Bonita Bay - Sandpiper
Sandpiper is a 120-condo, two-story coach-home village in Bonita Bay, Bonita Springs, on Lake Forest Drive, built 1991 to 1994, with 11 recorded resales in 12 months at a $380,000 median. Sell or buy with McGreevy and Comisar.
Sandpiper is a 120-condo, two-story coach-home village in Bonita Bay, Bonita Springs, on Lake Forest Drive, built 1991 to 1994, with 11 recorded resales in 12 months at a $380,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Sandpiper. Sandpiper at Bonita Bay is a 120-unit, two-story coach-home condominium inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Its 120 condominiums sit in nineteen buildings on Lake Forest Drive, just off Hidden Harbor Drive, built from 1991 to 1994 and looking out on lakes and nature preserve, and it is one of the most attainable ways to own inside the Bonita Bay gates. Whether you’re ready to sell your Sandpiper condo 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 11 Sandpiper resales in the 12 months since September 2025 at a median of $380,000, ranging from $300,000 to $586,000. The Southwest Florida MLS, September 2026 pull counted 8 closings in the 12 months to September 30, 2026 at a $380,000 median with a median of 42 days on market, and three condos 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 Florida condominium register and corporate record for the Sandpiper at Bonita Bay Condominium Association, the association’s own public pages, the Bonita Bay Community Association’s recorded Declaration and public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s condominium statutes 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 September 2026.
McGreevy and Comisar are the best realtor for Sandpiper 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 Sandpiper market read built from every qualified Sandpiper deed, the condominium’s recorded and registered facts, the master Declaration and FEMA’s own flood layer.
If you’re searching for the best realtor for Sandpiper in Bonita Bay, Bonita Springs, whether you’re ready to sell your Sandpiper 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 Sandpiper for a specific reason. Sandpiper does not trade as one number. The county roll records four floor areas, from 1,371 to 1,593 heated square feet, and the 11 qualified deeds of the last 12 months run from $300,000 for a 1,393-square-foot condo to $586,000 for a 1,562-square-foot condo. Floor area, ground floor or upper floor, the view from the lanai and the level of renovation move a Sandpiper price by more than $200,000. A listing agent who prices from a Bonita Bay average, or from a single recent sale, can miss by a wide margin in either direction.
Recent Sandpiper track record (last 12 months): In the last 12 months Sandpiper has seen 11 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Sandpiper deed, July 15, 2026), totaling $4,524,900, and the highest-priced Sandpiper sale in that window was $586,000. The Southwest Florida MLS, September 2026 pull, shows 8 closings in the 12 months to September 30, 2026 with a median of 42 days on market and a median sale-to-list ratio of 97.3%. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Sandpiper home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Sandpiper? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Sandpiper at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the county sales record and the two association layers to the flood measurements, the comparison with Wild Pines, the seller section and the sources behind every figure.
Living in Sandpiper means a lock-and-leave, two-story condominium on a quiet interior street of Bonita Bay, with lake and preserve views, covered parking and a private pool, spa and tennis court for Sandpiper owners, and the whole Bonita Bay setting (12 miles of paths, three waterside parks and the Private Beach) through the master association.
Sandpiper occupies an interior position within Bonita Bay, removed from the bayfront towers on Bonita Bay Boulevard and from the golf-course single-family villages. Every one of its 120 unit addresses is on Lake Forest Drive (street numbers 4100 to 4251), and the association describes the condominium as sitting just off Hidden Harbor Drive, not far from Bonita Bay’s walking path system (Sandpiper at Bonita Bay, About Us). The Bonita Bay Community Association’s own street table assigns Lake Forest Drive to Sandpiper (BBCA Street and Neighborhoods). This positioning is neither a drawback nor a selling point on its own; it is a different kind of Bonita Bay experience from the towers, and understanding exactly what it offers is what lets a buyer decide whether Sandpiper is right for them.
A village of nineteen two-story buildings containing 120 condominiums, set on interior Bonita Bay land that faces community lakes and preserve rather than Estero Bay. In the association’s words, “the views from units in Sandpiper are either lake view, nature preserve view or a combination of the two,” the landscaping is “mature and established,” and the preserves “draw a variety of indigenous, wading birds to feed, roost and nest at the lakes and surrounding woodlands” (Sandpiper at Bonita Bay, About Us). When a community is called Sandpiper, the wildlife context is intentional: the setting is the interior lake-and-preserve system that the master association manages, even though the water you are looking at is not open bay.
On the county roll the 120 condominiums share 24 street numbers along Lake Forest Drive: six street numbers carry eight units each and eighteen carry four. The unit numbers themselves run in nineteen building series, with a floor digit of 1 or 2 for the ground and upper floor.
Sandpiper is not a bayfront community, not a golf-course-frontage community and not a tower. There is no Sandpiper condo with a view of the Gulf of Mexico or Estero Bay. If you are buying in Bonita Bay to watch the sunset over the water from your balcony, that experience belongs to the eight towers on Bonita Bay Boulevard, priced accordingly. Sandpiper’s appeal is the full Bonita Bay setting (paths, parks, the Private Beach, marina access for those who lease a slip, and optional Club membership) at one of the lowest entry prices in the community.
The realistic buyer profile breaks into two groups. The first is a seasonal owner who wants a lock-and-leave Florida base in a well-kept gated community, without the upkeep of a single-family home and without the price of a tower: the association maintains the buildings and grounds, and the covered parking space and storage room suit a car that stays in Florida. The second is a value-minded full-time buyer who has decided on Bonita Bay and concluded that Sandpiper’s price point, a $380,000 median on the last 12 months of county deeds, delivers the Bonita Bay address, the path system and the Private Beach at a cost well below the single-family villages and the towers.
Bonita Bay has 12 miles of recreational paths connecting the villages, the parks and the Club campus (BBCA Media Brochure, January 2026). The paths are part of what the master association maintains and what every owner’s master assessment supports; no Club membership is needed to use them. For owners who make walking or cycling a daily habit, the path network is one of the most underrated assets of a Sandpiper address.
Sandpiper has covered parking in free-standing buildings, and those parking buildings “also have a small storage area for each unit,” according to the association (Sandpiper at Bonita Bay, About Us). There are no enclosed garages. This is the single feature that most often creates hesitation during buyer due diligence: buyers coming from single-family homes expect a garage. Guest parking, second-vehicle parking, golf carts, trucks, boats and trailers are all governed by the condominium’s Rules and Regulations and by the master association’s rule-making power over traffic, parking and vehicle types on common areas, so read those rules in the disclosure documents before you commit if you own more than one vehicle or an oversized one.
Sandpiper’s buildings are two stories, with ground-floor and upper-floor condominiums (the unit numbers carry a floor digit of 1 or 2 on the county roll). Buyers who want step-free living generally focus on ground-floor condos and confirm access for the specific building. The two-story design is also why Sandpiper sits outside Florida’s milestone inspection and structural integrity reserve study laws, which apply to condominium buildings of three habitable stories or more (covered in its own section below).
Sandpiper at Bonita Bay rewards buyers and sellers who know which of its four floor areas, which floor and which view they are dealing with, because those three facts moved the last 12 months of deeds from $300,000 to $586,000. Get a free Sandpiper home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Data updated: September 2026. Sandpiper condos sold for a median of $380,000 across 11 qualified resales recorded by Lee County in the 12 months since September 2025, from $300,000 to $586,000. County deed records on this page run through September 2026, and MLS figures carry their September 30, 2026 pull date.
