect. Plan for 90–180 days of marketing time for a well-priced premium unit in a slower market environment.
What to verify before committing:
If you are searching for an Esperia North listing agent, or thinking "I need to sell my Esperia North condo," the decision of which agent you hire for this transaction matters more than it does in most of Southwest Florida's real estate markets. Here is why: Esperia North is a specialized product. The buyer pool is national and international — snowbirds from Michigan, Ohio, Connecticut, New York, and beyond — and they are sophisticated buyers who research in depth before they fly down for a showing. The presentation of your unit, the marketing reach, and the agent's depth of knowledge about the Esperia-Seaglass complex, the BBCA fee structure, the club membership situation, and the post-Ian ownership reality are all on display from the moment your listing goes live.
McGreevy and Comisar have been the #1 Team in Southwest Florida since 2012. We have sold over $2.5 Billion in real estate as a team. Jesse McGreevy and Marc Comisar alone have closed over $860 million in personal sales. We have been named Top 1% Real Estate Agents Nationally Since 2008, and we have earned the 5 Star Award for Customer Satisfaction for 20 straight years — given to only 5 out of 21,000+ licensed agents by Gulfshore Life Magazine. When you hire McGreevy and Comisar to sell your Esperia North unit, you are hiring the team that knows this market, this community, and this buyer profile better than anyone in Southwest Florida.
What selling at Esperia North looks like:
Open House compliance: BBCA requires 72-hour advance written approval for all open houses. We handle this as a standard part of our listing process — you do not have to coordinate with BBCA yourself.
The Bonita Bay Club buyer question: Every Esperia North buyer will ask about the Club. We know how to answer it correctly and completely — including the non-equity structure, the two campus golf access, the Sports versus Golf tier comparison, and the optional/non-transferable nature of membership — in a way that informs rather than confuses buyers.
The SIRS and reserve funding conversation: Post-Surfside, every sophisticated condo buyer will ask about the SIRS, the reserve funding status, and any pending assessments. We help you prepare accurate, disclosure-compliant answers that protect you legally and present your asset honestly.
The view story: West-facing units at elevation at Esperia North sell on their views. We know how to photograph, describe, and position a bay-view Esperia North unit to attract the buyers who will pay the most for it.
What is Your Esperia North Unit Worth? Get a Free Valuation in 60 Seconds.
Every Esperia North unit is priced differently based on floor, view exposure, unit size, condition, and current market timing. Automated online estimates for a tower unit in a specialized community like Bonita Bay are almost never accurate — these tools cannot account for the floor-by-floor view premium that drives Esperia North pricing, and with no Esperia North units having traded on the MLS in the trailing 12 months, they have nothing in-building to work from at all. We will give you a precise, data-backed valuation hand-built from the comparable Esperia-Seaglass and Bonita Bay tower set — including the sister tower Esperia South's recent closed sales — weighted for your unit's specific floor, exposure, and condition.
Call or text Jesse direct: (239) 898-6072. Or email: [email protected].
Seller Mini-FAQ:
Who are the typical buyers for Esperia North units? Seasonal buyers from the Midwest and Northeast (Michigan, Ohio, New York, Connecticut) who want a turnkey luxury residence with minimal maintenance responsibility and maximum natural beauty. Also primary-residence buyers relocating from Northern markets for retirement. Cash buyers dominate at this price tier.
How long does it typically take to sell an Esperia North unit? For a well-priced unit with a desirable floor and view exposure, expect 45–120 days in a normal market. Overpriced listings in the current environment can sit 6+ months. We price to sell, not to hope.
Do I need to disclose the SIRS and any special assessments? Yes — Florida law requires this disclosure. We will help you compile a complete and accurate disclosure package that protects you at closing and builds buyer confidence.
Can I sell my unit without requiring the buyer to purchase a Club membership? Absolutely. Club membership is entirely voluntary and does not transfer with the unit. Buyers decide independently whether to apply for Club membership after purchase.
What is the process for accepting an offer on an Esperia North unit? Standard Florida Realtors contract, plus the condo-specific Condominium Rider, plus Bonita Bay's specific disclosures. Buyers have a 3-day right of rescission under Florida Statute §718.503 after receiving the condominium disclosure package. We manage this entire process for you.
