Bonita Bay - Greenbriar

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Greenbriar. If you're searching for the best realtor for Greenbriar in Bonita Bay, Bonita Springs — whether you're ready to sell your Greenbriar home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Greenbriar recorded 6 closed sales at a median sold price of $447,500 (average $425,500; total volume $2,553,000; range $330,000 to $513,000) on a median 144 days on market and a 91.4% average sold-to-list ratio — with 1 unit currently active at $544,990 (30 days on market). (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Greenbriar

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

Recent Greenbriar track record (trailing 12 months): Greenbriar recorded 6 closed sales over the past year, totaling $2,553,000 in sales volume at a median sold price of $447,500 (average sold $425,500; high sale $513,000; low sale $330,000). Those homes sold at an average of 91.4% of list price with a median 144 days on market. Against that, only 1 home is currently active, priced at $544,990 (30 days on market). That combination — six sales a year against a single active listing — makes Greenbriar a thin-inventory, patient-buyer market where pricing accuracy and presentation are everything. In a market with a 144-day median days on market and a sub-92% sold-to-list ratio, a team that knows the difference between a first-floor non-premium-view unit and a top-floor golf-front two-car-garage unit is what decides whether you sell near ask or chase the market down. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Honors and recognition:

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

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

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

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

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

Greenbriar is a low-rise condominium community of 36 residences on Bayhead Drive inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It was built between 1993 and 1998 by Centex Homes and was designed from the outset around a single organizing idea: put every building on the Bay Island Golf Course. Not near it, not adjacent to a preserve buffer that happens to overlook a fairway three lots over — on it. Bay Island is the longest and most demanding of the three Arthur Hills-designed courses at Bonita Bay Club's West Campus, a par-72 layout that plays 7,045 yards from the tips with a slope rating of 147 and opened in 1994. From a Greenbriar third-floor lanai, the fairways of Bay Island are the view. The preserves and wetlands surrounding the course stretch behind them. On clear evenings, the northwestern sky opens over the course and turns colors.

Greenbriar is the entry tier — the most accessible price point into Bonita Bay ownership. With a trailing-12-month closed range of $330,000 to $513,000 and a single active listing at $544,990, it offers genuine golf-front frontage at a fraction of what the high-rise towers on the community's bayfront edge or the single-family estate villages command. This is golf-front condo living at the floor of the Bonita Bay price ladder.

If you are reading this page, you are almost certainly in one of three situations. You are a buyer considering a golf-front condo in Bonita Bay and trying to understand what Greenbriar actually is — how it differs from the high-rise towers on the community's western bayfront edge, what the carry costs look like, whether the Bonita Bay Club Golf Membership is mandatory, and how the resale market for this specific product has behaved in recent years. Or you are a current Greenbriar owner thinking about selling and want to understand the 2026 market, what your unit is worth, and whether McGreevy and Comisar is the team to represent you. Or you are doing preliminary research on the full range of Bonita Bay's sub-communities before narrowing your focus.

This page is long because it needs to be. Most real estate pages on Greenbriar are a couple of sentences and a photo grid — they do not answer the questions that matter at a $330,000–$545,000 purchase decision. This one does. You will find here: the full story of how Greenbriar was built and by whom, a floor-plan-by-floor-plan breakdown of the units that exist in the community, a detailed look at Bay Island Golf Course and what golf-course adjacency actually means for daily life here, an honest accounting of every fee in the layered cost structure, the live 2026 MLS market data for Greenbriar resales, the Hurricane Ian and post-Ian course-restoration story, the insurance and flood-zone reality, the rental rules and the live seasonal rental finding, and a deep FAQ inventory covering every buyer and seller question we have seen asked about this community. As Top 1% Real Estate Agents Nationally Since 2008, that depth is how we represent the people who hire us.

Living in Greenbriar at Bonita Bay as a Homebuyer

Greenbriar sits on Bayhead Drive in the northern interior of Bonita Bay, on the side of Bonita Bay Boulevard that faces the three West Campus Arthur Hills golf courses rather than the bayfront side where the high-rise towers stand. The addresses are 4120, 4121, 4125, 4130, and 4140 Bayhead Drive — five distinct street addresses spanning multiple buildings, all within the same gated sub-community. Access is through Bonita Bay's main staffed gate off US-41 (Tamiami Trail), then through the community's internal road network. There is no separate sub-gate for Greenbriar; it is one of the named neighborhoods within the larger master-gated community.

The buildings are four stories each, with enclosed under-building garages on the ground level and three floors of residential units above. An elevator serves each building. The scale is intentionally intimate. Thirty-six total residences across what appears to be at least three buildings means the community has the density profile of a small boutique complex, not a mid-rise tower block. A building naming convention in rental records references "Greenbriar III" — confirming at least three distinct buildings. With 36 total units distributed across four-story structures, the most mathematically consistent configuration is three buildings of roughly 12 units each.

The orientation of every building is toward the Bay Island Golf Course to the north. Listing descriptions consistently note "north/golf course" as the primary exposure for the lanais. Multiple listings describe "sweeping views across the Bay Island golf course, protected wetlands, and the natural beauty of the surrounding nature preserve." Other listings add lake views — the course incorporates water hazards and natural water features, and some units at Greenbriar have both golf fairway and lake views from the same lanai.

Who buys in Greenbriar? The realistic buyer profile is someone who wants to be inside Bonita Bay — with access to the private beach, the 12.5-mile path network, the marina, and the possibility of Bonita Bay Club membership — but does not need a high-rise tower unit with Estero Bay water views or a single-family estate home with a larger maintenance burden. Greenbriar is for the buyer who wants the golf course in their backyard, a screened lanai from which to watch the rounds go by, a lock-and-leave lifestyle with a unit between 1,311 and 1,923 square feet, and entry pricing that is substantially below what the towers or the premier single-family villages inside the gates command. The trailing-12-month sale range of $330,000 to $513,000 makes Greenbriar the most accessible entry point into Bonita Bay ownership that still comes with legitimate golf-course frontage.

The community also has a social dimension that distinguishes it from the anonymous experience of a large condo tower. With 36 residences and a private pavilion where Wednesday evening social gatherings occur, Greenbriar operates more like a close-knit neighborhood than a building. Multiple listing descriptions mention the community's social character as a feature — residents who know their neighbors and an active seasonal social calendar anchored around the pavilion and the pool.

Recent Greenbriar Track Record (Trailing 12 Months)

This is the authority block — the number that tells a buyer or seller what is actually happening at Greenbriar right now, pulled directly from the live MLS rather than from stale aggregator pages.

Recent Greenbriar track record (trailing 12 months): Greenbriar recorded 6 closed sales over the past year, totaling $2,553,000 in sales volume at a median sold price of $447,500 (average sold $425,500; high sale $513,000; low sale $330,000). Those homes sold at an average of 91.4% of list price with a median 144 days on market. Against that, only 1 home is currently active, priced at $544,990, with 30 days on market. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Read that data the way an experienced agent does. Six sales in a year, in a 36-unit community, is a healthy turnover rate (roughly 17% of the community trading hands annually) — but it is a thin, patient market, not a fast one. A 144-day median days on market means Greenbriar homes do not move quickly; this is a market that rewards correct pricing from day one, because overpriced units sit for months. A 91.4% average sold-to-list ratio means sellers are, on average, taking real discounts off ask — typically eight to nine percent — which is exactly what you would expect in a market with extended days on market and limited buyer urgency. With just one home active against six sales a year, supply is thin, but the absorption pace is slow enough that a seller's leverage comes from presentation and pricing, not scarcity alone. This is the single best argument for pricing a Greenbriar home to the current market: the buyers are patient, the absorption is slow, and the unit that is priced right and shows well is the one that sells while the overpriced unit down the hall sits. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

The spread from the $330,000 low to the $513,000 high is the second thing this data tells you: Greenbriar does not trade as a single number. Floor (first vs. third), view (golf-front vs. partial), garage configuration (one-car vs. the rare two-car), bedroom count (2-bed vs. 3-bed), window status (impact glass vs. original), and renovation state each move a home's value by tens of thousands of dollars. The $447,500 median anchors the middle of the community; the two-car-garage unit at $513,000 sets the recent ceiling. We price every Greenbriar home against its own comparable tier — never off a broad ZIP-level median. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

If you want current Greenbriar listing data, recent sold comps, or a specific home's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or email [email protected]. As Top 1% Real Estate Agents Nationally Since 2008, we have the full MLS history for every home in the community.

Market Snapshot — ZIP 34134 and Greenbriar-Specific Data

Understanding the Greenbriar market requires two layers: the ZIP 34134 context and the subdivision-specific live data.

The Broader Market Context: ZIP 34134

ZIP 34134 covers south Bonita Springs — Bonita Bay, Barefoot Beach, and the southern section of Bonita Beach Road. It is a luxury-dominant ZIP, with product ranging from low-rise golf-front condos in the $330K–$545K range to bayfront single-family estates well north of $10M and tower condominiums at $1M–$5M+. Inventory in this ZIP is structurally constrained — Bonita Bay is fully built out and supply comes only from owner turnover. As of mid-2026, the broader Bonita Springs / Estero market has normalized from the 2022–2023 post-pandemic peak: more inventory, longer days on market, and sellers offering larger concessions.

On a days-on-market basis, the Bonita Bay luxury condo segment shifted dramatically over the 2022–2025 period. During the peak in 2022, condos in Bonita Bay averaged roughly nine days on market before going under contract. By mid-2025, that number had grown to roughly 108 days — a more than tenfold increase driven by rising inventory levels, higher insurance costs, Structural Integrity Reserve Study (SIRS) reserve funding requirements introduced by SB-4D (2022), and broader buyer hesitancy in the post-surge luxury condo market. (Source: Stellar / SWFL MLS, Bonita Bay condo segment, June 2026; Lee County Property Appraiser.) Greenbriar's own 144-day trailing-12-month median days on market is consistent with — and slightly above — that broader normalization, which is exactly what you would expect for a smaller community where the buyer pool for any given floor/view/garage configuration is narrower.

