Hidden Harbor is 52 single-family homes on five courts in Bonita Bay, Bonita Springs, built 1991 to 2009, 17 lots on the Imperial River, with 12 recorded sales in 60 months at a $2,650,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Hidden Harbor at Bonita Bay. Hidden Harbor at Bonita Bay is a neighborhood of 52 single-family homes, plus one lot with a main house and a second small dwelling, on five short courts at the southern edge of the master-planned community of Bonita Bay in Bonita Springs, Florida: Harbor Cove Court, Harbor Oaks Court, Hidden River Court, Lakeway Court and Marshview Court. Built from 1991 to 2009 on lots of about 0.38 to 1.12 acre, the homes back onto three different kinds of water: 17 lots meet the tidal Imperial River or its side channels, most of the rest back onto freshwater lakes or a tidal marsh, and 11 county cards record a boat lift. Whether you’re ready to sell your Hidden Harbor home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 12 Hidden Harbor sales in the 60 months since November 2021 at a median of $2,650,000, ranging from $1,850,000 to $3,850,000, and the newest of them was recorded on September 3, 2026. The Southwest Florida MLS, pulled September 30, 2026, counted four Hidden Harbor closings in the 12 months to that date and no home listed or pending on the pull date. If you are choosing an agent to sell or buy here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll, all 53 Hidden Harbor field cards (generated November 3, 2026), its qualified-sale file, Lee County’s parcel and hydrography map layers, the Bonita Bay Community Association’s street table, recorded Declaration and public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s homeowners’ association statute and the Southwest Florida MLS figures pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
McGreevy and Comisar are the best realtor for Hidden Harbor at Bonita Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Hidden Harbor market read built from every qualified Hidden Harbor deed of the last five years, all 53 county cards, the county’s water and golf parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for Hidden Harbor in Bonita Bay, Bonita Springs, whether you’re ready to sell your Hidden Harbor home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Hidden Harbor for a specific reason. Fifty-two homes on five courts do not share one price, because they do not share one setting. The 12 qualified deeds of the last 60 months run from $1,850,000 to $3,850,000, a spread of $2,000,000. The three river-class homes that sold recorded $3,375,000 to $3,850,000; the seven lake-class sales recorded $1,850,000 to $2,800,000. One house, 27221 Hidden River Court, recorded $2,500,000 in April 2022 and $2,700,000 five weeks later. River frontage, a boat lift, the size and age of the house, a one-story or two-story plan and what has been replaced since the 1990s decide most of the price, and a listing agent who prices from a Bonita Bay average can miss by a wide margin in either direction.
Recent Hidden Harbor track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds four qualified Hidden Harbor deeds: 4111 Harbor Oaks Court at $3,850,000 (November 13, 2025), 27231 Lakeway Court at $1,850,000 (January 8, 2026), 27401 Hidden River Court at $1,895,000 (March 27, 2026) and 27241 Lakeway Court at $2,550,000 (September 3, 2026). The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings, from 92.7% to 102.0% of their list prices, and no Hidden Harbor home listed or pending on the pull date. We will walk you through every one of those sales and every deed of the last five years.
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Selling your Hidden Harbor home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Hidden Harbor? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Hidden Harbor at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the 60-month county deed record and the 52 custom homes to the plats, the Imperial River, lake and marsh lots, the flood zone at every lot, the comparison with Deerwood, the seller section and the sources behind every figure.
Living in Hidden Harbor at Bonita Bay means a large single-family home with a private pool on a lot of about half an acre or more, on one of five quiet courts at the south end of Bonita Bay, with the tidal Imperial River, a chain of freshwater lakes or a natural marsh behind most houses, the Bonita Bay Marina about half a mile away and the whole Bonita Bay setting (12 miles of paths, three waterside parks, the Private Beach) through the master association.
Every Hidden Harbor home carries one of five addresses. Hidden River Court is the long spine, 23 homes from 27221 to 27421, running past the main lake and ending at the river. Lakeway Court holds 11 homes from 27230 to 27291, between a small lake and the marsh. Harbor Cove Court holds 10 homes from 27431 to 27511, every one of them on the river or its side channel. Harbor Oaks Court holds four homes from 4100 to 4120 and the two-dwelling lot at 4101, and Marshview Court holds four homes from 4080 to 4091 facing the marsh. The Bonita Bay Community Association’s own street table lists exactly these five courts under “HIDDEN HARBOR” (BBCA Street and Neighborhoods), and the Southwest Florida MLS uses the subdivision name HIDDEN HARBOR for homes on Harbor Oaks, Lakeway and Hidden River courts. By our straight-line measurement from the center of the neighborhood, the Bonita Bay Marina on Marina Pointe Drive is about 0.55 mile to the west, the master association’s office at 3451 Bonita Bay Boulevard about 0.9 mile northeast, the Bonita Bay Club address on Country Club Drive about 0.95 mile and the shops and restaurants of the Promenade at Bonita Bay about 1 mile away.
Fifty-two detached single-family homes on lots of about half an acre to more than an acre. Hidden Harbor is not one plat. Most of it, 38 homes and the two-dwelling lot at 4101 Harbor Oaks Court, sits in Bonita Bay Unit 10, Blocks A, B and C, recorded at Plat Book 45, Pages 47 to 51; the river end of Hidden River Court adds three homes from Bonita Bay Unit 13, Block D (Plat Book 48, Page 45, where 27420 Hidden River Court occupies Lots 1 and 2) and one from Bonita Bay Unit 16; Harbor Cove Court adds seven more Unit 16 lots (Plat Book 51, Page 13) and three parcels described by metes and bounds in Section 32. On Lee County’s parcel layer the lots run from 0.375 acre (27501 Harbor Cove Court) to 1.124 acre (27420 Hidden River Court), with a median of 0.593 acre, and together the 52 home lots cover about 31.8 acres.
The Property Appraiser codes 52 of the parcels with the single-family use code and records one living unit per building on every card. The fifty-third, 4101 Harbor Oaks Court, carries the county’s “multi-family less than 10” use code because its card records two buildings: a main house with a 3,132 square foot base area built in 1991 and a second building of 879 square feet built in 1992, 4,011 heated square feet in all. The cards place every Hidden Harbor lot in the county’s “Bonita Bay single-family sub” appraisal neighborhoods.
Hidden Harbor is not a golf-course neighborhood and not a uniform street of one house type. On Lee County’s parcel layer the nearest Bonita Bay Club golf parcel is about 336 meters (1,100 feet) from the closest Hidden Harbor lot, 27351 Hidden River Court, and up to about 730 meters from the farthest, so no lot fronts a fairway. The streets are not lined with oaks on any record we read: the master association’s street table, the county cards and the parcel layer say nothing about street trees, so we describe the courts by what the record shows, the water behind the lots. And while the river lots are genuine boating lots, most of Hidden Harbor is not: 35 of the 52 homes sit on lakes, the marsh or dry land, and no county card on those lots records a dock or lift.
Hidden Harbor’s name fits the river end of the neighborhood, and the county map shows three distinct waters behind its lots. The Imperial River: Harbor Cove Court’s ten lots, the three river lots on Harbor Oaks Court (4110, 4111 and 4120) and four lots at the end of Hidden River Court (27396, 27402, 27410 and 27420) measure within about 4 meters of the tidal Imperial River polygon or the tidal side channels the county maps beside it; the county gives 18 lots its “SFR River” land class. The lakes: the main lake behind Hidden River Court is a freshwater lake of about 14.6 acres with two islands on the county map, and smaller lakes sit behind Lakeway Court and the south end of Hidden River Court. The Bonita Bay Community Association’s own blog calls the lake here “Hidden Harbor Lake” and describes its islands as a nesting colony for wading birds (BBCA blog, January 4, 2018). The marsh: a natural tidal area of about 33 acres runs along the east side of Lakeway Court and around Marshview Court, which takes its name from it.
The county roll records a median of 4,290 heated square feet, from 2,838 square feet (27511 Harbor Cove Court) to 8,743 square feet (4110 Harbor Oaks Court), with three bedrooms on 27 homes, four on 22 and five on 3. The cards record 29 one-story and 21 two-story homes, one at 1.5 stories (27251 Lakeway Court) and one at 1.8 (4090 Marshview Court). The river lots run larger and taller: all ten Harbor Cove Court homes and six of the seven other river lots are two-story, several built over a garage level on piles. Ceilings of 11 to 13 feet appear on 42 of the 52 cards.
Bonita Bay has 12 miles of walking and biking paths connecting its neighborhoods, parks and the Club campuses, inside a gated community of 3,346 residences on about 2,400 acres (BBCA Media Brochure, January 2026). Hidden Harbor has no neighborhood clubhouse or shared pool on the record we read; the pools here are private, on 51 of the 52 home cards. The Bonita Bay Marina, on the Imperial River at the south end of Estero Bay, is the boating base for owners without a river lot (Bonita Bay Marina), and Riverwalk Park, one of the master association’s three waterside parks, sits on the same river (BBCA, the parks of Bonita Bay). The Sandpiper and Harbor Lakes condominium neighborhoods adjoin Hidden Harbor on the county map; our guides to Sandpiper and Harbor Lakes cover them.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in Hidden Harbor, a 52-home neighborhood inside Bonita Bay where river, lake or marsh frontage, a boat lift, the size and age of the house and its renovation history decide most of the price. Selling a Hidden Harbor home? Start with a free Hidden Harbor home valuation, or call Jesse direct at (239) 898-6072. Buying on Hidden River, Lakeway, Harbor Cove, Harbor Oaks or Marshview Court? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you want to see what is listed right now, our Domain Realty Group team keeps the current Hidden Harbor at Bonita Bay homes for sale on its own site.
Data updated: November 2026. Hidden Harbor at Bonita Bay recorded 12 qualified sales in the 60 months since November 2021 at a $2,650,000 median, from $1,850,000 to $3,850,000, in the Lee County Property Appraiser recorded sales, through September 2026. The newest recorded Hidden Harbor sale is September 3, 2026 (the index’s newest Lee County sale overall is September 25, 2026), and the MLS figures below are from the Southwest Florida MLS pull of September 30, 2026.
Two sources describe the same market from two angles. The Lee County Property Appraiser’s qualified-sale file records the deed consideration for every arm’s-length sale the Property Appraiser accepts as a market sale, and it is the primary recent-sales source on this page. The Southwest Florida MLS records the reported closing price of homes marketed through the MLS, plus asking prices, days on market and active listings, which the deed record cannot show. Where the two disagree on a sale, this page publishes the deed figure as the sale price and names the MLS figure once with its date; the county records the deed consideration, while the MLS records the reported closing price. They are never averaged. Twelve sales in five years on a 52-home neighborhood is a small sample, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds four qualified Hidden Harbor sales; a 24-month window holds seven, the 36-month and 48-month windows ten each, and the 60-month window twelve. We use the 60-month window, since November 2021, and list every sale in it rather than lean on the median alone. Every sale in the window was a resale of a finished home; the newest house on the roll, 27491 Harbor Cove Court, was built in 2009. The county’s summary for all recorded history, back to a 1980 land sale and the first lot sales of 1990, mixes vacant lots with homes and is not a current price, and we do not present it as one.
| Recorded | Address | Lot class (county card) | Stories (card) | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|
| April 14, 2022 | 27221 Hidden River Ct | Lake | One | 3,472 | $2,500,000 | $720 |
| May 24, 2022 | 27221 Hidden River Ct | Lake | One | 3,472 | $2,700,000 | $778 |
| March 20, 2024 | 27240 Lakeway Ct | Lake | One | 3,824 | $2,800,000 | $732 |
| May 8, 2024 | 27396 Hidden River Ct | River | Two | 5,458 | $3,400,000 | $623 |
| June 3, 2024 | 27411 Hidden River Ct | Lake | One | 4,670 | $2,800,000 | $600 |
| January 10, 2025 | 27281 Lakeway Ct | None | One | 2,894 | $2,225,000 | $769 |
| January 15, 2025 | 27261 Hidden River Ct | Lake | One | 4,101 | $2,600,000 | $634 |
| February 11, 2025 | 27431 Harbor Cove Ct | River | Two | 5,859 | $3,375,000 | $576 |
| November 13, 2025 | 4111 Harbor Oaks Ct | River | Two | 7,204 | $3,850,000 | $534 |
| January 8, 2026 | 27231 Lakeway Ct | Lake | Two | 4,551 | $1,850,000 | $407 |
| March 27, 2026 | 27401 Hidden River Ct | Lake | One | 3,242 | $1,895,000 | $585 |
| September 3, 2026 | 27241 Lakeway Ct | None | One | 4,022 | $2,550,000 | $634 |
The twelve deeds total $32,545,000. Twelve is an even count, so the median is the midpoint of the sixth and seventh prices in order: sorted, the prices run $1,850,000, $1,895,000, $2,225,000, $2,500,000, $2,550,000, $2,600,000, $2,700,000, $2,800,000, $2,800,000, $3,375,000, $3,400,000 and $3,850,000, and the midpoint of $2,600,000 and $2,700,000 is $2,650,000. The per-square-foot median works the same way: the sixth and seventh of the twelve sorted values are $622.9 and $634.0, a median of $628 per county heated square foot. One house recorded two deeds (27221 Hidden River Court, five weeks apart in 2022), so the twelve deeds cover eleven different homes, about a fifth of the neighborhood.
