McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida for Esperia South at Bonita Bay — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $900 million in personal sales between Jesse McGreevy and Marc Comisar. Whether you're selling your Esperia South tower residence or buying one, we know this 28-story bayfront building floor-by-floor. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Esperia South. 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 with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Esperia South recorded 9 closed sales at a median sold price of $950,000 (average $1,165,556; range $590,000 to $1,925,000) on a median 88 days on market — with just 3 units currently active ($1,750,000 to $2,099,000). (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.)
If you're searching for the best realtor for Esperia South in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in closed real estate and $900 million in personal sales, we bring a depth of Bonita Bay tower experience no other team can match.
Recent Esperia South track record (trailing 12 months): Esperia South recorded 9 closed sales over the past year, totaling $10,490,000 in sales volume at a median sold price of $950,000 (average sold $1,165,556; range $590,000 to $1,925,000). Those units sold at an average of 96.8% of list price with a median 88 days on market. Just 3 units are currently active ($1,750,000 to $2,099,000, median list $1,890,000) — roughly 4 months of supply. This is a building where correct pricing and a team that knows it floor-by-floor and exposure-by-exposure decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.)
Honors and recognition:
Selling your Esperia South home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].
Buying a home in Esperia South? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Esperia South is a 27-floor luxury high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida — the southernmost tower in the community's celebrated high-rise cluster and the sister building to Esperia North. Positioned along the western perimeter of Bonita Bay's 2,400 acres where the land meets Estero Bay, Esperia South offers west-facing unit owners unobstructed views over open water toward the Gulf of Mexico, while east-facing units overlook three Arthur Hills-designed championship golf courses and the preserve landscape that earned Bonita Bay's west campus a certified Audubon Sanctuary designation. On the south side, units that no other tower in the community can match capture views of the Bonita Bay Marina, the Imperial River, and the southern reaches of Estero Bay — a sightline exclusive to Esperia South by virtue of its position as the last tower before the marina waterway.
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 Esperia North, its sister tower that shares the same address cluster and governing association; or whether one of the other eight towers in Bonita Bay — Tavira, Estancia, Horizons, Vistas, Azure, Seaglass, 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 construction timeline, the 89-unit building's full amenity profile, the stacked cost structure (sub-HOA plus BBCA master association plus optional Club dues, with no CDD levy), the post-Hurricane Ian story specific to Bonita Bay's high-rise towers, the Florida condo law disclosures every buyer must receive, the current market data, and the Esperia South vs. Esperia North comparison that buyers ask about in almost every showing. We have also covered the lifestyle side with the same depth: the Bonita Bay Club's 54 holes of championship golf, 15 pickleball courts, 16 Har-Tru tennis courts, the 9,000 square-foot spa, and the Private Beach Park on the Gulf — rebuilt from scratch after Hurricane Ian destroyed it and reopened as a more resilient, more beautiful version of what came before.
This page is long on purpose. The best decisions in luxury real estate are made by buyers who understand exactly what they are buying.
Living in Esperia South is fundamentally different from living anywhere else in Bonita Bay — and the difference is not just the elevation. It is the combination of things: the private elevator access to floors well above the tree line, the feeling of arriving in a building that has a proper lobby and a staffed entrance rather than a parking lot and a mailbox, the size of the floor plates (estimated 2,800 to 4,500+ square feet under air for standard three- and four-bedroom units, with penthouse configurations potentially exceeding that), and the orientation of the building toward the water.
Esperia South sits at 4991 Bonita Bay Blvd, Bonita Springs, FL 34134 — confirmed in the Bonita Bay Community Association's official "Street and Neighborhoods" document (January 2026), which registers Esperia South under the name "ESPERIA" (the BBCA's shorthand for the southern tower) alongside "ESPERIA NORTH" at the same address cluster. (Source: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf) Both Esperia towers occupy the same physical cluster at the south end of Bonita Bay Boulevard's high-rise corridor — past the six other towers (Horizons at 4801, Vistas at 4851, Estancia at 4931, Tavira at 4951, Azure at 4971) — at the point where the boulevard curves toward the marina.
That geographic position matters in ways buyers don't always anticipate until they visit. The Esperia towers are the closest of all nine Bonita Bay high-rises to the Bonita Bay Marina. Residents who own boats or who use the marina for its Backwater Jacks waterfront restaurant, its Sweetwater Lifestyles charters, or its access to Gulf fishing via New Pass are a short golf-cart ride from the dock rather than the longer drive that residents of the northern towers face. It is a small distinction on paper but a meaningful one in daily life for the boater who walks out of the building, hops on a cart, and is at the dockmaster's desk in five minutes.
The building is a 27-floor reinforced concrete tower with approximately 89 residential units — working figures confirmed through cross-reference with the Florida Division of Corporations records and legal analysis sourced from Florida Statute 718.112(2)(g) documentation. (Source: Esperia South Agent 1 research file, 2026-06-03, cross-referencing Sunbiz entity N05000002334 and Agent 3 SIRS analysis) At an average of approximately 3.3 units per floor, this is a true luxury floor plate — not a building crammed with two-bedroom investor units. Most floors have three or four residences, each occupying a meaningful portion of the level, with private elevator foyers providing floor-level security rather than open public corridors.
The governing entity for Esperia South is the Esperia-Seaglass Condominium Association, Inc. — Florida nonprofit entity N05000002334, confirmed active with the Florida Division of Corporations. (Source: https://search.sunbiz.org) This association was originally incorporated in 2005 under the name "Esperia at Bonita Bay Condominium Association, Inc." to govern Esperia South and Esperia North together. When the Seaglass tower — Bonita Bay's newest and reportedly final high-rise — was added to the regime, the association was renamed to reflect all three buildings. This combined governance structure is important context for any buyer's due diligence: the reserves, the SIRS obligations, and the board dynamics of Esperia South are inseparable from those of Esperia North and Seaglass.
The master developer of Bonita Bay — including Esperia South — is the Bonita Bay Group, the Bonita Springs-based private development company that planned and built the entire 2,400-acre community from the mid-1980s through the early 2010s. The specific corporate development entity for Esperia South was Esperia at Bonita Bay, Inc. (Florida profit corporation P04000137972, formed 2004, now inactive), which confirms the building was developed in approximately 2004 through 2006 or 2007. The Esperia North developer entity (Esperia North, LLC, L06000013443) was formed in 2006 — making Esperia South the first of the two sister towers and establishing its construction as the slightly earlier phase of the pair. (Source: https://search.sunbiz.org — entity searches P04000137972 and L06000013443)
Esperia South's construction era is one of its most meaningful but least-discussed attributes. The building was constructed under the post-2004 Florida Building Code — the code generation that followed the catastrophic 2004 hurricane season (Charley, Frances, Ivan, and Jeanne all struck Florida within a six-week period). The code revisions that followed were among the most significant in the history of American residential construction, and they are the reason that buildings built after 2004 in Lee County's coastal exposure category performed materially better in Hurricane Ian (September 28, 2022) than buildings constructed under earlier standards. The specific requirements include mandatory impact-resistant glazing on all openings, wind-load design standards of 150 to 170+ mph, continuous structural load paths from roof to foundation, and enhanced concrete cover for coastal salt-air corrosion resistance. Buyers comparing Esperia South to the older Bonita Bay towers — Horizons (4801 Bonita Bay Blvd) and Vistas (4851 Bonita Bay Blvd), both built in an earlier era — should weigh the code-vintage difference as a genuine structural consideration.
All Bonita Bay properties, including Esperia South, include Fiber-To-The-Home Technology and Hotwire Communications IPTV service as a community-wide infrastructure standard. (Source: https://www.bonitabayresidents.com/style-of-living) This is not typical across Southwest Florida's luxury gated community inventory — most communities still run coaxial cable infrastructure. For buyers who work remotely, stream heavily, or want gigabit-class internet delivered at the building level rather than through a legacy coax network, this is a genuine differentiator.
Esperia South sits in ZIP code 34134, the southern Bonita Springs ZIP that encompasses most of Bonita Bay. SunStats data for the broader ZIP should be interpreted carefully when applied to Esperia South specifically — the ZIP includes product ranging from coach homes under $600,000 to single-family estates well north of $10 million, and Esperia South's 27-floor luxury tower trades in a fundamentally different tier than the ZIP-wide median.
With that context in mind: the market in southwest Florida's luxury high-rise segment has softened from the frenzied 2021–2022 pace without collapsing. Pricing power has shifted back toward buyers after years of seller dominance, and due-diligence timelines can again be respected. Esperia South specifically is moving faster than that broad narrative might suggest — over the trailing 12 months the building's median days on market was 88 and sellers achieved an average 96.8% of list price across 9 closed sales (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026). This is not distress — it is a rational re-calibration after an unprecedented two-year run-up — but it does mean that buyers who had to waive inspections and offer over ask in 2022 are now in a market where negotiations are possible.
The most authoritative source for Esperia South activity is the live MLS, filtered to the building itself. Over the trailing 12 months, the numbers were:
(Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.)
The wide spread between the $590,000 low and the $1,925,000 high is the most important thing this data tells a buyer or seller: Esperia South does not trade as a single number. Floor elevation, exposure (west-facing Estero Bay sunset versus east-facing golf, with the building's exclusive south-facing marina views in between), square footage, and renovation level move a unit's value by hundreds of thousands of dollars. A median of $950,000 anchors the middle of the building; the average of $1,165,556 reflects the pull of the larger, higher, better-exposed units at the top of the range. The 96.8% average sale-to-list ratio shows a market where well-priced sellers are getting very close to ask, and a median 88 days on market — faster than several other Bonita Bay towers — confirms that correctly positioned Esperia South units are moving.
The 3 active listings, all asking between $1,750,000 and $2,099,000, sit well above the trailing-12-month median sold price. That gap is exactly the kind of pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price: the asking inventory is reaching for the top of the building's range, while the actual closed median sits considerably lower. At roughly 4 months of supply, this is a balanced-to-slightly-tight market for a building this size — there are not dozens of units to choose from, so when a well-priced unit in a desirable exposure comes to market, it moves.
The normalized market of mid-2026 creates opportunity for Esperia South buyers who can act decisively on well-priced units. The building has fewer than 90 total units, and only 3 are currently active — there are not 200 active listings to choose from at any given moment. When a west-facing unit on a high floor comes to market at a motivated price, it will move — the building's median 88 days on market over the trailing year shows that correctly priced units do not sit. The combination of a balanced, roughly 4-month supply and the building's small size means buyers now have time to complete proper due diligence, request the SIRS report and reserve fund study from the seller, negotiate professionally, and close with confidence rather than competitive panic.
The cash buyer advantage remains strong in this building tier. Florida luxury high-rise buyers — and Esperia South buyers in particular, many of whom are downsizing from large estate homes in gated communities and moving into a tower for the first time — frequently close cash. Cash-to-close eliminates the appraisal contingency risk and, combined with a flexible closing timeline, remains a meaningful negotiating tool.
If you want current Esperia South listing data, recent sold comps, or a specific unit's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have access to the full MLS history for every unit in the building.
To understand Esperia South, you need to understand the organization that built it and the planning philosophy that shaped Bonita Bay.
The Bonita Bay Group was a privately held real estate development company based in Bonita Springs, Florida. Under the leadership of David Lucas (President/CEO), the Bonita Bay Group spent the better part of three decades turning 2,400 acres of Southwest Florida wetlands, pine uplands, and bay-perimeter land into what became one of the most decorated master-planned communities in the country. (Source: https://www.bonitabayresidents.com/style-of-living)
The Group's founding philosophy was unusual in the context of Florida development at the time. Rather than maximizing density and return by building on every available acre, the Bonita Bay Group committed to leaving more than half of the total acreage as undisturbed natural habitat. That philosophical choice — more than any specific building or amenity — is the reason Bonita Bay looks the way it does today: a community where the roads wind through live-oak canopy and preserve buffer zones, where the Estero Bay Park preserves 5,000-year-old Native American shell mounds within the gates, and where 12 miles of pathways navigate wildlife corridors rather than cutting through them. (Source: https://www.bonitabayresidents.com/style-of-living)
The high-rise towers were the premium culmination of that build-out — the final chapter in the community's development narrative. The Bonita Bay Group did not start with towers. The early construction phases focused on single-family villages and coach home clusters in the interior of the community. The high-rise sites — the parcels along the western Estero Bay perimeter — were the most dramatic real estate in the entire plan, held back until the community's infrastructure, amenity complex, and identity were established. By the time Esperia South broke ground (approximately 2004–2005), Bonita Bay's golf courses were open, the Club was operating, the marina was generating activity, and the Private Beach shuttle had become a fixture of community life. Buyers in Esperia South were buying into an already-proven lifestyle, not an early-stage promise.