Is Esperia North in the City of Bonita Springs or unincorporated Lee County? The City of Bonita Springs incorporated in 2000, and Bonita Bay falls within its boundaries. Community Development is administered by the City of Bonita Springs (9401 Corkscrew Palms Circle, Suite 101) for permitting, zoning, and code enforcement matters. Tel: 239-221-5036. (Source: City of Bonita Springs — cityofbonitasprings.org)
What is the BBCA Design Review process, and does it affect what I can do inside my condo? The BBCA Design Review department enforces community-wide architectural standards primarily for the exterior of homes and the visible elements of the community. For high-rise condo owners, the practical BBCA Design Review touchpoints are exterior-facing modifications (such as balcony/lanai alterations visible from outside the building) and anything involving the building envelope. Most interior unit improvements — flooring, kitchen renovation, bath remodel — go through the Esperia-Seaglass Condo Association's own approval process (if any), not BBCA. BBCA Design Review contact: through the BBCA main office at 239-495-8111.
What is the closest Publix or grocery store to Esperia North? The US-41 corridor along Bonita Springs has multiple grocery options within 5–10 minutes: Publix on Bonita Beach Road, a Whole Foods at Bonita Bay Boulevard and US-41, and a Winn-Dixie in the immediate area. For premium specialty groceries, Trader Joe's is 10–15 minutes at Coconut Point (Estero), and a Whole Foods is at the Coconut Point area as well. The Bonita Springs grocery corridor is well-served relative to community size.
Can I rent my Esperia North unit through a professional property manager? Yes — many Esperia North owners use professional property management companies based in Bonita Springs and Naples to manage the seasonal rental of their units. A property manager handles tenant screening, move-in/move-out coordination, BBCA access pass processing, maintenance coordination, and accounting. Fees typically run 8–12% of rental income. For recommendations on vetted local property managers for Bonita Bay high-rise units, call Jesse at (239) 898-6072.
Is there a Bonita Bay resident app or portal? The BBCA uses the Clubessential platform (club management software) for resident communication, amenity reservations, and community updates. (Source: Agent 3 research referencing BBCA's Clubessential platform) The Esperia-Seaglass management office also maintains a resident-facing system for building maintenance requests and communications. New residents should connect with both systems at the time of closing.
What is the Audubon Cooperative Sanctuary certification, and what does it mean for daily life at Bonita Bay? The Certified Audubon Cooperative Sanctuary Program recognizes golf courses and residential communities that maintain high environmental quality standards — wildlife habitat, water quality, chemical use reduction, and natural area preservation. Bonita Bay has held this certification for 14+ years. (Source: BBCA Awards PDF) In practice, this means: wildlife (gopher tortoises, osprey, herons, otters, and occasional alligator sightings) are a regular part of daily life at Bonita Bay; chemical application on the grounds follows responsible environmental protocols; and the 1,200+ acres of preserved natural habitat is managed with long-term ecological goals. For buyers who value a living, breathing natural environment rather than a manicured suburban streetscape, Bonita Bay's Audubon certification is a meaningful differentiator. For tower residents, the preserve lands and the Estero Bay Aquatic Preserve visible from the western units are protected in perpetuity — they will not be developed.
Jesse McGreevy and Marc Comisar are the co-founders of Domain Realty and the leads of a 30-agent team in Southwest Florida. With nearly four decades of combined experience in this specific market — Bonita Bay, Bonita Springs, Estero, Naples, and Fort Myers — they bring institutional knowledge of every tower, every village, and every pricing nuance that defines Bonita Bay real estate.
McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Whether you are buying your first Esperia North unit or selling one after years of enjoying sunsets over Estero Bay, we are the team to call. We have sold in Bonita Bay for decades, we know the towers, we know the buyers, and we know how to get deals across the finish line at this address.
What is the address of Esperia North? 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. Both Esperia North and Esperia South are in the cluster at this address, inside the gated Bonita Bay community. (Source: BBCA Street & Neighborhood Listings PDF, January 2026)
How many floors does Esperia North have? Esperia North is approximately 27–28 stories. The sister building, Esperia South, is documented at 28 stories with 119 residences in developer coverage from Florida Weekly. Esperia North's exact floor count should be confirmed via Lee County Property Appraiser (leepa.org) or the Declaration of Condominium at Lee County Clerk.
Who developed Esperia North? The Bonita Bay Group (master developer of the entire Bonita Bay community) and The Lutgert Companies, one of Southwest Florida's most respected luxury development firms. The project entity was Esperia North, LLC (Sunbiz Document No. L06000013443, formed 2006). (Sources: Sunbiz.org; Lutgert Companies website)
What floor plan types are available at Esperia North? Units range from 2-bedroom configurations (approximately 2,000–2,400 sq ft under air) to 3-bedroom, 3-bedroom + den, 4-bedroom, and penthouse configurations (approximately 2,800–4,500+ sq ft under air). Exact floor plan dimensions and unit types are confirmed in the Declaration of Condominium at Lee County Clerk.
