Riviera is a 35-home single-family neighborhood on one cul-de-sac in Bonita Bay, Bonita Springs, built 1990 to 1997, with 12 recorded resales since September 2023 at a $1,237,500 median and a 6-day MLS median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Riviera. Riviera is a 35-home single-family neighborhood on one cul-de-sac inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Every home sits on Riviera Lakes Court, recorded as Bonita Bay Unit 12, and the homes were built from 1990 to 1997, which makes Riviera one of the smallest and most private single-family villages inside the Bonita Bay gates. Whether you’re ready to sell your Riviera home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 12 Riviera resales in the 36 months since September 2023 at a median of $1,237,500, ranging from $910,000 to $1,700,000, and six of them in the last 12 months. The Southwest Florida MLS, September 2026 pull matches those six closings exactly, with a median of 6 days on market and no Riviera home listed for sale on the pull date. If you are buying or selling 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 and qualified-sale file (dated September 2026), the recorded Bonita Bay Unit 12 plat, the Bonita Bay Community Association’s recorded Declaration and public pages, the state corporate register, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs and the Southwest Florida MLS figures pulled 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 September 2026.
McGreevy and Comisar are the best realtor for Riviera because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Riviera market read built from every qualified Riviera deed, the recorded plat, the master Declaration and FEMA’s own flood layer.
If you’re searching for the best realtor for Riviera in Bonita Bay, Bonita Springs, whether you’re ready to sell your Riviera 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 Riviera for a specific reason. With only 35 homes on one street, Riviera averages about four qualified sales a year, and the county record for the last three years runs from $910,000 to $1,700,000. A $790,000 difference inside one cul-de-sac comes from size, condition, updates and what the lot looks out on, and a listing agent who prices a Riviera home off a Bonita Bay average can miss by a wide margin in either direction.
Recent Riviera track record (last 12 months): In the last 12 months Riviera has seen 6 resales in the Lee County qualified-deed record (December 2025 through the newest recorded Riviera deed, May 22, 2026), totaling $7,850,000, and the highest-priced Riviera sale in that window was $1,700,000. The Southwest Florida MLS, September 2026 pull shows the same six closings with a median of 6 days on market, and a median sale-to-list ratio of 100.0%. We tracked every qualified deed instead, and we will walk you through each one.
Honors and recognition:
Selling your Riviera home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Riviera? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Riviera at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the market snapshot and the two association layers to the measured flood zone, the comparison with Arbor Strand, the seller section and the sources behind every figure.
Living in Riviera means owning a detached home and its land on a single cul-de-sac inside Bonita Bay’s gates: 35 homes, one street, no through traffic, and the full Bonita Bay amenity system at the end of the lane. The homes date from 1990 to 1997, with a median heated area of 2,231 square feet on the county roll.
Living in Riviera is fundamentally different from living in one of Bonita Bay’s high-rise towers, and the difference is not just the architecture. A Riviera owner holds fee-simple title to the house and the ground under it, maintains the home and the yard (subject to Bonita Bay’s design review), parks in a private garage and driveway, and steps out the front door onto a quiet court rather than into an elevator lobby.
The Bonita Bay Community Association’s street document lists Riviera Lakes Court under Riviera (BBCA Street and Neighborhoods), and the Lee County roll places all 35 Riviera homes on it: 18 on the even-numbered side and 17 on the odd-numbered side, from 3300 to 3471 Riviera Lakes Court. The plat, Bonita Bay Unit 12, is recorded in Plat Book 46 at Pages 71 to 73, and the roll carries the plat’s Tract A as the Riviera of Bonita Bay common element, with Tracts B and C and the court’s right of way as the other common parcels.
The community is compact by Bonita Bay standards: one street, 35 homes, no through traffic. Bonita Bay as a whole covers about 2,400 acres with 3,346 residences, according to the Bonita Bay Community Association’s January 2026 media brochure (BBCA Media Brochure, January 2026), so a Riviera owner lives on a street where every neighbor is one of about three dozen households.
Riviera Lakes Court lies in the northern half of Bonita Bay. Measured in a straight line from the court, the Bonita Bay Club’s Country Club Drive address is about 0.6 mile south, the Bonita Bay Community Association office on Bonita Bay Boulevard is about 0.9 mile south, and the eight-tower corridor on Bonita Bay Boulevard is about 1.4 miles west. Those are map distances, not driving routes, but they show why Riviera reads as a quiet interior village rather than a waterfront or tower address.
Riviera Lakes Court is not on a navigable waterway. Bonita Bay’s lakes are part of the community’s lake and stormwater management system, which the Bonita Bay Community Association maintains (BBCA Community Association); they give views and wildlife, not boat access. Boating for a Riviera owner runs through the Bonita Bay Marina on the Imperial River, a separately owned marina with its own fees, covered below. What a particular home looks out on (water, fairway, preserve or the court itself) varies lot by lot, so confirm it for the specific address rather than from the street name.
Riviera’s buyers are typically primary-residence and seasonal owners who want a detached home with a garage, a yard and their own outdoor space inside a gated master-planned community, without the size, or the price, of Bonita Bay’s larger estate villages. The rental record supports that: the Southwest Florida MLS, September 2026 pull found one Riviera lease in the 12 months to September 30, 2026 and no active rental listing.
Every Bonita Bay home, Riviera included, is equipped with Fiber-To-The-Home technology, and Hotwire’s Fision TV+ service delivers television, according to the Bonita Bay Community Association’s own description of the community (BBCA Style of Living). For buyers who work remotely or stream heavily, fiber delivered at the community level is a practical differentiator. Whether the service fee is part of an assessment or billed separately is not published; it appears in the association documents provided in the sale.
Riviera’s 35 homes inside Bonita Bay recorded six resales in the last 12 months at a $1,237,500 median, and none was listed for sale on the September 2026 MLS pull date. Sellers: start with a free Riviera home valuation or call Jesse direct at (239) 898-6072. Buyers: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, so you hear about the next Riviera home before it reaches the portals.
Data updated: September 2026. Riviera homes sold for a median of $1,237,500 across 12 qualified Lee County deeds in the 36 months since September 2023, from $910,000 to $1,700,000. County deed records are through September 2026, and the Southwest Florida MLS figures below are from the September 30, 2026 pull.
Riviera trades in a different tier from the ZIP 34134 averages, which mix Bonita Bay’s condominiums, coach homes and towers with single-family homes. The right comparable for a Riviera home is another Riviera home, and with 35 homes on one street there are only about four qualified sales a year to work from.
The Lee County Property Appraiser’s qualified-sale file records these 12 DOR-qualified improved sales on the 35 Riviera lots since September 2023, in order of recording (Lee County Property Appraiser):
Recorded | Deed price |
|---|---|
November 2023 | $1,500,000 |
November 2023 | $1,015,000 |
December 2023 | $1,150,000 |
June 2024 | $1,250,000 |
December 2024 | $1,550,000 |
May 2025 | $910,000 |
December 2025 | $1,100,000 |
December 2025 | $975,000 |
March 2026 | $1,225,000 |
April 2026 | $1,250,000 |
May 2026 | $1,700,000 |
May 2026 | $1,600,000 |
The county records deed consideration, the price written on the recorded deed, while the MLS records the reported closing price. For Riviera’s last 12 months the two sources agree sale for sale.
In the 12 months since the start of September 2025 the county file shows six Riviera resales: $1,100,000 and $975,000 in December 2025, $1,225,000 in March 2026, $1,250,000 in April 2026, and $1,700,000 and $1,600,000 in May 2026. That is $7,850,000 in volume, a median of $1,237,500 and a mean of $1,308,333. In the 24 months since September 2024 the file shows eight resales, adding $1,550,000 in December 2024 and $910,000 in May 2025.