Cash buyers dominate this ZIP. Across the broader Bonita Springs and Estero market, a large share of closings are cash, and in Bonita Bay specifically — where buyers are routinely downsizing from larger properties and bringing substantial equity — the cash share runs above the broader ZIP average. Cash-to-close eliminates appraisal-contingency risk and, combined with a flexible closing timeline, remains a meaningful negotiating tool for Greenbriar buyers.

Greenbriar-Specific Data — Live MLS (Trailing 12 Months)

The authoritative source for Greenbriar activity is the live MLS, filtered to the community itself. Over the trailing 12 months:

• Closed sales: 6
• Total volume: $2,553,000
• Median sold price: $447,500
• Average sold price: $425,500
• High sale: $513,000 · Low sale: $330,000
• Median days on market: 144
• Average sold-to-list ratio: 91.4%
• Active listings: 1 (at $544,990, 30 days on market)

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

What this means for buyers and sellers: Greenbriar is a thin-inventory, patient market. Six sales a year with only one home active is the definition of low supply — but the 144-day median days on market and 91.4% sold-to-list ratio show that buyers here are not in a hurry and are negotiating real discounts off ask. The lone active listing at $544,990 sits above the trailing-12-month high sale of $513,000, which is exactly the pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price.

The View and Garage Premium Is Real

The two most important pricing insights in Greenbriar are the view premium and the garage premium. Upper-floor units with unobstructed Bay Island fairway views price above equivalent-size first-floor units every time. And the rare two-car-garage units — explicitly described in Greenbriar listing copy as "rarely found in Florida" — command a clear premium: the recent two-car-garage closing at the top of the range demonstrates the ceiling, while a 2-bedroom unit without the premium configuration represents the floor. Greenbriar buyers who care about view and storage should be willing to pay meaningfully more for a top-floor, golf-front, two-car-garage home than for a comparable first-floor interior unit.

Average Annual Property Tax

Lee County Property Appraiser records are the authoritative source for property tax on any specific Greenbriar home. Actual tax varies based on assessed value (tied to purchase price under Florida's Save Our Homes portability rules), year of purchase, and any applicable homestead or veterans exemptions. Confirm the exact figure for any specific home via https://www.leepa.org before offer.

How Greenbriar Came to Be — Centex Homes, Bay Island, and Bonita Bay's Build-Out Era

The Greenbriar story is part of the larger story of how Bonita Bay was assembled — one of the most unusual origin stories in Southwest Florida real estate.

Bonita Bay's Origin

Bonita Bay was the creation of Bonita Bay Group, founded in 1979, with land assembly begun by David Shakarian, the founder of General Nutrition Corporation (GNC), who saw potential in a stretch of Estero Bay shoreline. Shakarian died in 1984, before the community he envisioned was fully underway; his son-in-law David Lucas carried the development forward as Chairman. The vision was ambitious: a 2,400-acre master-planned community on Estero Bay in Bonita Springs, designed around golf, water, and preserved natural habitat rather than density maximization. By the time Greenbriar was conceived in the early-to-mid 1990s, Bonita Bay's three West Campus golf courses — Marsh (1985), Creekside (1989), and Bay Island (1994) — were either operational or under development, and the community had established itself as one of Southwest Florida's premier addresses. (Source: Urban Land Institute Case Study C029020, 1999; Florida Division of Corporations / Sunbiz.)

Bonita Bay Group's model for building out its named neighborhoods involved selling parcels to individual builders rather than constructing every product type in-house. The result is a community where the architecture, price tier, and product type vary considerably from neighborhood to neighborhood — single-family estates in Riverwalk and Estuary, high-rise towers on the western bayfront, and low-rise golf-front condos in communities like Greenbriar, strategically positioned to capture golf-course views at a more accessible price point than the towers or the estate homes.

Centex Homes and the Greenbriar Build

Centex Homes built Greenbriar in the late 1990s, with the bulk of the community delivered between 1997 and 1998 and at least one building possibly delivered as early as 1993. (Source: Lee County Property Appraiser year-built records; Stellar / SWFL MLS individual-unit data.) Centex was one of the largest national homebuilders of its era — active across Florida's resort and retirement markets and known for competent, consistent production of golf-community condos. Centex was ultimately acquired by PulteGroup in 2009; the Centex brand no longer operates independently, but the buildings it produced in communities like Bonita Bay have aged well.

The phase structure of Greenbriar's construction is worth understanding for buyers who dig into county records. One building at 4130 Bayhead Drive shows a 1993 year-built in MLS data, which is several years ahead of the 1997–1998 buildings at 4120 and 4125 Bayhead Drive. If accurate, this suggests Greenbriar was built in two phases rather than one continuous construction window — with an earlier first building in the early 1990s and the remainder of the community following later in the decade. (Source: Lee County Property Appraiser; Stellar / SWFL MLS individual-unit year-built fields.) Buyers considering a specific unit at 4130 Bayhead should note the earlier year-built when evaluating condition, mechanical systems age, and roof age relative to units in the 1997–1998 buildings.

The Name

Greenbriar. Like many of Bonita Bay's neighborhood names, it evokes a specific landscape character — the briar-tangled rough that borders classic American golf courses, the scrubby native vegetation that lines fairways and separates them from residential areas. The name is accurate to the experience of living here: the primary view from every unit is across a maintained Arthur Hills fairway, with the natural preserve and wetlands serving as the backdrop beyond the course boundary. The community was designed to showcase views of the Bay Island Golf Course and the surrounding nature preserve.

The Homes: Buildings, Floor Plans, Square Footage, and Finishes

Building Structure and Count

Greenbriar consists of 36 total residential units across multiple four-story buildings on Bayhead Drive, Bonita Springs, FL 34134. Each building has enclosed under-building garages on the ground floor and three floors of residential units above, served by a common elevator. The naming convention "Greenbriar III" (from a vacation rental property code) confirms at least three buildings. With 36 total units distributed across 4-story structures, three buildings of approximately 12 units each is the most consistent interpretation of the available data.

The five distinct street address numbers observed in MLS records (4120, 4121, 4125, 4130, and 4140 Bayhead Drive) may represent individual buildings or address assignments within a shared site plan. The exact building-count and address-to-building mapping can be confirmed via Lee County Property Appraiser parcel records at leepa.org.

Floor Plans and Square Footage

There is no two-bedroom-only tier dominating Greenbriar — most of the community was built as three-bedroom, two-bathroom units, with a subset of two-bedroom, two-bathroom (and two-bedroom-plus-den) configurations. The living square footage range runs from approximately 1,311 to 1,923 square feet of air-conditioned space. The picture from verified MLS records:

(Source: Stellar / SWFL MLS, Greenbriar subdivision filter, 2024–2026 listing and rental data.)

The most common floor plan is the 3-bedroom / 2-bathroom configuration running approximately 1,500 to 1,700 square feet of air-conditioned living space. The 4125 Bayhead Dr unit at 1,923 square feet is the largest in the dataset. The 4130 Bayhead units (likely in the earlier-phase building) are somewhat smaller, ranging from 1,311 to 1,458 square feet.

Interior Layout and Finishes

Greenbriar units are designed around a layout that makes the most of the golf and preserve views from the lanai. Listing descriptions consistently note:

Entry and living areas — Formal entry foyer leading into an open-concept living room and dining room combination. Volume ceilings (consistent with late-1990s Florida condo construction). Natural light is a recurring feature, with windows on multiple exposures.

Kitchen — Kitchen with eat-in nook or separate dining area. Updated units have been refreshed with granite or quartz countertops, new appliances, and current cabinetry; original units retain late-1990s finishes. Resale buyers should plan for a kitchen refresh budget on unremodeled units.

Primary suite — Split from the secondary bedrooms in most floor plans. Walk-in closet. En suite bath with dual sinks, soaking tub, and walk-in shower in the standard Centex configuration for this product tier.

Bedrooms — Third bedroom is often configured as a den/office in two-bedroom-plus-den variants. Spacious closets are noted in listing descriptions as a distinguishing feature relative to comparable Florida condos.

Lanai — Screened lanai standard on all units; some have been upgraded to glass sliders for year-round enclosed use. The lanai is the focal point of daily life in a Greenbriar unit — this is where the Bay Island fairway view lives, where the northwestern sunset lands, and where the gopher tortoises and sandhill cranes wander into view.

Flooring — Carpet and tile original; updated units have transitioned to tile, wood-look LVP, or newer hard surface throughout.

Hurricane windows — At least one listing (4120 Bayhead #105) notes "high-impact, energy-efficient windows installed in 2024" as a specific upgrade. Not all units have received this upgrade, which means there is meaningful variance in wind-mitigation status across the community and in resulting insurance pricing.

In-unit laundry — Washer/dryer connections and equipment confirmed per rental data.

Garages

The standard unit comes with one enclosed under-building private garage — a meaningful quality-of-life feature in Florida that keeps vehicles out of the sun, out of the rain, and out of hurricane conditions. A subset of units has two-car garages, which MLS listing copy explicitly calls out as rare: "Two (2) Car Garages are Rarely found in Florida." The two-car garage units command a premium and tend to attract buyers with multiple vehicles or who want additional storage. The 4121 Bayhead Dr #101 unit, which sold for $513,000 in the trailing-12-month period at the top of the closed range, is a confirmed two-car garage unit.

