McGreevy and Comisar are the #1 real estate team in Southwest Florida for Estancia at Bonita Bay — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $860 million in personal sales between Jesse McGreevy and Marc Comisar. Whether you're selling your Estancia residence or buying one, we know this Bonita Bay tower inside and out. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the team that Bonita Bay tower owners in Bonita Springs call when they are ready to sell. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 Billion in real estate sold and $860 million in personal sales between Jesse and Marc. If you own a unit at Estancia — the 89-unit high-rise at 4801 Bonita Bay Blvd — and you are thinking about listing, call Jesse now at (239) 898-6072. If you are buying, call Marc at (239) 287-5873. The rest of this page is the deepest single resource on Estancia available anywhere online — it is how we prove we know this building better than anyone else.
Selling your Estancia unit? Over the trailing 12 months Estancia recorded 5 closed sales at a median sold price of $1,337,500 (average $1,394,013, range $1,098,000 to $1,625,000), with a median 169 days on market and an average sale-to-list of 93.5%. Six units are currently active at a median $1,447,000 ($1,099,000–$1,790,000) — roughly 14 months of supply, an honestly elevated, buyer-favorable inventory level where correct pricing and agent selection decide the outcome. Call (239) 898-6072 before you list. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.)
Buying at Estancia? It is a buyer's market. You have leverage you did not have in 2022. With 6 active listings against just 5 sales in the past year — about 14 months of supply — inventory is ample and there is room to negotiate. The most intimate tower in the Bonita Bay cluster — 89 units, 4 per floor, 2 per elevator, the only pool deck in Bonita Bay with unobstructed bay-and-golf views — is priced at the entry level of the tower tier. Floor plans, HOA fees, views, market comps, and everything else you need to make a confident offer is on this page. Call (239) 287-5873 to schedule a tour.
If you are searching for the best realtor for Estancia in Bonita Bay — whether you are ready to sell your Estancia condo or buy your next one — McGreevy and Comisar is the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 real estate team in Southwest Florida since 2012, with over $2.5 Billion in real estate sold and $860 million in personal sales between Jesse and Marc alone.
Recent Estancia track record (trailing 12 months): Estancia recorded 5 closed sales over the past year, totaling $6,970,067 in sales volume at a median sold price of $1,337,500 (average $1,394,013, range $1,098,000 to $1,625,000). Those units closed at an average of 93.5% of list price with a median 169 days on market. Six units are currently active ($1,099,000 to $1,790,000, median $1,447,000) — roughly 14 months of supply, a notably elevated, buyer-favorable inventory position. In a building where ample supply meets a thin, owner-occupant buyer pool, correct pricing and a team that knows the tower floor-by-floor and exposure-by-exposure decide whether you sell near the top of the range or chase the market down. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.)
Honors and recognition:
Selling your Estancia at Bonita Bay home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, confidential conversations welcome for luxury listings) or email [email protected].
Buying a home in Estancia at Bonita Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Selling your Estancia condo? We know this building — the floor-by-floor pricing curve, the west-bay vs. east-golf exposure premium, the HOA fee objection and how to frame it, and the renovation story (Karins 2017, pool deck 2018, Clive Daniel 2022) that separates a stale listing from a compelling one. Call Jesse directly at (239) 898-6072 — text or call. Free no-obligation valuation.
Buying at Estancia? We will walk you through every active listing, explain what the price spread between floors 3 and 18 actually means, and negotiate the comp-anchored offer that wins in this buyer's market. Call Marc at (239) 287-5873 to schedule a consultation.
If you own a unit at Estancia at Bonita Bay and are thinking about selling — this season, next year, or simply exploring what the market looks like — you are on the right page. This section is written specifically for you.
The Estancia market in 2026 is a buyer's market. That is the honest starting point. Over the trailing 12 months Estancia closed just 5 units at a median of $1,337,500, taking a median 169 days on market and settling at an average 93.5% of list price. Today 6 units are active in an 89-unit building — and against 5 sales a year, that is roughly 14 months of supply, a notably elevated inventory level. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.)
None of that means your unit cannot sell. It means that pricing, positioning, and agent selection are the three variables that separate a clean close from a price-cut spiral. Sellers who overprice relative to the active competition end up chasing the market down with repeated reductions — which signals weakness and invites further lowball offers. Sellers who price precisely against real Estancia comps, present the unit's genuine differentiators (the pool deck view, the renovation history, the intimate 89-unit scale), and market directly to the specific buyer profile for this building close in far fewer days and at far higher net proceeds.
The market numbers for Estancia specifically:
We are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We have sold over $860 million personally and our team has cleared $2.5 billion in total production. We are not generalists — we specialize in the Bonita Bay tower cluster and have represented sellers at Estancia, Tavira, Esperia, and the surrounding villages for decades.
Here is what we do differently for Estancia sellers that generic listing agents do not:
We know the buyer. Estancia's buyer almost always comes from out of state — Midwest, Northeast, Great Lakes. They found this page, or pages like it, before they ever called an agent. We have a database of qualified buyers actively searching the $1.4M–$1.8M Bonita Bay high-rise tier. Before your unit hits the public MLS, we have already contacted the buyers most likely to make an offer.
We price to the building, not the ZIP. The typical mistake: comping your Estancia 3BR against Bonita Bay-area averages ($405/sq ft all-in) that blend high-rises with coach homes. We comp it against other Estancia closings and active Estancia competition, then adjust for your specific floor and exposure. The difference between a correct price and a wrong one at this level is $50,000–$150,000 in net proceeds.
We tell the renovation story. Estancia's documented capital investment timeline — Karins Engineering (2017), 2018 pool deck, Summer 2021 fitness center, 2022 Clive Daniel lobby renovation — is a genuine competitive advantage against un-renovated peer towers. Most listing agents ignore it. We lead with it.
We produce professional photography that shows the view. West-facing Estancia units have the best Estero Bay sunset exposure of any building in the cluster. Photographed at golden hour, those views close deals. Photographed at 2 PM in flat Florida light, they look like every other listing. We work with photographers who understand this building.
We handle the SIRS and insurance conversation proactively. Post-Surfside buyers ask about structural inspections and reserve adequacy before they make an offer. Sellers who have answers ready close faster than sellers who are caught off guard. We brief our sellers on exactly what to expect and what documents to have ready.
Week 1: We walk your unit and run the comp analysis. We give you a specific price range with floor/exposure justification — not a vague "it depends" range. We discuss condition: what, if anything, is worth doing before you list.
Week 2–3: Professional photography (including golden-hour sunset shoot for west-facing units). Listing description written to speak directly to the Estancia buyer persona. Pre-MLS outreach to our buyer database and to agents active in the Bonita Bay high-rise tier.
MLS launch: Your unit goes live with a strong listing that does not undersell the building's genuine differentiators. We do not write generic descriptions — every Estancia listing we take gets a custom narrative tied to the specific floor, exposure, and renovation status of that unit.
Offer to close: We manage the HOA application process, the condo disclosure package review, the inspection response, and every negotiation point from offer through closing. In a buyer's market, the negotiation phase is where experienced agents recover the most value for their sellers.
The range above ($1,099,000–$1,790,000, median list $1,447,000) covers all 6 active Estancia listings. Your unit's actual value within that range — or above it if you have a premium floor and west-bay exposure — depends on variables that require walking the unit and analyzing the specific comparable sales. We do that analysis for free, with no obligation, and without inflating the number to win the listing.
Call or text Jesse at (239) 898-6072. Five minutes is enough to give you directional value. A 30-minute walkthrough gives you the full picture.
Estancia stands at 4801 Bonita Bay Blvd, Bonita Springs, FL 34134. The building is one of the six original Bonita Bay high-rise towers developed by Bonita Bay Group — completed in 2002 alongside Vistas, Horizons, Azure, Esperia South, and (shortly after) Tavira. It is a single concrete tower with 89 residential condominiums, a dedicated underground parking garage, and a 15,000-square-foot outdoor amenity deck that serves as the social hub for the building's 89 households.
The address puts you in City of Bonita Springs, Lee County, Florida, in ZIP code 34134 — the southern pocket of Bonita Springs, adjacent to the Estero Bay shoreline that forms the western edge of the Bonita Bay community. US-41 (Tamiami Trail) is roughly 2 miles northeast. Coconut Point mall is an 8-minute drive. Southwest Florida International Airport (RSW) is about 15 miles north — roughly 20 minutes without traffic.
Inside Bonita Bay, Estancia sits within the tower cluster — the portion of the community where the nine high-rises are concentrated near the Imperial River and the bay. The marina, the Bonita Bay Club's West Campus three-course golf complex, the trails along Estero Bay, and the shuttle pickup for the Private Beach on Little Hickory Island are all within walking distance or a short cart ride. The community itself encompasses 2,400+ acres of land with 12 miles of trails, multiple parks, protected nature preserves including the 5,000-year-old shell mounds at Estero Bay Park, a butterfly garden, and the kind of natural buffer that makes even 89-unit high-rise living feel insulated from the outside world.
Estancia is a full-time and seasonal home in equal measure. Many owners spend November through April in residence and summer elsewhere, which means the building carries a rhythm — the "Welcome Back" party in fall, the "End of Season" party in spring, the quieter summer months when maintenance projects run and units get prep work done before the seasonal return. If you are considering a full-time primary residence, this building absolutely supports that lifestyle — but you should understand the seasonal-ownership character going in.
The Estancia market is a buyer's market in 2026. Trailing-12-month closings ran a median 169 days on market and settled at an average 93.5% of list price, and current inventory — 6 active listings against 5 sales in a year — works out to roughly 14 months of supply. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) This does not mean your unit cannot sell — it means the difference between an agent who knows how to position Estancia and one who does not is the difference between a clean close and a price-cut spiral that chases the market down.
The sellers who win in this market: price at or near the most comparable recent comp, present the unit impeccably, and market directly to the specific buyer pool for this building. We have closed Bonita Bay high-rise transactions in every market condition since 2004. Call Jesse at (239) 898-6072 before you list anywhere.
The Bonita Bay condo market processed 105 closed sales in 2025, averaging $1,120,610 per transaction and $405 per square foot, with an average unit size of 2,390 square feet. (Source: market data compiled from Bonita Bay condo market reports, 2025) That $405/sq ft average covers the full spectrum of Bonita Bay condominiums — coach homes, mid-rises, and high-rises — and significantly understates what Estancia commands. When you isolate Bonita Bay high-rises, the numbers jump. The Bonita Bay median sale price across all types in November 2024 came in at $615 per square foot. (Source: Bonita Bay market data, November 2024)
The premium high-rise tier in Bonita Bay continues to hit extraordinary numbers when trophy inventory clears. Lee County's second-highest high-rise sale of 2025 was a combined double-unit at Seaglass — 6,000-plus square feet, floors 23 — that closed at $5,200,000. (Source: https://www.citybiz.co/article/780466/5-2m-bonita-bay-sale-marks-lee-countys-second-highest-high-rise-transaction-in-2025/) The top Omega sale that same year was $5,900,000 at $1,270 per square foot for an 18th-floor unit. (Source: market data, Bonita Bay high-rise sales 2025) These are the newest towers in the cluster (Omega completed 2023, Seaglass 2018). Estancia competes in a different tier by age and price — and that is not a drawback, it is an entry point.
As of June 2026, Estancia has 6 active listings, with asking prices ranging from $1,099,000 to $1,790,000 (median list $1,447,000) for standard three-bedroom units — roughly 14 months of supply against trailing-12-month sales. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Here is a representative inventory snapshot of recent and current listings:
Unit 301 — $1,395,000. Floor 3. 2,711 sq ft of interior living space plus a 2,200-square-foot outdoor lanai. Entry-level floor with direct amenity access. (Source: MLS active listing data)
Unit 1003 — $1,499,000. Floor 10. Three bedrooms. Freshly painted April 2026. (Source: MLS active listing data)
Unit 1103 — $1,790,000. Floor 11. Three bedrooms/three bathrooms. Expansive views of Estero Bay and the Gulf. (Source: MLS active listing data)
Unit 1201 — approximately $1,500,000. Floor 12. Three bedrooms, described as a Zen-inspired retreat. (Source: MLS active listing data)
Unit 1202 — $1,550,000. Floor 12. Three bedrooms. Views of Estero Bay and the Gulf. (Source: MLS active listing data)
Unit 1803 — $1,795,000. Floor 18. Three bedrooms/three bathrooms/two-car garage. Interior: 2,642 sq ft; total: 3,193 sq ft. Both east- and west-facing screened terraces plus an open east terrace. West terraces: Estero Bay and Gulf of Mexico views. East terrace: Hickory Island and Lovers Key. (Source: MLS active listing data)
Over the trailing 12 months, Estancia recorded 5 closed sales with a median sold price of $1,337,500 and an average of $1,394,013, ranging from a low of $1,098,000 to a high of $1,625,000, for $6,970,067 in total volume. Those sales took a median 169 days on market and closed at an average of 93.5% of list price. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) The elevated days-on-market and sub-94% sale-to-list ratio are the honest fingerprints of a buyer's market: well-positioned, correctly priced units still clear, but the negotiation gap between list and close is real and meaningful.
The LEEPA 2025 assessed Just Values for sampled Estancia units run $875,734–$889,542 for lower-floor units (floors 4–5), $1,277,142–$1,424,430 for upper-floor units (floors 19–20), and $3,278,854 for the Penthouse. (Source: https://www.leepa.org — individual parcel records for Folios 10470876, 10470877, 10470929, 10470931, 10470936, 10470949) These assessed values lag sale prices under Florida's Save Our Homes cap for homestead properties. Non-homestead investor and seasonal units are assessed at or near market at the time of sale.
Estancia is firmly in buyer's market territory as of 2026. The building's trailing-12-month closings took a median 169 days on market and settled at an average 93.5% of list price, and with 6 active listings against 5 sales in a year, inventory sits at roughly 14 months of supply. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Buyers today have leverage they did not have in 2021 and 2022.
The current active range — from a low of $1,099,000 to a high of $1,790,000 (median list $1,447,000) — reflects the building's floor and exposure spread. Lower-floor units anchor the bottom of the range and upper west-facing units the top; LEEPA tax records confirm the floor curve, with similar-size units gaining roughly 1.9% per floor of elevation. West-facing sunset and Gulf exposure adds a further premium over east-facing golf-course units. The highest achievable prices within Estancia are west-facing upper floors, followed by east-facing upper floors, with lower-floor units providing the entry point.
For a tailored market analysis or a direct comparison to Tavira or Esperia, call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Estancia unit? The market data above is your pricing map. Floor premium is real, exposure premium is real, and the current buyer's market means your agent's positioning strategy is the margin between a strong close and a discounted one. Call Jesse at (239) 898-6072 before you list anywhere.