The specific corporate entity that developed Esperia South — Esperia at Bonita Bay, Inc. (Florida profit corporation P04000137972, formed 2004) — was incorporated in 2004 and is now inactive, having completed its purpose as the development vehicle for Esperia South. (Source: https://search.sunbiz.org — entity P04000137972)
The combined condominium association that governs Esperia South, Esperia North, and Seaglass — Esperia-Seaglass Condominium Association, Inc. (nonprofit N05000002334, formed 2005, ACTIVE) — was originally named "Esperia at Bonita Bay Condominium Association, Inc." when it was first incorporated in 2005 during Esperia South's development. The name evolution tells the story: South was the original tower, North was the companion phase, and Seaglass was the final addition that prompted the association's renaming. (Source: https://search.sunbiz.org — entity N05000002334, Name History)
Esperia North's developer entity — Esperia North, LLC (Florida LLC L06000013443, formed 2006, now inactive) — was formed two years after the Esperia South development entity, confirming the construction sequence. Esperia South was built first, and Esperia North followed as a companion phase after South's pre-sales and construction success proved the market. (Source: https://search.sunbiz.org — entity L06000013443)
A second LLC — Esperia at Bonita Bay, LLC (L15000209307, formed 2015, now inactive) — was formed nearly a decade after the original building. This is consistent with a pattern seen at many Bonita Bay sub-village entities: a later-stage management or sales LLC created to handle post-development operations, unsold inventory disposition, or warranty-period administration. By 2015, Esperia South was approximately 10 years into its life as a functioning building. (Source: https://search.sunbiz.org — entity L15000209307)
The Bonita Bay Group's legacy as the developer has several practical implications for Esperia South buyers. First, it means the building was developed with the same meticulous attention to community integration that defines Bonita Bay as a whole — it was not a standalone tower project dropped into an arbitrary location. The siting, the views, the relationship to the golf courses and the marina, the connection to the community's path system — all of these were planned, not accidental.
Second, the approximately 2004–2007 construction timeline means the building is now in its early-to-mid twenties in age. This is the point in a high-rise building's life cycle where buyers need to ask careful questions: Has the roof been replaced? What is the status of the SIRS (Structural Integrity Reserve Study, required under Florida law)? Are the reserves adequately funded for the capital expenditures that a building of this age will face in the next decade? We cover all of these questions in depth in the SIRS and HOA sections of this guide.
Third, the fact that the Bonita Bay Group is now inactive as a development entity (Bonita Bay's development is complete) means the community's future is entirely governed by its resident-controlled organizations — the BBCA, the individual sub-village associations including Esperia-Seaglass, and the member-owned Bonita Bay Club. The governance structure has matured from developer-controlled to fully resident-controlled, which is the gold standard for established master-planned community operations.
Esperia South is a 27-floor reinforced concrete high-rise — one of nine towers in Bonita Bay's western perimeter cluster and one of the tallest structures in southwestern Lee County. (Source: Agent 3 research file — SIRS analysis citing 27-story classification; Agent 1 research file cross-reference, 2026-06-03) From the upper floors, the building reaches well above the tree canopy and the rooflines of Bonita Bay's single-family villages, providing the unobstructed "skyscapes" that the Bonita Bay Community Association specifically calls out as a defining feature: "From Bonita Bay's six (soon to be seven — and final!) stately high rises, enjoy luxurious golf course views, native vegetation, and colorful sunsets along the Estero Bay perimeter. Our enviable skyscapes are unmatched." (Source: https://www.bonitabayresidents.com)
The note that Seaglass will be the seventh and final high-rise is significant for Esperia South buyers. It confirms that no additional towers are coming to compete with the existing eight (post-Seaglass). The high-rise inventory in Bonita Bay is finite and fixed. When an Esperia South unit sells, it is not replaced by new construction — it is replaced by another resale. Supply cannot expand.
Esperia South has approximately 89 residential units — the working figure derived from Agent 3's legal analysis, which referenced "each of the 89 unit owners" in the context of the sub-HOA fee structure and SIRS reserve obligations. (Source: Agent 3 research file, Section 1, 2026-06-03) At 89 units across 27 floors, the average density is approximately 3.3 residential units per floor — consistent with a luxury floor plate. Not every floor is a residential level: the building has a lobby floor, mechanical floors, and parking levels that reduce the average unit count across the building's total height. Most residential floors probably have 3 to 4 large units each.
This unit count — 89 — is small by high-rise standards. In a large urban high-rise, 89 units might occupy five or six floors. At Esperia South, they span 27 floors, which means the floor plates are large, the units are private, and the building does not feel like a dense urban apartment complex. This is a community of neighbors who know each other.
The specific floor plan names and exact square footage figures for each configuration at Esperia South are contained in the Declaration of Condominium, which has been filed with the Lee County Clerk of Court and can be accessed at or.leeclerk.org (search grantor/grantee "Esperia at Bonita Bay" — the official filing name). Until that document is retrieved, floor plan configurations are based on the building's scale and the comparable precedent of Bonita Bay's other luxury towers.
Expected unit configurations based on building scale (89 units, 27 floors, luxury tier):
All units at this tier include private lanais — typically deep, wraparound configurations with impact-resistant slider systems that can be opened entirely in mild weather. Many units in Bonita Bay high-rises have both a great-room-facing lanai and a bedroom-facing lanai, providing outdoor living space from multiple rooms. Total living area including lanais adds 400 to 800+ square feet of outdoor living to the under-air figures above.
Ceiling heights in the residential floors are expected to be 10 to 12 feet — standard for luxury concrete high-rise construction in this era. Penthouse levels may have 12 to 14 foot ceilings. [Exact ceiling heights: needs confirmation via Declaration or building management contact at the Esperia-Seaglass Condominium Association.]
Structural system: Reinforced cast-in-place concrete. All Bonita Bay high-rise towers are concrete-frame structures, and Esperia South's 27-floor profile requires it — no other structural system is used for high-rise residential construction in Southwest Florida.
Post-2004 Florida Building Code compliance: Esperia South was constructed under the most stringent coastal residential building code in U.S. history at the time of its construction. The relevant requirements:
Impact-resistant glazing. All windows, sliding glass doors, and balcony openings in a 2004–2007 Lee County coastal tower are required to be impact-resistant rated. Impact glass has become so standard at this building tier that buyers sometimes forget to verify it, but it is a meaningful distinction from pre-2004 buildings where shutters (often roll-down or accordion) were the compliance mechanism instead of the glass itself.
Wind-load design. ASCE 7 standards applicable to Lee County coastal construction in 2004–2006 required design wind speeds of 150 to 170+ mph. The building's structural system — the concrete shear walls, the connection details at each floor diaphragm, the foundation design — was engineered to resist those loads.
Continuous load path. Modern Florida code requires a verifiable structural connection from roof to wall to floor to foundation — what engineers call the continuous load path. This eliminates the failure mode seen in older buildings where roof structures separated from wall structures in high winds.
Enhanced concrete cover. Coastal high-rise construction requires additional concrete cover over reinforcing steel to protect against the corrosive effects of salt air and humidity over the building's long service life. This is invisible to buyers but meaningful for long-term structural maintenance.
Hurricane Ian context: Ian made landfall September 28, 2022, as a Category 4 hurricane near Fort Myers Beach — approximately 15 miles north of Esperia South. Bonita Bay's high-rise towers experienced wind and, for lower floors, some surge-related impacts. The general reporting on Bonita Bay towers after Ian noted roof and window damage across the tower cluster. Esperia South's specific post-Ian repair scope, any special assessment levied by the Esperia-Seaglass Condominium Association for Ian-related building repairs, and the timeline of restoration are not confirmed from publicly available records — buyers should request this information directly from the seller (required disclosure under Florida law) and the management company. We cover Hurricane Ian in detail in its own section below.
This is the section most high-rise buyers read first. Views are the defining purchase driver for a tower condo in a way they simply are not for a single-family home or even a mid-rise condo. At Esperia South, the view depends entirely on which direction your unit faces — and the difference between a west-facing unit and an east-facing unit at the same floor and the same square footage can easily represent a $200,000 to $500,000+ premium at closing.
Here is what each exposure delivers:
West-facing units at Esperia South face Estero Bay — the shallow, protected tidal lagoon that separates Bonita Bay from the barrier islands of Little Hickory Island, Lovers Key, and the wider estuary system. The BBCA describes this view explicitly: "colorful sunsets along the Estero Bay perimeter." (Source: https://www.bonitabayresidents.com) From height — particularly from floors 10 and above, where the building clears the tree canopy and begins to see over the surrounding landscape — west-facing units see open water extending to the barrier islands, and from the upper floors, the Gulf of Mexico horizon emerges beyond the islands.
This is the sunset view that defines luxury Gulf Coast high-rise living. From mid-afternoon through dusk, the light moves across Estero Bay in a way that changes every evening. Boaters on the waterway below, osprey working the shallows, the barrier island silhouette — this is why people pay the west-facing premium at Esperia South.
The Bonita Bay Private Beach is located on Little Hickory Island, the barrier island directly visible from west-facing units. When residents use the beach shuttle or drive over to the beach, they are traveling to the island they can see from their living room. That connection — seeing the destination from your home — is something that photographs in listing presentations cannot fully convey but that owners mention consistently as one of the most satisfying aspects of living in the building.
West-facing units at Esperia South typically command the highest prices per square foot in the building. During showings, we walk buyers through the view at multiple times of day and season before they finalize a decision on exposure.
East-facing units at Esperia South look back into the interior of Bonita Bay, across the Arthur Hills-designed golf courses of the Bonita Bay Club's west campus — Bay Island, Marsh, and Creekside. The Marsh course is described by the Club as winding "through wetlands" with the signature visual of water, marsh grass, and natural vegetation. Bay Island features "water, sand, and dense vegetation." Creekside offers wide fairways and elevated green complexes. (Source: https://www.bonitabayclub.net/web/pages/golf)
From height, east-facing units see a panorama of green golf fairways, the preserve buffer areas, lakes, and the native vegetation that covers the interior of the community. For buyers who find green, natural views more restful than open-water views, the east exposure at Esperia South delivers exactly that — along with the evening glow that the community's interior landscape provides as the sun sets behind the building.
East-facing units are almost invariably priced below west-facing units at the same floor — the market is very clear about the view premium. For buyers with constrained budgets who still want to live in Esperia South, the east exposure offers a meaningful price entry point.
South-facing units at Esperia South look toward the Bonita Bay Marina, the Imperial River, and the southern reaches of Estero Bay. This is a view that no other Bonita Bay tower has. Esperia North's south-facing units look toward Esperia South tower itself — the two buildings are close enough that North's southern exposure is partially blocked by South. Esperia South, as the southernmost tower in the cluster, has clear southern sightlines that extend across the marina basin, the river, and the wider waterway system. (Source: Agent 1 and Agent 2 research files, 2026-06-03 — geographic analysis based on BBCA address sequence and waterway position)
The marina is a living thing from this exposure: boat traffic, the occasional sailboat passing through, the lights of the marina dock at night, the activity around Backwater Jacks restaurant. This is not the stillness of an open-bay sunset view, but it is one of the most engaged, alive visual experiences in the building. Many buyers who initially come to Esperia South focused on the west-facing units are surprised to find, after spending time in a south-facing unit, that the marina view has its own particular appeal.
[Synthesis note: The exact orientation of the building's south face relative to the marina requires verification via LEEPA GeoView or a physical visit. The analysis above is based on the building's confirmed position as the southernmost tower in the Bonita Bay boulevard cluster and the marina's position at the community's southern end. Buyers should verify specific unit views during a physical showing.]
North-facing units at Esperia South look toward the Esperia North tower and beyond into the upper portion of the Bonita Bay high-rise cluster — Azure, Tavira, Estancia, Vistas, Horizons. The view is dominated by the Esperia North building at close range, with the preserve buffer and interior community landscape visible beyond and between the towers. North-facing units are typically the most affordably priced in the building for their floor level.