What are the best views at Esperia North? The premium views are west and southwest-facing — direct Estero Bay water views with the Gulf of Mexico barrier islands (Little Hickory Island, Bonita Beach) in the distance and sunset exposure. Floors 15 and above on west/southwest exposures deliver unobstructed bay-and-gulf views. East-facing units overlook the Bay Island Golf Course fairways. Multiple listing descriptions confirm PH-level units see 360-degree panoramic views. (Sources: Multiple listing descriptions, geographic analysis, BBCA community positioning)
Does Esperia North have its own pool? Yes — a heated, resort lagoon-style pool with a dedicated lap lane, an oversized whirlpool/spa, BBQ grills, and a screened outdoor cabana with bar and fireplace. This pool is part of the shared Esperia-Seaglass amenity complex used by Esperia North, Esperia South, and Seaglass residents. (Source: Florida Weekly, Esperia South opening coverage, 2007)
Are the amenities at Esperia North the same as at Esperia South? Yes. Esperia North and Esperia South share the same amenity complex as part of the Esperia-Seaglass Condominium Association. Seaglass also has access to this complex. The Social Room, Card Room, and Billiards Room were all renovated in April 2026 by Clive Daniel Home and Lutgert Construction. (Sources: Gulfshore Business, April 2026; BCBE Construction project portfolio)
What is the condo association for Esperia North? The Esperia-Seaglass Condominium Association, Inc. — Sunbiz Document No. N05000002334, filed March 7, 2005. This single association governs Esperia North, Esperia South, and Seaglass together. 24/7 front desk: (239) 319-3051. Office hours Mon–Fri 8:00 AM–4:30 PM. (Sources: Sunbiz.org; Florida Condo Associations directory)
Is the Bonita Bay Club membership required when buying at Esperia North? No. The Bonita Bay Club is a separate non-equity private club. Membership is entirely voluntary and does not transfer with the home. Esperia North owners buy and sell without any Club membership obligation. (Sources: bonitabayresidents.com; multiple confirmed sources)
What does the Bonita Bay Club membership include? Two tiers: Golf Membership (~$150,000 initiation / $19,500 annual dues) for 54 holes on two campuses (Bay Island, Marsh, Creekside in Bonita Springs + Cypress, Sabal in Naples) plus all Club amenities; Sports Membership ($60,000 / ~$10,100 annual dues) for racket sports, fitness, dining, social, no full golf. The Club is non-equity and initiation fees are non-refundable. (Sources: AgentD_ClubGolfMarina_RawData.md citing privateiq.golf, thebrassie.com)
What BBCA amenities do Esperia North owners get without the Club? The private beach park on Estero Island, 12 miles of walking/biking trails, three community parks (Estero Bay Park, Riverwalk Park, Spring Creek Park), marina facility access (non-slip), 24/7 staffed gates, community patrol, community events, and fiber-to-the-home internet. (Source: bonitabayresidents.com)
What happened to the Bonita Bay Private Beach Park in Hurricane Ian? It was totally destroyed. BBCA rebuilt it from the ground up with hurricane-hardened concrete construction, breakaway walls, native dune vegetation for shoreline stabilization, and reduced lighting with turtle fencing. It reopened November 13 (year to be confirmed, likely 2025). (Source: bonitabayresidents.com/private-beach)
Does Esperia North have guest suites? Yes — four designer-furnished guest suites available for overnight guests of residents. Bookable online via GraceSoft: https://apps.gracesoft.com/PMS/EasyWebRez/roomdetails/3709. For current nightly rates, contact management at (239) 319-3051. (Source: Florida Weekly, Esperia South opening coverage)
What is the FEMA flood zone for Esperia North? The authoritative zone for a specific unit is confirmed at FEMA's Flood Map Service Center (msc.fema.gov) for the address 4991 Bonita Bay Blvd, Bonita Springs FL 34134. Based on Bonita Bay's estuarine (interior bay) position rather than direct Gulf frontage, Zone X or Zone AE are most likely. Zone VE (velocity zone, direct wave action) is unlikely for this inland position. Lee County FIRM community: 120113, effective date March 16, 2022. We confirm the exact panel designation for any specific unit as part of due diligence.
Was Esperia North damaged by Hurricane Ian? The Bonita Bay high-rise towers as a class sustained documented roof and window damage from Ian's Category 4 winds. No news coverage of catastrophic structural damage specific to Esperia North was found — consistent with damage that was repairable rather than structural loss. The relevant Ian damage vector for a high-rise tower is wind (roof, windows, potential water intrusion from window failure), not storm surge, as the residential floors are elevated 3–6 stories above grade. Whether a special assessment was levied on unit owners to cover Ian repair costs must be confirmed directly with the condo association. (Sources: AgentD_ClubGolfMarina_RawData.md; Agent4_MarketDataIan_RawData.md; NOAA CO-OPS)
Was there a Hurricane Ian special assessment at Esperia North? Not confirmed from public records as of this research. This is a mandatory due diligence question: ask the listing agent and condo association directly. Check Lee County Clerk Official Records for any liens recorded at 4991 Bonita Bay Blvd post-September 2022 (or.leeclerk.org). The seller's disclosure package must address any special assessments under Florida law.
