Ibis Cove is a 28-home neighborhood of detached single-family pool homes on three courts around a lake in Bonita Bay, Bonita Springs, built 1993 to 2002, with five recorded sales in 60 months, $2,255,500 to $4,500,000. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Ibis Cove at Bonita Bay. Ibis Cove at Bonita Bay is a 28-home neighborhood of detached single-family pool homes on three short streets, Green Heron Court, Ibis Cove Court and Plumage Court, set around a 14-acre lake inside the master-planned community of Bonita Bay in Bonita Springs, Florida. The Lee County Property Appraiser records every one of its homes as a single-family residence on its own lot, all 28 with a residential pool and a concrete tile roof, built from 1993 to 2002 with 3,224 to 7,916 heated square feet. Whether you’re ready to sell your Ibis Cove 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 5 Ibis Cove sales in the 60 months since November 3, 2021, from $2,255,500 to $4,500,000, the newest 4440 Green Heron Court at $2,325,000 on July 24, 2026. The Southwest Florida MLS, pulled September 30, 2026, also reports a September 16, 2026 closing at 27241 Ibis Cove Court for $3,750,000 that had not yet reached the county record. 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 28 Ibis Cove home field cards and the lake tract card (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 Ibis Cove 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 an Ibis Cove market read built from every Ibis Cove deed of the last five years, all 28 county home cards, the county’s lake, conservation and golf parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for Ibis Cove in Bonita Bay, Bonita Springs, whether you’re ready to sell your Ibis Cove 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 Ibis Cove for a specific reason. A 28-home neighborhood that records five qualified sales in five years does not price itself from an average. The five deeds of the last 60 months run from $2,255,500 to $4,500,000, and per county heated square foot from $470 to $878: the same neighborhood recorded a 4,798 square foot home at $2,255,500 in 2021 and a 3,561 square foot home at $2,900,000 in 2024. The homes run from 3,224 to 7,916 heated square feet, lots from 0.449 to 1.428 acre, and the county’s printed 2026 market values from $1,404,221 to $4,995,355. A listing agent who prices an Ibis Cove home from a Bonita Bay average, or from any single sale, can miss by a wide margin in either direction.
Recent Ibis Cove track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds one qualified Ibis Cove deed, 4440 Green Heron Court at $2,325,000 on July 24, 2026, and the Southwest Florida MLS, pulled September 30, 2026, shows two Ibis Cove closings: that same home at the same price, and 27241 Ibis Cove Court at a reported $3,750,000 on September 16, 2026, after 227 days on market against a $4,565,000 list price. On the pull date no Ibis Cove home was listed for sale or under contract. We will walk you through all five deeds of the last five years, the newer MLS closing and the longer county record behind them.
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Selling your Ibis Cove home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Ibis Cove? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Ibis Cove 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 28 pool homes on Green Heron, Ibis Cove and Plumage Courts to the lake behind every lot and the golf and preserve questions, the flood zone at every lot, the comparison with Coconut Isle, the seller section and the sources behind every figure.
Living in Ibis Cove at Bonita Bay means a pool home on a lot of about six-tenths of an acre, on one of three short courts of 28 houses in all, with a lake behind every lot, the Bonita Bay Marina about 0.38 mile away by straight line, and the whole Bonita Bay setting (12 miles of paths, three waterside parks, the Private Beach) through the master association.
Every Ibis Cove home carries a Green Heron Court, Ibis Cove Court or Plumage Court address. The Bonita Bay Community Association’s own street table lists the neighborhood as “IBIS COVE: Green Heron Court, Ibis Cove Court, Plumage Court” (BBCA Street and Neighborhoods), and on the Lee County roll every home on those streets sits in Bonita Bay Unit 19. Ibis Cove lies in the southwestern part of Bonita Bay, off Bonita Bay Boulevard and toward the Imperial River. By our straight-line measurement from the center of the neighborhood, the Bonita Bay Marina’s published position is about 0.38 mile away, while the Bonita Bay Club address on Country Club Drive is about 1.10 miles and the master association’s office and the Promenade at Bonita Bay about 1.22 miles, all to the northeast. Deerwood, on Deerwood Court about 0.15 mile away, and The Sanctuary, on Sanctuary Way about 0.17 mile away, are the next-door neighborhoods.
A three-street neighborhood of 28 detached homes on platted lots. Ibis Cove’s legal descriptions read “BONITA BAY U-19 PB 51 PGS 26-29 LOT 24”, for example: each home is a numbered lot on a recorded plat, Bonita Bay Unit 19, Plat Book 51, Pages 26 to 29, Lots 1 to 29, with Lots 9 and 10 combined under one home at 4401 Green Heron Court. The name Ibis Cove does not appear in the county’s legal descriptions at all, which is why a search of the county roll by name finds nothing; the streets do. The lots measure 0.449 acre (4430 Plumage Court) to 1.428 acre (4401 Green Heron Court, the double lot) on Lee County’s parcel layer, a median of 0.631 acre, and every one is zoned PUD as part of the Bonita Bay planned development. The only other parcel in Unit 19 is Tract A, a 14.2-acre lake owned of record by the Bonita Bay Community Association.
The Property Appraiser codes every home with the single-family use code, records one living unit in each building on all 28 cards, and grades the construction quality “above average” on 18 of them, “excellent” on 5 and “average” on 5. The Southwest Florida MLS uses the subdivision name IBIS COVE AT BONITA BAY for the homes at 27241 Ibis Cove Court and 4440 Green Heron Court, which ties the MLS name to two of the three streets.
Ibis Cove is not a golf-course neighborhood, not a dockfront boating street and not a preserve-front one. On Lee County’s parcel layer no Ibis Cove lot touches a golf parcel; the nearest, the Bonita Bay Club’s Marsh course, lies 165 to 474 meters from the lot lines, even though the county card classes two lots, 27201 Ibis Cove Court and 4430 Plumage Court, as golf lots. No field card or parcel record shows a boat dock or a seawall, and the nearest mapped tidal water lies 194 to 432 meters away. The nearest conservation buffer tracts, owned by the master association, lie 22 to 46 meters from the closest lots, across other land. Ibis Cove is also not a neighborhood of oversized estate lots by Bonita Bay standards: 26 of its 28 lots measure 0.449 to 0.727 acre, and its 0.631-acre median is smaller than the 0.671-acre median in Spring Ridge, on the community’s northern border. The homes are large, though: the 4,124 square foot median is one of the larger in Bonita Bay’s single-family neighborhoods.
The field cards describe a 1990s product built house by house. Seventeen of the 28 homes are one story; the other eleven carry finished living space above the main floor (the cards record 2 stories on 5, about 1.8 on 5 and 1.5 on 1), and ten cards record a “lower garage,” a garage set beneath part of the living area. The county’s improvement type is “S Ranch” on 24 cards, “Ranch” on 2, and one each “Mediterranean” and “S Colonial.” Walls are concrete block with stucco on 25 homes, block and stucco with brick on 2 (27241 Ibis Cove Court and 4401 Plumage Court) and face brick on 1 (27251 Ibis Cove Court). Every roof is concrete tile over an irregular roof structure, every foundation is a stem wall, 26 cards record ceilings of 11 to 13 feet, and 25 cards record a split floor plan, with the primary suite on one side of the house and the other bedrooms on the other.
Every one of the 28 field cards records a residential pool, 26 record a one-story screen enclosure and two (27201 Ibis Cove Court and 4401 Green Heron Court) a custom pool enclosure, and both of those also record a waterfall feature; 27241 Ibis Cove Court records a disappearing-edge pool. Twelve cards record an outdoor kitchen, six an outdoor shower and five a generator. Garages on the cards run from 445 to 1,477 square feet, eight homes add a carport, and all 28 record a brick, tile or paver driveway. The roll records three bedrooms on 17 homes, four on 6, five on 4 and two on 1.
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). In Ibis Cove the defining feature is the water: on Lee County’s hydrography layer, a 14.2-acre freshwater lake lies 0 to 6 meters from the rear lot lines of 25 homes, and a 1.6-acre lake lies 3 to 5 meters from 4401, 4411 and 4431 Plumage Court. The county card land class reads “SFR LAKE” on 26 lots. The large lake is Tract A of the Unit 19 plat, which the county roll lists under the Bonita Bay Community Association. Ibis Cove owners share the parks and the Private Beach with the rest of Bonita Bay. To browse Ibis Cove homes for sale, see Ibis Cove homes for sale on Domain Realty Group.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in Ibis Cove, a 28-home lake neighborhood inside Bonita Bay where the size of the house, the lake view, the lot, the pool and what has been updated since the 1990s decide most of the price. Selling an Ibis Cove home? Start with a free Ibis Cove home valuation, or call Jesse direct at (239) 898-6072. Buying on Green Heron, Ibis Cove or Plumage Court? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Data updated: November 2026. Ibis Cove at Bonita Bay recorded 5 qualified sales in the 60 months since November 3, 2021, from $2,255,500 to $4,500,000 and $14,405,500 in all, in the Lee County Property Appraiser recorded sales, through September 2026. The newest recorded Ibis Cove sale is July 24, 2026 (the index’s newest Lee County sale overall is September 25, 2026), and the MLS figures below are from the Southwest Florida MLS, pulled 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 and days on market, which the deed record cannot show, and it can report a closing before the deed reaches the county index. 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. Five sales in five years on a 28-home neighborhood is a small sample, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds one qualified Ibis Cove sale; a 24-month window also holds one, a 36-month window three, a 48-month window four and the 60-month window five. With fewer than 10 sales, a median would describe five houses rather than a market, so we list every sale instead. All five were resales of homes built from 1994 to 1998; the last new Ibis Cove homes on the roll were finished in 2002. The county’s figures for all recorded history, back to the vacant lot sales of 1993, are not a current price and we do not present them as one.
| Recorded | Address | Built | Heated sq ft | Lot (acre) | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|
| December 15, 2021 | 27251 Ibis Cove Court | 1994 | 4,798 | 0.633 | $2,255,500 | $470 |
| August 18, 2023 | 27261 Ibis Cove Court | 1995 | 3,821 | 0.510 | $2,425,000 | $635 |
| December 29, 2023 | 27241 Ibis Cove Court | 1998 | 5,127 | 0.555 | $4,500,000 | $878 |
| August 1, 2024 | 27250 Ibis Cove Court | 1995 | 3,561 | 0.651 | $2,900,000 | $814 |
| July 24, 2026 | 4440 Green Heron Court | 1996 | 3,553 | 0.649 | $2,325,000 | $654 |
The five deeds total $14,405,500 (Lee County instruments 2021000414460, 2023000277566, 2024000004533, 2024000217811 and 2026000219968). Their middle value is $2,425,000 and their middle price per heated square foot is $654, but with five sales those figures describe these five houses, not a settled Ibis Cove price. The spread is the lesson: the largest house of the five in 2021, 27251 Ibis Cove Court at 4,798 heated square feet and the only face-brick home in the neighborhood, recorded the lowest price per square foot, $470, while 27250 Ibis Cove Court, a one-story home of 3,561 square feet, recorded $814 three years later. The record does not say why a price landed where it did; timing, condition, the view across the lake and the renovation level are the usual explanations, and a showing settles them.