Four qualified Hidden Harbor deeds were recorded in the 12 months to September 30, 2026, and they span the whole range. 4111 Harbor Oaks Court, $3,850,000 on November 13, 2025, is a two-story river-class home of 7,204 heated square feet on 0.715 acre with a boat lift on its card, the highest deed of the window; it had recorded $3,700,000 in March 2018. 27231 Lakeway Court, $1,850,000 on January 8, 2026, is a two-story lake-class home of 4,551 square feet built in 1993 on 0.812 acre, at $407 a square foot the lowest of the window. 27401 Hidden River Court, $1,895,000 on March 27, 2026, is a one-story lake-class home of 3,242 square feet built in 1992. 27241 Lakeway Court, $2,550,000 on September 3, 2026, is a one-story home of 4,022 square feet built in 1999 on a lot that meets the marsh, raised on a breakaway-wall foundation over a lower garage. None of the four deeds tells us what was inside the house, and we do not guess.
The Southwest Florida MLS, pulled September 30, 2026, counted four Hidden Harbor closings in the 12 months to that date: 4111 Harbor Oaks Court, listed at $4,000,000 and sold for $3,850,000 on November 14, 2025 after 131 days (96.3% of list); 27231 Lakeway Court, listed at $1,995,000 and sold for $1,850,000 on January 8, 2026 after 41 days (92.7%); 27401 Hidden River Court, listed at $1,995,000 and sold for $1,895,000 on March 27, 2026 after 16 days (95.0%); and 27241 Lakeway Court, listed at $2,500,000 and sold for $2,550,000 on September 4, 2026 after 101 days (102.0%). The median sale-to-list ratio of the four is 95.6%, the median time on market 71 days, and the median price per MLS living square foot $589. On the pull date the MLS returned no Hidden Harbor home listed for sale and none pending, and its 12-month rental search returned one leased Hidden Harbor record, 27231 Lakeway Court. Four closings is a count, not a trend.
On the four recent sales both records hold, they agree on the price to the dollar. They differ by one day on two dates: the county records 4111 Harbor Oaks Court on November 13, 2025 and 27241 Lakeway Court on September 3, 2026, the MLS on November 14 and September 4. This page uses the county’s recording dates in its sale tables. They also differ on size for two of the four houses: the county’s heated area for 4111 Harbor Oaks Court is 7,204 square feet and the MLS reported 6,409 living square feet; for 27241 Lakeway Court the county records 4,022 and the MLS 4,291. For 27231 Lakeway Court (4,551) and 27401 Hidden River Court (3,242) the two agree. Each measures by its own method, and the per-square-foot figures on this page say which denominator they use.
The gap between the two square footages runs in both directions in Hidden Harbor. On 4111 Harbor Oaks Court the county figure is larger than the MLS figure by 795 square feet, and on 27241 Lakeway Court it is smaller by 269. The county card separates heated living area from finished garage, porch and lower-level areas, and on raised homes it records finished space at the garage level as “finished lower utility” or “finished lower level”, which a listing may count as living space or leave out. A buyer comparing price per square foot should know which number the listing uses, and on a raised river home should ask how any room at the garage level is built and permitted, because it sits below the base flood elevation (see the flood section).
The twelve deeds sort cleanly by the county’s land class. The three river-class sales, 27396 Hidden River Court ($3,400,000), 27431 Harbor Cove Court ($3,375,000) and 4111 Harbor Oaks Court ($3,850,000), recorded a median of $3,400,000, and two of the three cards show a boat lift. The seven lake-class sales recorded $1,850,000 to $2,800,000, a median of $2,600,000. The two plain single-family class sales on Lakeway Court recorded $2,225,000 and $2,550,000; both lots meet or come within about 42 meters of the marsh on our measurement, which the county class does not show. Three river sales are too few to price river frontage by subtraction, and the river homes are also larger and two-story, so size and frontage move together in this record. The county’s own 2025 values, which cover all 52 homes rather than the few that sold, put the 18 river-class homes at a median just value of $2,582,288, the 26 lake-class homes at $2,121,931 and the 8 plain-class homes at $2,368,671.
The twelve deeds span $2,000,000, and the county record explains much of it without guessing at the rest. Water: the three river-class deeds are the three highest of the window. Size: the river homes that sold are 5,458 to 7,204 heated square feet; the lake and plain homes 2,894 to 4,670. Price per square foot runs the other way: the smallest homes recorded the highest rates (27281 Lakeway Court, 2,894 square feet, $769; 27221 Hidden River Court, 3,472, $720 and $778), and the largest the lowest ($534 at 4111 Harbor Oaks Court), so a per-square-foot figure from one end of the neighborhood misprices a house at the other. Condition: the deed record does not say what was inside any house. The lowest deed of the window, 27231 Lakeway Court at $1,850,000 and $407 a square foot, is a 1993 two-story lake-class home on one of the larger lots; the MLS shows it sold below its first asking price after 41 days. We found no primary source that explains its price, so we do not guess.
The county record shows how far Hidden Harbor prices have moved. The first lots on the file sold vacant from 1990 to 1994: lake and plain lots on Hidden River, Lakeway and Marshview courts for about $125,000 to $220,000, and river lots on Harbor Cove Court and at the end of Hidden River Court for about $295,000 to $400,000. Early home sales, from August 1991, ran $615,000 (27351 Hidden River Court, February 1992) to $1,145,000 (27280 Lakeway Court, November 1994). Repeat sales tell the story best: 4111 Harbor Oaks Court went from a $325,000 lot in 1991 to $2,875,000 in 2005, $3,700,000 in 2018 and $3,850,000 in 2025; 27261 Hidden River Court from a $165,000 lot in 1990 to $995,000 in 1996, $1,900,000 in February 2021 and $2,600,000 in January 2025; 27431 Harbor Cove Court from a $380,000 lot in 1993 to $2,300,000 in 2005, $2,200,000 in 2014 and $3,375,000 in 2025; 27240 Lakeway Court from a $199,000 lot in 1995 to $1,100,000 in 2000, $1,575,000 in 2016 and $2,800,000 in 2024; 27281 Lakeway Court from $1,043,000 in 2009 to $1,225,000 in 2018 and $2,225,000 in 2025; and 27231 Lakeway Court from $1,275,000 in 2005 to $1,100,000 in 2015 and $1,850,000 in 2026. The deed record does not say why a price moved, and we do not guess; the disclosures and the house itself explain a specific sale.
The 60-month window also holds ten Hidden Harbor transfers the Property Appraiser did not accept as market sales, and we leave every one of them out of the figures above. Eight carry a nominal consideration of $100 on the county file (on Hidden River, Lakeway, Harbor Cove and Harbor Oaks courts, from June 2022 to December 2025); a nominal deed records a change of title, not a price, and we draw no price from it. Two carry full-size considerations but were not qualified: $2,000,000 on 27221 Hidden River Court on April 18, 2022, four days after that house’s $2,500,000 qualified deed, and $3,150,000 on 27501 Harbor Cove Court on April 19, 2024. The county file does not say why either was disqualified, so we report them as recorded and do not count them as sales.
The table below runs the same county measure for Bonita Bay single-family neighborhoods of similar size or price: qualified single-family deeds recorded in the 60 months since November 2021, from the same Lee County index, with each neighborhood matched by its own streets. Each neighborhood’s own guide may quote a slightly different window; this table keeps one window for all of them.
| Neighborhood | Homes | Built | Heated sq ft (median) | Deeds (60 months) | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
| Hidden Harbor | 52 | 1991 to 2009 | 2,838 to 8,743 (4,290) | 12 | $2,650,000 | $1,850,000 to $3,850,000 | $628 |
| Deerwood | 15 | 1995 to 2005 | 3,493 to 7,640 (4,343) | 6 | $2,839,000 | $1,600,000 to $5,400,000 | $604 |
| Coconut Isle | 16 | 1998 to 2002 | 2,610 to 4,812 (3,696) | 8 | $2,100,000 | $1,100,000 to $2,481,250 | $520 |
| Bermuda Cove | 23 | 1996 to 1999 | 1,945 to 3,264 (2,724) | 5 | $1,550,000 | $1,100,000 to $1,850,000 | $646 |
| Spring Ridge | 59 | 1996 to 2003 | 3,443 to 11,347 (4,928) | 12 | $3,800,000 | $2,875,000 to $4,500,000 | $707 |
| Bay Woods | 48 | 1999 to 2019 | 3,693 to 13,815 (4,981) | 14 | $3,875,000 | $2,900,000 to $5,900,000 | $804 |
Hidden Harbor sits between the smaller-home neighborhoods (Coconut Isle, Bermuda Cove) and the two larger estate neighborhoods (Spring Ridge, Bay Woods), and closest to Deerwood on every measure in the table: median price within $189,000, price per square foot within $24 and median size within 53 square feet. River Ridge, the separate Bonita Bay village on Ridge Lake Court, recorded only two qualified deeds on the same yardstick, too few for a median.
For a buyer, the record says three things. First, Hidden Harbor is a market of a few sales a year, four in the last 12 months, with no home listed on September 30, 2026, so the right house may mean waiting or approaching an owner through an agent. Second, frontage sorts price: river homes with lifts recorded $3,375,000 to $3,850,000, lake homes $1,850,000 to $2,800,000. Third, four of the eleven homes that sold were built in 1991 or 1992, so the roof, windows, air conditioning, pool equipment and any seawall are part of the price. For a seller, the record says the first list price matters: three of the four MLS closings sold at or below 96.3% of list, and the one that sold over list, 27241 Lakeway Court at 102.0%, did so after 101 days.
Hidden Harbor grew out of the Bonita Bay master plan of the 1980s: its lots were platted in Bonita Bay Units 10, 13 and 16 around 1990 to 1992, sold vacant from 1990 to 2000, and built on one at a time by individual owners from 1991 to 2009, which is why no two houses on the five courts match.
Bonita Bay’s master Declaration was first recorded at Official Records Book 1778, Page 3516 on April 3, 1985, and the Bonita Bay Community Association was filed as a Florida not-for-profit corporation on January 10, 1985 (document N07041). The master association describes a community designed around preserves, lakes and waterways, with the Imperial River and Estero Bay at its southern and western edges (BBCA, vision). Hidden Harbor occupies the southern edge, where the river bends past the Bonita Bay Marina.