We lead with the county record because a recorded deed is the public, verifiable price of every Sandpiper sale, whether or not it ran through the MLS. The county records the deed consideration; the MLS records the reported closing price. When the two disagree, this page publishes the deed figure as the sale price and names the MLS figure once, with its date. We never average the two.
The Lee County qualified-sale file (DOR-qualified, improved sales only; index built September 29, 2026) contains 11 Sandpiper resales since September 2025, none of them builder-direct. We tracked every one, with the floor area the county roll records for that condo:
Recorded | Address (Lake Forest Drive) | Heated sq ft (county) | Deed price |
|---|---|---|---|
September 24, 2025 | 4141 | 1,393 | $305,000 |
October 30, 2025 | 4150 | 1,562 | $485,000 |
October 31, 2025 | 4220 | 1,562 | $534,900 |
November 12, 2025 | 4150 | 1,562 | $375,000 |
February 18, 2026 | 4140 | 1,371 | $380,000 |
February 23, 2026 | 4251 | 1,393 | $300,000 |
February 27, 2026 | 4121 | 1,393 | $350,000 |
April 8, 2026 | 4180 | 1,562 | $586,000 |
April 13, 2026 | 4170 | 1,562 | $440,000 |
May 5, 2026 | 4111 | 1,393 | $389,000 |
July 15, 2026 | 4201 | 1,393 | $380,000 |
Median $380,000 (11 sales, odd count, so the middle sale), range $300,000 to $586,000, total $4,524,900. Widening the window to 24 months (since September 2024) gives 18 qualified resales from $300,000 to $600,000 at the same $380,000 median. The newest recorded Sandpiper deed in the file is dated July 15, 2026.
Two patterns jump out. The 1,562-square-foot condos sold from $375,000 to $586,000, a spread of more than $200,000 on the same floor area, which is the renovation, floor and view premium at work. And the 1,393-square-foot condos, the most common size in the village (48 of 120 on the county roll), sold from $300,000 to $389,000.
The Southwest Florida MLS pull of September 30, 2026, covering every Bonita Bay subdivision, returned this Sandpiper row for the 12 months to September 30, 2026:
Southwest Florida MLS, September 2026 | Sandpiper at Bonita Bay |
|---|---|
Closed sales, 12 months to September 30, 2026 | 8 |
Lowest and highest sold | $300,000 to $534,900 |
Median sold price | $380,000 |
Mean sold price | $399,238 |
Median price per square foot | $275 |
Median days on market | 42 |
Median living area | 1,393 sq ft |
Active listings on the pull date | 3, listed $379,000 to $579,000, median $495,000; 1 pending |
Active median days on market | 152 days |
Rental records (active plus rented in 12 months) | 4 (3 active, 1 rented at $6,000 a month) |
The eight closings total $3,193,900 in volume at a median sale-to-list ratio of 97.3%.
The two sources cover different windows and measure different things, so their numbers differ slightly. The county median is $380,000 (11 deeds, September 2025 to July 2026); the Southwest Florida MLS, September 2026 median is $380,000 (8 closings in the 12 months to September 30, 2026). The county’s highest Sandpiper deed, $586,000 in April 2026, sits above the MLS high of $534,900, while the October 2025 deed at $534,900 matches the MLS high exactly. The county records deed consideration; the MLS records the reported closing price. Every one of the eight MLS closing prices appears among the county’s 11 deed prices; the three county deeds with no MLS closing in the window are $305,000, $440,000 and $586,000. This page publishes the deed figures as the sale prices.
The three Sandpiper condos listed on the September 2026 pull asked a median of $495,000 ($379,000 to $579,000), above the $380,000 county median of closed sales, and those listings had been on the market a median of 152 days against 42 days for the condos that sold. That gap is the pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price: the homes that sell quickly are the ones priced from the deed record, not from the most optimistic active listing. At roughly one closing a month in a 120-condo village, a correctly priced Sandpiper condo in good condition does not wait long for a buyer.
Data updated: September 2026. The table below puts Sandpiper beside the other entry-price and coach-home condominium villages of Bonita Bay on one yardstick: the Lee County parcel roll and qualified-deed file (index built September 29, 2026), each village’s county window chosen as the first with 10 or more sales, and the Southwest Florida MLS, September 2026 pull.
Village | Condos (county) | Built (county) | Median heated sq ft | County window and sales | County median | MLS Sept 2026 closed, median, DOM |
|---|---|---|---|---|---|---|
Sandpiper | 120 | 1991 to 1994 | 1,393 | 12 months, 11 | $380,000 | 8, $380,000, 42 days |
105 | 1985 to 1989 | 995 | 36 months, 16 | $375,000 | 7, $315,000, 177 days | |
120 | 1997 to 2000 | 1,820 | 12 months, 12 | $414,512 | 11, $409,025, 262 days | |
78 | 1989 to 1998 | 1,442 | 36 months, 12 | $484,000 | 4, $405,000, 108 days | |
120 | 1994 to 1997 | 1,615 | 24 months, 12 | $502,500 | 10, $502,500, 30 days |
Sandpiper has the lowest county median among the 120-condo coach-home villages and the second-lowest in the table, after Wild Pines, whose condos are smaller and older. It also posts one of the shortest MLS days-on-market figures in the group. Per square foot, the $275 MLS median for Sandpiper sits between Bay Pointe’s $247 and Harbor Landing’s $307.
For buyers, Sandpiper is one of the lowest-cost ways into Bonita Bay, but it is not a single-price product: the last 12 months of deeds run from $300,000 for a 1,393-square-foot condo to $534,900 and $586,000 for 1,562-square-foot condos, and condition and view explain most of that spread. Budget for the carrying costs covered below, which the purchase price does not show. For sellers, the 11 deeds are your comparables: find the ones that match your floor area and floor, adjust for condition and view, and price to the record. We tracked every qualified Sandpiper deed for this update, and we will walk any owner through the ones that match their condo. Sellers can start with a free Sandpiper home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Sandpiper at Bonita Bay came to be in the build-out of Bonita Bay by Bonita Bay Group: its condominium association was incorporated on November 3, 1989, its condominium was recorded on March 29, 1990, and its 120 condos were completed in 1991, 1993 and 1994, making it one of the earlier condominium villages inside the gates.
Bonita Bay was developed by Bonita Bay Group, the privately funded developer that also went on to build other Southwest Florida communities (Phoenix Bay Ventures, our legacy). The master community covers about 2,400 acres between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA vision), and the Bonita Bay Community Association was established in 1985 (BBCA Media Brochure, January 2026). Today the association counts 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods; the Club describes “56 intimate neighborhoods” (Bonita Bay Club, our community).
The association existed before the first condos were sold, which is standard for Florida condominium development: the association is the entity that owns and manages the common elements from the start.
The Sandpiper at Bonita Bay Condominium Association runs a public website for the community (Sandpiper at Bonita Bay), with a member login and a link to its management company’s owner portal. It is a Chapter 718 condominium association governed by an owner-elected board. We do not publish officer or resident names; the association’s current officers are on the state corporate record, and the governing documents arrive with the disclosure package in any sale.