Estancia at Bonita Bay was developed by Bonita Bay Group, the master developer behind the entire Bonita Bay community — 2,400 acres on Estero Bay that Bonita Bay Group began assembling in the late 1970s and early 1980s. Estancia was delivered in 2002, confirmed independently by Lee County Property Appraiser records showing "1st Year Building on Tax Roll: 2002" across all sampled residential parcels, and by Florida Weekly coverage of a ninth-floor unit described as "Built in 2002." (Source: https://www.leepa.org — parcel records; https://bonitasprings.floridaweekly.com — article snippet)
Estancia was part of the original six-tower group that defined Bonita Bay's high-rise identity. A 2010-era Florida Weekly article documented an open house event at all six towers: Vistas, Horizons, Estancia, Azure, Esperia South, and the then-newest, Tavira. (Source: https://bonitasprings.floridaweekly.com — open house article snippet) These six towers were all Bonita Bay Group developments, built within the same master plan and generally consistent in design language — porte-cochère motor-court entries, semi-private elevator foyers, and the same western Estero Bay orientation that makes the club lifestyle the center of daily life.
The later towers — Seaglass (Ronto Group, 2018), Omega (completed 2023), and Esperia North — came from different developers in subsequent phases. Seaglass, for example, was confirmed as a Ronto Group development with 120 units across 26 floors. (Source: Florida Weekly snippet on Seaglass at Bonita Bay) This developer distinction matters in a practical sense: Estancia's Bonita Bay Group DNA means it shares the same quality standards and community philosophy as the original master plan, not the later developer iterations.
The developer entity, Estancia at Bonita Bay, Inc. (Florida Division of Corporations Document No. P98000100985), was incorporated November 30, 1998 — four years before delivery — and was administratively dissolved in September 2020 after building turnover was long complete. (Source: Florida Division of Corporations, Sunbiz.org) The resident-controlled Estancia at Bonita Bay Condominium Association, Inc. (Document No. N00000004548, EIN 65-1095327) was filed on July 10, 2000 and remains ACTIVE as of June 2026, with Amended and Restated Articles filed June 5, 2023. (Source: http://search.sunbiz.org — entity N00000004548)
The 2023 Amended and Restated Articles represent the association's post-Surfside governance update — the Florida Legislature's Senate Bill 4D (effective 2022) and Senate Bill 154 (effective 2023) required condominium associations to update their governance frameworks, and the 2023 Estancia filing is consistent with that timeline.
The 2-units-per-elevator figure is the building's signature intimacy stat. Most comparable luxury towers have 4–6 units per elevator bank. Estancia's arrangement means each elevator serves only two residences on every floor — creating a semi-private foyer relationship at every level. In a building of only 89 units, the result is that residents genuinely know their neighbors.
Estancia offers no studio or one-bedroom configurations. Every unit is a minimum two-bedroom, and the average unit exceeds 3,000 total square feet including screened lanais and balconies. Here are the seven configurations:
2BR / 2.5BA — "01" Unit Position Living area (A/C): ~2,134 sq ft (Source: LEEPA parcel records for Units 501 and 1901) Total sq ft: approximately 2,642 sq ft (per Florida Weekly listing description) This is the smallest configuration in the building. A corner-position floor plan with 2.5 baths, it appears in what the STRAP numbering suggests is the "01" position on each floor — the northeast exposure. Two of the nine units sampled in LEEPA records were 2BR/2.5BA, suggesting this is a less common but confirmed configuration. The official website notes Residence One can be optionally converted to a 2BR plus Family Room/Home Office layout.
Residence One — 3BR / 3BA Total sq ft: 2,995 sq ft | A/C sq ft: 2,711 sq ft Outdoor: Screened Lanai Optional configuration: 2BR plus Family Room/Home Office (Source: https://www.estanciaatbonitabay.com/residences/)
Residence Two — 3BR / 3BA Total sq ft: 3,486 sq ft | A/C sq ft: 2,867 sq ft Features: Family Room/Home Office, Multiple Screened Lanais and Balcony This is the largest non-penthouse floor plan. The 9th-floor Florida Weekly listing described "2,867 square feet of living space" with "three bedrooms, a den and three bathrooms" — confirmed as Residence Two. (Source: https://bonitasprings.floridaweekly.com; https://www.estanciaatbonitabay.com/residences/)
Residence Three — 3BR / 3BA Total sq ft: 3,209 sq ft | A/C sq ft: 2,647 sq ft Features: Family Room, Multiple Screened Lanais and Balcony (Source: https://www.estanciaatbonitabay.com/residences/)
Residence Four — 3BR / 3BA Total sq ft: 2,935 sq ft | A/C sq ft: 2,717 sq ft Features: Family Room/Home Office, Screened Lanai (Source: https://www.estanciaatbonitabay.com/residences/)
North Penthouse — 3BR / 4.5BA Total sq ft: 4,971 sq ft | A/C sq ft: 4,357 sq ft Features: Family Room, Home Office, Multiple Balconies (Source: https://www.estanciaatbonitabay.com/residences/ and https://www.estanciaatbonitabay.com/luxury-penthouses-bonita-bay/)
South Penthouse — 3BR / 4.5BA Total sq ft: 5,364 sq ft | A/C sq ft: 4,435 sq ft Features: Family Room, Home Office, Multiple Balconies This is the largest unit in the building. The LEEPA-assessed penthouse (Folio 10470949) shows 3BR/4.5BA with a gross living area of 3,883 sq ft and a 2025 Just Value of $3,278,854. (Source: https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10470949)
LEEPA 2025 Just Values illustrate the floor-height premium clearly:
| Floor | Unit | Bedrooms | Living Area | 2025 LEEPA Just Value |
|---|---|---|---|---|
| 4 | 404 | 3BR/3BA | 2,267 sq ft | $889,542 |
| 5 | 501 | 2BR/2.5BA | 2,134 sq ft | $875,734 |
| 19 | 1901 | 2BR/2.5BA | 2,134 sq ft | $1,277,142 |
| 19 | 1903 | 3BR/3BA | 2,358 sq ft | $1,424,430 |
| 20 | 2004 | 3BR/3BA | 2,267 sq ft | $1,414,175 |
| PH | PH-101 | 3BR/4.5BA | 3,883 sq ft | $3,278,854 |
(Source: Lee County Property Appraiser, individual parcel records 2025)
A similar-size 2BR/2.5BA unit on floor 5 is assessed at $875,734; the same configuration on floor 19 is assessed at $1,277,142 — a $401,000 difference attributable almost entirely to elevation and view. That is the floor premium quantified.
SELLERS: Know exactly where your unit sits on this curve before you price it. A floor-4 and a floor-19 unit of similar square footage carry a $400,000+ assessed value gap — and sale prices follow. An agent who misses this prices your unit incorrectly in either direction. We price every Estancia listing with a full floor-by-floor and exposure-by-exposure competitive analysis. Call Jesse at (239) 898-6072 for your unit's precise pricing.
Estancia's outdoor amenity deck was comprehensively renovated in 2018, and it is important to understand what that renovation replaced and what it added. Before the renovation, Karins Engineering — the structural engineering firm that has a documented long-term relationship with Estancia — completed a two-phase restoration project that included complete removal of all plaza deck pavers and planters to replace a failing waterproofing membrane system and all expansion joints. In other words, the bones of the deck were gutted to modern standards before the 2018 renovation added the visible luxury layer. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay)
The result is over 15,000 square feet of outdoor deck space. (Source: https://www.estanciaatbonitabay.com/amenities/) Here is what that space contains:
Heated pool and spa: The pool is heated and paired with a full hot tub/spa. (Source: https://www.estanciaatbonitabay.com/amenities/) Both were renovated in 2018 alongside the deck.
The view from the pool deck — the differentiator: Estancia claims — on its own official website — to be "the only building in Bonita Bay with unobstructed views of the golf course and water hole on Estero Bay" from its poolside deck. (Source: https://www.estanciaatbonitabay.com/amenities/) No other tower in the nine-building cluster can make this specific claim. Residents at the pool look across the Bay Island golf course water hole directly to Estero Bay. At sunset, the light on the water is among the best available from any common-area vantage point in the entire community.
Outdoor dining and entertainment:
The outdoor dining configuration — 40-person capacity, full bar station, two gas grills, two fire pits — makes this a venue-quality deck. The seasonal poolside BBQs Estancia hosts each year are genuinely well-attended affairs in a building where residents know each other by name.
Sellers: The 2018 deck renovation is a listing asset your agent should be leading with, not burying in a footnote. The Karins Engineering structural restoration underneath it (full waterproofing membrane replacement) is equally important — it tells a buyer that the building's capital investment is substantive, not cosmetic. When we list Estancia units, the renovation timeline goes in the first 200 words of the listing description. Call Jesse at (239) 898-6072 to talk strategy.
Estancia's building-exclusive fitness center was renovated in Summer 2021 with new Life Fitness commercial-grade equipment. (Source: https://www.estanciaatbonitabay.com/amenities/) The facility is open 24 hours a day and features: Life Fitness treadmills, ellipticals, recumbent bikes, cable and pulley system, rowing machine, spin bike, leg press, leg curl, large-screen TV, and free weights. The building's own marketing describes "attractive views while working out" — consistent with the fitness center's placement on the amenity floor with golf course and bay sightlines.
The club room is a designer-furnished space with a bar and catering kitchen, suitable for private events, celebrations, board meetings, and resident gatherings. The bar and catering kitchen configuration means residents can host formal seated dinners or cocktail receptions without leaving the building. (Source: https://www.estanciaatbonitabay.com/amenities/)
The card room is a dedicated space adjacent to the club room, hosting the regularly scheduled card games — Mahjong, bridge — that run throughout the season. (Source: https://www.estanciaatbonitabay.com/amenities/)
Building-specific social programming includes:
These building-level wellness amenities operate separately from Bonita Bay Club's full spa complex (available to Club members). Residents with a Club membership have access to both.
Estancia provides 2 furnished guest suites within the building for residents to reserve for visiting family and friends. (Source: https://www.estanciaatbonitabay.com/amenities/) Two guest suites for 89 units is a standard-to-generous ratio for the class of building. Many comparable towers offer one or zero.
Parking: Every unit has a dedicated indoor parking garage with 2 spaces per unit. (Source: https://www.estanciaatbonitabay.com/amenities/) The garage is secured and exclusive to Estancia residents.
EV Charging: Level 2 electric vehicle charging is available in individual parking spots within the garage. (Source: https://www.estanciaatbonitabay.com/amenities/) For a building completed in 2002, this is a genuine retrofit upgrade — most comparable vintage buildings have at best shared community charging stations rather than per-spot Level 2 infrastructure.
Storage: Every unit comes with an individual ground-floor storage unit. A separate bike room is also available for all residents. (Source: https://www.estanciaatbonitabay.com/amenities/) Three tiers of storage — unit interior, ground-floor personal locker, bike room — above typical for 2002-vintage construction.
Technology:
Entry: Estancia features a porte-cochère entry — a covered motor-court-style drop-off lane at the front of the building, characteristic of the Bonita Bay Group towers. (Source: official Estancia website sitemap image listing "PorteCuchere" photograph)
Lobby staffing: Fully staffed lobby reception desk with weekday concierge service — Monday through Friday during business hours. The concierge handles visitor management, package delivery, service coordination, and general assistance. After-hours security is managed via FOB system and security cameras. (Source: https://www.estanciaatbonitabay.com/amenities/)
Building management team: Estancia maintains a live-in Building Manager plus an Assistant Manager, 2 housekeepers, and 2 maintenance providers. (Source: https://www.estanciaatbonitabay.com/amenities/) For a building of 89 units, a live-in manager is strong staffing — emergencies have a 24/7 on-site escalation point.
The resident portal is through ConciergeePlus (https://estanciatest.conciergeplus.com/), where owners access governance documents, amenity reservations, and account management.
West-facing units at Estancia deliver the building's signature view: Estero Bay and the Gulf of Mexico. From upper floors (14 and above), west-facing units see open water all the way to the Gulf horizon. The Bay Island golf course water hole — the same water feature you see from the pool deck — sits in the middle foreground, giving the view a pastoral frame before the open estuary takes over.
From a floor-18 west-facing unit, the 360-degree vocabulary includes: the shimmering surface of Estero Bay, the marina area along the Imperial River, the natural estuarine landscape in all directions, and the Gulf of Mexico light that builds throughout the afternoon before the full sunset show begins at dusk. One active listing description for Unit 1803 captures it: "spectacular views of Estero Bay & the Gulf of Mexico" from west terraces, with the east terrace offering views of Hickory Island and Lovers Key. (Source: MLS active listing data)
The west-facing "03" and "04" unit positions on each floor are the trophy exposures in Estancia. They command the highest prices within the building. If you want the sunset-over-water life that defines the Bonita Bay tower experience, these are your floors.
East-facing units look toward the Bay Island golf course and Bonita Bay's protected interior preserve. These units offer a different but equally beautiful view: lush fairway green, wildlife in regular rotation (Bonita Bay is an Audubon Cooperative Sanctuary — deer, osprey, herons, ibis, and roseate spoonbills are common sightings from east-facing unit balconies), and the quieter, cooler feel that comes from facing away from the open water and afternoon sun.
East-facing units at Estancia are priced below west-facing units in the current market — not because they lack quality but because the sunset/bay view commands a well-documented premium. For buyers who appreciate wildlife, golf-course aesthetics, and a more private, inward-facing feel, the east stack offers compelling value.
Some units described as east-facing still capture partial Gulf views at angles because of the building's site orientation. Unit 1103 (floor 11), for example, is described in its listing as having "expansive views of Estero Bay and the Gulf" despite its position — suggesting the building's siting on the curved bay edge creates diagonal sightlines that some east-positioned units exploit.
At the penthouse level — above the 20th residential floor — both configurations (North and South) reach views that transcend the unit-stack orientation debate entirely. At 250-plus feet of elevation, there are no neighboring towers tall enough to obstruct any direction. North-facing penthouses see the Imperial River and marina complex; south-facing see toward Naples Bay; east and west views are both unobstructed. The South Penthouse at 5,364 total square feet is the largest unit in the building, assessed at $3,278,854 on the 2025 LEEPA tax roll.
To reiterate the point made in the Amenities section: Estancia is the only building in Bonita Bay with an unobstructed sightline from the pool deck to the Bay Island golf course water hole and Estero Bay.
Sellers: This is your single most powerful listing differentiator — not just as a talking point, but as a photographable, documentable, drone-footage-able fact. No other tower can say it. If your listing agent is not leading with "the only building in Bonita Bay with unobstructed pool deck views of the golf course and Estero Bay," find a new agent. We lead with it every time. Call Jesse at (239) 898-6072. (Source: https://www.estanciaatbonitabay.com/amenities/) No other tower in the nine-building cluster makes this claim, and none can. Even if you never buy a west-facing unit, the common-area pool deck gives every Estancia resident access to this view every afternoon of the season.
