Esperia South is a 119-residence high-rise condominium tower at 4951 Bonita Bay Blvd in Bonita Bay, built in 2007 with five residences per standard floor and eight recorded sales since September 2025. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Esperia South. Esperia South sellers call us first, and Esperia South buyers call us when they want the record rather than the brochure: what each recorded Esperia South sale actually paid, how the five residence stacks differ on the county roll, which association governs the tower, what the FEMA map says about 4951 Bonita Bay Blvd, and how Esperia South compares with Seaglass, its sister tower next door, and Estancia down the boulevard.
Esperia South is a 119-residence high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is one of the eight towers on the Estero Bay edge of Bonita Bay, completed in 2007 with five residences on each standard floor, and it is the most affordable way into the newer half of the tower row. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the recorded Esperia South Declaration of Condominium (Lee County Instrument 2007000328212), the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida DBPR condominium register, the Florida Division of Corporations file for Esperia-Seaglass Condominium Association, Inc., FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Esperia South because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Esperia South market read built from every qualified Esperia South deed in the Lee County file, the recorded Declaration of Condominium and the association’s state filings.
If you’re searching for the best realtor for Esperia South in Bonita Bay, Bonita Springs, whether you’re ready to sell your Esperia South home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Esperia South for a specific reason: floor level moves price more than almost anything else in this building. The Lee County deed record for 2026 shows a fourth-floor and a fifth-floor residence selling for about $314 a square foot while two 17th and 22nd-floor residences in the same 05 stack sold for $706 and $765 a square foot. A listing agent who prices an Esperia South residence off a building average, or off a Bonita Bay average, can miss by hundreds of thousands of dollars in either direction.
Recent Esperia South track record (last 12 months): In the last 12 months Esperia South has seen 8 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Esperia South deed, June 17, 2026), totaling $8,521,000, and the highest-priced Esperia South sale in that window was $1,650,000. The Southwest Florida MLS pull of September 30, 2026 shows the same eight closings in the 12 months to September 30, 2026, with a median of $925,000, a median of 110 days on market and a median sale-to-list ratio of 92.3%. The same pull shows five active Esperia South listings and no pending contracts. We tracked every qualified deed, and we will walk you through each one.
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Selling your Esperia South home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Esperia South? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Esperia South is a 119-residence luxury condominium tower at 4951 Bonita Bay Blvd, on the western, Estero Bay edge of Bonita Bay in Bonita Springs, Florida. Its residential floors are numbered 3 through 25 with no 13th floor, five residences to a floor, and three penthouse levels of three residences each sit above them.
Esperia South is the sixth of the eight Bonita Bay Boulevard towers counting from the south: the tower addresses rise from Horizons (4731) at the south end through Vistas (4751), Estancia (4801), Tavira (4851) and Azure (4931) to Esperia South (4951), with Seaglass (4971) immediately to its north and Omega (4991) at the north end. Seaglass is Esperia South’s sister building: the two towers are separate condominiums governed by one association, Esperia-Seaglass Condominium Association, Inc. West-facing residences look across Estero Bay toward the barrier islands; east-facing residences look back over the golf courses and preserve of the Bonita Bay interior.
If you are reading this page, you are almost certainly evaluating one of three decisions: whether Esperia South is the right high-rise for your lifestyle and budget; how Esperia South compares to Seaglass, the sister tower that shares its governing association; or whether one of the other six towers on Bonita Bay Boulevard (Horizons, Vistas, Estancia, Tavira, Azure or Omega) might suit you better. This guide is written to answer all three questions, along with every other question that serious buyers ask about Esperia South before writing an offer.
We have covered everything: the developer history and the recorded Declaration, the 119-residence building and its five stacks, the stacked cost structure (condominium association plus the Bonita Bay Community Association master assessment plus optional Club membership, with no CDD), the post-Hurricane Ian story, the Florida condominium law disclosures every buyer must receive, the current market data, and the Esperia South versus Seaglass decision table that buyers ask about in almost every showing. We have also covered the lifestyle side with the same depth: the Bonita Bay Club’s five championship golf courses on two campuses, its 15 pickleball courts and 16 Har-Tru tennis courts, the marina and Backwater Jacks, and the Private Beach on the Gulf, rebuilt after Hurricane Ian destroyed it.
This page is long on purpose. The best decisions in luxury real estate are made by buyers who understand exactly what they are buying.
Living in Esperia South means a bayfront tower address inside a gated master-planned community: west-facing residences look across Estero Bay, east-facing residences look over the Bonita Bay Club golf courses and preserve, and the association’s pool and guest suites on Esperia Commons and the tower’s secured garage handle day-to-day life, with the Bonita Bay parks, paths and Private Beach included with ownership.
Living in Esperia South is different from living anywhere else in Bonita Bay, and the difference is not just the elevation. It is the combination of things: elevator access to floors well above the tree line, the feeling of arriving in a building with a proper lobby rather than a parking lot and a mailbox, the size of the residences (the county roll records 1,877 to 3,112 heated square feet, before the lanais), and the orientation of the building toward the water.
Esperia South sits at 4951 Bonita Bay Blvd, Bonita Springs, FL 34134, the street address stated in its recorded Declaration of Condominium and confirmed in the Bonita Bay Community Association’s official “Street and Neighborhoods” document, which lists the tower as “Esperia” at 4951 Bonita Bay Boulevard. (Source: BBCA Street and Neighborhoods) The same document also lists a neighborhood called “Esperia North” with no street address; we explain that label in the Seaglass comparison below, because no Esperia North building exists.
The tower’s legal footprint is part of Tracts 102 and 103 of Bonita Bay Unit Fifty One, recorded in Plat Book 68, Pages 15 and 16, per the Declaration. The Lee County roll carries the tower’s 119 residences at 4951 and its common elements on a separate parcel addressed 4961 Bonita Bay Blvd.
The residence mix. The recorded Declaration creates 119 units: 301 through 2505 on the standard floors, skipping the 13th, and PH-101 through PH-303 on the penthouse levels. The Lee County roll records 94 of them as three-bedroom residences and 25 as two-bedroom residences, with heated areas from 1,877 to 3,112 square feet and a median of 2,124. That makes Esperia South a tower of large condominium homes rather than of estate-sized floor plates: its residences are smaller than those at Tavira (3,263 to 4,300 square feet) or Seaglass (2,711 to 5,816), which is exactly why Esperia South trades at roughly half of their price per residence.
Who buys in Esperia South? The realistic buyer profile is a couple in their 50s or 60s, often coming from a single-family home in Bonita Bay or elsewhere in Southwest Florida, who want to lock the door and leave for three months without managing a roof, a lawn or an exterior. A second group is the seasonal buyer who wants a Bonita Bay tower address and the option to lease the residence in the months they are away: Esperia South had 10 rental records in the Southwest Florida MLS in the 12 months to September 30, 2026 (6 active listings and 4 leases), more than any other Bonita Bay tower.
The governing entity for Esperia South is Esperia-Seaglass Condominium Association, Inc., Florida not-for-profit document N05000002334, filed March 7, 2005 and active. (Source: Florida Division of Corporations, document N05000002334) The association was incorporated as Esperia at Bonita Bay Condominium Association, Inc. and took its current name by a Name Change Amendment filed June 18, 2021. The Florida DBPR condominium register lists ESPERIA SOUTH, A CONDO (PR71382) with 119 units, recorded October 31, 2007, under the same managing entity (MA66309) as Seaglass at Bonita Bay. This combined governance is important for any buyer’s due diligence: Esperia South’s board, management and much of its decision-making are shared with Seaglass.
The developer. The recorded Declaration names Esperia at Bonita Bay, Inc., a Florida corporation, as the Developer. The Council on Tall Buildings and Urban Habitat’s record for the tower lists The Lutgert Companies as developer and WilsonMiller Inc as architect, and records a 2007 completion. The Bonita Bay Group was the master developer of the community around it.
All Bonita Bay properties, including Esperia South, are served by Fiber-To-The-Home technology and Hotwire Communications television service as a community-wide infrastructure standard, according to the Bonita Bay Community Association. (Source: https://www.bonitabayresidents.com/style-of-living) For buyers who work remotely or stream heavily, this is a genuine differentiator over older coaxial systems.
Esperia South in Bonita Bay has 119 residences and produced eight qualified resales in the last 12 months, from $590,000 to $1,650,000, so every listing is compared against a handful of recent deeds. Sellers can start with a free Esperia South home valuation or call Jesse direct at (239) 898-6072. Buyers can read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Data updated: September 2026. Esperia South condos sold for $590,000 to $1,650,000 in the last 12 months, eight qualified resales with a middle price of $925,000 in the Lee County deed record, which is dated September 2026; the Southwest Florida MLS figures below are from the September 30, 2026 pull.
Esperia South sits in ZIP code 34134, the southern Bonita Springs ZIP that holds most of Bonita Bay. ZIP-wide figures should be read carefully: the ZIP runs from coach homes under $600,000 to single-family estates well above $5 million, and a 119-residence tower trades in its own tier. The numbers that matter for an Esperia South owner or buyer are the tower’s own deeds.
With fewer than ten sales in the trailing 12 months, we list every one instead of leaning on a median. Each row is a DOR-qualified deed in the Lee County Property Appraiser sale file (September 2026); heated area is from the county roll, and price per square foot is our arithmetic on those two figures.
Recorded | Residence | Stack | Heated sq ft | Sale price | Price per sq ft |
|---|---|---|---|---|---|
January 23, 2026 | 504 | 04 | 1,877 | $590,000 | $314 |
April 15, 2026 | 1705 | 05 | 2,124 | $1,500,000 | $706 |
April 15, 2026 | 2205 | 05 | 2,124 | $1,625,000 | $765 |
May 1, 2026 | 1604 | 04 | 1,877 | $900,000 | $479 |
May 5, 2026 | 1902 | 02 | 2,581 | $1,650,000 | $639 |
May 11, 2026 | 403 | 03 | 2,068 | $650,000 | $314 |
May 12, 2026 | 2104 | 04 | 1,877 | $950,000 | $506 |
June 17, 2026 | 303 | 03 | 2,068 | $656,000 | $317 |
Those eight deeds total $8,521,000. Sorted by price, the middle pair is $900,000 and $950,000, so the median is $925,000, and the mean of the eight per-sale prices per square foot is $505. The pattern is the story of this building: the three sales on floors 3 to 5 closed between $590,000 and $656,000, while the three sales on floors 17 and above in the larger 02 and 05 stacks closed between $1,500,000 and $1,650,000.
Widening the window to 24 months (since September 2024), which is the first window with ten or more sales, the county record holds 14 qualified Esperia South resales from $590,000 to $1,925,000, with a median of $960,000 and total volume of $16,301,000. The $1,925,000 high was residence 2302 in June 2025. None of the 14 was a builder-direct sale.