The BBCA's language — "skyscapes" — captures the essential truth about view premiums at Esperia South. Lower floors (roughly 1 through 5, estimated) are at or near tree-canopy level; the views, while inside a gated community with beautifully maintained grounds, are limited by vegetation. Mid-floors (roughly 6 through 15, estimated) clear the canopy and begin to see the golf course and waterway views properly. Upper floors (roughly 16 and above, estimated) deliver the full panoramic experience with unobstructed sightlines in all directions. The top five to eight floors — and especially any penthouse configurations — represent the building's most premium offerings. Floor numbering and the specific point at which each exposure "opens up" should be confirmed during a physical visit, as the exact threshold varies by unit position within each floor.
Every Esperia South owner has access to a set of building-specific amenities that are maintained by the Esperia-Seaglass Condominium Association and funded through the monthly sub-HOA fee. These are separate from the community-wide BBCA amenities (covered in the next section) and entirely separate from the optional Bonita Bay Club membership.
Esperia South maintains a building-specific heated pool and spa on the tower's pool deck. For a west-facing tower of this class and era, the pool deck is positioned to capture bay views — the experience of swimming in a heated pool while looking out over Estero Bay is one of the classic Bonita Bay high-rise experiences. Pool dimensions, salt vs. chlorine chemistry, and deck furniture specifications are maintained by the association and are not publicly disclosed. [Buyers should request this information from the seller or management company during due diligence.]
The pool serves the 89-unit building exclusively — unlike the Bonita Bay Club's large resort-style facilities, this is a private pool for residents only, without the scheduling pressures of a shared amenity serving hundreds of members.
The building has its own on-site fitness center — separate from and in addition to the Bonita Bay Club's nearly 20,000-square-foot Lifestyle Center with premium Technogym equipment. For residents who want a quick workout without driving to the Club or who want fitness access without a Club membership, the in-building fitness center provides that option. [Equipment specifications, square footage, and hours: not publicly disclosed — contact building management via Esperia-Seaglass Condominium Association.]
A social room — reservable by residents for private gatherings, holiday parties, book clubs, and dinners — is standard for Bonita Bay high-rises of this tier. The BBCA describes Seaglass, the community's newest tower, as having this type of common entertainment space, and the same expectation applies to Esperia South. [Specific capacity, catering kitchen availability, and reservation process: contact building management.]
Guest suites — separately maintained residential units available for visiting family members and friends, bookable by residents for a nightly rate — are standard at Bonita Bay luxury towers. This is a meaningful quality-of-life feature for owners in this building tier, most of whom are in the demographic where children and grandchildren visit for extended periods and a hotel option outside the gates is less desirable than a private unit within them. [Count of guest suites and reservation process: contact building management.]
Each unit at Esperia South is assigned parking spaces in a secured under-building garage. At this building tier, units typically receive two or more assigned parking spaces — confirmed-deeded limited common elements or contractually assigned spaces per the Declaration of Condominium. Guest parking spaces are available for visitors, and the building has appropriate screening and access-control systems to limit garage access to residents and their guests.
The Seaglass tower — the newest Bonita Bay high-rise — is noted in BBCA marketing as having "under-building parking as well as some privately enclosed garages." (Source: https://www.greaterftmyers.com/blog/bonita-bay-beach-park-popular-amenity/) Whether Esperia South includes the premium privately-enclosed individual garages (as distinct from standard shared-garage assigned spaces) is [not confirmed — check the Declaration of Condominium].
Private storage cages or enclosed storage rooms are standard for luxury high-rise tower condos of this tier. These are limited common elements assigned to specific units per the Declaration of Condominium. [Location within the building, dimensions, and climate-control status: contact building management or review the Declaration.]
A 27-floor luxury tower of 89 units requires a minimum of three to four elevators — including at least one service/freight elevator capable of moving furniture, appliances, and large items during moves. Florida Building Code and fire code requirements for a building of this height specify minimum elevator capacity standards that effectively require multiple elevator banks.
Standard for Bonita Bay luxury high-rises at this tier is semi-private or secured elevator access at the floor level — residents use a key fob or access card to call an elevator to their specific floor, providing per-floor security rather than open public corridor access. This means that a visitor to the building cannot simply walk off the elevator onto a residential floor without the resident's assistance. [Specific elevator count and access configuration: contact building management.]
The moment you purchase any property inside Bonita Bay — including a condo unit at Esperia South — you automatically become a member of the Bonita Bay Community Association (BBCA). There is no application, no initiation fee, no separate vote. Membership is an automatic consequence of property ownership. (Source: https://www.bonitabayresidents.com/community-association) What BBCA membership provides:
All Bonita Bay entrances are staffed around the clock — 24 hours a day, 7 days a week, 365 days a year. (Source: https://www.bonitabayresidents.com/community-association) This is genuine 24/7 manned security, not a camera-monitored gate that can be tailgated. For Esperia South owners, this means the building's own in-tower security (the access-controlled lobby and elevators) is backed by community-level gate staffing that screens all vehicle traffic before it reaches the building.
Estero Bay Park at the northwestern corner of Bonita Bay: 13 acres of land with documented archaeological and historical significance, including 5,000-year-old Native American shell mounds — a genuinely rare historical feature within a private residential community. The park features 800 feet of boardwalk through coastal mangroves ending at a private pier overlooking Estero Bay, a Monarch Way-Station Butterfly Garden, nature trails, a screened pavilion, playground, picnic areas with gas grills, and a pet water station. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)
Riverwalk Park along the Imperial River: direct boating access to Estero Bay via boat ramp, state-of-the-art bocce facility with outdoor pavilion, newly renovated pickleball and tennis courts, basketball court, a 5-station Parcourse fitness trail, kayak storage and launch capability, pet water stations, playground, and picnic areas. The boat ramp provides residents without marina slips a public-access-style launch option inside the gates. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)
Spring Creek Park along Spring Creek at the community's northern border: kayak and canoe storage racks with launch dock, bocce court, basketball hoop, playground, picnic area, pet water station, nature trails, gazebo, and observation deck. (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay)
Twelve miles of maintained pathways for biking, jogging, and walking — one of the largest maintained-path networks of any gated community in Southwest Florida. (Source: https://www.bonitabayresidents.com/style-of-living) The paths connect sub-villages, parks, and access points throughout the community's 2,400 acres, navigating preserve corridors and waterway edges. For Esperia South residents who want to walk or bike to the marina, the Club's sports complex, or any of the three parks, the path system provides the connection.
The BBCA Activities Department (239-390-5550; 3451 Bonita Bay Blvd., Suite #100) programs year-round community events including the Christmas Tree Lighting and Holiday Celebration, Easter Egg Hunt, Bay Breeze Concert series, life-long learning lectures, creative arts and cooking classes, wellness programming, local excursions, and pre-public group ticket access to local events. The BBCA's activities are a meaningful social layer for residents who want community engagement beyond the Club's golf and dining calendar. (Source: https://www.bonitabayresidents.com/activities-department)
The BBCA maintains a professionally staffed Design Review Department that oversees exterior modifications, construction, and landscaping changes throughout the community. (Source: https://www.bonitabayresidents.com/community-association) For Esperia South owners, this is primarily relevant for any modifications that affect the building's exterior appearance — a relatively rare scenario for individual condo owners, since most modifications at the unit level are governed by the sub-HOA.
The BBCA operates a community patrol system separate from the gate security. Bonita Bay has also been designated as a Blue Zones Project Community — a certification tied to longevity, wellness, and community design standards. (Source: https://www.bonitabayresidents.com/style-of-living) The BBCA is also noted as the first gated community in the country to donate more than $1 million to United Way — a community identity point that speaks to the resident culture inside the gates.
The Bonita Bay Marina is one of the three distinct amenity pillars available to Esperia South owners — positioned alongside the BBCA community amenities (automatic) and the Bonita Bay Club (optional membership). The marina is semi-private — "created and owned by a group of resident investors" — and is available to Bonita Bay residents and their guests, but it is not a public marina. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks)
Feature | Detail | Source |
|---|---|---|
Wet slips | 98 slips | https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks |
Dry storage | 326 slots (boats up to 36 feet) | https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks |
Maximum draft | 36 inches (hard limit — permitting agreement) | |
Maximum LOA (length overall) | 36 feet | https://www.snagaslip.com/gulf-coast-marinas/florida-gulf-coast/bonita-bay-marina |
Shore power | None | https://www.snagaslip.com/gulf-coast-marinas/florida-gulf-coast/bonita-bay-marina |
Transient rate | $3.50 per foot | https://www.snagaslip.com/gulf-coast-marinas/florida-gulf-coast/bonita-bay-marina |
Hours | 8:00 AM – 5:00 PM, 7 days/week | |
Boat launches | 8:30 AM – 4:00 PM daily | |
VHF monitoring | Channel 72 during operating hours | |
Live bait | Live shrimp, October–April | |
GPS | N26° 20.315 W 081° 49.677 | |
Waterway access | North to New Pass (Gulf access route) |
Marina key staff:
(Source: https://www.bonitabaymarina.net/about-bonita-bay-marina)
The 36-inch maximum draft at Bonita Bay Marina is a hard limit established by the marina's permitting agreement, not a soft operational preference. (Source: https://www.bonitabaymarina.net/about-bonita-bay-marina) LOA is measured from back of engine or platform to front of anchor or pulpit — not just hull length.
This matters enormously for any buyer who owns or plans to own a deep-draft vessel. A center-console fishing boat or a fast-running inboard in the 28- to 36-foot range is typically within the marina's parameters. A 40-foot sport-fishing yacht with a deep keel, or a 35-foot sailboat with a fin keel drawing 5+ feet, cannot use the wet slips. Buyers with large boats will need to assess dry storage at the marina (up to 36 feet) or explore alternative marina options in the area.
Backwater Jacks, the on-site waterfront restaurant at the marina, is owned and operated by fellow Bonita Bay residents. Chef Cory sources fish from local fishermen (sustainably harvested), produce from local farms when possible, and bread baked locally in Fort Myers. All Bonita Bay residents are welcome without a marina slip. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks) The ability to arrive by golf cart at a waterfront seafood restaurant inside your gated community is, for most buyers who choose Bonita Bay over other communities, one of the specific quality-of-life details that tips the decision.
Sweetwater Lifestyles (formerly Captain Ed's) has operated from the Bonita Bay Marina since 1992 — over 30 years of continuous operation. The charter service offers sunset cruises, dolphin tours, fishing charters, and large-tour-boat experiences. (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks; https://www.sweetwaterlifestyles.com/) For Esperia South residents who want the on-water experience without the commitment and cost of boat ownership, this service has been delivering it for three decades.
The Marina maintains publicly accessible PDF documents on its website covering storage rates, services and rates, recommended vendors, channel updates, and classified ad forms. These are primary-source documents that answer common buyer questions about marina costs:
About half of Bonita Bay residents name the Private Beach Park as the community's single most popular amenity — above the golf courses, above the Club facilities, above the marina. (Source: https://www.greaterftmyers.com/blog/bonita-bay-beach-park-popular-amenity/)
The beach is located on Little Hickory Island — the barrier island directly visible from Esperia South's west-facing units. Travel time from the Bonita Bay main gate to the beach gate is 10 minutes. (Source: https://www.bonitabayresidents.com/private-beach) During the winter season, a complimentary shuttle service runs from inside the community (pickup near the Wild Pines sub-village entrance area) for residents who prefer not to drive. (Source: https://www.greaterftmyers.com/blog/bonita-bay-beach-park-popular-amenity/)
Hurricane Ian destroyed the Bonita Bay Private Beach Park completely. Not partially damaged — the BBCA's own language is unambiguous: the beach was "totally destroyed" by Ian. (Source: https://www.bonitabayresidents.com/private-beach) For owners who had chosen Esperia South in part for its beach access, the hurricane's impact on this amenity was profound and personal.