Sandpiper’s homes are 120 two-story, coach-home-style condominiums in four floor areas on the Lee County roll: 1,371, 1,393, 1,562 and 1,593 heated square feet. The county records 100 as three-bedroom and 20 as two-bedroom, all with two baths, each with a screened lanai and a covered parking space with storage.
Heated sq ft (county roll) | Condos | Share of the village |
|---|---|---|
1,371 | 20 | 17% |
1,393 | 48 | 40% |
1,562 | 32 | 27% |
1,593 | 20 | 17% |
All 120 | median 1,393 |
The four sizes line up with the product’s original floor plans, and a buyer can match any Sandpiper listing to its size on the Lee County Property Appraiser record (leepa.org). Marketing figures sometimes run larger than the county’s heated area because they include the lanai or use a different measurement standard; the county heated figure is the consistent yardstick, and it is the one this page uses. Floor plan names you may see in older marketing materials are not in any public primary record we found, so we do not rely on them.
Every Sandpiper building has ground-floor and upper-floor condos; the unit numbers carry the floor digit. Ground-floor condos open onto the grounds and suit buyers who want step-free living. Upper-floor condos trade privacy and elevation for the climb, and buyers weighing them should confirm access, ceiling height and lanai orientation for the specific building. In our experience the premium moves with view and renovation more than with the floor itself, which is why the 11 deeds above spread so widely.
Sandpiper’s buildings are 32 to 35 years old. As a condominium, the association is responsible for insuring and maintaining the buildings and common elements under its Declaration and Chapter 718, while the owner handles the interior. That split is what buyers should inspect around:
The current Florida Building Code, 8th Edition (2023), took effect December 31, 2023 (Florida Building Commission); replacement windows, doors and roofing are permitted under it through the City of Bonita Springs.
Each Sandpiper condo has a screened lanai facing the community’s lakes or preserve, the Florida standard for outdoor living protected from insects and afternoon rain. The view is Sandpiper’s main visual differentiator from condo to condo: the association describes lake views, nature preserve views or a combination of the two. When you compare two condos of the same size, the lanai view is often what separates their prices.
A Sandpiper condo comes with two layers of amenities: Sandpiper’s own pool, spa and tennis court, available privately to Sandpiper owners, and automatic membership in the Bonita Bay Community Association, which maintains Bonita Bay’s roads, grounds, lakes, three waterside parks, 12 miles of paths and the gulf-front Private Beach. Golf and the Club are a separate, optional membership.
“A community swimming pool, spa and tennis court are available privately for Sandpiper owners,” the association states (Sandpiper at Bonita Bay, About Us). The Lee County roll carries them on a single common-element parcel at 4111 Lake Forest Drive, whose legal description names the pool and tennis and which includes a 757-square-foot heated building dating to 1991. These are common elements of the condominium, maintained through the Sandpiper assessment and shared only by Sandpiper’s 120 condos, which is why the pool rarely feels crowded even in season. Hours, guest rules and reservation rules sit in the condominium’s Rules and Regulations.
Every Sandpiper owner is automatically a member of the Bonita Bay Community Association. 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 gain 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). There is no separate Sandpiper gate; 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.
Estero Bay Park, in the northwestern corner of the property, covers 13 acres of historical and archaeological significance, with an 800-foot boardwalk through coastal mangroves to a private pier over Estero Bay, a butterfly garden, nature trails, a screened pavilion, a playground, picnic areas and Native American shell mounds. Riverwalk Park, along the Imperial River on the southern edge of Bonita Bay, offers a boat ramp, bocce, pickleball and basketball courts, a fitness trail, kayak storage and launch, a playground and picnic areas. Spring Creek Park, on Spring Creek at the northern border, has kayak and canoe racks and a launch dock (all three per BBCA parks).
The BBCA-owned Private Beach is a gulf-front facility off Hickory Boulevard, outside the gates, about “10 minutes from gate to gate,” with year-round shuttle service for residents (BBCA Private Beach). It is a master association amenity, not a Club amenity: owning a Sandpiper condo is what gives you access. Hurricane Ian caused its total destruction; it was rebuilt with breakaway walls in a concrete building and reopened on November 13 (the BBCA page does not print the year).
Bonita Bay has 12 miles of recreational paths connecting the villages, parks and Club campus (BBCA Media Brochure, January 2026). The BBCA describes Bonita Bay as “one of only 14 Audubon certified communities,” and its awards list includes Audubon certification and a run of grounds awards from 2010 to 2025 (BBCA Awards and Recognitions 2026). For Sandpiper owners, whose lanais face the lakes and preserve, that land management is the view.
The Bonita Bay Marina gives Sandpiper owners a boating option at an entry price point: 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 Bonita Bay resident investors and operated separately from both the Bonita Bay Community Association and the Club, with its own fees for slips, storage and services.
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; additional fees apply (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).
The most important technical specification for boating buyers is the draft: the marina states a maximum draft of 36 inches, tied to its permitting (Bonita Bay Marina, about the marina). That excludes most deep-draft sport-fishing boats and larger express cruisers, so check your boat’s draft and measured length against the marina’s rules before you buy. Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (BBCA realtor and buyer resources; Backwater Jacks). Slip and storage availability and fees are set by the marina, not by either association.
The Bonita Bay Club is an optional, separately owned, member-owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, a Lifestyle Center and dining. Buying a Sandpiper condo 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 BBCA 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 Club’s Sports Center, Lifestyle Center and dining pages describe the rest.
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).
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. Many Sandpiper owners never join and use the master association’s paths, parks and Private Beach as their amenities; others join for golf or racquet sports. Either way, the Club is a cost only if you choose it.
Sandpiper owners pay two association assessments: the Sandpiper at Bonita Bay Condominium Association assessment, which funds the buildings, insurance, grounds, pool, spa and tennis court, and the Bonita Bay Community Association master assessment. Neither association publishes its assessment on a public page, and Bonita Bay has no CDD, so 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). The Sandpiper condominium assessment appears in the condominium’s own estoppel certificate and annual budget, which a resale buyer is entitled to receive (Section 718.503, Florida Statutes).
The Sandpiper at Bonita Bay Condominium Association (document N35076) levies the condominium’s common expenses on the 120 condos. As a Chapter 718 condominium, the association insures the condominium property it is required to insure under Section 718.111(11) (Section 718.111, Florida Statutes), maintains the common elements, and funds reserves; those costs are the core of the Sandpiper assessment. The association does not post its assessment on its public site, and we do not publish a figure copied from a listing or a third-party website. The annual budget, which lists every line the assessment pays, is one of the documents a resale buyer receives.
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.
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 condo. The owner also carries an HO-6 condominium unit-owner policy for the interior, contents and liability, flood coverage as the lender or the owner requires, electricity from Florida Power and Light, and internet and TV unless the association’s documents say otherwise.
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 Sandpiper closing, and the Sandpiper association’s estoppel states anything owed to the condominium.
Budget the Sandpiper assessment and the BBCA assessment from their estoppel certificates, an HO-6 policy quote, a flood policy quote for the specific address, the property tax on the parcel’s TRIM notice, and utilities. A condominium buyer’s insurance picture is simpler than a single-family buyer’s because the association insures the building, but the HO-6 and flood quotes still vary by floor, condition and coverage choices, so get them during your inspection period.