The county qualified-sale file lets us follow the building back through the last cycle. Medians move with the mix of floors and stacks that happened to sell each year, so read them as a record of what traded, not as a price index.
Year | Qualified sales | Median price | Low | High | Mean price per sq ft |
|---|---|---|---|---|---|
2019 | 12 | $780,000 | $700,000 | $1,850,000 | $413 |
2020 | 9 | $895,000 | $615,000 | $1,040,000 | $389 |
2021 | 24 | $950,000 | $655,000 | $1,840,000 | $484 |
2022 | 11 | $1,770,000 | $929,900 | $2,300,000 | $767 |
2023 | 9 | $1,725,000 | $1,275,000 | $2,700,000 | $765 |
2024 | 10 | $1,267,500 | $950,000 | $2,500,000 | $667 |
2025 | 4 | $1,617,500 | $700,000 | $1,925,000 | $626 |
2026 (to June 17) | 8 | $925,000 | $590,000 | $1,650,000 | $505 |
Two repeat sales show the same thing without the mix problem. Residence 1705 sold for $1,540,000 in December 2023 and for $1,500,000 in April 2026; residence 1703 sold for $1,300,000 in April 2024 and for $1,385,000 in February 2025. Upper-floor Esperia South values have held close to their 2023 and 2024 levels, while the 2026 median fell mainly because more lower-floor residences sold.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, sales closed in the 12 months to September 30, 2026) shows the same eight Esperia South closings: a median of $925,000, a mean of $1,065,125, a range of $590,000 to $1,650,000, a median of $440 per square foot, a median sale-to-list ratio of 92.3% and a median of 110 days on market. It showed five active Esperia South listings, from $1,050,000 to $2,099,000 with a median ask of $1,699,000 and a median of 21 days on market, and no pending contracts.
The county records deed consideration while the MLS records the reported closing price; for Esperia South the two agree on the count, the low, the high and the median of the eight sales in the 12 months to September 30, 2026, so there is no gap to reconcile.
A median of 110 days on market (September 2026 MLS) is normal for a Bonita Bay tower, where the buyer pool is seasonal and document review takes time. With five active listings against eight sales in the 12 months to September 30, 2026, Esperia South was showing roughly seven and a half months of supply. Four of the five active listings ask $1,550,000 or more against a $925,000 median sale, so sellers of upper-floor residences are reaching for the top of the range while most closings happened lower in the building.
The 2026 record gives Esperia South buyers something unusual in a Bonita Bay tower: a real choice of price points inside one building. A lower-floor 04 or 03 residence traded near $600,000 to $650,000 in 2026, a mid-building 04 residence near $900,000 to $950,000, and an upper-floor 02 or 05 residence near $1,500,000 to $1,650,000. With 119 residences and eight sales a year, the right unit may not be listed when you are ready, so the buyers who do best decide their floor and stack range in advance and move quickly when one comes up.
Cash is common in this tier. Florida tower buyers, many of them downsizing from a single-family home, frequently close without financing, which removes the appraisal and condominium-warrantability questions that can slow a financed purchase. If you are financing, raise the condominium questionnaire with your lender early.
If you own an Esperia South residence, your floor and stack matter more than the building median: the 2026 deeds run from $314 a square foot on floors 4 and 5 to $765 on floor 22. Get a free Esperia South home valuation that starts from your own stack’s sales, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Esperia South was built on land the Bonita Bay Group planned as the western edge of its 2,400-acre community, and it was developed by Esperia at Bonita Bay, Inc., the Developer named in the Declaration of Condominium recorded October 31, 2007; CTBUH’s record lists The Lutgert Companies as developer and WilsonMiller Inc as architect.
The Bonita Bay Group was the privately held company that planned and built Bonita Bay from the mid-1980s. The Bonita Bay Community Association was established in 1985, and the community today covers about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods. (Source: BBCA Media Brochure, January 2026) The planning choice that still shapes the community is its landscape: roads that wind through preserve and live-oak canopy, and 12 miles of paths along wildlife corridors and waterway edges.
The high-rise towers were the premium culmination of that build-out. The early phases were single-family villages and coach home clusters in the interior; the tower sites along the western Estero Bay perimeter were held until the community’s infrastructure and amenities were established. The county roll dates the corridor’s towers in sequence: Vistas 1998, Horizons 2000, Estancia 2002, Azure 2006, Esperia South 2007, Tavira 2009, Seaglass 2018 and Omega 2022. By the time Esperia South was completed, Bonita Bay’s golf courses, marina and beach were long established; its buyers bought into a proven lifestyle.
The Developer named in the Esperia South Declaration is Esperia at Bonita Bay, Inc., a Florida corporation, which submitted the land and tower to condominium ownership under Chapter 718 on October 30, 2007; the Declaration was recorded the next day. The Florida Division of Corporations lists that company as document P04000137972, formed in 2004 and now inactive. (Source: Florida Division of Corporations, document P04000137972)
The condominium association, Esperia-Seaglass Condominium Association, Inc. (document N05000002334), was filed March 7, 2005 as Esperia at Bonita Bay Condominium Association, Inc. and renamed by a Name Change Amendment filed June 18, 2021, three years after Seaglass was completed next door. The name history tells the story: an association created for the Esperia project ended up governing two towers, and the second one was built as Seaglass.
Two later or side entities appear in the state file: Esperia North, LLC (document L06000013443), formed in 2006 and dissolved in 2009 with a Naples principal address and no Bonita Bay parcel, and Esperia at Bonita Bay, LLC (document L15000209307), formed in 2015 and now inactive. Neither is a building. (Source: Florida Division of Corporations, documents L06000013443 and L15000209307)
Three practical points follow. First, Esperia South was planned as part of the Bonita Bay tower row rather than dropped onto an arbitrary site: its siting, views and connection to the community path system follow the master plan. Second, a 2007 building is now close to 20 years old, the point in a tower’s life when roofs, waterproofing, elevators and mechanical systems come up for replacement, which is why the Structural Integrity Reserve Study and the reserve schedule matter so much (covered below). Third, the Bonita Bay Group’s development role is complete, so the community is now run by resident-controlled bodies: the Bonita Bay Community Association, the neighborhood and condominium associations including Esperia-Seaglass, and the member-owned Bonita Bay Club.
Esperia South is a 27-floor concrete high-rise, as recorded by the Council on Tall Buildings and Urban Habitat (98.8 meters, or 324 feet), with 119 residences: five on each standard floor numbered 3 through 25 without a 13th floor, and three on each of three penthouse levels, per the recorded Declaration and the Lee County roll.
The CTBUH Skyscraper Center record for Esperia South at Bonita Bay lists 27 floors, a height of 98.8 meters (324 feet) and completion in 2007. (Source: CTBUH Skyscraper Center, Esperia South at Bonita Bay) The recorded unit numbering fits that count: two lower levels, 22 residential floors numbered 3 to 25 with no 13th, and three penthouse levels make 27. Some published descriptions call it a 28-story tower; count 27 when you compare it with its neighbors. CTBUH’s apartment count for the tower differs from the recorded 119; we publish the Declaration, DBPR and county figure.
The BBCA describes the corridor’s “enviable skyscapes” of golf course views, native vegetation and colorful sunsets along the Estero Bay perimeter. (Source: https://www.bonitabayresidents.com) The tower row is now complete at eight buildings, the newest being Omega, recorded in 2022. Bonita Bay is essentially built out, so when an Esperia South residence sells, it is replaced by another resale, not by a new tower down the street.
Esperia South has 119 residences. The recorded Declaration defines “the one hundred nineteen (119) separate dwelling units”, the DBPR condominium register lists 119, and the Lee County roll carries 119 residential condominium parcels plus one common-element parcel. Every standard floor carries five residences and each penthouse level three, as laid out below.
The Lee County roll records the same heated area and bedroom count for every residence in a stack, which gives a clean picture of the five standard floor plans and the penthouse plans. The stack number is the last two digits of the residence number.
Stack or level | Residences | Heated sq ft (county roll) | Bedrooms (county roll) |
|---|---|---|---|
01 (floors 3 to 25) | 22 | 2,379 | 3 |
02 (floors 3 to 25) | 22 | 2,581 | 3 |
03 (floors 3 to 25) | 22 | 2,068 | 3 |
04 (floors 3 to 25) | 22 | 1,877 | 2 |
05 (floors 3 to 25) | 22 | 2,124 | 3 |
PH-101, PH-201, PH-301 | 3 | 3,112 | 3 |
PH-102, PH-202, PH-302 | 3 | 2,068 | 3 |
PH-103, PH-203, PH-303 | 3 | 2,382 | 2 |
Heated area ranges from 1,877 square feet (the 04 stack) to 3,112 square feet (the PH-01 residences), with a median of 2,124. The 02 stack is the largest standard plan and produced the highest recorded 2026 sale ($1,650,000 for residence 1902). The county roll records two sixth-floor residences with parking spaces in their legal descriptions; the Declaration lists 601 through 605 like every other floor. Floor plan names, room dimensions and lanai areas are in the Declaration’s exhibits, which a buyer receives with the condominium documents.
The Declaration puts the unit boundary at the undecorated finished interior of the walls, floor and ceiling, and includes in each unit the glass and other transparent material in its exterior walls, the insect screens and the materials covering other openings. That detail matters in a tower: the windows and sliders of an Esperia South residence are part of the unit, not a common element, so their condition is a buyer’s inspection item.
Structural system. Esperia South is a reinforced concrete tower, the structure used for every high-rise on the Bonita Bay corridor; CTBUH records its neighbors Seaglass and Azure as all-concrete. It was completed in 2007, after the Florida Building Code first took effect statewide in 2002 and after the 2004 hurricane season that drove later code revisions, and it therefore predates the current Florida Building Code, 8th Edition (2023). (Source: Florida Building Commission)
Impact protection. A buyer should confirm what each residence has: impact-rated glass, shutters, or a mix, and the product approvals on file. That information feeds the wind-mitigation report an insurer uses for an HO-6 policy. We do not print a design wind speed for this building because no primary source for its engineering was found.
Hurricane Ian context. Ian made landfall on September 28, 2022 in Lee County as a Category 4 hurricane. The documented Bonita Bay impacts are the destruction of the BBCA Private Beach and flood and bridge damage on the Bonita Bay Club’s courses; no public record describes building-level damage at Esperia South. We cover what a buyer should ask the association in the Hurricane Ian section below.
Esperia South views depend on which way a residence faces and how high it sits: west-facing residences look across Estero Bay toward the barrier islands and the Gulf horizon, east-facing residences look over the Bonita Bay Club golf courses and preserve, and the north and south faces look along the tower row toward Seaglass and Omega or toward Azure and Tavira.