Milestone Inspection and SIRS — Critical Post-Surfside Context

Under Florida SB-4D (2022), effective for the 2023–2024 compliance cycle, all condominium buildings of three or more stories must complete:

1. A structural milestone inspection — a structural engineering assessment of the building's load-bearing components, balconies, decks, and common-element structural systems.
2. A Structural Integrity Reserve Study (SIRS) — a formal assessment of the funding adequacy of the association's reserve fund for the structural repair items identified.
3. Fully funded reserves per the SIRS schedule, starting December 31, 2025.

For Greenbriar buyers in 2026, MLS listing disclosures confirm: "Milestone Inspections and SIRS completed and passed." This is material positive information. "Passed" means the structural assessment did not identify significant deficiencies requiring immediate remediation. The SIRS reserve study has been conducted; buyers should request the actual SIRS report from the management company as part of the condo-document review.

Additionally, the roof on at least one building was replaced in 2017 by the association. Roof age is one of the primary drivers of wind-insurance premiums in Lee County — a post-2017 roof carries meaningfully better wind-mitigation credits than a late-1990s original roof. Buyers should verify the roof replacement history for any specific building at Greenbriar before accepting an insurance quote.

Bay Island Golf Course — Greenbriar's Defining Neighbor

No other single feature does more to define what Greenbriar is than Bay Island. Understanding this golf course — its design philosophy, its difficulty, its renovation history, and its place in the Bonita Bay Club's five-course portfolio — is prerequisite knowledge for any serious Greenbriar buyer.

Arthur Hills and the West Campus

Bay Island is one of three courses Arthur Hills designed for Bonita Bay Club's West Campus. Hills was one of American golf course architecture's most prolific talents of the late 20th century — his portfolio includes hundreds of courses across the country, with a particular concentration in Florida's premier private communities. At Bonita Bay, he designed three courses that opened in sequence: Marsh (1985, the first course in the community), Creekside (1989), and Bay Island (1994). Each is meaningfully different from the others.

Bay Island is the longest and most challenging of the three. The championship tees play to 7,045 yards, par 72, with a slope rating of 147 from Bermuda grass. For context, a slope of 147 is in the upper tier of difficulty for private Florida courses — well above the average club course and in the range where a 15-handicap golfer will be scoring in the 90s on a difficult day.

The course design utilizes Bonita Bay's natural topography — islands, wetlands, Estero Bay-adjacent preserves, water hazards, stands of mature oak and cypress. The character is Florida natural golf at its most honest: you are playing through habitat, not manicured parkland. The Bermuda rough is genuine rough. The water is in play. The design rewards accurate iron play and course management over pure distance.

The West Campus as a whole — all three Arthur Hills courses — has earned a prestigious environmental distinction: Audubon Cooperative Sanctuary certification. The certification reflects the community's commitment to managing the West Campus land for wildlife habitat, water quality, and chemical reduction. For Greenbriar residents looking out their lanais at Bay Island, they are looking at a certified wildlife sanctuary, not a chemically heavy suburban grass park.

Bay Island Renovation — Completed 2019

Bay Island's most recent significant renovation was completed in approximately December 2019, when Hills Forrest Smith — the successor firm to Arthur Hills, carrying the architectural lineage of the original designer — completed a comprehensive infrastructure rebuild of the course. The scope of the renovation was substantial:

• Greens expanded by 25% — larger greens improve playability and reduce maintenance compaction issues.
• Bunkers restored — returning to the original Hills design intent with updated drainage.
• Lake modifications — reshaping water features for better aesthetics and drainage.
• Full irrigation system rebuild — new infrastructure providing better water management across all 18 holes.

The 2019 renovation means that Greenbriar's bordering golf course went through a complete modernization three years before Hurricane Ian. The course that Greenbriar residents look at today is not the original 1994 Centex-era course — it is a comprehensively rebuilt version of it, returned to Arthur Hills's original vision by the firm that carries his name.

The $30 Million Golf Master Plan

Bonita Bay Club has undertaken a $30 million Golf Master Plan to systematically rebuild all five of its championship courses — three Arthur Hills West Campus courses via Hills Forrest Smith, and two Tom Fazio East Campus courses via Fazio Design. The plan is ongoing and represents one of the largest private golf capital investment programs in Southwest Florida. As of 2026:

• Bay Island (West): Renovation completed 2019 ✅
• Cypress (East): Renovation completed 2021–2022 ✅
• Sabal (East): Currently under renovation by Fazio Design, led by Tom Marzolf. Completion timeline to be confirmed.
• Creekside (West): Renovation confirmed underway as of May 2025 by Hills Forrest Smith.
• Marsh (West): Status to be confirmed.

For Greenbriar buyers, this capital investment narrative is relevant in two ways. First, the course you are looking at from your lanai (Bay Island) is already the renovated version — the 2019 rebuild is behind you, not ahead. Second, the Club's active capital investment cycle signals institutional commitment to maintaining these courses at the highest level — not allowing them to age into obsolescence.

The Bonita Bay Club's Two-Campus Structure

One of the most important and frequently misunderstood facts about Bonita Bay Club membership is that it covers 54 holes across two physically separate campuses:

• West Campus (inside Bonita Bay, Bonita Springs): Bay Island, Marsh, and Creekside — three Arthur Hills courses. The 55,000-square-foot West Clubhouse, the Sports Center with 16 Har-Tru tennis courts and 15 pickleball courts, the fitness center and spa, and the dining venues are all here.
• East Campus (Naples — approximately 15–20 minutes east): Cypress and Sabal — two Tom Fazio courses on a nature preserve, with an 11,000-square-foot East Clubhouse.

One Golf Membership covers both campuses. No supplemental fee or per-round surcharge separates a member from playing Sabal or Cypress on the same day as Bay Island. This is unusual at private clubs with multi-course operations and is a genuine differentiator for Bonita Bay Club among SWFL private golf communities.

Specific Hole Numbers Adjacent to Greenbriar

The specific hole numbers of Bay Island Golf Course that border Greenbriar's buildings were not confirmed in available course maps or plat records. What is confirmed: the buildings face north toward the fairways, and rental listing data for units at 4120 Bayhead describes "North/Golf Course" exposure. Buyers who want hole-by-hole specificity — which green is 50 yards from my lanai, which tee box is visible in the morning — should request a course map from the Club's membership office or visit the property during a scheduled showing with the benefit of a course guide.

The Bonita Bay Club West Campus — A Detailed Look for Greenbriar Residents

Understanding the full scope of what the Bonita Bay Club's West Campus offers is worth its own section for Greenbriar buyers, because the Club sits literally adjacent to the community and the decision whether to join — and at which tier — is one of the largest financial decisions in the ownership equation.

The West Clubhouse

The West Clubhouse spans 55,000 square feet and serves as the social and administrative center of Bonita Bay Club's golf and lifestyle programs. Inside: multiple dining venues, event spaces for member functions and weddings, locker rooms, the Golf Shop, and the administrative offices. The clubhouse was updated significantly in the post-member-ownership era (after the 2009 transition from the prior for-profit Bonita Bay Group-owned club to the current member-owned structure).

The Sports Center

The Sports Center is the other major West Campus facility, housing:

• 16 Har-Tru clay tennis courts — significantly more than any other private club in the immediate Bonita Springs area. The clay surface, preferred by serious players for its reduced joint impact and slower ball speed, means longer rallies and a different game than hard-court tennis.
• 15 pickleball courts — one of the largest private pickleball facilities in Lee County, reflecting the explosive post-COVID growth of the sport.
• Championship croquet lawn — unusual and distinctive, reflecting Bonita Bay Club's roots in Old Florida resort traditions.
• Geothermal zero-entry saltwater pool with 4 lap lanes — the geothermal system maintains pool temperature without conventional heating costs; the zero-entry design accommodates all ability levels; the saltwater system reduces chlorine exposure.
• Approximately 20,000 sq ft fitness center with Technogym equipment — one of the most comprehensively equipped private club fitness centers in Southwest Florida.
• 9,000 sq ft spa and salon with 7 treatment rooms, sauna, steam rooms, and whirlpool.

The Golf Academy (Opened February 2024)

In February 2024, Bonita Bay Club unveiled a new Golf Academy — a state-of-the-art instruction facility added to the existing West Campus practice infrastructure. The Golf Academy supplements the existing short-game area and dedicated practice facilities that members use for pre-round preparation.

For Greenbriar residents who take up Golf Membership, the proximity of the West Campus practice facilities to Bayhead Drive means that warming up before a Bay Island round can be a golf-cart trip rather than a car trip. The West Campus is within the community's internal road network.

Bonita Bay Marina: Resident Boating Within the Community

The Bonita Bay Marina — on the Imperial River inside Bonita Bay, accessible via the internal community road network — is not just a storage facility. It is a social hub with a restaurant (Backwater Jack's), a Ships Store, live shrimp in season, charter service operating from the marina since 1992, and a classified boat-sale board for members. Greenbriar residents who own boats and use the marina are within a short internal drive or golf-cart ride of their slip or dry storage rack.

Marina Basics and the 36-Inch Draft Limit

The marina's 36-inch maximum draft restriction is a hard ceiling tied to the permitting agreement that governs the channel depth in the Imperial River approach. In practical terms, the limit eliminates most deep-keel sailboats and large deep-V sport-fishing boats; a center-console or express cruiser in the appropriate range is typically fine. Waterway access runs north to New Pass for Gulf access. Buyers with specific vessels should verify their draft against the 36-inch limit before purchase. (Source: Bonita Bay Community Association; Bonita Bay Marina.)

Boat storage is billed separately from the master HOA; membership in the marina is not automatic with BBCA dues. Backwater Jack's, the on-site waterfront restaurant, is open to all Bonita Bay residents without a marina slip.