The same county file holds six deeds in the window that the Property Appraiser did not qualify as market sales, and we describe them only from the deed record. 4450 Green Heron Court recorded a $100 deed in February 2022 (instrument 2022000066147); 27210 Ibis Cove Court a $100 deed in January 2024 (2024000009032); 4401 Green Heron Court a $100 deed in February 2024 (2024000061733); 27291 Ibis Cove Court a $100 deed in January 2025 (2025000037951); 4420 Plumage Court a $100 deed in April 2025 (2025000115204); and 27201 Ibis Cove Court a $100 deed in March 2026 (2026000060126). Deeds of nominal consideration like these commonly move a home into or out of a trust or between related owners, but the record does not say why any of these were made, and none of them is a price.
The Southwest Florida MLS, pulled September 30, 2026, counted two Ibis Cove closings in the 12 months to that date and no Ibis Cove home listed for sale or under contract on the pull date. The first is 4440 Green Heron Court, MLS 226027211, three bedrooms and three full baths in 3,553 MLS living square feet, reported closed at $2,325,000 on July 24, 2026, the same price and date as its county deed. The second is 27241 Ibis Cove Court, MLS 226000696, four bedrooms plus a den and four full baths in 5,127 MLS living square feet, listed at $4,565,000 and reported closed at $3,750,000 on September 16, 2026 after 227 days on market. That is about $731 per MLS square foot and 82% of the list price. The same pull’s 12-month rental search returned no leased Ibis Cove record.
On 4440 Green Heron Court the two records agree to the dollar. On 27241 Ibis Cove Court they describe two different transactions. The county index, which runs through September 25, 2026, holds no 2026 deed on that parcel, qualified or not; its newest qualified sale there is $4,500,000 on December 29, 2023. The $3,750,000 figure is therefore an MLS-reported closing awaiting the county record, and this page treats it that way: the deed sale price on this page for 27241 remains $4,500,000 (December 2023), and the MLS-reported $3,750,000 (September 16, 2026, Southwest Florida MLS, pulled September 30, 2026) is named once here and in the market tables as a reported closing, not added to the deed list and never averaged with it. When the deed records, it will show the consideration actually paid. Read side by side, the two records say the same house reported a closing $750,000 below its 2023 deed price; the record does not say why.
The county’s heated area counts air-conditioned living space and leaves out the garage, the porches and the screened pool area, all of which the field cards measure separately. On Ibis Cove cards the open porch areas run from about 370 to 3,230 square feet and the garages from 445 to 1,477, so a house’s total footprint under roof is far larger than its heated figure. On the two MLS closings the MLS living area equals the county heated area (3,553 and 5,127). Every per-square-foot figure on this page says which denominator it uses: the county’s heated area for deeds, the MLS living area for the MLS closing.
No Ibis Cove home was offered for sale on the September 30, 2026 pull, so there is no current asking price to read. The one recent asking price on record is 27241 Ibis Cove Court’s $4,565,000, which the MLS reports closed at $3,750,000 after 227 days. When an Ibis Cove home comes to market, read its ask against the five deeds in the table, the MLS-reported closing, the county’s values and the condition of the house, not against any one sale.
Five sales cannot carry a reliable median. Their middle value, $2,425,000, and their middle price per square foot, $654, describe five specific houses, not Ibis Cove. The county’s 2026 field-card market values, printed on 17 of the 28 cards, run from $1,404,221 (4431 Plumage Court, the smallest home on the roll at 3,224 heated square feet) to $4,995,355 (4401 Green Heron Court, the largest at 7,916 on a double lot). A county market value is an assessment figure, not a sale price, but it shows how wide the spread among Ibis Cove homes is.
The county record shows how far Ibis Cove prices have moved. The lots sold vacant from 1993 to 1999 for $220,000 to $530,000, and the first qualified home sales on the file were $1,088,000 (27271 Ibis Cove Court, April 1995) and $1,400,000 (27201 Ibis Cove Court, January 1997). In the boom years 27271 recorded $2,250,000 (April 2003) and $2,400,000 (April 2007), and 4410 Green Heron Court $2,700,000 (October 2004); after the downturn 27201 recorded $1,450,000 (April 2009) and 27211 $1,000,000 (December 2009). In the five years before this window the qualified deeds were:
| Recorded | Address | Deed price |
|---|---|---|
| March 22, 2017 | 4450 Green Heron Court | $1,252,855 |
| October 22, 2018 | 4410 Plumage Court | $1,635,000 |
| April 17, 2019 | 4430 Plumage Court | $1,220,000 |
| April 30, 2020 | 4410 Green Heron Court | $1,675,000 |
| May 28, 2020 | 27271 Ibis Cove Court | $1,800,000 |
| August 24, 2020 | 27230 Ibis Cove Court | $1,676,000 |
| December 31, 2020 | 4410 Plumage Court | $1,500,000 |
Repeat sales tell the story best: 27241 Ibis Cove Court went from $1,800,000 in March 2015 to $4,500,000 in December 2023; 27250 from $1,230,000 in August 2010 to $2,900,000 in August 2024; 4440 Green Heron Court from $1,335,000 in February 2013 to $2,325,000 in July 2026; and 27271, which recorded $2,400,000 in 2007, recorded $1,800,000 in 2020. 4410 Green Heron Court recorded $2,700,000 in 2004 and $1,675,000 in 2020. 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 table below runs the same county measure for Ibis Cove and nearby live Bonita Bay single-family neighborhoods: qualified single-family deeds recorded in the 60 months since November 3, 2021, from the same Lee County index, with each neighborhood matched by its own streets or recorded plats. Each neighborhood’s own guide may quote a 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 |
|---|---|---|---|---|---|---|---|
| Ibis Cove | 28 | 1993 to 2002 | 4,124 | 5 | not used (5 sales, middle $2,425,000) | $2,255,500 to $4,500,000 | not used (middle $654) |
| Coconut Isle | 16 | 1998 to 2002 | 3,696 | 8 | $2,100,000 | $1,100,000 to $2,481,250 | $520 |
| Augusta Creek | 28 | 1997 to 2000 | 3,403 | 8 | $1,924,500 | $1,775,000 to $2,700,000 | $640 |
| Mira Lago | 29 | 1996 to 1998 | 3,187 | 9 | $1,900,000 | $1,300,000 to $2,750,000 | $622 |
| The Sanctuary | 62 | 1990 to 2000 | 3,193 | 10 | $1,940,000 | $1,350,000 to $3,200,000 | $630 |
| Deerwood | 15 | 1995 to 2005 | 4,343 | 6 | $2,839,000 | $1,600,000 to $5,400,000 | $604 |
| Creekside | 103 | 1991 to 2002 | 3,777 | 24 | $2,342,500 | $1,650,000 to $3,605,000 | $595 |
| Spring Ridge | 59 | 1996 to 2003 | 4,928 | 12 | $3,800,000 | $2,875,000 to $4,500,000 | $707 |
Ibis Cove’s five deeds sit in the upper middle of Bonita Bay’s single-family ladder: above the one-street neighborhoods of the late 1990s, such as Coconut Isle, Augusta Creek and Mira Lago, and The Sanctuary next door, and below Spring Ridge, whose median home is about 800 square feet larger. Coconut Isle is the closest of the candidate comparisons on price and size: its $2,100,000 median sits $325,000 below Ibis Cove’s middle deed, and its 3,696 square foot median home is 428 square feet smaller. Next door, Deerwood’s six deeds at a $2,839,000 median describe similar-sized homes of the same era.
For a buyer, the record says Ibis Cove trades about once a year: 5 qualified deeds in 60 months on 28 homes, one in the last 12, and on September 30, 2026 nothing for sale and nothing under contract. Patience and readiness matter more here than negotiating room, because the next chance may be months away. For a seller, the same record says the neighborhood has supported $2,255,500 to $4,500,000 for homes of 3,553 to 5,127 square feet, that a buyer will price your house against those deeds and the September 2026 MLS-reported closing at $3,750,000, and that size, view, condition and updates move the figure more than the neighborhood name does.
Ibis Cove grew out of the Bonita Bay master plan of the mid-1980s: its 29 lots were platted around a 14-acre lake as Bonita Bay Unit 19, Plat Book 51, Pages 26 to 29, the lots sold vacant from 1993 to 1999, and the houses were built one at a time from 1993 to 1999, with the last two in 2002.
The Bonita Bay Community Association was established in 1985, and the community now covers about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods (BBCA Media Brochure, January 2026). The original Declaration of General Protective Covenants and Restrictions for Bonita Bay was recorded on April 3, 1985 at Official Records Book 1778, Page 3516, and the current master Declaration was recorded on June 22, 2011 as Lee County Instrument 2011000142834. The master association frames the community between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA, vision); Ibis Cove sits in its southwestern part, between The Sanctuary to the east, Deerwood to the north and the marina and Imperial River side of the community to the south. The City of Bonita Springs, which incorporated in 1999, now governs the land (City of Bonita Springs, history).
The county roll dates the houses from 1993 to 2002: one in 1993, five in 1994, five in 1995, six in 1996, four in 1997, four in 1998, one in 1999 and two in 2002 (4400 Plumage Court and 4430 Green Heron Court). The 32 vacant-lot sales on the county file ran from 1993 to 1999 at $220,000 to $530,000. Every house shares the same vocabulary on its card (concrete tile roof, stem wall, a pool, high ceilings), but the houses were built separately over a decade and range from 3,224 to 7,916 heated square feet. We do not name a builder or developer, because no primary record we read identifies one, and we do not explain the name Ibis Cove beyond the obvious, because no record we read does.
The center of the plat belongs to the master association on the county roll. Tract A of Bonita Bay Unit 19, recorded by the county as a 14.2-acre submerged lake parcel, lists the Bonita Bay Community Association as owner, and every Ibis Cove lot line meets it on the county map. The lake itself is part of the master association’s stormwater system. A buyer’s survey and title commitment show exactly where a specific lot line runs, where the lake bank begins and what easements cross the lot.