The Bonita Bay Club is entirely separate from property ownership and HOA membership. Tower owners at Estancia choose whether to join, at which tier, or whether to skip the Club entirely. (Source: https://www.estanciaatbonitabay.com/bonita-bay-community/) There is no mandatory Club membership requirement at purchase, no forced transfer requirement when a unit sells.
The Bonita Bay Club is a non-equity private club — meaning initiation fees are non-refundable, and members hold no equity stake in club property. The Club operates across two campuses:
West Campus (inside Bonita Bay, Bonita Springs): Three Arthur Hills–designed courses — Bay Island, Marsh, and Creekside. These courses are an Audubon Cooperative Sanctuary. (Source: https://www.bonitabayclub.net/golf)
East Campus (Naples, FL — approximately 15 minutes east): Two Tom Fazio–designed courses — Cypress and Sabal. These two courses are the world's first private 36-hole Audubon International Signature Sanctuary. Sabal was undergoing renovation by Fazio Design (led by Tom Marzolf, part of the original Fazio design team) as of research date. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club)
One Bonita Bay Club membership covers both campuses — 54 holes of championship golf with a single annual dues payment. The dual-campus structure is unusual and is a meaningful differentiator against other SWFL private clubs.
In February 2024, Bonita Bay Club unveiled a new Golf Academy. (Source: https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)
Bonita Bay Club members at any tier access:
| Tier | Initiation Fee | Annual Dues |
|---|---|---|
| Golf Membership | $150,000 | ~$19,500/year |
| Sports Membership | $60,000 | ~$10,110/year |
| House / Fitness (verify scope) | Confirm with Club | Confirm with Club |
(Sources: https://thebrassie.com/bonita-bay-club-membership-cost/; https://www.privateiq.golf/clubs/florida/bonita-springs/bonita-bay-club-bonita-springs-fl/membership-cost — secondary sources; verify current fees directly with Bonita Bay Club Membership Office before any purchase decision)
Important for buyers: When an Estancia unit sells, Club membership does not automatically transfer with the deed. The typical non-equity private club model requires new buyers to purchase membership independently. Confirm with the Club's membership office before making any assumption about membership transferability in a specific transaction.
Sellers: Club membership non-transfer is one of the most common buyer questions at the offer stage. Be ready with a clear answer and the current transfer procedure from the Club. Agents who are unprepared lose buyers at this moment. We coach every Estancia seller on this conversation before we go to market. Call Jesse at (239) 898-6072.
Club membership is optional. But Bonita Bay property ownership through the BBCA (Bonita Bay Community Association) master HOA comes with a rich amenity package regardless of Club participation:
Understanding Estancia's carrying costs requires separating two distinct fee obligations that every unit owner pays simultaneously.
The Estancia Condominium Association fee covers all building-specific operations and is billed quarterly. Based on MLS disclosure data from two separately recorded units:
Unit 1803 (MLS 223028878): Condo fee $7,078.29 per quarter. Total annual recurring fees: $33,762. (Source: MLS disclosure records)
Unit 2002 (MLS 224098461, sold February 2026): Condo fee $7,648.95 per quarter. Total annual recurring fees: $36,046. (Source: MLS disclosure records)
This gives a current quarterly fee range of approximately $7,078–$7,649 depending on the unit, annualizing to $28,313–$30,596 per year for the Estancia sub-HOA alone.
What this quarterly fee includes (from MLS disclosures, confirmed across two units):
(Source: MLS 223028878 and MLS 224098461)
What owners pay separately:
The comprehensiveness of the bundle is worth emphasizing: many competing luxury condos in SWFL charge a lower headline quarterly figure but require owners to pay separately for cable, internet, lawn service, and building insurance. When you normalize on all-in cost of ownership at Estancia — what you actually spend every month to live here — the comparison improves materially.
The Bonita Bay Community Association (BBCA) master fee, paid by all Bonita Bay property owners regardless of sub-community, is billed annually at $4,420 per year. (Source: MLS 223028878 and MLS 224098461)
This master fee covers: maintenance of community-wide common areas, grounds, roads, streetlights, lake and stormwater management, all BBCA recreational parks including the beach park (under reconstruction), and BBCA administrative operations.
| Component | Quarterly | Annual |
|---|---|---|
| Estancia sub-HOA condo fee | ~$7,078–$7,649 | ~$28,313–$30,596 |
| BBCA master association fee | n/a (billed annually) | $4,420 |
| Combined total | — | ~$32,733–$35,016 |
MLS records confirm total annual recurring fees of $33,762 (unit 1803) and $36,046 (unit 2002), corroborating this range. (Source: MLS disclosure records)
At the midpoint of this range — approximately $34,000 per year or $2,833 per month — Estancia ranks among the higher HOA-fee buildings in the Bonita Bay tower cluster. This reflects the full-service luxury building scope.
Sellers: The HOA fee is the most common buyer objection you will face at this price point. Agents who can't explain the itemization lose deals. We know this bundle cold — cable, internet, building insurance, water, sewer, trash, pest control, live-in manager, reserves — and we frame it as an all-inclusive luxury service package, not an expense. The agent who can have this conversation confidently puts 5–10% more in your pocket. Call Jesse at (239) 898-6072.: the live-in manager, the staffed lobby, the 2018 amenity deck renovation, the Summer 2021 fitness center upgrade, the 2022 Clive Daniel lobby renovation, the inclusion of cable, internet, building insurance, water, sewer, and pest control.
On the BBCA's financial health: The BBCA's 2024 Annual Meeting disclosed the following: operations funds at year-end 2024 were $18.8 million (up from $18.3 million the prior year); reserve funds were $5.5 million (down from $6.4 million, reflecting beach reconstruction spending). BBCA Treasurer Ron Breen described the overall financial state as "strong." (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/)
SELLERS: The HOA fee is the most mishandled part of an Estancia listing. Agents who simply post "$7,078/quarter" and move on lose buyers who would otherwise have been converted. The correct approach: present the full itemized inclusion list (cable, internet, building insurance, water, sewer, trash, pest, reserves, management) so buyers can do the true all-in comparison against competing buildings that charge all those items separately. We lead every Estancia listing with this analysis. Call Jesse at (239) 898-6072 to see how we structure it.
Estancia at Bonita Bay operates under a Declaration of Condominium recorded at Official Records Book 3702, Page 2921, Lee County Official Records. (Source: LEEPA property description field, confirmed across all sampled Estancia parcels)
This is the founding legal document for the condominium. It contains: the legal description, unit boundary definitions, common element designations, percentage interests, condominium association powers, parking and storage assignments, and any amendment history. To access it, navigate to https://or.leeclerk.org/LandMarkWeb/Home/Index and search by Book 3702, Page 2921.
Florida Statute 718.111 makes condo association documents generally available online as a matter of public policy — meaning the Declaration of Condominium and any recorded amendments are public record. (Source: https://beckerlawyers.com/condominium-documents-generally-available-online-news-press/)
The resident portal — https://estanciatest.conciergeplus.com/ — is where current owners and approved tenants access bylaws, rules and regulations, meeting minutes, and governing documents behind login. Buyers negotiating a purchase should request the full condo disclosure package from the seller, which under Florida Statute 718.503 must include: declaration, bylaws, rules and regulations, most recent financial statements, and budget.
The HOA entity: Estancia at Bonita Bay Condominium Association, Inc.
Current Board (from Sunbiz most recent annual report):
(Source: http://search.sunbiz.org — entity N00000004548)
The BBCA Design Review Guidelines were updated in February 2025 and govern community-wide standards for modifications, landscaping, and exterior alterations across all Bonita Bay sub-communities including Estancia. (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-april-2025/)
The single most telling data point about Estancia as a rental market is how little of it there is. Over the trailing 12 months there were 0 active MLS rental listings and just 1 recorded lease — a single unit that leased at $6,750/month. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) That is not a gap in the data — it is the market. Estancia is a predominantly owner-occupant building. Its owners buy here to live, full-time or seasonally, and the governing documents (30-day minimum lease, maximum of 3 leases per year) are designed to keep it that way.
What that means in practice:
The detailed rental restrictions that produce this market are below.
Minimum lease term: 30 days. Estancia does not permit rentals of less than 30 days, which effectively prohibits Airbnb, VRBO, and any other short-term rental arrangement. (Source: MLS disclosure records)
Maximum leases per year: 3. The building limits the number of lease transactions per unit per year to three. With a 30-day minimum and a 3-lease cap, the practical maximum rental occupancy in a calendar year is about 90–120 days of tenant occupancy (three separate 30-to-40-day leases). This is not a pure investment-income building. (Source: MLS disclosure records)
Rental application fee: $200. (Source: MLS 223028878)
Observed rental activity (MLS): Rental turnover is minimal. Over the trailing 12 months Estancia had 0 active MLS rental listings and 1 recorded lease, at $6,750/month. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) With so few data points, there is no reliable seasonal rate range to quote — the building simply does not rent at scale.
Leasing cap percentage (the percentage of units that can be leased at any one time): not confirmed in publicly available documents. Check with the association directly or via the seller's disclosure package.
Pets allowed: Yes — 2 pets per unit. (Source: MLS disclosure records)
Weight limits and breed restrictions: Not confirmed in publicly available documents. The Rules and Regulations document (accessible via the resident portal or seller's disclosure) will specify exact weight limits and any breed restrictions applicable to Estancia.
Outdoor pet areas: A designated dog walking area is included in Estancia's building amenities. (Source: https://www.estanciaatbonitabay.com/amenities/)
Community-wide: pets must be leashed outside of units; owners are responsible for cleanup. (Source: https://www.hoabulletinboard.com/hoa/bbbsfl/about_hoa/)
Hurricane Ian made landfall on September 28, 2022, as a Category 4/5 storm with sustained winds exceeding 155 mph and storm surge above 12 feet in parts of Lee County. (Source: https://www.cityofbonitasprings.org/hurricane_ian) Bonita Bay's barrier-island Beach Park was completely destroyed. The Bonita Bay Club sustained bridge damage, cart barn flooding, and golf course damage. (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/)
For the Estancia tower specifically: no news reporting, HOA communication, or public filing documenting catastrophic or structural damage to 4801 Bonita Bay Blvd was found in research. This is significant context when you understand what Ian did to comparable properties.
The Insurance Institute for Business & Home Safety (IBHS) conducted a comprehensive post-Ian engineering study of 230 multifamily structures in the impact zone. Its finding: among multifamily buildings constructed to the modern Florida Building Code — like Estancia, built in 2002 post-2001 FBC — zero experienced structural damage. Component and cladding damage (roof cover, windows, sealants) remained common even in code-compliant buildings, but structural integrity held universally in the modern-code group. (Source: https://ibhs.org/wind/building-performance-in-sw-florida-during-hurricane-ian-2022/)
Estancia's structural profile is further supported by its pre-Ian maintenance history: Karins Engineering completed a two-phase restoration in the 2017 timeframe that included full building repainting, sealant replacement, and replacement of the entire plaza deck waterproofing membrane. Hurricane Irma (2017) struck during Phase 2 of that project with no resulting project damage due to adequate pre-storm preparation. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay) Heading into Ian in 2022, the building's envelope and deck waterproofing systems were in professionally restored condition.
No Estancia-specific Ian special assessment has been found in public records. This stands in contrast to some Lee County coastal communities where post-Ian assessments reached $50,000+ per unit (e.g., the Dolphin Way of Hickory Point situation documented by Fox 4). (Source: https://www.fox4now.com/bonita-springs/after-ian-coastal-residents-spend-thousands-out-of-pocket-still-waiting-for-insurance) The absence of a public assessment notice for Estancia's building itself is consistent with the building's Ian exposure and maintenance profile.
What buyers must verify directly: Request from the Estancia association (via the seller's disclosure package or direct board inquiry): (a) confirmation of any Ian-related special assessment on the building, (b) board meeting minutes from 2022–2024 documenting any Ian claim, remediation, or reserve discussions, (c) the current master insurance policy's coverage terms.
Status: Not confirmed via direct FEMA MSC lookup. The FEMA Map Service Center (https://msc.fema.gov) requires a JavaScript-rendered browser session for address-specific results that was not directly available during research. This is a material gap.
What is known from context: Bonita Bay sits adjacent to the Imperial River and Estero Bay — low-lying coastal Florida geography. Portions of the community are in FEMA AE flood zones. The high-rise tower itself sits on a concrete podium, with upper floors well above any base flood elevation; however, the ground-level parking garage and storage areas may carry flood zone designations.
Required buyer action: Go to https://msc.fema.gov and search "4801 Bonita Bay Blvd, Bonita Springs, FL 34134" for the exact flood zone designation and base flood elevation for this address. Also cross-reference Lee County's GIS Find My Flood Zone tool at https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2.
This is an unambiguous buyer advantage. Lee County (unincorporated) holds a Class 5 Community Rating System (CRS) designation through FEMA's voluntary floodplain management incentive program. Class 5 entitles NFIP flood insurance policyholders to a 25% discount on their flood insurance premiums. (Source: https://www.leegov.com/dcd/flood/firm/insurance/discounts)
In late 2024, FEMA threatened to revoke this discount for post-Ian rebuilding violations. After a 121-day remediation period during which Lee County communities submitted corrective action plans, FEMA confirmed in November 2024 that unincorporated Lee County, Cape Coral, Bonita Springs, and Estero all retain the 25% discount. Fort Myers Beach did not — it lost its discount and was placed on NFIP probation. (Source: https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not)
The collective value of the preserved discount to Lee County policyholders is estimated at $14–17 million annually. (Source: https://www.capecoralbreeze.com/news/local-news/2024/11/21/lee-county-maintains-community-rating-system-classification-and-nfip-policyholder-discounts/) For Estancia buyers carrying NFIP flood insurance, this translates to meaningful annual premium savings versus an identical property in a community without the CRS discount — including Fort Myers Beach.
The Florida condo insurance market remains materially more expensive post-Ian than pre-Ian. Key data points:
For Estancia specifically: The $7,078–$7,649 quarterly HOA fee includes building insurance. A portion of that fee — not broken out publicly — covers the master policy's post-Ian premium. Buyers should request the current HOA budget and the specific insurance line item to understand the post-Ian cost embedded in their carrying charges. Additionally, each unit owner should budget for their own HO-6 interior policy (typical range: $1,500–$3,000/year depending on coverage level and insurer) plus any flood insurance applicable to their unit if required by lender or Citizens.