This is the section most high-rise buyers read first. Views are the defining purchase driver for a tower condominium in a way they simply are not for a single-family home. At Esperia South, the 2026 deed record shows how much floor level matters: residences on floors 3 to 5 sold near $314 a square foot, while residences on floors 17 to 22 sold at $639 to $765 a square foot.
West-facing residences at Esperia South face Estero Bay, the shallow, protected estuary that separates Bonita Bay from the barrier islands. The BBCA describes this edge of the community as “colorful sunsets along the Estero Bay perimeter.” (Source: https://www.bonitabayresidents.com) From the upper floors, where the building clears the tree canopy, west-facing residences see open water toward the islands and, beyond them, the Gulf horizon. The Bonita Bay Private Beach sits on that Gulf shore off Hickory Boulevard, outside the gates.
This is the sunset view that defines Gulf Coast high-rise living, and the bay itself is protected: Estero Bay is a state aquatic preserve, which restricts dredging, filling and building in the water. During showings, we walk buyers through the view at more than one time of day before they commit to an exposure.
East-facing residences look back into the interior of Bonita Bay, across the Arthur Hills-designed courses of the Bonita Bay Club’s Bonita Springs campus (Bay Island, Marsh and Creekside) and the preserve and lakes around them. (Source: https://www.bonitabayclub.net/web/pages/golf) For buyers who find green, natural views more restful than open water, the east exposure delivers exactly that, with morning sun rather than afternoon heat on the lanai.
East-facing residences generally trade below west-facing residences at the same floor. For buyers who want Esperia South at a lower entry point, the east exposure is the place to look.
Esperia South sits between Azure (4931) to the south and Seaglass (4971) to the north, with Omega (4991) beyond Seaglass. Its north and south faces therefore look along the tower row, and the near view on those faces includes a neighboring tower; corner residences combine that view with the bay to the west or the golf courses to the east. Esperia South is not the southernmost tower and has no marina view of its own: Horizons (4731) is the southernmost tower, and the Bonita Bay Marina sits at the south end of the community on the Imperial River.
The BBCA’s word “skyscapes” captures the essential truth about view premiums at Esperia South. Lower floors sit near the tree canopy, where the view is landscaped grounds and water glimpses; mid floors begin to clear the canopy; upper floors and the three penthouse levels have the full panoramic sightlines. The exact floor at which each exposure opens up varies by stack, so we confirm it in person for every residence we show. The price record confirms the market cares: the five highest 2026 prices per square foot all belong to residences on floors 16 and above.
Esperia South’s own amenities are the pool and the guest suites on Esperia Commons, the recorded Common Recreational Area that the association owns for both Esperia South and Seaglass owners, plus the tower’s lobby, elevators and assigned garage parking; they are separate from the Bonita Bay Community Association amenities and the optional Bonita Bay Club.
The recorded Declaration describes the association property as including “the pool, Guest Suites and all the amenities located on the Common Recreational Area, also known as Esperia Commons,” with the pool mechanical room located in Esperia South. Because every member of the association benefits from Esperia Commons, the Declaration makes its maintenance, repair and replacement a common expense of the entire association. The Declaration anticipated a second condominium joining the association, and Seaglass is that second condominium today, so buyers should read the current budget to see exactly how the Esperia Commons costs are shared between the two towers.
Guest suites are a meaningful quality-of-life feature in this building tier, where many owners have children and grandchildren visiting for extended stays. Their number, nightly rate and booking rules are set by the association’s rules, which a buyer receives with the condominium documents.
The recorded Declaration names the pool and guest suites; it does not list a fitness room or social room by name, so which of those rooms the association operates today, and on what terms, is a question for the current Rules and Regulations and the association’s budget. The Bonita Bay Club’s Lifestyle Center is a larger fitness option, available only to Club members. Ask for the current rules during your review period.
The Declaration entitles each residence to the exclusive use of no less than two parking spaces or an enclosed garage, assigned as limited common elements by the Developer. Assigned spaces and enclosed garages can be exchanged between owners by a recorded document with the association’s consent, so the parking that conveys with a particular residence is part of what a buyer should confirm in the title work.
Each residence’s balconies and terraces are limited common elements appurtenant to that residence under the Declaration. The five third-floor residences, 301 through 305, have extended terraces with built-in planters that the Declaration assigns to them. Storage assignments, where they exist, are shown on the Declaration’s exhibits and in the association’s records.
A 27-floor, 119-residence tower runs on multiple passenger elevators and a service elevator for moves and deliveries, with access control at the lobby. Elevator counts, fob programming and move-in rules are set by the association; the Declaration also gives the association the right to limit access to service, maintenance and roof equipment areas.
Every Esperia South purchase includes automatic membership in the Bonita Bay Community Association, the master association that maintains Bonita Bay’s grounds, roads, streetlights, lakes and stormwater system, its recreational parks and the Private Beach, and runs the Community Patrol and a staffed Design Review Department.
The moment you purchase any property inside Bonita Bay, including a residence at Esperia South, you become a member of the Bonita Bay Community Association (BBCA): “all homeowners automatically become ‘members’ of the Community Association.” (Source: https://www.bonitabayresidents.com/community-association) The Esperia South Declaration says the same thing from the tower’s side: the recorded Bonita Bay protective covenants encumber the condominium property and require each unit owner to be a BBCA member.
Bonita Bay is a gated community with staffed entry and a BBCA Community Patrol inside the gates. For Esperia South owners, community-level security at the gate is backed by the tower’s own access-controlled lobby and elevators.
Estero Bay Park sits at the northwestern corner of Bonita Bay, with shell mounds the BBCA describes as about 5,000 years old, a boardwalk through coastal mangroves to a pier on Estero Bay, a butterfly garden, nature trails, a screened pavilion and picnic areas. Riverwalk Park on the Imperial River has a boat ramp with access to Estero Bay, bocce, pickleball and tennis courts, a fitness trail and kayak storage. Spring Creek Park along Spring Creek at the community’s northern border has kayak and canoe racks with a launch dock, bocce, a gazebo and an observation deck. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)
The BBCA maintains 12 miles of walking and biking paths through the community. (Source: BBCA Media Brochure, January 2026) For Esperia South residents who want to walk or bike to the parks or the Club, the path system provides the connection.
The BBCA runs year-round community events, lectures, classes and outings through its Activities Department, a social layer for residents who want community engagement beyond the Club’s golf and dining calendar. (Source: https://www.bonitabayresidents.com/style-of-living)
The BBCA’s professionally staffed Design Review Department oversees exterior modifications throughout the community. Under the recorded master Declaration, no improvement may be built, altered or removed without prior written BBCA approval. For an Esperia South owner this mostly matters for anything visible from outside: the Esperia South Declaration requires both BBCA and association approval before a screened balcony enclosure is altered.
The BBCA describes Bonita Bay as one of only 14 Audubon certified communities, and the community has been designated a Blue Zones Project Community, a recognition tied to walkability and healthy community design. (Source: BBCA Media Brochure, January 2026; https://www.bonitabayresidents.com/style-of-living)
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River, “created and owned by a group of resident investors,” with 98 wet slips for vessels up to 16,000 pounds and 326 dry storage spaces for boats up to 36 feet; slips and storage are leased separately and are not included with an Esperia South residence.
The marina is one of the three amenity pillars available to Esperia South owners, alongside the BBCA amenities (automatic) and the Bonita Bay Club (optional). The BBCA’s January 2026 brochure notes that the Marina and the Club “operate as separately owned and managed member-exclusive entities.” (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks; BBCA Media Brochure)
Feature | Detail | Source |
|---|---|---|
Location | Imperial River, with direct access to Estero Bay and the Gulf | |
Wet slips | 98, for vessels up to 16,000 pounds | |
Dry storage | 326 spaces, boats up to 36 feet | |
Services | Ships store, boat launch, bait, fuel, on-site repair; additional fees apply | |
Ownership | Bought by 39 resident investors in July 2013 | |
Slip and storage rates | Posted by the marina: storage rate sheet effective January 1, 2026, and a services and rates sheet |
The marina’s own site describes a maximum draft of 36 inches set by its permitting, a hard limit rather than a preference. (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina) A center-console fishing boat in the high-20s to mid-30s of feet is typically within the marina’s parameters; a deep-keel sailboat or a large sport-fishing yacht is not. Buyers with larger boats should plan on another marina in the area.
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all Bonita Bay residents, with no slip or Club membership required. (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources; https://www.bonitabaymarina.net/backwaterjacks) The ability to arrive by golf cart at a waterfront restaurant inside your gated community is one of the details that tips buyers toward Bonita Bay.
For residents who want time on the water without owning a boat, charter operators work from the marina, and the marina’s ships store and launch serve residents who trailer or store small boats. Current operators and rates are listed by the marina.
The Bonita Bay Private Beach is a Gulf-front facility owned by the Bonita Bay Community Association off Hickory Boulevard, outside the gates; it “sustained total destruction” in Hurricane Ian, was rebuilt in concrete with breakaway walls, and reopened on November 13, and it comes with Esperia South ownership through BBCA membership.
About half of Bonita Bay residents name the Private Beach as the community’s single most popular amenity. (Source: https://www.greaterftmyers.com/blog/bonita-bay-beach-park-popular-amenity/) The BBCA runs a shuttle to the beach for residents. (Source: BBCA Media Brochure)
Hurricane Ian destroyed the Private Beach facility. The BBCA’s response was a rebuild designed for the next storm: a concrete main building, breakaway walls that let the lower walls fail in surge without taking the structure with them, and native dune plantings. (Source: https://www.bonitabayresidents.com/private-beach) The BBCA page gives the reopening date as November 13 without printing the year.
The rebuilt beach provides chairs, lounges, umbrellas, showers, restrooms, parking, picnic pavilions and grills for residents and their guests under the BBCA’s rules. (Source: https://www.bonitabayresidents.com/private-beach)
The Private Beach is owned and operated by the BBCA, not the Bonita Bay Club. Beach access is a benefit of property ownership, available to every Esperia South owner whether or not they join the Club. You need to own a residence at Esperia South; the beach comes with the address.
The Bonita Bay Club is a separate, optional, member-owned club with five championship golf courses on two campuses (three Arthur Hills courses in Bonita Springs and two Tom Fazio courses in Naples), 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn; Esperia South ownership does not include membership, and the Club does not publish its initiation fees or dues.