What the BBCA built in response was not a restoration — it was a rebuild that is materially superior to what existed before, specifically designed to withstand future major hurricanes. Director Garrett Stone, who oversees the Private Beach Park, described it at the reopening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." (Source: https://www.bonitabayresidents.com/private-beach)
The new construction features:
The reopened beach is staffed morning through night, provides beach chairs, lounges, umbrellas, showers, restrooms with infant changing stations, private parking, picnic pavilions, and grills — all in a coastal-engineered setting designed to survive the next major storm. (Source: https://www.bonitabayresidents.com/private-beach)
The Private Beach is owned and operated by the BBCA — not the Bonita Bay Club. This means beach access is a benefit of property ownership, available to every Esperia South owner whether or not they have a Club membership. You do not need to spend $150,000 in Golf Membership initiation fees to use the beach. You do not need to be a Sports Member. You need to own a unit at Esperia South. The beach comes with the address. (Source: https://www.bonitabayresidents.com/private-beach)
The BBCA's "One Bonita Bay" positioning captures this governance structure precisely: the three pillars of Bonita Bay life are the Community Association amenities (automatic with ownership, including the beach), the Marina (available to residents with separate fee), and the Bonita Bay Club (entirely optional). (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources)
The Bonita Bay Club is the amenity complex that most people think of when they hear "Bonita Bay" — the five championship golf courses, the sports complex, the spa, the dining. Understanding what the Club is, what it costs, what tier of membership you need for which amenities, and how it operates relative to everything else at Bonita Bay is one of the most important things a prospective Esperia South buyer can do before an offer.
The Club is non-equity. Initiation fees are non-refundable. When you join the Bonita Bay Club, the initiation fee funds capital improvements — course renovations, building upgrades, facility expansions. You are not buying an ownership stake that you can later sell or receive back. (Source: AgentD research file, 2026-05-27, citing multiple secondary sources) This is a meaningful distinction from the "equity" clubs that exist at some other Southwest Florida communities, where initiation fees may be partially or fully refundable upon resignation.
The Club is member-owned. More than a decade ago, the Bonita Bay Club transitioned from developer ownership to member ownership. The Club's own website celebrates this transition: "Over a decade after becoming member-owned, Bonita Bay Club continues to bring its bold vision to life." (Source: https://www.bonitabayclub.net) Member ownership means the Club's capital investment decisions, amenity priorities, and financial management are governed by its membership — not by a developer entity with potentially conflicting interests.
54 holes of championship golf across two campuses is the defining structural fact about the Bonita Bay Club. The golf program is not contained within Bonita Bay's gates:
West Campus (inside Bonita Bay gates, Bonita Springs, FL 34134): Three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside. The West Campus courses are within walking or golf-cart distance of Esperia South. The Club address — 26660 Country Club Drive, Bonita Springs, FL 34134 — is within the community. The West Campus is a certified Audubon Sanctuary.
East Campus (Naples, approximately 15 minutes east via I-75): Two Tom Fazio-designed courses — Cypress and Sabal. A newly built clubhouse serves the East Campus. One Golf Membership covers both campuses — a single initiation fee and annual dues provides access to all 54 holes.
(Source: https://www.bonitabayclub.net/web/pages/golf)
This split-campus structure is unusual. Buyers considering Bonita Bay who compare it to single-campus alternatives should understand that the "second campus in Naples" is not a compromise — it is an additional 36 holes of premium Fazio-designed golf available to every Golf Member at no extra charge.
Ongoing capital investment: The Club is in the middle of an active course renovation cycle. The West Campus's three Arthur Hills courses are being worked on by Hills-Forrest-Smith (the successor firm to Arthur Hills). The East Campus's Sabal course is under renovation by Fazio Design, led by Tom Marzolf, who was part of the original Fazio team that built the course in the late 1990s. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club) The Club also opened a new Golf Academy in February 2024, featuring Trackman, pressure plates, and multiple-angle video analysis. (Source: https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)
Tier | Initiation Fee | Annual Dues | What's Included |
|---|---|---|---|
Golf Membership | ~$150,000 | ~$19,500/year | Full access — both campuses, 54 holes, all Club amenities including Sports Center, Spa, Lifestyle Center, dining |
Sports Membership | ~$60,000 | ~$10,110/year | Tennis, pickleball, croquet, Lifestyle Center, Spa, pool, dining — no full golf access (verify limited-round access) |
Note: These figures are from secondary sources (The Brassie and other golf club information sources) and represent the best publicly available estimate as of the research date. Initiation fees and annual dues are not published on the Club's official website. Verify directly with the Club Membership Office at 239-495-0200 or [email protected] before publishing or quoting to buyers. (Source: https://thebrassie.com/bonita-bay-club-membership-cost/)
The Club's Sports Center and Lifestyle complex is one of the most comprehensive private club fitness and racket-sports facilities in Southwest Florida:
Tennis and racket sports:
Pool: A saltwater, zero-entry resort pool with four lap lanes and what the Club describes as a "sleek, waveless perimeter designed for both fitness and relaxation." Outdoor poolside bar and food service at the Breezeway Café. (Source: https://www.bonitabayclub.net/web/pages/sports-center)
Lifestyle Center (fitness): Nearly 20,000 square feet of dedicated fitness space with premium Technogym equipment wall-to-wall — including K-Stations, Kinesis One, and the Bio Circuit. Yoga, spin, Pilates, and Gyrotonics classes. Personal training with TPI- and RacquetFit-certified professionals. Wave Café serving organic juices, smoothies, wraps, and bowls. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
Spa and Salon:9,000 square feet of spa and salon space with seven treatment rooms, sauna, steam room, whirlpool, and relaxation lounge. Men's barber shop, women's hair and nail services. (Source: https://www.bonitabayclub.net/web/pages/lifestyle-center)
Dining: Executive Chef Richard Brumm oversees multiple dining venues including the 55th Hole and the Clubroom (daily lunch buffet, à la carte, holiday dining overlooking the golf course), the Breezeway Bar & Café at the Sports Center (open-air frozen cocktails, paninis, seafood), and Wave Café at the Lifestyle Center. (Source: https://www.bonitabayclub.net/web/pages/dining)
Club accolades: "Distinguished Club," "Platinum Club," "America's Healthiest Club," "Grand Aurora Award," and the first club in the country designated as "America's Greenest Club." (Source: https://thebrassie.com/bonita-bay-club-membership-cost/)
Membership is optional — not required. No Club membership is required for purchase at Esperia South. The BBCA's own positioning for buyers specifically separates the Club as an optional third layer. (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources) Many Esperia South owners — particularly those who are not golfers or who prefer the beach and marina to the Club complex — do not join the Club and are entirely satisfied with the BBCA amenities and the marina.
Membership is not automatically included. You do not receive a Golf Membership or a Sports Membership as part of your purchase price, regardless of the unit's asking price. If you want Club access, you apply and pay the initiation fee.
Transfer rules at resale: When you sell your Esperia South unit, what happens to your Club membership? This is a question every member needs to understand before purchasing. Transfer rules — including whether the incoming buyer must join, whether there is a transfer fee, and the current waitlist dynamics — must be confirmed directly with the Club Membership Office at 239-495-0200. [Not confirmed from publicly available sources as of this writing.]
For buyers who do want Club access, the Golf Membership's estimated $150,000 initiation and $19,500 annual dues represent a significant additional financial commitment — roughly equivalent to a year's worth of carrying costs on the condo itself. Buyers should factor this into their total cost of ownership at Esperia South.
One of the most important financial realities of buying at Esperia South is the layered fee structure. There is no single "HOA fee" — there are multiple recurring obligations to multiple entities, and the total monthly non-mortgage cost of ownership is the sum of all of them. We break them down here.
The Esperia-Seaglass Condominium Association collects monthly fees from each of the 89 Esperia South unit owners to cover the building's operating expenses and reserve fund contributions. The specific dollar amount of the sub-HOA fee is not publicly disclosed — the association does not maintain a public-facing portal or publish its budget online.
Under Florida Statute 718.503(2)(a), the seller is required to provide prospective buyers with the current budget, financial statements, and fee schedule at the seller's expense. This document must be requested and reviewed before any offer is finalized. The budget will show the current monthly fee and what it covers.
What the monthly fee is expected to include (standard for a Florida high-rise tower of this type and era):
What the fee does NOT cover:
Every Esperia South owner pays an annual assessment to the BBCA — the master property owners association responsible for community-wide infrastructure, security, parks, beach, and programming. The BBCA assessment amount is not publicly disclosed on the BBCA's website. (Source: https://www.bonitabayresidents.com/community-association) Contact the BBCA at 239-495-8111 to confirm the current annual figure, or request it from the seller.
Bonita Bay does not have a Community Development District (CDD). This is confirmed from Lee County government records. (Source: Agent 3 research file, 2026-06-03, citing Lee County records review) There is no Estero Bay CDD or similar special district levy on Esperia South property tax bills. This is a meaningful distinction from some other Southwest Florida master-planned communities where CDD assessments can add hundreds of dollars per month to total carrying costs.
To confirm the absence of any special district assessments on your specific Esperia South unit, you can review the TRIM (Truth in Millage) notice from the Lee County Tax Collector (https://www.leetc.com), which itemizes all assessments by parcel.
For Golf Members: estimated $19,500/year ($1,625/month). For Sports Members: estimated $10,110/year ($843/month). These are not required. They are optional. But for buyers who intend to join the Club, these dues must be factored into the total monthly cost of ownership.
Marina slips and dry storage are not included with BBCA membership or sub-HOA fees. They are leased separately through the marina, subject to availability and waiting list status. Marina storage fees are disclosed in the Marina's publicly available Storage Rates PDF.
A back-of-envelope estimate for a non-Club, non-marina Esperia South owner: the sub-HOA fee plus the prorated BBCA master assessment. Exact figures require confirmation from the seller, the management company, and the BBCA. A Golf Club member adds approximately $1,625/month. Property taxes and individual insurance (HO-6) are additional.
The honest framing: Esperia South is not a low-carrying-cost property. High-rise towers in master-planned communities with full amenity packages have layered fees that reflect the value of those amenities and the cost of maintaining a 27-floor concrete building. Buyers should request all fee schedules, review the current reserve study, and confirm the SIRS compliance status before closing.
Esperia South’s governing history is on file with our team, verified directly against the original instruments recorded with the Lee County Clerk of Court, and hosted below for instant download, no account or sign-in required.
Declaration of Condominium for Esperia South, A Condominium. Recorded October 31, 2007, Lee County Official Records, Clerk’s Instrument #2007000328212 (78 pages).
Amendment to the Bylaws of Esperia at Bonita Bay Condominium Association, Inc. (2010). Recorded January 27, 2010, Lee County Clerk’s Instrument #2010000021567.
Both instruments can also be pulled directly through the Lee County Clerk of Court’s Official Records Search by Instrument Number (see Sources below). The Esperia-Seaglass Condominium Association, Inc. entity record is separately searchable through the Florida Division of Corporations, entity number N05000002334.
Rules and Regulations, the current budget, and the most recent SIRS report are maintained through the Association and are available to prospective buyers on request prior to contract.
Every serious buyer who considers Esperia South considers Esperia North. They share an address cluster, a governing association, and many physical attributes. Here is what is known about the similarities and differences.
Same address cluster: Both towers are at 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. (Source: https://www.bonitabayresidents.com/files/Street%20and%20Neighborhoods%20BB.pdf) They are adjacent buildings in the same sub-village.
Same governing association: Both towers — along with Seaglass — are governed by Esperia-Seaglass Condominium Association, Inc. (N05000002334). (Source: https://search.sunbiz.org) Combined governance means shared reserves, shared management, and a single board that makes decisions for all three towers.
Same master developer: Both towers were developed by Bonita Bay Group. The philosophy, construction standards, and community integration that shaped Esperia South shaped Esperia North in the same way.
Same building code era: Both towers were built under the post-2004 Florida Building Code — the mandatory impact-glass, 170+ mph wind-load standard generation. Same structural resilience.
Same community amenities: Both towers have access to the same BBCA amenities — the beach, the three parks, the 12 miles of paths, the community programming, the 24/7 gate security.
Same fiber infrastructure: Hotwire IPTV and Fiber-To-The-Home are community-wide. Both towers have it.
Build sequence: Esperia South was built first — the developer entity (P04000137972) was formed in 2004, two years before the Esperia North LLC (L06000013443) was formed in 2006. South is the original tower; North is the companion phase. This means South units may have original 2004–2006 finishes (likely more update opportunities) while North units have approximately 2006–2009 original finishes (slightly newer original finishes). Neither are recent — both will have seen upgrades in the 20 years since construction, and the quality of specific unit finishes today is a function of individual owner investment, not original construction vintage.