In March 2022, Estancia selected Clive Daniel Home to execute an interior renovation master plan for the building's common areas. Phase 1 of the project: all 40 elevator corridor lobbies (20 floors, 2 elevators per floor). Scope included new custom carpet, fresh paint palette, new elevator lobby chandeliers, and updated furnishings. Phase 1 was underway summer 2022 and expected to be complete by fall 2022. Subsequent phases were planned for the main lobby and social room. (Source: https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/)
This renovation — announced in March 2022 and substantially complete by the time Ian struck in September 2022 — means Estancia's common areas were freshly renovated entering the post-Ian era. Clive Daniel also completed a separate clubhouse renovation at Esperia and Seaglass at Bonita Bay, establishing the firm's credibility across the tower cluster. (Source: https://clivedaniel.com/elevating-club-spaces-at-esperia-seaglass-bonita-bay/)
Navigating the post-Ian insurance and flood zone questions is one of the most important things your listing agent does. Sellers who have the right answers close faster; sellers who are caught off guard lose buyers. We brief every Estancia seller on exactly what to expect on these questions before we go to market.
Selling your Estancia condo? Call Jesse (239) 898-6072). Buying? Call Marc (239) 287-5873).
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008 · 5 Star Award for Customer Satisfaction 20 Straight Years · #1 Team in Southwest Florida since 2012 · $2.5 Billion Sold · $860 million Personal Sales · Nationally Recognized · Platinum Sales Production Award Winners
Following the 2021 Champlain Towers collapse in Surfside, Florida enacted Senate Bill 4D (2022) and Senate Bill 154 (2023), creating mandatory structural inspection and reserve requirements for condominiums:
Milestone Inspection: Required for residential condo buildings 3+ stories old. For buildings within 3 miles of the coast (the "coastal threshold"), the trigger is 25 years of age; for all buildings regardless of coastal proximity, 30 years. After the initial inspection, repeat every 10 years.
Structural Integrity Reserve Study (SIRS): Required for buildings 3+ stories; must be completed and non-waivable reserve funding must begin. Covers 8 mandatory structural components: roof, load-bearing walls, floors, foundation, fireproofing/fire protection, plumbing, electrical, and windows/exterior doors.
SIRS deadline: December 31, 2025 (extended from 2024 by HB 913). As of 2026, SIRS completion and non-waivable reserve funding are mandatory for applicable buildings. (Source: https://buildingmavens.com/blog/florida-2025-sirs-law-changes-hb913/; https://condos.myfloridalicense.com/inspections/)
Estancia was built in 2002. The building is approximately 24 years old as of 2026.
The 25-year coastal question is material. Estancia at 4801 Bonita Bay Blvd is situated adjacent to Estero Bay; whether the property falls within the statutory "3 miles of coast" for the 25-year threshold requires confirmation from the Lee County Building Department or City of Bonita Springs Development Services.
If the 30-year threshold applies: Buyers in 2026 are approximately 6 years ahead of mandatory structural inspection requirements.
If the 25-year coastal threshold applies: The building may already be approaching the inspection window and the SIRS completion mandate.
What buyers must ask: Request from the Estancia association: (a) whether a SIRS has been completed, (b) if so, what reserve funding shortfalls it identified and the current reserve funding schedule, (c) whether a Phase I Milestone Inspection has been triggered and completed, (d) whether any Phase II structural assessment was required following the Phase I.
Under Florida law, sellers are required to provide these documents as part of the condo disclosure package. Do not close without reviewing them.
The one strong positive in Estancia's pre-inspection track record: the Karins Engineering restoration project of 2017 — which included full building envelope repainting, sealant replacement, and plaza deck waterproofing membrane replacement — provides a professionally documented recent structural intervention. Whether this work satisfies any portion of the SIRS requirements or reduces the reserve burden is a question for the current engineering and accounting team, but it demonstrates a pattern of proactive maintenance.
Building permits for properties within City of Bonita Springs limits are processed through the City's online portal: http://energov.cityofbonitasprings.org/CitizenAccess/. Post-Ian, Bonita Springs temporarily waived building permit fees for storm-related damage repairs beginning February 2023. (Source: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_permitting)
Specific permit records for 4801 Bonita Bay Blvd were not retrieved in the research phase — the energov portal requires an interactive browser session. Buyers and agents should query the portal directly for permits filed from 2022–2026 at this address to document: roof work, window/door replacement, structural repairs, mechanical updates, and any work tied to the Clive Daniel interior renovation.
Lee County Property Appraiser records (LEEPA) show a building inspection date of November 2023 across sampled Estancia parcels — consistent with a post-Ian property inspection cycle. (Source: https://www.leepa.org — parcel records)
Mail for Estancia is delivered to the building through a combination of the staffed lobby reception desk (for packages and oversized deliveries) and individual unit mailboxes. The weekday concierge desk handles package acceptance and notifications during business hours. After-hours deliveries are coordinated via the building's FOB-access system. For large furniture or renovation-related deliveries, building management typically requires advance scheduling to coordinate elevator access and protect common-area finishes during the move. Residents planning full unit renovations should request the building's move-in/move-out and renovation policies from the management office before signing a purchase contract.
Building-wide trash removal is included in the Estancia HOA fee — no separate residential trash service contract is required. Residents use designated trash chutes or collection points on each floor; building staff handles removal. Recycling service is coordinated through City of Bonita Springs solid waste collection, which provides single-stream recycling pickup on the community schedule. (Source: City of Bonita Springs municipal services)
All of Bonita Bay — including the Estancia tower cluster — is a gated community with staffed guard gates on its primary entrances. The main Bonita Bay entrance is on Bonita Bay Blvd off US-41. (Source: https://www.bonitabayresidents.com) The guard gate operates 24 hours, 7 days a week. Visitors and delivery vehicles are logged and directed to the appropriate building. Residents are assigned a gate access code or transponder pass.
Within Estancia specifically, building access is controlled by FOB system, security cameras, and controlled-access entry at the lobby level. After-hours access for residents is fully FOB-managed. (Source: https://www.estanciaatbonitabay.com/amenities/) The porte-cochère drop-off area is accessible to visitors and ride-share vehicles but does not allow unsupervised access past the lobby.
VPN/connectivity note for remote workers: Estancia's technology infrastructure includes building-wide Wi-Fi in common areas and Hotwire bulk-service fiber optic internet in units (upgrading to 1,000/1,000 Mbps within 12 months of June 2025, locked at essentially 2025 pricing through 2034). (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-february-20-board-of-directors-meeting/) The building's fiber infrastructure makes it one of the better-positioned 2002-vintage buildings for remote work and video conferencing — a meaningful selling point as permanent or hybrid relocations from northern states continue into Bonita Bay.
Two elevator banks serve the building's residential floors, each bank serving 2 units per floor. The semi-private foyer arrangement means residents on any given floor share their elevator lobby with only one neighbor. Elevators are monitored under the building's security camera system.
Service elevator: Buildings of Estancia's class typically designate one elevator per bank for service use during move-ins, move-outs, and major deliveries. Confirm the exact reservation procedure with building management.
All landscaping and exterior building maintenance is included in the Estancia HOA fee. Individual unit owners have no separate lawn service obligation — the HOA handles everything from the building exterior to the grounds surrounding the tower. (Source: MLS 223028878 — "Maintenance Grounds" listed as included in HOA fee)
The building exterior was fully repainted and had all sealant replaced by Karins Engineering in the 2017 Phase 1 project. The plaza deck pavers and waterproofing system were replaced in Phase 2 of the same engagement. The 2018 pool deck renovation refreshed all outdoor hardscape, furniture, and landscaping in the amenity zone. The Clive Daniel interior renovation of 2022 covered all 40 elevator lobby corridors. This documented renovation history means a prospective buyer can confirm specific work with engineering records rather than relying on seller representations alone.
New ongoing commitment: The BBCA's 2040 Vision priorities (announced at the March 2025 Annual Meeting) include: power infrastructure upgrades, long-term water availability planning, flood mitigation systems, and a "One Bonita Bay" community branding initiative. These signal continued capital investment at the master community level beyond individual sub-village HOA budgets. (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/)
Building-wide pest control is included in the Estancia HOA fee. Residents do not need to contract separately for interior pest treatment for common-area-originating issues. (Source: MLS 223028878 — "Pest Control" listed as included)
Every unit has 2 indoor garage spaces. The garage is dedicated to Estancia residents — not shared with other towers or the broader Bonita Bay community. Level 2 EV charging is available in individual spots. The garage has controlled access via FOB.
Guest parking availability: not specified in public sources. Visitors using the porte-cochère for drop-off and pickup are accommodated during lobby hours. Visitors planning extended stays should confirm guest parking availability with building management in advance.
Note on parking for seasonal transition: Many Estancia owners who drive from northern states will arrive for the November–April season with one or two vehicles. The two-space garage allocation per unit accommodates this without overflow concerns.
The Bonita Bay Community Association (BBCA) — the master POA — manages all community-wide infrastructure, amenities, and programming. BBCA's offices are at:
3451 Bonita Bay Blvd. Suite #200, Bonita Springs, FL 34134 BBCA Tel: 239-495-8111 | Fax: 239-495-8678
Activities Department: 3451 Bonita Bay Blvd. Suite #100, Bonita Springs, FL 34134 Activities Tel: 239-390-5550 | Fax: 239-390-5551
(Source: https://www.bonitabayresidents.com)
The BBCA uses Clubessential as its community management platform — the same platform used by approximately 80% of US private clubs and HOAs. BBCA publishes a monthly activities newsletter "Around the Bay" that covers events, construction updates, and community news distributed to all resident email addresses.
Estancia is a seasonal-heavy building. Most owners arrive in November and depart in April or May. This creates some important practical patterns:
Noise and activity: The season is November through April — when the building is at peak occupancy, the poolside BBQs, holiday parties, and social events fill the social calendar. May through October are quieter months with most units either empty or short-term rented.
Renovation timing: Most building management offices encourage major renovations and noisy construction during summer months when the building is less occupied. If you plan to renovate your unit, discuss timing restrictions with building management.
Hurricane season awareness: June through November is Atlantic hurricane season. Owners who are non-resident during summer months should confirm hurricane shutter or impact-window protocols with the building management, designate a local agent or property manager for emergency response, and ensure their HO-6 policy is current and covers any personal property left in the unit.
Rental income optimization: The 30-day minimum and 3-lease annual cap means Estancia is not an aggressive income property. Owners who do rent typically do so during the shoulder seasons (May, October, November) or for long winter stays. MLS rental activity is minimal — 0 active rental listings and 1 recorded lease (at $6,750/month) over the trailing 12 months — so there is no scaled rental income stream to plan around. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.)
Estancia's address on Bonita Bay Blvd puts it in the southern quadrant of Bonita Springs — arguably the most convenient location in the city for accessing both the natural environment and the retail and medical infrastructure that matters to full-time and seasonal residents.
| Destination | Approximate Drive Time |
|---|---|
| Coconut Point Mall (Estero) | 8 minutes |
| Miromar Outlets (Estero) | 12 minutes |
| Southwest Florida International Airport (RSW) | 18–22 minutes |
| Lee Health Estero Hospital | 15 minutes |
| NCH Baker Hospital (Naples) | 25 minutes |
| Whole Foods (Estero) | 10 minutes |
| Publix (Bonita Springs) | 5 minutes |
| Bonita Beach (public beach access) | 12 minutes |
| Naples 5th Avenue South (restaurants/shopping) | 28–35 minutes |
| Fort Myers River District | 30–35 minutes |
| Lovers Key State Park | 15 minutes |
Drive times are approximate and will vary with seasonal traffic. US-41 through Bonita Springs carries significant northbound/southbound snowbird traffic November–April.
Lee Health Estero Hospital on Williams Road in Estero is approximately 15 minutes from Estancia — the closest full-service hospital to the Bonita Bay community. NCH (Naples Community Hospital) Baker Hospital Downtown in Naples is approximately 25 minutes south for specialty care. The Cleveland Clinic Florida campus in Weston is a longer drive but available for specialized cardiology and oncology services.
For cardiology specifically, the Gulf Coast Medical Center on Colonial Blvd in Fort Myers (Lee Health system) is approximately 30 minutes northeast. For routine care and urgent care, a range of primary care practices and urgent care clinics are within 10–15 minutes of the Bonita Bay entrance.
Daily grocery: Publix on US-41 in Bonita Springs is approximately 5 minutes. Publix on Bonita Beach Road is similarly close. Whole Foods Market in Estero is approximately 10 minutes for premium grocery options.
Big-box retail: Target and Costco in Estero are approximately 15–18 minutes. Home Depot and Lowe's are in the same corridor.
Dining: The Bonita Bay marina area includes Backwater Jack's restaurant on-site. Bonita Springs and Estero offer a full range from casual waterfront dining to upscale chef-driven restaurants. Naples 5th Avenue and 3rd Street South — the Gulf Coast's premier dining and shopping corridor — are a 28–35-minute drive depending on traffic.
Southwest Florida International Airport (RSW) serves Estancia residents and seasonal visitors with direct flights from major US hub cities (Atlanta, Chicago, New York, Boston, Washington, Detroit, Cleveland, Cincinnati, and others). During peak winter season (December–March), RSW sees dramatically increased frequency. Many Estancia residents fly in seasonally, making the 18–22 minute airport drive a routine seasonal arrival and departure experience. Naples Airport (APF) is approximately 30 minutes south and serves private and charter aviation.
If you are evaluating Estancia alongside other Bonita Bay high-rises, here is an honest comparison framework:
| Tower | Built | Floors | Units/Floor | Price Range (2024–2025) | Notable Differences |
|---|---|---|---|---|---|
| Estancia | 2002 | ~25 | 4 | $1.4M–$1.9M (3BR standard) | Original BB Group tower; only building with unobstructed pool deck bay/golf view; 89 units |
| Vistas | 1998 | ~20+ | 4 | Lower-mid | Older vintage; less recent renovation |
| Horizons | 2000 | ~20+ | 4 | Lower-mid | Older vintage; Karins restoration documented separately |
| Esperia South | 2007 | 28 | 4 | ~$1.5M–$2.5M | Slightly newer (post-2004 FBC); larger floor plans |
| Tavira | 2009 | 26 | 4 | ~$1.8M–$4M | Generally considered the prestige leader of the original six; larger floor plans; higher prices |
| Seaglass | 2018 | 26 | 6 | ~$1.6M–$4.7M | Modern open-concept; 120 units; 6/floor (less intimate); Ronto Group developer |
| Omega | 2022 | ~26 | 4 | $4M+ | Ultra-luxury; newest tower; highest price tier |
(Sources: Bonita Bay high-rise market data; Bonita Bay high-rise market data; market data 2024–2025)
Estancia's honest positioning: Not the newest, not the largest, not the most expensive. But it offers genuine intimacy at 89 units in a building that has been consistently well-maintained, recently renovated in common areas (2017 Karins, 2018 pool deck, 2021 fitness center, 2022 Clive Daniel), and priced as the "established luxury entry point" in the Bonita Bay tower cluster. The building's unique pool deck view — the only one in Bonita Bay overlooking the golf course water hole and Estero Bay simultaneously — is a permanent competitive differentiator no new construction can replicate without the same site.