Private Beach Park on Little Hickory Island — Included With Ownership

Every Greenbriar owner — regardless of whether they hold a Bonita Bay Club membership — has access to the Bonita Bay Private Beach Park on Little Hickory Island, the Gulf-front beach park owned and operated by the Bonita Bay Community Association (BBCA). This is a BBCA amenity, not a Club amenity. Ownership in Bonita Bay is what unlocks beach access, not a Club membership card.

What Ian Did and What Was Built Back

Hurricane Ian (September 28, 2022) totally destroyed the Bonita Bay Private Beach facility. The rebuild is one of Bonita Bay's most significant post-Ian success narratives — reconstruction with a concrete main building (not wood frame), breakaway walls that allow surge water to pass through, removable grills, weather-resistant materials, native dune vegetation, reduced lighting, and a specialized turtle fence to protect nesting sea turtles. The facility reopened post-Ian and is staffed morning to evening with beach chairs, lounges, umbrellas, picnic pavilions, grills, showers, restrooms with infant changing stations, and secured parking. A complimentary seasonal shuttle (typically November through April) runs from within Bonita Bay to the beach. (Source: Bonita Bay Community Association.)

This is critical for buyers comparing Bonita Bay to other SWFL communities: the private beach is NOT a Club amenity. It does not require a Golf or Sports Membership. Every Greenbriar owner has access to this beach through their BBCA dues, no additional fee required.

The Amenities: Private to Greenbriar, Community-Wide, and Club

Greenbriar-Exclusive Private Amenities

Greenbriar residents have exclusive access to amenities within their sub-community that are not available to the broader Bonita Bay resident population. This is one of the more underappreciated features of the community — you are not sharing a pool with thousands of neighbors:

Community pool and spa — a full-size pool and adjacent hot tub/spa reserved for Greenbriar's 36 residences. The pool is steps from the buildings rather than a five-minute golf-cart ride.

Two tennis courts — private to Greenbriar residents. Not Club courts (those are at the West Campus with 16 Har-Tru courts for Golf and Sports members), but Greenbriar-specific courts that residents can access without a Club membership.

Newly constructed pavilion — this is the amenity that listing agents specifically highlight in 2025 and 2026 marketing: a brand-new pool pavilion with a 75-inch television, resort-style tile and granite finishes, and year-round climate appeal. Available for community events, private parties, and the Wednesday evening social gatherings that have become part of the Greenbriar resident culture.

BBQ grills — confirmed per community amenity data.

Bonita Bay Community Amenities (All Residents, Included in BBCA Dues)

All Bonita Bay homeowners — including Greenbriar condo owners — automatically become members of the Bonita Bay Community Association (BBCA) and access the following community-wide amenities through their master HOA assessment:

Bonita Bay Private Beach Park — the Gulf-front private beach on Little Hickory Island, rebuilt after Ian (see above). Approximately 10 minutes from the main gate.

12.5+ miles of walking and biking paths — threading through all the neighborhoods and the community's parks, preserves, and golf course borders.

Marina — the Bonita Bay Marina on the Imperial River, with wet slips and dry storage, Gulf access, fueling, ice, live shrimp in season, Ships Store, and Backwater Jack's waterfront restaurant on-site. Maximum draft for the marina: 36 inches — a hard ceiling per the permitting agreement. Boat storage is billed separately from the master HOA; marina membership is not automatic with BBCA dues.

Three waterfront resident parks — with canoe and kayak launches, fishing piers, picnic areas, and playgrounds.

Basketball, bocce, pickleball, and tennis courts — at the community level, separate from Club facilities.

Activities Department — year-round programming, events, life-long learning series, and club activities. The BBCA Activities Department is at 3451 Bonita Bay Blvd Suite #100, tel: 239-390-5550.

Staffed security and gated entry — 24/7 staff at all entrances.

BBCA contact: 3451 Bonita Bay Blvd, Suite 200, Bonita Springs, FL 34134 · 239-495-8111 · Bonita Bay Community Association.

Bonita Bay Club (Optional Membership — Not Mandatory)

This bears its own section because it is one of the most-searched questions about every Bonita Bay sub-community: Is the Bonita Bay Club membership required? The answer is no.

Confirmed by multiple independent MLS listing disclosures: "memberships available, but not mandatory" and "Optional memberships that provide access to five championship golf courses." The Bonita Bay Club is a separate legal entity (Florida not-for-profit corporation, incorporated in 2009 as the member-owned successor to the prior for-profit club) from the BBCA, and it operates independently. You can own a Greenbriar condo, use the beach, walk the paths, enjoy the parks, and use Greenbriar's private pool and tennis courts without ever joining the Club. (Source: Stellar / SWFL MLS; Florida Division of Corporations / Sunbiz.)

What Club membership adds:

Golf Membership — Access to all five championship courses across both campuses: Bay Island, Marsh, Creekside (West Campus, Arthur Hills) plus Cypress and Sabal (East Campus, Tom Fazio). Full access to the 55,000-square-foot West Clubhouse, the Sports Center, the 16 Har-Tru tennis courts, 15 pickleball courts, championship croquet lawn, the geothermal zero-entry saltwater pool, the approximately 20,000-square-foot fitness center, the 9,000-square-foot spa and salon, and the full dining program.

Sports Membership — Access to the Sports Center amenities (tennis, pickleball, croquet, pool, fitness, spa, dining) without full golf privileges.

Fee structure (verify with the Club before relying on any figure — secondary-source estimates): Secondary sources indicate Golf Membership initiation in the range of approximately $150,000–$225,000. Annual dues and capital assessment add approximately $19,000–$24,000 per year for the Golf tier. Sports Membership is meaningfully less. Direct confirmation from the Club's Membership Office (239-495-0200) is recommended before relying on any specific number.

Membership is non-equity. Every MLS listing for Greenbriar units classifies the golf access as "Golf Non Equity." This means memberships are not equity instruments — the initiation fee is non-refundable, memberships cannot be independently sold or assigned to a buyer at resale, and the buyer must apply for and fund their own membership independently. The seller's membership does not transfer.

HOA Fee Bundle + What Each Fee Covers

Fee Architecture: Two Layers

Every Greenbriar owner pays into two separate assessment structures.

Layer 1 — Greenbriar sub-HOA (Greenbriar at Bonita Bay Condominium Association, Inc.)

This is the condominium association specific to Greenbriar's 36 units, professionally managed. The quarterly assessment runs $2,900 to $3,120 per quarter — approximately $11,600 to $12,480 per year — depending on the unit and the most current assessment schedule. (Source: Stellar / SWFL MLS maintenance-fee disclosures, 2024–2026. Verify the current schedule with the management company before any offer.)

What the Greenbriar condo fee covers:

• Cable and Internet/WiFi access
• Irrigation water
• Lawn and land maintenance
• Property management (Resort Management) fees
• Pest control (exterior)
• Street lights
• Street maintenance
• Trash removal
• Water
• Reserve fund contributions (building reserve for future capital repairs per SIRS schedule)
• Legal and accounting fees
• Recreational facilities access — Greenbriar's private pool, spa, tennis courts, pavilion

Layer 2 — Bonita Bay Community Association (BBCA) master HOA

Paid annually as part of the master assessment. Current rate: $4,020 to $4,420 per year (from $4,020 in 2024 data to $4,420 in 2026 data — approximately 10% increase over two years). (Source: Stellar / SWFL MLS disclosures.)

What the BBCA master fee covers:

Maintenance of all common areas and grounds across 2,400 acres; road maintenance and streetlights; lake and stormwater management; private beach park ownership, operations, and shuttle service; three resident waterside parks; 12.5+ miles of walking/biking paths; basketball, bocce, pickleball, and community tennis; canoe and kayak launches; Activities Department programming; community patrol/security; Design Review Department oversight; 24/7 staffed gated entrances; marina common areas.

Total Annual Recurring Fee Stack

This is the realistic carry cost for a Greenbriar owner in 2026, before property taxes, insurance, utilities, and any Club membership election. On a $447,500 purchase (the trailing-12-month median), the $16,700–$17,930 in annual HOA fees alone represents approximately 3.7–4.0% of asset value per year in recurring fixed costs — typical for a community of this amenity level. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

One-Time Fees at Closing

• Transfer fee: approximately $2,725 – $3,245 (one-time, paid at closing — varies by unit and contract negotiation)
• Total one-time fees: Approximately $2,875 as disclosed in MLS data for one listing

(Source: Stellar / SWFL MLS one-time-fee disclosures.)

CC&Rs, Bylaws, and Governing Documents

Greenbriar at Bonita Bay Condominium Association

The Greenbriar sub-HOA is a Florida Not For Profit Corporation. The entity is currently ACTIVE with annual reports current. All officer addresses are listed at the management company address, which is standard for professionally managed associations. (Source: Florida Division of Corporations / Sunbiz, verified June 2026.)

Corporate history note: The association's reinstatement history (a period of lapsed filings, later reinstated) is common for smaller Florida condo associations that miss annual report filing deadlines while remaining operationally active. This is not a red flag for buyers — small HOAs miss state filing deadlines more often than their governance quality would suggest. The operational history (roof replacement in 2017, completed SIRS and milestone inspections) indicates an actively managed association.

Declaration of Condominium (CC&Rs)

The Declaration of Condominium for Greenbriar at Bonita Bay was recorded with the Lee County Clerk of Courts when the condominium was created — likely in the late 1980s for the original filing, with one or more supplements as buildings were added in 1993 and 1997–1998. This is the document that governs unit boundaries, common elements, use restrictions, assessment methodology, reserve fund requirements, and voting rights.

The Lee County Official Records system (or.leeclerk.org/LandmarkWeb) is the search tool for this document. Search by party name "GREENBRIAR AT BONITA BAY" or document type "Declaration of Condominium." Lee County parcel numbers for Greenbriar units can be found at leepa.org to assist the search.