Bonita Bay Club, Inc. (Florida Division of Corporations document N09000004567) is “a separate entity within the community of Bonita Bay.” (Source: https://www.bonitabayclub.net/web/pages/our-community) Members bought the Club from the developer in 2010 for $11.5 million in total, $7.5 million of it real estate. (Source: Business Observer, April 2010) A 2009 member lawsuit against the developer was resolved when members purchased the Club in 2010. In May 2026 the membership approved a $110 million clubhouse project, and the Club reports about $250 million reinvested since members acquired it. (Source: Club release via Hunter PR)
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. Estimates circulating on secondary websites are not Club figures; ask the Club for its current schedule before you budget for membership.
Bonita Springs campus, inside the gates: Bay Island, Marsh and Creekside, all Arthur Hills designs. The Club’s address, 26660 Country Club Drive, is inside the community. Naples campus, east of I-75: Cypress and Sabal, both Tom Fazio designs, with practice facilities including a 2.5-acre short game area. (Source: https://www.bonitabayclub.net/web/pages/golf; https://www.bonitabayresidents.com/bonita-bay-club) The Bay Island course reopened after a renovation announced in November 2019. (Source: PR Newswire, November 2019)
The Club’s Sports Center has 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, and its Lifestyle Center houses fitness, spa and salon services; dining venues are spread across the campuses. (Source: https://www.bonitabayresidents.com/bonita-bay-club; https://www.bonitabayclub.net/web/pages/sports-center; https://www.bonitabayclub.net/web/pages/lifestyle-center; https://www.bonitabayclub.net/web/pages/dining)
The Club’s October 13, 2022 update reported that the cart barn flooded, most tennis courts and lighting were damaged, and course bridges on Bay Island and Marsh were “structurally undrivable”, while the Naples campus returned to normal after cleanup. (Source: Bonita Bay Club Ian update)
Membership is not included. You do not receive any Club membership as part of an Esperia South purchase. If you want Club access, you apply to the Club. Membership does not convey with the deed. How a departing member’s membership is handled, and what a new member pays, is set by the Club. Many Esperia South owners do not join the Club and use the beach, parks, paths and marina restaurant instead.
Esperia South owners pay two mandatory association layers: the Esperia-Seaglass Condominium Association assessment, which the recorded Declaration makes payable quarterly, and the Bonita Bay Community Association master assessment; neither dollar figure is published by a public primary source, and Esperia South carries no CDD or special district levy.
There is no single “HOA fee” at Esperia South; there are recurring obligations to more than one entity, and the total monthly non-mortgage cost is the sum of them. We break them down here.
The recorded Declaration sets out how the condominium assessment is built. Expenses specific to Esperia South are shared equally, each residence paying 1/119. Expenses of the association as a whole, such as Esperia Commons, are shared equally across every residence in both condominiums the association operates. The Declaration sets quarterly payment on January 1, April 1, July 1 and October 1, “or such other dates as shall from time to time be fixed by the Board,” and gives the board authority to levy additional assessments when the budget proves insufficient or in an emergency.
The dollar amount of the Esperia South assessment is not publicly published; the association does not post its budget online. Under Section 718.503, Florida Statutes, a resale buyer receives the current budget and the most recent annual financial statement with the condominium documents, and the association’s estoppel certificate states the current assessment and any balance due. Read both before you commit.
What a Florida high-rise condominium assessment of this type typically funds (confirm against the Esperia South budget):
What it does not cover: your residence’s electricity, your HO-6 policy on interior finishes and contents, in-unit repairs, the BBCA master assessment and any Club dues.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
The BBCA’s recorded master Declaration of 2011 contains a resale assessment paid by the buyer at closing, and a later BBCA statement described a different formula; the two conflict and no recorded amendment reconciling them has been found, so we publish neither as the current fee. The BBCA estoppel certificate is the document that states what is actually due. The Esperia South Declaration adds its own closing step: the association must approve a sale, and its certificate of approval is recorded at the purchaser’s expense.
Bonita Bay does not have a Community Development District or any other special taxing district. Lee County’s official list of special districts contains no district named for Bonita Bay; the nearby CDDs it lists serve other communities. (Source: Lee County special districts list) The only district-type body that touches Esperia South is the Bonita Springs Fire Control and Rescue District, an independent fire district covering the area. The Lee County Tax Collector’s bill for your parcel shows every levy line.
Club membership is optional and separate. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule.
Marina slips and dry storage are leased separately through the marina, which posts its storage rate sheet (effective January 1, 2026) and a services and rates sheet on its website.
For a non-Club, non-marina Esperia South owner, the recurring non-mortgage costs are the condominium assessment, the BBCA master assessment, property taxes, an HO-6 policy with contents flood coverage, and electricity. Add Club dues if you join. The honest framing: Esperia South is not a low-carrying-cost property. A 27-floor concrete tower with a pool, guest suites, elevators and statutory structural reserves costs real money to run. We build a line-by-line budget for every Esperia South buyer from the actual budget and estoppel figures once the documents arrive.
Esperia South is a Florida condominium governed under Chapter 718 by its Declaration of Condominium, recorded October 31, 2007 as Lee County Instrument 2007000328212, the association’s bylaws (recorded as an exhibit to the Declaration and amended by Instrument 2010000021567), and its Rules and Regulations, and it sits under the recorded master Declaration for Bonita Bay.
Chapter 718, Florida Statutes, creates the legal structure for unit ownership, common elements, association governance and the rights and duties of owners. Because Esperia South sits inside Bonita Bay, a buyer receives both the condominium disclosure package and the §720.401 disclosure summary for the master association. The master Declaration is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, recorded in 2011 as Lee County Instrument 2011000142834, and the BBCA’s Amended and Restated By-Laws are recorded as Instrument 2020000126919. The Esperia South Declaration also cites separate protective covenants for Esperia at Bonita Bay, recorded as Instrument 2005000103072.
We read the recorded Declaration, as filed in 2007, for this guide. The provisions an owner meets most often:
The Declaration can be amended, so the current version, with any amendments, is what governs. Ask for it with the rest of the condominium documents during your review period.
The association’s bylaws are recorded as Exhibit D to the Declaration. In January 2010 the Developer recorded an amendment (Instrument 2010000021567) setting five board seats for directors representing Esperia South, with five more for a second condominium to be called “Esperia North” when created, and staggered two-year terms. That second condominium was never created under that name; the site became Seaglass. How the board is composed today appears in the association’s current records.
Under the recorded master Declaration, exterior improvements in Bonita Bay need prior written BBCA approval, day-to-day use rules are delegated to the BBCA’s Rules and Regulations and Design Guidelines, and a transferring owner delivers the §720.401 disclosure summary to the buyer. The master Declaration sets no minimum lease term and contains no pet rules; for Esperia South those come from the condominium documents above.
The collapse of Champlain Towers South in Surfside on June 24, 2021 changed Florida condominium law for buildings of three or more stories. Senate Bill 4-D (2022) and Senate Bill 154 (2023), with later amendments, created the current regime.
Structural Integrity Reserve Study (SIRS): condominiums three stories or taller must have a SIRS, updated every 10 years, covering the structural and life-safety components the statute lists (roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over the statutory threshold), and reserves for those components can no longer be waived. The deadline for the first SIRS for existing buildings was extended to December 31, 2025. (Source: Section 718.112, Florida Statutes)
Milestone structural inspection: under Section 553.899, a condominium building three stories or taller needs a milestone inspection by December 31 of the year it reaches 30 years of age, and every 10 years after that; the local enforcement agency may set the first inspection at 25 years where conditions such as proximity to salt water justify it. For a building completed in 2007, that points to 2037, or 2032 if the City of Bonita Springs applies the 25-year trigger.
For buyers: request the completed SIRS, the current budget and the reserve schedule. A 2007 tower is entering the years when roofs, sealants, elevators and mechanical systems come due, and the SIRS tells you how the association plans to pay for them. For sellers: having these documents ready before listing shortens the review period.
Data updated: September 2026. Esperia South is the most actively leased Bonita Bay tower: the Southwest Florida MLS, September 2026 pull counts 10 Esperia South rental records (6 active, 4 leased) in the 12 months to September 30, 2026, with the four leases at a median of $11,250 a month, and the recorded Declaration allows leases of 30 days or more, up to six times a year, after association approval.
The Southwest Florida MLS, September 2026 rental pull for Bonita Bay (active listings plus leases in the 12 months to September 30, 2026) returned 10 Esperia South records: 6 active and 4 leased. The four leases ran from $7,000 to $13,000 a month, with a median of $11,250. The six active listings (two of them for residence 1003) ask $6,500 to $14,500 a month at the seasonal rate, with a median of $11,500, and the one listing that shows a monthly rate asks $6,500. No other Bonita Bay tower came close: Seaglass had three records and Vistas two in the same pull, and Tavira and Horizons had none.
For an investor-minded buyer, that distinction matters. It does not make Esperia South a pure cash-flow play: the carrying costs run all year, and the gap between the $6,500 monthly rate on the one listing that shows one and an $11,500 median seasonal ask shows how much of the rental income is concentrated in the winter months. But a buyer who wants the option to lease the residence when they are away has a demonstrated path here.
These are the rules as recorded in 2007; the association’s current Rules and Regulations and any amendments control. The master Declaration for Bonita Bay binds every tenant to the governing documents and sets no minimum lease term of its own.
Owners who lease usually hire a property manager to handle tenant screening, the association application, turnover and seasonal scheduling. We can introduce managers who work in the Bonita Bay towers. Every lease must fit the Declaration’s 30-day minimum and six-lease limit.
Esperia South allows pets: the recorded Declaration permits household pets, not to exceed two per residence, kept on a leash outside the residence, and lets the board require removal of a pet that becomes a nuisance; it sets no weight limit, so any size or breed rules come from the association’s current Rules and Regulations.
That is a relatively owner-friendly starting point for a Bonita Bay tower, where some associations cap pets by weight. Because the board can adopt regulations and the Declaration can be amended, confirm the current pet rules, and any registration requirement, before you go under contract. The master Declaration for Bonita Bay contains no pet provision of its own. Under federal and Florida fair housing law, service animals and properly documented emotional support animals are handled as reasonable accommodations, not as pets.
Esperia South is not a 55+ community. The recorded Declaration contains no age restriction, and nothing in the public record registers the tower as housing for older persons under the federal HOPA exemption; the Declaration’s only provision about children asks that they be supervised in the common areas.
That matters on both sides of a sale. An Esperia South seller markets to every qualified buyer, including younger households relocating to Southwest Florida and buyers purchasing for a multi-generational family, and a buyer does not need to meet an age test. The product and the price, not a rule, shape who buys here.
Hurricane Ian’s documented damage in Bonita Bay fell on the community’s shared assets: it destroyed the BBCA Private Beach facility and flooded the Club’s cart barn while leaving course bridges undrivable. No public primary source documents building-level damage at Esperia South, so a buyer should get the association’s written account in the disclosure package.