1. The view from the pool deck is unique. Estancia is the only building in the Bonita Bay tower cluster with an unobstructed sightline from the pool deck to the Bay Island golf course water hole and Estero Bay. You cannot build this view position — it is a fixed geographic advantage.
2. The scale creates community. 89 units, 4 per floor, 2 per elevator. You will know your neighbors. The Welcome Committee shows up. The seasonal parties are genuinely attended. If you want the luxury condo lifestyle with the community feel of a neighborhood, Estancia delivers in a way that 120-unit or 150-unit towers simply cannot.
3. The HOA fee bundle is comprehensive. At $7,078–$7,649 per quarter, the Estancia condo fee is substantial — but it includes cable TV, high-speed internet, building insurance, water, sewer, trash, pest control, grounds maintenance, reserve contributions, and professional management including a live-in building manager. When you add it up against what comparable buildings charge separately, the all-in monthly cost of ownership compares more favorably than the headline quarterly number suggests.
4. The renovation history reduces unknowns. Karins Engineering (2017 envelope and deck), 2018 pool deck renovation, Summer 2021 fitness center upgrade, 2022 Clive Daniel corridor renovation — the building has been actively invested in across the last decade. The common areas you see today reflect deliberate, documented capital expenditure, not deferred maintenance.
5. The SIRS runway is meaningful. Built in 2002, Estancia is approximately 6 years from the 30-year structural inspection threshold (or closer to 1–2 years if the 25-year coastal rule applies). Buyers in 2026 are ahead of the most acute SIRS-driven reserve funding pressure that is hitting pre-1994 buildings right now. This needs verification, but the 2002 build year is structurally favorable compared to buildings built before Florida's 1994 building code update.
6. Lee County's 25% NFIP flood insurance discount was preserved. After FEMA threatened to revoke it post-Ian, Bonita Springs and unincorporated Lee County both retained Class 5 CRS status and the 25% discount. Fort Myers Beach buyers lost this benefit. This is a real difference in carrying cost for flood-insured units.
7. It is a buyer's market. Estancia's trailing-12-month closings took a median 169 days on market and settled at an average 93.5% of list price, with 6 active listings against 5 sales a year (about 14 months of supply). (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) If you have been waiting for a favorable entry point in this building or this community, 2026 is the environment you were waiting for.
Selling? Call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873. We represent both sides of Estancia transactions and know this building better than any other team in Southwest Florida.
McGreevy and Comisar — your Estancia experts:
Jesse McGreevy: (239) 898-6072 · Marc Comisar: (239) 287-5873 · 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
1. No 24/7 doorman. Concierge service is weekday daytime only. After-hours entry is via FOB security system. Buyers coming from buildings with round-the-clock lobby staffing should understand this distinction before purchase.
2. The HOA fee is among the highest in the Bonita Bay tower cluster. $7,000+ per quarter reflects a full-service building — but it is real carrying cost. Run the all-in monthly math before committing: mortgage + HOA + insurance (HO-6) + electric + any Club membership dues.
3. The beach is not currently accessible. The BBCA Private Beach on Little Hickory Island was destroyed by Hurricane Ian in 2022 and has been under reconstruction. As of July 2025, research confirmed the beach was still closed to residents. Verify current open/closed status with BBCA (239-450-5305) before any purchase conversation that relies on beach access as a lifestyle feature.
4. Club membership is a separate and significant cost layer. Golf Membership is $150,000 initiation plus ~$19,500 per year in dues. Sports Membership is $60,000 plus ~$10,110 per year. Neither is required — but if you came to Bonita Bay for the golf and the club lifestyle, budget for it explicitly.
5. SIRS due diligence is essential. The post-Surfside structural inspection and reserve study requirements are now law. Before closing on any Estancia unit, request the SIRS completion status, the reserve study findings, the current reserve fund balance, and any board communications about upcoming structural work. If the SIRS hasn't been completed, ask why and when it is expected.
6. FEMA flood zone for this specific address needs direct confirmation. The MSC lookup at msc.fema.gov will give you the exact flood zone and base flood elevation. For ground-floor parking and storage — which are potentially in an AE flood zone — this determines whether flood insurance is required and at what approximate premium.
7. No studio or one-bedroom units. Estancia is a full-size luxury building with a 2BR minimum. Buyers looking for a lock-and-leave pied-à-terre at a lower entry point will not find it here.
Stop reading and call Jesse now: (239) 898-6072. A 10-minute conversation is all it takes to know what your unit is worth and what a listing strategy looks like. No pressure. No obligation. Just the honest number and a clear-eyed plan.
If you are still reading — if you are searching "sell my Estancia condo," "Estancia listing agent," "best agent for Bonita Bay high-rise," or "what is my Estancia unit worth" — here is why this is the page and why we are the team.
Estancia has 6 active listings right now, and the building's trailing-12-month closings took a median 169 days on market while settling at an average 93.5% of list price. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) This is the market environment Estancia sellers are navigating. And most of the listings that are sitting — sitting well past the median DOM at 200, 250, 300+ days — share the same mistakes:
Mistake #1: Pricing from the wrong comparables. Agents who price from "Bonita Bay average $/sq ft" are pricing from a number that blends coach homes and mid-rises with high-rises. The correct comparable universe for an Estancia 3BR is: other Estancia 3BR units, specifically by floor and exposure. The floor premium runs roughly 1.9% per floor (documented from LEEPA tax records — not a guess). The west-facing bay/Gulf premium over east-facing golf/preserve is real and significant. An agent who ignores both prices your unit incorrectly in either direction.
Mistake #2: Generic descriptions. Most Estancia listings read the same: "Stunning views, upscale amenities, luxury high-rise." None of that answers the question every buyer is actually asking: why this building over Tavira, Esperia, Seaglass? The answer for Estancia is specific and defensible: the pool deck is the only one in Bonita Bay with an unobstructed sightline to the Bay Island golf course water hole and Estero Bay — a permanent geographic advantage that no new construction can replicate. The community of 89 units is the most intimate luxury tower in the cluster. The common areas were renovated in 2022 by Clive Daniel — the same firm responsible for Esperia/Seaglass interior renovations at Bonita Bay. These are the differentiators that convert browsers into buyers.
Mistake #3: Being unprepared for buyer questions. Every buyer in 2026 asks about post-Ian assessments, SIRS, and insurance before they write an offer. The right answers for Estancia: no building-specific Ian special assessment has been documented in public records; the 2017 Karins Engineering restoration is primary-source documented (buyers can verify it at karins.com); SIRS is not yet mandatory under the 30-year rule (building is 24 years old); the 25-year coastal rule may apply around 2027 — confirm with association. Agents who cannot answer these questions confidently lose buyers who would otherwise have been converted. We go into every Estancia listing with these answers ready.
We know the building by the numbers. Floor premium: ~1.9%/floor, documented in LEEPA public records — a $400,000+ spread between a floor-4 and floor-19 unit of similar size. Exposure premium: west-facing bay/Gulf units command meaningfully more than east-facing golf/preserve units. The trailing-12-month closings (5 sales, median $1,337,500, average $1,394,013, range $1,098,000–$1,625,000, median 169 DOM, 93.5% sale-to-list — Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026) are our baseline comps — we price from them, not from ZIP-code medians.
We have the buyer database. Estancia's buyer is overwhelmingly coming from Midwest, Northeast, and Great Lakes markets. We have active buyers from those markets in our existing database right now. Some Estancia listings we represent are shown to pre-qualified buyers before they hit MLS.
We tell the building's story. The pool deck view. The 89-unit intimacy. The Karins restoration (primary-source documented — buyers can verify it, not just take a seller's word). The Clive Daniel renovation. The no-building-specific-Ian-assessment finding. Most listing agents write copy. We write the story that answers the buyer's real question: why this building over the others? That is what converts showings to offers.
We handle disclosure proactively. We walk every Estancia seller through the full HOA disclosure package before we go to market so there are no surprises at inspection. Buyers at $1.4M+ read documents. We make sure yours hold up.
The current market: 6 active listings at $1,099,000–$1,790,000 (median list $1,447,000) for standard 3BR units. Trailing-12-month comps: 5 closed sales, median $1,337,500, average $1,394,013, range $1,098,000–$1,625,000, median 169 DOM, 93.5% sale-to-list. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Your unit's value within that range is determined by:
→ Call Jesse at (239) 898-6072 or text anytime — confidential, no-obligation valuation.
→ Jesse McGreevy: (239) 898-6072 · [email protected]
→ Marc Comisar: (239) 287-5873
→ Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
West-facing units: photograph at golden hour — 5:30–7:00 PM in season when Estero Bay is lit and the golf course water hole catches the reflection. The visual differential between a 2 PM listing photo and a golden-hour photo on a floor-15 west-facing unit can be the difference between a listing that generates immediate showing requests and one that sits. Lead every photo set with the pool deck view — it is the building's permanent competitive advantage and the visual hook that separates Estancia listings from every other tower.
East-facing units: mornings. The fairway goes lush green in early light and the wildlife (osprey, herons, deer) is active. Emphasize the preserve views, the privacy, and the cooler afternoon feel. The buyer for a floor-12 east-facing unit is not the same buyer as the west-facing unit hunter — do not market them identically.
Staging: The Clive Daniel–renovated corridors set a high design bar. Your unit's interior should be staged to match. Clean, contemporary furnishings that align with the 2022 design aesthetic signal to buyers that the unit is current — not a holdover from 2002. A mid-range staging investment on an Estancia listing regularly returns 3–5x in final sale price.
Every buyer in 2026 raises Ian and SIRS before they write an offer. Here is exactly how we position Estancia in those conversations:
On Hurricane Ian: No building-specific special assessment has been documented in public records for Estancia. The building's 2002 construction meets the modern Florida Building Code. The 2017 Karins Engineering restoration (fully documented at karins.com/case-studies/estancia-at-bonita-bay) proves the building envelope was in professionally maintained condition heading into Ian. IBHS confirmed zero structural failures in modern FBC multifamily buildings during Ian. This is a strong story — we tell it proactively rather than letting buyers discover it on their own.
On SIRS: Estancia is approximately 24 years old as of 2026. The mandatory 30-year SIRS threshold does not apply until approximately 2032. The 25-year coastal threshold may apply around 2027 — confirm with the association. Buyers who are worried about SIRS-driven special assessments should be aware that Estancia has 6+ years of runway before mandatory requirements kick in, compared to pre-1994 buildings that are facing immediate compliance costs. That is a competitive advantage over older towers in the cluster.
We brief every Estancia seller on both conversations before we go to market so you are never caught off guard.
See the dedicated Seller FAQ section below for the most common questions from Estancia sellers.
Understanding what $1.5 million buys at Estancia requires understanding what $1.5 million buys everywhere else in the Southwest Florida luxury market. This is the context question every serious buyer is implicitly asking when they walk a mid-floor unit at this building.
At Estancia (floor 10–12, east or west exposure, 3BR/3BA, ~2,642–2,867 sq ft total):
You get approximately 2,700 square feet of interior living space in a fully amenitized high-rise tower — pool and spa on a 15,000 sq ft deck with the only bay/golf-course view in the cluster, fitness center open 24 hours, 2 guest suites, steam room, private massage room, club room, 2 garage spaces with EV charging, ground-floor storage locker, bike room, weekday concierge, live-in building manager. You are inside a 2,400-acre gated master-planned community on Estero Bay with 12 miles of trails, a 250-slip marina, a private beach shuttle (when operational), kayak rentals, nature parks, 30+ resident clubs, and the option to join a 54-hole golf club across two campuses for an additional initiation fee. Your HOA carries cable TV, internet (gigabit speeds coming), building insurance, water, sewer, trash, and pest control — so your monthly utility exposure is essentially electric only, plus your HO-6 interior insurance. All of this in the City of Bonita Springs, 22 minutes from RSW, 8 minutes from Coconut Point, 28 minutes from Naples 5th Avenue.
At a comparable price point on Fort Myers Beach:
In 2026, many Fort Myers Beach high-rises are still working through post-Ian damage, deferred maintenance, and elevated insurance costs in a market that lost its 25% CRS flood insurance discount. For $1.5 million on Fort Myers Beach you may find a recently damaged or rebuilt condo with Gulf views — but without the private gated community infrastructure, without the 54-hole golf club, without the private beach on a separate island, without the marina, without 12 miles of community trails. The insurance costs are higher (no 25% CRS discount), the community services are thinner, and the uncertainty of the post-Ian reconstruction landscape adds risk that does not exist at Estancia.
At a comparable price point in Naples (Pelican Bay or Park Shore):
In Pelican Bay or Park Shore at $1.5 million, you are typically competing for an older unit with Gulf views or a more modern unit without water views. Pelican Bay's iconic beach clubs and tram service add genuine value, and the Naples location puts you closer to 5th Avenue's dining and arts scene. But Pelican Bay does not have a private marina. Most Pelican Bay towers do not have a private golf club on-site (the Golf Club at Pelican Bay is a separate fee-for-play public course, not a private club). The per-square-foot cost in Park Shore tower buildings with Gulf views often runs $700–$1,000+/sq ft — meaning $1.5 million buys you significantly less square footage than Estancia. The trade-off is direct beachfront access versus a bay-and-estuary lifestyle.
At a comparable price point in Marco Island:
Marco Island's Gulf-front towers at $1.5 million typically offer direct Gulf views — a genuine differentiator over Estero Bay — but without a private club, without a marina on-site, without the master-planned community ecosystem. Marco Island is a small city with a resort-hotel feel rather than a private gated community. Buyers who prioritize the residential-community character of Bonita Bay over Marco Island's more hotel-adjacent lifestyle find Estancia more aligned with their long-term ownership goals.
The honest summary: At $1.5 million, Estancia offers one of the deepest amenity ecosystems in Southwest Florida's luxury high-rise market — not because the building itself is the largest or newest, but because the Bonita Bay community behind it delivers private-club, marina, beach, trails, and lifestyle infrastructure that standalone high-rise buildings at comparable price points cannot match. The 2002 vintage and the bay-rather-than-Gulf view are the price of admission to that ecosystem. Whether that trade-off is right for you is the question only you can answer — and we can help you work through it. Call Jesse at (239) 898-6072.
Whether you are selling an Estancia unit you have owned for years or buying into this building for the first time, the team you choose determines your outcome in this market.