The county record shows how Hidden Harbor was built. The Unit 10 plat (Plat Book 45) covers the lake and marsh courts, and the first vacant-lot sales on Hidden River, Harbor Oaks and Marshview courts were recorded from August 1990. The river lots of Units 13 and 16 followed, with Harbor Cove Court lots selling vacant from 1993 to 2000. Each lot carries its own house: the county cards record seven different improvement types, from the county’s “S Ranch” on 31 homes and “S Colonial” on 11 to a single Key West style house on pilings at 27511 Harbor Cove Court, and build years from 1991 to 2009. Forty-one of the 52 homes were finished by 1996; the last, 27491 Harbor Cove Court, in 2009.
The neighborhood’s name is attached on the record in three places: the master association’s street table (“HIDDEN HARBOR”), the Southwest Florida MLS subdivision field, and the master association’s own 2018 blog posts, which call the main lake “Hidden Harbor Lake” and describe a wading-bird nesting colony on its islands (BBCA blog, January 4, 2018). The county map carries no lake names. The post adds that Hurricane Irma, in September 2017, stripped the islands, and that the birds returned within days.
Today Hidden Harbor is governed through the Bonita Bay Community Association, which owns the Unit 10 roads and tract land on the county parcel layer and administers the master Declaration and Design Review. We found no separate Hidden Harbor neighborhood association on the state corporate record; the two Florida corporations named “Hidden Harbor” that turn up in a search for the name are an Orlando association incorporated in 1983 and a Sarasota association incorporated in 1961, neither connected to Bonita Bay. A buyer’s estoppel request and the §720.401 disclosure package name every association a specific lot belongs to.
Hidden Harbor’s 52 single-family homes are individually built houses of 2,838 to 8,743 heated square feet (median 4,290), finished from 1991 to 2009, 29 of them one-story and 21 two-story on the county cards, with block and stucco walls and concrete tile roofs on 46 and a private pool on 51.
The Lee County Property Appraiser’s parcel roll and the 53 field cards we read (generated November 3, 2026) record these facts across the 52 single-family homes:
Hidden Harbor’s lots sold vacant and were built on one at a time, and the cards show it. The seven improvement types, five wall types, two roof types and four foundation types on 52 cards describe a neighborhood of custom homes rather than one builder’s models. The ten “excellent” quality grades fall on Harbor Oaks, Hidden River and Lakeway courts, among them 4111 Harbor Oaks Court, 27221, 27351, 27361 and 27420 Hidden River Court and 27261 Lakeway Court. Buyers should compare a Hidden Harbor house with the houses around it on its own court and its own water, not with a neighborhood average.
Thirty-seven of the 52 homes sit on stem-wall foundations at grade. Across all 52 the cards grade the site elevation at under 1 foot on 1 home, 1 to 2 feet on 17, 3 to 6 feet on 28 and 7 to 9 feet on 6, four of those six on Harbor Cove Court. The other 15 are built up: driven and framed pile foundations on 9 homes (all on the river side, including 4110, 4111 and 4120 Harbor Oaks Court and 27402, 27410 and 27420 Hidden River Court), breakaway walls on 4 (27471, 27481 and 27501 Harbor Cove Court and 27241 Lakeway Court) and wood pilings on 2 (27450 and 27511 Harbor Cove Court). Fourteen cards record a finished lower garage of more than 300 square feet, including nine of the ten Harbor Cove Court homes, and several record finished lower utility or lower-level rooms beside it. Which floor counts as the lowest floor for flood insurance is a question for the elevation certificate, covered in the flood section.
The cards record a finished open porch (the county’s term for a covered lanai) on every one of the 52 homes, screened porches on many and custom pool enclosures on four. Fifty-one homes have a residential pool; 20 cards record an outdoor kitchen, 10 a waterfall pool feature, 4 a vanishing-edge pool and 10 an outdoor shower. Eleven cards record a balcony, mostly on the two-story river homes. Two cards record a whole-house generator (4100 Harbor Oaks Court and 27250 Hidden River Court).
The roll records three bedrooms on 27 homes, four on 22 and five on 3; the MLS often adds a den. Forty-two of the 52 cards record ceilings of 11 to 13 feet, two record 14 to 16 feet and eight record 8 to 10 feet. Floor plans are split-bedroom on 30 cards, traditional on 18 and courtyard on 4. Driveways are brick or pavers on 49.
Hidden Harbor’s homes are 17 to 35 years old. The county grades condition “average” on 44 cards, “good” on 7 and “excellent” on 1, which tells you where the market is: most houses sell on their lot and their bones, and the buyer prices the updates. On a block and tile house of the early 1990s, the roof, the windows and doors, the air conditioning, the pool equipment and enclosure, and the plumbing and electrical are the inspection items, and the four-point and wind mitigation reports will drive the insurance quote. Twenty-eight of the 52 cards record no hurricane opening protection; 8 record impact glass, 5 impact glass with shutters, and the rest panel, accordion or electric shutters. On the river lots add the seawall or riprap, the dock and the lift; on the raised homes, the piles, breakaway walls and any room at the garage level.
The county’s 2025 just values for the 52 homes run from $1,319,854 to $5,003,013, a median of $2,302,999 and a total of about $126.1 million. By land class the median is $2,582,288 for the 18 river-class homes, $2,121,931 for the 26 lake-class homes and $2,368,671 for the 8 plain single-family class homes. Just value is the county’s mass-appraisal estimate for tax purposes and usually runs below what the market pays; the 12 deeds of the last 60 months recorded a median of $2,650,000. The two-dwelling lot at 4101 Harbor Oaks Court is valued on the same card as both of its buildings.
Every Hidden Harbor home is a fee-simple single-family lot: 49 numbered lots on three recorded Bonita Bay plats and three parcels on Harbor Cove Court described by metes and bounds, with the roads and tract land of Unit 10 owned by the Bonita Bay Community Association. Nothing in Hidden Harbor is a condominium on the records we read.
The plat names are why a search for “Hidden Harbor” on the county roll returns nothing: the lots are recorded as Bonita Bay units, and the neighborhood is found by its five courts.
On the county parcel layer the Unit 10 roads and tracts (Tracts A, B, D and F and the right of way, about 8.07 acres) and Unit 10 Tracts C and E are parcels owned by the Bonita Bay Community Association, and a 0.036-acre piece taken from Block B, Lot 9 is recorded as association common element. The master association’s land, the Sandpiper condominium’s common elements and the Harbor Lakes condominium’s common elements all touch Hidden Harbor lots on the county map, along with a 10.5-acre master association parcel north of the Imperial River. Who maintains each piece is set by the master Declaration and the plat dedications, read in the disclosure package.
One Hidden Harbor parcel differs from the rest. The county codes 4101 Harbor Oaks Court (Unit 10, Block A, Lot 1, 0.659 acre) as “multi-family less than 10” because its card records two buildings, each with one living unit: a main house built in 1991 and a second building of 879 square feet built in 1992. A buyer looking at that lot should read the master Declaration and Design Review rules on the second dwelling’s permitted use, and confirm its permit history with the City.
On the county parcel layer the 52 home lots run from 0.375 acre to 1.124 acre, median 0.593. The largest are 27420 Hidden River Court (1.124 acre, Lots 1 and 2 of Unit 13 Block D), 27281 Hidden River Court (0.858), 4110 Harbor Oaks Court (0.855), 4100 Harbor Oaks Court (0.836), 27450 Harbor Cove Court (0.820) and 27231 Lakeway Court (0.812). The smallest are on Harbor Cove Court (27501 at 0.375 and 27491 at 0.387) and the river end of Hidden River Court (27402 at 0.416 and 27410 at 0.421), where the lots are narrower and run to the water.
Because every Hidden Harbor home is a single-family lot, a buyer finances and insures it as a house: no condominium project review, no condominium master policy, and no condominium structural-inspection law. The owner carries the homeowner’s, windstorm and flood policies for the house, the dock and lift, and liability for the pool. The master association’s assessment and any neighborhood charges come from the estoppel certificates.
Measured edge to edge on Lee County’s parcel and hydrography layers, 17 Hidden Harbor lots meet the tidal Imperial River or its side channels, 22 back onto freshwater lakes, 10 meet a 33-acre natural tidal marsh (5 of those also near a lake), and 3 homes have no water within about 40 meters; no lot comes within 1,100 feet of a golf course.
On November 3, 2026 we took the outline of every Hidden Harbor lot from Lee County’s parcel layer and measured the shortest distance from each to every water polygon on the county’s hydrography layer (Lee County HydroPoly) and to every Bonita Bay Club golf parcel on the parcel layer (Lee County parcels). Distances under a few meters mean the lot line meets the water at the map’s precision.
| Water behind the lot (our measurement) | Lots | Courts and addresses |
|---|---|---|
| Imperial River or its tidal side channels, within about 4 m | 17 | All 10 on Harbor Cove Court; 4110, 4111 and 4120 Harbor Oaks Court; 27396, 27402, 27410 and 27420 Hidden River Court |
| Main lake (about 14.6 acres, two islands) | 9 | 27250 to 27340 Hidden River Court (8 lots) and 4100 Harbor Oaks Court |
| Smaller lakes (about 0.9 to 2.2 acres) | 13 | 27221, 27240, 27241, 27261, 27281, 27351, 27361, 27381 and 27401 Hidden River Court; 27230, 27240, 27260 and 27280 Lakeway Court |
| Tidal marsh (about 33 acres), within about 1.4 m | 10 | 27411 and 27421 Hidden River Court; 27231, 27241, 27251, 27261 and 27271 Lakeway Court; 4080, 4081 and 4091 Marshview Court |
| No water within about 40 m | 3 | 27281 and 27291 Lakeway Court; 4090 Marshview Court (and the two-dwelling lot at 4101 Harbor Oaks Court) |
Five of the marsh lots (27411 and 27421 Hidden River Court, 27231 Lakeway Court, 4081 and 4091 Marshview Court) are also within about 7 meters of a small lake. The county’s own land class agrees on most lots and differs on a few: it codes 18 lots “SFR River” (our 17 plus 27250 Hidden River Court, which measures on the main lake, about 295 meters from the river), 26 “SFR Lake” and 8 plain “SFR”, and its plain class includes Lakeway Court lots that meet the marsh. When a listing describes the water, the map, the survey and a visit settle it.
The Imperial River is the named tidal river on the county map, and the Bonita Bay Marina describes itself as being “on the Imperial River at the south end of Estero Bay” (Bonita Bay Marina). Harbor Cove Court’s ten lots, the three river lots on Harbor Oaks Court and four at the end of Hidden River Court front the river or the tidal channels beside it, east of the marina. The county cards on those lots record a boat lift on 11 (27402 and 27410 Hidden River Court; 4111 Harbor Oaks Court; 27431, 27440, 27441, 27450, 27461, 27481, 27491 and 27501 Harbor Cove Court), a wooden boat dock on 3 (27410 Hidden River Court and 27471 and 27511 Harbor Cove Court) and riprap seawall on 11 of the river lots, so 13 river lots carry a lift or a dock on the record. Four river lots (27396 and 27420 Hidden River Court and 4110 and 4120 Harbor Oaks Court) show no lift or dock on the card. No public record we read gives the water depth at a Hidden Harbor dock or the clearance on the route to Estero Bay; depth at low tide, the channel and the lift’s capacity decide what boat a lot can keep, and a buyer should have them checked.
The main lake behind Hidden River Court, about 14.6 acres on the county map with two islands, is the one the master association’s 2018 blog calls Hidden Harbor Lake, describing herons, egrets, anhingas, cormorants and other wading birds nesting on its islands under the Audubon Cooperative Sanctuary program (BBCA blog, January 4, 2018). The county map carries no lake names, so we identify it by its size, its islands and the lots around it. The lakes are part of Bonita Bay’s stormwater system, which the master association maintains (BBCA, Community Association). No county card on a lake lot records a dock or a lift; one lake lot, 27320 Hidden River Court, records riprap at its shore. Use of the lakes is governed by the master association’s rules, and we found no public rule allowing boats on them.