Under Florida law (F.S. 718.503), buyers of resale condominiums are entitled to receive the full condo document package — Declaration, Bylaws, Rules & Regulations, most recent budget, most recent financial statements, SIRS report, and milestone inspection report — within three business days of contract execution, with a three-day right of rescission. All buyers should read these documents before the rescission period closes. Calling the management company to request the documents is the practical first step.

Known Restrictions from MLS Data

From the MLS "Restrictions" field on Greenbriar listings:

• Architectural — all exterior modifications require ARC/Design Review approval
• Deeded — restrictions run with the deed and bind all future owners
• No Commercial — no commercial use of units
• No RV — recreational vehicles are prohibited from storage or parking in the community

(Source: Stellar / SWFL MLS Restrictions fields.)

BBCA Design Review

The Bonita Bay Community Association operates a professionally staffed Design Review Department responsible for all of its neighborhoods. Specific design guidelines — exterior paint color palettes, landscaping standards, lanai modification rules, hurricane shutter specifications — are accessible to Greenbriar residents via the BBCA member portal. Non-members can contact the Design Review Department via BBCA's main number (239-495-8111) for guidance before planning any exterior modification.

Rental Market & Property Management

Greenbriar is primarily an owner-occupant and seasonal-owner community — but unlike some Bonita Bay villages, it does have a genuine, active seasonal rental market, and the live MLS data confirms it. Over the trailing 12 months there were 4 active MLS rental listings and 1 recorded lease for the community, with asking rents in the $7,000–$9,000 range (a blend of annual and seasonal terms — treat that range as directional, not a clean annual median). (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Read that honestly: this is a present, functioning seasonal rental market — four active listings and one recorded lease over a full year is more rental activity than many Bonita Bay carriage villages show, but it is still a seasonal-lifestyle market, not a robust year-round investment market. The $7,000–$9,000 asking range mixes annual and seasonal terms, so it should not be read as a single annual rate. If you are buying at Greenbriar, the realistic profile is an owner-occupant or snowbird who uses the home personally and may offset some carry cost with a seasonal lease; if you are selling, your buyer pool is primarily primary-residence and seasonal owners, with a smaller slice of seasonal-rental-minded buyers.

Rental Rules (For Owners Who Do Lease)

For owners who do choose to lease, the Greenbriar governing documents permit owner-to-tenant rentals subject to restrictions, confirmed from MLS listings:

• Minimum lease term: 30 days.
• Maximum leases per year: 3. The practical maximum rental use per year is three 30-day periods. The minimum is 30 days per individual lease, not 30 days combined.
• Short-term rentals (Airbnb/VRBO-style) are not permitted — the 30-day minimum is incompatible with nightly or weekly vacation rentals.
• Tenant HOA approval — whether the sub-HOA requires formal board approval of tenants beyond the 30-day minimum and 3-leases-per-year caps is not specified in publicly available MLS data; this is common in Florida condo communities. Confirm the approval process, application requirements, and any current restrictions with the management company before making any rental-strategy assumption.

(Source: Stellar / SWFL MLS "Min Days of Lease: 30" and "Leases Per Year: 3" fields.)

Property Management and the Investor Math

For owners who want light seasonal-use coverage, full-service property management is available through several local luxury-condo managers serving Bonita Bay. But the practical reality — and the live data — is that Greenbriar trades primarily as a home with a seasonal-rental option, not as a cash-flow investment property. Against annual HOA costs of $16,700–$17,930 (before insurance, taxes, and utilities), and with a 3-leases-per-year cap, the net rental margin on a $400,000+ purchase is positive but thin. Buyers who need positive year-round cash flow should look at different asset classes; the high annual carrying costs and the 3-lease cap make Greenbriar a lifestyle asset with seasonal rental as a secondary benefit, not a yield-driven investment. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Pet Rules

From MLS disclosures: Pets: With Approval. "With Approval" in Florida MLS context means pets are permitted subject to HOA board review. Specific breed restrictions, weight limits, and the number of pets allowed are in Greenbriar's condo rules and regulations — request these from the management company before purchasing if you have specific pet needs. (Source: Stellar / SWFL MLS pet-policy fields.)

Within the broader Bonita Bay community, leash requirements apply on all common pathways per BBCA rules. Bonita Bay is a wildlife-rich environment (see the Wildlife section below) — respecting both the leash rules and the presence of gopher tortoises, sandhill cranes, and nesting shorebirds is part of community life here. For a community with a private pool area and direct access to Bonita Bay's 12.5-mile trail network, the practical pet experience at Greenbriar is excellent for owners.

The Storm Posture: FEMA Flood Zone, Hurricane Ian, and Insurance Reality

Bonita Bay and Flood Risk — An Honest Accounting

Bonita Bay sits on Estero Bay in south Bonita Springs. The community is not a dry inland development — it is an estuary-adjacent, bay-front, marina-equipped master-planned community whose western edge fronts an aquatic preserve. Greenbriar specifically is in the northern interior of Bonita Bay, away from the immediate bayfront, but still within the broader coastal flood risk zone that defines the 34134 ZIP code.

Flood-risk modeling for Bonita Bay identifies a significant exposure: the great majority of Bonita Bay properties carry substantial flood risk, with a large share in FEMA Zone A or V. This is a significant buyer-disclosure data point. Bonita Bay is a beautiful, exceptionally well-maintained community — but it is a coastal community in hurricane-prone southwest Florida, and its flood risk profile reflects that.

What this means practically for Greenbriar buyers:

1. Pull the specific FEMA flood zone for any Greenbriar address you are considering. The FEMA Flood Map Service Center (msc.fema.gov) allows lookup by address. Individual parcels within Greenbriar may be in Zone X (minimal flood risk) or Zone AE (100-year flood zone where federally backed mortgages require flood insurance). Do not assume all buildings have the same flood zone designation.
2. Flood insurance: On Zone AE properties, federally backed lenders require flood insurance. On Zone X properties, flood insurance is optional but increasingly recommended given post-Ian insurance market realities. NFIP and private flood carriers both write this market; annual premiums on an inland Bonita Bay condo range widely based on elevation certificate data.
3. Elevation certificates can significantly reduce flood insurance premiums on buildings with confirmed finished-floor elevations above base flood elevation. Ask the management company whether elevation certificates exist for Greenbriar's buildings.

Hurricane Ian — What Happened at Greenbriar

Hurricane Ian made landfall near Fort Myers Beach on September 28, 2022, as a Category 4 storm — the deadliest hurricane to hit Florida since 1935.

Within Bonita Bay, Ian caused damage across the community — the marina, the private beach park, and the golf courses all sustained significant damage. What happened specifically to Greenbriar's buildings on Bayhead Drive requires per-parcel permit research at the Lee County permit portal (permits.leegov.com — search by address 4120–4140 Bayhead Drive) to fully document.

What the community overall experienced:

• Private Beach Park: Totally destroyed by Ian and rebuilt from scratch with hurricane-hardened concrete construction, breakaway walls, and advanced coastal design. (Source: Bonita Bay Community Association.)
• Bay Island Golf Course: Sustained the hardest Ian impact of the West Campus courses, with significant structural damage to cart paths and much of the course impacted. The West Campus was harder hit than the East Campus in Naples.
• Marina: Took significant surge damage and has since been restored to full operation.

For Greenbriar's low-rise condo buildings specifically — four-story structures on Bayhead Drive, set back from the immediate bayfront — the damage profile in a Category 4 wind event would typically involve roof damage, screen enclosure damage, window damage on unprotected exposures, and landscaping loss. The 2025–2026 MLS listings note completed milestone inspections, SIRS passed, and at least one building with a 2017 roof. Buildings that received impact windows (e.g., 4120 Bayhead #105, 2024 windows noted) are in better posture for future storms.

Bay Island Golf Course — Ian Damage and the Restoration

The Bay Island course bore the brunt of Ian's impact on the West Campus, with significant structural damage to cart paths and much of the course impacted. The specific scope — how many holes were rendered unplayable, the duration of any closure, the precise restoration work — would require primary-source confirmation from the Club.

What is documented: Bay Island had been comprehensively renovated in 2019. The 2022 Ian damage came three years after a full infrastructure rebuild, meaning the restoration started from a better baseline than an aging, pre-renovation course. The Club's ongoing $30 million Golf Master Plan continues in 2026 with Creekside under renovation. From 2025–2026 listing descriptions that reference "sweeping views across the Bay Island golf course" as an active premium feature, the course is operational and visually compelling from the lanais today.

Insurance Reality in 2026

Property insurance in Lee County has undergone a structural shift since 2022. The combination of Hurricane Ian, Helene, and Milton, plus the broader hardening of the private Florida reinsurance market, has produced a landscape where:

• Citizens Property Insurance (Florida's insurer of last resort) carries rate caps but increasingly restricted eligibility for coastal properties.
• Private carriers have partially re-entered the market post-2024 but price coastal condo exposure at meaningfully higher premiums than 2021.
• Wind-mitigation credits — generated by strong opening protection (impact windows, shutters), hip roof geometry, and recent roof replacement — are the most effective lever for reducing premiums. Units with 2024 impact windows (like 4120 Bayhead #105) and a 2017 roof will price better than units with original windows and an older roof.
• HOA master policy covers the building shell and common elements. Individual owners typically need HO-6 (condo owners) insurance for interior contents, walls-in coverage, and liability.

Request current insurance cost estimates from a Lee County insurance broker (not an online aggregator) before finalizing any Greenbriar purchase. Premium variance between well-maintained and less-maintained units in this market can run $2,000–$4,000+ per year.

Schools by Address

Greenbriar is in the School District of Lee County (ZIP 34134). The buyer pool at Greenbriar skews heavily toward retirees, snowbirds, and empty-nesters — school zoning is less likely to be a primary purchase driver here than in family-oriented communities. That said, the zoning data is part of a complete due-diligence picture.