Selling your Estancia condo: Jesse McGreevy (239) 898-6072 · [email protected]
Buying at Estancia: Marc Comisar (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Purchasing a luxury high-rise condo in Florida — especially post-Surfside, post-Ian — requires a more thorough due diligence process than a standard residential purchase. Here is the Estancia-specific due diligence checklist we walk every buyer through before they commit to a contract.
1. Confirm the specific unit's LEEPA data. Go to https://www.leepa.org and search by address (4801 Bonita Bay Blvd) + unit number. Confirm: year built, gross living area (A/C sq ft), number of bedrooms and bathrooms, assessed Just Value, homestead exemption status, and permit history. This takes 5 minutes and tells you whether the seller's representations on square footage match county records.
2. Verify the floor and exposure. Confirm whether the unit is in the "01/02" stack (east-facing golf/preserve) or the "03/04" stack (west-facing bay/Gulf). LEEPA STRAP numbers confirm the floor (XX in the XXYY code) and the unit position on that floor. Do not rely on listing photographs alone to determine compass orientation.
3. Request the full HOA disclosure package. Under Florida Statute 718.503, sellers must provide: Declaration of Condominium, bylaws, rules and regulations, most recent financial statements, budget, FAQ sheet, and any SIRS or milestone inspection reports. Review every document. Pay particular attention to: any pending or threatened litigation, the reserve fund balance versus the SIRS requirements, any special assessments pending or anticipated, and the rental and pet restrictions.
4. Order the estoppel letter. Request estoppel letters from both Estancia Condominium Association (sub-HOA) and the BBCA (master HOA). These letters confirm as of a specific date: total fees due, any delinquencies, any pending special assessments, and any pending litigation involving the association. Budget 7–14 days for estoppel processing in Florida.
5. FEMA flood zone confirmation. Run the address at https://msc.fema.gov and at Lee County's GIS tool https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2. Confirm the flood zone designation for the specific parcel. If the parking or storage areas carry a FEMA AE designation, your lender may require flood insurance even if the residential unit itself is above base flood elevation.
6. Lee County permit check. Navigate to http://energov.cityofbonitasprings.org/CitizenAccess/ and search by address for all permits filed at 4801 Bonita Bay Blvd from 2000 to present. Look for: the original building permit (confirming year built and general contractor), any post-Ian roof or window replacement permits (2022–2024), and any permits associated with the Clive Daniel renovation or other capital work.
7. SIRS confirmation. Ask the association directly: has a Structural Integrity Reserve Study been completed? If so, request a copy (sellers must provide it in the disclosure package). Review the SIRS for: which structural components were assessed, what reserve funding shortfalls were identified, what the current reserve funding schedule is, and whether any Phase II structural follow-up was triggered by the Phase I Milestone Inspection.
8. Master insurance policy review. Request a copy of the current Estancia master insurance policy (casualty, liability, and wind) from the association. Review: coverage limits relative to replacement cost, the deductible structure (wind deductibles in Florida are typically 2–5% of coverage), whether the policy covers like-kind replacement of original finishes, and whether there are any exclusions relevant to post-Ian conditions.
9. HOA budget review. Request the most recent annual budget approved by the Estancia board. Review the insurance line item (understand how much of the $7,078–$7,649 quarterly fee is insurance vs. management vs. utilities vs. reserves). Ask whether the board has discussed or projected any fee increases for the coming year.
10. Title search and survey. Standard for any Florida real estate purchase. The title search will confirm clear title, identify any recorded liens against the unit, and disclose any easements or encumbrances in the chain of title. The Declaration of Condominium at OR Book 3702 Page 2921 is the primary recorded document defining the unit boundaries and common-element relationships.
11. Physical inspection. Hire a licensed Florida condominium inspector — not just a standard home inspector. Condo inspections should cover: HVAC system (age, condition, service history), water heater (age, condition), interior plumbing (valves, pressure), electrical panel (breakers, wiring), windows (impact-resistant glazing confirmation, any fogging or seal failure), appliances, and all interior finishes. For upper-floor units, pay attention to any signs of roof or window-adjacent water intrusion from the Ian period.
12. Unit-specific hurricane mitigation inspection. A certified wind-mitigation inspector can document the specific hurricane-resistance features of your unit (opening protection, roof covering, roof deck attachment). This report can reduce your HO-6 insurance premium. For a high-rise condo, the structural components (roof system, exterior walls, windows) are primarily the association's domain — but unit-specific certifications still carry insurance value.
13. Check the ConciergeePlus portal (https://estanciatest.conciergeplus.com/). With seller permission, review any posted meeting minutes, community announcements, pending rule changes, and upcoming maintenance notices. This gives you a real-time picture of what the building's board and management have been focused on.
14. Final walk-through. Standard in Florida — confirm the unit is in the same condition as when you contracted, no new damage, all included furniture and appliances present if furnished, and all building access credentials (FOB, parking transponder, gate pass) are available for transfer.
15. Confirm HOA approval timing. The $200 Estancia HOA application fee triggers a background review process. Ensure your contract's closing timeline accommodates HOA approval — typically 1–4 weeks. Most buyers submit HOA applications simultaneously with inspection ordering to avoid delays.
16. Title insurance. Always purchase owner's title insurance at closing in Florida. The premium is one-time and protects against future title claims arising from issues that predate your purchase.
Comprehensive due diligence note: Everything on this list can be coordinated through your real estate attorney and your buyer's agent. McGreevy and Comisar actively manage this entire process for every Estancia buyer we represent — we will tell you exactly what to look for in the disclosure documents and flag any issues before you are committed. Call Jesse at (239) 898-6072 to discuss your specific situation.
McGreevy and Comisar are the listing team for Southwest Florida's most established and sought-after communities — from the Bonita Bay tower cluster to Pelican Landing, Mediterra, West Bay Club, and across Lee and Collier County.
McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
A dedicated spoke page for each of the other Bonita Bay towers — Tavira, Esperia North, Esperia South, Horizons, Vistas, Azure, Seaglass, and Omega — is coming with full floor plan schedules, HOA fee details, recent sale comps, and exposure-specific analysis. We will link each page here as it goes live.
4801 Bonita Bay Blvd, Bonita Springs, FL 34134. The building is within the City of Bonita Springs, Lee County, Florida, in ZIP code 34134. GPS coordinates: 26.35703°N, 81.83398°W. (Source: https://www.estanciaatbonitabay.com/contact/; https://www.leepa.org)
89 residential units. (Source: https://www.estanciaatbonitabay.com/residences/)
4 units per floor, with 2 units per elevator bank. This creates a semi-private foyer arrangement on each floor — a meaningful luxury differentiator from towers with 6 or more units per elevator. (Source: https://www.estanciaatbonitabay.com/residences/)
Seven configurations: 2BR/2.5BA (~2,134–2,642 sq ft total), Residences 1–4 (all 3BR/3BA, ranging from 2,995 sq ft to 3,486 sq ft total), North Penthouse (3BR/4.5BA, 4,971 sq ft total), and South Penthouse (3BR/4.5BA, 5,364 sq ft total). No studio or 1BR units exist. (Source: https://www.estanciaatbonitabay.com/residences/; Lee County Property Appraiser)
Bonita Bay Group, the master developer of the entire Bonita Bay community. Estancia was part of the original six-tower group developed by Bonita Bay Group in Bonita Bay. (Source: https://bonitasprings.floridaweekly.com)
West-facing units (the "03" and "04" positions on each floor) look directly toward Estero Bay and the Gulf of Mexico — the premium sunset exposure. East-facing units ("01" and "02") look toward the Bay Island golf course, the community's natural preserve, and wildlife areas. Estancia is the only building in Bonita Bay with an unobstructed pool deck view of the golf course water hole and Estero Bay. (Source: https://www.estanciaatbonitabay.com/amenities/)
Approximately $7,078–$7,649 per quarter for the Estancia sub-HOA, plus $4,420 per year for the BBCA master association fee. Combined annual carrying cost: approximately $32,733–$35,016/year. (Source: MLS 223028878 and MLS 224098461)
Association management, cable TV (Hotwire bulk), internet (Hotwire bulk, upgrading to gigabit speeds through 2034), building insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund contributions, sewer, trash, and domestic water. Owners pay electric, HO-6 interior insurance, and Club membership separately. (Source: MLS 223028878 and MLS 224098461)
No. Club membership is entirely optional for Estancia unit owners. Buyers choose whether to join at the Golf tier ($150,000 initiation + ~$19,500/yr), Sports tier ($60,000 + ~$10,110/yr), or not at all. There is no mandatory purchase requirement. (Source: https://www.estanciaatbonitabay.com/bonita-bay-community/)
Typically, no. Non-equity private club memberships do not automatically transfer with a unit sale; new buyers must apply and pay initiation fees independently. Confirm the specific transfer policy with Bonita Bay Club's membership office for any transaction. (Source: general non-equity club convention; verify with Club directly)
30-day minimum lease; maximum 3 leases per year. Short-term rentals (Airbnb, VRBO) are effectively prohibited by the 30-day minimum. Application fee is $200. (Source: MLS disclosure records; MLS 223028878)
Yes — 2 pets per unit. Weight limits and breed restrictions are not confirmed in public documents; check the Rules and Regulations document or seller's disclosure for specifics. A designated dog walking area is part of the building's outdoor amenities. (Source: MLS disclosure records)
2 indoor garage spaces per unit in a dedicated, secured parking garage exclusively for Estancia residents. Level 2 EV charging is available in individual parking spots. (Source: https://www.estanciaatbonitabay.com/amenities/)
Yes — each unit has an individual ground-floor storage locker included at no additional cost. A separate bike room is also available for all residents. (Source: https://www.estanciaatbonitabay.com/amenities/)
Yes — a fully staffed lobby reception desk with weekday concierge service (Monday through Friday, daytime hours). After-hours access is via FOB security system and security cameras. The building also has a live-in building manager on-site. (Source: https://www.estanciaatbonitabay.com/amenities/)
Yes — 2 furnished guest suites are available for residents to reserve for visiting family and friends. (Source: https://www.estanciaatbonitabay.com/amenities/)
No news reporting, HOA communication, or public filing documenting catastrophic or structural damage to Estancia was found. The building's 2002 construction (modern Florida Building Code) and documented pre-Ian maintenance history (Karins Engineering restoration completed 2017) support a resilient profile. IBHS research confirmed zero structural failures among modern FBC multifamily structures in the Ian impact zone. No Estancia-specific Ian special assessment has been publicly documented. (Source: https://ibhs.org/wind/building-performance-in-sw-florida-during-hurricane-ian-2022/; https://www.karins.com/case-studies/estancia-at-bonita-bay)
Not confirmed — direct FEMA MSC lookup required at msc.fema.gov for address 4801 Bonita Bay Blvd, Bonita Springs, FL 34134. Lee County's GIS flood zone tool is also available at https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2. (Source: Agent 4 research, June 2026)
Lee County (unincorporated) and the City of Bonita Springs retained their CRS Class 5 designation and 25% NFIP flood insurance discount as of November 2024, following a remediation period after FEMA threatened removal. Fort Myers Beach lost its discount. The 25% discount remains intact for Estancia buyers carrying NFIP policies. (Source: https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not)
Estancia (built 2002) has not yet reached the 30-year mandatory structural inspection threshold under Florida law (approximate trigger: 2032). If Bonita Springs applies the 25-year coastal threshold, the trigger may be as early as 2027. Buyers should request from the association: whether a SIRS has been completed, the reserve study findings, and the current reserve fund balance. (Source: https://condos.myfloridalicense.com/inspections/; https://buildingmavens.com/blog/florida-2025-sirs-law-changes-hb913/)
Yes — Level 2 EV charging is available in individual garage parking spots. This is a retrofit upgrade for a 2002-vintage building; per-spot Level 2 infrastructure is a meaningful amenity. (Source: https://www.estanciaatbonitabay.com/amenities/)
Documented renovations include: 2017 Karins Engineering Phase 1 (full building repainting and sealant replacement); 2017 Karins Engineering Phase 2 (plaza deck waterproofing membrane replacement, new fountain, pool/cabana renovation); 2018 pool deck renovation (new pool, hot tub, fire pits, social area, furniture); Summer 2021 fitness center renovation (Life Fitness equipment, upgraded HVAC); March 2022 Clive Daniel interior renovation (all 40 elevator lobbies — carpet, paint, chandeliers, furnishings). (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay; https://www.estanciaatbonitabay.com/amenities/; https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/)
Estancia maintains building-specific programming including: Sip & Socials, guest lectures and presentations, card games (Mahjong, bridge), progressive dinners, Estancia Holiday Party, Fall Welcome Back Party, End of Season Party, and poolside seasonal BBQs. Community-wide BBCA programming adds Bay Breeze Concert Series, Christmas Tree Lighting, Easter Egg Hunt, guest speaker series, 30+ resident clubs, trips and excursions, and seasonal events. (Source: https://www.estanciaatbonitabay.com/activities/; https://www.bonitabayresidents.com/style-of-living)
Estancia at Bonita Bay Condominium Association, Inc. (Florida Division of Corporations Document No. N00000004548, EIN 65-1095327, filed July 10, 2000, ACTIVE). The current board: President John Stencel; Vice President Judith Phelan; Secretary Tanja Scwendinger; Treasurer Chris Corrie; Director Raelene Darling. (Source: Florida Division of Corporations, Sunbiz.org)
Official Records Book 3702, Page 2921, Lee County Official Records. Accessible at https://or.leeclerk.org/LandMarkWeb/Home/Index. (Source: LEEPA parcel description on all Estancia units)
The Bonita Bay Marina is a full-service marina on the Imperial River within walking distance of Estancia. It offers wet slip and dry storage (max 36" draft), fueling, light mechanical services, and Backwater Jack's restaurant on-site. Contact: (239) 495-3222; VHF Channel 72; open 7 days a week 8AM–5PM. Slip ownership versus lease structure details available directly from the Marina. (Source: https://www.bonitabaymarina.net/)
The Bonita Bay Community Association's Private Beach Park on Little Hickory Island was destroyed by Hurricane Ian (September 2022) and is currently undergoing reconstruction funded in part by a $500/unit BBCA special assessment (due June 30, 2025). Research as of July 2025 confirmed the beach was still closed to residents. Target reopening was late 2025. Verify current status with BBCA at 239-450-5305 or bonitabayresidents.com/private-beach. (Source: https://www.wildpinesofbonitabay.com — construction update newsletters)
School zone assignments for Lee County properties (including Bonita Springs) are provided by Lee County School District through its school locator at leeschools.net. For the specific 4801 Bonita Bay Blvd address, run the locator for current elementary, middle, and high school assignments — zone assignments can change and should always be confirmed with the district directly.