Ibis Cove owners belong to the Bonita Bay Community Association, a Florida not-for-profit corporation (document N07041, filed January 10, 1985) operating as a homeowners’ association under Chapter 720, Florida Statutes. We found no separate Ibis Cove association on a primary record: the state’s corporate search refused our automated check on November 3, 2026, and no recorded document we read names one. Whether an Ibis Cove neighborhood association exists and levies its own assessment is confirmed from the estoppel certificate and the disclosure package delivered with a sale; confirm the master association’s current record with the Division of Corporations. The recorded documents, not a summary, govern what each association maintains and what it charges.
Ibis Cove’s homes are 28 detached single-family houses on Green Heron Court, Ibis Cove Court and Plumage Court, built 1993 to 2002, from 3,224 to 7,916 heated square feet (median 4,124), in concrete block and stucco (or brick on three) under concrete tile roofs, 17 of them one story, and every one of the 28 county field cards records a residential pool.
| Measure (county roll, field cards and parcel layer, November 3, 2026) | Green Heron Court | Ibis Cove Court | Plumage Court |
|---|---|---|---|
| Homes (single-family use code) | 8 | 13 | 7 |
| Addresses | 4401 to 4450 | 27201 to 27291 | 4400 to 4431 |
| Year built | 1993 to 2002 | 1994 to 1999 | 1994 to 2002 |
| Heated area | 3,553 to 7,916 sq ft (median 3,806) | 3,546 to 7,744 sq ft (median 4,665) | 3,224 to 4,905 sq ft (median 3,942) |
| Homes with living space above the main floor | 3 | 6 | 2 |
| Lot size (parcel layer) | 0.496 to 1.428 acre (median 0.573) | 0.510 to 0.918 acre (median 0.647) | 0.449 to 0.727 acre (median 0.553) |
| Residential pool (card) | 8 of 8 | 13 of 13 | 7 of 7 |
Across all 28 homes the roll records one living unit in each building, a garage on every card, a concrete tile roof on every card, and bedroom counts of three on 17 homes, four on 6, five on 4 and two on 1. Ibis Cove Court holds the larger share of the bigger homes: its median of 4,665 heated square feet is the largest of the three streets.
Every Ibis Cove home sits in Bonita Bay Unit 19, recorded in Plat Book 51, Pages 26 to 29, Lots 1 to 29, and Unit 19 holds no other street. The county roll carries no vacant lot in the plat, so Ibis Cove is fully built out: a buyer here buys an existing house, and any new construction would replace one. The neighborhood’s name does not appear in the county legal descriptions, which is why the record has to be read by street and plat rather than by name. The Bonita Bay Community Association’s own street list names Green Heron Court, Ibis Cove Court and Plumage Court, and only those three, as Ibis Cove (BBCA, Street and Neighborhoods).
Twenty-five cards record concrete block with stucco, two record block and stucco with brick (27241 Ibis Cove Court with face brick, 4401 Plumage Court with common brick), and one records face brick walls (27251 Ibis Cove Court). All 28 record a concrete tile roof covering on an irregular roof structure, and all 28 sit on a stem wall foundation. The cards grade quality “above average” on 18 homes, “excellent” on 5 and “average” on 5, and condition “average” on 26, “good” on 1 and “excellent” on 1; the grade describes the county’s cost model, not a renovation. The county’s improvement type is “S Ranch” on 24 cards, “Ranch” on 2, and “Mediterranean” and “S Colonial” on one each.
Twenty-five cards record a split floor plan, the layout that puts the primary suite on one side of the living area and guest rooms on the other, and three record a traditional plan. Seventeen homes are one story. The other eleven carry finished space above the main floor: the cards record two stories on five (27201, 27221 and 27241 Ibis Cove Court, 4400 Plumage Court and 4401 Green Heron Court), about 1.8 stories on five and 1.5 stories on one, with the upper area recorded as an upper story, a three-quarter story or a half story. Ten cards record a lower garage, a garage set beneath part of the house. Twenty-six cards record ceilings of 11 to 13 feet. Three bedrooms is the most common count on the roll (17 homes), with four on 6, five on 4 and two on 1, and baths run from two to six. A listing may add a den or office the roll does not count as a bedroom, so confirm the plan on a showing.
Every Ibis Cove card lists a residential pool. Twenty-six list a one-story screen enclosure, and two, 27201 Ibis Cove Court and 4401 Green Heron Court, list a custom pool enclosure and a waterfall feature; 27241 Ibis Cove Court adds a disappearing-edge pool. Most cards list a pool heater or an air-conditioning style pool heater. Garages on the cards run from 445 to 1,477 square feet (a median of about 880), and eight homes also record a carport. Twelve cards record an outdoor kitchen, six an outdoor shower and five a generator; one records a wine room and one a home theater room, and all 28 record lawn irrigation and a brick, tile or paver driveway.
These are block-and-stucco houses of 1993 to 2002, so the inspection list centers on age. Ask for the age and permit of the tile roof and its underlayment, the wind mitigation report (roof deck attachment, roof-to-wall connection, opening protection), the four-point report an insurer will want on a house of this age, the air-conditioning age (23 cards record additional air-conditioning units), the pool equipment, screen enclosure and heater, and the elevation certificate. The card field labeled “elevation” reads 1 to 2 feet on 14 homes, 3 to 6 feet on 13 and under 1 foot on 1 (27211 Ibis Cove Court); it is the appraiser’s floor-height note, not an elevation certificate. Opening protection on the cards: panel and electric shutters on 6, hurricane glass on 3, shutters on part of the home on 2, and one each of panel and manual shutters, panel or accordion shutters, wind screens, and hurricane glass with shutters; 13 cards list none. The City of Bonita Springs permit history by address shows what has been replaced and when (City of Bonita Springs, apply for a building permit). The Florida Building Code, 8th Edition (2023), governs any work done now (Florida Building Commission).
The market values printed on the current Ibis Cove field cards (generated November 3, 2026; 17 of the 28 cards print one) run from $1,404,221 to $4,995,355, with a median of $2,350,430. The county’s value is an estimate for tax purposes, not a sale price; the five qualified Ibis Cove deeds of the last 60 months, $2,255,500 to $4,500,000, sit at and above that median. A buyer should expect the assessed value, and with it the tax bill, to reset the year after a purchase, because a seller’s homestead assessment cap does not transfer with the house. The Lee County Property Appraiser and the Lee County Tax Collector publish each parcel’s value and bill.
Ibis Cove is owned as 28 fee-simple platted lots in Bonita Bay Unit 19 (Plat Book 51, Pages 26 to 29), each with its own parcel number and the single-family use code, while the plat’s Tract A, the 14.2-acre lake at the center, is owned of record by the Bonita Bay Community Association. These are houses on their own land, not condominium units.
Lee County’s parcel layer measures the 28 Ibis Cove lots from 0.449 acre (4430 Plumage Court) to 1.428 acre (4401 Green Heron Court, Lots 9 and 10 combined), a median of 0.631 acre and a total of 17.905 acres, and zones all 28 as planned unit development (PUD) (Lee County parcel layer). Leave out the double lot and the next largest is 27230 Ibis Cove Court at 0.918 acre; the other 26 lots run from 0.449 to 0.727 acre, which is roughly the half-acre to three-quarter-acre range buyers hear quoted. That is a generous lot for a 1990s Bonita Bay house, though not the largest in the community: the median lot in Spring Ridge is 0.671 acre. Map acreage is not a survey; the plat and a boundary survey decide the exact lot.
| Record (checked November 3, 2026) | What it shows for Ibis Cove |
|---|---|
| Lee County roll, all 28 homes | Use code 01, single-family residential; legal “BONITA BAY U-19 PB 51 PGS 26-29 LOT n” |
| Lee County field cards, all 28 | One living unit in each building; S Ranch on 24 cards; residential pool on all 28 |
| Lee County parcel layer, Unit 19 Tract A | 14.2-acre submerged lake parcel, owner of record Bonita Bay Community Association |
| Bonita Bay Community Association street list | Ibis Cove = Green Heron Court, Ibis Cove Court, Plumage Court |
| Southwest Florida MLS, pulled September 30, 2026 | Subdivision name IBIS COVE AT BONITA BAY on 27241 Ibis Cove Court and 4440 Green Heron Court |
| Florida corporate record, document N07041 | Bonita Bay Community Association, Inc., the master association, a not-for-profit corporation |
Many Bonita Bay neighborhoods have their own association on top of the master association. For Ibis Cove we found no separate Ibis Cove corporation on a primary record: the county roll names the master association as owner of the one common parcel in Unit 19, the lake, and the state’s corporate search portal blocked automated access when we checked on November 3, 2026. Whether an Ibis Cove neighborhood association exists, and whether it levies an assessment of its own, is confirmed from the estoppel certificate and the disclosure package in a sale. We do not name an association or a fee that the record does not show.
An Ibis Cove purchase is a single-family purchase: the lender underwrites the house, the appraisal, the homeowner’s policy and the flood policy, with no condominium project review. The owner insures the house, the pool enclosure and the lot; the master association carries the lake tract. Because every lot center sits in the special flood hazard area (see the flood section), a lender will require flood insurance on a federally backed mortgage, so get the flood quote during the inspection period.
Ibis Cove shares its edges with other Bonita Bay neighborhoods on the county map. To the east, the common tract of The Sanctuary lies about 8 to 9 meters from 27201, 27211 and 27291 Ibis Cove Court, with Sanctuary Way homes beyond it, about 0.17 mile from the center of Ibis Cove by straight line. To the north, the homes of Deerwood on Deerwood Court lie about 27 to 35 meters from the Ibis Cove plat, beyond a master association conservation buffer, about 0.15 mile away. The common land of Bay Harbor on Shell Ridge Court lies about 39 meters from the Ibis Cove plat to the west, and the Bonita Bay Boulevard right of way passes about 11 meters from 4430 and 4431 Plumage Court.
Ibis Cove is a lake neighborhood: every one of its 28 lots backs onto lake water within about 6 meters on the county map, 26 carry the county’s lake land class and 2 its golf land class, no lot touches a golf course parcel, a conservation tract or tidal water, and no card or parcel record shows a dock or seawall.
On November 3, 2026 we read the land line on all 28 Ibis Cove cards at the Lee County Property Appraiser and overlaid the Ibis Cove parcels on Lee County’s parcel and hydrography map layers (Lee County parcel layer; Lee County hydrography layer). Distances run edge to edge on the county map, not on a survey. The results:
| Lot group | Lots | Addresses | What the county map shows behind the lot |
|---|---|---|---|
| Main lake, at the lot line | 13 | 27201, 27210, 27211, 27221, 27241, 27251, 27261 Ibis Cove Court; 4410, 4430, 4440, 4450 Green Heron Court; 4420, 4430 Plumage Court | The 14.2-acre lake within about 1 meter (3 feet) of the rear lot line |
| Main lake, a few meters back | 12 | 27230, 27231, 27250, 27271, 27281, 27291 Ibis Cove Court; 4401, 4420, 4431, 4441 Green Heron Court; 4400, 4410 Plumage Court | The same lake about 1.4 to 6 meters (5 to 20 feet) away, across the lake tract’s bank |
| South pond | 3 | 4401, 4411, 4431 Plumage Court | A 1.6-acre lake about 3 to 5 meters (10 to 17 feet) away |
Every Ibis Cove lot line meets the Unit 19 Tract A lake parcel on the county map, so the bank behind each lot is master association land and the lakes belong to the master association’s stormwater system. The card’s land class, not a distance, decides the county’s classification: it reads “SFR LAKE” on 26 lots and “SFR GOLF” on 27201 Ibis Cove Court and 4430 Plumage Court. The view from the lanai decides what a buyer will pay for.