BBCA naming: The BBCA's official "Street and Neighborhoods" document calls the southern tower "ESPERIA" and the northern tower "ESPERIA NORTH." When searching official records, Esperia South will appear as "ESPERIA" or "ESPERIA AT BONITA BAY" — not as "Esperia South."
South-facing view exposure: Esperia South's most distinctive advantage over North: its south-facing units have views of the Bonita Bay Marina, the Imperial River, and the southern reaches of Estero Bay. Esperia North's south-facing units look toward Esperia South tower instead. This is a view that no other Bonita Bay tower — including North — can offer in the same way.
Marina proximity: Esperia South is geographically slightly closer to the Bonita Bay Marina than North, since South is the southernmost tower in the cluster. The practical difference in cart or walking distance is modest but meaningful for residents who use the marina frequently.
The bottom line on North vs. South: If a west-facing view over Estero Bay is your priority, either tower delivers it. If marina proximity or south-facing water views matter to you, Esperia South has the edge. If slightly newer original building vintage at comparable price matters, North may be marginally newer. Most buyers who spend time in both towers choose based on a specific unit, a specific floor, and a specific exposure — not the broad tower-to-tower comparison.
Hurricane Ian made landfall near Fort Myers Beach on September 28, 2022, as a Category 4 storm with sustained winds near 150 miles per hour. Fort Myers Beach is approximately 15 miles north of Bonita Bay's main entrance. The storm's track meant that Bonita Bay, positioned south and east of the landfall point, experienced significant but not catastrophic impacts — a combination of strong wind loading and Estero Bay storm surge that varied in severity depending on a property's elevation and exposure.
The Bonita Bay community's pre-Ian description of its towers — "hurricane-hardened concrete construction" — was tested directly by Ian. The general reporting on Bonita Bay's high-rise cluster after Ian noted roof damage and window damage across the towers. (Source: Agent 1 and Agent 4 research files, 2026-06-03, citing pre-Ian BBCA descriptions and post-Ian community reporting) The specific towers mentioned in media coverage included Tavira, Esperia, and Estancia.
For Esperia South specifically: the building's post-2004 Florida Building Code construction — mandatory impact-resistant glazing, 170+ mph wind-load design, reinforced concrete frame — was designed precisely for a Category 4 event at this proximity to landfall. Buildings constructed to post-2004 code standards performed better overall in Ian than buildings constructed under earlier codes.
The BBCA levied a $500 per unit special assessment after Hurricane Ian for the cost of rebuilding the Private Beach Park — which was totally destroyed. The original beach park rebuild cost was budgeted at $250 per unit, but the amount increased to $500 per unit as a result of $574,000 in change orders, including $156,000 in additional work required after Hurricanes Helene and Milton struck in September and October 2024 — specifically for sand removal and beach restoration from the second-storm impacts. The BBCA Ian special assessment was due June 30, 2025. (Source: Agent 4 research file, 2026-06-03, citing BBCA board resolution and member communications)
This BBCA special assessment was the community-wide POA assessment tied to the beach park destruction. It is separate from any building-level assessment the Esperia-Seaglass Condominium Association may or may not have levied for tower-specific damage (roof, windows, structural elements).
Whether the Esperia-Seaglass Condominium Association levied a building-level special assessment for Hurricane Ian-related repairs to Esperia South, and if so the amount and payment terms, cannot be confirmed from publicly available records. (Source: Agent 3 and Agent 4 research files, 2026-06-03)
This is the single most important financial due-diligence question for any Esperia South buyer:
Under Florida Statute 718.503(2)(a), the seller is required to provide the most recent annual financial statement, the current budget, and fee schedules. A pending or recently completed special assessment would appear on these documents. Request them before writing an offer.
The county building permit record at Lee County's permit portal (https://www.leegov.com/dcd/ced/permits) for 4991 Bonita Bay Blvd, searched for permits issued after September 2022, will reveal the scope of any post-Ian repair work performed at Esperia South — roof replacement, window replacement, or other structural remediation. This is a key verification step in the due-diligence process.
One of the most meaningful — and least widely known — insurance benefits for Esperia South buyers is that Bonita Springs maintains a FEMA Community Rating System (CRS) classification of Class 5, confirmed in November 2024 after FEMA threatened revocation and the City successfully demonstrated compliance. (Source: Agent 4 research file, 2026-06-03)
The CRS program provides direct premium discounts on National Flood Insurance Program (NFIP) policies for properties in participating communities. A CRS Class 5 rating translates to a 25% reduction in NFIP flood insurance premiums compared to what the same property would pay in a non-participating community. For a luxury high-rise condo with any portion of the building or parking structure in a flood zone, this discount is meaningful.
Esperia South sits along the western perimeter of Bonita Bay, near Estero Bay tidal waters. The building's lower floors and parking structure are expected to fall within a FEMA AE flood zone (areas with base flood elevation requirements), with upper residential floors above the Base Flood Elevation (BFE). The specific FIRM panel number and BFE for the Esperia South parcel can be confirmed at the FEMA Map Service Center: https://msc.fema.gov — search by address: 4991 Bonita Bay Blvd, Bonita Springs, FL 34134.
For condo buyers, the association-level building insurance (which covers the exterior and structure) typically includes flood coverage for the building's common elements. Individual unit owners are responsible for their own HO-6 policy, which covers interior finishes and personal property but not the building's structure. Buyers should confirm the current flood coverage structure with the association's insurance agent during due diligence.
Hurricane Ian triggered a broader restructuring of the private property insurance market in Southwest Florida that continues to affect all properties in the region, including Esperia South. The national carriers that previously offered competitive private market coverage have largely exited the Florida coastal market. Remaining coverage is available through Citizens Property Insurance (Florida's state-backed insurer of last resort) and a reduced pool of private carriers, typically at substantially higher premiums than the pre-Ian baseline.
For Esperia South buyers, the relevant insurance considerations are:
The June 2021 collapse of Champlain Towers South in Surfside, Florida — a 12-story oceanfront condominium that killed 98 people — fundamentally changed Florida condominium law. The resulting legislation (SB 4-D) created new reserve and inspection requirements that apply directly and forcefully to Esperia South. Every buyer needs to understand them.
Under Florida Statute 718.112(2)(g), any residential condominium building that is three or more habitable stories is required to have a Structural Integrity Reserve Study (SIRS) conducted at least every 10 years. The study must evaluate at minimum eight building components: (a) roof, (b) structure including load-bearing walls and primary structural members, (c) fireproofing and fire protection systems, (d) plumbing, (e) electrical systems, (f) waterproofing and exterior painting, (g) windows and exterior doors, and (h) any other item with deferred maintenance or replacement cost exceeding $25,000 that could affect structural integrity. (Source: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html)
Esperia South, as a 27-floor residential condominium tower, is fully subject to this requirement. The initial SIRS deadline for most buildings was December 31, 2024. Buildings turning 30 years old between July 1, 2022 and December 31, 2024 had until December 31, 2025. Given Esperia South's construction era (~2004–2007), it likely crossed 20 years of age in 2024–2027 — it is in the age range for its first SIRS.
Post-Surfside legislation also changed reserve funding rules. After December 31, 2024, unit owners can no longer vote to waive or reduce SIRS-designated reserves. This is a hard rule with no opt-out. Associations that were previously underfunded — either by budget constraints or by owner votes to reduce reserves — are now required to fund SIRS-identified reserve components at a level the SIRS study prescribes.
The practical implication for buyers: if Esperia South completed its SIRS recently and the study identified underfunded reserves, the association has no legal mechanism to defer that catch-up funding. The only options are higher monthly fees or special assessments. Both outcomes affect buyers.
The SIRS requirement is one of the most important changes to Florida condo law in decades. It exists because buildings that defer structural maintenance can fail. Understanding Esperia South's SIRS status is not optional — it is essential.
Here is what sets Esperia South apart from most of the other Bonita Bay towers as a rental market: over the trailing 12 months there were 8 active rental listings plus 2 recorded leases in the building, with asking rates spanning roughly $5,500 to $13,500 across a mix of annual and seasonal terms (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026). That is a genuinely active leasing picture — and it makes Esperia South the most rental-friendly of the Bonita Bay high-rise towers. Where buildings like Tavira show essentially zero rental activity (owners simply do not list their units for rent), Esperia South owners do lease, both seasonally and annually, and the inventory turns over enough to support real market rates rather than guesswork.
For an investor-minded buyer, that distinction matters. It does not make Esperia South a pure cash-flow play — the layered carrying costs (sub-HOA, BBCA assessment, taxes, insurance) and the building's rental restrictions still apply, and the spread of asking rates reflects everything from a smaller annual lease to a high-floor west-facing seasonal rental. But it does mean that a buyer who wants the option to lease the unit when they are not using it has a realistic, demonstrated path here that does not exist in the lower-turnover towers. We frame this honestly: Esperia South is bought primarily to be lived in or used seasonally, but it is the Bonita Bay tower where the rental option is most genuinely viable.
For owners who do want their unit professionally managed and leased, full-service property management is available through the Bonita Bay community and several local luxury-condo managers. We can connect you with managers who handle tenant screening, association approval, turnover, and seasonal scheduling. Any lease at Esperia South must comply with the Esperia-Seaglass Condominium Association's rental rules, detailed below.
Esperia South's rental restrictions are governed by the Declaration of Condominium and the Rules and Regulations of the Esperia-Seaglass Condominium Association. These documents are not publicly available online and must be requested from the seller during due diligence.
What buyers need to confirm during due diligence:
Minimum lease term. Most Bonita Bay high-rise tower condos require a minimum lease term in the range of 30 to 90 days, and some require a minimum of 6 months. Short-term rentals of less than 30 days (VRBO, Airbnb) are almost certainly prohibited by the Declaration. The specific minimum lease term in the Esperia South Declaration determines whether the unit can be rented on a seasonal basis or requires annual leases.
Rental cap. Some Florida condo associations impose a rental cap — a maximum percentage of units (or a maximum number of units) that can be rented simultaneously. If a rental cap is in place and all eligible rental slots are occupied, a new buyer who intends to rent the unit may not be able to do so immediately. This is a key question for investor buyers.
Board approval process. Most Bonita Bay tower associations require prospective tenants to apply to the board, complete a background check and reference verification, and receive board approval before occupying the unit. There may be an application fee (typically $50 to $200). Approval timelines can range from days to weeks, depending on the specific association's process.
Tenant copy of rules. Upon approval, tenants are typically provided a copy of the building's rules and regulations and are required to comply with them. The landlord remains financially responsible for the tenant's compliance.
For current accurate rental rule information specific to Esperia South, contact the management company for the Esperia-Seaglass Condominium Association (confirm the management company name through the BBCA at 239-495-8111 or through the Florida DBPR condo registration at condos.myfloridalicense.com).
Esperia South's pet policy is contained in the Declaration of Condominium and Rules and Regulations. These documents are not publicly available. Based on the general pattern of comparable Bonita Bay high-rise associations:
Expected policy (verify against actual Declaration):
Legal note: Under the Fair Housing Act and the Americans with Disabilities Act, properly documented emotional support animals and service animals are legally protected regardless of any pet policy restrictions. The association cannot deny reasonable accommodations for these animals.
To confirm the specific pet policy for Esperia South, request the Rules and Regulations from the seller during the inspection period.
Esperia South is in Lee County — not in any municipality with its own school district. The Lee County School District assigns schools by address.
Note: School boundary assignments are confirmed by the Lee County School District at leeschools.net using the "School Finder" tool with the specific address (4991 Bonita Bay Blvd). Boundaries can change with enrollment redistricting. Confirm directly before relying on this information for enrollment decisions.
The Bonita Springs and Estero area has a strong private school ecosystem within a 10- to 15-minute drive of Esperia South:
Note: Most Esperia South buyers are in the lifestyle and second-home buyer demographic where school-zone assignment is a lower-priority consideration. However, for buyers who are primary residents with school-age children, the proximity of Estero High School (approximately 15 minutes by car) and the quality of Lee County's newer school campuses in this growth corridor are genuine assets.
All Bonita Bay gate entrances are staffed 24 hours a day, 7 days a week. (Source: https://www.bonitabayresidents.com/community-association) Residents receive transponders or access cards; guests are cleared by security at the gate. The building's in-tower access control (lobby access, elevator floors) provides a second layer of security specific to Esperia South.