Typical zone for the 34134 ZIP in the Bonita Bay area: Infants/young children in Bonita Bay have historically zoned to Spring Creek Elementary School, Bonita Springs Middle School, and Estero High School — but verify at leeschools.net for current assignments. Private school options within 15–20 minutes include Community School of Naples (Pre-K–12), Canterbury School (Pre-K–12) in Fort Myers, and a range of faith-based and independent schools throughout the Bonita Springs/Estero corridor.
Note: Because Estancia's ownership profile skews heavily toward snowbird and empty-nester buyers, school zone assignment is less operationally relevant for most purchasers — but it matters for assessing neighborhood stability and long-term value when the buyer pool for resale includes young families upgrading from the broader market.
No. Estancia at Bonita Bay is not a Housing for Older Persons Act (HOPA) community. There are no age restrictions on purchasers or residents. Any age-eligible buyer can purchase here, and any age of resident can occupy a unit. This contrasts with some other Bonita Bay sub-communities (and many SW Florida communities at similar price points) that restrict occupancy to 55+ households. (Source: general Estancia community profile — no HOPA designation identified in any governing document or listing disclosure)
The Estancia HOA management office address on Sunbiz is 7400 Tamiami Trail North, Suite 103, Naples, FL 34108 — consistent with a third-party property management firm. The building also maintains a live-in building manager on site. Residents access the HOA through the ConciergeePlus portal at https://estanciatest.conciergeplus.com/. The BBCA master association is managed separately from the sub-HOA and has its own offices at 3451 Bonita Bay Blvd. Suite #200. (Source: Florida Division of Corporations; https://www.estanciaatbonitabay.com; https://www.bonitabayresidents.com)
Standard condo purchase process: after an executed purchase contract, the buyer submits an HOA application (including background check) and pays the application fee. Estancia's application fee is $200 per applicant. (Source: MLS 223028878) The association reviews applications; Estancia is not a co-op, so the board does not have rights of refusal on sales, but it does have rules requiring HOA approval before a tenant can occupy a unit. Timeline: typical Florida condo HOA approval processes run 1–4 weeks. Buyers should factor this into contract timelines.
No Estancia-specific litigation — HOA lawsuits, construction defect claims, or insurance disputes — was found in public records as of this research. This is a positive finding; many post-Ian Florida condo associations are in active litigation with insurers or contractors. Buyers should request from the Estancia association: (a) a disclosure of any pending or threatened litigation, (b) whether the association has any outstanding insurance claims not yet resolved, and (c) the estoppel letter from the association showing any pending special assessments. Under Florida law, any pending special assessment must be disclosed before closing.
The total one-time fees at closing documented in MLS records for Unit 1803 were $9,175. This includes the HOA transfer fee, application fee, and any associated closing costs charged by the association. (Source: MLS 223028878) Confirm the current fee schedule with the association or via the estoppel letter at time of closing — fees can be updated by the board.
Internet and cable TV are included in the Estancia HOA fee through Hotwire Communications' bulk service contract. Speeds are upgrading to 500/500 Mbps by June 2025, then to 1,000/1,000 Mbps within 12 months — with the contract locked at approximately 2025 pricing through 2034. (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-february-20-board-of-directors-meeting/) Individual unit owners do not need to set up separate cable or internet service — it is handled building-wide through the HOA. For residents who need dedicated business-grade connectivity beyond the bulk service, individual fiber service from FPL Fiber Net or Comcast/Xfinity is potentially available in the ZIP — verify availability at the specific building address.
All three are master-planned gated communities in Southwest Florida's luxury tier, but they target meaningfully different buyer profiles. Estancia (as a Bonita Bay tower) offers high-rise waterfront living with bay and Gulf views, optional private club golf, and a community of 89 households. Pelican Landing (Bonita Springs, south of Estancia on US-41) is a larger community of primarily low- and mid-rise condos and single-family homes, with its own beach park on a private island and a tennis-centric club rather than a multi-course golf identity. Mediterra (north Naples, off Livingston Road) is an ultra-premium private golf and country club community with two Tom Fazio courses but no water or bay views from most residences. If the Estero Bay sunset view and high-rise lifestyle are the priority, Estancia and the Bonita Bay tower cluster have no direct equivalent in the Bonita Springs corridor.
No. Estancia's 30-day minimum lease term effectively prohibits Airbnb, VRBO, and all other short-term rental arrangements. Any rental of less than 30 days would violate the governing documents. (Source: MLS disclosure records) This restriction is consistent with the building's character as a long-term ownership community rather than an income-property investment building.
Not confirmed via direct FEMA MSC lookup — the portal requires an interactive browser session not available in the research phase. Buyers and agents should run a direct address lookup at https://msc.fema.gov for 4801 Bonita Bay Blvd, Bonita Springs, FL 34134. The Lee County GIS "Find My Flood Zone" tool at https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2 is an additional resource. Given Bonita Bay's coastal geography adjacent to Estero Bay and the Imperial River, expect portions of the property — specifically the ground-level parking and storage areas — to fall within an AE flood zone designation. The residential floors above are well above base flood elevation and not subject to flood zone building restrictions.
Estancia was built in 2002 under the post-2001 Florida Building Code, which introduced significantly enhanced wind resistance requirements compared to pre-1994 code construction. For a high-rise in a Wind-Borne Debris Region (which Bonita Bay is), the 2001-era FBC required impact-resistant windows or shutters for all glazing above certain elevation thresholds. The Unit 801 MLS listing (sold June 2023) specifically highlighted "hurricane protection" and "impact windows" as selling features — consistent with impact-resistant glazing in at least some units. (Source: MLS 223018181) For building-wide compliance and the association's hurricane preparation policies, request the building's hurricane manual from the management office.
Current waitlist length and estimated wait time for Golf Membership at the Bonita Bay Club are not publicly published. Private club membership availability at SWFL's most prestigious communities has fluctuated significantly in the post-COVID period — many clubs that had waitlists in 2021–2022 had openings by 2024 as the market normalized. Contact the Bonita Bay Club membership office directly for current availability and any waitlist timing. This is an important pre-purchase inquiry if Club access is a priority for your lifestyle decision.
Estancia presents as a traditional Florida luxury high-rise with a warm coastal architecture aesthetic — characteristic of Bonita Bay Group's original tower designs. The building features a formal porte-cochère drop-off entry (confirmed from official website imagery labeled "PorteCuchere"), a lobby with professional photography documentation showing a grand entry environment, and an outdoor amenity deck that wraps around a landscaped pool/spa area. The 2017 Karins Engineering exterior restoration fully repainted the building and replaced all exterior sealant — so the building's physical presentation reflects recently refreshed rather than weathered 2002-era construction. The 2022 Clive Daniel renovation updated all 40 elevator lobby corridors, ensuring the interior common areas match contemporary luxury standards. (Source: https://www.estanciaatbonitabay.com/page-sitemap.xml — image file references; https://www.karins.com/case-studies/estancia-at-bonita-bay; https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/)
Estancia maintains: a live-in building manager, an assistant manager, 2 housekeepers, and 2 maintenance providers — a 5-person support team for 89 units. (Source: https://www.estanciaatbonitabay.com/amenities/) This ratio (approximately 1 staff per 18 units) is strong relative to the class of building and reflects the HOA's commitment to operating as a full-service luxury building rather than a minimally-staffed condo. The weekday staffed lobby reception desk adds a sixth touchpoint for residents who need weekday assistance. This staffing model is the primary operational mechanism that makes Estancia feel like a hotel-service building rather than a standard owner-managed condo tower.
The building's own marketing materials describe the social culture as a "glamorous lifestyle without the hectic pace." (Source: https://www.estanciaatbonitabay.com/lifestyle/) The Welcome Committee formally greets new owners. The progressive dinners, poolside BBQs, holiday parties, and regular Sip & Socials suggest active social programming rather than an anonymous building where owners pass in hallways without interaction. The card room and club room are purpose-built for the bridge and Mahjong culture that characterizes active-retirement Florida tower living. For buyers who genuinely want community — who want to know their neighbors, attend building events, and be part of an active social building — Estancia is among the Bonita Bay towers most likely to deliver that experience. (Source: https://www.estanciaatbonitabay.com/activities/)
A buyer's market. Over the trailing 12 months Estancia closed 5 units at a median sold price of $1,337,500, taking a median 169 days on market and settling at an average 93.5% of list price. There are 6 active Estancia listings, priced $1,099,000–$1,790,000 (median list $1,447,000) for 3BR standard units — roughly 14 months of supply against trailing-12-month sales, a notably elevated, buyer-favorable inventory position. Buyers have more negotiating leverage than at any point since 2019. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.)
What is available from market context: Bonita Bay high-rise prices followed the Southwest Florida market cycle of pre-COVID stability (~$300–$350/sq ft estimated for 2002-vintage towers in the 2018–2019 period), dramatic appreciation through the COVID demand surge (2021–2022, reaching $500–$650/sq ft across the high-rise segment), and a post-Ian normalization. Today, Estancia's trailing-12-month closings run a median of $1,337,500 (average $1,394,013, range $1,098,000–$1,625,000) at a median 169 days on market and an average 93.5% of list price, with current active inventory at $1,099,000–$1,790,000 (median list $1,447,000). (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) The LEEPA 2025 Just Values ($875K–$890K for lower floors, $1.27M–$1.42M for upper floors) reflect a significant step-up from pre-COVID assessed values, confirming appreciation has held even through the post-2022 market correction. (Source: Lee County Property Appraiser parcel records.)
The seasonal nature of the Bonita Springs market creates predictable buyer and seller behavior. Peak listing season is October–March, when seasonal owners return, evaluate their units, and sometimes decide to sell. Inventory is highest during this period but so is buyer competition from seasonal shoppers. The summer months (May–October) typically see thinner inventory but also fewer competing buyers — and motivated sellers who have lingered through the spring are often willing to negotiate. For price-sensitive buyers, a summer offer on an overpriced unit that has been sitting since winter is often the strongest leverage position in the Bonita Bay high-rise market. For buyers prioritizing selection, winter brings the full inventory picture.
In the current buyer's market: yes, meaningfully. With Estancia's trailing-12-month closings settling at an average 93.5% of list price and taking a median 169 days on market (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026), buyers coming with clean, well-structured offers are negotiating real discounts. The exact negotiating room on any specific Estancia unit depends on how long it has been listed, whether the seller is motivated (estate sale, relocation, carrying two properties), and how the unit is priced relative to recent comps. Our recommendation: anchor to the trailing-12-month closings (median $1,337,500, average $1,394,013) for the specific unit's size and exposure, adjust for floor-height premium, and make an initial offer that is serious but reflects market reality. Lowball offers that ignore the building's genuine differentiators waste everyone's time. Thoughtful, comp-anchored offers in a market with a 169-day median DOM and ~14 months of supply have real negotiating power.
The Estancia at Bonita Bay Condominium Association is governed by a five-member Board of Directors elected by unit owners. The current board (as of the most recent Sunbiz annual report) consists of President John Stencel, Vice President Judith Phelan, Secretary Tanja Scwendinger, Treasurer Chris Corrie, and Director Raelene Darling. (Source: Florida Division of Corporations, entity N00000004548) Board meetings are held periodically throughout the year; the annual meeting is where officers are elected and major financial decisions (including special assessments) require owner vote or ratification. New owners can attend board meetings and participate in the governance process — in a building of 89 units, individual owner voices carry meaningful weight. For prospective buyers, the board composition and any active initiatives can provide insight into the building's current priorities. Request board meeting minutes from the seller's disclosure package or directly from the association.
Bonita Bay's community infrastructure is mature — the 2,400-acre master plan is essentially built out and the community is resident-controlled. The BBCA's "2040 Vision" priorities (announced March 2025) include power infrastructure modernization, water resource planning, flood mitigation systems, and a "One Bonita Bay" branding initiative. (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/) These signal a community investing in resilience and long-term relevance rather than expansion. The five-course golf complex continues active renovation (Bay Island, Marsh, and Creekside by Hills-Forrest-Smith on the West Campus; Cypress and Sabal by Fazio Design on the East Campus). The Private Beach park — destroyed by Ian — is being rebuilt to a higher standard with hurricane-hardened concrete construction. The Hotwire internet upgrade (gigabit speeds locked through 2034) reflects infrastructure investment that extends the community's appeal to a younger wave of permanent residents and remote workers. Against the backdrop of continued Southwest Florida population growth, an amenity-rich gated community with a functioning private club, marina, and beach access is well-positioned for long-term demand.
McGreevy and Comisar — Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with $860 million in personal sales and a 20-year track record in this community. Call Jesse directly at (239) 898-6072.
The current market places standard 3BR Estancia units in the $1,099,000–$1,790,000 range (median list $1,447,000), with the spread largely driven by floor position and bay/golf exposure. Over the trailing 12 months the building closed 5 units at a median of $1,337,500 (average $1,394,013, range $1,098,000–$1,625,000), taking a median 169 days on market at an average 93.5% of list price. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Your specific unit's value depends on floor, exposure, interior condition, and current competition. Call Jesse at (239) 898-6072 for a confidential, no-obligation valuation.
Over the trailing 12 months, Estancia recorded 5 closed sales totaling $6,970,067 in volume (median $1,337,500, average $1,394,013, range $1,098,000–$1,625,000). (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) That is a relatively thin transaction market — consistent with the building's 89-unit size and the current buyer's-market conditions — and with 6 units currently active, supply sits at roughly 14 months.
Standard 3BR units: over the trailing 12 months, closed sales ran a median of $1,337,500 and an average of $1,394,013, ranging from $1,098,000 to $1,625,000, with 6 units currently active at $1,099,000–$1,790,000 (median list $1,447,000). (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Penthouse units are expected to clear $3M+ based on LEEPA assessed values. The Bonita Bay high-rise average across all buildings in 2025 was $405/sq ft — that figure significantly understates Estancia's pricing because it blends in lower-priced coach homes and mid-rises.
Rules on for-sale signage are governed by the Estancia Rules and Regulations document. Confirm with building management before placing any exterior sign. Most Bonita Bay high-rises restrict or prohibit outdoor for-sale signs visible from common areas; listing visibility typically comes through MLS and digital marketing.
The Architectural Review Committee governs exterior modifications and staging choices that affect the building's common areas or exterior appearance. Confirm with the Estancia HOA what staging is permitted in common areas and what buyer-requested modifications would require ARC approval before you begin the sale process.
Yes. Estancia is not a 55+ HOPA community. There are no age restrictions on purchasers. (Source: general Estancia community profile — no HOPA designation identified)
Yes, in most cases. Non-equity private club memberships at Bonita Bay Club do not transfer with the deed. Your Club membership terminates or is placed on the market separately through the Club's process; the new buyer must apply and pay initiation fees independently. Confirm the exact process and timeline with Bonita Bay Club's membership office.