Special assessments at Sandpiper can come from two associations: the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and the Sandpiper condominium association itself, whose pending or approved assessments appear on its estoppel certificate.
A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that 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 (Wild Pines of Bonita Bay, recap of the BBCA March 20, 2025 meetings). That assessment is past; a Sandpiper buyer’s title agent confirms on the BBCA estoppel that nothing remains owed on the condo being purchased.
Whether the Sandpiper association has levied, approved or is considering a special assessment of its own is a question for the association’s estoppel certificate, its budget and its board meeting records, which owners and resale buyers can request. We do not state what those records contain. Florida law requires the estoppel certificate to list assessments due, and a buyer who asks for the budget, the reserve schedule and recent board minutes before the inspection period ends is in the best position to negotiate.
Sandpiper is governed by two sets of documents: its own condominium documents (the Declaration of Condominium cited in the county legal descriptions at Official Records Book 2138, Page 3927, plus articles, bylaws and Rules and Regulations under Chapter 718) and the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834, with the BBCA By-Laws.
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.
Section 718.503(2) entitles a Sandpiper buyer, at the seller’s expense, to current copies of the Declaration of Condominium, the association’s articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where applicable, the association’s most recent structural integrity reserve study or a statement that it has none, and the state’s Frequently Asked Questions and Answers document. The resale contract must say either that the buyer received these more than 7 days before signing, or that the contract is voidable by the buyer within 7 days (excluding weekends and legal holidays) after signing and receiving them (Section 718.503, Florida Statutes).
At Sandpiper, the building exterior belongs to the condominium, so exterior changes (windows, sliding doors, lanai enclosures, screens, hurricane protection) typically need the Sandpiper association’s approval under its documents, and anything visible from outside can also fall under the BBCA’s design review. Florida law separately requires condominium boards to adopt hurricane protection specifications that owners may install (Section 718.113, Florida Statutes). Start both approvals before you order impact glass.
Sandpiper at Bonita Bay is not described as a 55-and-over community in any source we reviewed: the association’s public page, the master Declaration provisions summarized on this page, the Florida condominium register and the Lee County roll set no age restriction, so buyers of any age can purchase a Sandpiper condo.
If an age restriction ever mattered to a purchase or sale, it would have to appear in the recorded condominium documents, so confirm it in the Declaration and Rules delivered with the sale rather than relying on marketing.
A Sandpiper owner can lease the condo subject to the Sandpiper Declaration of Condominium and Rules and Regulations, which set the condominium’s leasing terms, and the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents. The Southwest Florida MLS, September 2026 pull shows a small, real seasonal rental market at Sandpiper.
Data updated: September 2026. The Southwest Florida MLS, September 2026 pull counted four Sandpiper rental records (three active, one rented in the 12 months to September 30, 2026), with the one rented record at $6,000 a month; no asking rent was populated on the three active records. Across all of Bonita Bay the same pull counted 60 rental records (41 active and 19 rented) with a median rent of $7,000 a month on the 19 rented. Four records in a 120-condo village is a thin signal: treat $6,000 as one rented data point, not a guaranteed rate.
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. The Sandpiper Declaration and Rules are where the condominium’s own minimum term, frequency limits and approval process live. We do not publish leasing terms copied from rental-agency listings; read them in the recorded Declaration and current Rules before you plan a rental.
If the Sandpiper documents require the association to approve a lease or a sale, Florida law caps the approval fee at $150 per applicant, with spouses and a parent and dependent children counted as one applicant (Section 718.112, Florida Statutes).
No public Bonita Bay or Sandpiper document we reviewed authorizes nightly or weekly rentals; treat short-term renting as not available until the current Sandpiper Rules say otherwise in writing. On a condo bought near the $380,000 county median, the realistic case is an owner who uses the condo part of the year and leases it seasonally, offsetting carrying costs rather than producing a high year-round yield.
Pet rules at Sandpiper come from the Sandpiper Declaration of Condominium and Rules and Regulations, not from the recorded Bonita Bay master Declaration, which contains no pet provision. The association does not post its pet rules publicly, so the number, size and type of pets allowed must be read in the condominium documents before you buy.
Leash, waste and nuisance rules also apply in Bonita Bay’s common areas, parks and paths, and the parks list pet water stations. Keep dogs leashed and away from pond edges, where alligators live. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule. Request the current Rules and Regulations early in your inspection period if you have a pet.
Sandpiper sits in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88) at every one of the five Lake Forest Drive addresses we measured, on FIRM panel 12071C0652G, 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 September 29, 2026 we placed five Sandpiper addresses with the US Census geocoder (Census geocoder) and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL) and Lee County’s evacuation zone layer (Lee County Evacuation Zones):
Address (Lake Forest Drive) | Flood zone | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|
4100 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4141 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4170 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4210 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4251 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
The points fall on the street in front of each address, not on the building footprint. Zones are set per structure, so confirm a specific condo with its elevation certificate and the FEMA or City map for the address. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it (Lee County mandatory flood insurance information). The City’s flood page explains the map colors and the November 17, 2022 effective date (City of Bonita Springs flood protection information).
FEMA’s Letter of Final Determination dated September 2, 2026 sets a March 2, 2027 effective date for a revision of six unincorporated Lee County panels (0576 to 0583); none is a Bonita Bay panel (FEMA Letter of Final Determination; Lee County 2026/2027 map changes; location map). The countywide Flood Insurance Study volume in the same series lists the City of Bonita Springs as community 120680 (FIS Volume 1). Sandpiper’s panel remains the November 17, 2022 G panel; check the address again after March 2027.
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 November 2024 outcomes across Lee County (WGCU, November 21, 2024). 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. That is why the elevation certificate matters as much at Sandpiper as the zone itself: ground-floor and upper-floor condos in the same building can sit very differently against the 10-foot base flood elevation.
All five Sandpiper points fall in Lee County Evacuation Zone A (storm surge zone 1). Zone A “will be the first area ordered to evacuate” and is often ordered for any named storm coming from the Gulf (Lee County Zone A fact sheet; Know Your Evacuation Zone). Seasonal owners should arrange hurricane preparation for their condo before they leave for the summer.
Hurricane Ian made landfall on September 28, 2022 (NOAA National Hurricane Center, Hurricane Ian report). Inside Bonita Bay, the documented damage includes the total destruction of the BBCA’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). In the City, surge came up the Imperial River and flooded homes along the river and creeks (WUSF, October 1, 2022). We found no primary source documenting Ian damage to the Sandpiper buildings specifically; the association’s records and the seller’s disclosures are where a buyer confirms it.
Helene and Milton in 2024 are documented at the City level (City of Bonita Springs, Milton); no Bonita Bay-specific damage from either was found in a primary source.
At Sandpiper the condominium association insures the condominium property that Section 718.111(11) requires it to insure, and the owner carries an HO-6 policy for the interior, improvements, contents, liability and loss assessment. Flood is separate: the association’s building flood coverage and the owner’s own flood policy each follow their own terms, and a lender will specify what it requires. Ask for the association’s current insurance declarations in the disclosure package, and get your HO-6 and flood quotes during the inspection period. Owners can also check the state’s My Safe Florida Home program for hardening grants on eligible homes (My Safe Florida Home).