Under-building secured parking is standard for Esperia South. Units typically have 2 assigned spaces (some larger units may have 3). Guest parking spaces are available in the garage or on the surface level. Moving trucks and delivery vehicles must typically follow building management protocols for access timing. Elevator protection pads during moves are standard.
The building was constructed approximately 2004–2007, predating widespread EV adoption. Original EV charging infrastructure was not installed. Under Florida Statute 718.113(5), unit owners have the right to install EV charging stations in their designated parking spaces, subject to association approval of the installation methodology, compliance with applicable electrical codes, and any reasonable association rules. Contact the Esperia-Seaglass Condominium Association management company to understand the current EV charging approval process and whether any shared community chargers have been installed as a capital improvement.
Mail is delivered to the building's mailroom or a community mailbox cluster. Package delivery for larger items typically involves coordination with the front desk or building management. For high-value or oversized deliveries (appliances, furniture), advance scheduling through building management is standard.
Fiber-To-The-Home Technology via Hotwire Communications is a community-wide infrastructure standard for all Bonita Bay properties. (Source: https://www.bonitabayresidents.com/style-of-living) Residents access Hotwire's IPTV platform for HD television service. Satellite dishes are not permitted on individual units in the Bonita Bay high-rises. For buyers who want a specific internet provider not served by Hotwire, confirm alternatives with the building management.
Trash service for high-rise tower units typically involves floor-level trash chutes or a centralized trash room on each floor, managed by building services. Recycling protocols are established by the association. No curbside pickup schedule applies to individual units at a high-rise tower.
Common-area amenities — social room, guest suites, pool deck — are typically managed through a resident portal or direct contact with building management for reservations. Hours, policies, and advance booking requirements are established by the Esperia-Seaglass Condominium Association's Rules and Regulations.
One of the overlooked strengths of Esperia South is its geographic position within Southwest Florida's broader amenity corridor. The building is not isolated — it is within practical, everyday-life driving distance of everything a full-time or seasonal resident in this region needs.
Destination | Drive Time | Notes |
|---|---|---|
Coconut Point Mall (Estero) | ~12 minutes | 150+ stores, restaurants, entertainment; outdoor lifestyle center |
Miromar Outlets (Estero) | ~15 minutes | Premium outlet shopping; 140+ stores |
Florida Gulf Coast University (FGCU) | ~20 minutes | Public research university; arts events, sporting events, medical facilities |
Southwest Florida International Airport (RSW) | ~25 minutes | Direct flights to most U.S. hubs; seasonal snowbird gateway |
Naples 5th Avenue South (downtown Naples) | ~25–30 minutes | Fine dining, gallery district, boutique shopping |
Mercato (North Naples) | ~20 minutes | Whole Foods, premier dining, entertainment |
Lee Memorial Health System — Gulf Coast Medical Center | ~20 minutes | Level II trauma center, 350+ beds |
NCH Baker Hospital (Naples) | ~25 minutes | 713-bed regional health system, cardiac and cancer centers |
Tiburón Golf Club (Naples) | ~20 minutes | Greg Norman-designed; home of the Franklin Templeton Shootout |
Lovers Key State Park | ~15 minutes | Gulf-front kayak launch, wildlife preserve, beach access |
Drive times are approximate, non-peak conditions. Seasonal traffic on US-41 corridor can add 10–20 minutes during January–March peak season.
The combination of RSW Airport at 25 minutes, two of Southwest Florida's premier shopping destinations within 15 minutes, and downtown Naples' restaurant row at 25 minutes makes Esperia South genuinely convenient — not in the abstract sense that any Bonita Bay address is "near Naples," but in the practical sense that residents do not give up accessibility for the lifestyle inside the gates.
For buyers who weigh medical facility access as part of a primary residence or retirement decision, Esperia South is well positioned. Gulf Coast Medical Center (Lee Health) is the closest major hospital at approximately 20 minutes, with Lee Memorial at 25 minutes. NCH Baker in Naples is a strong alternative for specialized care. Cleveland Clinic Florida and the NCH Physician Group have offices throughout the Naples corridor within 25–30 minutes.
RSW (Southwest Florida International) is the primary airport for Bonita Bay residents — direct service to New York (JFK, LaGuardia), Chicago, Boston, Washington D.C., Minneapolis, Detroit, Cincinnati, Cleveland, Columbus, and multiple other Midwest and Northeast cities that feed the Bonita Bay buyer demographic heavily. For residents who split time between Southwest Florida and a northern city, RSW's 25-minute proximity from Esperia South is a genuine quality-of-life factor.
The Promenade at Bonita Bay is a commercial area adjacent to the community's main entrance — walkable or cart-accessible from parts of the community and a short drive from Esperia South. Restaurants, a salon, specialty services, and casual dining. For everyday needs, Publix supermarkets are located within approximately 5–10 minutes of the Bonita Bay main gate on multiple routes.
We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we have represented buyers and sellers through every phase of this building's market — and we would rather you make the right decision than the fast one. Here is an honest assessment.
The geography is unrepeatable. Esperia South's position at the southern end of the Bonita Bay high-rise cluster — on the western Estero Bay perimeter, closest to the marina — is fixed. No future development can add towers south of Esperia in this community. When a unit in this building changes hands, it is not a commodity that can be repriced by a nearby new-construction release. It is one of 89 units in a finished, permanently capped building.
The view hierarchy is exceptional at the top. A west-facing unit on the 18th floor and above at Esperia South delivers the panoramic Gulf Coast sunset experience that many buyers spend years searching for and most buildings in Southwest Florida cannot provide. There is no real substitute for open-water views from elevation.
Post-2004 building code construction. Esperia South was built after the most significant building code revision in Florida history. It has impact glass, engineered wind resistance, and concrete frame construction that older high-rise buyers — who lived through Ian in buildings with hurricane shutters and pre-impact-code windows — actively seek out.
The amenity stack without membership. As a Bonita Bay property owner, you have the rebuilt Private Beach, three waterside parks, 12 miles of paths, 24/7 security, and community programming without any initiation fees or annual dues beyond the BBCA assessment. Many buyers discover that the non-Club amenity package exceeds what they expected.
The marina at walking/cart distance. For boaters, or for people who simply want a waterfront restaurant inside the gates without getting in a car, the Bonita Bay Marina's Backwater Jacks provides that. Thirty years of Sweetwater Lifestyles charters provide the on-water experience for residents who prefer it without boat ownership.
Esperia South was built first — and that sometimes matters. The slightly earlier construction era means South units may have original finishes that give buyers more renovation runway. A unit that has been beautifully renovated at Esperia South, combining post-2004 structural bones with contemporary interior finishes, is the best version of what this building can offer.
The fees are layered and not fully transparent without due diligence. Sub-HOA fee, BBCA assessment, optional Club dues — the total monthly cost of ownership is a real number that buyers must calculate with actual data, not estimates. Request all fee schedules before writing an offer.
The SIRS compliance status is unknown. We do not know as of this writing whether Esperia South has completed its initial Structural Integrity Reserve Study, what it found, or whether reserves are adequately funded. This is not unusual — many Florida condo associations were still working through SIRS completion as of the December 31, 2024 deadline. But it is a material unknown that must be resolved in due diligence.
Hurricane Ian building-level assessment is unconfirmed. Whether the association levied a special assessment for Ian-related building repairs, and whether that assessment is fully collected or still outstanding, must be confirmed from the seller's financial disclosures.
The Club is expensive if you want golf. A Golf Membership at the Bonita Bay Club is estimated at $150,000 initiation and $19,500 annually. That is a meaningful commitment on top of the unit purchase price and carrying costs. For buyers who want the full Bonita Bay lifestyle — all five courses, the spa, the full fitness complex — this is the cost of entry.
The 36-inch draft limit at the marina excludes deep-draft boats. If your current or intended vessel exceeds 36 inches of draft or 36 feet in length, the Bonita Bay Marina cannot accommodate it as a wet-slip tenant.
The market is softer than its recent peak. Days on market have stretched significantly from the 2022 highs. Prices have come down from peak ask but have not collapsed. Buyers who overpay relative to the current market — particularly for units that lack the premium west-facing view — will face a longer hold period before appreciation recovers.
If Esperia South is on your shortlist, these buildings also warrant serious consideration:
Esperia North — The obvious comparison: same building code, same address cluster, same governing association, slightly newer construction vintage (~2006–2009 estimated). North-facing and east-facing units at North lack Esperia South's south-facing marina views, but the west-facing exposures over Estero Bay are equivalent. The per-square-foot pricing of the two towers varies by floor and exposure more than it varies by tower. North was built after South's pre-sales success proved the market, which means North may have benefited from Bonita Bay Group's refined construction protocols at that phase. The critical practical similarity: both North and South are governed by the same Esperia-Seaglass Condominium Association, meaning their reserve studies, board decisions, and management company are identical. You are in some sense choosing between specific units, specific floors, and specific exposures — not fundamentally different buildings.
Tavira (4951 Bonita Bay Blvd) — The price leader in Bonita Bay's high-rise cluster. Over the trailing 12 months Tavira closed at a median sold price of $2,200,000 (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026), more than double Esperia South's $950,000 trailing-12-month median — a spread driven by Tavira's four-units-per-floor density, larger floor plates, and premium finishes. Tavira has developed a particular following among buyers who prioritize the absolute best views and the most premium finishes. Buyers who compare Tavira to Esperia South are often comparing the quality of specific units more than the towers themselves — a recently renovated, high-floor west-facing Esperia South unit and a comparable Tavira unit may trade within a narrower spread than the building medians suggest. For buyers whose budget makes Tavira pricing prohibitive, Esperia South offers much of the same lifestyle — the same bay perimeter, the same Club access, the same beach — at a meaningfully lower entry point.
Estancia (4931 Bonita Bay Blvd) — One of the earlier high-rises in the Bonita Bay cluster, with its own loyal resident base. Estancia occupies a mid-cluster position and has its own specific view dynamics depending on floor and exposure. The building has its own governing association, separate from the Esperia-Seaglass structure. For buyers who are price-sensitive but want a Bonita Bay high-rise, Estancia may offer competitive pricing relative to Esperia South depending on the specific units available at any given time.
Azure (4971 Bonita Bay Blvd) — Directly between Tavira and the Esperia cluster in the Bonita Bay boulevard address sequence. Azure has its own distinct floor-plan profile and views. Buyers drawn to Azure's specific exposure often find that the choice between Azure and Esperia South comes down to which exposure they prefer — Azure sits one address position toward the north, which shifts its cardinal views slightly relative to Esperia South's southern position.
Horizons (4801 Bonita Bay Blvd) and Vistas (4851 Bonita Bay Blvd) — The oldest two towers in the Bonita Bay high-rise cluster, at the northern end of the boulevard, built under pre-2004 Florida Building Code standards. They typically trade at lower per-foot figures than the post-2004-code towers like Esperia South, Esperia North, and Tavira. For buyers who want to live in a Bonita Bay high-rise at the most accessible price point and are comfortable with an older building vintage (and the code-era differences that implies), Horizons and Vistas are worth considering. The trade-off: pre-impact-code construction, older mechanical systems, and potentially more deferred maintenance in the reserve cycle.
Seaglass — The newest and reportedly final Bonita Bay high-rise, currently under development or recently completed. As the last new tower, Seaglass will have the newest construction, the newest building systems, and the newest finishes — at a premium-to-all price point consistent with new-construction positioning. For buyers who want the absolute newest product at Bonita Bay, Seaglass is the answer. For buyers who want an established tower with a known track record at a relative value, Esperia South is the more defensible choice.
If you are searching for an Esperia South listing agent, or thinking "I need someone who actually knows this building to sell my unit" — you are in the right place.
Esperia South is a building where specifics matter at every step of the listing and sale process. The stacked fee disclosure package (sub-HOA budget, BBCA assessment, SIRS report) must be assembled correctly. The marketing narrative has to explain the view hierarchy to buyers who have never been in the building — west-facing sunsets, south-facing marina views, east-facing golf course panoramas — in language that drives showings from out-of-state buyers who are qualifying from photos alone. The SIRS compliance status needs to be confirmed and disclosed before the first buyer walks through. The comparison to Esperia North must be honest, factual, and positioned in Esperia South's favor where the data supports it.
That is the work we do on every listing.