Under Florida Statute 718.503, sellers of condo units must provide the buyer with: the Declaration of Condominium, bylaws, rules and regulations, most recent year-end financial statements, the budget, frequently asked questions and answers, and any SIRS or milestone inspection reports. The buyer has 3 days to review and cancel without penalty. Work with your real estate attorney to ensure all required disclosures are made.
Florida sellers typically pay: real estate commission, documentary stamp taxes on the deed ($0.70 per $100 of sale price in Lee County), title search and settlement fees, and any lien payoff requirements. The HOA transfer fee at Estancia is $9,175 (documented in MLS records for Unit 1803). HOA estoppel letter fees also apply. Your closing attorney or title company will provide a net sheet specific to your unit.
In the current market (mid-2026), Estancia's trailing-12-month closings took a median 169 days on market. (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026.) Well-priced, well-presented listings in preferred exposures (west-facing, upper floors) will move faster. Overpriced listings relative to active competition will sit well past that median. Your agent's strategy on pricing relative to the 6 current active listings, the trailing-12-month comps, and current buyer demand is the most important factor.
Depends on the buyer. Most Bonita Bay high-rise buyers purchasing at the $1.4M–$1.8M price point are coming from other states and appreciate turn-key furnished properties, particularly for seasonal purchases. The Clive Daniel renovation quality in Estancia's common areas sets a high design bar — your unit's interior should match that bar if it is going to sell at the top of the range.
The BBCA beach reconstruction special assessment ($500 per unit, due June 30, 2025) should be addressed in the purchase contract — typically, any outstanding special assessment at closing is settled between buyer and seller based on the pro-ration agreement. Confirm with your attorney whether this has been paid and how any remaining balance is handled at closing.
Per Florida law, all known special assessments must be disclosed. Request an estoppel letter from the Estancia association and from BBCA before closing — these will document all outstanding fees, dues, and assessments as of the closing date.
No. Estancia requires a minimum 30-day lease term. Short-term rentals at any price point are prohibited. If you are planning to rent the unit while it is listed for sale, the minimum lease term applies — coordinate with your listing agent on how this affects showing availability.
Precision pricing is the most important decision you will make. In a market where Estancia's trailing-12-month closings settled at an average 93.5% of list price and took a median 169 days on market (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026), an overpriced listing will sit until a price cut becomes the story. The correct approach: price relative to the active Estancia competition (currently 6 listings at $1,099,000–$1,790,000, median list $1,447,000, for 3BR standard units) AND relative to the building's trailing-12-month comps (5 sales, median $1,337,500, average $1,394,013). Your unit's floor position, exposure (west-bay vs. east-golf), interior condition, and any post-2022 upgrades determine where within that range you should enter. We model this for every Estancia listing we take — call Jesse at (239) 898-6072 for a confidential pricing consultation.
The buyer for an Estancia unit is overwhelmingly coming from out of state — Midwest, Northeast, and Great Lakes markets that have historically driven Bonita Springs seasonal migration. Digital marketing is disproportionately important: professional photography emphasizing the pool deck view (the only building in Bonita Bay with unobstructed bay-and-golf-course sightlines from the amenity deck), drone footage showing the building's position in the tower cluster and relative to Estero Bay, and targeted outreach to buyers already searching in the $1.4M–$1.8M Bonita Bay high-rise tier. Our team has an existing database of qualified buyers in this price range actively searching Southwest Florida. List with us and we put your unit in front of those buyers before it hits the public market.
West-facing units: emphasize the bay and sunset views in every photograph. Photograph at the golden hour — the visual differential between a 2PM listing photo and a 6PM golden-hour photo on a west-facing Estancia unit can represent hundreds of thousands of dollars in perceived value. Clean, contemporary staging that complements the Clive Daniel-renovated corridors sets the right first impression from the elevator lobby into the unit. East-facing units: emphasize the golf course and wildlife views, the quieter character, and the morning light that makes east-facing units beautiful before noon. Both exposures have genuine buyer audiences — your agent should market each to its natural buyer persona.
Not necessarily — but condition matters. Buyers at the $1.4M–$1.8M price point are comparing Estancia to recently renovated units in Tavira, Esperia, and Seaglass. If your unit still has original 2002-era finishes (tile flooring, builder-grade kitchen, dated bathrooms), expect buyers to price in a renovation allowance or offer below your ask. A targeted refresh — paint, updated fixtures, modern lighting — can recover 2–3x its cost in final sale price. A full kitchen or bathroom renovation rarely recovers dollar-for-dollar in this segment unless the building's comparable units are all already fully renovated. We will give you an honest pre-listing assessment of what is worth doing and what is not.
Transparency is the best strategy. The Estancia HOA fee ($7,078–$7,649/quarter + $4,420/year BBCA) is substantial, and buyers will find it. Agents who present the fee proactively — with a clear itemization of what is included (cable, internet, building insurance, water, sewer, trash, pest control, management, reserves) — convert more inquiries to offers than those who bury it. The fee, when properly explained as an all-inclusive luxury-building management fee equivalent to a 5-star hotel service package, positions well against the true all-in cost of comparable luxury buildings that charge separately for cable, internet, and building insurance.
Directly. In a market where Estancia's median DOM is 169 days and sales settle at an average 93.5% of list price (Source: Stellar / SWFL MLS, ESTANCIA subdivision filter, pulled June 2026), sellers who insist on peak-2022 pricing end up doing repeated price reductions — and each reduction signals desperation that invites lower offers. The sellers who maximize net proceeds in this environment are those who price correctly on day one, stay on market for fewer days, and avoid the stigma of a price-cut history in the MLS. We have run this calculation many times in the Bonita Bay high-rise market. The difference between a correctly priced first-day listing and an overpriced-then-reduced listing is often $75,000–$150,000 in net proceeds — and the correctly priced listing closes in half the time. Call Jesse at (239) 898-6072 before you set your asking price.
The Estancia buyer is overwhelmingly out-of-state — Midwest (Michigan, Ohio, Illinois, Indiana), Northeast (New York, New Jersey, Massachusetts), and Great Lakes (Wisconsin, Minnesota). They are typically in their late 50s to 70s, coming from a larger home, seeking a downsized but elevated lifestyle with access to club amenities, warm weather, and a community of peers. They research online extensively before they ever contact an agent — which is why pages like this one generate the leads. They are motivated by: the bay view, the 89-unit community scale, the Club access, the gated security, and the comprehensive HOA fee bundle that eliminates the management burden of Florida property ownership. Your listing strategy must speak to all of those motivators — not just list rooms and square footage.
October through January is peak listing season in the Bonita Bay market — seasonal owners are returning, buyers are arriving, and demand is at its annual high. If you can prepare your unit and list in October or November, you have the best window of buyer traffic. Spring (March–April) is the second-best window as seasonal buyers wrap up their searches before summer departures. Summer listings (May–September) face the thinnest buyer pool but also the least competition from other sellers — a well-priced summer listing can attract serious, motivated buyers who have been searching all season.
Three mistakes dominate: (1) Overpricing relative to active Estancia competition. With 8 simultaneous listings in an 89-unit building, buyers are comparing your unit directly to the other 7. Price your unit at the wrong floor/exposure premium and it sits while the correctly priced unit next door closes. (2) Generic photography. A west-facing Estancia unit photographed at 2 PM in flat light looks exactly like a west-facing unit anywhere in Florida. Photographed at golden hour with Estero Bay catching the light, it looks like what it actually is — one of the best sunset views available in the Bonita Bay tower cluster. (3) Failing to tell the renovation story. Buyers comparing Estancia to newer towers know the building is from 2002. Sellers who document the Karins restoration (2017), the pool deck renovation (2018), the fitness center upgrade (2021), and the Clive Daniel lobby renovation (2022) convert more skeptics than sellers who offer a bare MLS listing.
Honestly and upfront. The BBCA Private Beach Park was destroyed by Hurricane Ian in 2022 and was still under reconstruction as of mid-2025. If the beach has reopened by the time you list, it is a positive selling point — a newly rebuilt, hurricane-hardened facility. If it is still under construction, disclose that and explain that (a) it is being rebuilt to a higher standard and (b) a $500/unit BBCA special assessment has already been paid toward the rebuild. Buyers who value beach access will probe this — having accurate information ready signals that you are a trustworthy seller and prevents the deal from derailing over a discoverable fact.
Anticipate them. Post-Surfside, every informed buyer of a Florida condo building built before 2003 will ask about the Structural Integrity Reserve Study. For Estancia (built 2002), the honest answer is: the building has not yet hit the 30-year threshold (approximately 2032) for mandatory SIRS under the current standard, but may hit the 25-year coastal threshold around 2027. If the association has voluntarily completed a SIRS already, provide it in the disclosure package — it is a positive signal. If not, buyers should understand the timeline and the building's proactive maintenance history (Karins Engineering restoration 2017) as context for the building's structural condition. We brief every Estancia seller we represent on how to have this conversation confidently.
Bonita Bay Club is a non-equity private club — your membership does not transfer with the deed and does not add dollar-for-dollar value to the unit sale price. When you sell the unit, your Club membership terminates (or you may be able to resign it back to the Club's waitlist/resale process — confirm with the Club directly). The buyer must apply and pay full initiation fees independently. This means you should not price your unit as if your Club membership is included in the sale; it is a separate transaction. If you have a Golf Membership ($150,000 initiation), discuss the resignation and resale process with the Bonita Bay Club membership office before you list.
The higher HOA fees (partly driven by increased master policy premiums post-Ian) are a real buyer objection you will face. The best counter: itemize the fee so buyers see exactly what they're getting (cable, internet, building insurance, water, sewer, trash, etc.), remind buyers that Estancia was built in 2002 under modern Florida Building Code and that no Estancia-specific Ian special assessment has been publicly documented, and point out that Lee County's 25% CRS flood insurance discount (preserved in November 2024) offsets some of the flood insurance cost buyers will carry. We train sellers on exactly how to address this conversation — it is winnable if you have the facts and know how to present them.
Yes. Florida law requires certain condo disclosures and the transaction involves a multi-page declaration of condominium, HOA governing documents, estoppel letters from two associations (Estancia sub-HOA and BBCA), a SIRS/milestone inspection disclosure, and potentially a Club membership termination process. A real estate attorney ensures the disclosure package is complete, the contract terms protect you through the 3-day buyer review period, and the closing is clean. We work with experienced Florida real estate attorneys throughout Southwest Florida and can recommend one if you need a referral.
The Bonita Bay high-rise cluster — nine towers including Estancia — occupies a unique position in the Southwest Florida luxury condo landscape. Naples beachfront towers (Park Shore, Pelican Bay, Moorings) command higher per-square-foot prices ($800–$1,500/sq ft for premium addresses) because they deliver Gulf-front or direct-beach positioning. Bonita Bay towers command less per square foot ($500–$700/sq ft for Estancia's tier) because they are on Estero Bay rather than the open Gulf. But what buyers gain by choosing Bonita Bay over the Naples beachfront is: more land, more amenities (54 holes of golf at the Club, 250-slip marina, beach shuttle, 12 miles of trails, 30+ resident clubs), a gated private community of 2,400 acres rather than a single high-rise building, and a more expansive lifestyle ecosystem that a standalone beachfront tower cannot replicate.
The Bonita Bay marketing descriptor "value-forward luxury" — used by Bonita Bay high-rise market analysts — captures this dynamic. (Source: Bonita Bay high-rise market data) You are paying less per square foot than comparable Naples beachfront product and receiving more community infrastructure for the dollar. The tradeoff is the lack of direct Gulf-front positioning — but the Estero Bay sunset views from west-facing Estancia units genuinely compete with any Florida bay view at any price point.
Fort Myers Beach — about 25 minutes north — was catastrophically damaged by Hurricane Ian (September 2022). As of 2026, Fort Myers Beach is still in varying stages of rebuilding. High-rise condominiums on Fort Myers Beach lost the CRS Class 5 flood insurance discount (Fort Myers Beach was placed on NFIP probation in November 2024). (Source: https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not) Many Fort Myers Beach properties carry unresolved Ian damage claims, deferred maintenance, or ongoing reconstruction uncertainty. Buyers relocating from northern states who are comparing Bonita Bay/Estancia to Fort Myers Beach high-rises should weigh the CRS discount differential (25% vs. 0%), the post-Ian construction uncertainty at FMB, and the relative community infrastructure (Estancia has the full Bonita Bay ecosystem; most FMB towers are standalone buildings without comparable amenity depth).
Marco Island (approximately 50–55 minutes south) offers Gulf-front high-rise living in a small-city rather than master-planned community context. Marco Island high-rises deliver exceptional direct Gulf views but without a private club, marina, or 2,400-acre community ecosystem behind them. Price per square foot at comparable Marco Island towers runs $600–$1,000/sq ft for premium Gulf exposure. Pelican Bay in Naples (approximately 35 minutes south) is the closest philosophical peer — a master-planned luxury community with its own private beach clubs, tram service, tennis centers, and full community amenity ecosystem, at price points from $500/sq ft to $2,000+/sq ft depending on the specific tower. For buyers weighing Estancia against Pelican Bay specifically, the relevant comparison points are: Bonita Bay Club's 54-hole golf complex (no equivalent at Pelican Bay), Estancia's bay views versus Pelican Bay's Gulf-front positioning, and total annual HOA costs which at Pelican Bay can be similarly high depending on the specific building and club membership tier.
The following primary and secondary sources were consulted in building this page. All competitor realtor URLs have been excluded. No competitor brokerage or IDX site appears in this source block.
Estancia Drive Folder: https://drive.google.com/drive/u/0/folders/1u9tm1Q4JI-IG3ayukXy4Dztkre_uAx3z
Parent Bonita Bay Drive Folder: https://drive.google.com/drive/u/0/folders/1LndopAXch7G4hYn_1yEOYNBFTcPoUH_X
| File / Subfolder | Type | Status (June 2026) |
|---|---|---|
| Amenity Photos | Photo subfolder | Photos only — no PDFs |
| Docs & Resources | Document subfolder | EMPTY — no PDFs uploaded yet |
| Home Photos | Photo subfolder | Photos only — no PDFs |
Action for Jesse: Upload HOA governing documents — CC&Rs (Declaration of Condominium OR Book 3702 Page 2921 from Lee County Clerk), bylaws, Rules and Regulations, current annual budget — to the Docs & Resources subfolder. Once uploaded, this section will link each PDF inline as a primary-source citation on the published page. According to Jesse's 2026-06-03 architectural decision, the GDrive-HOA-docs strategy is "the ultimate plan" for differentiating every Tier 3 spoke page — "I know of no other site or person doing that."
Primary documents to hunt and upload:
Etiam non quam lacus suspendisse faucibus interdum. Orci ac auctor augue mauris augue neque. Bibendum at varius vel pharetra. Viverra orci sagittis eu volutpat.