Two lots sold twice in the record. One recorded at $875,000 in December 2022 and at $1,700,000 in May 2026; another recorded at $1,550,000 in December 2024 and at $1,600,000 in May 2026. A repeat sale on the same lot is the cleanest read of how condition and updates move a Riviera price.
The Southwest Florida MLS, September 2026 pull (closed sales in the 12 months to September 30, 2026 across the Bonita Bay community) shows for Riviera at Bonita Bay:
Measure | Southwest Florida MLS, September 2026 |
|---|---|
Closed sales, the 12 months to September 30, 2026 | 6 |
Lowest and highest sale | $975,000 and $1,700,000 |
Median sale | $1,237,500 |
Mean sale | $1,308,333 |
Median price per square foot | $584 |
Median days on market | 6 |
Median living area | 2,173 square feet |
Active listings on the pull date | 0 |
Rentals, active or leased in the 12 months to September 30, 2026 | 1 leased at $5,000 per month |
The median sale-to-list ratio across the six closings was 100.0%. A median of 6 days on market is the fastest of the single-family villages in the comparison table below.
The table compares Riviera with four other Bonita Bay single-family and villa neighborhoods on two yardsticks: the Lee County qualified-deed record (each neighborhood’s own window, the first with 10 or more sales) and the Southwest Florida MLS, September 2026 closed row. Data updated: September 2026 (county); MLS pulled September 2026.
Neighborhood | Homes | Built | Median heated sq ft | County window: sales, median | MLS Sept 2026: closed, median | MLS $/sq ft | MLS median DOM |
|---|---|---|---|---|---|---|---|
Riviera | 35 | 1990 to 1997 | 2,231 | 36 mo: 12, $1,237,500 | 6, $1,237,500 | $584 | 6 |
27 | 1993 to 1999 | 2,240 | 60 mo: 12, $975,000 | 3, $950,000 | $460 | 11 | |
62 | 1995 to 1998 | 1,986 | 24 mo: 11, $875,000 | 7, $832,500 | $353 | 210 | |
103 | 1991 to 2002 | 3,777 | 24 mo: 13, $2,000,000 | 6, $2,047,500 | $521 | 22 | |
108 | 1985 to 2025 | 3,231 | 24 mo: 18, $1,750,000 | 5, $1,792,000 | $609 | 47 |
Riviera’s homes are the size of Arbor Strand’s but sell at a higher price per square foot, while Creekside and Woodlake homes are larger and carry higher totals. Among these five, only Woodlake shows a higher MLS price per square foot than Riviera.
Riviera is a small, fast, owner-occupied market. Six closings in the last 12 months, a 6-day median on the MLS and no home listed on the September 2026 pull date mean a buyer has to be ready when the right home appears: financing or proof of funds in hand, inspection scheduled, and insurance quotes started. The $910,000 to $1,700,000 spread inside one street is condition and size, so the home in front of you should be priced against the specific Riviera sales most like it, not against the median.
Riviera came to be as Bonita Bay Unit 12, a single-family plat recorded by Bonita Bay’s developer, the Bonita Bay Group, in Plat Book 46 at Pages 71 to 73, and built out as 35 homes on Riviera Lakes Court from 1990 to 1997. Its neighborhood association was filed with the state on February 4, 1991, while the first homes were going up.
Bonita Bay was planned and built by the Bonita Bay Group, a privately held Bonita Springs developer (Phoenix Bay Ventures, our legacy). The Bonita Bay Community Association says that before the first earth was moved in the mid-1980s, the community’s founding philosophy was to leave an abundance of the land untouched, and that less than half of its 2,400 acres was developed (BBCA Style of Living). The master association itself was filed on January 10, 1985 (state document N07041), and the original master Declaration was recorded on April 3, 1985 at Official Records Book 1778, Page 3516.
That plan produced dozens of small, named villages rather than one large subdivision: the Bonita Bay Club describes “56 intimate neighborhoods” (Bonita Bay Club, Our Community). Riviera is one of the smallest of them.
The county roll dates one Riviera home to 1990, fourteen to 1991, six to 1992, seven to 1993, three to 1994, two to 1995, and one each to 1996 and 1997. That places Riviera in Bonita Bay’s early-1990s single-family phase, alongside Creekside (1991 to 2002) and ahead of Arbor Strand (1993 to 1999) and Bay Harbor (1995 to 1998). The high-rise towers along Bonita Bay Boulevard came later, from Vistas in 1998 to Omega in 2022.
A Riviera home is a detached single-family house on its own platted lot, built between 1990 and 1997, with 1,810 to 3,844 square feet of heated living area on the county roll (median 2,231), two or three bedrooms in all but one home, and two to four baths. It is Bonita Bay’s mid-size single-family product, not an estate.
All 35 Riviera homes carry the Lee County single-family use code, and no Riviera parcel is a condominium. There is no tower, villa or coach-home product inside the Unit 12 plat; the four other parcels are common tracts and the court’s right of way.
The roll records the bedrooms and baths the appraiser has on file; a renovation or den conversion can change the count a listing shows, so read both.
Riviera’s homes were built in the early 1990s under Bonita Bay’s community-wide design review, which is why the court reads as one neighborhood from the street. Construction type, roof covering, window type, pool and lanai configuration differ home by home and are not recorded in a public Riviera document, so confirm them from the listing, the City permit history and a wind mitigation inspection. Under §9.2 of the master Declaration, any exterior change, including a roof replacement, needs prior written Bonita Bay approval.
There is none. Riviera is fully built out, with no vacant platted lot on the county roll. The only way a “new” Riviera home appears is a full renovation or a teardown and rebuild of an existing home, which would need Bonita Bay design approval and a City of Bonita Springs permit.
Every Riviera home comes with automatic membership in the Bonita Bay Community Association, the master association that maintains Bonita Bay’s roads, grounds, lakes and stormwater system, three waterside parks, 12 miles of paths and the gulf-front Private Beach. Golf, tennis and the Club’s fitness and dining are a separate, optional membership in the Bonita Bay Club.
The BBCA puts it plainly: “When purchasing property within the gates of Bonita Bay, all homeowners automatically become ‘members’ of the Community Association, the entity responsible for maintaining common areas: grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach” (BBCA Community Association). Its realtor page adds that homeowners “instantly gain exclusive membership and access to all Community Association Amenities” (BBCA realtor and buyer resources).
Bonita Bay is gated, and the BBCA runs a Community Patrol inside the gates alongside its professionally staffed Design Review Department (BBCA Community Association). Law enforcement for the City of Bonita Springs is the Lee County Sheriff’s Office. Guest and vendor access procedures are set by the association and delivered with its documents.
Estero Bay Park, in the northwestern corner of the property, covers 13 acres of historical and archaeological significance: an 800-foot boardwalk through coastal mangroves ending at a private pier over Estero Bay, a Monarch Way-Station Butterfly Garden, nature trails, a screened pavilion, playground, picnic areas with gas grills, a pet water station and 5,000-year-old Native American shell mounds.
Riverwalk Park, along the Imperial River on the southern edge of Bonita Bay, offers direct boating access to Estero Bay, a boat ramp, a bocce facility with outdoor pavilion, renovated pickleball courts, a basketball court, a 5-station Parcourse fitness trail, kayak storage and launch, pet water stations, a playground and picnic areas.
Spring Creek Park, on Spring Creek along the community’s northern border, has kayak and canoe storage racks with a launch dock, a bocce court, a basketball hoop, a playground and picnic area, a pet water station, nature trails, a gazebo and an observation deck (all three parks per BBCA parks). From Riviera, in the northern half of the community, it is the closest of the three.