What is the SIRS, and has Esperia North completed it? The Structural Integrity Reserve Study (SIRS) is a Florida law-required engineering analysis of structural component reserve funding for all condo buildings of 3+ stories, mandated by SB 4-D (2022) and due by December 31, 2024. The Esperia-Seaglass Association is legally required to have completed it. The SIRS results — including any reserve funding gaps and required fee increases — must be disclosed to buyers. Request the SIRS from the seller's disclosure package. (Source: Florida Senate SB 4-D, 2022)
What is the Esperia North condo fee? [Confirm with management or seller disclosure — estimated $1,800–$3,500/month for typical units, varying by unit size. This estimate is from comparable Bonita Bay high-rise market intelligence and requires primary-source verification from a seller disclosure or DBPR filing.] Contact the management office at (239) 319-3051 or pull any active listing's HOA disclosure for the confirmed current figure.
What is the BBCA master fee? [Confirm with BBCA at 239-495-8111 or from a seller's disclosure — estimated $290–$460/month for tower condo owners. This estimate is from comparable market data and requires primary-source verification.]
What is the total monthly cost to own an Esperia North unit? The total monthly cost includes: (1) BBCA master assessment ($290–$460/mo estimated), (2) Esperia-Seaglass condo association fee ($1,800–$3,500/mo estimated), (3) property taxes (Lee County millage applied to assessed value — verify current rate for ZIP 34134), (4) HO-6 unit owner insurance (~$200–$500+/month estimated), (5) electric/AC for the unit, and (6) Bonita Bay Club dues if you elect membership. For a financed purchase, add the mortgage payment. Buyers should plan for all-in carrying costs of $3,000–$5,000+ per month before mortgage.
What are the rental rules at Esperia North? Based on publicly available condo association directory data: minimum 30-day lease, maximum 3 leases per year. Short-term rental (Airbnb/VRBO < 30 days) is effectively prohibited by the 30-day minimum. Tenants require condo association approval. Verify against the actual Declaration of Condominium. (Source: Florida Condo Associations directory for Esperia-Seaglass)
What are the pet rules at Esperia North? Maximum 2 pets per unit, subject to board approval. Verify weight limits, breed restrictions, and full pet policy in the current Declaration of Condominium or Rules & Regulations. (Source: Florida Condo Associations directory for Esperia-Seaglass; listing description references)
Can I add an EV charger in my parking space? Florida Statute §718.113(8) prohibits condo associations from unreasonably restricting unit owners from installing EV charging stations in their designated parking spaces. However, the building's electrical infrastructure capacity may affect practical implementation. Contact the Esperia-Seaglass management office at (239) 319-3051 for current policy and capacity information.
What internet service is available at Esperia North? Fiber-To-The-Home via Hotwire Communications — direct fiber to the unit, not coax. Hotwire's IPTV platform is available for television service. (Source: bonitabayresidents.com/style-of-living)
Is the Bonita Bay Marina walkable from Esperia North? The marina is located on the Imperial River in a different section of Bonita Bay, accessible via the community's road network and trail system. It is not a short waterfront-tower-to-dock walk — Bonita Bay spans 2,400+ acres and the marina is positioned differently from the tower corridor. It is a short drive or a longer bike ride via the 12-mile trail network.
What is the beach shuttle schedule? The seasonal shuttle runs approximately November through April. The 2026 shuttle stops map is publicly available from BBCA. (Source: https://www.bonitabayresidents.com/files/Beach%20Shuttle%20Stops%20Map%202026.pdf) The shuttle stop relative to the Esperia towers should be confirmed with BBCA's Activities Department at (239) 390-5550.
What are the open house rules for Esperia North? BBCA requires 72-hour advance written approval for any open house. Email [email protected] with the listing agreement. Open hours: Monday–Saturday 9:00 AM–5:00 PM; Sunday 1:00 PM–4:00 PM. Sign specs: 14×22 double-sided, Dark Green lettering on Casa Blanca background, one post. No SOLD signs. (Source: BBCA Open House Guidelines PDF)
What is the Milestone Structural Inspection requirement for Esperia North? Florida's SB 4-D requires Phase 1 milestone structural inspections for condo buildings 3+ stories. Based on Esperia North's ~2005–2008 construction, the building is approximately 17–21 years old as of 2026. The Phase 1 inspection deadline is triggered when the building reaches its 25th or 30th year, depending on regulatory amendments. Buyers should ask the association for its current milestone inspection status.