Two county cards class their lots as golf lots, and some descriptions of Ibis Cove mention course views. The county map supports less. No Ibis Cove lot touches a golf parcel; the nearest, the Bonita Bay Club’s Marsh course parcel owned by Bonita Bay Club Inc, lies about 541 to 1,555 feet (165 to 474 meters) from the Ibis Cove lot lines, closest at 27210 and 27201 Ibis Cove Court. Whether any part of a course can be seen across the lake from a given lanai is a question for a showing, not the map.
Some descriptions of Ibis Cove speak of lots surrounded by preserves. On the county map the nearest conservation land is a pair of master association buffer tracts recorded as “buffer, conservation, water retention”: the Unit 24 tracts north of the neighborhood lie about 22 to 38 meters from 27201, 27210 and 27230 Ibis Cove Court and 4410 to 4440 Green Heron Court, and the Unit 15 tracts lie about 46 meters from 27291 Ibis Cove Court. No Ibis Cove lot touches either, so we describe the setting as a lake neighborhood with conservation buffers nearby, not as preserve frontage.
No Ibis Cove field card lists a dock, boat lift or seawall among its extra features, and the boat dock and seawall fields on Lee County’s parcel layer are empty for all 28 homes. The lakes are freshwater stormwater lakes, not navigable water, and the nearest mapped tidal water lies about 194 to 432 meters from the lot lines. Pools are the one water feature every lot has: all 28 cards record a residential pool. Building anything at the lake edge, a dock, a bulkhead or plantings on the bank, needs master association Design Review approval under §9.2 of the master Declaration, and the South Florida Water Management District regulates the surface water management system the lakes belong to (South Florida Water Management District; Florida DEP).
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, “created and owned by a group of resident investors” and operated separately from both the master association and the Club. The master association lists 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with a ship’s store, boat launch, bait, fuel and on-site repair; additional fees apply (BBCA, marina and Backwater Jacks). The January 2026 brochure confirms that the Marina and the Club “operate as separately owned and managed member-exclusive entities.” Spotlight News reported that 39 resident investors bought the marina and restaurant in July 2013 (Spotlight News). By straight line the marina’s published GPS position is about 0.38 mile from the center of Ibis Cove, which makes Ibis Cove one of the closer single-family neighborhoods to the marina.
The specification that matters most is draft: the marina publishes a maximum draft of 36 inches, set by its permitting agreement (Bonita Bay Marina, about the marina). Check your boat’s draft and length against the marina’s rules before you buy around a boat. Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (Backwater Jacks; Bonita Bay Marina). Slip and storage availability and fees are set by the marina, not by the master association.
An Ibis Cove home comes with its own private pool, a lake behind the lot and Bonita Bay’s paths, three waterside parks, gated entry, Community Patrol and Private Beach through the master association; the Bonita Bay Club’s golf, racquet sports, fitness and dining come only if you join, and marina slips and storage only if you rent them.
Ibis Cove has no neighborhood clubhouse or shared pool on the county record; the amenity that belongs to each owner is the home’s own pool. All 28 cards record a residential pool and every one an enclosure, so the pool, the lanai and the outdoor kitchen on the twelve cards that list one are where most Ibis Cove outdoor living happens, facing the lake. Pool equipment age, the cage and the heater belong on the inspection list.
Every Ibis Cove owner is automatically a member of the Bonita Bay Community Association, which maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department (BBCA, Community Association). Homeowners “gain membership and access to all Association amenities” (BBCA, realtor and buyer resources). None of this requires a Club membership.
Bonita Bay is gated, and the master association’s Community Patrol works inside the gates (BBCA, Community Association). Visitor and vendor access runs through the association’s procedures, delivered with the documents at purchase. Law enforcement is the Lee County Sheriff’s Office.
Bonita Bay has “three onsite parks and a Private Beach located only a short drive from the front gates” (BBCA, the parks of Bonita Bay). Estero Bay Park, in the northwestern corner, has an 800-foot boardwalk through coastal mangroves to a private pier on Estero Bay, a butterfly garden, nature trails and shell mounds the association dates to 5,000 years ago. Riverwalk Park, on the Imperial River at the southern edge, has a boat ramp, kayak launch, bocce and pickleball. Spring Creek Park, on the northern border, has a kayak and canoe launch dock, bocce and an observation deck. The master association’s maps show where they are (BBCA property maps; facilities and amenities map).
Bonita Bay’s Private Beach is a Gulf-front facility owned by the master association on Hickory Boulevard, outside the main gates. It “sustained total destruction during Hurricane Ian,” was rebuilt in concrete with breakaway walls and reopened on November 13 (BBCA, Private Beach). It is an amenity of every Ibis Cove owner through the master association, with a resident shuttle; the master association’s facilities map shows the shuttle stops.
The 12 miles of paths (trails map) connect the Ibis Cove area to the parks and the Club campuses. The master association lists its grounds and environmental awards, including its Audubon certification, in its 2026 awards summary (BBCA Awards and Recognitions 2026), and its lifestyle page describes community programming (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 an Ibis Cove 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 1.10 miles northeast of the center of Ibis Cove. On the county map the nearest course parcel, the Marsh course, lies about 165 to 474 meters from the Ibis Cove lot lines and touches none of them.
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. An Ibis Cove owner can skip the Club entirely and use the home’s own pool and the master association’s paths, parks and Private Beach, 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 an Ibis Cove deed unless the Club’s own rules say so.
Ibis Cove owners pay the Bonita Bay Community Association master assessment, plus any neighborhood assessment the estoppel and disclosure package show, plus their own property taxes and insurance. The master association does not publish its assessment on a public page, Bonita Bay has no CDD, and the real numbers come from the estoppel certificates in the sale.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (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).
We found no separate Ibis Cove corporation on a primary record, and the county roll lists the only common parcel in Unit 19, the 14.2-acre lake, under the master association. That suggests the master association carries the shared land, but it does not prove that no neighborhood charge exists: some Bonita Bay streets share costs such as entry landscaping, lighting or lake-bank care through a neighborhood body. The estoppel certificate and the disclosure package for the specific home settle whether an Ibis Cove assessment exists and what it is. We publish no figure the record does not show.
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 (including the Ibis Cove lake on the county roll), 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.
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 an Ibis Cove house, its pool enclosure and its contents 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 a heated pool and the extra air-conditioning units recorded on 23 cards add to the electric bill.
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 an Ibis Cove closing (Section 720.30851, Florida Statutes).
Budget the master assessment and any neighborhood assessment from their estoppel certificates, a homeowner’s and windstorm quote and a flood quote for the specific address, the property tax on the parcel’s tax bill, utilities, and the upkeep that comes with a 1993 to 2002 pool home of about 4,100 heated square feet on a lake lot of about six-tenths of an acre. On these houses the tile roof, the pool and its enclosure, the several air-conditioning systems, the landscaping and irrigation, and the wind mitigation report 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 Ibis Cove come from the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and from any neighborhood body the disclosure package shows. Pending or approved assessments appear on the 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; an Ibis Cove buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Whether any assessment is pending or under consideration, for the master association’s roads, lakes and parks or for anything particular to the three Ibis Cove streets or the lake behind them, is a question for the estoppel certificate, the budget and the board meeting records, which owners can 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.
Ibis Cove is governed by the recorded plat of Bonita Bay Unit 19 (Plat Book 51, Pages 26 to 29) and the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834, with the master association’s bylaws, rules and Design Guidelines, plus any neighborhood documents the disclosure package delivers.
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.
Every Ibis Cove 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 (Section 720.303, Florida Statutes), 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).
Ibis Cove’s 28 houses were built one at a time between 1993 and 2002, so the three courts read as a set of individual designs under a shared palette of stucco, some brick and concrete tile. Any exterior change, a roof, new windows or impact glass, shutters, a pool enclosure replacement, a generator, a fence, an addition, a dock or landscaping at the lake bank, goes to master association Design Review under §9.2 before it goes to the City for a permit, and to any neighborhood review the documents create. Because every lot backs onto the master association’s lake tract, expect particular attention to anything that touches the bank behind the lot. Begin the approvals before you order materials; Design Review standards may be stricter than the building code.
Ibis Cove 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 and the master association’s public pages set no age restriction, so buyers of any age can purchase an Ibis Cove home.
If an age restriction ever mattered to a purchase or sale, it would have to appear in the 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).
An Ibis Cove 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 neighborhood leasing terms the disclosure package shows. The Southwest Florida MLS pull of September 30, 2026 showed no Ibis Cove rental record in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Ibis Cove row in its 12-month rental pull: no lease closed through the MLS and no rental listing was active on the pull date. That is not proof that no Ibis Cove home is leased, because a lease arranged privately never reaches the MLS, but it does mean there is no recent MLS rent figure for the neighborhood. A buyer modeling rental income should test any assumption against comparable Bonita Bay single-family leases and the governing documents.
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. Any minimum term, application, frequency limit or approval process particular to Ibis Cove would live in neighborhood documents, if they exist. Read the Declaration and Rules in the disclosure package 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. With no recent MLS lease in Ibis Cove and only 28 homes, the rental case rests on comparables from other Bonita Bay single-family neighborhoods; the realistic case is an owner who uses the home part of the year and may lease it for a season, offsetting carrying costs rather than producing a high year-round yield.
Pet rules at Ibis Cove come from the master association’s Rules and Regulations and any neighborhood documents, not from the recorded Bonita Bay master Declaration, which contains no pet provision. We found no published Ibis Cove pet rule, so the number, size and type of pets must be read in the documents before you buy.
Leash, waste and nuisance rules apply in Bonita Bay’s common areas, parks and paths, and the Declaration and Rules govern what is allowed on the three Ibis Cove streets. Every Ibis Cove lot backs onto lake water, so keep dogs away from the water’s edge, 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.
Ibis Cove at Bonita Bay sits in FEMA Zone AE: the center of every one of its 28 home lots on Green Heron Court, Ibis Cove Court and Plumage Court falls in AE with a base flood elevation of 10 feet (NAVD88), on FIRM panels 12071C0652G (the north and west part) and 12071C0654G (the south and east part), both effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A. The City’s CRS Class 5 rating gives NFIP policies a 25% discount.