Bonita Bay has 12 miles of recreational paths connecting the villages, parks and Club campus (BBCA Media Brochure, January 2026). The association programs year-round events and life-long learning, describes itself as the largest gated community in Southwest Florida to earn a Blue Zones Recognized Community designation (BBCA Style of Living), and lists Audubon certification and a run of grounds awards from 2010 to 2025 in its awards record (BBCA Awards and Recognitions 2026). The BBCA’s brochure calls Bonita Bay “one of only 14 Audubon certified communities.”
The Bonita Bay Private Beach is the BBCA-owned gulf-front facility off Hickory Boulevard, outside the gates, that every Riviera owner uses as a benefit of ownership with no Club membership required. The BBCA calls it the community’s “most popular” amenity; Hurricane Ian caused its total destruction in 2022, and it was rebuilt to resist future storms and reopened on November 13.
The BBCA describes the rebuilt facility as constructed in concrete, with breakaway walls, removable grills and weather-resistant materials, native dune vegetation to stabilize the shoreline, and reduced lighting and a turtle fence to protect nesting sea turtles (BBCA Private Beach). The page does not print the reopening year. The BBCA’s January 2026 brochure lists a shuttle to the beach for residents.
The rebuild was funded in part by a community-wide assessment. At a special meeting on March 20, 2025, the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025, according to the meeting recap posted on March 26, 2025 by the Wild Pines of Bonita Bay association (Wild Pines of Bonita Bay, March 2025 meeting highlights). That assessment is past; whether it was paid on a particular Riviera home shows on the BBCA estoppel certificate.
Riviera’s natural setting is Bonita Bay’s: a community that left less than half of its 2,400 acres developed, with lakes, preserve and golf fairways threaded through the villages and Spring Creek along the northern border. From a Riviera lanai, wading birds on the lakes are a daily sight, and the parks put mangroves and Estero Bay within a short ride.
The BBCA says that before the first earth was moved in the mid-1980s, Bonita Bay’s founding philosophy was to leave an abundance of the land untouched, and that it lets nature and wildlife “exist as originally intended” (BBCA Style of Living). Its vision page frames the property by water: Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA Vision). Audubon certification appears in the BBCA’s awards list, and Audubon International’s Cooperative Sanctuary Program sets the habitat standards that certification measures (Audubon International, ACSP for Golf).
Bonita Bay’s lakes are stormwater lakes managed by the master association. Keep pets and children away from lake edges: alligators live in Southwest Florida’s freshwater lakes, and the association’s lake rules apply.
The Bonita Bay Marina gives Riviera owners the boating their own lots do not: a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf of Mexico, created and owned by a group of Bonita Bay resident investors and operated separately from both the master association and the Club, with its own fees.
The BBCA 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 (BBCA marina page). The BBCA’s 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).
Marina fact | Detail | Source |
|---|---|---|
Location | 27598 Marina Pointe Dr SW, on the Imperial River | |
Dry storage | 326 spaces, boats up to 36 feet | |
Wet slips | 98, vessels up to 16,000 pounds | |
Maximum draft | 36 inches, per the marina’s permitting agreement | |
Launch hours | 8:30 a.m. to 4:00 p.m. daily, scheduled through BoatCloud | |
Operating hours | 8:00 a.m. to 5:00 p.m., seven days, weather permitting | |
Radio | Monitors VHF channel 72 during operating hours | |
Route to the Gulf | Marked route north from the marina to New Pass |
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (BBCA realtor and buyer resources), and the BBCA notes that Captain Ed’s charters have been a Bonita Bay tradition since 1992. Slip and storage fees are not published; the marina’s own schedule governs. The 36-inch draft limit matters more than length for many boats, so check your hull before you plan on a slip.
The Bonita Bay Club is an optional, separately owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, the Lifestyle Center and dining. Buying a Riviera home does not make you a Club member and does not require you to join; membership is a separate decision with its own fees.
No. Bonita Bay Club membership is optional and separate from home ownership, and no Bonita Bay document requires a Riviera owner to join. The Club states that “Bonita Bay Club is a separate entity within the community of Bonita Bay” (Bonita Bay Club, Our Community), and the BBCA’s realtor page describes the Club as something homeowners may consider “for those who wish to further engage in golfing or other sporting activities” (BBCA realtor and buyer resources). The recorded master Declaration treats the golf facilities as privately owned and operated by persons other than the association, with Club fees outside the Declaration.
Members bought the Club from the developer in 2010 (Business Observer, April 2, 2010). A Club release says members approved a $110 million clubhouse project in May 2026 and describes the Club as Florida’s largest member-owned private golf club (Club release via Hunter PR).
The Club has five championship courses: three Arthur Hills designs (Bay Island, Marsh and Creekside) on the Bonita Springs campus inside the gates, and two Tom Fazio designs (Cypress and Sabal) on its Naples campus (Bonita Bay Club golf). The Bonita Springs campus address, 26660 Country Club Drive, is about 0.6 mile in a straight line from Riviera Lakes Court.
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. Figures quoted on third-party websites are not Club documents, so a buyer should rely only on the schedule the Club provides.
Riviera owners pay the Bonita Bay Community Association master assessment plus the assessment of their own village association, Riviera of Bonita Bay Neighborhood Association, Inc., and Bonita Bay has no CDD. Neither association publishes its assessment or any resale charge on a public website, so the real numbers come from the estoppel certificates and disclosure summary 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).
The BBCA (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming. The dollar amount is not published.
Riviera has its own village association on the Florida Division of Corporations register: Riviera of Bonita Bay Neighborhood Association, Inc., document N41948, filed February 4, 1991, active, whose most recent filing event is Amended and Restated Articles (dated 2019 on the register). The county roll carries the plat’s Tract A as the Riviera of Bonita Bay common element, consistent with a village association that owns or maintains shared land on the court. Its assessment, budget and what it covers are not published; the association’s estoppel certificate and budget, delivered in the sale, state them. Section 720.303 gives members the right to inspect the association’s official records, including the budget (Section 720.303, Florida Statutes).
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 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 (Lee County special districts). The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district.
Property taxes are set by the City of Bonita Springs, Lee County and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice from the Lee County Tax Collector itemizes every line for a specific home. A Riviera buyer who makes the home a permanent residence can apply for the Florida homestead exemption (Lee County Property Appraiser, homestead; Section 196.031, Florida Statutes). Insurance (homeowners, wind and flood) is the other major carrying cost and is covered in the flood section below.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later BBCA 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 BBCA estoppel certificate states what is due at a Riviera closing, and the Riviera association’s estoppel states any village-level charge.
Riviera homes are governed by two sets of documents: the master Declaration for Bonita Bay with the BBCA By-Laws, Rules and Regulations and Design Guidelines, and the documents of Riviera of Bonita Bay Neighborhood Association, Inc. The current master Declaration is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, recorded June 22, 2011 as Lee County Instrument 2011000142834.
The Lee County Clerk’s search portals block automated access, so a buyer or title agent retrieves these by instrument number at the Clerk.
The Riviera association’s own recorded declaration was not located in a public online copy for this update. Where a neighborhood’s documents are more restrictive than the master Declaration, the more restrictive rule controls, so lease terms, pet rules, signage and exterior standards specific to Riviera have to be read in the Riviera documents delivered with the disclosure package, not assumed from other Bonita Bay villages.
Under §9.2 of the master Declaration, no improvement may be built, altered, planted or removed without prior written BBCA approval; submittals run in two stages; unapproved work can be removed at the owner’s cost, including the association’s attorney fees; and the association’s standards may be stricter than city or county codes. The BBCA’s professionally staffed Design Review Department administers it for every neighborhood, Riviera included. The detailed list of what triggers review (paint colors, roofs, additions, fences, pools, driveways, lighting and landscaping) lives in the BBCA Design Guidelines, which are not public.
Riviera is not described as a 55-and-over community in any Bonita Bay document we reviewed: neither the BBCA’s public pages nor the recorded master Declaration’s provisions summarized on this page set an age restriction, and the county roll and the Southwest Florida MLS record no age-restricted product inside the Riviera plat.