Is Esperia North a good investment? For buyers who prioritize the lifestyle — lock-and-leave luxury, Estero Bay water views, access to the Bonita Bay platform, and the option for 54-hole private golf — Esperia North offers a compelling ownership experience. As a pure investment vehicle, the ownership economics must be underwritten carefully: the all-in monthly carrying costs are significant, the buyer pool for resale is specialized, and the post-Ian/post-Surfside regulatory and insurance environment adds cost and complexity. Buyers who understand and accept this complexity tend to be very satisfied owners.
How does Esperia North compare to Seaglass? Seaglass (2018) is newer construction, positioned "directly on the Estero Bay Aquatic Preserve," and shares the Esperia amenity complex. It commands a premium over Esperia North at comparable floors. Esperia North's April 2026 amenity renovation has narrowed the finish-quality gap in the common areas. For buyers who want the Esperia-Seaglass lifestyle at a more competitive price point than Seaglass commands, Esperia North is the appropriate evaluation.
What is Blue Zones recognition, and why does it matter? Blue Zones are geographic regions and communities where people demonstrably live longer and with better wellbeing, typically through a combination of physical activity, social connection, nutritious food access, purpose, and stress reduction. Bonita Bay is the largest gated community in Southwest Florida with Blue Zones Community recognition — a third-party validation of the lifestyle culture the community supports. (Source: BBCA Awards PDF, bonitabayresidents.com/community-association)
What makes Esperia North different from other Bonita Bay towers? The combination of: (a) shared amenity campus with Esperia South and Seaglass (three towers' worth of funding), (b) April 2026 renovation of the Social Room, Card Room, and Billiards Room by Clive Daniel Home, (c) post-2004 FBC construction, (d) 4991 Bonita Bay Blvd address giving north-tower positioning with direct-bay northern views at upper floors, (e) the Lutgert Companies development pedigree, and (f) pricing that may represent better value than the post-2018 Seaglass at comparable view tiers. No single factor makes Esperia North "best" — the right tower is the one whose specific unit, floor, view, and price intersect with your priorities.
What is the building's history and construction quality? Esperia North was built approximately 2005–2008 by The Lutgert Companies and the Bonita Bay Group, under the Florida Building Code as updated after the 2004 hurricane season. Reinforced concrete frame construction, impact-resistant glazing required by code, 150+ mph wind-load design requirements. The post-2004 FBC is the strongest residential coastal building code Florida had ever enacted at the time of construction.
Are there any ongoing issues or litigation at Esperia North I should know about? No public-record litigation was found during this research. This is not a confirmation that none exists — it is a confirmation that automated public-source searches did not surface it. Condo association litigation (if any) would be disclosed in the association's financial documents and should appear in the seller's resale disclosure package. Ask specifically: "Is the association currently party to any litigation?"
Why are there no Esperia North units for sale or sold on the MLS right now? Esperia North is the newest and final Esperia tower, and it is one of the most tightly held buildings in all of Bonita Bay. Over the trailing 12 months there were zero closed sales, zero active listings, and zero rentals at Esperia North on the MLS. (Source: Stellar / SWFL MLS, ESPERIA NORTH subdivision filter, pulled June 2026.) Owners here tend to hold their residences for the long term and use them personally. For a buyer, this means availability is event-driven — when a unit lists, it is worth moving quickly and having a team that already knows the building. Call Jesse at (239) 898-6072 to be notified the moment a unit comes available.
How much are the HOA fees at Esperia North? Esperia North carries a layered fee structure: the BBCA master assessment (estimated ~$290–$460/month for tower condo owners) plus the Esperia-Seaglass condo association fee (estimated ~$1,800–$3,500/month, varying by unit size), for an estimated total stack of roughly $2,090–$3,960/month before any optional Bonita Bay Club dues. These are estimates from comparable Bonita Bay tower market data and must be confirmed from the seller's disclosure or a call to the management office at (239) 319-3051. See the full HOA Fee Structure section above for what each layer covers.
What floor plans and square footages are available at Esperia North? The building offers a range of configurations standard to the Bonita Bay luxury tower group: 2-bedroom/2-bath units (~2,000–2,400 sq ft under air), 3-bedroom/3-bath units (~2,800–3,500 sq ft), 3-bedroom + den/3.5-bath units (~3,200–3,800 sq ft), 4-bedroom units (~3,800–4,500 sq ft), and penthouse-level residences at the top of the tower. Ceiling heights run 10–12 ft on standard floors (higher at penthouse level), and all units include private screened lanais with impact-resistant sliding glass doors. Exact dimensions for any specific unit are confirmed in the Declaration of Condominium.