Hurricane Ian made landfall in southwest Florida on September 28, 2022 as a Category 4 hurricane; the National Hurricane Center’s Tropical Cyclone Report is the official record. (Source: NHC Tropical Cyclone Report, Hurricane Ian) In Bonita Springs, storm surge came up the Imperial River and flooded homes along the river and creeks. (Source: WUSF, October 2022)
Documented Bonita Bay impacts from primary sources:
General reports of roof and window damage across the Bonita Bay towers, and figures for a BBCA storm assessment, do not trace to a primary source; treat the association’s written records and the BBCA estoppel certificate as the answer for a specific residence.
Any Ian damage at Esperia South, and any special assessment the association levied for repairs, are not documented in a public primary source. Buyers should ask the association, in writing, for:
The City of Bonita Springs permit record for 4951 Bonita Bay Blvd will also show any post-2022 roof, window or structural permits.
The BBCA rebuilt the Private Beach after Ian. Whether any master-level assessment remains open on a particular residence is shown on the BBCA estoppel certificate; confirm it there rather than relying on a figure passed along by word of mouth.
Esperia South sits in FEMA flood Zone AE with a static base flood elevation of 10 feet (NAVD88) on FIRM panel 12071C0652G, effective November 17, 2022, at every one of nine points we tested across the 4951 Bonita Bay Blvd site; the VE velocity zone lies along the Estero Bay shoreline further west. The tower is in Lee County Evacuation Zone A, and the City of Bonita Springs holds a CRS Class 5 rating.
In September 2026 we queried FEMA’s National Flood Hazard Layer at nine points: the 4951 Bonita Bay Blvd address point on the street, five points stepping 40 to 200 meters west across the tower site toward the bay, one 60 meters east toward the golf course, and two offset north and south of the building footprint. Every point returned Zone AE (coastal floodplain) with a static base flood elevation of 10 feet on FIRM panel 12071C0652G, effective November 17, 2022. The political-area layer returns the City of Bonita Springs, NFIP community 120680. (Source: FEMA National Flood Hazard Layer)
Two caveats matter. First, flood zones are set per structure, so the association’s elevation certificate and the FEMA or City map for the building are the documents of record. Second, FEMA has finalized a map revision taking effect March 2, 2027; its six revised panels are in unincorporated Lee County and none is a Bonita Bay panel, but check the address again in 2027. (Source: Lee County, 2026 FEMA map changes)
What Zone AE means for an Esperia South owner:
For cash buyers, contents flood coverage is not legally required but is strongly advisable; for financed buyers, the lender will require it. The building’s structure is covered by the association’s master policies, funded through the assessment. Your own HO-6 and contents flood policies cover interior finishes and belongings, and the Declaration makes the windows and sliders part of each unit, so ask how the association’s policy and your HO-6 divide responsibility for them. Request quotes when you make an offer, before you remove contingencies.
Communities that go beyond FEMA’s minimum floodplain standards earn discounts through the Community Rating System (CRS). The City of Bonita Springs holds CRS Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review. (Source: City of Bonita Springs, CRS) The City’s flood guidance adds a rule of thumb: each foot a structure sits above the base flood elevation cuts the annual premium by nearly half, and each foot below it roughly doubles it.
Lee County’s evacuation layer places 4951 Bonita Bay Blvd in Evacuation Zone A (surge zone 1), the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. (Source: Lee County Evacuation Zones layer) Seasonal owners should know the zone and the building’s storm-preparation procedures before they leave for the summer.
A reinforced concrete tower on an engineered foundation responds very differently to surge and wind than a wood-frame house. The practical concerns at Esperia South are ground-level systems, the garage, Esperia Commons, and the glazing and seals on each residence, which is why buyers should read the SIRS and any engineering reports alongside the flood map.
Lee County public schools use residential choice with proximity zones, so Esperia South families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay families choose among elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South choice zone.
The district does not assign a single school to a Bonita Bay address, and Estero schools are outside Bonita Bay’s proximity zones. How the choice works, under the 2025 to 2026 Student Enrollment Plan (the district approved the 2026 to 2027 plan on December 1, 2025):
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school zone locator. (Source: School District of Lee County, school zones)
Several private schools serve the Bonita Springs and Naples corridor, among them Community School of Naples and Seacrest Country Day School in Naples. Families should confirm enrollment availability and transportation with each school.
Building permits for Esperia South come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999. Renovations inside a residence also need the association’s approval under the Declaration and its rules.
A buyer who wants the permit history for a residence or for the building asks the City’s Community Development Department, which handles building, zoning and permitting for Bonita Bay; the City also offers an online Citizen Access service. (Source: City of Bonita Springs, building permits) Lee County’s permit portal does not hold Bonita Bay permits, because the county is not the permitting jurisdiction here.
Interior renovations at Esperia South need association approval, licensed and insured contractors, and City permits for structural, electrical, plumbing and mechanical work. The Declaration adds one rule every renovating owner meets: new hard-surface flooring needs written approval and a sound-insulating underlayment rated IIC 48 or better. The City’s substantial improvement toolkit explains how its 50% rule applies in a flood zone, and the Florida Building Code, 8th Edition (2023), effective December 31, 2023, is the current code.
Esperia South’s surroundings are settled: Bonita Bay is a built-out planned community inside the City of Bonita Springs, the eight boulevard towers are complete with Omega (2022) the newest, the bay to the west is an aquatic preserve, and the golf courses fill the land to the east.
The tower sits between Azure and Seaglass on a row that has no remaining tower sites, so no new high-rise will be added between Esperia South and Estero Bay. Along US 41 and Bonita Beach Road outside the gates, projects follow the City’s zoning and its Comprehensive Plan, and the City’s Zoning District Map Book shows the planned development districts that cover the community. (Source: City of Bonita Springs Zoning District Map Book) Inside the gates, the one major project on the horizon is the Bonita Bay Club’s member-approved clubhouse, a Club project rather than a residential one.
Day-to-day life at Esperia South runs through the lobby and the association: visitors and vendors are cleared at the Bonita Bay gate and the tower’s access control, trash leaves through the building’s own service, electricity comes from Florida Power and Light, water and sewer from Bonita Springs Utilities, and fire and EMS from the Bonita Springs Fire Control and Rescue District.
Bonita Bay’s entrances are gated and the BBCA’s Community Patrol covers the community. Inside, Esperia South’s lobby and elevator access control provide a second layer. Law enforcement is the Lee County Sheriff’s Office.
Each residence has at least two assigned parking spaces or an enclosed garage under the Declaration. Guest parking, moving-truck access and elevator protection during moves follow the association’s rules.
The building predates widespread EV adoption. Section 718.113, Florida Statutes, lets a condominium owner install an EV charger for a limited common element parking space at the owner’s expense, subject to the statute’s conditions and the association’s reasonable requirements; ask the association about its current approval process and any shared chargers.
Mail and packages are handled at the building under the association’s procedures. For appliances and furniture, schedule the service elevator with building management in advance.
The BBCA describes Fiber-To-The-Home technology and Hotwire Communications television as a community-wide standard. Confirm whether the Esperia South budget includes a bulk service package and what tier it provides.
Trash and recycling at Esperia South are handled at the building level through the association. Elsewhere in Bonita Springs, Waste Management has provided single-day weekly curbside collection since April 29, 2024; condominium towers typically use container service arranged by the association, so confirm the building’s arrangement with management. (Source: WGCU, April 2024)
For community-wide matters (roads, gates, the Private Beach, parks and paths), the Bonita Bay Community Association’s offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, and its resident website lists current contacts.
Esperia South’s location in Bonita Springs puts emergency care, shopping and the airport within a short drive: NCH Bonita’s freestanding emergency department on South Tamiami Trail, NCH North Naples Hospital on Immokalee Road, Lee Health’s Coconut Point emergency department in Estero, Coconut Point and Miromar Outlets to the north, and Southwest Florida International Airport up I-75.
The addresses above let you route each trip yourself at the time of day you would actually drive it; season and time of day change US 41 and I-75 travel times considerably.
Coconut Point in Estero is the everyday shopping destination for most Bonita Bay residents, and Miromar Outlets further north is the region’s major outlet center. The Promenade at Bonita Bay, along US 41 by the community’s main entrance, adds dining and specialty retail. Inside the gates, Backwater Jacks at the marina is open to all Bonita Bay residents. Naples’ Fifth Avenue South and Third Street South districts are to the south.
Southwest Florida International Airport (RSW) in Fort Myers, north on I-75, serves the major carriers and seasonal nonstop routes to northern cities. Florida Gulf Coast University, north of Bonita Springs, brings arts performances, athletics and continuing education to the corridor.
Data updated: September 2026. Esperia South is the value tower of the newer half of the Bonita Bay row: its Southwest Florida MLS, September 2026 median closing price of $925,000 and median of $440 per square foot sit well below Seaglass, Tavira and Azure, and below the 1998 Vistas at $1,090,000, because its residences are smaller (1,877 to 3,112 square feet) rather than because the building is older. County deed records are through September 2026.
The table uses one yardstick for every tower: the Southwest Florida MLS, September 2026 pull (Bonita Bay development, closed in the 12 months to September 30, 2026), with year built from the Lee County roll and residence counts from the DBPR condominium register.
Tower (address) | Year built | Residences | MLS closings | Median price | Median $ per sq ft | Median days on market |
|---|---|---|---|---|---|---|
Horizons (4731) | 2000 | 80 | 6 | $1,438,000 | $454 | 37 |
Vistas (4751) | 1998 | 98 | 5 | $1,090,000 | $417 | 77 |
Estancia (4801) | 2002 | 89 | 7 | $1,337,500 | $492 | 109 |
Tavira (4851) | 2009 | 90 | 7 | $2,200,000 | $605 | 99 |
Azure (4931) | 2006 | 77 | 4 | $2,250,000 | $612 | 168 |
Esperia South (4951) | 2007 | 119 | 8 | $925,000 | $440 | 110 |
Seaglass (4971) | 2018 | 120 | 12 | $2,080,000 | $695 | 61 |
Omega (4991) | 2022 | 67 | 0 | n/a | n/a | n/a |
Azure is not listed in the DBPR statewide extract; its 77 residences are the county count. The table shows why Esperia South draws two kinds of buyer: those who want a post-2004 tower on the bay at under a million dollars, and those who want an upper-floor bay view at a lower total price than the larger floor plans next door.
Estancia at 4801 Bonita Bay Blvd is the 2002 tower with 89 residences, four to a standard floor. Its county-roll residences run 2,134 to 3,883 square feet (median 2,358), a little larger than Esperia South’s, and its 36-month county median is $1,468,750. Estancia has its own association (Estancia at Bonita Bay Condominium Association, Inc.), while Esperia South shares one with Seaglass. Buyers choosing between them usually weigh Estancia’s four-per-floor layout against Esperia South’s newer build and lower entry price.