If an age restriction ever mattered to a purchase or sale, it would have to appear in recorded documents, so confirm it in the Riviera and BBCA documents delivered with the sale rather than relying on marketing.
A Riviera owner can lease the home subject to both sets of governing documents: the recorded master Declaration sets no minimum lease term, no cap on leases and no lease approval, but it binds every tenant to the governing documents, and a more restrictive Riviera rule controls. In practice Riviera is owner-occupied, with one MLS lease in the 12 months to September 30, 2026.
The master Declaration’s leasing language provides that “any lease of a Unit shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents. Day-to-day use rules sit in the BBCA Rules and Regulations, which are not public, and the Riviera association’s documents may add lease terms of their own. That is not the same as “no rental restrictions”: read both before you sign a lease.
Under §720.306(1)(h), Florida Statutes, a rental restriction added to a homeowners’ association’s governing documents after July 1, 2021 generally binds only owners who take title after it takes effect or who consent to it, but an association may still amend its documents to prohibit or regulate leases shorter than six months and rentals of a parcel more than three times in a calendar year (Section 720.306, Florida Statutes). When a Riviera rental rule was adopted therefore matters as much as what it says.
The Southwest Florida MLS, September 2026 pull found one Riviera rental record in the 12 months to September 30, 2026: one home leased at $5,000 a month, and no active rental listing. One lease is not a market rate, so we do not publish a Riviera rent range, and at Riviera’s price point, with two layers of association costs, we frame a purchase as a home and a long-term hold rather than an income property.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals, and Riviera’s thin rental history is consistent with owner occupancy. Treat short-term renting as not available until the current BBCA Rules and Regulations and the Riviera documents say otherwise in writing.
Pet rules at Riviera come from the BBCA Rules and Regulations and the Riviera association’s documents, not from the recorded master Declaration, which contains no pet provision. We found no primary Riviera document stating a pet rule, so a buyer with a pet should read the Riviera documents before contracting rather than rely on a listing remark.
Each Bonita Bay park lists pet water stations, and the 12 miles of paths are a daily dog-walking route for many residents. Keep dogs leashed and away from lake edges, where alligators live. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule. Confirm the current pet rules in the association documents delivered during your inspection period.
Hurricane Ian made landfall at Cayo Costa as a Category 4 storm on September 28, 2022, and it hit Bonita Bay hard: the BBCA’s gulf-front Private Beach, outside the gates, was totally destroyed and rebuilt, and the Bonita Bay Club reported flooding and bridge damage on its Bonita Springs courses. No Riviera-specific home flooding record was found in a primary source.
The official record of the storm is the National Hurricane Center’s Tropical Cyclone Report (NHC, Hurricane Ian). In Bonita Springs, surge came up the river and flooded homes along the river and creeks (WUSF, October 1, 2022), and Bonita Beach took the surge on the Gulf side (Tampa Bay Times, September 29, 2022). The City’s recovery pages are at City of Bonita Springs, Hurricane Ian.
The Bonita Bay Club’s October 13, 2022 update reported that the Cart Barn flooded (the carts had been moved first), most tennis courts and lighting were in rough shape, and, with some exception on Creekside, the course bridges on Bay Island and Marsh were structurally undrivable (Bonita Bay Club, Hurricane Ian update). The Naples campus was back to normal after cleanup, and two courses, half the courts, dining and the Lifestyle Center reopened first. The BBCA later approved a $500 per unit special assessment for the Private Beach rebuild, described above.
Helene made landfall in Florida’s Big Bend in late September 2024, and Milton came ashore on the Gulf coast in early October 2024 (NHC, Helene; NHC, Milton). The City of Bonita Springs recorded Milton’s coastal surge, tornadoes and wind damage citywide (City of Bonita Springs, Milton). No Bonita Bay or Riviera-specific damage from either storm was found in a primary source.
Riviera sits in FEMA shaded Zone X, the 0.2% annual chance coastal flood hazard area, at all six Riviera Lakes Court address points we tested, on FIRM panel 12071C0656G effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A. Zone AE with a 10-foot base flood elevation begins within about 100 meters.
On September 29, 2026 we geocoded six Riviera Lakes Court address points (3300, 3350, 3381, 3400, 3451 and 3470) with the US Census geocoder and queried FEMA’s National Flood Hazard Layer (FEMA NFHL). All six returned Zone X, 0.2 percent annual chance flood hazard in the coastal zone (shaded X), with no base flood elevation, on panel 12071C0656G, effective November 17, 2022, in the City of Bonita Springs political area. Test points about 100 meters north and west of the court returned Zone AE, coastal floodplain, base flood elevation 10 feet.
That makes Riviera one of the less flood-exposed addresses in Bonita Bay, where most tested points map AE, but it is not the unshaded “minimal hazard” zone the name “X” can suggest. Flood zones are set per structure and per parcel, and the geocoder places points on the street in front of each address, so the back of a lot or the structure itself can map differently. Confirm the zone for a specific home with an elevation certificate and the FEMA or City flood map for that address.
Federal law requires flood insurance for a federally backed mortgage on a structure in an AE or VE zone (Lee County mandatory flood insurance information); a structure in shaded Zone X is outside that mandatory purchase area, though a lender may still require coverage. Standard homeowners policies do not cover flood, which is why Florida now requires a seller’s flood disclosure at or before contract (Section 689.302, Florida Statutes). With AE mapped within about 100 meters and every Bonita Bay point tested, Riviera included, in Evacuation Zone A, most Riviera owners price a flood policy as part of the purchase.
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for a revision affecting six unincorporated Lee County panels (0576, 0577, 0578, 0579, 0581 and 0583); none is a Bonita Bay panel (Lee County, 2026 FEMA map changes). The countywide Flood Insurance Study volume in that series lists the City of Bonita Springs as community 120680 (FIS Volume 1). Check the address again in 2027.
The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood insurance policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review (City of Bonita Springs CRS; City release). The City also notes that each foot a home is elevated above the required base flood elevation cuts the annual flood premium by nearly 50%, and each foot below it doubles the rate (City flood protection information). City floodplain rules are in Ordinance 22-05.
Lee County’s evacuation layer returns Zone A (surge zone 1) at every Riviera address point we tested (Lee County evacuation zones). Zone A is the first area ordered to evacuate and is often ordered for any named storm coming from the Gulf (Zone A fact sheet). A shaded X flood zone does not change the evacuation order: plan to leave when Zone A is called.
We do not publish premium estimates, because the only reliable number is a quote on the specific address. The variables that move a Riviera premium most are (1) wind mitigation features documented in a wind mitigation inspection, which insurers must credit under Florida law (Section 627.0629, Florida Statutes; Florida OIR, mitigation discounts), (2) roof age and condition, (3) the home’s elevation, shown on an elevation certificate, and (4) coverage amount and carrier. Citizens Property Insurance is not available for a home whose dwelling replacement cost is $700,000 or more (Section 627.351, Florida Statutes), which is set by replacement cost, not sale price. Florida’s My Safe Florida Home program offers hardening grants to eligible homesteaded owners.
Riviera families choose Lee County public schools within their proximity zones rather than being placed at a single 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.
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County. 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 Riviera address.
School sites: Bonita Springs High and Bonita Springs Middle.
Families also consider private schools in Naples and Lee County. Most Riviera buyers are primary-residence or seasonal owners without school-age children, but for families the proximity zones above are the starting point, and school options matter to the next buyer of any home.
Building permits for Riviera 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 Bonita Bay design review approval before the City permit is pulled.