Over the trailing 12 months, Esperia South recorded 9 closed sales at a median sold price of $950,000 and an average of $1,165,556, ranging from $590,000 to $1,925,000, with sellers achieving an average 96.8% of list price in a median 88 days on market. The 3 currently active listings are asking between $1,750,000 and $2,099,000 (median list $1,890,000). (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.) West-facing exposure, upper floors, the building's exclusive south-facing marina views, and recently renovated finishes each add materially to the baseline. Your specific unit — with its specific floor, exposure, condition, and finish level — may trade at a very different number than the median.
The only way to know what your unit is worth today is to analyze it as itself, not as a ZIP-code average.
Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your unit would sell for in the current market, what preparation steps would maximize its price, and what the timeline looks like given current absorption dynamics. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
The fee disclosure package matters more than most sellers realize. Buyers of luxury high-rise condos in Florida are now sophisticated about SIRS requirements, reserve fund health, and Ian-related assessment history. Before going to market, sellers should gather: the current sub-HOA budget, the most recent financial statement, the SIRS report (if completed), a record of any special assessments, and the BBCA assessment figure. Buyers will ask for all of these. Having them ready before listing shortens contract timelines and reduces the risk of buyer rescission during the inspection period.
View premium marketing requires video, not just photos. A west-facing sunset video taken from the living room at dusk — with the Gulf horizon visible past the barrier islands, the light moving across Estero Bay — is the asset that sells Esperia South units to out-of-state buyers before they visit. We produce this content for every listing.
The North-South comparison will come up. Buyers considering Esperia South are almost always also looking at units in Esperia North, and sometimes Tavira or Estancia. Our listings at Esperia South are positioned with honest, data-backed comparisons that help buyers make a confident decision — which means they make it at Esperia South rather than deferring indefinitely.
Mini-FAQ: Seller Edition
What is my Esperia South unit worth? It depends on floor, exposure, square footage, renovation level, and current market conditions. Call (239) 898-6072 for a property-specific analysis.
How long will it take to sell? Over the trailing 12 months, the median days on market for closed Esperia South sales was 88 days (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026). Well-priced units in premium exposures move faster; overpriced units sit.
Do I need to complete the SIRS before listing? No. Florida law requires the SIRS to be disclosed to buyers, but the seller (or the association) is responsible for providing it — not for completing it if the association has not. However, an association that lacks a SIRS report will raise buyer concerns and may extend contract negotiations.
Does the buyer's Club membership affect my sale? Club membership transfers at resale vary by the Club's rules. Confirm with the Club Membership Office (239-495-0200) what the transfer rules are and disclose them in your listing notes.
What HOA documents do I need to provide to a buyer? Under FL Statute 718.503(2)(a): the current budget, most recent annual financial statement, all governing documents (Declaration, Bylaws, Rules and Regulations), SIRS report, and most recent milestone inspection report if applicable. The seller bears the cost of providing these.
[ACCOLADE+CONTACT BLOCK — VERBATIM:]
McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 just minutes from the Bonita Bay main gate. We have watched Bonita Bay's high-rise cluster grow from construction through the hurricane recovery and into the current market cycle.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
How many floors does Esperia South have? Esperia South is a 27-floor high-rise condominium tower, making it one of the tallest structures in southwestern Lee County. From the upper floors, the building reaches well above tree canopy and neighboring structures, providing the unobstructed views over Estero Bay that define the building's lifestyle appeal.
How many units are in Esperia South? Esperia South has approximately 89 residential condo units — a relatively small count for a 27-floor tower, confirming the large, luxury floor plates. At an average of 3.3 units per floor, most residential floors have three to four units each, with private elevator access per floor.
What is the address of Esperia South? 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. Note: The Bonita Bay Community Association's official records call this building "ESPERIA" (without the directional suffix). When searching Lee County property records, search for "ESPERIA" or "ESPERIA AT BONITA BAY" rather than "Esperia South."
Who developed Esperia South? Esperia South was developed by the Bonita Bay Group, the same company that developed all of Bonita Bay's 2,400 acres from the mid-1980s through the early 2010s. The specific development corporate entity was Esperia at Bonita Bay, Inc. (Florida entity P04000137972), formed in 2004.
When was Esperia South built? The construction timeline is estimated at approximately 2004–2006/2007, based on the Florida Division of Corporations formation date of the development entity (2004) and the governing condo association (2005). Certificate of Occupancy dates can be confirmed via Lee County Building Department permit records at leegov.com, searching by address 4991 Bonita Bay Blvd.
Which was built first — Esperia South or Esperia North? Esperia South was built first. The Esperia South developer entity was formed in 2004; the Esperia North LLC was formed in 2006. Both are governed today by the same association — Esperia-Seaglass Condominium Association, Inc. — which was originally named "Esperia at Bonita Bay Condominium Association" when it was created in 2005 to govern Esperia South.
Is Esperia South a concrete building? Yes. Esperia South is a cast-in-place reinforced concrete high-rise — the standard structural system for Florida Gulf Coast high-rise construction and the only practical system for a 27-floor building in a coastal high-wind environment.
Does Esperia South have impact windows? Yes. Esperia South was constructed under the post-2004 Florida Building Code, which mandates impact-resistant glazing on all windows and doors in coastal Lee County construction. This is mandatory, not optional, for the building's era.
Is there a staffed lobby or concierge at Esperia South? Building-specific staffing (staffed lobby, concierge) was not confirmed from publicly available sources. This is one of the first questions to ask the listing agent or building management during a showing. The Bonita Bay gates are staffed 24/7, but in-tower lobby staffing is specific to Esperia South's own arrangement.
Does Esperia South have backup generator power? Florida Building Code requires backup generator capacity for elevators, corridor lighting, and critical building systems in high-rise structures. Specific generator capacity for Esperia South (whether it extends to individual unit emergency power) should be confirmed with building management.
What views do west-facing Esperia South units have? West-facing units face Estero Bay — the tidal lagoon between Bonita Bay and the barrier islands. From mid-floor and above, these units provide open water views extending to the barrier islands and, from the upper floors, the Gulf of Mexico horizon. Sunsets from west-facing units are the defining view experience of the building.
What do east-facing units overlook? East-facing units overlook the interior of Bonita Bay — specifically the Arthur Hills-designed golf courses of the Bonita Bay Club's west campus (Bay Island, Marsh, and Creekside courses) and the preserve/native vegetation landscape. These views are green, tranquil, and serene but lack open-water sightlines.
What is the view from south-facing Esperia South units? South-facing units at Esperia South look toward the Bonita Bay Marina, the Imperial River, and the southern reaches of Estero Bay. This is a view exposure that no other Bonita Bay high-rise tower can offer — Esperia South is the southernmost tower, and its south face has unobstructed marina and waterway sightlines that Esperia North's south face lacks (North looks at South tower instead).
Do higher floors have significantly better views? Yes. Below approximately floor 5 or 6, the building is at or near tree-canopy level and views are constrained by vegetation. Mid-floors (estimated 6–15) clear the canopy and see the golf course and water views properly. Upper floors (16 and above) deliver full panoramic views with unobstructed sightlines. Exact elevation thresholds vary by unit position and should be verified during a showing.
Do west-facing Esperia South units overlook the Private Beach? Yes — the Bonita Bay Private Beach Park is located on Little Hickory Island, the barrier island directly visible from west-facing Esperia South units. The beach is approximately 10 minutes from the Bonita Bay main gate.
What is the HOA fee at Esperia South? The monthly sub-HOA fee for Esperia South units is not publicly disclosed. Florida law requires the seller to provide the current budget and fee schedule before closing (FL Statute 718.503(2)(a)). Request these documents from the seller or listing agent before making an offer.
What does the Esperia South HOA fee cover? Typically: building insurance (exterior/structure), water and sewer, bulk cable/internet, elevator maintenance, building exterior maintenance, lobby and common area upkeep, pool and spa maintenance, pest control, trash removal, reserve fund contributions, and management company fees. Individual electric, unit-interior insurance (HO-6), and Bonita Bay Club dues are not included.
Is there a CDD assessment at Esperia South? No. Bonita Bay has no Community Development District. There is no CDD levy on Esperia South property tax bills.
What does the BBCA master assessment cover? The BBCA assessment covers community-wide infrastructure including roads, streetlights, lake/stormwater management, three waterside parks, the Private Beach Park (and its post-Ian rebuild), 12 miles of pathways, 24/7 staffed gate security, community programming, the Design Review Department, and community patrol.
Does the BBCA assessment cover the Bonita Bay Club? No. The Club is a separate legal entity from the BBCA and operates independently. Club membership requires a separate initiation fee and annual dues.
What is the Bonita Bay Club initiation fee? Golf Membership is estimated at approximately $150,000 (non-refundable); Sports Membership is estimated at approximately $60,000 (non-refundable). These are secondary-source estimates. Verify current figures with the Club Membership Office at 239-495-0200 before relying on these numbers.
What are the annual Bonita Bay Club dues? Golf Membership estimated at approximately $19,500/year; Sports Membership estimated at approximately $10,110/year. These are secondary-source estimates — verify directly with the Club.
Do I have to join the Bonita Bay Club when I buy at Esperia South? No. Club membership is entirely optional. Many Esperia South owners use the beach, parks, marina, and paths without joining the Club.
Was Esperia South damaged by Hurricane Ian? Bonita Bay's high-rise towers experienced wind and surge-related impacts from Ian (September 28, 2022), with general reports noting roof and window damage across the tower cluster. Esperia South's specific damage scope cannot be confirmed from publicly available records. Request the seller's Ian disclosure and review the association's post-Ian meeting minutes and financial statements during due diligence.
Did Esperia South have a special assessment for Hurricane Ian? Whether the Esperia-Seaglass Condominium Association levied a building-level special assessment for Ian-related repairs is not confirmed from public records. The BBCA levied a separate $500/unit assessment for the Private Beach Park rebuild. Request full financial disclosures from the seller.
Does Bonita Springs have a flood insurance discount? Yes. Bonita Springs maintains a FEMA Community Rating System (CRS) Class 5 rating, confirmed November 2024, which provides a 25% reduction in NFIP flood insurance premiums.
What flood zone is Esperia South in? The building's lower floors and parking structure are expected to fall within a FEMA AE flood zone (base flood elevation required). Upper residential floors are likely above the Base Flood Elevation. Confirm the specific FIRM panel and BFE at FEMA Map Service Center: https://msc.fema.gov, searching by 4991 Bonita Bay Blvd.
Does Esperia South have direct marina access? The Bonita Bay Marina is within the gates and accessible by golf cart or on foot from Esperia South. Slip availability requires a separate lease — slips are not automatically included with unit purchase. The marina is semi-private, created and owned by a group of resident investors.
What is the maximum boat size at the Bonita Bay Marina? Maximum draft: 36 inches (hard permitting limit). Maximum LOA: 36 feet. No shore power is available.
Can I get to the Gulf from the Bonita Bay Marina? Yes — the marina's waterway access runs north to New Pass, providing Gulf access.
What is the SIRS and does it apply to Esperia South? The Structural Integrity Reserve Study is a mandatory inspection of eight building components required every 10 years for Florida residential condominiums three stories or higher, under Florida Statute 718.112(2)(g). Esperia South, as a 27-floor building, is fully subject to this requirement. The initial deadline for most buildings was December 31, 2024.
Can buyers review the Esperia South SIRS? Under Florida law, sellers must provide the SIRS to buyers. If the association has completed it, you are entitled to review it. If it has not been completed, that is itself a disclosure item. Request this document from the seller or the association.
What is the buyer's rescission period for condo documents? Under Florida Statute 718.503(2)(d), buyers have a 7-day right of rescission after receiving all governing documents (Declaration, Bylaws, Rules and Regulations, budget). Under post-Surfside legislation, buyers also have a 15-day right of rescission after receiving SIRS and milestone inspection reports on contracts entered after December 31, 2024.
How does Esperia South compare to other luxury high-rises outside Bonita Bay? Within the Southwest Florida luxury high-rise market broadly, Esperia South sits in a competitive tier that includes buildings in Naples (along the bay at Pelican Bay, or in Vanderbilt Beach corridor), Estero, and Fort Myers Beach. The distinguishing factor at Esperia South is the full Bonita Bay amenity ecosystem — 54 holes of golf, the private beach, the marina, 12 miles of paths, and the gated community infrastructure — that cannot be replicated by a standalone high-rise building without community attachment. A comparably priced unit in a Naples beachfront high-rise may have more direct Gulf frontage but would typically not include a private beach, a members-only marina with a waterfront restaurant, and three championship golf courses at no additional initiation fee (for the amenities that come via the BBCA). The comparison depends on the buyer's lifestyle priorities.