On November 3, 2026 we took the center point of every Ibis Cove lot, and the full outline of every lot, from Lee County’s parcel layer and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL), and ran five of them, spread across all three streets from the north end of Ibis Cove Court to the south end of Plumage Court, against FEMA’s panel index 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 |
|---|---|---|---|---|---|
| 27201 Ibis Cove Court | North end, beside The Sanctuary | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 4401 Green Heron Court | West side, the double lot | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 27261 Ibis Cove Court | East side of the lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 27291 Ibis Cove Court | South end of Ibis Cove Court | AE, coastal floodplain | 10 ft | 12071C0654G | A |
| 4431 Plumage Court | South end, by the 1.6-acre lake | AE, coastal floodplain | 10 ft | 12071C0654G | A |
All 28 lot centers fall in Zone AE with a 10-foot base flood elevation, and each of the 27 lot outlines FEMA’s layer returned lies wholly in that same AE 10 area (the outline query for 27201 Ibis Cove Court did not return; its center reads AE 10). Sixteen lots, the eight on Green Heron Court and the eight on Ibis Cove Court from 27201 to 27250, fall on panel 12071C0652G; the other twelve, Ibis Cove Court from 27251 to 27291 and all of Plumage Court, fall on panel 12071C0654G. Adjoining Collier County panels (12021C0180H and 12021C0179J) also appear on FEMA’s index near these points; the Lee County panel governs a Lee parcel. 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 the building sits and how high its lowest floor is, so an Ibis Cove home’s rating is settled by its elevation certificate and the lender’s flood determination for the structure. 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 an Ibis Cove home is how its lowest floor compares with 10 feet. The cards record a stem wall foundation on all 28 homes, the construction that raises the floor on a perimeter wall above the surrounding grade, and ten cards record a lower garage beneath part of the house. Each card also carries an “elevation” entry, recorded as 1 to 2 feet on 14 homes, 3 to 6 feet on 13 and under 1 foot on 1. That entry is the appraiser’s note on how high the floor sits above the surrounding grade; it is not an elevation certificate and it does not state the floor’s height against the 10-foot line. The number that counts is on the elevation certificate. 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).
Because these homes predate the current maps, ask for the elevation certificate before you rely on any flood quote, and ask the seller whether the house has ever taken water. The answer changes both the premium and what a future renovation may keep.
For an Ibis Cove 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, which on a home whose floor sits below the 10-foot line can mean raising the floor or rebuilding. That matters in Ibis Cove, where buyers paying $2,000,000 or more often plan full renovations of homes built 24 to 33 years ago. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05). Price the renovation and the structure’s market value side by side before you commit to a scope.
Ibis Cove’s panels, 12071C0652G and 12071C0654G, are among 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 five Ibis Cove 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 on every opening, the pool and its enclosure, who checks the house after a storm, and where the cars go) 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). 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). We found no primary source documenting Ian damage to specific Ibis Cove homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it. Four of the five qualified Ibis Cove deeds of the 60-month window were recorded after the storm, from August 2023 to July 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 an Ibis Cove home means insuring a concrete tile roofed pool home of 1993 to 2002 in Zone AE: a homeowner’s policy with windstorm, priced from the wind mitigation report, the roof and the opening protection, plus a flood policy priced from the elevation certificate, which a federally backed lender will require because every Ibis Cove lot center measures in Zone AE.
On the records we read, each Ibis Cove home is a detached single-family house on its own lot of 0.449 to 1.428 acre, so the owner insures the structure, the pool and its enclosure, and the contents. The lake tract behind the lots is common land recorded to the master association, which insures its own property; the master Declaration and any neighborhood documents in the disclosure package set where the owner’s responsibility ends.
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. Every Ibis Cove card records a concrete tile roof on an irregular roof structure, and 27 of the 28 record concrete block walls (the other, 27251 Ibis Cove Court, records face brick). Fifteen of the 28 cards record some opening protection: panel and electric shutters on 6, hurricane glass on 3, shutters on part of the home on 2, and one each of panel and manual shutters, panel or accordion shutters, wind screens, and hurricane glass with shutters; the other 13 record none. On a house of this age and size, a documented roof permit and impact glass or approved shutters on every opening are usually the difference between an ordinary and an expensive windstorm quote. 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 Ibis Cove lot center sits in Zone AE, so a federally backed lender will usually require it (the flood determination for the structure decides), and an owner without a mortgage has every reason to carry it inside Evacuation Zone A. The premium follows the elevation certificate, the foundation type, the replacement cost and the claim history; the City’s CRS Class 5 discount applies to NFIP policies. On homes of 3,224 to 7,916 heated square feet, replacement cost and the NFIP building limit matter, so ask whether excess flood coverage is needed. 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 Ibis Cove’s age. Every one of the 28 cards records a residential pool with an enclosure, so the enclosure’s age and its condition after storms are inspection items too, as are the pool heaters most cards list and the generators recorded on five cards. Keep the permit for any roof, window, shutter or enclosure replacement with the house documents.
Lee County public schools serve Ibis Cove 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 Ibis Cove 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).
Ibis Cove 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 Ibis Cove 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, and any neighborhood-level review the Ibis Cove documents require, before the City permit is pulled.
Up to three approvals can apply to an Ibis Cove project: (1) any architectural review set by neighborhood documents in the disclosure package; (2) master association Design Review under §9.2 of the master Declaration; and (3) a City of Bonita Springs building permit for roofs, windows, doors, shutters, pools and enclosures, generators, electrical, plumbing, mechanical and similar work (City of Bonita Springs, apply for a building permit; City Community Development). 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). Work that touches the lake behind the lot or the stormwater system also involves the state and water management district rules (Florida DEP). A buyer can search a home’s permit history by its address through the City, which is the best way to see when the roof, air conditioning, windows, pool equipment or enclosure was last permitted, and it matters here because a renovation near the 50% line triggers the flood rules above.
Ibis Cove sits in the southwestern part of Bonita Bay, around its own 14.2-acre lake: The Sanctuary’s common tract and homes lie to the east, Deerwood’s homes and a master association conservation buffer to the north, Bay Harbor’s common land to the west, and the Bonita Bay Boulevard right of way passes the south end of Plumage Court. Zoning is set by the City of Bonita Springs, and the county parcel layer carries every Ibis Cove lot as planned development (PUD).
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). No golf parcel touches Ibis Cove; the Marsh course lies 165 to 474 meters from the lot lines. Because Bonita Bay is built out and all 28 Ibis Cove lots carry a home, the practical questions for an Ibis Cove buyer are changes on the Club campuses (the members’ May 2026 clubhouse vote), the marina’s operations nearby and individual rebuilds on the three courts, not new subdivisions next door.
Daily life at Ibis Cove 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, patrol and the lake tract and each owner handling the house, the pool and the yard.
Every Ibis Cove field card records a garage, from 445 to 1,477 square feet, eight add a carport, and all 28 record a brick, tile or paver driveway. No Ibis Cove lot has a dock or seawall on the county record, so a boat lives at the Bonita Bay Marina, about 0.38 mile away by straight line, or elsewhere, not behind the house. 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 and any neighborhood documents; read them before you buy around a boat or a trailer. 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. Mail delivery on the three Ibis Cove courts follows the arrangement for each street; confirm it for the specific address when you tour.
Ibis Cove sits in the southwestern part 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. By straight line it is about 0.38 mile from the Bonita Bay Marina, 1.10 miles from the Bonita Bay Club clubhouse at 26660 Country Club Drive and 1.22 miles from both the master association office at 3451 Bonita Bay Boulevard and the Promenade at Bonita Bay, so the marina is close and the Club, the shops and the office are a short drive inside or just outside the gates.
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).
Ibis Cove is a three-street neighborhood of 28 lake-lot pool homes built from 1993 to 2002, with a median of 4,124 heated square feet, and its five qualified deeds of the last 60 months, $2,255,500 to $4,500,000, place it in the upper middle of Bonita Bay’s single-family ladder: above Coconut Isle, Augusta Creek, Mira Lago and The Sanctuary, near Deerwood next door, and below the larger homes of Spring Ridge.
Bonita Bay’s master association describes residences across condominiums, high-rises, coach homes and single-family neighborhoods. On one county yardstick (Lee County Property Appraiser recorded sales, through September 2026: qualified single-family deeds in the 60 months since November 3, 2021, each neighborhood matched by its own streets or plats), the single-family neighborhoods around Ibis Cove line up as follows.
| Neighborhood | Homes | Built (county) | Median heated sq ft | Qualified deeds, 60 months | Median deed | Median per heated sq ft |
|---|---|---|---|---|---|---|
| Mira Lago | 29 | 1996 to 1998 | 3,187 | 9 | $1,900,000 | $622 |
| Augusta Creek | 28 | 1997 to 2000 | 3,403 | 8 | $1,924,500 | $640 |
| The Sanctuary | 62 | 1990 to 2000 | 3,193 | 10 | $1,940,000 | $630 |
| Coconut Isle | 16 | 1998 to 2002 | 3,696 | 8 | $2,100,000 | $520 |
| Creekside | 103 | 1991 to 2002 | 3,777 | 24 | $2,342,500 | $595 |
| Ibis Cove | 28 | 1993 to 2002 | 4,124 | 5 | $2,255,500 to $4,500,000 (five sales, listed rather than a median; middle $2,425,000) | middle $654 |
| Deerwood | 15 | 1995 to 2005 | 4,343 | 6 | $2,839,000 | $604 |
| Spring Ridge | 59 | 1996 to 2003 | 4,928 | 12 | $3,800,000 | $707 |
With five deeds, Ibis Cove has no reliable median of its own; the five sales show where it has traded, not a settled level. The Southwest Florida MLS-reported closing at 27241 Ibis Cove Court, $3,750,000 on September 16, 2026 (pulled September 30, 2026), is not yet a county deed and is not counted in the table.
Ibis Cove’s nearest neighbors differ in size more than in setting. The Sanctuary, whose common tract lies about 8 meters from three Ibis Cove lots, is 62 homes on Sanctuary Way built 1990 to 2000 at a median of 3,193 heated square feet, with 10 deeds at a $1,940,000 median. Deerwood, about 0.15 mile to the north on Deerwood Court, is the closest in home size: 15 homes built 1995 to 2005 at a 4,343 square foot median, with 6 deeds at a $2,839,000 median. Bay Harbor, about 0.22 mile to the west, is a different product: 62 smaller homes built 1995 to 1998 on Shell Ridge Circle and Court, median 1,987 square feet, with 22 deeds at a $969,375 median. Farther north, Spring Ridge is a size class larger: 59 homes at a 4,928 square foot median, 12 deeds at $3,800,000 and $707 per heated square foot. What sets Ibis Cove apart from its neighbors is the combination the county cards record: homes of 3,224 to 7,916 heated square feet, a pool on every lot and a lake behind every lot.