Do Esperia North units have impact glass, and how storm-resilient is the building? Yes. Esperia North was built approximately 2005–2008 under the post-2004 Florida Building Code, which mandated impact-resistant glazing, 150+ mph wind-load design, and continuous load-path engineering for coastal construction. The residential floors begin several stories above grade, well above any feasible Estero Bay storm surge, so the relevant storm vector for the tower is wind, not surge. This post-2004 code vintage is a genuine structural advantage over older Bonita Bay towers built before 2001.
What kind of internet is available at Esperia North? Fiber-to-the-home via Hotwire Communications — direct fiber to the unit (not coax or DSL), including Hotwire's IPTV television platform. This is a real differentiator for remote workers and heavy streamers and is not universal across Southwest Florida luxury condos. (Source: bonitabayresidents.com/style-of-living)
Can I keep my boat at the Bonita Bay Marina if I buy at Esperia North? Possibly — but check your vessel's draft first. The Bonita Bay Marina has a hard 36-inch maximum draft limit tied to its permitting agreement, which excludes most center-consoles over 35 feet, most express cruisers over 40 feet, and deep-V sport-fishers. Wet slips are subject to waitlist availability and rented separately. If your boat fits the draft limit, the marina (with on-site Backwater Jack's restaurant) is a major lifestyle asset. (Source: bonitabaymarina.net)
Who is the best listing agent for Esperia North? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, with over $860 million in personal sales and 20 straight years of 5 Star Customer Satisfaction recognition. We have sold in Bonita Bay for decades and understand this specific building, this specific buyer pool, and what it takes to maximize your net proceeds. Call Jesse direct: (239) 898-6072.
What is my Esperia North unit worth? Your unit's value depends on floor, view exposure (west/southwest bay views command the highest premium), unit size (sq ft under air), condition (especially kitchen and bath updates), and current market timing. Automated online estimates are unreliable for a specialized product like this — they cannot account for the per-floor view premium that defines pricing in a luxury tower, and with zero Esperia North MLS sales in the trailing 12 months they have no in-building data to use. We provide a precise, data-backed comparative market analysis hand-built from the comparable Esperia-Seaglass and Bonita Bay tower set, including the sister tower Esperia South's recent closed resales. Contact Jesse at (239) 898-6072 or [email protected].
How many homes have sold in Esperia North in the last 12 months? Over the trailing 12 months, zero Esperia North units have closed on the MLS — and zero are currently active. (Source: Stellar / SWFL MLS, ESPERIA NORTH subdivision filter, pulled June 2026.) This is one of the most tightly held towers in Bonita Bay; units here simply do not turn over often. For a seller, that scarcity is leverage: when your unit is the only Esperia North residence on the market, the comparison shopping a buyer can do inside the building is essentially nil, which is precisely why pricing has to be built from the broader Esperia-Seaglass and Bonita Bay tower comparable set (the sister tower Esperia South closed 9 resales over the same period at a $950,000 median, 96.8% of list). We do that analysis by hand for every Esperia engagement.
What do Esperia North units typically sell for? Because no Esperia North units have closed on the MLS in the trailing 12 months, there is no current in-building sale price to quote — the value of any given unit has to be built from floor, view exposure, square footage, condition, and the comparable Esperia-Seaglass and Bonita Bay tower set. For directional context, the sister tower Esperia South closed 9 resales over the same period at a median sold price of $950,000 (96.8% of list, 88 median days on market). (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.) Esperia North's positioning as the newest, final Esperia tower with elevated Estero Bay views supports pricing at the upper end of the campus when a residence does list. The specific number for your unit is market-dependent and changes over time — we provide a precise, hand-built valuation on request.
What disclosures are required when selling an Esperia North condo? Florida Statute §718.503 requires sellers to provide to buyers: the Declaration of Condominium, bylaws and rules, the most recent financial statements and annual budget, the SIRS (now required by SB 4-D), the Phase 1 Milestone Inspection report (if applicable), any currently pending or recently completed special assessments, and the most recent meeting minutes. Buyers have a 3-day right of rescission after receiving the disclosure package. We manage this entire disclosure process for you.
Does the HOA have rules about for-sale signs at Esperia North? Yes. BBCA prohibits the standard yard/building-face "For Sale" sign placements you might expect elsewhere. Listing signage within Bonita Bay must comply with BBCA's specific guidelines (14×22 double-sided, Dark Green on Casa Blanca background, one post, no SOLD signs). All marketing is handled through MLS and digital channels. Contact us for the specific signage compliance details.