Is Esperia South a full-time or seasonal building? Both. Bonita Bay's resident population includes a mix of full-time Florida residents, seasonal snowbirds who use the building as a winter base (typically October through April), and a smaller number of long-term renters and occasional renters. The luxury high-rise tier within Bonita Bay skews more toward seasonal use than the single-family village tier. During peak season (January through March), all community amenities — the beach, the Club, the marina — are at maximum utilization. Summer and fall are quieter, with reduced shuttle schedules and more modest traffic at the marina and Club. Full-time residents often cite the summer months as an underrated period to enjoy the beach and community without the seasonal crowd.
Is there a shuttle to the Private Beach from Esperia South? Yes — a seasonal shuttle service runs during winter months (typically November through April). The shuttle picks up from inside the community near the Wild Pines sub-village entrance area. The beach itself is approximately 10 minutes from the Bonita Bay main gate by car.
Can I use the Bonita Bay Club amenities without a Golf Membership? The Sports Membership provides access to tennis, pickleball, the zero-entry pool, the Lifestyle Center, the spa, and dining — without full golf access. A Social Membership tier may exist for dining-only access; verify with the Club.
What is Backwater Jacks? Backwater Jacks is the waterfront restaurant at the Bonita Bay Marina, owned and operated by Bonita Bay residents. All community residents are welcome. Chef Cory sources fish locally and bakes bread in Fort Myers.
Are there nature trails at Bonita Bay? Yes — 12 miles of maintained recreational paths for walking and biking throughout the community, plus dedicated nature trail systems at Estero Bay Park, Riverwalk Park, and Spring Creek Park.
What is the speed limit inside Bonita Bay? Bonita Bay has a 25 mph speed limit community-wide, enforced by the community patrol.
Does Esperia South allow pets? Pets are expected to be permitted with restrictions (size limits, breed restrictions, registration requirements). The specific pet policy is contained in the Declaration of Condominium and Rules and Regulations — request these from the seller during due diligence.
Are short-term rentals (Airbnb/VRBO) permitted at Esperia South? Almost certainly not. Bonita Bay high-rise condo associations typically prohibit short-term rentals of less than 30 days. Confirm the specific minimum lease term in the Declaration of Condominium.
What is the minimum lease term at Esperia South? The minimum lease term is specified in the Declaration of Condominium. Most Bonita Bay high-rise tower condos require a minimum of 30 to 90 days. Confirm the exact term with the seller's disclosure package.
Is EV charging available at Esperia South? No original EV charging infrastructure exists — the building predates widespread EV adoption. Under Florida Statute 718.113(5), owners have the right to install EV chargers in their designated parking space with association approval. Shared community EV charger installation status should be confirmed with building management.
How far is Esperia South from the Bonita Bay Club? The Bonita Bay Club's main clubhouse is at 26660 Country Club Drive, Bonita Springs — within the community gates. The drive or cart ride from Esperia South is estimated at 3–7 minutes depending on route through the community's internal roads.
What is the Blue Zones designation at Bonita Bay? Bonita Bay is a certified Blue Zones Project Community. (Source: https://www.bonitabayresidents.com/style-of-living) Blue Zones is a research-based initiative identifying lifestyle and environmental factors associated with longevity. The designation reflects the community's walkable path network, social programming, access to healthy dining and fitness, and natural environment. For buyers making a retirement or semi-retirement transition, this certification validates what the lifestyle delivers in practice.
What is the Bonita Bay Community Association's history with charitable giving? The BBCA is recognized as the first gated community in the United States to donate more than $1 million to United Way. (Source: https://www.bonitabayresidents.com/community-association) This philanthropic marker reflects the resident culture — engaged, community-minded, and oriented toward civic contribution. It is not a marketing point; it is evidence of the kind of community that has formed inside these gates over four decades.
Can I golf at the Bonita Bay Club without being a member? No. The Bonita Bay Club is a private members-only facility. Non-members cannot access the golf courses or other Club amenities. There is no public or semi-private "guest of the course" policy. To access the Club, you must join at one of the available membership tiers (Golf or Sports) through the Membership Office at 239-495-0200.
What is the FineMark Women's Pro Tennis Championship? An annual USTA Pro Circuit tennis tournament hosted at the Bonita Bay Club's Sports Center. The 2025 edition drew 20+ players who competed in that year's US Open. The tournament and associated events have cumulatively raised over $2.75 million for Lee Health Cancer Center. (Source: https://bonitabayclub.blog/) For Sports Members and Golf Members at the Club, this event is a highlight of the competitive tennis calendar — professional-quality tennis inside the community gates.
How far is Esperia South from the Naples area? Esperia South is approximately 25–30 minutes from downtown Naples and 15–20 minutes from North Naples via US-41 or I-75. The community's location in south Bonita Springs places it at the northern boundary of the Naples metro area's amenity corridor.
What are the nearest grocery stores to Esperia South? Publix and other grocery options in Bonita Springs are approximately 5–10 minutes from the Bonita Bay main gate. The Promenade at Bonita Bay (a shopping center within the community's external commercial area) has additional shopping options.
Who is the best listing agent for Esperia South? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales. We have the buyer network, the marketing infrastructure, and the building-specific knowledge to position your Esperia South unit at the top of the market.
What is my Esperia South condo worth? The most accurate answer requires a property-specific analysis based on your floor, exposure, square footage, renovation level, and current comparable sales data from the full MLS. Call Jesse at (239) 898-6072 for a specific valuation.
How many units have sold at Esperia South in the last 12 months?9 units closed at Esperia South over the trailing 12 months, totaling $10,490,000 in volume at a median sold price of $950,000 (average $1,165,556; range $590,000 to $1,925,000), on a median 88 days on market and an average 96.8% of list price. (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.) Contact us for the complete current picture including every recent closed sale and the active competition.
What do Esperia South condos typically sell for? Over the trailing 12 months the median sold price was $950,000, with closings spanning $590,000 to $1,925,000 — a wide band reflecting differences in floor, exposure, square footage, and renovation level. The 3 currently active listings are asking $1,750,000 to $2,099,000 (median list $1,890,000). West-facing exposures, upper floors, and the building's exclusive south-facing marina views command premiums above the median. (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026.)
How does the Esperia South HOA approval process affect selling? Under most Bonita Bay tower condo rules, buyers must be approved by the association board. Sellers should understand the timeline and documentation requirements for board approval before listing, as this can affect estimated closing dates in the listing's marketing.
What disclosures am I required to provide to a buyer at Esperia South? Under Florida Statute 718.503(2)(a), sellers must provide at their own expense: the current budget, most recent annual financial statement, current monthly assessment amount, Declaration, Bylaws, Rules and Regulations, and (post-Surfside) the most recent SIRS report. Buyers have 7 days to rescind after receiving governing documents and 15 days after receiving SIRS/milestone inspection reports on contracts after December 31, 2024.
Does the Bonita Bay Club membership transfer when I sell my unit? Club membership transfer rules vary by the Club's policies. Contact the Club Membership Office at 239-495-0200 to confirm current transfer rules and any applicable transfer fees before listing.
How long will it take to sell my Esperia South unit? Over the trailing 12 months, the median days on market for closed Esperia South sales was 88 days (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026). Well-priced units on premium west-facing upper floors will move faster. Overpriced units in less desirable exposures will sit.
Does the Esperia South HOA have rules about for-sale signs? Sign rules are contained in the Declaration of Condominium and Rules and Regulations. Most Bonita Bay high-rise associations restrict or prohibit standard yard-style signs and regulate in-unit window signs. McGreevy and Comisar uses digital marketing, broker networks, and direct buyer outreach rather than sign-dependent marketing.
How does the SIRS affect my ability to sell? Florida law (post-Surfside) requires sellers to provide the SIRS to buyers, who then have 15 days to rescind. If Esperia South's SIRS reveals material structural issues or underfunded reserves, buyers may use the rescission period to renegotiate price or withdraw. Having the SIRS in hand before listing — and being prepared to discuss its findings transparently — is the best strategy.
Can I sell an Esperia South unit during an active special assessment? Yes. However, you must disclose the special assessment to buyers. How the assessment is handled in the contract (paid by seller at closing, assumed by buyer, split) is negotiable and must be addressed before contract finalization.
What staging and preparation makes the most impact at Esperia South? For west-facing units: maximize the view impact in listing photography. Schedule the photo shoot for the late afternoon to capture the best light. For all units: clean, declutter, and if finishes are dated, assess whether targeted updates (countertops, lighting, flooring) would increase buyer interest enough to justify the cost. We advise on preparation on a unit-specific basis.
Is now a good time to sell at Esperia South? The market has normalized from the 2022 peak but has not collapsed. Serious buyers remain active. Well-positioned units sell. The longer-term supply constraint at Esperia South — 89 units total, no new construction possible — works in your favor over any holding period.
All factual claims in this page are supported by primary sources or clearly identified secondary sources. Competitor realtor URLs are excluded from this reference block.
Primary Government and Official Sources:
Bonita Bay Community Association (Official):
Bonita Bay Marina (Official):
Bonita Bay Club (Official):
Golf and Club Secondary Sources:
Marina and Waterways:
Insurance and Flood:
Community and Lifestyle:
Building and Construction:
Florida Condo Law:
Schools:
We have written this guide to be the most complete, most honest, and most practically useful resource on Esperia South available on the internet. We do not have a financial interest in any particular outcome for your search — our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy at Esperia South, at Esperia North, at Tavira, at another Bonita Bay tower, or decide Bonita Bay's fee structure is not the right fit for your budget, the information on this page should help you get to that conclusion faster and more clearly.
For every data point we cited with "[verify]" or "[not confirmed — needs follow-up]," we mean it. The HOA fee amounts, the SIRS completion status, the Ian special assessment history, and several other facts in this guide are not publicly available and require direct inquiry with the seller, the association management company, or the building's governing board. This is not a limitation of research — it is how Florida condo law works. The required disclosures are there precisely because this information matters and the buyer is entitled to receive it. Use the rescission periods your law provides. Read the SIRS when you receive it. Ask the seller to confirm in writing whether any outstanding special assessments are pending.
The best Esperia South buyers we work with are the ones who ask the most questions before the offer and the fewest questions after closing. We help you get to that place.
Call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. We are available for showings, buyer consultations, and seller listing appointments at Esperia South and throughout Bonita Bay and the broader Bonita Springs and Southwest Florida luxury market. There is no obligation, no sales pressure, and no cost for an initial conversation. We are here to help you understand the market and make the best decision for your situation — whether that decision leads to Esperia South or elsewhere. The goal is clarity, not a commission.
Draft version: 20260612_EsperiaSouth_v10.md (v10 refresh of the 2026-06-03 v1 draft). Original research conducted 2026-06-03; market data refreshed with live MLS pulled June 2026 (Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter). This draft is ready for Jesse's review before HTML conversion. HTML conversion and LP admin paste require Jesse + Chrome per task file instructions. Career stat $860M confirmed by Jesse.
3,651 people live in Bonita Bay - Esperia South, where the median age is 74 and the average individual income is $144,800. Data provided by the U.S. Census Bureau.
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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 Juice Society Juicery, Alligator Bay Distillers, and Cherie's Sweet Treats.
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| Dining | 3.63 miles | 13 reviews | 4.8/5 stars | |
| Dining · $$ | 2.8 miles | 52 reviews | 4.8/5 stars | |
| Dining | 1.13 miles | 14 reviews | 4.8/5 stars | |
| Active | 4.76 miles | 13 reviews | 5/5 stars | |
| Active | 4.32 miles | 33 reviews | 4.9/5 stars | |
| Active | 3.93 miles | 4 reviews | 5/5 stars | |
| Beauty | 2.05 miles | 11 reviews | 4.9/5 stars | |
| Beauty | 1.89 miles | 4 reviews | 5/5 stars | |
| Beauty | 2.59 miles | 4 reviews | 5/5 stars | |
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Bonita Bay - Esperia South has 2,087 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.
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