East of Lakeway Court and around Marshview Court, the county maps a natural tidal area of about 33 acres, the same marsh that runs north toward the Cracker Cove and Lost Lake neighborhoods. Ten Hidden Harbor lots meet it. Marsh frontage means a natural view and a natural edge: mangroves and marsh grasses are protected by state rules, and trimming or building at the edge needs permits (Florida DEP).
No Hidden Harbor lot touches a golf course. On Lee County’s parcel layer the nearest Bonita Bay Club golf parcel is about 336 meters (about 1,100 feet) from 27351 Hidden River Court and about 730 meters from the farthest lots. A buyer who wants golf in the backyard is looking at a different Bonita Bay neighborhood; a Hidden Harbor owner reaches the Club’s courses by road or path.
The Bonita Bay Marina, about 0.55 mile west of the center of Hidden Harbor by straight line, is the boating option for owners without a river lot. It was created and is owned by a group of resident investors, operates separately from the master association, and offers dry storage, wet slips and fuel, with Backwater Jacks on site (BBCA, Bonita Bay Marina and Backwater Jacks; Bonita Bay Marina, about the marina; Spotlight News, Bonita Bay Marina now in residents’ hands). Slip and storage availability and pricing come from the marina, not from the home sale.
A Hidden Harbor home comes with its own pool and lot and with the Bonita Bay Community Association’s amenities that every owner shares: the gates and Community Patrol, 12 miles of paths, three waterside parks, the Private Beach on the Gulf with its shuttle, and community programming. Bonita Bay Club golf, tennis and dining are optional and separate.
Hidden Harbor has no neighborhood clubhouse or shared pool on any record we read; the amenity on each lot is the owner’s own, a pool on 51 of the 52 home cards, an outdoor kitchen on 20, and on the river lots a dock or lift on 13.
The master association maintains Bonita Bay’s common areas, roads, streetlights, lakes and stormwater system, the parks and the Private Beach, and every Hidden Harbor owner is automatically a member (BBCA, Community Association). None of it requires a Club membership.
Bonita Bay is gated, with a Community Patrol run by the master association. Guest and vendor access procedures and resident credentials come with the master association documents.
The master association runs three parks: Estero Bay Park, Riverwalk Park and Spring Creek Park, with a boardwalk, a boat ramp, kayak launches, bocce and pickleball among their facilities (BBCA, the parks of Bonita Bay). Riverwalk Park, along the Imperial River at the southern edge of Bonita Bay, is the one the master association describes as offering direct boating access to Estero Bay, with a boat ramp and kayak storage and launch; it is on the same river the Harbor Cove Court lots face.
Bonita Bay owners share a Private Beach facility on the Gulf, reached by the master association’s shuttle; Hurricane Ian destroyed the facility in 2022 and it has been rebuilt (BBCA, Private Beach).
The 12 miles of paths connect Hidden Harbor’s courts to the parks, the Club campuses and the Promenade (BBCA trails map). The master association publishes its awards and recognitions each year (BBCA Awards and Recognitions 2026) and describes the community’s style of living on its own pages (BBCA, style of living).
The Bonita Bay Club is an optional, separately owned, member-owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, a Lifestyle Center and dining. Buying a Hidden Harbor home does not make you a Club member and does not require you to join; membership is a separate decision with its own fees.
“Bonita Bay Club is a separate entity within the community of Bonita Bay,” the Club says (Bonita Bay Club, our community). The master association describes the Club as operating independently, with five courses (three designed by Arthur Hills and two by Tom Fazio), 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). The two Fazio courses, Cypress and Sabal, are on the Club’s Naples campus (Bonita Bay Club, golf); the Sports Center, Lifestyle Center and dining pages describe the rest. By our straight-line measurement the Club address at 26660 Country Club Drive is about 0.95 mile from the center of Hidden Harbor, and on the county map the nearest Club golf parcel is about 1,100 feet from the closest Hidden Harbor lot.
Members bought the Club from the developer in 2010 for $11.5 million, $7.5 million of it real estate, as the Business Observer reported (Business Observer, April 2, 2010). A Club release says members approved a $110 million clubhouse project in May 2026 and that about $250 million has been reinvested since members acquired the Club (Hunter PR release). A Club release dated November 8, 2019, before Hurricane Ian, announced the reopening of the renovated Bay Island course (PR Newswire, Bay Island reopening).
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. A Hidden Harbor owner can skip the Club entirely and use a private pool, the master association’s paths, parks and Private Beach and, on a river lot, a private lift, or join for golf or racquet sports. Either way, the Club is a cost only if you choose it, and a membership does not transfer with a Hidden Harbor deed unless the Club’s own rules say so.
Hidden Harbor owners pay the Bonita Bay Community Association master assessment, plus their own property taxes and insurance; we found no separate Hidden Harbor neighborhood association on the state record, so the master estoppel certificate, and any other estoppel the title agent’s search turns up, gives the real numbers. The master association does not publish its assessment, and Bonita Bay has no CDD.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment that applies to the lot. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Section 720.401, Florida Statutes). Florida law requires an association to issue an estoppel certificate on request within a set time and fee schedule (Section 720.30851, Florida Statutes).
Many Bonita Bay neighborhoods have their own association on top of the master. For Hidden Harbor we found none. The roads and tract land of Unit 10 are owned by the master association on the county parcel layer, no parcel in or beside the neighborhood is owned by a Hidden Harbor association, and the two Florida corporations named “Hidden Harbor” that turn up in a search for the name are associations in Orlando (incorporated 1983) and Sarasota (incorporated 1961), not in Bonita Bay. The state’s corporate search blocks automated reading, so we cannot rule out an association under another name. The title agent’s estoppel requests and the seller’s disclosure settle it for a specific lot before closing.
The Bonita Bay Community Association (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming. The dollar amount is not published.
Club membership is optional and separate from home ownership, and the Club does not publish its initiation fees or dues. It is a cost only if you choose to join.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s published list of special districts names nearby CDDs, including Bay Creek, Bayside Improvement, the two Brooks of Bonita Springs districts, Bonita Landing and Saltleaf, but no district for Bonita Bay. The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district, and it appears on every Bonita Springs tax bill; the Hidden Harbor parcels carry the tax district “City of Bonita Springs / Bonita Springs Fire” on the county parcel layer.
Property taxes are set by the City of Bonita Springs, Lee County, the School District and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice and tax bill from the Lee County Tax Collector itemize every line for a specific home. A buyer’s bill depends on the buyer’s exemptions and the new assessed value after the sale, not the seller’s bill. Insurance on a Hidden Harbor house is the owner’s to carry, with flood a separate policy. Every owner pays electricity to Florida Power and Light and water and sewer to Bonita Springs Utilities, and pool, landscape and dock upkeep are the owner’s.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at a Hidden Harbor closing (Section 720.30851, Florida Statutes).
Budget the master assessment from its estoppel certificate, a homeowner’s and windstorm quote and a flood quote for the specific address, the property tax on the parcel’s tax bill, utilities, pool and landscape service, and on a river lot the seawall, dock and lift upkeep. On a block and tile house of the early 1990s on half an acre or more, the roof, the windows and opening protection, the air conditioning and the pool enclosure drive the cost of ownership more than anything else you can control, so order the inspections early. The state’s insurance consumer offices explain the policy types (Florida Office of Insurance Regulation; Florida Department of Financial Services, consumer services).
Special assessments at Hidden Harbor come through the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and through any other association the estoppel search identifies for the lot; pending or approved assessments appear on each estoppel certificate.
A recap of the master association’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, recap of the March 20, 2025 meetings). That assessment is past; a Hidden Harbor buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
The master association’s budget, reserve schedule and board minutes are official records an owner may inspect under Section 720.303 (Section 720.303, Florida Statutes). We do not state what those records contain. Florida law requires the estoppel certificate to list assessments due and any pending special assessment, and a buyer who asks for the budget and recent board minutes before the inspection period ends is in the best position to negotiate.
Hidden Harbor is governed by the recorded Bonita Bay plats for Units 10, 13 and 16 and the deeds for the three metes-and-bounds parcels, and by the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834, with the master association’s Rules and Regulations and Design Guidelines.
The Lee County Clerk’s search portals block automated access, so a buyer or title agent retrieves these by book and page or instrument number at the Clerk. Any neighborhood restrictions recorded against these units, if they exist, arrive in the title commitment.
Every Hidden Harbor home is a single-family parcel inside the Bonita Bay master association, so the homeowners’ association statute applies. Section 720.401 requires the seller to give a prospective buyer a disclosure summary before the contract is signed, stating that the buyer must join the association, that assessments are owed and may change, and that restrictive covenants govern the property; a contract signed without it is voidable by the buyer before closing (Section 720.401, Florida Statutes). The master Declaration (§12.13) repeats that duty for every Bonita Bay transfer. Section 720.303 governs an association’s official records and an owner’s right to inspect them, and Section 720.3085 makes a buyer jointly liable with the seller for assessments unpaid at the transfer, which is why the estoppel certificate matters (Section 720.3085, Florida Statutes). Florida’s real estate contract forms also carry the state-required flood disclosure for residential sales (Section 689.302, Florida Statutes).
On a Hidden Harbor lot almost every exterior project goes to master association Design Review under §9.2 before it goes to the City for a permit: a new roof, impact windows, a pool enclosure, a generator, landscaping and, on the water, a dock, a lift, a seawall repair or shoreline work. Work at the river, the marsh or a lake edge can also need state and water management district approval (South Florida Water Management District). Begin the approvals before you order materials; Design Review standards may be stricter than the building code.
Hidden Harbor at Bonita Bay is not described as a 55-and-over community in any source we reviewed: the master Declaration provisions summarized on this page, the Lee County roll, the plats and the master association’s public pages set no age restriction, so buyers of any age can purchase a Hidden Harbor home.
If an age restriction ever mattered to a purchase or sale, it would have to appear in recorded documents and meet the federal housing-for-older-persons rules, so confirm it in the documents delivered with the sale rather than relying on marketing. Federal fair housing law protects every buyer regardless of race, color, national origin, religion, sex, familial status or disability (HUD, fair housing).
A Hidden Harbor owner can lease the home subject to the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents, and to any recorded neighborhood restriction the title search finds. The Southwest Florida MLS pull of September 30, 2026 showed one leased Hidden Harbor record in the prior 12 months, 27231 Lakeway Court.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned one Hidden Harbor row in its 12-month rental pull: 27231 Lakeway Court, four bedrooms and four baths on 4,551 living square feet, recorded as rented with a rented price of $15,000 and a listed seasonal rate of $25,000. The row does not state the lease term, so we do not convert either figure to an annual rent. The same house recorded a $1,850,000 deed on January 8, 2026. One lease is a data point, not a rent survey; a lease arranged privately never reaches the MLS.
The master Declaration’s leasing language provides that any lease “shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents; it sets no minimum lease term, no cap on leases and no lease approval, and where a neighborhood’s documents are more restrictive, the more restrictive controls. Read the master Rules and Regulations and the title commitment before you plan a rental.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals, and the master association’s rules bind tenants like owners. At a $2,650,000 median deed price, the rental case for a Hidden Harbor home is an owner who uses the house part of the year and leases it for a season to offset carrying costs, not a high year-round yield.
Pet rules at Hidden Harbor come from the master association’s Rules and Regulations, not from the recorded Bonita Bay master Declaration, which contains no pet provision. We found no published Hidden Harbor pet rule, so the number, size and type of pets should be confirmed in the rules delivered with the sale before you buy.
Leash, waste and nuisance rules apply in Bonita Bay’s common areas, parks and paths. With water behind 49 of the 52 homes, keep dogs away from the river, lake and marsh edges, where alligators live. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule (HUD, fair housing). Request the current rules early in your inspection period if you have a pet.
Hidden Harbor at Bonita Bay sits wholly in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88): the center point and the full outline of every one of its 53 residential lots fall in that zone, on FIRM panel 12071C0654G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A. No lot, even on the river, measures in a VE zone. The City’s CRS Class 5 rating gives NFIP policies a 25% discount.