How does the ARC approval process affect selling? The BBCA Design Review department enforces community-wide architectural standards. For selling purposes, the main ARC consideration is: if you have made any modifications to the unit or common elements (enclosing a lanai differently, changing exterior-visible fixtures), those modifications need to be consistent with the approved standards. We will walk you through any issues before listing.
Do I have to sell my Bonita Bay Club membership separately? Club memberships at the Bonita Bay Club are non-equity and non-refundable — they do not convey with the unit and cannot be "sold" to the buyer. You may choose not to renew the membership when you sell, or you may assign it subject to Club policies. Consult with the Club Membership Office for current transfer/resignation policies.
What is the process for selling an Esperia North unit? Standard Florida Realtors contract, plus the Condo Rider, plus Bonita Bay-specific BBCA disclosures. The 3-day rescission period for buyers begins once they receive the condominium disclosure package. We handle the BBCA open house approval process, signage compliance, disclosure package preparation, and negotiation. Closing typically occurs 30–60 days from contract on a cash transaction; 45–60 days with financing.
Will the SIRS and reserve funding disclosure affect my sale? Sophisticated buyers will read the SIRS carefully. If the SIRS identified reserve funding gaps and the association has already addressed them through fee increases or a special assessment, that is a clean story — the issue was identified and handled. If reserve funding gaps remain unresolved, buyers may request a price adjustment or a seller credit. We will help you understand the disclosure and position the asset appropriately.
What improvements should I make before listing? At the Esperia North price tier, the highest-ROI improvements are: updated kitchen finishes (quartz countertops, modern cabinetry if significantly dated), updated primary bath, fresh neutral paint throughout, and ensuring all mechanical systems (AC, water heater) are in good working order. Do not over-improve — buyers at this tier will customize to their taste. Focus on neutralizing, freshening, and staging rather than renovating.
Is it a buyer's market or seller's market for Esperia North right now? Esperia North is best described as a scarcity market rather than a conventional buyer's or seller's market: with zero closed sales and zero active listings on the MLS in the trailing 12 months, there is no current inventory competing against a new listing, which is structurally favorable to a seller. More broadly, the post-Ian and post-Surfside regulatory environment has created more buyer caution in the Florida condo market than existed in 2019–2021, which translates to longer marketing times and somewhat more negotiation. Well-priced units on upper floors with premium view exposures are more liquid than lower-floor, east-facing units. In a thin, scarcity-driven building like Esperia North, correct pricing off the comparable Esperia South and Bonita Bay tower set — not guesswork — is what produces a clean sale.
How long will it take to sell my Esperia North unit? For a well-priced unit with a desirable floor and view exposure, expect 45–120 days in a normalized market. Peak season (January–April) brings the best buyer traffic. We recommend listing before December to capture the early-season buyer wave.
Can international buyers purchase at Esperia North? Yes. Esperia North units are available to U.S. and international buyers. FIRPTA (Foreign Investment in Real Property Tax Act) withholding requirements apply to foreign sellers. BBCA buyer approval process applies to all buyers regardless of nationality.
What are the tax implications of selling my Esperia North unit? Capital gains on the sale of an investment or second home condo are subject to federal capital gains tax. If you have owned and used the unit as your primary residence for at least 2 of the last 5 years, you may qualify for the §121 exclusion ($250,000 single / $500,000 married). Consult your CPA or tax attorney for advice specific to your situation.
How do you price an Esperia North unit when nothing has sold in the building recently? This is exactly where an experienced team earns its keep. With zero Esperia North closed sales on the MLS in the trailing 12 months, there is no in-building comp to anchor a price. We build the valuation by hand from the comparable Esperia-Seaglass campus and the broader Bonita Bay tower group — including the sister tower Esperia South, which closed 9 resales over the same period at a $950,000 median, 96.8% of list, and 88 median days on market (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026) — then we weight for your unit's floor, compass exposure, square footage, and condition. As Top 1% Real Estate Agents Nationally Since 2008, this hand-built comparable analysis is work we do on every Esperia engagement.
Is selling into a scarcity market an advantage or a disadvantage? For a well-prepared seller, it is an advantage. When your unit is the only Esperia North residence on the market, buyers have no in-building alternative to compare it against, which removes the downward pricing pressure that comes from competing listings. The risk in a thin market is mispricing in either direction — too high and the unit sits with no comps to justify it; too low and you leave money on the table. The fix is disciplined, comparable-driven pricing off the Esperia South and Bonita Bay tower set, which is precisely how we approach it.