Tavira (2009, 90 residences of 3,263 to 4,300 square feet) and Azure (2006, 77 residences) closed at medians of $2,200,000 and $2,250,000 respectively in the September 2026 MLS pull, more than double Esperia South’s. The spread is mostly size: the median Tavira residence (3,676 square feet on the county roll) is about 40% larger than an Esperia South 02-stack residence. For buyers whose budget makes Tavira or Azure a stretch, Esperia South offers the same bay edge, the same beach and the same Club access at a much lower entry point.
Vistas (1998) and Horizons (2000) are the two oldest towers, at the south end of the row. Vistas closed at a higher $1,090,000 MLS median but a lower $417 a square foot, against Esperia South’s $440. The trade-off is age: a 2007 building is a decade younger, which usually means a later window and electrical generation and a later place in the reserve cycle, though the SIRS for each building is the document that answers that question.
Omega, recorded in 2022 at 4991 Bonita Bay Blvd, is the newest tower and sits at the north end of the row beyond Seaglass. It had no closings in the MLS in the 12 months to September 30, 2026 and three active listings from $3,999,000 to $4,999,000. It is a different price tier from Esperia South.
Esperia South and Seaglass are sister towers under one association, and the choice between them is mostly a choice of price and size: Esperia South (2007, 119 residences of 1,877 to 3,112 square feet) closed at a $925,000 MLS median in the September 2026 pull, while Seaglass (2018, 120 residences of 2,711 to 5,816 square feet) closed at $2,080,000.
Every serious buyer who considers Esperia South considers Seaglass, the tower immediately to its north at 4971 Bonita Bay Blvd. They share an association, a management entity and Esperia Commons. Here is the side-by-side.
Yardstick | Esperia South | Seaglass | Source |
|---|---|---|---|
Address | 4951 Bonita Bay Blvd | 4971 Bonita Bay Blvd | BBCA street table |
Year built | 2007 | 2018 | Lee County roll |
Residences | 119 | 120 | DBPR register |
Floors | 27 | 26 | CTBUH |
Heated sq ft | 1,877 to 3,112 (median 2,124) | 2,711 to 5,816 (median 2,907) | Lee County roll |
Association | Esperia-Seaglass Condominium Association, Inc. | Same association | Sunbiz N05000002334 |
Declaration | Instrument 2007000328212 | Instrument 2018000253157 | Lee County Clerk |
County sales | 8 in 12 months, $590,000 to $1,650,000 | 12 in 12 months, median $2,080,000 | Lee County sale file |
MLS median, 12 months to September 30, 2026 | $925,000 | $2,080,000 | Southwest Florida MLS, September 2026 |
Median $ per sq ft | $440 | $695 | Southwest Florida MLS, September 2026 |
Median days on market | 110 | 61 | Southwest Florida MLS, September 2026 |
Rental records, 12 months to September 30, 2026 | 10 | 3 | Southwest Florida MLS, September 2026 |
Flood zone at address | AE, BFE 10 ft | AE, BFE 10 ft | FEMA NFHL |
Best for | Buyers who want a bay tower under $1 million, or an upper-floor bay view at a lower total price, and owners who may lease | Buyers who want newer construction and larger floor plans, and who rarely lease | Our read of the record |
Same association. Both towers are governed by Esperia-Seaglass Condominium Association, Inc. (N05000002334) under DBPR managing entity MA66309, so the board, management and the shared Esperia Commons budget affect owners in both. Same community. Both have the same BBCA amenities: the beach, the parks, the 12 miles of paths and the gated community. Same flood posture. Both address points measure Zone AE with a 10-foot base flood elevation.
Age and developer. Esperia South was recorded in 2007 and Seaglass in 2018, eleven years apart, under separate Declarations; CTBUH lists The Lutgert Companies as Esperia South’s developer. Size. Seaglass residences are much larger: its median heated area (2,907 square feet) is above Esperia South’s largest standard plan. Price. That size difference, plus the newer build, is most of the price gap. Leasing. Esperia South had 10 MLS rental records in the 12 months to September 30, 2026 to Seaglass’s three, and its Declaration allows six leases a year of 30 days or more.
Choose Esperia South if you want a bay-edge tower at under a million dollars, if a 2,000 to 2,600 square foot residence fits the way you live, if you want the option to lease seasonally, or if you want an upper-floor bay view at a lower total price. Note that upper-floor Esperia South residences are not cheap per foot: the 2026 deeds on floors 17 and 22 closed at $706 and $765 a square foot, above Seaglass’s $695 MLS median, because the building’s smaller plans concentrate the view premium into fewer square feet. Choose Seaglass if you want 2018 construction and floor plans of 2,700 square feet and up, and the price is comfortable. Most buyers who tour both decide on a specific residence, floor and exposure, and we show both.
Buyers researching this building will find references to an “Esperia North.” No such tower was ever built, and the name is not a myth either; both halves are documented. The BBCA’s “Street and Neighborhoods” document lists ESPERIA NORTH as a neighborhood on Bonita Bay Boulevard, the only listed neighborhood in the corridor with no street address. (Source: BBCA Street and Neighborhoods) The recorded Esperia South documents explain why: the Declaration provides for a “Future Common Recreational Area” to be conveyed when the Declaration for “Esperia North, a condominium” is recorded, and the 2010 bylaws amendment reserves board seats for Esperia North “upon creation.” Lee County has no parcel under that name, the Florida DBPR statewide condominium register has no Esperia North condominium, and Esperia North, LLC was dissolved in 2009 without holding a Bonita Bay parcel. The second site became Seaglass, recorded in 2018, and the association took the Esperia-Seaglass name in 2021. Esperia South’s real sister tower is Seaglass.
Esperia South’s strengths are a bay-edge tower address at the lowest price per residence in the newer half of the row, a Declaration that allows seasonal leasing, and the full Bonita Bay amenity stack without a Club requirement; its weaknesses are unpublished fee figures, a building reaching the age when big-ticket reserves come due, a shared association, and a flood and evacuation posture every buyer must price in.
We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one. Here is an honest assessment.
A real range of price points in one tower. The 2026 deeds ran from $590,000 on the fifth floor to $1,650,000 on the 19th, so buyers can enter at very different budgets inside the same building and amenity package.
The bay edge is fixed. Esperia South sits on the finished tower row along Estero Bay, an aquatic preserve. No new tower can be added between it and the water.
Seasonal leasing is allowed and proven. The recorded Declaration allows leases of 30 days or more, up to six times a year, after approval, and the September 2026 MLS pull shows more rental activity here than at any other Bonita Bay tower.
Pets are welcome. The Declaration allows two household pets and sets no weight limit of its own.
The amenity stack without a Club requirement. As a Bonita Bay owner you have the rebuilt Private Beach, the parks, 12 miles of paths, the gated community and Backwater Jacks, plus Esperia Commons’ pool and guest suites, without joining the Club.
Upper-floor values have held. Repeat sales tell the story: residence 1705 resold in 2026 about 3% below its 2023 price and residence 1703 resold in 2025 about 7% above its 2024 price, even as the building’s 2026 median fell on a lower-floor mix.
No CDD. Bonita Bay has no community development district and no special taxing district.
The fees are layered and unpublished. The condominium assessment and the BBCA master assessment are not posted publicly; you will not know the real carrying cost until you read the budget and estoppel.
A 2007 building is entering its big reserve years. Roofs, sealants, elevators and mechanical systems come due in a tower’s second and third decades, and post-Surfside law no longer lets owners waive structural reserves. Read the SIRS.
Shared governance. The association also governs Seaglass, so decisions about Esperia Commons and association-wide costs are made for both towers.
Smaller residences than the neighbors. If you want 3,500 square feet or more, Esperia South’s plans stop at 3,112 square feet, in the PH-01 residences.
Flood Zone AE and Evacuation Zone A. Every Bonita Bay tower shares this, but it is real: flood insurance is required for financed buyers, and Zone A is the first to evacuate.
Approval required. The association must approve both sales and leases, which adds time to a closing and to every lease.
If you’re searching for an Esperia South listing agent, or thinking, ‘I need someone to sell my Esperia South home…’, this section is for you. Selling a residence in a 119-unit tower takes a price built on your own floor and stack, a complete document package, and marketing that shows the view, and McGreevy and Comisar build all three before an Esperia South listing goes live.
Selling a high-rise residence in Bonita Bay is not the same as selling a single-family home, even inside the same community. The buyer pool is smaller and more seasonal, the due-diligence process is document-heavy (condominium documents, SIRS, estoppels, the association’s approval), and the view needs marketing that a flat photo of a living room cannot deliver.
Our credentials as your listing agent:
In the last 12 months Esperia South has seen 8 resales in the Lee County qualified-deed record, totaling $8,521,000, from $590,000 (residence 504, January 2026) to $1,650,000 (residence 1902, May 2026), with a median of $925,000. The Southwest Florida MLS, September 2026 pull shows the same eight closings with a median of 110 days on market and a median sale-to-list ratio of 92.3%. We tracked every one of the 14 qualified Esperia South deeds in the last 24 months, and we price from the ones in your stack and floor band.
Floor and stack drive the price. The 2026 deeds ran from $314 a square foot on floors 4 and 5 to $765 on floor 22. A building median is the wrong starting point for almost every residence.
The association approves the buyer. The Declaration requires association approval of a sale, answered within 30 days of the notice and information, and allows a personal interview. We submit a complete application at contract so approval does not hold up closing.
No signs. The Declaration bars signs visible from outside a unit, so an Esperia South listing relies on digital presence, broker networks and targeted outreach. The BBCA’s open house guidelines set hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs.
Flood and storm disclosure. Zone AE with a 10-foot base flood elevation and Evacuation Zone A are material facts; we present them accurately alongside the concrete construction and the City’s CRS Class 5 discount.
The document package. Florida law gives buyers the condominium documents, the budget, the financial statement and the SIRS, plus the §720.401 master disclosure summary. We assemble them before the listing goes live so the review period does not stall the sale.
The eight recorded sales from $590,000 to $1,650,000 tell you the range, but your residence’s value depends on floor, stack, exposure, condition and timing. Start with a free Esperia South home valuation, or see what Bonita Bay homes are worth.
Talk to Jesse direct: (239) 898-6072, text or call.
An Esperia South home took a median of 110 days to sell in the Southwest Florida MLS, September 2026 pull. Correctly priced residences in a popular stack sell faster; residences priced off the building’s top sales rather than their own floor band sit, because buyers compare every listing with the same handful of recent deeds.