On November 3, 2026 we took the center point and the full outline of every Hidden Harbor lot from Lee County’s parcel layer and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL), then ran nine of them, five on Hidden River Court and one on each other court, against FEMA’s panel index, FEMA’s community layer and Lee County’s evacuation zone layer (Lee County Evacuation Zones). We used the US Census geocoder (Census geocoder) to locate the offices and places whose distances this page gives.
| Address | Position | Flood zone at the lot center | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|---|
| 27221 Hidden River Ct | North end, small lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27290 Hidden River Ct | Main lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27351 Hidden River Ct | South bend, small lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27401 Hidden River Ct | Small lake, near the marsh | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27420 Hidden River Ct | River end | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27441 Harbor Cove Ct | Imperial River | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 4111 Harbor Oaks Ct | Imperial River | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27241 Lakeway Ct | Marsh edge | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 4081 Marshview Ct | Marsh and small lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
Across all 53 lots, the center point falls in Zone AE with a 10-foot base flood elevation, and the lot outline lies wholly in that zone. An adjoining Collier County panel, 12021C0179J (effective February 8, 2024), also touches these points on FEMA’s index; the Lee County panel governs a Lee parcel, and FEMA’s community layer places all nine points in the City of Bonita Springs, community 120680. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it. FEMA rates a building by where it sits and how high its lowest floor is, so a Hidden Harbor home’s rating is settled by its elevation certificate and the lender’s flood determination. The City’s flood page explains the map colors and the November 17, 2022 effective date (City of Bonita Springs flood protection information), and the NFIP’s consumer site explains the policy itself (FloodSmart).
A base flood elevation is the height FEMA expects the 1% annual chance flood to reach, and what matters for a Hidden Harbor home is how its lowest floor compares with 10 feet. The neighborhood holds two kinds of house. Thirty-seven homes, most of them built from 1991 to 1996 on the lake and marsh courts, sit on stem-wall foundations at grade; their floor height is on the elevation certificate, and many homes of that era were built to the map in force at the time rather than today’s. Fifteen homes, mostly on the river, are raised on driven piles, pilings or breakaway walls with garages or finished rooms below. The City notes that “for each 1 foot above the required Base Flood Elevation your home or business is elevated, you will see a corresponding decrease of nearly 50% in your annual flood insurance premiums,” and that for each foot below, rates double (City flood protection information).
On a raised home, the garage level is the part to examine. Under the floodplain rules, enclosed space below the base flood elevation in a new or substantially improved building is limited to parking, building access and storage, built with flood-resistant materials and flood openings. Several Hidden Harbor cards record finished lower utility or lower-level rooms at the garage level. How a finished room below 10 feet is treated depends on when and how it was built and permitted, and it can affect both the flood rating and what a future renovation may keep. Ask for the elevation certificate, the permit file for any lower-level finish and the insurer’s view before you rely on a quote or on that room’s square footage.
For a Hidden Harbor home in Zone AE, a renovation or repair whose cost reaches 50% of the structure’s market value counts as a substantial improvement under the City’s floodplain rules, and the whole building must then meet current flood requirements. On a 1990s house built at grade, that can mean raising the floor or rebuilding to a renovation budget well beyond the cosmetic; buyers planning a major remodel should test the numbers before the contract. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05).
Hidden Harbor’s panel, 12071C0654G, is one of the November 17, 2022 G panels covering Bonita Bay. FEMA’s own flood layer is the live record; check the address again before closing and after any announced revision. WGCU’s January 2026 explainer describes how and why Lee County’s flood maps are revised (WGCU, January 27, 2026).
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps it after the post-Ian review (City of Bonita Springs, FEMA CRS; City news release). WGCU covered the outcomes across Lee County in July and November 2024 (WGCU, July 19, 2024; WGCU, November 21, 2024), and WUSF reported the earlier April 2024 notice that put the discounts at risk (WUSF, April 1, 2024). The City’s floodplain management plan progress report describes the program behind the rating (CRS Floodplain Management Plan, FY 2025-26 progress report).
All nine Hidden Harbor points we ran fall in Lee County Evacuation Zone A (storm surge zone 1). Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf; the state’s Know Your Zone lookup confirms an address (Florida Division of Emergency Management, Know Your Zone; Lee County evacuation zones dataset). The hurricane plan (shutters or impact glass, the boat out of the water or tied down, pool furniture inside, who checks the house after a storm) belongs in place before summer.
Hurricane Ian made landfall on September 28, 2022 (NOAA National Hurricane Center, Hurricane Ian report). In the City, surge came up the Imperial River and flooded homes along the river and creeks (WUSF, October 1, 2022; NPR, October 1, 2022), and the Gulf beaches took the worst of it (Tampa Bay Times, September 29, 2022). Hidden Harbor’s river lots face that same river. Inside Bonita Bay, the documented damage includes the total destruction of the master association’s Private Beach facility, since rebuilt (BBCA, Private Beach), and, per the Club’s October 13, 2022 update, a flooded cart barn and golf course bridges left “structurally undrivable” on the Bay Island and Marsh courses (Bonita Bay Club, Hurricane Ian update). The City keeps its Ian recovery pages and grant program online (City of Bonita Springs, Hurricane Ian; Ian progress report; CDBG-DR grant management). We found no primary source documenting Ian damage to specific Hidden Harbor homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it, with the river homes, the ground-level homes and any seawall or dock the first places to ask about. Ten of the twelve qualified Hidden Harbor deeds of the 60-month window were recorded after the storm, from March 2024 to September 2026.
Helene and Milton in 2024 are documented at the City level (City of Bonita Springs, Milton; NHC Helene report; NHC Milton report); no Bonita Bay-specific damage from either was found in a primary source.
Insuring a Hidden Harbor home means insuring a large single-family house with a pool in Zone AE: a homeowner’s policy with windstorm, priced from the wind mitigation report and the roof, plus a flood policy priced from the elevation certificate, which a federally backed lender will require; on a river lot add the dock, lift and seawall.
Each Hidden Harbor home is a single-family house on its own lot, so the owner insures the structure, the contents, the pool and enclosure, and on a river lot the dock, lift and seawall, and carries liability coverage. Read the policy’s treatment of docks and seawalls carefully; many homeowner’s policies limit them, and flood policies cover them narrowly or not at all.
Florida insurers must offer discounts for documented wind-resistant features, and the standard wind mitigation inspection records them: roof covering and its permit date, roof deck attachment, roof-to-wall connection, roof shape and opening protection. On a concrete tile roof of the 1990s, a documented reroof permit and impact glass or approved shutters on every opening are usually the difference between an ordinary and an expensive windstorm quote. Twenty-four of the 52 cards record some opening protection and 28 record none. Citizens Property Insurance is the state’s insurer of last resort if the private market will not write a policy, and the state’s My Safe Florida Home program offers inspections and, for eligible homesteaded homes, hardening grants.
Flood is a separate policy, through the NFIP or a private carrier. Every Hidden Harbor lot measures in Zone AE, so a federally backed lender requires it, and an owner without a mortgage has every reason to carry it inside Evacuation Zone A beside a tidal river. The premium follows the elevation certificate, the foundation type, the treatment of any enclosed space below the base flood elevation and the replacement cost; the City’s CRS Class 5 discount applies to NFIP policies. Get the flood quote during the inspection period, from the elevation certificate rather than an estimate, and ask whether the current policy can be transferred to you.
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, air conditioning) on homes of Hidden Harbor’s age. A pool needs a compliant barrier or enclosure, and the screen enclosure is often a separate line on the windstorm policy. On a river lot, the insurer may ask for the age and condition of the seawall or riprap, the dock and the lift and their permits; keep them with the house documents.
Lee County public schools serve Hidden Harbor through proximity-based choice: a student ranks schools within the proximity zone for the address rather than being placed at one school by address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zones with the School District of Lee County before relying on them.
Under the district’s most recent published plan (2025-2026), the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle proximity zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the district’s school zone locator for a specific Hidden Harbor address. School sites: Bonita Springs High and Bonita Springs Middle, listed in the district’s middle school directory. WGCU reported the district’s 2024-25 school grades (WGCU, July 9, 2025).
Hidden Harbor is not age-restricted, so school access works the same way here as at any Bonita Springs address: the proximity zones above are the starting point, and transportation follows the district’s zone rules.
Building permits for Hidden Harbor homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs master association Design Review approval under the master Declaration before the City permit is pulled, and work at the river, the marsh or a lake edge can need state approval too.
Up to three approvals can apply to a Hidden Harbor project: (1) master association Design Review under §9.2 of the master Declaration; (2) a City of Bonita Springs building permit for roofs, windows, doors, pools and enclosures, generators, docks and lifts, electrical, plumbing, mechanical and similar work (City of Bonita Springs, apply for a building permit; City Community Development); and (3) for work in or beside the water, state environmental and water management district authorization (Florida DEP; South Florida Water Management District). The City’s online services guide covers its Citizen Access permit portal (how to use online services). Fire-related plan review is part of City permitting (Fire Prevention plan review application). A buyer can search a home’s permit history by address through the City, the best way to see when the roof, air conditioning, windows, pool, dock, lift or seawall was last permitted. Building code questions follow the current Florida Building Code (Florida Building Commission).
Hidden Harbor sits at the southern edge of Bonita Bay: the tidal Imperial River along its south side, the Sandpiper and Harbor Lakes condominium neighborhoods beside it, the natural tidal marsh to the east and master association land around its lakes. Zoning and land use are set by the City of Bonita Springs; the county parcel layer carries 48 of its 52 home lots as planned development (PUD) and four Harbor Cove Court lots (27481 to 27511) as RS-1.
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the City’s maps page links its current maps (City area maps). Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions), and the City’s stormwater program covers the drainage system Bonita Bay’s lakes feed (City stormwater and drainage). Because Bonita Bay is built out and every Hidden Harbor lot is improved, the practical questions for a buyer are individual rebuilds on the courts, work on the river and changes on the Club campuses, not new subdivisions next door.
Daily life at Hidden Harbor runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection in Bonita Springs, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the master association handling gates, roads and patrol and each owner handling the house, pool, lot and any dock.
Every Hidden Harbor card records a garage, at grade on most homes and at the lower level on the raised river homes. Whether a boat, trailer or golf cart may be kept outside the garage is a question for the master association’s rules on traffic, parking and vehicle types; a river-lot owner keeps the boat on the lift, and a lake or marsh owner who boats uses the Bonita Bay Marina’s storage. Vehicle registration and driver licensing for a new Florida resident run through the state (Florida Highway Safety and Motor Vehicles).
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the master association and delivered with the association documents. Confirm mail delivery for the specific address when you tour.
Hidden Harbor sits at the southern edge of Bonita Bay, in ZIP 34134 in the City of Bonita Springs, between Fort Myers to the north and Naples to the south, with US 41 at the Bonita Bay gates and I-75 to the east. The Imperial River behind its river lots runs west past the Bonita Bay Marina to Estero Bay.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit. The National Weather Service office for the region posts storm and marine forecasts (NWS Miami; National Hurricane Center).
Hidden Harbor is Bonita Bay’s river-and-lake estate neighborhood, 52 custom homes with a 60-month deed median of $2,650,000: above the smaller-home neighborhoods such as Coconut Isle and Bermuda Cove, below the larger estate neighborhoods Spring Ridge and Bay Woods, and closest to Deerwood on price, size and price per square foot.
Bonita Bay’s master association describes residences across condominiums, high-rises, coach homes and single-family neighborhoods. On the 60-month county yardstick in the market section, the single-family neighborhoods nearest Hidden Harbor in price line up as Bermuda Cove ($1,550,000 median), Coconut Isle ($2,100,000), Hidden Harbor ($2,650,000), Deerwood ($2,839,000), Spring Ridge ($3,800,000) and Bay Woods ($3,875,000). Hidden Harbor’s median sits about $189,000 below Deerwood’s and more than $1,100,000 below the two larger estate neighborhoods; with twelve deeds, its median moves on a single sale, and its own range runs from $1,850,000 to $3,850,000.