Florida’s post-Surfside condominium safety laws apply by building height: the milestone structural inspection under Section 553.899 and the structural integrity reserve study under Section 718.112(2)(g) both cover condominium buildings three habitable stories or higher. Sandpiper’s buildings are two stories, below that line.
By the statutes’ own terms, Sandpiper’s two-story buildings fall outside both requirements, so Sandpiper owners are not carrying the mandatory SIRS reserve funding that has pushed fees up at taller Florida condominium buildings since 2025. That does not mean the buildings need no reserves: the association still maintains the roofs, envelope and common elements and still budgets for them. A resale buyer is entitled to the association’s most recent SIRS or a statement that it has none, and to the annual budget, under Section 718.503; read the reserve schedule there. Florida’s condominium division publishes the rules and forms behind these laws (Florida DBPR, Division of Florida Condominiums).
Sandpiper 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. 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 Sandpiper address. School sites: Bonita Springs High and Bonita Springs Middle, listed in the district’s middle school directory.
Sandpiper is not age-restricted, so families with school-age children can and do buy here; the proximity zones above are the starting point, and many Sandpiper buyers are seasonal or empty-nest owners for whom schools matter less.
Building permits for Sandpiper condos 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 or structural work also needs the Sandpiper association’s approval under its condominium documents before the City permit is pulled.
Three approvals can apply to a Sandpiper project: (1) the Sandpiper association, which owns and maintains the building envelope and approves changes to it under its documents; (2) BBCA Design Review under §9.2 of the master Declaration for anything that changes the exterior appearance; and (3) a City of Bonita Springs building permit for windows, doors, 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). Substantial improvement of a building in the flood zone follows the City’s 50% rule (City substantial improvement toolkit) and the City’s floodplain ordinance (Ordinance 22-05). A buyer can search a building’s permit history by its Lake Forest Drive address through the City.
Sandpiper is surrounded by the rest of Bonita Bay: the Hidden Harbor neighborhood’s streets, interior lakes and preserve inside the gates, the Imperial River and the marina toward the south, and the US 41 corridor along the community’s 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 Sandpiper buyer are changes on the Club campuses and along US 41, not new buildings inside the village.
Daily life at Sandpiper runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management collection in Bonita Springs, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the Sandpiper association handling the buildings and grounds and the Bonita Bay Community Association handling roads, gates and patrol.
Each Sandpiper condo has covered parking in a free-standing parking building with a small storage area, per the association. Guest parking, golf cart storage and vehicle limits are set in the Sandpiper Rules and Regulations and the BBCA’s rules on traffic, parking and vehicle types. Golf carts are common in Bonita Bay; confirm where a cart may be kept at Sandpiper before you buy one.
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. Mail and package delivery arrangements for the Sandpiper buildings are part of the association’s operations; confirm them for the specific building when you tour.
Sandpiper sits in the interior 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. That position gives Sandpiper owners both metro areas’ shopping, dining, healthcare and the region’s airport without living in either city.
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.
Sandpiper compares with Bonita Bay’s other neighborhoods on price, product and ownership: it is a two-story condominium village at the entry end of the Bonita Bay price ladder, with a 12-month county median of $380,000, where the towers on Bonita Bay Boulevard mostly trade near or above $1 million and the single-family villages run from about $1 million to several million.
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 the post-Surfside inspection and reserve laws that apply to buildings of three habitable stories or more.
Single-family villages: fee-simple homes with private yards, from small cul-de-sac villages to large estate villages, at prices well above Sandpiper’s.
Coach-home, carriage-home and low-rise condominium villages: Sandpiper, Bay Pointe, Harbor Landing, Greenbriar and Wild Pines, among others, where the association maintains the buildings and grounds and prices start in the $300,000s. Across all of Bonita Bay, the Southwest Florida MLS, September 2026 pull recorded 227 closings in the 12 months to September 30, 2026 at an $840,000 median, more than twice Sandpiper’s.
Bay Pointe is Sandpiper’s closest twin in scale: 120 two-story condos, but newer (1997 to 2000 on the county roll) and larger (median 1,820 heated square feet against Sandpiper’s 1,393). Its 12-month county median of $414,512 sits about $35,000 above Sandpiper’s $380,000, while its MLS median price per square foot ($247) sits below Sandpiper’s $275. Buyers who want more room for the money look at Bay Pointe; buyers who want the lowest entry price in a 120-condo village with its own pool, spa and tennis court look at Sandpiper.
Harbor Landing, another 120-condo, two-story village (1994 to 1997), trades higher, at a $502,500 county median over 24 months with a 30-day MLS median. Greenbriar, 78 condos in five condominiums on Bayhead Drive, recorded a $484,000 county median over 36 months. Both cost more than Sandpiper for somewhat larger condos.
Sandpiper and Wild Pines are Bonita Bay’s two entry-price condominium villages, with county medians of $380,000 and $375,000. Sandpiper’s condos are larger and newer (1991 to 1994, median 1,393 square feet) and sell faster on the MLS; Wild Pines’ are smaller and older (1985 to 1989, median 995 square feet) and priced lower per condo but higher per square foot.
Data updated: September 2026. The table uses the Lee County parcel roll and qualified-deed file (index built September 29, 2026), the Florida condominium register, FEMA’s National Flood Hazard Layer (point queries on September 29, 2026) and the Southwest Florida MLS, September 2026 pull.
Decision factor | Sandpiper | Wild Pines |
|---|---|---|
Condos (county roll) | 120 | 105 |
Condominiums on the state register | 1 (PR1P020908, 120 units, 1990) | 2 (84 units, 1985; Building E, 21 units, 1988) |
Street | Lake Forest Dr, just off Hidden Harbor Dr | Wild Pines Dr |
Year built (county) | 1991 to 1994 | 1985 to 1989 |
Heated sq ft (county) | 1,371 to 1,593, median 1,393 | 581 to 1,130, median 995 |
Building form | Two stories, 19 buildings | Six buildings; unit numbers suggest three floors (indicative only) |
County sales and window | 11 in 12 months since Sept 2025 | 16 in 36 months since Sept 2023 |
County median and range | $380,000; $300,000 to $586,000 | $375,000; $240,000 to $535,000 |
MLS Sept 2026: closed, median, DOM | 8, $380,000, 42 days | 7, $315,000, 177 days |
MLS Sept 2026: median $ per sq ft | $275 | $286 |
Active listings, Sept 2026 pull | 3, median $495,000 | 3, median $344,900 |
Rental records, Sept 2026 pull | 4 (3 active, 1 rented at $6,000) | 3 active, none rented |
FEMA zone at the points we tested | AE, BFE 10 ft (five points) | Shaded X, 0.2% annual chance (one point, 3631 Wild Pines Dr) |
Own amenities per the association | Pool, spa, tennis court | See the Wild Pines page |
Choose Sandpiper if you want a three-bedroom or two-bedroom condo of about 1,400 to 1,600 square feet, covered parking with storage, a private pool, spa and tennis court shared by 120 owners, and a market where 11 deeds in 12 months give a clear read on value. Choose Wild Pines if the lowest possible entry into Bonita Bay matters more than space, you are comfortable in a condo of about 1,000 square feet, and you value a location near the community’s US 41 side; the one Wild Pines point we tested also sat outside the Special Flood Hazard Area, although that is a single point and every building needs its own check. Buyers who want more space at a modest step up should also tour Bay Pointe.