An Esperia South seller should have assessments current and gather the Declaration with its amendments, the current Rules and Regulations, the budget, the latest financial statement and the SIRS before listing. Buyers ask for these during the review period, the association needs its approval application, and the estoppel certificates show any balance to settle at closing.
An Esperia South home can be sold with a tenant in place. Because the Declaration requires leases of at least 30 days and allows up to six a year, many Esperia South leases are seasonal, so timing the listing around a lease usually gives buyers better access. Showings must follow the lease terms, and a buyer must honor any lease that survives closing.
Bonita Bay Club membership is separate from an Esperia South home and does not convey with the deed. The Club sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so an Esperia South seller should raise it with the Club before listing and tell buyers early.
The best time to list an Esperia South home is usually October through December, which puts the listing in front of buyers for the January to April season. The 2026 record shows the pattern: seven of the eight deeds since September 2025 were recorded between April and June, after winter showings.
Esperia South owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Esperia South guide they read the recorded Declaration, the county roll, the DBPR register, the association filings and every qualified Esperia South deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Esperia South guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Esperia South realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Katie Whalen Polewski, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
Selling an Esperia South home? Get a free Esperia South home valuation, or call Jesse direct at (239) 898-6072.
Buying in Esperia South? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Esperia South, see our Bonita Bay guide, our Bonita Springs guide and our guides to the towers Seaglass and Estancia.
Esperia South buyers ask about the building, the views, the fees, storms and daily life before they write an offer; the answers below come from the recorded Declaration, the Lee County roll and sale file, the state registers, FEMA and the Bonita Bay Community Association, and each one names what is and is not published.
Esperia South has 27 floors, according to the Council on Tall Buildings and Urban Habitat, which records the tower at 98.8 meters (324 feet). The recorded unit list fits that count: residential floors numbered 3 to 25 with no 13th floor, plus three penthouse levels above two lower levels. Some published descriptions say 28.
Esperia South has 119 residences. The recorded Declaration creates 119 units, the Florida DBPR condominium register lists 119, and the Lee County roll carries 119 residential parcels. The standard floors have five residences each and the three penthouse levels have three each.
Esperia South is at 4951 Bonita Bay Blvd, Bonita Springs, FL 34134, the address stated in its Declaration. The BBCA’s street table lists the tower as “Esperia.” Its common elements carry a separate county parcel addressed 4961 Bonita Bay Blvd.
The recorded Declaration names Esperia at Bonita Bay, Inc. as the Developer, and the CTBUH record lists The Lutgert Companies as developer and WilsonMiller Inc as architect. The Bonita Bay Group was the master developer of the Bonita Bay community.
Esperia South was completed in 2007. The Lee County roll records a 2007 year built for all 119 residences, the Declaration was recorded on October 31, 2007, and CTBUH records a 2007 completion.
The county roll records five standard plans by stack: 01 at 2,379 square feet, 02 at 2,581, 03 at 2,068, 04 at 1,877 and 05 at 2,124, with the 04 stack recorded as two bedrooms and the others as three. The penthouse levels hold residences of 3,112, 2,068 and 2,382 square feet.
Yes. Esperia South is a reinforced concrete high-rise, the structure used for every tower on the Bonita Bay corridor. Ask for the SIRS and any engineering reports to understand the building’s current condition.
Confirm it residence by residence. The Declaration makes each unit’s glass, screens and opening coverings part of the unit and directs the board to adopt hurricane shutter specifications, so a residence may have impact glass, shutters or both. The answer, with product approvals, belongs in your inspection and your wind-mitigation report.
The Declaration entitles each residence to the exclusive use of no less than two parking spaces or an enclosed garage, assigned as limited common elements. Assignments can be exchanged between owners with the association’s consent, so confirm the spaces that go with a specific residence in the title work.
Esperia Commons is the Common Recreational Area named in the recorded Declaration, owned by the association and holding the pool and guest suites. Its upkeep is a common expense of the whole association, which today also governs Seaglass.
Yes. The Declaration lists guest suites among the association property on Esperia Commons. Booking rules and nightly rates are set by the association’s rules.
West-facing residences look across Estero Bay toward the barrier islands, and from the upper floors the Gulf horizon beyond them. Sunsets over the bay are the defining view in the building, and the 2026 deeds show the highest prices per square foot on the upper floors.
East-facing residences overlook the interior of Bonita Bay: the Arthur Hills courses of the Bonita Bay Club’s Bonita Springs campus and the preserve and lakes around them. The view is green and quiet, and it usually trades below the west exposure at the same floor.
No. Esperia South is the sixth tower from the south on Bonita Bay Boulevard, with Azure immediately south and Seaglass and Omega to the north. Horizons is the southernmost tower, and the marina is at the south end of the community on the Imperial River.
Yes. Lower floors sit near the tree canopy; mid floors begin to clear it; upper floors and the penthouse levels have the full panorama. The 2026 deed record prices that in: the five highest prices per square foot were all on floors 16 and above.
The Esperia South condominium assessment is not publicly published. The recorded Declaration sets quarterly payment and shares condominium-specific costs equally across the 119 residences; a buyer receives the current budget and financial statement with the condominium documents, and the estoppel certificate states the current figure.
A Florida tower assessment of this type typically covers the association’s building insurance, common utilities, elevators, staffing, Esperia Commons, reserves and management. It does not cover your electricity, your HO-6 policy, in-unit repairs, the BBCA master assessment or Club dues. Confirm the list against the budget.
No. Bonita Bay has no community development district and no special taxing district; Lee County’s special districts list contains none for Bonita Bay.
The BBCA maintains the grounds, roads, streetlights, lakes and stormwater system, the recreational parks and the Private Beach, and runs the Community Patrol and Design Review. The BBCA does not publish its assessment amount; it appears in the estoppel certificate and disclosure summary in a sale.
No. Club membership is optional and separate from ownership. The Club does not publish initiation fees or dues on its public website; its membership office provides the current schedule.
No public primary source documents building-level Ian damage at Esperia South. The documented Bonita Bay impacts are the destruction of the BBCA Private Beach and damage at the Club’s Bonita Springs campus. Ask the association in writing for its storm damage, claims and assessment history.
Esperia South measures Zone AE with a static base flood elevation of 10 feet on FIRM panel 12071C0652G, effective November 17, 2022, at all nine points we queried across the site in September 2026. Confirm with the association’s elevation certificate.
If you finance with a federally backed mortgage, yes: flood insurance is required in Zone AE. The association insures the building; owners insure contents and interior improvements, and the City’s CRS Class 5 rating gives a 25% discount on NFIP policies.
Esperia South is in Lee County Evacuation Zone A, surge zone 1, the first zone ordered to evacuate.
Yes, within the Declaration’s rules: after association approval, entire residences may be leased for at least 30 days, no more than six times per calendar year, with no rooms rented. The September 2026 MLS pull shows 10 Esperia South rental records, more than any other Bonita Bay tower.
Not for nightly or weekly stays. The Declaration’s 30-day minimum and its ban on transient tenants rule out short-term vacation rentals.
Yes. The Declaration allows household pets, not to exceed two, kept on a leash outside the residence, and lets the board require removal of a nuisance pet. It sets no weight limit; check the current Rules and Regulations for any added rules.
No. The Declaration contains no age restriction, and nothing in the public record registers the tower as 55+ housing.
Yes. The Declaration requires the association to approve a sale, answering within 30 days of the notice and information, and allows the board to require a personal interview. The certificate of approval is recorded at the purchaser’s expense.
Only with written association approval and a sound-insulating underlayment rated IIC 48 or better, under the Declaration’s floor surface rule.
Florida now requires a Structural Integrity Reserve Study for condominium buildings three stories or taller, updated every 10 years, and structural reserves can no longer be waived. Ask for Esperia South’s SIRS, the reserve schedule and the current budget before closing.
Under Section 553.899, a building needs its first milestone inspection by December 31 of the year it turns 30, which for a 2007 building is 2037, or 2032 if the City applies the 25-year trigger for coastal buildings.
Under Section 718.503, a resale buyer receives the Declaration, articles, bylaws and rules, the most recent annual financial statement and budget, and the post-Surfside structural disclosures, plus the §720.401 summary for the master association. The contract gives a review period after receipt.
Yes. The Private Beach is owned by the BBCA, so every Esperia South owner has access through BBCA membership, with or without the Club. It was rebuilt after Hurricane Ian destroyed it.
Esperia South owners can lease a wet slip or dry storage at the Bonita Bay Marina, subject to availability, and every resident can dine at Backwater Jacks. The marina has 98 wet slips for vessels up to 16,000 pounds and 326 dry storage spaces for boats up to 36 feet.
Lee County uses proximity-based school choice. Bonita Bay families rank elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.
The City of Bonita Springs, because Bonita Bay lies inside the incorporated city. Lee County is not the permitting jurisdiction.
NCH Bonita’s freestanding emergency department at 24040 S. Tamiami Trail in Bonita Springs is the nearest, with Lee Health Coconut Point in Estero to the north and NCH North Naples Hospital on Immokalee Road to the south.
Because the right Esperia South residence depends on floor, stack and exposure, and we price from the building’s own deeds. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Esperia South sellers ask what their residence is worth, how long it will take to sell, and what the association and Florida law require along the way; the answers below come from the Lee County deed record, the Southwest Florida MLS pull of September 30, 2026, the recorded Declaration and the shared Bonita Bay research behind this page.
An Esperia South condo is worth what its own floor band and stack support, not the building median. The eight 2026 deeds ran from $590,000 for a fifth-floor 04-stack residence to $1,650,000 for a 19th-floor 02-stack residence, and from $314 to $765 a square foot. A valuation built from the sales in your stack and floor range, adjusted for exposure, condition and timing, is the only reliable number. Start with a free Esperia South home valuation on this page.
Eight Esperia South condos sold in the last 12 months in the Lee County qualified-deed record, from January 23 to June 17, 2026, for a total of $8,521,000 and a median of $925,000. The Southwest Florida MLS, September 2026 pull shows the same eight closings. Widening to 24 months, the county record holds 14 qualified resales with a median of $960,000, none of them builder-direct.
The Esperia South median fell to $925,000 in 2026 mainly because more lower-floor residences sold, not because upper-floor values collapsed. Three of the eight 2026 deeds were on floors 3 to 5, near $314 a square foot. Upper-floor repeat sales held up: residence 1705 resold in April 2026 about 3% below its December 2023 price, and residence 1703 resold in 2025 about 7% above its 2024 price.
The recent sales that should set an Esperia South price are the ones in the same stack and a similar floor band, because the county roll gives every residence in a stack the same size. For a 05-stack owner, the April 2026 sales of 1705 at $1,500,000 and 2205 at $1,625,000 are the anchors; for an 04-stack owner, 504 at $590,000, 1604 at $900,000 and 2104 at $950,000 frame the range by floor.