Ibis Cove and Coconut Isle are small Bonita Bay single-family pool-home neighborhoods of the same era, with median home sizes of 4,124 and 3,696 heated square feet and 60-month county deeds of $2,255,500 to $4,500,000 in Ibis Cove against a $2,100,000 median in Coconut Isle; the choice comes down to larger homes on lake lots of about six-tenths of an acre against smaller lots on the Bay Island golf course.
We compared Ibis Cove with Coconut Isle because, of the three live candidate rivals, it is the closest on the same yardstick. Its $2,100,000 median sits $325,000 below Ibis Cove’s middle deed of $2,425,000, against $500,500 for Augusta Creek ($1,924,500) and $525,000 for Mira Lago ($1,900,000). Its 3,696 square foot median home is 428 square feet smaller than Ibis Cove’s, against 721 for Augusta Creek and 937 for Mira Lago, and its 1998 to 2002 build years fall inside Ibis Cove’s 1993 to 2002. Augusta Creek is closer only on price per square foot ($640 against Ibis Cove’s middle $654). Coconut Isle’s center, at Brick Lane, is about 0.81 mile north of Ibis Cove by straight line.
| Question | Ibis Cove | Coconut Isle |
|---|---|---|
| Homes and streets | 28 homes on Green Heron, Ibis Cove and Plumage Courts | 16 homes on Brick Lane |
| Recorded as | Bonita Bay Unit 19, Plat Book 51, Pages 26 to 29 | Bonita Bay Unit 41, Plat Book 60, Page 82 |
| Built (county roll) | 1993 to 2002 | 1998 to 2002 |
| Heated area (county) | 3,224 to 7,916 sq ft (median 4,124) | 2,610 to 4,812 sq ft (median 3,696) |
| One story / more than one | 17 / 11 | 7 / 9 |
| Qualified deeds, 60 months since November 2021 | 5 | 8 |
| Deed prices | $2,255,500 to $4,500,000 (middle $2,425,000) | Median $2,100,000, range $1,100,000 to $2,481,250 |
| Per heated sq ft | $470 to $878 (middle $654) | Median $520 |
| Turnover (deeds per home, 60 months) | 17.9% (5 on 28) | 50.0% (8 on 16) |
| Lot size (county parcel layer) | 0.449 to 1.428 acre (median 0.631) | 0.203 to 0.457 acre (median 0.231) |
| What is behind the lots | Lake water within about 6 meters of all 28; no golf parcel touches a lot | The Bay Island golf course parcel touches all 16; a lake inside the course behind several |
| Private pools (county cards) | 28 of 28 | 16 of 16 |
| Neighborhood association on a primary record | None found; master association only | Coconut Isle Neighborhood Association, Inc. (document N97000006651) plus the master association |
| Flood zone (FEMA NFHL) | AE 10 at all 28 lot centers; panels 12071C0652G and 12071C0654G | AE 10 at 6 lot centers, X at 10; panel 12071C0652G |
| Evacuation zone | A | A |
| Southwest Florida MLS, pulled September 30, 2026 | 2 closed in 12 months (one, $3,750,000, not yet on the county record); 0 active; 0 pending | 1 closed in 12 months; 0 active; 0 pending |
| Distance between centers | About 0.81 mile by straight line |
Choose Ibis Cove if you want a larger house (a 4,124 square foot median, up to 7,916), a lot of about six-tenths of an acre with lake water behind it, a pool on the county record at every home, and a location in the southwestern part of Bonita Bay about 0.38 mile from the marina. Choose Coconut Isle if you want golf course frontage on every lot, a smaller lot and house to maintain, a neighborhood association of its own on the state record, more frequent resales (8 deeds in 60 months on 16 homes) and, at a $2,100,000 median, a lower entry price on the record. With five Ibis Cove deeds in five years, a buyer set on the three Ibis Cove courts should expect to wait for the right house.
Ibis Cove’s strengths are documented ones (28 detached pool homes on three courts, a lake behind every lot, homes of 3,224 to 7,916 heated square feet, concrete block and tile construction, lots of 0.449 to 1.428 acre, the marina about 0.38 mile away, the full Bonita Bay master amenities) and so are its limitations (every lot center in Zone AE at a 10 foot base flood elevation and Evacuation Zone A, homes 24 to 33 years old, no dock, golf or preserve frontage on the record, a thin resale market and unpublished fees).
If you’re searching for an Ibis Cove listing agent, or thinking, ‘I need someone to sell my Ibis Cove home…’, start with the record: 5 qualified Ibis Cove deeds in 60 months, from $2,255,500 to $4,500,000, the newest $2,325,000 in July 2026, an MLS-reported closing at $3,750,000 in September 2026 that took 227 days and finished 82% of its list price, and no Ibis Cove home for sale on September 30, 2026. McGreevy and Comisar price, prepare and market Ibis Cove homes from that record and the closest Bonita Bay matches, not from a Bonita Bay average.
Our credentials as your Ibis Cove listing agent:
The Lee County record (Lee County Property Appraiser recorded sales, through September 2026) holds five qualified Ibis Cove deeds in the 60 months since November 2021: 27251 Ibis Cove Court at $2,255,500 (December 15, 2021), 27261 at $2,425,000 (August 18, 2023), 27241 at $4,500,000 (December 29, 2023), 27250 at $2,900,000 (August 1, 2024) and 4440 Green Heron Court at $2,325,000 (July 24, 2026). The Southwest Florida MLS, pulled September 30, 2026, shows two Ibis Cove closings in the 12 months to that date: 4440 Green Heron Court at the same $2,325,000, and 27241 Ibis Cove Court at a reported $3,750,000 on September 16, 2026, which had not reached the county record when the index was built.
Four things. First, scarcity and spread: with five sales in five years ranging from $470 to $878 per heated square foot, every Ibis Cove listing has to be priced from the closest specific matches, adjusted for size, the lake view, the pool, the upper floor and the renovation, not from a midpoint. 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 in Zone AE, and having the estoppel requests, the elevation certificate, the wind mitigation report, the roof and pool permits and the shutter record ready at listing protects 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, the first price: the one Ibis Cove listing on the September 30, 2026 pull spent 227 days on market and closed at 82% of its list price, so a price set from the evidence on day one matters more than room to negotiate.
Start with a free Ibis Cove 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 an Ibis Cove home from the closest matches for size, lake view, pool, upper floor and condition, not from a neighborhood median, because Ibis Cove has only five qualified deeds in 60 months, from $2,255,500 to $4,500,000 and from $470 to $878 per heated square foot. We add the September 2026 MLS-reported closing at $3,750,000, Deerwood’s and Coconut Isle’s deeds, and the county card for your home, and test the result against whatever is on the market the day you list.
The Southwest Florida MLS pull of September 30, 2026 shows two Ibis Cove closings in the prior 12 months, one of them after 227 days on market. Two closings are not a pattern; on a 28-home neighborhood with five qualified deeds in five years, the time to sell depends mostly on the first price, the renovation level and whether a buyer set on Ibis Cove is in the market that season.
An Ibis Cove buyer usually asks first for the master association estoppel certificate and any neighborhood estoppel, the §720.401 disclosure summary, the master Declaration and any Ibis Cove neighborhood documents, the elevation certificate for the Zone AE lot, the wind mitigation and four-point reports, the roof, air-conditioning, pool equipment and enclosure permits, the shutter or impact glass record, the flood and windstorm policy declarations, and the rules on leasing, pets and vehicles.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and the estoppel certificates are needed for closing. We found no separate Ibis Cove neighborhood corporation on a primary record, so whether any neighborhood document adds an approval or notice step is confirmed from the estoppel certificate and the disclosure package, which we read for every listing before your home goes on the market.
A Bonita Bay Club membership is separate from your Ibis Cove 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 Ibis Cove sale itself never requires a Club membership on either side, though a buyer who plans to join will ask early.
Ibis Cove’s long-run value rests on Bonita Bay’s fixed supply, its master-association amenities, its lake setting near the marina and its three-court scale; the recorded deeds show that Ibis Cove prices move with the wider market, from vacant lot sales of $220,000 to $530,000 between 1993 and 1999 to deeds of $2,255,500 to $4,500,000 from 2021 to 2026.
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 a neighborhood built from 1993 to 2002 looking cared for in 2026, and the master association holds the lake tract at the center of Ibis Cove.
Bonita Bay is built out, and Ibis Cove has 28 homes, all improved. New supply in the region comes from new communities outside the gates, not from more homes on the three Ibis Cove courts. That does not guarantee appreciation (the county record shows 27271 Ibis Cove Court recording $2,400,000 in April 2007 and $1,800,000 in May 2020, and 4410 Green Heron Court $2,700,000 in 2004 and $1,675,000 in 2020), but it means every buyer who wants this lake competes for one of a fixed 28, and the record shows how rarely one trades: five qualified deeds in five years.
For a buyer who wants a detached pool home of about 3,200 to 7,900 heated square feet inside Bonita Bay’s gates, with a lake behind it and the marina nearby, Ibis Cove is one of several Bonita Bay single-family neighborhoods whose recent deeds sit above $2,000,000, alongside Deerwood next door, Coconut Isle, Creekside and Spring Ridge. The trade is a flood zone on every lot, homes that are 24 to 33 years old and a resale market of about a sale a year.
Bonita Springs is the incorporated city that governs Ibis Cove’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts the three Ibis Cove courts 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.
Ibis Cove 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 3.4 miles from Ibis Cove by straight line. For this Ibis Cove guide we read all 28 county home cards and the lake tract card, the county’s parcel, lake, conservation and golf layers, FEMA’s flood layer at every lot and every recorded Ibis Cove 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 Ibis Cove 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 five qualified Ibis Cove deeds, every nominal transfer recorded since November 2021 and the September 2026 MLS-reported closing for this update, we read every one of the 28 Ibis Cove home cards to count the stories, walls, roofs, foundations, garages, pools, enclosures and shutters, we measured each lot’s size and its distance to the lakes, the conservation tracts, the tidal water and the nearest golf parcel on the county map, and we measured the flood zone at all 28 Ibis Cove lots ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For the comparison sections we tracked the 60-month qualified deed record on seven other Bonita Bay single-family neighborhoods, from Coconut Isle, Augusta Creek and Mira Lago to The Sanctuary, Deerwood, Creekside and Spring Ridge, on the same yardstick. 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:
Ibis Cove is a neighborhood where specifics decide the price: the size of the house from 3,224 to 7,916 heated square feet, one story or two, the lot from 0.449 to 1.428 acre, the view across the lake, the age of the tile roof, the shutters or impact glass, the pool and its enclosure, and whether the kitchen and baths have been redone since the house was built between 1993 and 2002. With five qualified deeds in five years spread from $470 to $878 per heated square foot, an Ibis Cove 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 lot, the lake, the Zone AE rating and elevation certificate, the wind mitigation report and the association layers in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Ibis Cove 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 an Ibis Cove home? Get a free Ibis Cove home valuation, or call Jesse direct at (239) 898-6072.