Two approvals apply to most exterior projects on a Riviera home: (1) BBCA Design Review under §9.2 of the master Declaration, and (2) a City of Bonita Springs building permit for structural, roofing, electrical, plumbing, mechanical, pool 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 plan review for applicable work runs through the fire district’s application (Bonita Springs Fire application), and substantial improvement of a home in a flood hazard area follows the City’s 50% rule (City substantial improvement toolkit). The current code is the Florida Building Code, 8th Edition (2023), effective December 31, 2023 (Florida Building Commission).
For a buyer, the City permit history is the most useful record on a Riviera home of this age: it shows when the roof, windows, air conditioning and pool equipment were replaced, and whether any permit remains open.
Riviera is surrounded by the rest of Bonita Bay: lakes, preserve and the Bonita Bay Club’s Bonita Springs golf campus inside the gates, Spring Creek along the community’s northern border, and the US 41 commercial corridor along its eastern edge. Zoning and land use are set by the City of Bonita Springs, which maps Bonita Bay as a planned development area.
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the Future Land Use Element of the City Comprehensive Plan sets the policy framework. Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions). Because Bonita Bay is built out, the practical questions for a Riviera buyer are changes on the Club campus, including the clubhouse project the Club’s members approved in May 2026, and along US 41, not new homes inside the village.
Daily life at Riviera runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the Bonita Bay Community Association handling roads, gates, patrol and common grounds.
Riviera homes have private garages and driveways on the court. EV charging goes in the owner’s own garage, subject to a City of Bonita Springs electrical permit and, for anything visible outside, Bonita Bay design review; there are none of the shared-garage constraints a tower owner faces. Vehicle-type and parking rules on common areas are set by the BBCA board under §5.4 of the master Declaration and by the Riviera documents.
Yard care on a Riviera lot is the owner’s unless the Riviera documents assign it to the association; the association’s budget, delivered in the sale, shows what it maintains. Landscape changes of any size go through Bonita Bay design review first.
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the association and delivered with the association documents.
Riviera sits inside Bonita Bay on the west side of US 41 in Bonita Springs, ZIP 34134, between Estero to the north and North Naples to the south, with Interstate 75 reached from Bonita Beach Road and Southwest Florida International Airport to the north in Fort Myers. Shopping, medical care and beaches are all a short drive.
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.
Riviera compares with Bonita Bay’s other neighborhoods as the small, mid-priced single-family village: 35 homes with a median of 2,231 square feet and a 36-month county median of $1,237,500, above the villa and smaller single-family villages and below the large estate villages, with fee-simple ownership where the eight towers offer condominium living.
High-rise towers: eight towers on Bonita Bay Boulevard (Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega) with condominium ownership, bay and Gulf views and lock-and-leave convenience, subject to Florida’s condominium structural and reserve laws.
Large single-family estate villages: Creekside (103 homes, 24-month county median $2,000,000) and Woodlake (108 homes, 24-month county median $1,750,000), with larger homes and lots.
Smaller single-family and villa villages: Riviera (35 homes, $1,237,500), Arbor Strand (27 villa or patio homes, 60-month county median $975,000) and Bay Harbor (62 homes, 24-month county median $875,000).
Coach homes, carriage homes and low-rise condominiums: the two-story and low-rise condominium neighborhoods, at the entry price points of Bonita Bay.
Bay Harbor is the other small single-family village in the roster: 62 homes on Shell Ridge Circle and Shell Ridge Court, built from 1995 to 1998, with a median of 1,986 square feet on the county roll. Its 24-month county median of $875,000 sits well below Riviera’s, and its Southwest Florida MLS, September 2026 median of 210 days on market is far slower than Riviera’s 6. A buyer who wants a detached Bonita Bay home under $1,000,000 looks at Bay Harbor; a buyer who wants a slightly larger home on a single quiet court, and can move fast, looks at Riviera.
Buyers choosing between Riviera and a tower are choosing between ownership models. Riviera offers fee-simple land, a private yard and garage, and no exposure to condominium structural-integrity reserve assessments. The towers offer elevated water views, lock-and-leave living and no yard to maintain.
Riviera and Arbor Strand are Bonita Bay’s two small detached-home villages of similar home size: Riviera has 35 single-family homes on one cul-de-sac (1990 to 1997, median 2,231 square feet) and Arbor Strand has 27 villa or patio homes on two streets (1993 to 1999, median 2,240 square feet). Riviera trades higher, at a $1,237,500 county median against $975,000.
Yardstick | Riviera | Arbor Strand |
|---|---|---|
Product (county use code) | Single-family homes (01) | Villa or patio homes (01) |
Homes | 35 | 27 |
Streets | Riviera Lakes Court only | Arbor Strand Drive (18) and Bay Hammock Court (9) |
Year built (county roll) | 1990 to 1997 | 1993 to 1999 |
Heated sq ft (county roll) | 1,810 to 3,844, median 2,231 | 2,005 to 3,234, median 2,240 |
County qualified sales (own window) | 12 in 36 months, median $1,237,500 | 12 in 60 months, median $975,000 |
County sale range in that window | $910,000 to $1,700,000 | $740,000 to $1,180,000 |
Southwest Florida MLS, September 2026 closed | 6, median $1,237,500 | 3, median $950,000 |
MLS median price per square foot | $584 | $460 |
MLS median days on market | 6 | 11 |
Active listings on the September 2026 pull | 0 | 0 |
Village association (state register) | Riviera of Bonita Bay Neighborhood Association, Inc., N41948 (1991) | Arbor Strand Neighborhood Association, Inc., N93000002936 (1993) |
Master association and CDD | BBCA; no CDD | BBCA; no CDD |
Data updated: September 2026 (county records); Southwest Florida MLS figures pulled September 2026.
Choose Riviera if you want a true single-family home on a single cul-de-sac, a wider range of home sizes (up to 3,844 square feet), and a market that has resold faster and at a higher price per square foot. Choose Arbor Strand if a villa or patio home at a lower entry price fits your plans and you want newer construction by a few years. In both, two associations apply (the BBCA and the village association), Bonita Bay Club membership is optional, and inventory is thin, so the decision usually comes down to which one has the right home when you are ready.
Owning in Riviera trades the scale and price of Bonita Bay’s estate villages for a small, private, single-street neighborhood of mid-size homes: the strengths are privacy, a fast resale market and a less flood-exposed position, and the limits are the age of the homes, two association layers and thin inventory.
A fixed supply of 35 homes. Every platted Riviera lot has a home on the county roll. New construction cannot add competing inventory.
A fast resale market. The Southwest Florida MLS, September 2026 pull shows a 6-day median on market for Riviera’s six closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 100.0%.
One quiet street. Riviera Lakes Court is a cul-de-sac, so traffic is residents, guests and service vehicles.
A less flood-exposed position. Six measured address points map shaded Zone X, not the AE zone found at most Bonita Bay points.
Full Bonita Bay amenities without the Club. Gates, patrol, three parks, 12 miles of paths and the Private Beach come with the home.
Fee-simple single-family living. A private garage, a yard and your own outdoor space, with no condominium reserve-study exposure.
Homes are 1990s vintage. Roofs, windows, air conditioning, pool equipment and electrical service need a careful inspection and a permit-history check.
Two association layers. The BBCA and the Riviera association each have documents, an assessment and an estoppel certificate, and neither publishes its assessment.
Thin inventory. No Riviera home was listed on the September 2026 MLS pull date, and there are about four sales a year.
No boating from the lot. Boating means the separately owned marina and its fees, and the 36-inch draft limit.
Evacuation Zone A. The flood zone is shaded X, but every Bonita Bay point tested, Riviera included, is in the first zone Lee County orders to evacuate.
Club costs are unpublished. Golf and sports membership is optional, and its price comes only from the Club.