Deerwood, about 0.6 mile northwest by straight line, is 15 custom homes on one court built 1995 to 2005, with 6 deeds in 60 months at a $2,839,000 median and $604 per square foot. Coconut Isle is 16 homes built 1998 to 2002 on smaller lots, with 8 deeds at $2,100,000. Bermuda Cove is 23 smaller homes built 1996 to 1999, with 5 deeds at $1,550,000. At the top of the ladder, Spring Ridge is 59 homes built 1996 to 2003, most of them on the golf course, with 12 deeds at $3,800,000, and Bay Woods is 48 estate homes built 1999 to 2019 with 14 deeds at $3,875,000. The water sets Hidden Harbor apart from all five: it is the only one of them with lots on a tidal river and boat lifts on the county cards.
Hidden Harbor and Deerwood are custom single-family neighborhoods inside Bonita Bay, about 0.6 mile apart, with median home sizes of 4,290 and 4,343 heated square feet and 60-month county medians of $2,650,000 and $2,839,000; the choice comes down to the setting behind the house (river, lake or marsh at Hidden Harbor, golf course or lake at Deerwood) and the number of homes around you, more than to price.
Deerwood is 15 detached single-family homes on Deerwood Court, a single dead-end court off Bonita Bay Boulevard, built 1995 to 2005 on Bonita Bay Unit 24 (Plat Book 55, Pages 38 to 41), from 3,493 to 7,640 heated square feet. On the county map seven of its lots touch the Bonita Bay Club’s Marsh golf course and eight are near a lake of about 14.2 acres; none is on the river. In the 60 months since November 2021 Deerwood recorded 6 qualified deeds at a $2,839,000 median, from $1,600,000 to $5,400,000, at a median of $604 per heated square foot; Hidden Harbor recorded 12 at $2,650,000, $1,850,000 to $3,850,000, $628 per heated square foot. Both medians come from the same Lee County index, with each neighborhood matched by its own streets. We chose Deerwood over Coconut Isle ($2,100,000, $520) and Bay Woods ($3,875,000, $804) because it is the nearest on all three yardsticks at once.
| Question | Hidden Harbor | Deerwood |
|---|---|---|
| Homes and streets | 52 homes on five courts (plus one two-dwelling lot) | 15 homes on one court |
| Recorded as | Bonita Bay Units 10, 13 and 16, plus three metes-and-bounds parcels | Bonita Bay Unit 24, Plat Book 55, Pages 38 to 41 |
| Built (county roll) | 1991 to 2009 (41 of 52 by 1996) | 1995 to 2005 |
| Heated area (county) | 2,838 to 8,743 sq ft (median 4,290) | 3,493 to 7,640 sq ft (median 4,343) |
| Lot size (county parcel layer) | 0.375 to 1.124 acre (median 0.593) | 0.486 to 1.168 acre (median 0.558) |
| One-story homes (county cards) | 29 of 52 (21 two-story) | 10 of 15 (5 at 1.8 stories) |
| Behind the lots (our measurement) | Imperial River 17, lakes 22, tidal marsh 10, none 3 | Marsh golf course 7, lake 8 |
| Boat lifts or docks (county cards) | 13 lots, all on the river side | None |
| Golf frontage | None (nearest course about 1,100 ft) | 7 lots touch the Marsh course |
| Private pools (county cards) | 51 of 52 | 15 of 15 |
| Qualified deeds, 60 months since November 2021 | 12 | 6 |
| Median deed price | $2,650,000 | $2,839,000 |
| Range | $1,850,000 to $3,850,000 | $1,600,000 to $5,400,000 |
| Median per heated sq ft | $628 | $604 |
| Southwest Florida MLS, pulled September 30, 2026 | 4 closed in 12 months, 0 active, 0 pending | 1 closed in 12 months, 0 active, 0 pending |
| FEMA zone (lot centers and outlines) | AE, BFE 10 ft, all 53 lots, panel 12071C0654G | AE, BFE 10 ft, all 15 lots, panel 12071C0652G |
| Evacuation zone | A | A |
| Neighborhood association on the state record | None found; master association N07041 | None found; master association N07041 |
Choose Hidden Harbor if you want a boat at the house: it is the Bonita Bay single-family neighborhood in this price band where the county cards record lifts and docks on the river, and it offers lake and marsh lots for buyers who want water views without a seawall to maintain. It also gives you a larger pool of homes to choose from, 52 against 15, and more sales to price from. Choose Deerwood if you want golf behind the house and a single short court of 15 homes; its homes are a few years newer on average and its sales are fewer and more spread out. Both carry the same flood zone, the same evacuation zone and the same master association, so the insurance and governance questions are the same. Our Deerwood guide covers it in the same depth as this page.
Hidden Harbor’s strengths are its water, its lot sizes and its custom homes: river frontage with lifts on 13 lots, a lake or marsh behind most of the rest, half-acre to acre lots and a private pool on almost every house. Its limits are the flood zone on every lot, houses that are mostly 30 years old, and a thin resale market with no listing on the September 30, 2026 pull.
If you’re searching for a Hidden Harbor listing agent, or thinking, ‘I need someone to sell my Hidden Harbor home…’, start with the record: 12 qualified Hidden Harbor deeds in 60 months at a $2,650,000 median, from $1,850,000 to $3,850,000, four MLS closings in the 12 months to September 30, 2026 at a 95.6% median sale-to-list ratio, and no competing listing on that date. McGreevy and Comisar price, prepare and market Hidden Harbor homes from that record, not from a Bonita Bay average.
Our credentials as your Hidden Harbor listing agent:
In the 12 months to September 30, 2026 we tracked four qualified Hidden Harbor deeds in the Lee County record: 4111 Harbor Oaks Court at $3,850,000 (November 13, 2025), 27231 Lakeway Court at $1,850,000 (January 8, 2026), 27401 Hidden River Court at $1,895,000 (March 27, 2026) and 27241 Lakeway Court at $2,550,000 (September 3, 2026). Before them, the window holds 27431 Harbor Cove Court at $3,375,000 (February 11, 2025) and 27261 Hidden River Court at $2,600,000 (January 15, 2025). Over 60 months the record shows 12 sales at a $2,650,000 median and $32,545,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings and no home listed or pending.
Four things. First, the water: a Hidden Harbor listing has to show exactly what is behind the house (river with lift or dock, main lake with its islands, a small lake or the marsh) because that sorts the price more than anything else, and a river listing has to document the seawall, dock and lift with their permits. Second, the paperwork: Section 720.401 requires your disclosure summary before the contract is signed, Florida’s residential flood disclosure applies to every sale, every buyer with a mortgage will need flood insurance, and the plat, the master estoppel, the elevation certificate, the wind mitigation report and the permit history ready at listing protect your timeline. Third, Bonita Bay’s open house and sign rules: open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the master association’s sign standard, and allow no SOLD signs (BBCA Open House Guidelines). Fourth, timing: with no competing Hidden Harbor listing on September 30, 2026 and four sales in the prior year, the right first price meets a buyer pool that has had little to choose from.
Start with a free Hidden Harbor home valuation, or use our Bonita Bay home valuation page. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price a Hidden Harbor home from the deeds that match its water, size, plan and condition, not from the neighborhood median. On the county record the 60-month median is $2,650,000, but the deeds run from $1,850,000 to $3,850,000; the three river-class sales recorded a median of $3,400,000 and the seven lake-class sales $2,600,000. We adjust from the closest matches for frontage, lift or dock, size, roof and window age and renovation, then test the price against Deerwood and other Bonita Bay sales on the day you list.
The four Hidden Harbor closings on the Southwest Florida MLS pull of September 30, 2026 took 16, 41, 101 and 131 days, a median of 71, and sold at 92.7% to 102.0% of their list prices. Four closings are not a pattern; the time to sell depends mostly on the first price, the water behind the house and its condition.
A Hidden Harbor buyer usually asks first for the master estoppel certificate, the §720.401 disclosure summary, the plat page and survey, the elevation certificate, the wind mitigation and four-point reports, the roof, window, air-conditioning and pool permits, and on a river lot the seawall, dock and lift permits and their age, plus the flood and windstorm policy declarations.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and the estoppel certificate is needed for closing. We found no separate Hidden Harbor association on the state record, and the title search confirms whether any other association or recorded restriction adds a notice step for your lot before your home goes on the market.
A Bonita Bay Club membership is separate from your Hidden Harbor deed. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to a buyer is the Club’s decision under its own rules. Your Hidden Harbor sale itself never requires a Club membership on either side.
Hidden Harbor’s long-run value rests on Bonita Bay’s fixed supply, its master-association amenities, a fixed number of tidal-river lots and its position between Naples and Fort Myers; the recorded deeds show Hidden Harbor prices rising with the wider market, from vacant lots of $125,000 to $400,000 in the early 1990s to $3,850,000 in 2025 and a $2,650,000 median over the last 60 months.
A master association that maintains roads, lakes, parks, the Private Beach and patrol, funded by every owner, protects the setting of every neighborhood inside the gates. Bonita Bay’s recorded master Declaration and Design Review standards (§9.2) are what keep custom homes built from 1991 to 2009 looking cared for in 2026.
Bonita Bay is built out, and Hidden Harbor’s 53 lots are all improved. Only 17 of them meet the Imperial River, and new supply in the region comes from communities outside the gates, not from more river lots on Harbor Cove Court. That does not guarantee appreciation (27231 Lakeway Court recorded less in 2015 than in 2005, and 27431 Harbor Cove Court less in 2014 than in 2005), but it means every buyer who wants a river lot with a lift inside Bonita Bay competes for one of a few.
For a buyer who wants a detached home of about 3,000 to 6,000 heated square feet inside Bonita Bay’s gates with water behind it, Hidden Harbor offers two distinct price bands on one set of courts: lake homes recorded $1,850,000 to $2,800,000 in the window, and river homes $3,375,000 to $3,850,000. The trade is a flood zone on every lot, houses that need their updates priced in and a resale market of a few sales a year.
Bonita Springs is the incorporated city that governs Hidden Harbor’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Hidden River Court between Naples and Fort Myers with Gulf beaches, I-75 and US 41 close by.
Residents voted to incorporate the City in 1999, and the City marked its 25th anniversary in 2024 (City of Bonita Springs, history; 25th anniversary; City Charter). For the wider market, see our Bonita Springs guide and our Bonita Bay guide. Documentary stamp tax on Florida deeds is set by the state (Florida Department of Revenue, documentary stamp tax), and in Lee County the seller customarily pays the owner’s title policy, though the contract controls.
Hidden Harbor owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is about 3.5 miles from Hidden Harbor by straight line. For this Hidden Harbor guide we read the plats, the master Declaration, all 53 county cards, the county’s water and golf parcels and every qualified Hidden Harbor deed of the last five years in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Hidden Harbor guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 12 qualified Hidden Harbor deeds recorded since November 2021 for this update, we read every one of the 53 Hidden Harbor cards to count the stories, walls, roofs, foundations, pools, lifts, docks and seawalls, we measured each lot’s distance to the Imperial River, the lakes, the marsh and the nearest golf course on the county map, and we measured the flood zone at all 53 Hidden Harbor lots ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Hidden Harbor is a neighborhood where specifics decide the price: river, lake or marsh behind the house, a lift or dock and its capacity, the seawall, the size and plan of a custom home, whether it sits at grade or raised, the age of the roof, windows and pool equipment, and what has been renovated since the 1990s. With twelve qualified deeds in five years and a $2,000,000 spread between them, a Hidden Harbor price cannot lean on last month’s sale, and buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the water, the plat, the Zone AE rating and elevation certificate, the wind mitigation report and the master association layer in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Hidden Harbor realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Hidden Harbor home? Get a free Hidden Harbor home valuation, or call Jesse direct at (239) 898-6072.