Buying in Ibis Cove? 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 Ibis Cove, see our Bonita Bay guide, our Bonita Springs guide and our guides to the neighbors The Sanctuary and Deerwood.
The best Ibis Cove buyers we work with ask the most questions before the offer and the fewest after closing. Order the estoppel certificates early, read the master Declaration and any neighborhood documents, get windstorm and flood quotes from the elevation certificate and wind mitigation report during your inspection period, and read the 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 below are the ones Ibis Cove buyers ask us most, answered from the Lee County roll and all 28 Ibis Cove field cards, the county’s parcel and water map layers, FEMA’s flood layer, the master association’s public pages and the Southwest Florida MLS figures pulled on September 30, 2026. Where the public record stops, we name the document that answers it.
Ibis Cove at Bonita Bay is a neighborhood of 28 detached single-family homes on three courts, Green Heron Court, Ibis Cove Court and Plumage Court, set around a 14.2-acre lake inside the Bonita Bay master-planned community in Bonita Springs, Florida. The homes were built from 1993 to 2002, every one carries a residential pool on its county card, and the neighborhood is fully built out.
Ibis Cove sits in the southwestern part of Bonita Bay, about 0.38 mile in a straight line from the Bonita Bay Marina and about 1.10 miles southwest of the Bonita Bay Club clubhouse on Country Club Drive. The Sanctuary is its neighbor to the east, Deerwood to the north and Bay Harbor to the west.
Green Heron Court, Ibis Cove Court and Plumage Court, and only those three. The master association’s Street and Neighborhoods list names them for Ibis Cove, and the county roll shows every home on them platted as Bonita Bay Unit 19, Plat Book 51, Pages 26 to 29, Lots 1 to 29.
Twenty-eight: 8 on Green Heron Court, 13 on Ibis Cove Court and 7 on Plumage Court. The Lee County roll codes every one as a single-family residence with one living unit, the plat has 29 lots because one home at 4401 Green Heron Court sits on two, and there is no vacant lot left.
From 1993 to 2002 on the Lee County roll: one in 1993, five each in 1994 and 1995, six in 1996, four each in 1997 and 1998, one in 1999 and two in 2002. The vacant lots sold from 1993 to 1999, so most homes were built for their first owners within a few years of the lot purchase.
From 3,224 to 7,916 county heated square feet, with a median of 4,124 and an average of 4,469. The MLS reports living area on its own basis, so a listing figure can differ from the county’s heated area; on the two Ibis Cove closings on the September 30, 2026 MLS pull, both read the same as the county.
Mostly three on the county roll: 17 homes with three bedrooms, 6 with four, 4 with five and 1 with two. Baths run from two to six, with four baths on 13 of the 28. Many larger homes carry a den, office or bonus room the roll does not count as a bedroom, so the listing count can differ from the roll.
Most are. The field cards record one story on 17 of the 28 homes; the other 11 carry finished living space above the main floor, recorded as two stories on five, about 1.8 stories on five and 1.5 stories on one. Ten cards record a lower garage set beneath part of the house.
Yes. Every one of the 28 Lee County field cards carries a residential pool, 26 list a screen enclosure and two a custom pool enclosure with a waterfall feature (27201 Ibis Cove Court and 4401 Green Heron Court). 27241 Ibis Cove Court adds a disappearing-edge pool. The age and condition of each pool and enclosure are inspection items.
Yes. All 28 field cards record a garage, from 445 to 1,477 square feet, eight also record a carport, and every home has a brick, tile or paver driveway. Garage size varies enough that it is worth checking the card or measuring if you plan to keep two large vehicles and a golf cart.
From 0.449 acre (4430 Plumage Court) to 1.428 acre (4401 Green Heron Court, a double lot), with a median of 0.631 acre and 17.905 acres across all 28 lots on the Lee County parcel layer. Twenty-six of the lots fall between 0.449 and 0.727 acre. Every lot is zoned PUD.
Every lot backs onto lake water on the county map. A 14.2-acre lake on the plat’s Tract A lies within about 6 meters of 25 lot lines, and a 1.6-acre lake lies 3 to 5 meters from 4401, 4411 and 4431 Plumage Court. The county card land class reads “SFR LAKE” on 26 lots.
No lot does on the county map. Two cards, 27201 Ibis Cove Court and 4430 Plumage Court, carry the county’s golf land class, but the nearest golf parcel, the Bonita Bay Club’s Marsh course, lies 165 to 474 meters from the Ibis Cove lot lines. Whether a course is visible across the lake from a particular lanai is something to check in person.
Not on the county map. The nearest conservation land is master association buffer tracts 22 to 46 meters from the closest lots, across other land, and no Ibis Cove lot touches one. What is behind every Ibis Cove lot is the lake, on master association land.
No card or parcel record shows a boat dock or seawall, and the lakes are freshwater stormwater lakes. The nearest mapped tidal water is 194 to 432 meters from the lot lines. Boaters use the Bonita Bay Marina, about 0.38 mile from the center of Ibis Cove by straight line, which publishes a 36-inch maximum draft.
Yes, as part of Bonita Bay. The three Ibis Cove courts are inside Bonita Bay’s gated entries, and the master association runs the gates and its Community Patrol. Ibis Cove has no separate gate of its own on any record we read; guest access follows the master association’s gate procedures.
Every Bonita Bay Community Association amenity: about 12 miles of paths, the three waterside parks, the Private Beach with its resident shuttle, the gated entries and the Community Patrol. Each Ibis Cove home has its own pool and a lake behind it. The Bonita Bay Club’s golf, racquet sports, fitness and dining are optional and separate.
No. The Bonita Bay Club is a separately owned, member-owned private club, and buying an Ibis Cove home neither makes you a member nor requires you to join. The Club does not publish its initiation fees or dues on its public website.
Yes. The Private Beach on Hickory Boulevard belongs to the Bonita Bay Community Association, and every Ibis Cove owner is a member of it automatically. It was rebuilt after Hurricane Ian and is served by a resident shuttle.
The master Bonita Bay Community Association assessment applies to every Ibis Cove home, but the association does not publish its current figure, its resale charge or a neighborhood-level fee. The exact amounts appear on the estoppel certificate and in the disclosure package for the home you are buying. Bonita Bay has no CDD and no special taxing district.
We found no separate Ibis Cove corporation on a primary record. The Bonita Bay Community Association, Inc. (Florida document number N07041) is the master association and owns the Unit 19 lake tract on the county roll. Whether an Ibis Cove neighborhood association levies its own assessment is confirmed from the estoppel certificate and disclosure package.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025 and is past. Whether any assessment is pending for Ibis Cove appears on the estoppel certificate and in the association’s budget and board records for the home you are buying.
No. No source we reviewed describes Ibis Cove or Bonita Bay as age-restricted. The county roll, the master association’s public pages and the master Declaration provisions summarized on this page set no age requirement, so buyers of any age can purchase an Ibis Cove home.
Leasing is governed by the master Declaration and Rules and by any neighborhood restrictions the disclosure package shows. The Southwest Florida MLS rental pull of September 30, 2026 showed no Ibis Cove rentals in the prior 12 months. Read the lease terms in the governing documents before buying with rental income in mind.
Zone AE with a base flood elevation of 10 feet, at the center of every one of the 28 lots on FEMA’s National Flood Hazard Layer, measured November 3, 2026, on panels 12071C0652G and 12071C0654G, effective November 17, 2022. The home’s elevation certificate sets its flood rating.
If you buy with a federally backed mortgage, almost certainly: every Ibis Cove lot center sits in Zone AE, a Special Flood Hazard Area, and the lender’s flood determination for the house decides. Without a mortgage it is your choice, and inside Evacuation Zone A most owners carry it. The premium follows the home’s elevation certificate, and the City’s CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County Evacuation Zone A (storm surge zone 1), at every one of the five Ibis Cove points we ran on November 3, 2026, spread across all three streets. Zone A is the first area Lee County orders to evacuate when a storm threatens the coast.
With only five qualified sales in 60 months there is no reliable typical price. On the Lee County record the five deeds run from $2,255,500 to $4,500,000, the newest 4440 Green Heron Court at $2,325,000 on July 24, 2026, and from $470 to $878 per county heated square foot.
None on the Southwest Florida MLS pull of September 30, 2026: no active listing and none under contract. The same pull reported two closings in the prior 12 months, at $2,325,000 and $3,750,000. You can browse current listings with our team.
Lee County public schools use proximity-based choice: a student ranks schools in the proximity zone for the address. Under the district’s 2025-2026 plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm the zone for a specific Ibis Cove address with the district’s locator.
On the same 60-month county yardstick, Coconut Isle recorded 8 qualified sales at a $2,100,000 median and $520 per heated square foot across 16 homes on the Bay Island course; Ibis Cove recorded 5 sales from $2,255,500 to $4,500,000 across 28 lake-lot homes. Median home sizes are 3,696 and 4,124 square feet.
Start with a buyer consultation on our buying page. With 28 homes and rare listings, the edge is knowing when one is coming and having financing, inspection and insurance quotes lined up so you can move on the day it lists. We read the county card, flood record and association documents with you before you write.
These are the questions Ibis Cove owners ask us before they list, answered from the Lee County record and all 28 Ibis Cove field cards, FEMA’s flood layer, the master association’s public pages and the Southwest Florida MLS figures pulled on September 30, 2026, and from the way we market Bonita Bay homes.
Your Ibis Cove home’s value starts from the neighborhood’s five qualified deeds of the last 60 months, $2,255,500 to $4,500,000, the newest $2,325,000 for 4440 Green Heron Court on July 24, 2026. Five sales spread from $470 to $878 per heated square foot are a starting point, not a market, so we add the September 2026 MLS-reported closing at $3,750,000, comparable Bonita Bay homes such as Deerwood’s, and your home’s size, lake view, upper floor and condition.
The best listing agent for Ibis Cove is one who prices from the neighborhood’s own thin record and explains it to buyers. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales, and this guide shows the work: every Ibis Cove deed of five years, all 28 county cards, the lake, conservation and golf edges measured on the county map and the flood zone measured at every lot.