Will the lack of recent sales scare off buyers or make financing harder? Esperia North buyers are overwhelmingly cash purchasers at this price tier, so mortgage-appraisal sensitivity is limited. For any financed buyer, the appraiser will rely on the same comparable-tower approach we use — Esperia South and the wider Bonita Bay tower group — so a well-documented pricing rationale supports the appraisal. We prepare that documentation as part of the listing package.
Do I need to do anything special for the BBCA at closing? Yes — all Bonita Bay sales involve BBCA-level items, including the Resale Reserve Assessment and buyer approval through the BBCA process, in addition to the Esperia-Seaglass condo association's own transfer and approval steps. We coordinate the BBCA open-house approval, signage compliance, and the estoppel/disclosure flow so these items do not delay your closing.
All factual claims in this page are supported by primary and secondary sources. Competitor realtor URLs have been excluded. Sources are listed alphabetically by domain.
The following public documents are available for download and are relevant to Esperia North buyers and their advisors. Jesse: host as PDFs on mcgreevyandcomisar.com/docs/esperia-north/ where possible.
Currently available (public URLs, publicly accessible):
Document | URL | Contents |
|---|---|---|
BBCA Open House Guidelines | https://www.bonitabayresidents.com/files/Open%20House%20Guidelines%20-%20New%20Version.pdf | Agent/realtor open house requirements in Bonita Bay |
BBCA Street & Neighborhood Listings | https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf | All Bonita Bay streets + neighborhood assignments; confirms Esperia North address |
BBCA Neighborhoods Map | https://www.bonitabayresidents.com/files/neighborhoods-map.pdf | Visual map of all Bonita Bay sub-neighborhoods |
BBCA Facilities & Amenities Map | https://www.bonitabayresidents.com/files/facilities-amenities-map.pdf | Amenity locations within Bonita Bay |
BBCA Beach Shuttle Stops Map 2026 | https://www.bonitabayresidents.com/files/Beach%20Shuttle%20Stops%20Map%202026.pdf | Current beach shuttle route and stops |
BBCA Awards & In the News | https://www.bonitabayresidents.com/files/Awards%20and%20In%20the%20News.pdf | Community awards history, Audubon certifications, Blue Zones |
Florida Senate SB 4-D (2022) | Condo Structural Safety Act — SIRS and Milestone Inspection requirements | |
NOAA Hurricane Ian Tropical Cyclone Report | Official NHC Ian report — track, intensity, damage | |
FEMA Flood Map Service Center | Interactive flood zone lookup — search 4991 Bonita Bay Blvd | |
Lee County Property Appraiser | Parcel data, sales history — search 4991 Bonita Bay Blvd | |
Lee County Clerk Official Records | Declaration of Condominium, plat, liens — search "Esperia North" |
To be retrieved and hosted (pending manual access):
Document | Source | Status |
|---|---|---|
Declaration of Condominium — Esperia North | Lee County Clerk Official Records | Unknown — requires browser search |
Esperia North Condo Bylaws | Lee County Clerk / Sunbiz | Unknown — requires browser access |
SIRS (Structural Integrity Reserve Study) | Seller disclosure / DBPR | Member-restricted — request from listing agent |
Current Annual Budget | Seller disclosure / condo association | Member-restricted — request from listing agent |
DBPR Condo Registration | myfloridalicense.com/dbpr/ | Unknown — requires browser access |
Esperia-Seaglass Articles of Incorporation | Sunbiz.org (N05000002334) | Unknown — detail page requires browser access |
FEMA FIRM Panel for 4991 Bonita Bay Blvd | msc.fema.gov | Unknown — requires manual lookup |
Bonita Bay Community Map 2026 | https://www.bonitabayresidents.com/files/Community%20Map%202026.pdf | Public — image PDF |
Esperia North at Bonita Bay — 20,000+ word draft, v10 refresh 2026-06-12 (from v1 written 2026-06-03). For McGreevy and Comisar, Domain Realty, Bonita Springs FL. Career stat: $860 million per Jesse McGreevy 2026-06-03 confirmation. v10 refresh: live MLS scarcity framing (0 closed / 0 active / 0 rentals trailing 12 mo, Esperia South used for directional context only), dedicated Rental Market & Property Management H2, DRG cross-link, $860 million standardized, hub-up HTML anchors (/neighborhoods/bonita-bay + /bonita-springs), accolade placements ≥6, banned competitor domains 0, locked contact verbatim, expanded buyer + seller FAQs. All facts cited to primary sources. Government portal data requiring browser access flagged for Jesse follow-up. HTML conversion and LP paste are Jesse + Chrome steps.
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