Buying in Hidden Harbor? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Hidden Harbor, see our Bonita Bay guide, our Bonita Springs guide and our guides to Deerwood and Bay Woods.
The best Hidden Harbor buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppel certificate early, read the plat and the master rules, get windstorm and flood quotes from the elevation certificate and wind mitigation report during your inspection period, have a river lot’s seawall, dock, lift and water depth checked, and read the master rules before you plan an exterior change, a boat or a rental. There is no obligation and no cost for an initial conversation.
The questions Hidden Harbor buyers ask us most, answered from the county record, the plats, the master Declaration and the September 30, 2026 Southwest Florida MLS pull. Each answer gives the fact first and the source behind it.
Hidden Harbor at Bonita Bay is a neighborhood of 52 custom single-family homes and one two-dwelling lot on five courts at the southern edge of Bonita Bay in Bonita Springs: Hidden River, Lakeway, Harbor Cove, Harbor Oaks and Marshview courts. The homes were built from 1991 to 2009 on lots of about 0.38 to 1.12 acre, backing onto the Imperial River, freshwater lakes or a tidal marsh.
Hidden Harbor is at the southern edge of Bonita Bay, beside the Imperial River, about 0.55 mile east of the Bonita Bay Marina by straight line, with the Sandpiper and Harbor Lakes condominiums beside it and a natural tidal marsh to the east. The master association office is about 0.9 mile away and the Club about 0.95 mile.
Hidden Harbor has 52 single-family homes on the Lee County roll plus one lot, 4101 Harbor Oaks Court, with a main house and a second small dwelling that the county codes multi-family. By court: Hidden River 23, Lakeway 11, Harbor Cove 10, Harbor Oaks 4 plus the two-dwelling lot, Marshview 4.
The Bonita Bay Community Association’s street table lists five courts under Hidden Harbor: Harbor Cove Court, Harbor Oaks Court, Hidden River Court, Lakeway Court and Marshview Court. River Ridge, on Ridge Lake Court, is a separate Bonita Bay village.
The county roll dates Hidden Harbor’s homes from 1991 to 2009. Forty-one of the 52 were finished by 1996, with the busiest year 1992 (13 homes); the newest is 27491 Harbor Cove Court, built in 2009.
The county records 2,838 to 8,743 heated square feet, a median of 4,290. Harbor Oaks Court and Harbor Cove Court have the largest homes (medians of 5,904 and 5,168), and Lakeway Court the smallest (median 3,942). MLS living area can differ from the county figure in either direction.
On the county parcel layer the 52 home lots run from 0.375 acre to 1.124 acre, a median of 0.593 acre, about 25,850 square feet. The largest is 27420 Hidden River Court (two platted lots), and the smallest are on Harbor Cove Court.
The county cards record 29 one-story homes, 21 two-story homes, one at 1.5 stories and one at 1.8. The lake and marsh courts are mostly one-story; all ten Harbor Cove Court homes are two-story.
The county roll records three bedrooms on 27 homes, four on 22 and five on 3. Many MLS listings add a den or office to those counts.
The county cards record concrete block with stucco walls on 46 of the 52 homes and concrete tile roofs on 46, with a handful of frame, siding, brick and fiber-cement homes and six metal roofs. One house, 27511 Harbor Cove Court, is the county’s Key West type on wood pilings.
Yes, on 51 of the 52 home cards; the exception is 27511 Harbor Cove Court. Twenty cards also record an outdoor kitchen and ten a waterfall pool feature.
Most of it is. On our measurement, 17 lots meet the tidal Imperial River or its side channels, 22 back onto freshwater lakes and 10 meet a 33-acre tidal marsh; three homes have no water within about 40 meters.
Its river end is. All ten Harbor Cove Court lots, three on Harbor Oaks Court (4110, 4111, 4120) and four at the end of Hidden River Court (27396, 27402, 27410, 27420) measure within about 4 meters of the Imperial River or its tidal side channels on the county map.
Some do. The county cards record a boat lift on 11 lots and a wooden boat dock on 3, so 13 lots carry a lift or dock, every one of them on the river side. No lake or marsh lot shows a dock on the record.
The river lots are on the tidal Imperial River, which runs west past the Bonita Bay Marina to Estero Bay. No public record we read gives the water depth at a Hidden Harbor dock or the route’s controlling depth, so a buyer should have depth and clearance checked for the boat in mind.
It is the name the Bonita Bay Community Association’s own blog uses for the lake here, with islands that host a wading-bird nesting colony. On the county map the main lake behind Hidden River Court is about 14.6 acres with two islands; the county does not name it.
We found no public rule allowing boats on Bonita Bay’s lakes, and no lake lot in Hidden Harbor has a dock on its county card. Lake use is governed by the master association’s rules, which come with the documents in a sale.
At the Bonita Bay Marina, about 0.55 mile west by straight line, a resident-investor-owned marina on the Imperial River with dry storage and wet slips. Availability and pricing come from the marina, separately from the home purchase.
No. On the county parcel layer the nearest Bonita Bay Club golf parcel is about 1,100 feet from the closest Hidden Harbor lot, so no home fronts a fairway.
Yes. Hidden Harbor is inside Bonita Bay’s gates, and the master association runs the gates and a Community Patrol. Guest and vendor procedures come with the master association documents.
Your own pool and lot, plus the master association’s amenities: 12 miles of paths, three waterside parks including Riverwalk Park on the Imperial River, the Private Beach on the Gulf with its shuttle, and community programming. Bonita Bay Club golf, tennis and dining are optional and separate.
The Bonita Bay Community Association’s master assessment applies to every Hidden Harbor home, and the association does not publish the dollar figure. We found no separate Hidden Harbor neighborhood association. The estoppel certificate in a sale states the current amounts and any charge due at closing.
We found none on the state corporate record, and the Unit 10 roads and tracts are owned by the master association. The two “Hidden Harbor” associations sometimes linked to it are in Orlando and Sarasota. The title agent’s estoppel requests confirm the answer for a specific lot.
No. Bonita Bay has no Community Development District and no special taxing district; Lee County’s list of special districts names none for Bonita Bay.
No. No source we reviewed, including the master Declaration, the county roll and the master association’s public pages, sets an age restriction, so buyers of any age can purchase a Hidden Harbor home.
Yes, subject to the master Declaration, which sets no minimum lease term but binds tenants to the governing documents, and any recorded restriction the title search finds. The MLS pull of September 30, 2026 shows one leased Hidden Harbor home in the prior 12 months.
The master Declaration has no pet provision; pet rules come from the master association’s Rules and Regulations, delivered with the sale. Documented assistance animals are protected under federal fair housing law.
Yes. The center point and full outline of all 53 Hidden Harbor lots measure in FEMA Zone AE with a base flood elevation of 10 feet, on panel 12071C0654G, effective November 17, 2022. No lot measures in a VE zone.
A federally backed mortgage requires it on every Hidden Harbor home, because every lot is in Zone AE. The premium follows the elevation certificate; the City of Bonita Springs’ CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County Evacuation Zone A (storm surge zone 1), at all nine Hidden Harbor points we ran. Zone A is the first area ordered to evacuate.
Ian’s surge came up the Imperial River in Bonita Springs in September 2022, and inside Bonita Bay it destroyed the Private Beach facility, since rebuilt. We found no primary source documenting damage to specific Hidden Harbor homes; the seller’s disclosures and the City permit history by address answer that for a house.
No. The Bonita Bay Club is a separate, member-owned private club, and membership is optional. A Hidden Harbor deed neither requires nor includes it.
Yes. The Private Beach is a master association amenity, open to every Bonita Bay owner through the master association, with no Club membership needed.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025 and is past. Any current or pending assessment appears on the estoppel certificate in a sale.
The Lee County record shows 12 qualified Hidden Harbor sales in the 60 months since November 2021 at a $2,650,000 median, from $1,850,000 to $3,850,000, median $628 per heated square foot. River-class homes recorded $3,375,000 to $3,850,000.
The four Hidden Harbor closings on the Southwest Florida MLS pull of September 30, 2026 took 16 to 131 days on market, a median of 71, at 92.7% to 102.0% of their list prices.
On the Southwest Florida MLS pull of September 30, 2026, none: no Hidden Harbor home was listed and none was pending. Check current listings before you plan a search around one.
The §720.401 disclosure summary before you sign, the master estoppel certificate, the master Declaration and rules, the title commitment showing the plat and any recorded restrictions, and from the seller the disclosures. Ask for the elevation certificate, wind mitigation report and permit history early.
Lee County uses proximity-based school choice. Under the most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High; confirm a specific address with the district’s zone locator.
They are close on price and size: Hidden Harbor’s 60-month median is $2,650,000 and $628 per square foot on 12 deeds, Deerwood’s $2,839,000 and $604 on 6. Hidden Harbor has river, lake and marsh lots and boat lifts; Deerwood has golf and lake lots on one 15-home court.
The questions Hidden Harbor owners ask us before they list, answered from the Lee County deed record, the county cards, the plats, the master Declaration and the Southwest Florida MLS pull of September 30, 2026. Each answer gives the fact first and the reasoning after it.
Your Hidden Harbor home is worth what the closest matching deeds support, and the record gives two clear bands: the three river-class sales of the last 60 months recorded $3,375,000 to $3,850,000, and the seven lake-class sales $1,850,000 to $2,800,000, against a neighborhood median of $2,650,000. We start from the deeds that match your water, size, plan and condition, then adjust for your lift or dock, roof, windows and renovation before testing the price against Deerwood and current Bonita Bay competition.
The best listing agent for Hidden Harbor is one who can price a custom house on its own water from the deed record and explain the river, lake or marsh behind it to buyers who have never stood on the lot. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and this guide’s figures come from every Hidden Harbor deed and county card, which we read before advising on any listing.
Four qualified Hidden Harbor deeds were recorded in the 12 months to September 30, 2026: 4111 Harbor Oaks Court at $3,850,000, 27231 Lakeway Court at $1,850,000, 27401 Hidden River Court at $1,895,000 and 27241 Lakeway Court at $2,550,000. The Southwest Florida MLS, pulled September 30, 2026, shows the same four closings. That is about 8% of the neighborhood in a year, a steady but thin resale market.
Over the 60 months since November 2021, the Lee County record shows 12 qualified Hidden Harbor sales at a median of $2,650,000, from $1,850,000 to $3,850,000, and a median of $628 per county heated square foot. Because twelve sales cover very different houses on very different water, the median is a starting point, not a price; the deed table on this page lists every sale so you can find the ones closest to your home.
The four Hidden Harbor closings on the Southwest Florida MLS pull of September 30, 2026 took 16, 41, 101 and 131 days on market, a median of 71 days. The quickest, 27401 Hidden River Court, sold in 16 days at 95.0% of its list price; the longest, 4111 Harbor Oaks Court, took 131 days at 96.3%. Four closings are not a pattern, and in a neighborhood this varied the first price and the presentation decide the timeline.
The four Hidden Harbor closings in the September 30, 2026 MLS pull sold at 92.7%, 95.0%, 96.3% and 102.0% of their list prices, a median of 95.6%. The one that sold above list, 27241 Lakeway Court, did so after 101 days on market, which suggests the market responded to the house rather than to urgency. Expect buyers to negotiate from your list price, and expect the gap to be smaller when the price starts close to the matching deeds.
On the deed record, yes: the three river-class Hidden Harbor sales of the last 60 months were the three highest, $3,375,000 to $3,850,000, and the county’s 2025 values put the 18 river-class homes at a median just value of $2,582,288 against $2,121,931 for the 26 lake-class homes. River homes are also larger and two-story, so frontage and size move together; we price both rather than adding a flat river premium.
For buyers who boat, a working lift or dock on the Imperial River is often the reason to choose Hidden Harbor, and two of the three river-class sales of the window had a boat lift on the county card. The deed record cannot isolate the lift’s value from the house. Document the lift’s capacity, age, permits and the water depth at the dock, because a buyer’s surveyor and inspector will ask and the answers move the offer.