Selling in Sandpiper and weighing where to move next inside Bonita Bay? Get a free Sandpiper home valuation or call Jesse direct at (239) 898-6072; for the buying side, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning in Sandpiper means one of the most affordable ways into gated Bonita Bay, a lock-and-leave two-story condo with lake or preserve views, a private pool, spa and tennis court, and no CDD, balanced against Zone AE flood exposure, unpublished association costs, no garages and buildings more than 30 years old. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one.
1. An attainable front door to Bonita Bay. The Bonita Bay address, the master association’s paths, parks and Private Beach, and optional access to the Club, at a 12-month county median of $380,000.
2. A liquid market. Eleven county-recorded resales in 12 months and a 42-day MLS median mean a well-priced Sandpiper condo sells in a reasonable time.
3. No exterior upkeep. The association maintains the buildings, roofs, grounds and common elements; owners handle the interior.
4. Sandpiper’s own amenities. A pool, spa and tennis court shared only by Sandpiper’s 120 condos.
5. Outside the SIRS and milestone laws. At two stories, the buildings fall below the three-habitable-story line in Sections 553.899 and 718.112(2)(g).
6. Bonita Springs CRS Class 5. A 25% discount on NFIP flood policies for City properties.
7. No CDD. Bonita Bay has no community development district and no special taxing district.
8. A built-out community. Bonita Bay is complete; new supply comes only from resale.
9. The setting. Lake and preserve views with wading birds, in a community the BBCA describes as one of only 14 Audubon certified communities.
1. No garages. Covered parking with a small storage area, not an enclosed garage, is a real constraint for two-vehicle households and for buyers who store a lot.
2. Buildings from 1991 to 1994. HVAC, water heaters, plumbing, windows and interior finishes may be original; inspect carefully and read the association’s reserve schedule.
3. Zone AE flood exposure and Evacuation Zone A. Flood insurance is required for a federally backed mortgage, and Zone A is the first ordered to evacuate.
4. Association costs are not published. Both the Sandpiper and BBCA assessments must be read from the estoppel certificates and budgets; budget them before you offer.
5. No bay, Gulf or golf views. The views are lakes and preserve.
6. Leasing and pets follow the condominium documents. Read them before you plan a rental or bring a pet.
7. Upper floors mean a climb. Buyers who want step-free living should focus on ground-floor condos and confirm access for the building.
If you’re searching for a Sandpiper listing agent, or thinking, ‘I need someone to sell my Sandpiper home…’, start with the record: 11 qualified Sandpiper deeds in 12 months at a $380,000 median, from $300,000 to $586,000, and a 42-day MLS median. McGreevy and Comisar price, prepare and market Sandpiper condos from that record, not from a Bonita Bay average.
Our credentials as your Sandpiper listing agent:
In the last 12 months Sandpiper has seen 11 resales in the Lee County qualified-deed record, at $305,000, $485,000, $534,900, $375,000, $380,000, $300,000, $350,000, $586,000, $440,000, $389,000 and $380,000, for $4,524,900 in volume. Over 24 months the record shows 18 resales at the same $380,000 median. The Southwest Florida MLS, September 2026 pull shows a median of 42 days on market for its 8 closings in the 12 months to September 30, 2026, and a median sale-to-list ratio of 97.3%.
Four things. First, the spread: the same 1,562-square-foot floor area sold from $375,000 to $586,000 in 12 months, so a Sandpiper price has to be built from the deeds that match your size, floor and condition. Second, the condominium paperwork: Section 718.503 entitles your buyer to the Declaration, bylaws, rules, budget, financial statement and SIRS statement at your expense, and the contract is voidable for 7 days after the buyer receives them unless they were delivered earlier, so having the package ready at listing protects your timeline. Third, Bonita Bay’s open house and sign rules: 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, buyers ask about flood, fees and the two-story SIRS position on the first call, and we answer with documents.
Start with a free Sandpiper 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 11 qualified Sandpiper deeds of the last 12 months, starting with those that match your floor area (1,371, 1,393, 1,562 or 1,593 square feet) and floor, then adjust for renovation, view and the condition of HVAC, windows and water heater. Check the result against the three active listings, which asked a $495,000 median in September 2026.
The Southwest Florida MLS, September 2026 pull shows a median of 42 days on market for Sandpiper’s 8 closings in the 12 months to September 30, 2026, one of the shorter figures among Bonita Bay’s condominium villages. The three active listings on that date had a 152-day median, which is what happens to Sandpiper condos priced above the deed record.
The Sandpiper condominium documents the law requires (Declaration, articles, bylaws, rules, budget, financial statement and the SIRS statement), both estoppel certificates, the §720.401 disclosure summary for the master association, your wind mitigation and four-point reports, your elevation certificate if you have one, and records of any renovation and City permits.
No approval is needed to list. Whether the Sandpiper association must approve a buyer is set by its Declaration; if it must, Florida law caps the approval fee at $150 per applicant. BBCA membership passes to the buyer automatically at purchase. We read the documents at listing so an approval step never surprises your closing date.
Club membership is optional and separate from the condo, 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; ask the Club’s membership office before you list.
Sandpiper’s long-run value rests on Bonita Bay itself: a complete, built-out, gated master-planned community of about 2,400 acres and 3,346 residences with its own parks, paths, Private Beach, a resident-owned marina and a member-owned club, where every future Sandpiper transaction is a resale and the supply of condos at this price point cannot grow.
Bonita Bay is not a single neighborhood; it is a complete ecosystem. Communities that provide their own amenity infrastructure (marina, beach access, golf, paths, parks) are less exposed to the changes that affect standard subdivisions around them. A Sandpiper owner benefits from decades of investment by the master association, the Club’s members and the marina’s owners, and from land management that keeps the lakes and preserve that give Sandpiper its views.
The Bonita Bay master plan is complete. Omega, the last of the eight towers, carries a county year built of 2022, and the single-family and coach-home villages are built out. Every future Sandpiper transaction is a resale, with no new-construction competition. For a 120-condo village, fixed supply means thin annual turnover (11 county-recorded resales in the last 12 months), so correctly priced, well-presented condos move and overpriced ones sit.
For buyers who want the Bonita Bay lifestyle but are not ready to commit to a tower or a single-family price, Sandpiper is an authentic on-ramp. Some owners later move within Bonita Bay to a larger coach home, a single-family home or a tower as their needs change, keeping the community they already know. If you are sure about Bonita Bay but not yet sure which product suits you, a Sandpiper condo is a low-friction way to find out.
Sandpiper at Bonita Bay sits within the incorporated City of Bonita Springs, whose residents voted in 1999 to incorporate the city for the second time (it was briefly incorporated in the 1920s). That gives Sandpiper owners a municipal government for permitting, code enforcement, stormwater and planning, and it is why the City’s CRS Class 5 flood discount applies to Sandpiper policies.
The City’s history page records the 1999 vote (City of Bonita Springs history), and its charter is public (City Charter, codified 2012); the City marked its 25th anniversary in 2024 (City 25th anniversary). The City runs its own stormwater program (City stormwater and drainage) and a Hurricane Ian recovery grant program (City CDBG-DR grant management).