Typical assignments for ZIP 34134 / Lee County (verify current boundaries via https://www.leeschools.net):

• Elementary: Bonita Springs Elementary or Spring Creek Elementary
• Middle: Bonita Springs Middle Center for the Arts or Three Oaks Middle School
• High: Estero High School or Gulf Coast High School (depending on specific address)

Private school proximity: Community School of Naples, First Baptist Academy (Naples), and Canterbury School (Fort Myers) are within 20–30 minutes.

Florida Gulf Coast University (FGCU): approximately 8 miles north of Bonita Bay — the closest university to Greenbriar, relevant for buyers considering college proximity for grandchildren or FGCU's continuing-education and cultural programming.

Daily Logistics: What Life Actually Looks Like at Greenbriar

Guard Gate and Security

Bonita Bay operates staffed gated entrances at all community access points, 24 hours per day, 7 days per week. Visitors are screened at the gate. The community also has a Community Patrol service providing additional security rounds within the property. The BBCA master HOA assessment covers the gate security staffing cost.

Internet, Cable, Water, Sewer, and Trash

The community has Fiber-to-the-Home infrastructure throughout. Cable and internet are included in the Greenbriar sub-HOA assessment — no separate internet bill. Water, trash, and irrigation water are Association-managed and bundled into the quarterly assessment.

Golf Cart Culture and the Promenade

Bonita Bay's internal road and path network — 12.5+ miles — is designed for golf cart use. Residents routinely golf-cart from their homes to the clubhouse, the marina, the parks, and neighboring sub-communities. Greenbriar's Bayhead Drive location puts the West Campus Club facilities and the marina within easy golf-cart range via internal Bonita Bay roads. The Promenade at Bonita Bay — a retail and dining center immediately adjacent to the main gate — provides everyday conveniences without leaving the immediate Bonita Bay area.

Drive Times (Approximate from Greenbriar, 4120 Bayhead Drive)

Wildlife and the Natural Environment

Bonita Bay's Audubon Cooperative Sanctuary designation is not ornamental. The community's commitment to chemical reduction, habitat preservation, and water-quality management across the golf courses and preserves has produced a genuine wildlife ecosystem. From a Greenbriar lanai facing the Bay Island fairways, wildlife encounters are not occasional special events — they are ordinary morning routine.

Gopher tortoise (Gopherus polyphemus): A Florida state-listed threatened species, present in Bonita Bay's upland habitat areas bordering the golf course edges and preserve buffers. Their burrows shelter more than 350 other animal species. Do not relocate or disturb tortoises encountered on or near the course; they are protected under Florida law.

Sandhill crane (Antigone canadensis): Large cranes that forage on golf course fairways and residential lawns. It is entirely normal for a mated pair to wander across the Bay Island fairway below a Greenbriar third-floor lanai at 7:00 AM.

Roseate spoonbill (Platalea ajaja): A pink, paddle-billed wading bird that feeds in the water hazards and wetland edges of the Bay Island course — among the most visually striking birds in Florida.

Osprey, great blue heron, great egret, anhinga, little blue heron, tricolored heron, belted kingfisher, and periodic manatee sightings in the Imperial River near the marina round out the documented species list around the Bay Island course and Bonita Bay preserves.

The wildlife viewing from a Greenbriar lanai is not incidental to the purchase decision for most buyers who end up here. It is central to it.

County Permit Activity Inside Greenbriar (2024–2026)

Building permit history is one of the most underused tools in a condo buyer's due-diligence toolkit. Every permitted repair, renovation, or system replacement inside a Greenbriar building appears in the Lee County permit database — providing a documented record of what work has been done, who did it, and what it cost. This matters because it confirms that Ian-era storm repairs were properly permitted and inspected, reveals capital improvements the association has made, and surfaces any ongoing code violations or failed inspections that could complicate a resale.

How to pull Greenbriar permit data: Navigate to the Lee County permit portal at permits.leegov.com and search by address for each Greenbriar building (4120, 4121, 4125, 4130, and 4140 Bayhead Drive, Bonita Springs, FL 34134). Look specifically for:

• Roofing permits issued 2022–2024 (post-Ian repairs)
• Window and sliding glass door permits (impact window upgrades)
• HVAC replacement permits
• Pool and spa equipment permits (Greenbriar's private pool and spa)
• Elevator permits
• Structural repair permits

The presence of a 2017 roof replacement (noted in MLS listings) and impact window installations noted in 2024 (per 4120 Bayhead #105 listing) suggests active capital maintenance — these items should be confirmed via Lee County permits to verify they were properly inspected and finaled. The Lee County Property Appraiser (leepa.org) also records permit summary data at the parcel level.

Zoning and Adjacent Development Near Greenbriar

Greenbriar sits deep inside the gates of Bonita Bay — a 2,400-acre planned unit development with a master plan that was largely built out by the mid-2010s. Within the Bonita Bay PUD boundary, no new development is possible without BBCA and Lee County approval. Greenbriar is as protected from adjacent-parcel development surprises as any community in Lee County can be.

Outside the Bonita Bay gates, the primary adjacent corridors are US-41 (Tamiami Trail) to the west and Bonita Beach Road to the north — established commercial corridors with stable zoning. The Promenade at Bonita Bay is fully built out. The Coconut Point area to the north is mature, anchored regional retail with no significant expansion expected.

What buyers should check: Lee County's development application portal (leegov.com) and the City of Bonita Springs (cityofbonitasprings.org) list pending rezoning applications, variances, and planned development amendments. Within the Bonita Bay gates, the tower master plan is now complete; the master plan has no remaining developable tower sites or significant unbuilt residential parcels. Greenbriar's views of Bay Island Golf Course are protected not only by the Audubon Cooperative Sanctuary designation governing the course's management but by the simple fact that there is nothing left to build between those buildings and the fairways.

The Bonita Bay Blue Zones Connection

Bonita Springs is one of a small number of Florida cities recognized as a Blue Zones Project certified community. The Blue Zones Project, derived from National Geographic researcher Dan Buettner's study of the world's longest-living populations, works with cities to modify their built environment, policy landscape, and social infrastructure in ways that support longer, healthier lives.

For Greenbriar residents, this matters in concrete ways. The walking and biking path network within Bonita Bay (12.5+ miles) supports the Blue Zones concept of "moving naturally" as part of daily life. The social connectedness culture inside Bonita Bay — the Wednesday evening pavilion gatherings at Greenbriar, the club activities, the Activities Department programming — aligns with the Blue Zones principle of "belonging" and strong social ties as a longevity factor. For buyers in their 50s, 60s, and 70s making a conscious quality-of-life decision in choosing Bonita Springs, this context is more than incidental.

Seasonal Living and the Greenbriar Calendar

Greenbriar, like most of Bonita Bay, operates on a dual-rhythm calendar. The winter season — roughly mid-November through April — is when the community is at its fullest. Seasonal residents arrive from the Midwest, the Northeast, and Canada; the Bonita Bay Club's courses see their heaviest play; the private beach shuttle runs daily; BBCA's Activities Department calendar is packed; and the pavilion at Greenbriar hosts its most active social schedule. This is also when Greenbriar's seasonal rental demand peaks — consistent with the live MLS finding of 4 active rentals and 1 recorded lease in the $7,000–$9,000 asking range over the trailing 12 months. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

The summer months — May through October — see a quieter Greenbriar. Some units transition to off-season rental, others sit empty with owners at northern residences, and the community settles into the pace of Florida summer. For buyers deciding between primary residence and second-home use, Greenbriar's location relative to RSW International Airport is meaningful: the 15–20 minute drive to the terminal makes it practical to spend three to four months in Bonita Springs, fly north for family commitments, and return for another stretch without the airport ordeal that makes SWFL second-home ownership more friction-ful at communities further from RSW.

Comparable Subdivisions to Consider

Buyers actively considering Greenbriar are typically also looking at a small set of alternatives — either other Bonita Bay sub-communities with comparable price points and character, or comparable golf-front condo communities outside Bonita Bay in the Bonita Springs / Estero area.

Within Bonita Bay:

Oakwood / Oakwood Villas — Another Bonita Bay condo community in a similar price tier to Greenbriar, with carriage-home or coach-home style product. Different views (not necessarily golf-direct) and a different sub-community character. Both are accessed through the same master Bonita Bay gate and carry the same BBCA amenity access.

Baywoods / Bayview — Lower-density, more affordable Bonita Bay condo product, typically with water or preserve views rather than Bay Island golf frontage. Pricing often overlaps Greenbriar on a per-unit basis; the differentiator is views.

Bermuda Cove — Smaller Bonita Bay sub-community with distinctive architecture; also in the non-tower, non-single-family tier.

Waterford — A carriage-home village inside Bonita Bay with confirmed 2-car garages on every home and the largest carriage floor plans, fronting the Creekside Golf Course. A useful comparison for buyers weighing golf-front condo product against carriage-home product — Greenbriar is the more accessible entry price; Waterford trades higher.

Outside Bonita Bay:

Pelican Landing — A large master-planned community with multiple product types and optional club membership at lower price points. Less exclusive gating than Bonita Bay; different social character. Pelican Landing's price tier generally overlaps Greenbriar.

For buyers who want to see how the full Bonita Bay product range — from Greenbriar to the high-rise towers at $2M–$4M+ to the estate homes of Riverwalk — compares, we keep a live inventory of every active Bonita Bay listing and can walk you through the full market in a single consultation. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873, or email [email protected].

The Greenbriar Resale Market — A Deeper Look

Understanding how Greenbriar specifically trades within the broader Bonita Bay condo ecosystem helps buyers and sellers calibrate expectations more precisely than any ZIP-code average can.