If you’re searching for a Riviera listing agent, or thinking, ‘I need someone to sell my Riviera home…’, start with the record: 12 qualified Riviera deeds in 36 months at a $1,237,500 median, six in the last 12 months, and a 6-day MLS median. McGreevy and Comisar price, prepare and market Riviera homes from that record, not from a Bonita Bay average.
Our credentials as your Riviera listing agent:
In the last 12 months Riviera has seen 6 resales in the Lee County qualified-deed record, at $1,100,000, $975,000, $1,225,000, $1,250,000, $1,700,000 and $1,600,000, for $7,850,000 in volume. Over the 36-month window the record shows 12 resales and $15,225,000 in volume. The Southwest Florida MLS, September 2026 pull shows a median of 6 days on market for the six closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 100.0%.
Four things. First, the comparable set is tiny and wide: $910,000 to $1,700,000 inside one street, so a price has to be built from the specific Riviera sales most like your home, with the two repeat sales in the record showing what updates are worth. Second, condition dominates in a 1990s village, so the roof, windows, wind mitigation report and permit history set the price as much as square footage. Third, Bonita Bay’s open house and sign rules are specific: open houses need 72 hours’ notice to the BBCA with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the BBCA sign standard, and allow no SOLD signs (BBCA Open House Guidelines). Fourth, Riviera has two associations, so the disclosure package and two estoppel certificates have to be ordered early.
Start with a free Riviera 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 it from the 12 qualified Riviera deeds since September 2023, weighted toward the six recorded since December 2025 at $975,000 to $1,700,000, and adjust each for size, condition, roof, windows and lot. Then check it against Arbor Strand and Creekside on the same yardstick. A price built from a Bonita Bay or ZIP average will miss.
The Southwest Florida MLS, September 2026 pull shows a median of 6 days on market for Riviera’s six closings in the 12 months to September 30, 2026, the fastest of the single-family and villa villages in our comparison table. Correctly priced homes move almost at once; overpriced homes sit.
The BBCA and Riviera association estoppel certificates, the §720.401 disclosure summary, the Riviera association’s documents and budget, your wind mitigation and four-point reports, roof documentation, an elevation certificate, City of Bonita Springs permit history and any post-Ian repair records.
BBCA membership passes to the buyer automatically at purchase. Any approval step for the buyer would come from the Riviera association’s documents, which we read at listing so nothing surprises your closing date.
Club membership is optional and separate from the home, so it neither blocks nor completes the sale. How a member’s own membership ends or transfers is set by the Club’s membership documents, which are not public; read them before you list.
Riviera 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 a short drive from the Bonita Bay gates. For this Riviera guide we read the plat, the master Declaration and every qualified Riviera deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Riviera guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 12 qualified Riviera deeds recorded since September 2023 for this update, and we measured the flood zone at six Riviera Lakes Court addresses ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Riviera is a neighborhood where specifics decide the price: which home on the court, what the lot looks out on, how old the roof is, and whether the home has been updated since the 1990s. Buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the setting, the flood record and the two association layers in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Riviera 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
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
Selling a Riviera home? Get a free Riviera home valuation, or call Jesse direct at (239) 898-6072.
Buying in Riviera? 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 Riviera, see our Bonita Bay guide, our Bonita Springs guide and our guides to the nearby villages Arbor Strand and Bay Harbor.
The best Riviera buyers we work with ask the most questions before the offer and the fewest after closing. Order both estoppel certificates early, get insurance quotes during your inspection period, and use the disclosure periods Florida law provides. There is no obligation and no cost for an initial conversation.
Riviera buyers ask the same questions in almost every showing: how many homes there are, what they sell for, what the two associations cost, whether boating is possible from the lot, what flood zone applies, and whether the Club is required. The answers below come from the county record, the recorded documents and the Southwest Florida MLS, September 2026 pull.
Riviera is a 35-home single-family neighborhood on one cul-de-sac, Riviera Lakes Court, inside the gated master-planned community of Bonita Bay in Bonita Springs, Florida (ZIP 34134). It is platted as Bonita Bay Unit 12, the homes were built from 1990 to 1997, and it is fully built out.
35 single-family homes, all on Riviera Lakes Court, with street numbers from 3300 to 3471. The Lee County roll shows no vacant lot, so no new construction is possible.
From 1990 to 1997 on the county roll: one in 1990, fourteen in 1991, six in 1992, seven in 1993, three in 1994, two in 1995, and one each in 1996 and 1997.
The county roll shows 1,810 to 3,844 square feet of heated living area, with a median of 2,231; 29 of the 35 homes are under 2,500 square feet. Most have two or three bedrooms and three baths on the roll.
Riviera was developed as part of Bonita Bay by the Bonita Bay Group, the Bonita Springs company that planned the 2,400-acre community from the mid-1980s. The Unit 12 plat is recorded in Plat Book 46, Pages 71 to 73.
The Lee County qualified-deed record shows 12 resales in the 36 months since September 2023 at a median of $1,237,500, from $910,000 to $1,700,000. The six in the last 12 months also have a $1,237,500 median, the same as the Southwest Florida MLS, September 2026 pull.
No Riviera home was listed for sale on the Southwest Florida MLS, September 2026 pull date. With about four sales a year, a buyer usually waits for a listing, so it pays to be on our list for the next one.
Fast. The Southwest Florida MLS, September 2026 pull shows a median of 6 days on market for Riviera’s six closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 100.0%.
Riviera owners pay two association assessments: the Bonita Bay Community Association master assessment and the Riviera of Bonita Bay Neighborhood Association assessment. Neither is published; both appear in the estoppel certificates and the disclosure summary delivered in the sale.
Yes. Riviera of Bonita Bay Neighborhood Association, Inc. is on the Florida corporate register as document N41948, filed February 4, 1991, and active. Its budget, assessment and rules come with the disclosure package.
The recorded master Declaration contains a buyer-paid resale reserve assessment, but a later BBCA statement describes a different formula and no recorded amendment reconciles them, so we do not publish a figure. The estoppel certificates state what is due at closing.
No. Lee County’s official list of special districts names no Community Development District or other special district for Bonita Bay.
No. Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish its initiation fees or dues; its membership office provides the schedule.
No. Riviera Lakes Court is not on a navigable waterway. Boating runs through the separately owned Bonita Bay Marina on the Imperial River, which has 98 wet slips, 326 dry storage spaces for boats up to 36 feet, a 36-inch maximum draft and its own fees.
All six Riviera address points we tested map FEMA shaded Zone X (0.2% annual chance, coastal) on panel 12071C0656G, effective November 17, 2022. Zone AE with a 10-foot base flood elevation begins within about 100 meters, so confirm each home with an elevation certificate.
Federal law does not require it for a federally backed mortgage on a structure in shaded Zone X, but a lender may, and homeowners policies exclude flood. With AE nearby and the community in Evacuation Zone A, most buyers price a flood policy.
Yes. The City of Bonita Springs holds FEMA Community Rating System Class 5, a 25% discount on NFIP flood policies, which FEMA confirmed the City keeps in November 2024.
Lee County Evacuation Zone A, the first zone ordered to evacuate, at every Riviera address point we tested.
No Riviera-specific damage record was found in a primary source. Ian destroyed the BBCA’s Private Beach, since rebuilt, and damaged Club facilities. Ask for the seller’s disclosure, claim history and City permit history on any home.
No age restriction appears in any Bonita Bay document we reviewed, and no age-restricted product is recorded in the Riviera plat. Confirm in the documents delivered with the sale.
Leasing is allowed subject to the BBCA and Riviera documents; the master Declaration binds tenants to the governing documents and sets no minimum term, while the Riviera documents may add rules. The MLS shows one Riviera lease in the trailing year.
No public Bonita Bay document authorizes nightly or weekly rentals. Treat short-term renting as unavailable unless the current Rules and Regulations and the Riviera documents say otherwise in writing.