Bonita Springs sits between Fort Myers and Naples, so Sandpiper owners reach the shopping, dining, healthcare and cultural resources of both metro areas, and Southwest Florida International Airport, without living in either city. Bonita Springs also kept its CRS Class 5 standing through the post-Ian review, which means a 25% NFIP discount for Zone AE owners like Sandpiper’s.
Sandpiper 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 Sandpiper guide we read the condominium’s state records, the master Declaration and every qualified Sandpiper deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Sandpiper 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 18 qualified Sandpiper deeds recorded since September 2024 for this update, and we measured the flood zone at five Sandpiper 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:
Sandpiper is a village where specifics decide the price: which of the four floor areas, ground floor or upper floor, lake or preserve view, and whether the kitchen, baths, HVAC and windows have 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 covered parking, the pool, spa and tennis court, the flood record, the two-story SIRS position 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 Sandpiper 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “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
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling a Sandpiper condo? Get a free Sandpiper home valuation, or call Jesse direct at (239) 898-6072.
Buying in Sandpiper? 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 Sandpiper, see our Bonita Bay guide, our Bonita Springs guide and our guides to the neighboring condominium villages Wild Pines and Bay Pointe.
The best Sandpiper buyers we work with ask the most questions before the offer and the fewest after closing. Order both estoppel certificates early, get HO-6 and flood quotes during your inspection period, and use the review period Florida’s condominium law provides. There is no obligation and no cost for an initial conversation.
These are the questions buyers ask us about Sandpiper at Bonita Bay, answered from the county record, the condominium’s state records and public pages, the recorded Bonita Bay documents, FEMA and the City, and the Southwest Florida MLS.
Sandpiper at Bonita Bay is a 120-unit condominium of two-story, coach-home-style buildings inside Bonita Bay, the 2,400-acre master-planned community in Bonita Springs, FL 34134. Its condos sit on Lake Forest Drive, just off Hidden Harbor Drive, with lake and preserve views, and were built from 1991 to 1994.
Sandpiper owners pay two assessments: the Sandpiper at Bonita Bay Condominium Association assessment and the Bonita Bay Community Association master assessment. Neither association publishes its figure on a public page, so the current amounts come from the two estoppel certificates and the Sandpiper budget in the sale. Bonita Bay has no CDD, and the Club is optional.
It funds the condominium’s common expenses: the insurance the association carries under Section 718.111(11), maintenance of the buildings, roofs, grounds and covered parking, the pool, spa and tennis court, reserves and administration. The annual budget a resale buyer receives lists every line. Electricity, the owner’s HO-6 policy, interior upkeep and Club membership are the owner’s.
No. Sandpiper has covered parking in free-standing parking buildings, each with a small storage area for every condo, according to the association. There are no enclosed garages. If a garage is essential, compare Sandpiper with other Bonita Bay villages, and read Sandpiper’s parking rules if you own two vehicles.
The Lee County roll records four heated floor areas: 1,371 square feet (20 condos), 1,393 (48), 1,562 (32) and 1,593 (20), a median of 1,393. It records 100 condos as three-bedroom and 20 as two-bedroom, all with two baths. Marketing figures can run larger when they include the lanai.
The county roll dates 84 condos to 1991, 16 to 1993 and 20 to 1994, so the buildings are 32 to 35 years old. The condominium itself was recorded on March 29, 1990. Inspect HVAC, water heater, plumbing, windows and electrical, which may be original unless a prior owner replaced them.
120 condos in nineteen buildings, per the association and the Florida condominium register (project PR1P020908, 120 units). On the county roll they share 24 street numbers on Lake Forest Drive, and the unit numbers run in nineteen building series. Bonita Bay is built out, so no condos can be added.
No source we reviewed describes Sandpiper as a 55-and-over community, and no age restriction appears in the public records summarized on this page. Confirm in the Declaration of Condominium and Rules delivered with the sale if an age restriction would matter to you.
The Sandpiper Declaration of Condominium and Rules and Regulations set the condominium’s leasing terms, and the Bonita Bay master Declaration binds every tenant to the governing documents without its own minimum term. Read the current Sandpiper documents before planning a rental; we do not repeat lease terms from rental-agency listings.
The Southwest Florida MLS, September 2026 pull counted four Sandpiper rental records (three active, one rented in the 12 months to September 30, 2026), the rented one at $6,000 a month. That is a thin sample, so treat it as one data point rather than a guaranteed rate.
The Sandpiper Declaration and Rules and Regulations set the pet policy; the master Declaration has no pet provision, and the association does not post its pet rules publicly. Read the rules in the disclosure package early in your inspection period if you have a pet.
Yes. The five Sandpiper addresses we measured are all in FEMA Zone AE with a base flood elevation of 10 feet on panel 12071C0652G, effective November 17, 2022. Flood insurance is federally required for a federally backed mortgage, and the City’s CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County Evacuation Zone A, the first zone ordered to evacuate, at every Sandpiper point we tested. Seasonal owners should arrange hurricane preparation before leaving for the summer.
Ian destroyed the BBCA’s Private Beach facility, since rebuilt, and flooded the Club’s cart barn; the City saw surge up the Imperial River. We found no primary source documenting Ian damage to the Sandpiper buildings specifically, so read the association’s records and the seller’s disclosures for any building repairs.
No. The Club is a separate, optional, member-owned entity, and buying a Sandpiper condo does not make you a member. The Club does not publish its initiation fees or dues on its public website; its membership office provides the current schedule.
Yes. The Private Beach is owned by the Bonita Bay Community Association, not the Club, and every owner’s master association membership gives access. It is a gulf-front facility off Hickory Boulevard, about 10 minutes from gate to gate, with year-round shuttle service.
Sandpiper’s own pool, spa and tennis court, shared by its 120 condos, plus the master association’s 12 miles of paths, three waterside parks (Estero Bay Park, Riverwalk Park and Spring Creek Park), the Private Beach and the Community Patrol. The marina and the Club are separate, with their own fees.
The BBCA’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025, and is past. Any Sandpiper condominium assessment appears on the Sandpiper estoppel certificate; ask for the budget and recent board minutes before your inspection period ends.
Florida’s structural integrity reserve study law (Section 718.112(2)(g)) and milestone inspection law (Section 553.899) apply to condominium buildings three habitable stories or higher. Sandpiper’s buildings are two stories, so by the statutes’ terms they fall outside both. The association still budgets reserves for its roofs and common elements.
In the interior of Bonita Bay, on Lake Forest Drive just off Hidden Harbor Drive, facing interior lakes and preserve. It is not on the bayfront tower row and not on a golf course.
The Southwest Florida MLS, September 2026 pull shows a median of 42 days on market and a median sale-to-list ratio of 97.3% for Sandpiper’s 8 closings in the 12 months to September 30, 2026. Correctly priced condos in good condition move quickly.
The Lee County record shows 11 qualified resales in the 12 months since September 2025 at a $380,000 median, from $300,000 to $586,000. The Southwest Florida MLS, September 2026 pull showed a $380,000 median for its 8 closings and three active listings at a $495,000 median.
It is built for it: the association maintains the buildings and grounds, the covered parking and storage suit a car that stays in Florida, and the paths, parks and Private Beach are there when you are in residence. Plan hurricane preparation for the months you are away.