Supply Dynamics

Greenbriar has 36 total units. At any given time, active inventory typically runs 1–4 listings — right now, just 1 home is active at $544,990. This means any individual unit is competing with at most a few other units in the community simultaneously. When the community has no competing listings, a well-priced unit gets full buyer attention from everyone actively searching Bonita Bay golf-front condos in the sub-$550K range. The 36-unit scale also means off-market transactions are possible — a serious buyer who tells their Realtor "I specifically want Greenbriar, find me something even if it's not listed" can often surface willing sellers before a listing goes active. As Top 1% Real Estate Agents Nationally Since 2008, we maintain relationships throughout the Bonita Bay ownership community — call us to discuss off-market strategies if the active inventory is thin at the time you are shopping. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

The Two-Car Garage Premium

In the trailing-12-month closed data, the highest closed price was the two-car-garage unit at 4121 Bayhead Dr #101, at the top of the $330,000–$513,000 range. The two-car configuration — described in Greenbriar listing copy as "rarely found in Florida" — trades as a distinct micro-tier above comparable one-car-garage units. In a community where most units have a single enclosed garage, the two-car units command a clear, observable premium. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Post-SIRS Compliance as a Marketing Asset

The post-SB-4D market has bifurcated Florida condo buyers into two camps: those who are frightened of any building that has not yet completed SIRS and milestone inspections, and those who understand the law and are comfortable with compliant buildings. Greenbriar's compliance status — "Milestone Inspections and SIRS completed and passed" — is a direct response to the first camp's anxiety. In the 2026 marketing environment for Florida condos, leading every listing with SIRS compliance confirmation is not boilerplate; it is a meaningful differentiator against communities still working through the compliance process. We make this a lead bullet in every Greenbriar listing we handle, right after the Bay Island golf-course-frontage headline.

Why Buy Here — Honest Pros and Cons

This section is written for buyers who want the real story, not the sales pitch.

The Case For Greenbriar

1. Golf-course frontage at the lowest price in Bonita Bay. There is no cheaper way to own property inside Bonita Bay with direct views of a championship Arthur Hills golf course. The towers start at $2 million. The premier single-family villages start higher. Greenbriar puts Bay Island in your backyard at $330,000–$545,000 — genuinely the entry floor for this community. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

2. The $30M Golf Master Plan is an asset-appreciation story. Bay Island was renovated in 2019. Systematic investment in the courses to which Greenbriar is literally adjacent raises the quality of the daily-life experience and supports long-term asset value.

3. Audubon-certified wildlife ecosystem on your doorstep. Sandhill cranes on a renovated Arthur Hills fairway with spoonbills at the water hazard is a literal daily reality, not a sales point.

4. Private amenities that are actually private. The pool, spa, tennis courts, and new pavilion belong to 36 residences — a meaningfully different quality-of-life experience from sharing a pool with a 600-unit complex.

5. Every Bonita Bay community amenity without mandatory Club membership. Private beach park, 12.5 miles of paths, marina access, three waterfront parks, 24/7 gated security — all BBCA amenities, none requiring a $150,000+ Club initiation fee. The Club is available if you want it.

6. The milestone inspection and SIRS are done. Florida's post-Surfside condo law created real uncertainty for buyers of older condo buildings. Greenbriar has passed both required inspections.

7. A genuine seasonal rental option. Unlike some Bonita Bay villages with effectively no rental market, Greenbriar shows real seasonal rental activity (4 active + 1 leased over the trailing year, $7,000–$9,000 asking range) — useful for owners who want to offset some carry cost. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

The Case Against / Things to Watch

1. The carry costs are real. $16,700–$17,930 per year in HOA costs before insurance, taxes, and utilities on a $400,000+ purchase is a material percentage of asset value.

2. The buildings are late-1990s vintage. Centex built competently for the era, but 1997–1998 mechanical systems, HVAC, and plumbing are in their late middle age. The oldest building (4130 Bayhead, possible 1993 vintage) is now potentially 30+ years old.

3. The market is slow. A 144-day median days on market and a 91.4% sold-to-list ratio mean this is a patient market. Overpriced units sit for months. Pricing correctly from day one is the highest-leverage decision a seller makes. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

4. Insurance costs are elevated and variable. Lee County post-Ian insurance pricing for coastal condos is expensive and volatile. Units with older windows and roofs face materially higher premiums than updated units.

5. Specific Bay Island holes adjacent to your specific unit are not publicly documented. If knowing precisely which hole number is 40 yards from your lanai matters, do a site visit with a course map before writing an offer.

6. Rental math is not investor-friendly. Three 30-day leases per year maximum, no short-term rentals. The gross seasonal income is real but thin relative to purchase price and carry costs.

Selling Your Greenbriar Home: Why the Right Listing Agent Changes the Outcome

If you're searching for a Greenbriar at Bonita Bay listing agent who actually knows this community, the answer starts with data and ends with execution. Greenbriar's market is thin and patient: 6 sales in the trailing 12 months at a 91.4% sold-to-list ratio and a 144-day median days on market means every comparable matters and every overpriced day costs you. A first-floor non-premium-view unit is not interchangeable with a top-floor golf-front two-car-garage unit. A listing agent who prices Greenbriar off broad ZIP-level comps will either leave money on the table or watch the listing sit. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 with over $900 million in personal sales, that is exactly the precision we bring. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Selling your Greenbriar home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation, or call Jesse directly at (239) 898-6072 or email [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

The Greenbriar Seller's Specific Considerations

Two-car garage premium: If your unit has two enclosed under-building garages, this is the rarest configuration in the community and commands the highest premium. Lead every conversation and every listing description with this feature.

Impact windows: Units with recent impact window installation (2020 or later) command both a price premium and an insurance cost advantage that buyers are increasingly sophisticated enough to quantify. Know your window status before pricing.

Roof status: The association replaced at least one building's roof in 2017. Buyers and their lenders will ask. Know which building your unit is in and what the roof age is.

SIRS compliance: The fact that Greenbriar's SIRS and milestone inspections are complete and passed is a genuine differentiator. Buyers spooked by Florida's post-Surfside condo law have specific anxiety about unresolved structural inspection requirements. Lead with it.

Floor and view: Third-floor golf-course-front units command a clear premium over first-floor interior units. Price accordingly; do not treat a floor-3 golf-view unit the same as a floor-1 partially obstructed-view unit.

Seller FAQ: Quick Answers

Who is the best listing agent for Greenbriar at Bonita Bay? The best listing agent knows the price difference between a two-car-garage unit and a one-car unit, understands the Bay Island golf-front view premium, can explain the two-layer HOA structure to buyers, knows how SIRS compliance and impact windows translate to marketing language, and has active buyer relationships within Bonita Bay. Jesse McGreevy at (239) 898-6072 and Marc Comisar at (239) 287-5873 have those attributes — the #1 team in Southwest Florida since 2012 with over $900 million in personal sales.

What is my Greenbriar home worth in 2026? It depends on your specific unit. The community-wide median over the trailing 12 months is $447,500, with closings spanning $330,000 to $513,000. Your floor, view, garage configuration, window status, and renovation state determine where in that range your unit lands. Call Jesse at (239) 898-6072 for a unit-specific conversation. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

How many homes have sold in Greenbriar in the last 12 months? 6 closed sales over the trailing 12 months, totaling $2,553,000 in volume. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

What do Greenbriar homes typically sell for? Median $447,500; average $425,500; range $330,000 to $513,000. Two-car-garage, top-floor, golf-front units trade near the top; 2-bedroom and first-floor non-premium units trade near the bottom. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

How long does it take to sell a Greenbriar home? The trailing-12-month median days on market was 144 days — this is a patient market. Well-priced, well-presented homes still move; overpriced or dated homes sit for months. Pricing to the current market from day one is the highest-leverage decision a seller can make. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

What are the best months to list a Greenbriar home? The Southwest Florida luxury market is most active November through April (snowbird season), with January–March the peak for showings and offers from out-of-market buyers. Listing in October/November positions you for the full season.

Does the HOA have rules about for-sale signs at Greenbriar? Exterior signage in Bonita Bay is subject to BBCA Design Review rules. Confirm the current sign policy with BBCA (239-495-8111) and the management company before installing any sign.

Can I transfer my Club membership to the buyer? No. The Bonita Bay Club is non-equity. The buyer must independently apply for and fund their own membership. The seller's membership does not transfer.

Does the HOA have right-of-first-refusal on the sale? Review the Greenbriar Declaration of Condominium — some older Florida condo associations have ROFR provisions. Confirm with your attorney before listing.

Can I sell to a buyer under a certain age? Yes — Greenbriar has no age restrictions. It is not a 55+ community.

Frequently Asked Questions — Buyer Edition

About the Community

What is Greenbriar at Bonita Bay? Greenbriar at Bonita Bay is a low-rise condominium community of 36 residences in multiple four-story buildings on Bayhead Drive, Bonita Springs, FL 34134. Built between 1993 and 1998 by Centex Homes, Greenbriar was designed to place every unit in direct view of the Bay Island Golf Course — the longest and most challenging of the three Arthur Hills-designed courses at Bonita Bay Club's West Campus. It is the entry-tier, most accessible price point into Bonita Bay ownership.

How many homes and buildings are there? Thirty-six total residential units across multiple four-story buildings (at least three, likely roughly 12 units each), each with under-building garages and a common elevator.

When was Greenbriar built? The bulk of Greenbriar was delivered in 1997–1998 by Centex Homes. At least one building (at 4130 Bayhead Drive) may have been built as early as 1993, suggesting a two-phase timeline. Verify year-built for any specific unit via the Lee County Property Appraiser (leepa.org).