Price it from layers rather than one median. First, the five Ibis Cove deeds from $2,255,500 to $4,500,000. Second, the MLS-reported closing at 27241 Ibis Cove Court, $3,750,000 on September 16, 2026, against a $4,565,000 list price. Third, the deeper Bonita Bay record for similar homes, such as Deerwood next door with six deeds at a $2,839,000 median. Then adjust for your size, lake view, renovation and roof age.
Because five sales cannot make a reliable median. In the 60 months since November 2021 the Lee County record shows five qualified Ibis Cove sales, spread from $470 to $878 per heated square foot, so we list every one rather than present a midpoint as a market price. Older deeds, such as the 2017 to 2020 sales between $1,220,000 and $1,800,000, describe a different market and are history, not a current price for your home.
One qualified Ibis Cove sale was recorded in the 12 months to November 3, 2026 on the Lee County record, which runs through September 2026: 4440 Green Heron Court at $2,325,000 on July 24, 2026, about $654 per heated square foot. The Southwest Florida MLS, pulled September 30, 2026, also reports 27241 Ibis Cove Court closed at $3,750,000 on September 16, 2026.
It tells you what the MLS reports a buyer paid, before the deed reached the county record. The Southwest Florida MLS pull of September 30, 2026 shows 27241 Ibis Cove Court, 5,127 living square feet, listed at $4,565,000 and closed at $3,750,000 after 227 days. The same house recorded a $4,500,000 deed in December 2023. Until the new deed records, we treat $3,750,000 as an MLS-reported closing, not a county sale.
There is not enough Ibis Cove data to state a typical time. The Southwest Florida MLS pull of September 30, 2026 shows two Ibis Cove closings in the prior 12 months, one of them after 227 days on market at 82% of its list price. Pricing to the evidence and preparing the documents before listing shorten the time more than anything else.
The Lee County Property Appraiser records heated area under its own measuring rules, and the MLS records living area as the listing agent reports it, so the two can differ for the same house. On the two Ibis Cove closings of 2026 they matched (3,553 and 5,127 square feet), but that is not guaranteed for your home. We publish one figure with its source and price per square foot on that same basis.
Every Ibis Cove lot backs onto lake water on the county map, so a lake view is expected here rather than a bonus. What separates homes is the outlook: a wide view across the 14.2-acre main lake against the 1.6-acre pond behind three Plumage Court lots, and how close the water sits to the lanai. Five sales cannot isolate a view premium, so we show buyers the measured distances for your lot.
No. No Ibis Cove lot touches a golf course parcel on the county map; the nearest, the Bonita Bay Club’s Marsh course, lies 165 to 474 meters away, even though two cards carry the county’s golf land class. Calling a home a golf course home when it is not invites disappointment at the showing, so we describe the lake view you actually have.
Not as frontage. No Ibis Cove lot touches a conservation tract, the nearest buffer tracts lying 22 to 46 meters from the closest lots, and no field card or parcel record shows a boat dock or seawall. We market the lake, the pool, the lot, the marina about 0.38 mile away and the Bonita Bay waterside parks instead.
Every Ibis Cove home has a residential pool and an enclosure on its county card, so a pool is expected here rather than a bonus. What separates homes is condition: the age of the pool surface, the heater, and the screen or custom enclosure. A recently resurfaced pool and a sound enclosure help a home stand out against the other 27.
Start with what buyers’ inspectors and insurers check first: the concrete tile roof’s age and underlayment, the air conditioning systems (23 cards record more than one), the pool equipment and enclosure, the water heaters and the electrical panel. Homes built from 1993 to 2002 often need a roof certification and a four-point inspection for insurance, so having those reports in hand before listing removes surprises.
It can. Seventeen Ibis Cove homes are one story and eleven carry living space above the main floor, and some buyers search only for single-level living while others want the extra space. Ten cards record a lower garage beneath part of the house. We market each layout to the buyers who want it and show the floor plan clearly in the listing.
They can raise a buyer’s insurance quote. Thirteen of the 28 Ibis Cove field cards list no opening protection, while the rest list panel and electric shutters, hurricane glass, partial shutters or other systems. A current wind mitigation report shows exactly what your home has and is one of the cheapest documents a seller can provide.
Zone AE with a base flood elevation of 10 feet. FEMA’s National Flood Hazard Layer, measured November 3, 2026, places the center of all 28 Ibis Cove lots in AE 10, on panel 12071C0652G or 12071C0654G, effective November 17, 2022. Buyers with a federally backed mortgage will need flood insurance, so a current elevation certificate matters.
Yes. Florida’s flood disclosure law requires a seller of residential property to state on a form whether they have filed a flood insurance claim, received federal flood assistance, or know of flooding that damaged the home. Ibis Cove sits in Zone AE and Evacuation Zone A, so buyers will read this form closely, and an honest, complete answer protects the sale.
All five Ibis Cove points we ran on November 3, 2026 sit in Lee County Evacuation Zone A, storm surge zone 1, the first area ordered out when a storm threatens. Buyers from out of the area sometimes ask about it; the answer is that most of coastal Bonita Bay shares the zone, and the home’s elevation, construction and insurance are what set its risk.
Have a wind mitigation report, a four-point inspection, a roof certification and the elevation certificate ready before listing. For an Ibis Cove home built from 1993 to 2002 with a concrete tile roof and, on 13 cards, no recorded opening protection, those four reports let buyers get firm wind and flood quotes within days instead of weeks, which keeps contracts on schedule.
Florida’s homeowners’ association statute requires a disclosure summary before the contract, and buyers will expect the estoppel certificate, the master Declaration, By-Laws and Rules, and any recorded neighborhood restrictions for Bonita Bay Unit 19. Ordering the estoppel early tells you the exact assessment, any balance and the resale charge so there are no surprises at closing.
We found no separate Ibis Cove corporation on a primary record. The Bonita Bay Community Association, Inc., Florida document number N07041, is the master association and owns the Unit 19 lake tract behind every Ibis Cove lot on the county roll. The estoppel certificate and disclosure package confirm whether any neighborhood-level association or assessment applies to your home.
That depends on the master association’s current rules and on your contract. The Bonita Bay Community Association does not publish its resale or capital charge on its public pages, so the amount appears on the estoppel certificate. Florida contracts allocate association charges between buyer and seller, and we negotiate that line before you sign.
No. The master association’s $500 per unit beach-rebuild assessment was approved March 20, 2025 and was due June 30, 2025, so it is past. Your estoppel certificate will show any balance actually owed on your account and any assessment adopted since, which is why we order it as soon as you decide to list.
Membership in the Bonita Bay Club is separate from the home. The Club is member-owned and optional, and buying an Ibis Cove home neither requires nor includes a membership. How a selling member resigns or transfers a membership is set by the Club’s own rules, which are not published, so review them with the Club before you list.
Bonita Bay’s governing documents control any approval or notice a sale requires, and the estoppel process is where the master association confirms what is owed. Read the master Declaration and any Unit 19 restrictions in the disclosure package. We have not found a public record of an Ibis Cove right of first refusal, but the documents, not this page, decide.
Buyers and their insurers will ask for one. Ibis Cove is inside the City of Bonita Springs, so building, roofing, pool and electrical permits are City of Bonita Springs permits, searchable by address. Pulling your permit history before listing lets you close any open permit and show the dates of the roof, air conditioning and pool work.
In a Zone AE neighborhood, the City of Bonita Springs applies the federal substantial improvement rule: if improvement or repair costs reach 50% of the structure’s market value, the home must be brought up to current flood elevation standards. Buyers planning a major remodel of a 1990s Ibis Cove home will weigh this, so knowing your elevation certificate figures helps you answer them.
Every Ibis Cove lot is zoned PUD on the Lee County parcel layer, part of Bonita Bay’s planned development inside the City of Bonita Springs. Use and setbacks follow the planned development and the master association’s Design Review, so a buyer planning an addition or a new home should expect both City and master association review.
That depends on the gap between your home’s condition and the recent record. Updated homes compete with the $2,900,000 and $4,500,000 deeds; homes with original 1990s kitchens, baths or roofs draw buyers who price in their renovation and the 50% rule, as the $2,255,500 and $2,325,000 deeds may reflect. We compare the cost of targeted updates against the price difference before recommending either path.
They give Ibis Cove the depth it lacks. Deerwood, next door with homes of a similar size, recorded six qualified sales in 60 months at a $2,839,000 median. Coconut Isle, the closest of the live rival candidates on price and size, recorded eight sales at a $2,100,000 median with a 3,696 square foot median home. Ibis Cove’s middle deed of $2,425,000 sits between the two.
They are nominal-consideration transfers, not sales. In the 60-month window the county record shows $100 deeds on 4450 and 4401 Green Heron Court, 27210, 27291 and 27201 Ibis Cove Court, and 4420 Plumage Court; deeds like these often move a home into a trust, between relatives or through an estate, though the record does not say why. They carry no price information, so we never use them to value a home.
The county’s 2026 market values on the 17 Ibis Cove cards that print one run from $1,404,221 to $4,995,355, with a median of $2,350,430, but they are tax roll estimates, not sale prices. The five qualified deeds of the last five years ran from $2,255,500 to $4,500,000. Buyers sometimes quote the county figure, so we show them the deed record and comparable sales instead.
Enough that one price per square foot cannot fit them all. County heated area runs from 3,224 square feet at 4431 Plumage Court to 7,916 at 4401 Green Heron Court, which sits on a double lot of 1.428 acre, with a median of 4,124. Ibis Cove Court’s homes are the largest on median, at 4,665. We price a smaller home and a larger one from different comparables.
We lead with what the record proves: 28 pool homes on three courts around a 14.2-acre lake inside gated Bonita Bay, the lot size and the measured distance to the water, the marina about 0.38 mile away, the master association amenities and the Private Beach. We add professional photography, the elevation certificate and inspection reports, and we reach the buyers who search Bonita Bay single-family homes rather than the whole county.
Request one on our home valuation page or our Bonita Bay home valuation page. We start from the five Ibis Cove deeds, the September 2026 MLS-reported closing and the Deerwood and Coconut Isle records, then visit the home to account for its size, lot, lake view, pool and condition before giving you a price range.
Every Ibis Cove fact on this page comes from a recorded instrument or state record, a county, city, state or federal record, the Bonita Bay Community Association’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 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 Ibis Cove 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 Green Heron Court, Ibis Cove Court and Plumage Court, and only those three, to the Ibis Cove neighborhood | 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 Ibis Cove to the parks, the marina area and the Club | View the trails map |
| Neighborhoods map | Bonita Bay Community Association | Current posting | Where Ibis Cove 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 Ibis Cove permits, including work on homes 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 |
| Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian | View the report |
The Bonita Bay Unit 19 plat (Plat Book 51, Pages 26 to 29), 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 any Ibis Cove neighborhood documents 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 Ibis Cove. 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.