The record shows lake-class homes selling for $1,850,000 to $2,800,000 and the two plain-class Lakeway Court sales, both near the marsh, at $2,225,000 and $2,550,000, so a lake or marsh lot alone does not set the price; the house does. Describe the view exactly in your listing: which lake, whether it is the main lake with its nesting islands, or the marsh, and what a buyer sees from the lanai and pool.
The twelve deeds of the last 60 months span $2,000,000 because Hidden Harbor mixes river estates of 5,458 to 7,204 heated square feet with lake homes of 2,894 to 4,670. Price per square foot runs the other way, from $534 at 4111 Harbor Oaks Court to $769 at 27281 Lakeway Court. Water, size, plan and condition explain most of the spread; the deed record does not show interiors, so the listing must.
No. In Hidden Harbor the smallest homes recorded the highest rates per square foot and the largest the lowest, from $407 to $778 across the twelve deeds of the window. Applying a small house’s rate to a large house, or the reverse, misprices it by hundreds of thousands of dollars. We price from the closest matching deeds by water, size and plan, and use per-square-foot figures only as a check.
Use the county’s heated area as your anchor and explain any difference. On recent sales the county and the MLS disagreed in both directions: 4111 Harbor Oaks Court was 7,204 heated square feet on the county card and 6,409 on the MLS, while 27241 Lakeway Court was 4,022 on the county and 4,291 on the MLS. State which figure you use and what it includes, so a buyer’s appraiser does not find a gap you did not explain.
Only with care. Several raised Hidden Harbor homes record finished lower utility or lower-level rooms at the garage level, which sits below the 10-foot base flood elevation. How such a room was built and permitted affects the flood rating and what a buyer may keep after a renovation. Before counting it as living space, gather its permit, the elevation certificate and your insurer’s treatment, and describe it accurately in the listing.
No. On the Lee County parcel layer the nearest Bonita Bay Club golf parcel is about 1,100 feet from the closest Hidden Harbor lot, so no home fronts a course. Describe what is actually behind your home, the Imperial River, a lake or the marsh, and point buyers to the Club as an optional membership about a mile away by straight line.
Describe the route accurately rather than with a slogan. Your lot is on the tidal Imperial River, which runs west past the Bonita Bay Marina to Estero Bay, but no public record we read gives the depth at Hidden Harbor docks or the route’s controlling depth. Have the depth at your dock measured at low tide and give buyers the lift capacity, so the boat they picture is one the water can carry.
Florida law requires the §720.401 homeowners’ association disclosure summary before the buyer signs the contract, and the state’s residential flood disclosure applies to every sale. Closing needs the master association’s estoppel certificate. Buyers will also expect the elevation certificate, wind mitigation and four-point reports, permits for the roof, windows, air conditioning and pool, and on a river lot the seawall, dock and lift permits.
Under Section 720.401, a contract signed without the required disclosure summary is voidable by the buyer before closing, which gives a buyer a way out of the contract at the worst possible time for you. The master Declaration (§12.13) repeats the duty for every Bonita Bay transfer. We deliver the summary with the first offer package on every Hidden Harbor listing, so the contract is sound from the day it is signed.
An estoppel certificate is the association’s written statement of what is owed on your home: assessments due, any pending special assessment and any charge due at closing. Section 720.30851 sets the time and fee rules. The closing agent normally requests it from the Bonita Bay Community Association once the contract is signed, and from any other association the title search identifies for your lot.
The recorded master Declaration contains a buyer-paid resale reserve assessment, and a later master association statement describes a different formula, with no recorded amendment reconciling them. We therefore do not publish either figure as current. The master estoppel certificate states exactly what is due at your Hidden Harbor closing and who pays it under the contract, and we read it with you before closing.
The master Declaration requires no sale approval that we found; it requires the §720.401 disclosure summary, and closing needs the estoppel certificate. We found no separate Hidden Harbor neighborhood association on the state record, so on the records we read there is no neighborhood approval step. The title search confirms whether any recorded restriction applies to your specific lot before you list.
Yes, the master association’s. Open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, and use the master association’s sign standard; SOLD signs are not allowed. We handle the notice and the sign standard for every Bonita Bay listing, so your open house is not stopped at the gate.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025, so it should already be paid; the master estoppel certificate confirms that nothing remains owed. If it shows a balance, the closing statement settles it. Any newer assessment, approved or pending, appears on the estoppel and belongs in your disclosures.
Present it plainly and with your own numbers. Every Hidden Harbor lot measures in FEMA Zone AE with a 10-foot base flood elevation on panel 12071C0654G, effective November 17, 2022, and every buyer with a mortgage needs flood insurance. Your elevation certificate, your current flood premium and the City’s CRS Class 5 discount turn that fact into a cost a buyer can plan for, which keeps the conversation on the house.
Yes. FEMA rates a building by how high its lowest floor sits against the 10-foot base flood elevation, and the City notes that each foot above it cuts the annual premium by nearly half. On a Hidden Harbor house built at grade in the early 1990s, the certificate can move a buyer’s flood quote sharply in either direction, so have it in hand before you list rather than letting the buyer’s insurer estimate.
Fix what an inspector and an insurer will flag: roof leaks or an aging tile roof, missing opening protection (28 of the 52 cards record none), air conditioning past its life, pool equipment and enclosure damage, and on a river lot any seawall, dock or lift problem. Documented repairs with permits help a buyer insure the home. Cosmetic remodels rarely return their cost; repairs that remove an objection usually do.
Under the City’s floodplain rules, a renovation or repair costing 50% or more of the structure’s market value triggers full compliance with current flood requirements. For a buyer planning a major remodel of a 1990s house at grade, that can change the budget and the plan. Gather your elevation certificate and permit history, so buyers can test their plans against the rule before they write an offer.
Stage the rooms and the outdoor living that buyers came for: the lanai, the pool and the view of the river, the lake or the marsh. With houses of 2,838 to 8,743 heated square feet built from 1991 to 2009, buyers need help seeing how a large older plan lives today. Professional photography of the water at the right time of day often matters more than furniture.
Southwest Florida’s buyer traffic peaks in winter and spring, when seasonal buyers are in town, and Hidden Harbor’s recent closings fell in November, January, March and September, so homes sell year-round when priced right. With no Hidden Harbor home listed on September 30, 2026, a well-prepared listing in the season meets buyers who have had little to choose from. Prepare during summer and fall so you are ready.
A Florida seller typically pays documentary stamp tax on the deed at the state rate, and in Lee County customarily the owner’s title policy, though the contract controls. Add the listing brokerage fee, any estoppel and resale charges the contract assigns to you, prorated taxes and assessments, and payoff of any mortgage. We give you a net sheet from the matching deeds before you list.
Yes. The master Declaration sets no minimum lease term and binds tenants to the governing documents, and a buyer takes the home subject to the lease unless the contract says otherwise. Give buyers the lease, its end date and access terms. The one leased Hidden Harbor record on the September 30, 2026 MLS pull, 27231 Lakeway Court, shows seasonal leasing does happen here.
A Bonita Bay Club membership is separate from your Hidden Harbor deed. The Club does not publish its fees or transfer rules on its public website, and whether your membership can pass to a buyer is the Club’s decision under its own rules. Your sale never requires a Club membership on either side, so present the Club to buyers as an option.
Usually not. Every Hidden Harbor home is a fee-simple single-family lot, so there is no condominium project review, and lenders treat it as a house. Every lot is in Zone AE, so the lender will require flood insurance, and at Hidden Harbor’s price points many buyers need jumbo financing. An appraisal from Bonita Bay deeds that match your water and size keeps the loan on track.
On September 30, 2026, no other Hidden Harbor home was listed, so your listing will compete mainly with Deerwood and other Bonita Bay single-family homes in its price band, and with river homes elsewhere in Bonita Springs. A river home competes on frontage and lift; a lake or marsh home competes on house, lot and price per square foot against nearby neighborhoods such as Coconut Isle and Bay Woods.
Compare on the same yardstick: Deerwood’s six qualified deeds of the last 60 months recorded a $2,839,000 median and $604 per heated square foot, against Hidden Harbor’s twelve at $2,650,000 and $628. Deerwood offers golf lots on one 15-home court; Hidden Harbor offers river, lake and marsh lots and lifts. Buyers choosing between them weigh the setting more than price, so lead with yours.
Gather the survey, the elevation certificate, the wind mitigation and four-point reports, the permits for the roof, windows, air conditioning, pool and enclosure, the flood and windstorm policy declarations, and utility and pool service history. On a river lot add the seawall, dock and lift permits and any depth measurement. On 4101 Harbor Oaks Court, add the permits for the second dwelling.
Under a standard Florida contract the buyer can ask for repairs or credits, or cancel within the inspection period. On a 1990s Hidden Harbor house the usual findings are the roof, windows, air conditioning, pool equipment, and on a river lot the seawall, dock or lift. A pre-listing inspection and documented repairs let you price those items in advance rather than negotiate them under a deadline.
The long record shows strong gains: 4111 Harbor Oaks Court recorded $2,875,000 in 2005, $3,700,000 in 2018 and $3,850,000 in 2025, and 27261 Hidden River Court $1,900,000 in 2021 and $2,600,000 in 2025. The four sales of the last 12 months ranged from $1,850,000 to $3,850,000, and with so few deeds a short-term trend cannot be read from them; we price from matching deeds, not a trend line.
Every Hidden Harbor fact on this page comes from a recorded plat or instrument, a county, city, state or federal record, the Bonita Bay Community Association’s, the Bonita Bay Marina’s or the Bonita Bay Club’s own published pages, a named news report, or the Southwest Florida MLS figures pulled on September 30, 2026. Every link below was checked and answered on November 3, 2026; recorded plats and instruments are cited by book and page or instrument number in the text.
The official documents below are published by the Bonita Bay Community Association, the City of Bonita Springs, the School District of Lee County, the State of Florida and NOAA. They are the documents we read for this page, and the ones a Hidden Harbor buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Street and Neighborhoods | Bonita Bay Community Association | Current posting | Assigns Harbor Cove, Harbor Oaks, Hidden River, Lakeway and Marshview courts to Hidden Harbor | View the street table |
| Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | View the brochure |
| Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | View the guidelines |
| Trails map | Bonita Bay Community Association | Current posting | The path network that connects Hidden Harbor to the parks and the Club | View the trails map |
| Neighborhoods map | Bonita Bay Community Association | Current posting | Where Hidden Harbor sits among Bonita Bay’s neighborhoods | View the neighborhoods map |
| Facilities and amenities map | Bonita Bay Community Association | Current posting | Parks, beach shuttle points and community facilities | View the amenities map |
| Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Hidden Harbor permits, including enclosed space below the base flood elevation | View Ordinance 22-05 |
| Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | View the toolkit |
| CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | View the report |
| Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | View the map book |
| How to use online services | City of Bonita Springs Community Development | Current posting | The City’s online permit portal, for a home’s permit history | View the guide |
| Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | View the plan |
| Parks of Bonita Bay | Bonita Bay Community Association | Current posting | Estero Bay Park, Riverwalk Park and Spring Creek Park: boardwalk, boat ramp, kayak launches, bocce, pickleball | View the parks page |
| Bonita Bay Marina, about the marina | Bonita Bay Marina | Current posting | The resident-owned marina on the Imperial River, half a mile from Hidden Harbor | View the page |
| Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian | View the report |
The Bonita Bay Unit 10, 13 and 16 plats (Plat Book 45, Pages 44 to 51; Plat Book 48, Page 45; Plat Book 51, Page 13), the recorded master Declaration (Lee County Instrument 2011000142834) and the master association’s By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy online, and the master association’s rules come to a buyer with the disclosure package in a sale.
Market data from Southwest Florida MLS, pulled September 30, 2026. County sales and parcel records from the Lee County Property Appraiser, recorded sales through September 2026. McGreevy and Comisar, Best Realtor for Hidden Harbor. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