Who developed Greenbriar? Centex Homes built Greenbriar; the master community of Bonita Bay was developed by Bonita Bay Group, founded in 1979, with land assembled by GNC founder David Shakarian and carried forward by David Lucas. Centex was acquired by PulteGroup in 2009.

What floor plans are available at Greenbriar? Most units are 3-bedroom / 2-bathroom configurations, with a subset of 2-bedroom / 2-bathroom (and 2-bed-plus-den) plans. Living area ranges from approximately 1,311 to 1,923 square feet. All units have screened lanais; a subset have glass enclosures. One- and two-car enclosed garages are included; the two-car configuration is rare and commands a premium.

What are the views like at Greenbriar? Every building faces north toward the Bay Island Golf Course fairways, the protected wetlands, and the surrounding nature preserve. Some units also have lake views from the course's water features. There are no bayfront or Gulf views — Greenbriar is an interior golf-front community within Bonita Bay.

Does Greenbriar have its own pool? Yes — a private pool and spa reserved exclusively for Greenbriar's 36 residences, plus two private tennis courts and a newly constructed pavilion.

Is Greenbriar gated? Yes — inside the Bonita Bay master-planned community, which operates 24/7 staffed gated entrances.

Is Greenbriar a 55+ community? No. Greenbriar has no age restrictions. Bonita Bay as a whole is an all-ages community.

What do Greenbriar condos cost in 2026? The trailing-12-month closed range is $330,000 to $513,000 (median $447,500). The only active listing is priced at $544,990 for a 3-bed/2-bath unit. (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

About the HOA

What is included in the HOA fee at Greenbriar? The Greenbriar sub-HOA assessment of $2,900–$3,120 per quarter covers cable, internet, irrigation water, lawn maintenance, property management, exterior pest control, street lights, street maintenance, trash, water, reserves, and access to Greenbriar's private pool, spa, tennis courts, and pavilion. The BBCA master HOA assessment of $4,020–$4,420 per year covers community-wide amenities including the private beach, paths, parks, marina common areas, 24/7 gated security, and Activities Department.

What is the total annual cost of owning a Greenbriar condo? Base HOA costs run $16,700–$17,930 per year. Add property taxes (roughly $4,500–$5,400 on a $450,000 unit at Lee County's effective rate), property insurance (variable — $6,000–$12,000+ depending on unit condition), and any elected Club membership. Total annual carry without Club membership might realistically total $28,000–$38,000 per year all-in.

Who manages the Greenbriar HOA? The Greenbriar at Bonita Bay Condominium Association, Inc., a Florida not-for-profit corporation (currently ACTIVE), professionally managed by Resort Management in Naples, FL.

Have Greenbriar buildings completed SIRS and milestone inspections? Yes. MLS listing disclosures state: "Milestone Inspections and SIRS completed and passed." Buyers should still request the actual SIRS report and milestone inspection report from the management company as part of the condo document review.

About Bonita Bay Club

Is Bonita Bay Club membership required when buying at Greenbriar? No. Club membership is entirely optional. Multiple MLS listings confirm: "memberships available, but not mandatory." Every BBCA amenity (private beach, paths, parks, community tennis) is available to all Bonita Bay owners through their master HOA dues.

Is Bonita Bay Club equity? No. It is non-equity. Initiation fees are non-refundable, memberships cannot be independently sold, and they do not transfer with the home. Every Greenbriar MLS listing classifies golf access as "Golf Non Equity."

Which golf course does Greenbriar border? Bay Island Golf Course — designed by Arthur Hills, opened 1994, par 72, 7,045 yards championship, slope 147. Bay Island is the most challenging of the three Arthur Hills West Campus courses. The community was designed to showcase Bay Island views for all 36 residences.

How many golf courses does Bonita Bay Club have? 54 holes across two campuses: West Campus inside Bonita Bay (Bay Island, Marsh, Creekside — Arthur Hills) and East Campus in Naples (Cypress and Sabal — Tom Fazio). A single Golf Membership covers both.

What does Bonita Bay Club Golf Membership cost in 2026? Secondary sources indicate Golf Membership initiation of approximately $150,000–$225,000 (non-refundable, non-equity), with annual dues and capital assessment of approximately $19,000–$24,000 per year. Confirm directly with the Club at 239-495-0200 before relying on any number.

Rental, Pets, and Lifestyle

Can I rent my Greenbriar home? Yes, subject to a 30-day minimum lease term and a maximum of 3 leases per year. Greenbriar has a genuine seasonal rental market — the live data shows 4 active rental listings and 1 recorded lease over the trailing 12 months, with asking rents in the $7,000–$9,000 range (annual + seasonal mix; directional, not a clean annual median). (Source: Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026.)

Are short-term rentals allowed at Greenbriar? No — the 30-day minimum makes Airbnb/VRBO-style nightly or weekly rentals incompatible with the governing documents.

Can I have pets at Greenbriar? Pets are permitted with HOA approval. Specific breed restrictions, weight limits, and number allowed are in Greenbriar's rules and regulations — request from the management company before purchasing if you have specific pet needs.

Can I park an RV or boat trailer at Greenbriar? No. MLS data confirms "No RV" as a disclosed restriction.

What is the beach access situation at Greenbriar? All Greenbriar owners are BBCA members with access to the Private Beach Park on Little Hickory Island (~10 minutes from the gate), rebuilt after Ian with hurricane-hardened engineering. A complimentary seasonal shuttle (typically Nov–April) runs from within Bonita Bay. Beach access is a BBCA benefit, not tied to Club membership.

What amenities come with ownership (without a Club membership)? The Private Beach Park, 12.5 miles of trails, three waterfront parks, the marina common areas, the BBCA activities program, community-level tennis/bocce/pickleball/basketball, and Greenbriar's own private pool, spa, tennis courts, and pavilion. Club-specific amenities (golf, fitness, dining, spa) require a separate Club membership.

Storm and Insurance

Was Greenbriar damaged in Hurricane Ian? Ian caused damage across Bonita Bay. Greenbriar's specific building damage would be documented in Lee County permit records (permits.leegov.com — search 4120–4140 Bayhead Drive). The 2025–2026 MLS listings note completed milestone inspections and passed SIRS, suggesting structural concerns have been resolved. Bay Island Golf Course took significant damage but is fully operational today.

What FEMA flood zone is Greenbriar in? Bonita Bay overall carries significant flood risk, with most properties in FEMA Zone A or V. The specific zone for any individual Greenbriar address requires a lookup at msc.fema.gov. Pull the zone for any specific unit before accepting an insurance quote.

Who carries property insurance at Greenbriar — the HOA or the owner? Both. The HOA's master policy covers the building shell and common elements; the owner's HO-6 covers interior contents, walls-in coverage, and liability. Units with 2024 impact windows and a 2017 roof price better on wind-mitigation credits.

Your Local Real Estate Experts

McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with an office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — just minutes from the Bonita Bay main gate. Greenbriar at Bonita Bay is a community where the difference between a competent transaction and an exceptional one comes down to market-specific knowledge, and that knowledge is what we bring to every client we serve in Bonita Bay.

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

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

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

As Top 1% Real Estate Agents Nationally Since 2008, whether you're buying your first Bonita Bay golf-front condo or listing a Greenbriar home you've owned for years, call or text Jesse at (239) 898-6072 to start with a conversation — no obligation, no pressure, just straight answers from the team that knows this market.

Sources & Authoritative References

All sources below are primary sources, government records, official community documents, or the live MLS. No competitor realtor URLs appear in this list. Market data throughout this page is sourced to the live MLS pull (Stellar / SWFL MLS, Greenbriar subdivision filter, June 2026).

1. Stellar / SWFL MLS — Greenbriar subdivision filter (June 2026): Trailing-12-month closed, active, and rental data — the authoritative market source for this page.
2. Lee County Property Appraiser: https://www.leepa.org — Property records, year-built data, assessed values, permit summaries, parcel data.
3. Florida Division of Corporations (Sunbiz): https://search.sunbiz.org — Greenbriar at Bonita Bay Condominium Association, Inc.; Bonita Bay Community Association, Inc.; Bonita Bay Club entity records.
4. Bonita Bay Community Association (BBCA): Master HOA, Private Beach Park, trails, parks, Activities Department, Design Review — 3451 Bonita Bay Blvd, Suite 200, Bonita Springs, FL 34134; 239-495-8111.
5. Lee County Clerk of Court Official Records: https://or.leeclerk.org/LandMarkWeb — recorded Declaration of Condominium for Greenbriar at Bonita Bay.
6. Lee County building permits portal: https://permits.leegov.com — permit history for 4120–4140 Bayhead Drive.
7. FEMA Flood Map Service Center: https://msc.fema.gov — FIRM panels and flood-zone data for specific Greenbriar addresses.
8. Urban Land Institute Case Study C029020 — Bonita Bay (1999): Developer history; Bonita Bay master-plan context; golf course opening sequence.
9. Lee County School District: https://www.leeschools.net — School locator and attendance boundaries.
10. City of Bonita Springs: https://www.cityofbonitasprings.org — municipal planning and zoning application notices.
11. Florida Statutes Chapter 718 (Florida Condominium Act): Governing law; buyer disclosure rights (§718.503); reserve and SIRS requirements (SB-4D, 2022).

Page drafted June 12, 2026 (v10). Market data is from the live MLS (Stellar / SWFL MLS, Greenbriar subdivision filter, pulled June 2026). HOA fee schedules, Club membership pricing, FEMA flood zone, and association policies are subject to change — verify all material facts during the due-diligence period of any transaction. Contact Jesse McGreevy at (239) 898-6072 or [email protected].

McGreevy and Comisar — #1 Team in Southwest Florida since 2012. Domain Realty, 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Jesse McGreevy: (239) 898-6072. Marc Comisar: (239) 287-5873. DomainRealtyGroup.com.