The master Declaration has no pet provision, and no primary Riviera document stating a pet rule was found. Pet rules come from the BBCA Rules and Regulations and the Riviera documents, so read them before you contract.
Yes, with prior written BBCA design approval under §9.2 of the master Declaration and a City of Bonita Springs permit where the work requires one. Unapproved work can be removed at the owner’s cost.
The City of Bonita Springs Community Development Department, because Bonita Bay is inside the incorporated City of Bonita Springs.
Lee County uses proximity-based school choice. 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 district.
Bonita Bay homes, Riviera included, have Fiber-To-The-Home with Hotwire Fision TV+, according to the BBCA.
Yes. The BBCA owns a gulf-front Private Beach off Hickory Boulevard for residents, with no Club membership required. Hurricane Ian destroyed it, and it was rebuilt in concrete with breakaway walls.
Because Riviera homes sell in days and rarely reach the market, and we track every Riviera deed, the association layers and the flood record, so you can act the day a home appears. Read how we represent buyers.
Riviera sellers ask how much their home is worth, how fast it will sell, what the two associations require at closing, how the flood zone and Hurricane Ian affect the sale, and what it costs to sell. The answers below use the Lee County deed record through September 2026, the recorded documents and the Southwest Florida MLS, September 2026 pull.
A Riviera home is worth what the most similar recent Riviera sales support, adjusted for its size, condition and lot. The Lee County record shows 12 qualified Riviera resales in the 36 months since September 2023 at a median of $1,237,500, from $910,000 to $1,700,000, and six in the last 12 months with the same median. Where your home falls inside that band depends on square footage (1,810 to 3,844 on the roll), updates, roof and window age, and what the lot looks out on. We build the number from those deeds, not from a ZIP average.
Riviera homes sold six times in the last 12 months in the Lee County qualified-deed record: $1,100,000 and $975,000 in December 2025, $1,225,000 in March 2026, $1,250,000 in April 2026, and $1,700,000 and $1,600,000 in May 2026. That is $7,850,000 in volume, a $1,237,500 median and a $1,308,333 mean. The Southwest Florida MLS, September 2026 pull shows the same six closings with the same median, so the deed record and the MLS agree for Riviera’s last year.
Riviera averages about four qualified resales a year: 12 in the 36 months since September 2023 in the Lee County record, with six in the most recent 12 months and two in the 12 months before that. With only 35 homes on Riviera Lakes Court, stretches of months with no listing are normal, and the September 2026 MLS pull showed no Riviera home for sale. That scarcity is the seller’s leverage, as long as the price is right.
Correctly priced Riviera homes have sold quickly. The Southwest Florida MLS, September 2026 pull shows a median of 6 days on market for Riviera’s six closings in the 12 months to September 30, 2026, the fastest of the single-family and villa villages we compared, and a median sale-to-list ratio of 100.0%. Days on market measures the listing, not the whole sale: allow for the buyer’s inspection period, insurance quotes, two estoppel certificates and the closing date in the contract.
The most useful comparables are the Riviera deeds closest in size, condition and date: the six recorded since December 2025 at $975,000 to $1,700,000, then the six from November 2023 to May 2025. Two Riviera lots sold twice in the record, one at $875,000 in December 2022 and $1,700,000 in May 2026, the other at $1,550,000 and $1,600,000, and repeat sales show what updates are worth on this court. Arbor Strand and Creekside are secondary checks, not substitutes.
For Riviera’s last 12 months, yes. The six qualified deeds recorded from December 2025 to May 2026 match the Southwest Florida MLS, September 2026 closed row exactly: six sales, $975,000 to $1,700,000, a $1,237,500 median and a $1,308,333 mean. The county records deed consideration, the price on the recorded deed, while the MLS records the reported closing price; when they differ on a sale, we publish the deed figure and name the MLS figure once with its date.
On the Southwest Florida MLS, September 2026 pull, Riviera’s six closings had a median of $584 per square foot, above Arbor Strand’s $460 and Creekside’s $521, even though Riviera homes (median 2,231 square feet on the county roll) are the size of Arbor Strand’s and much smaller than Creekside’s (median 3,777). In county medians, Riviera’s $1,237,500 sits between Arbor Strand’s $975,000 and Creekside’s $2,000,000. Buyers compare all three, so your listing has to show why a Riviera home earns its price per foot.
Yes, and the record shows it. Riviera’s heated areas run from 1,810 to 3,844 square feet on the county roll, and its deeds since September 2023 run from $910,000 to $1,700,000. The clearest case is one lot that recorded at $875,000 in December 2022 and at $1,700,000 in May 2026. Size, a newer roof, impact windows, updated kitchens and baths, and pool and lanai condition move a Riviera price by hundreds of thousands of dollars, so document every improvement with permits.
Build year matters less than what has been replaced since. Riviera homes were built from 1990 to 1997, fourteen of them in 1991, so every buyer knows the home is about three decades old. What they want to see is the roof date, window type, air conditioning age, pool equipment and electrical service, backed by City of Bonita Springs permits. A 1991 home with a permitted new roof and impact windows competes with any home on the court.
It can. Riviera’s 35 homes sit on one cul-de-sac, 18 on the even-numbered side and 17 on the odd, from 3300 to 3471, and what each lot looks out on varies. Our flood measurement at six address points found shaded Zone X on the street, with Zone AE and a 10-foot base flood elevation within about 100 meters, so the lot’s position and the structure’s elevation can affect a buyer’s flood quote. An elevation certificate settles it for your home.
McGreevy and Comisar: the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. For Riviera specifically, we tracked all 12 qualified Riviera deeds since September 2023, measured the flood zone at six Riviera Lakes Court addresses, and read the plat and the master Declaration, so your price, your disclosures and your marketing rest on the record rather than on a Bonita Bay average.
Yes, under the Bonita Bay Community Association’s Open House Guidelines. Open houses run Monday to Saturday from 9 to 5 and Sunday from 1 to 4, and the listing agent emails the BBCA the listing agreement and request with at least 72 hours’ notice. Signs must meet the BBCA standard, SOLD signs are not allowed, and no signs may be placed on golf courses, bike paths, US 41 at Bonita Bay Boulevard or Bonita Bay Boulevard at Country Club Drive. The Riviera documents may add their own rules.
Only within the Bonita Bay sign standard and any Riviera rule. The BBCA’s Open House Guidelines set the sign standard, bar SOLD signs, and keep signs off golf courses, bike paths and the main entrances at US 41 and Bonita Bay Boulevard and at Bonita Bay Boulevard and Country Club Drive. Because Riviera is one quiet court inside the gates, most buyers find a Riviera home through the MLS, the portals and direct outreach rather than a yard sign.
BBCA membership passes to a buyer automatically at purchase; the BBCA’s public pages describe no purchase application. Whether the Riviera association requires any notice or approval step is set by its own documents, which were not found in a public online copy, so we read them at listing and schedule any step into the contract timeline so your closing date is protected.
Under §12.13 of the master Declaration and §720.401, Florida Statutes, the owner transferring title must obtain and deliver the homeowners’ association disclosure summary to the buyer. Florida also requires a seller’s flood disclosure at or before the time the contract is signed, under §689.302. Riviera sellers should expect to provide the BBCA and Riviera association documents, the disclosure summary and the flood disclosure, plus any known defects under Florida’s general disclosure duty.
An estoppel certificate is the association’s written statement of what is owed on a home, including assessments, any special assessment and any charge due at closing. A Riviera sale needs one from the Bonita Bay Community Association and one from Riviera of Bonita Bay Neighborhood Association, Inc., because the home belongs to both. Order both as soon as the contract is signed, because each association processes its own and the closing waits for the later one.
A resale charge may be due at closing, but we do not publish a figure. The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later BBCA written statement describes a different formula; no recorded amendment reconciling the two has been located. The BBCA estoppel certificate states the current charge and who pays it, and the Riviera estoppel states any village-level charge.