An Esperia South condo took a median of 110 days to sell in the Southwest Florida MLS, September 2026 pull. Residences priced from their own stack and floor band tend to sell inside that range, while residences priced from the building’s highest sales tend to sit, because buyers compare every listing against the same handful of recent Esperia South deeds.
Esperia South sellers achieved a median of 92.3% of list price across the eight closings in the 12 months to September 30, 2026 in the Southwest Florida MLS pull. That means a typical Esperia South sale closed about 8% below its last list price, from 86.8% to 100% across the eight sales. We show sellers the ratio for their own stack when the record allows.
Esperia South buyers are mostly downsizing couples and seasonal owners who want a Bonita Bay tower on the bay, plus a smaller group who want the option to lease in the months they are away. The building’s range of prices, from about $590,000 low in the building to $1,650,000 high up, draws a wider buyer pool than the towers where every residence is over $2 million.
Esperia South competes with Seaglass on price and flexibility rather than on size. Seaglass is the 2018 sister tower under the same association, with residences of 2,711 to 5,816 square feet and a $2,080,000 MLS median in the September 2026 pull; Esperia South’s residences run 1,877 to 3,112 square feet at a $925,000 median. We market an Esperia South listing to the buyers for whom that difference is the point.
Your Esperia South stack changes the sale price because each stack has a fixed floor plan on the county roll: the 04 stack is 1,877 square feet with two bedrooms, the 02 stack is 2,581 square feet with three. The 2026 deeds show the effect: the top 02-stack sale was $1,650,000, while the top 04-stack sale was $950,000, both on floors 19 and 21.
The floor number matters a great deal at Esperia South. The 2026 deeds on floors 3 to 5 closed at about $314 a square foot, while the deeds on floors 16 to 22 closed at $479 to $765 a square foot. Upper floors clear the tree canopy and open the bay or golf view, and Esperia South buyers pay for that difference.
An online estimate for an Esperia South condo is a rough starting point at best. Automated models average across the tower and often across Bonita Bay, but in 2026 Esperia South residences of the same size sold for anywhere from about $590,000 to $950,000 depending on floor alone. A valuation built from recorded deeds in your own stack and floor band is far more reliable.
The best time to list an Esperia South condo is usually October through December, so the residence is on the market for the January to April season when most Bonita Bay buyers are in town. The 2026 record fits that pattern: seven of the eight Esperia South deeds since September 2025 were recorded between April and June, after winter showings and the association’s approval period.
Esperia South condos do sell in the summer, though with fewer showings. The June 17, 2026 deed for residence 303 at $656,000 is a recent example. Summer buyers are often planning to close before the next season, and a listing that stays live through the summer keeps its place when the October to December buyers begin searching.
An Esperia South buyer will ask first for the Declaration with its amendments, the bylaws, the current Rules and Regulations, the budget, the most recent financial statement and the Structural Integrity Reserve Study. Florida law entitles a resale buyer to these, and the review period runs from receipt, so a seller who has them ready before listing keeps the contract on schedule.
Your Esperia South buyer needs association approval under the recorded Declaration. You give the association notice of the sale with the buyer’s information, the association answers within 30 days, and the board may require a personal interview. The certificate of approval is recorded at the buyer’s expense. We submit a complete application at contract so approval does not delay closing.
An estoppel certificate is the association’s signed statement of what is owed on your residence, and an Esperia South sale needs two: one from Esperia-Seaglass Condominium Association and one from the Bonita Bay Community Association. The Declaration binds the association to its statement, and any unpaid assessments, special assessments or closing charges shown on either certificate are settled at closing.
A BBCA resale charge may apply to an Esperia South sale, but the amount is not published. The 2011 master Declaration and a later BBCA statement describe different formulas, and no recorded amendment reconciling them has been found, so we do not print a figure. The BBCA estoppel certificate states what is actually due at closing.
The Esperia South assessment is part of every buyer’s monthly math, and because the association does not publish it, buyers see it for the first time in the listing and the documents. We present the assessment next to what it pays for, including Esperia Commons and the structural reserves Florida now requires, so buyers weigh the cost against the building’s condition instead of reacting to a number.
Yes. Florida law requires sellers to give buyers a flood disclosure, and an Esperia South seller should be ready to show that the building measures FEMA Zone AE with a 10-foot base flood elevation on panel 12071C0652G. We present that alongside the concrete construction, the association’s master coverage and the City’s CRS Class 5 discount of 25% on NFIP policies.
Evacuation Zone A affects an Esperia South sale mainly as a disclosure and an insurance conversation, not as a price penalty unique to the building, because every Bonita Bay tower shares it. Buyers ask how the building prepares for storms and what happened in Ian. A seller who can show the association’s storm procedures and repair history answers the question before it slows the contract.
The Structural Integrity Reserve Study can affect an Esperia South price if it shows large upcoming repairs without matching reserves, because buyers then expect higher assessments or a special assessment. A study showing funded reserves does the opposite. At nearly 20 years old, Esperia South is entering the years when roofs, sealants and elevators come due, so buyers read the SIRS closely.
Esperia South’s first milestone inspection falls due by December 31, 2037 under the 30-year rule for a building completed in 2007, or 2032 if the City of Bonita Springs applies the 25-year trigger for coastal buildings. That puts it years away, which is an advantage over older Bonita Bay towers where buyers are weighing an inspection that is due now.
Bonita Bay Club membership does not transfer with an Esperia South condo; it is separate from the deed. The Club sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online. Raise it with the Club before listing so buyers who want to join know the process early.
The Private Beach adds value to an Esperia South sale because it comes with ownership through BBCA membership, with no Club membership needed. The BBCA rebuilt it in concrete with breakaway walls after Hurricane Ian destroyed it, and buyers comparing Esperia South with standalone towers elsewhere in Southwest Florida count it as part of what they are buying.
Most Esperia South sellers should make targeted updates rather than a full renovation before listing. Paint, lighting and repairs usually return their cost; a full remodel rarely does, and new hard flooring needs association approval and IIC 48 sound underlayment under the Declaration, which takes time. We walk the residence first and recommend only work the stack’s recent sales justify.
Selling an Esperia South condo furnished can help with seasonal buyers who want to arrive and use the residence right away, and with buyers who plan to lease it under the Declaration’s 30-day minimum. It can also shrink the buyer pool if the furnishings are dated. We usually price the residence unfurnished and treat furniture as a separate negotiation.
Staging an Esperia South condo is worth it when the furniture blocks the view or the residence is empty. Light staging that opens sightlines to Estero Bay or the golf courses, and professional photography timed for the right light on your exposure, does more for an Esperia South listing than heavy decoration. Vacant residences should always be at least partly staged.
You can sell an Esperia South condo while it is leased, but the lease shapes the sale. The Declaration requires leases of at least 30 days, allows up to six a year, and requires association approval of each one, so many Esperia South leases are seasonal. Timing the listing around a lease usually gives buyers better access, and a buyer must honor any lease that survives closing.
Many Esperia South sellers live out of state for part or all of the year, and a sale can run from start to finish without them in Bonita Springs. We handle showings, the association’s approval application and coordination with the title company, and closings can be completed with remote or mail-away signing arranged through the title agent.
An Esperia South condo can be sold off market to a buyer we already know, and in a 119-residence building with eight sales a year, a private sale sometimes suits a seller who values privacy. The trade-off is exposure: an off-market sale reaches fewer buyers, so we compare the likely off-market price with the MLS record before recommending it.
The fixed supply helps because Bonita Bay’s tower row is complete: eight towers, with Omega the newest in 2022, and no new tower sites on the bay. Esperia South buyers cannot wait for a new building down the street, so a well-priced listing competes only with the few resales in Esperia South and its neighbors at the time.
Open house rules in Bonita Bay do affect an Esperia South listing. The BBCA’s guidelines set open house hours of Monday to Saturday 9 to 5 and Sunday 1 to 4, require a request with at least 72 hours’ notice, and allow no SOLD signs, and the Esperia South Declaration bars signs visible from outside a residence. Listings rely on scheduled showings and digital marketing.
We market an Esperia South condo to out-of-state buyers with professional photography and video that show the view from the residence at the right time of day, a floor plan tied to the county-roll size of its stack, and a document summary covering the association, the SIRS, the flood zone and the leasing rules, so a buyer in another state can make a confident offer before visiting.
List your Esperia South condo with McGreevy and Comisar because we price from the building’s recorded deeds by stack and floor, we know the Declaration’s approval, leasing and sign rules, and we assemble the document package before the first showing. We are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Every Esperia South fact on this page comes from a recorded instrument, a county, city, state or federal record, the Bonita Bay Community Association or Bonita Bay Club, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by number in the text: the Esperia South Declaration of Condominium (Lee County Instrument 2007000328212, recorded October 31, 2007), the Esperia bylaws amendment (Instrument 2010000021567, recorded January 27, 2010), the Esperia at Bonita Bay protective covenants (Instrument 2005000103072), the Seaglass Declaration (Instrument 2018000253157), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919). Florida Division of Corporations records are cited by document number: Esperia-Seaglass Condominium Association, Inc. (N05000002334), Esperia at Bonita Bay, Inc. (P04000137972), Esperia North, LLC (L06000013443), Esperia at Bonita Bay, LLC (L15000209307), Bonita Bay Community Association, Inc. (N07041) and Bonita Bay Club, Inc. (N09000004567).
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, sales closed in the 12 months to September 30, 2026); MLS data is not publicly linkable.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones an Esperia South buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Esperia South permits | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Mandatory flood insurance information | Lee County | Current posting | When flood insurance is required in AE and VE zones | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Tower addresses, including Esperia at 4951, and the neighborhood list | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
Storage rate sheet | Bonita Bay Marina | Effective January 1, 2026 | Dry and wet storage rates by boat length | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Esperia South Declaration of Condominium (Instrument 2007000328212), the 2010 bylaws amendment (Instrument 2010000021567), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk and can be pulled there by instrument number; all come with the association documents in a sale.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Esperia South. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,962 people live in Bonita Bay - Esperia South, where the median age is 74 and the average individual income is $133,064. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Bonita Bay - Esperia South, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Tossitup, Grilled Cheese Society, and Foodie's Grill & Cocktails.
| Name | Category | Distance | Reviews |
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| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.85 miles | 0 reviews | 0/5 stars | |
| Dining · $$$ | 1 miles | 54 reviews | 3.6/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 2 reviews | 3/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 1.06 miles | 0 reviews | 0/5 stars | |
| Active | 1.13 miles | 1 review | 5/5 stars | |
| Beauty | 0.9 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 1 review | 5/5 stars | |
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Bonita Bay - Esperia South has 2,180 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Bay - Esperia South do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Average Household Size
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