Buyers ask for both assessments: the Bonita Bay Community Association master assessment and the Riviera of Bonita Bay Neighborhood Association assessment. Neither association publishes its figure, so have your current statements, the Riviera budget and both estoppel certificates ready. Buyers also ask whether any special assessment is open; the $500 per unit Private Beach rebuild assessment the BBCA approved in March 2025 was due by June 30, 2025.
Club membership is optional and separate from home ownership, and the Club does not publish its membership documents or fee schedule. Whether a membership can be transferred, resigned or reissued on sale is set by those Club documents, so read them before you list and tell buyers plainly what is and is not included. A Riviera home sells with BBCA membership and its amenities, including the Private Beach, whether or not the seller belongs to the Club.
Some do, and the listing should correct it. The Club states that it “is a separate entity within the community of Bonita Bay,” and the master Declaration treats the golf facilities as privately owned by persons other than the association. A Riviera buyer gets the gates, patrol, three parks, 12 miles of paths and the Private Beach through the BBCA without joining the Club, and that message widens the buyer pool for your home.
No. Lee County’s official list of special districts names no Community Development District or other special district for Bonita Bay, so a Riviera tax bill carries no CDD bond or operations line arising from Bonita Bay. Buyers comparing Riviera with CDD communities nearby, such as the Brooks or Bonita Landing districts on that list, should hear that clearly. Your TRIM notice from the Lee County Tax Collector itemizes every line on your parcel.
All six Riviera Lakes Court address points we measured map FEMA shaded Zone X, the 0.2% annual chance coastal zone, on panel 12071C0656G effective November 17, 2022, with Zone AE and a 10-foot base flood elevation within about 100 meters. Your own structure’s zone and elevation come from an elevation certificate. Under §689.302 you must give the buyer Florida’s flood disclosure at or before contract, including any flood claim or federal flood assistance you know of.
Not by federal mandate if the structure is in shaded Zone X, because mandatory purchase applies to AE and VE zones for federally backed mortgages, but a lender may still require it. Most buyers will quote it anyway, since Zone AE lies within about 100 meters of the court and Bonita Bay is in Evacuation Zone A. An elevation certificate and your current flood policy, if you carry one, help the buyer price it quickly.
Ian made landfall at Cayo Costa on September 28, 2022, destroyed the BBCA’s Private Beach, since rebuilt, and flooded the Club’s cart barn and damaged course bridges. No Riviera-specific flooding record was found in a primary source. For your sale, disclose any damage, claims and repairs you know of, show the City permits for roof, screen and other repairs, and give buyers the documents rather than leaving them to guess.
Yes. Florida law requires insurers to credit documented wind-resistance features under §627.0629, and a current wind mitigation inspection shows a buyer which credits your home earns, such as roof deck attachment, roof-to-wall connections and opening protection. On a 1990s Riviera home, that report often decides whether a buyer’s insurance quote fits the budget, so order it before listing and include it in the disclosure package.
Roof age is one of the first questions a Riviera buyer’s insurer asks, because every home on the court dates from 1990 to 1997 and an original roof would be about 30 years old. A permitted replacement roof, shown in City of Bonita Springs permit records and documented in a four-point and wind mitigation report, removes that objection. Any reroof also needs prior written Bonita Bay design approval under §9.2 of the master Declaration.
Yes. Riviera is inside the City of Bonita Springs, so the City’s Community Development Department holds the permit record for your home. Check it before listing for open or expired permits on roofs, windows, screen enclosures, pools and additions, because a buyer’s title and inspection work will find them. Closing an open permit before you list is faster and cheaper than negotiating it after a buyer’s inspection.
Yes. Under §9.2 of the master Declaration, no improvement may be built, altered, planted or removed without prior written BBCA approval, and unapproved work can be removed at the owner’s cost. That covers exterior paint colors, roofs, driveways, screen enclosures and landscaping changes you might make to prepare a Riviera home for sale, and the Riviera documents may add their own standards, so plan pre-listing exterior work around the approval time.
It depends on the gap between your home and the updated Riviera sales. The county record shows Riviera deeds from $910,000 to $1,700,000 since September 2023, and one lot moved from $875,000 in 2022 to $1,700,000 in 2026. Targeted work, such as roof, windows, paint and landscaping, usually pays; a full remodel may not before a sale. We compare your home with the specific Riviera sales most like it and advise before you spend.
A Riviera seller’s costs typically include the brokerage commission, Florida documentary stamp tax on the deed under §201.02, the owner’s title insurance policy, which in Lee County the seller customarily pays unless the contract says otherwise, any association estoppel and resale charges shown on the certificates, prorated taxes and assessments, and pre-listing inspections and repairs. The contract controls who pays what, so we give you a net sheet for your specific price before you list.
Many Bonita Bay buyers are seasonal and shop in winter, so a Riviera listing ready before the season starts meets the most buyers. Riviera’s record, though, shows closings spread across December, March, April and May in the last 12 months, and a median of 6 days on market, so a correctly priced home sells in any month. The better question is readiness: documents, reports and permits in hand when the home goes live.
Yes. With no Riviera home listed on the September 2026 MLS pull date and about four sales a year, buyers who want this court often wait for a home to appear, and we keep a list of them. A quiet sale can reach those buyers first, but a full MLS launch usually produces the strongest price, so we weigh both with you. Either way, both estoppels and the §720.401 disclosure summary still apply.
Yes, subject to the lease and the governing documents. The master Declaration binds tenants to the governing documents, and the Riviera documents may add rules, so the buyer takes the home subject to any existing lease unless it ends before closing. Riviera’s rental record is thin, one MLS lease in the 12 months to September 30, 2026 at $5,000 a month, so most Riviera buyers want the home vacant; time the lease end to the closing if you can.
We show out-of-state buyers what they cannot see from far away: the court and its setting on video, the county sales record, the measured flood zone, both association layers and the Club’s optional status, all in plain language. We then put the home in front of the Bonita Bay buyers we already know and on the MLS and the major portals, so a buyer in another state can decide confidently before flying in.
Riviera sellers list with McGreevy and Comisar because we price from the Riviera record, not a Bonita Bay average: every qualified Riviera deed since 2023, the repeat sales on the court, the measured flood zone and both association layers. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% nationally since 2008. Start with a free Riviera valuation at the link in the seller section above.
Every Riviera fact on this page comes from a recorded plat or instrument, a county, city, state or federal record, the Bonita Bay Community Association, Bonita Bay Club or Bonita Bay Marina’s own published pages, a named news report, or the Southwest Florida MLS figures pulled September 30, 2026. Sources were accessed in September 2026 unless a date is shown; recorded instruments are cited by number in the text.
Southwest Florida MLS figures on this page (Riviera closings, days on market, price per square foot, living area, active listings and rentals, and the sibling rows in the comparison tables) are from the pull dated September 30, 2026. County deed records are through September 2026.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Riviera buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study; City of Bonita Springs is NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 revision of six unincorporated panels, none of them Bonita Bay’s | |
Mandatory flood insurance information | Lee County DCD | Current posting | When flood insurance is required in AE and VE zones | |
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 | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Riviera permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to homes in flood hazard areas | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E countywide, routes and shelters | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
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 | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Riviera Lakes Court in the BBCA street table | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Where Riviera sits among Bonita Bay’s neighborhoods | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The recorded master Declaration (Lee County Instrument 2011000142834), the BBCA By-Laws (Instrument 2020000126919) and the Bonita Bay Unit 12 plat (Plat Book 46, Pages 71 to 73) are public records at the Lee County Clerk, retrieved by instrument, book and page; none is posted as a free copy online, and the association documents come with the sale.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Riviera. 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.