Sandpiper is inside the gated Bonita Bay master community, which runs its own Community Patrol. There is no separate Sandpiper gate.
Yes. The association states that “a community swimming pool, spa and tennis court are available privately for Sandpiper owners.” They sit on the condominium’s common-element parcel at 4111 Lake Forest Drive.
Golf carts are common in Bonita Bay and its paths connect the villages, parks and Club campus. Where a cart may be kept at Sandpiper is set by the condominium’s Rules and Regulations, so confirm it before you buy one.
They are two separate legal entities with separate budgets and boards. The Sandpiper at Bonita Bay Condominium Association (document N35076) runs the condominium: buildings, insurance, grounds, covered parking, pool, spa and tennis court. The Bonita Bay Community Association (document N07041) runs Bonita Bay’s roads, parks, paths, Private Beach and patrol. Every Sandpiper owner belongs to both.
In a Chapter 718 condominium like Sandpiper, you own your unit and a share of the common elements, and the association maintains and insures the buildings as its documents and Section 718.111 require. In a Chapter 720 HOA home, you own the lot and the structure and insure it yourself. That is why a condo owner carries an HO-6 policy rather than a full homeowners policy.
Under Section 718.503, the seller provides the Declaration of Condominium, articles, bylaws and rules, the annual financial statement and budget, the SIRS or a statement that there is none, and the state’s FAQ document. The contract is voidable within 7 days after you receive them unless you received them more than 7 days before signing.
Lee County uses proximity-based school choice: under the district’s most recent published plan, the elementary zone holds Spring Creek, Bonita Springs and other elementary schools, the middle zone holds Bonita Springs Middle and Three Oaks Middle, and high school uses the South choice zone. Confirm an address’s zones with the School District of Lee County.
It depends on your plan. For a part-year owner who leases seasonally within the condominium’s rules, rent can offset carrying costs. For a short-term rental plan, Sandpiper is the wrong fit. For a high-yield, year-round income plan, the two assessments and insurance compress net returns. In our experience, most Sandpiper buyers are owner-users first.
These are the questions Sandpiper owners ask us before they list, answered from the Lee County deed record, the Southwest Florida MLS, the condominium’s state records, Florida’s condominium statutes and the Bonita Bay documents.
A Sandpiper condo’s value starts with the 11 qualified resales Lee County recorded in the 12 months since September 2025, which ran from $300,000 to $586,000 around a $380,000 median. Where yours lands depends on its floor area (1,371, 1,393, 1,562 or 1,593 heated square feet on the county roll), whether it is a ground-floor or upper-floor condo, the lake or preserve view from the lanai, and how much of the kitchen, baths, HVAC and windows has been updated. We build every valuation from the deeds that match your size and floor.
The best listing agent for Sandpiper is one who prices from the Sandpiper deed record, knows Chapter 718 resale paperwork and can explain the two association layers, the Zone AE flood facts and the two-story SIRS position to buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $900 million in personal sales, and we tracked every qualified Sandpiper deed since September 2024 for this guide.
Lee County recorded 11 qualified Sandpiper resales in the 12 months since September 2025, for $4,524,900 in total volume, with the newest deed dated July 15, 2026. The Southwest Florida MLS, September 2026 pull counted 8 closings in the 12 months to September 30, 2026; the county file carries three more deeds, at $305,000, $440,000 and $586,000, with no MLS closing in that window. Over 24 months the county record shows 18 resales at a $380,000 median, so Sandpiper turns over roughly once a month.
On the county record, Sandpiper condos sold for a median of $380,000 over the last 12 months, from $300,000 to $586,000. The 1,393-square-foot condos, the most common size, sold from $300,000 to $389,000, while the 1,562-square-foot condos sold from $375,000 to $586,000. The Southwest Florida MLS, September 2026 pull recorded a $380,000 median and $275 per square foot. The spread within each size is the renovation, floor and view premium, and it is where good pricing earns its keep.
The Southwest Florida MLS, September 2026 pull shows a median of 42 days on market for Sandpiper’s 8 closings in the 12 months to September 30, 2026. The three condos still listed on that pull had been on the market a median of 152 days at a $495,000 median asking price. The lesson for a Sandpiper seller is that condos priced from the deed record sell in weeks, and condos priced above it wait.
The Southwest Florida MLS, September 2026 pull put the median Sandpiper sale-to-list ratio at 97.3% across the 8 closings in the 12 months to September 30, 2026. In practical terms, Sandpiper sellers who priced close to the deed record gave up under 3% in negotiation at the median. A condo listed well above the matching deeds tends to give up more, and to take longer doing it, which is why we set list prices from the closed record rather than the most optimistic active listing.
On the last 12 months of Sandpiper deeds, condition and view mattered more than either. The same 1,562-square-foot floor area sold from $375,000 to $586,000, and the 1,393-square-foot condos from $300,000 to $389,000. Floor area sets the band, and ground or upper floor shifts demand between step-free buyers and privacy buyers, but renovation level and the lanai view decide where in the band a Sandpiper condo closes.
Section 718.503(2) requires a Sandpiper seller to give the buyer, at the seller’s expense, current copies of the Declaration of Condominium, the association’s articles, bylaws and rules, the annual financial statement and annual budget, the association’s most recent structural integrity reserve study or a statement that it has none, the milestone inspection summary if applicable, and the state’s Frequently Asked Questions and Answers document. We assemble this package at listing so it is ready the day the contract is signed.
Under Section 718.503, a Sandpiper resale contract is voidable by the buyer within 7 days, excluding weekends and legal holidays, after the buyer signs and receives the condominium documents, unless the buyer received them more than 7 days before signing. Delivering the Sandpiper package promptly starts that clock early; a slow package extends the period in which your buyer can walk away without penalty.
An estoppel certificate is the association’s signed statement of what is owed on the condo: regular assessments, special assessments and other charges. A Sandpiper sale needs two, one from the Sandpiper condominium association and one from the Bonita Bay Community Association. The title agent usually requests them, and Section 718.116(8) requires the condominium association to issue its certificate within 10 business days of a request.
Under the 2025 text of Section 718.116(8), a condominium association’s estoppel fee may not exceed $250 when nothing is delinquent, plus $100 if expedited and delivered within 3 business days, and up to $150 more if a delinquency exists. Who pays is set by the contract; on the standard Florida form it is commonly the seller’s cost. The BBCA’s certificate is a separate request under Chapter 720, so a Sandpiper seller should expect two estoppel fees.
You never need approval to list. Whether the Sandpiper association must approve your buyer is set by its Declaration of Condominium; if approval is required, Section 718.112(2)(i) caps the fee at $150 per applicant, counting spouses and a parent with dependent children as one applicant. BBCA membership passes to your buyer automatically at purchase. We read the Sandpiper documents at listing so an approval step is built into the closing schedule.
Yes, at the Bonita Bay level. The BBCA’s Open House Guidelines require the listing agreement and a request emailed to the BBCA at least 72 hours ahead, limit open houses to Monday to Saturday 9 to 5 and Sunday 1 to 4, require the BBCA sign standard, prohibit SOLD signs, and bar signs on golf courses, bike paths and the main entrance roads. Any additional Sandpiper rule on signs sits in its Rules and Regulations, which we check before your listing goes live.
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, so we do not publish either figure as current. The BBCA estoppel certificate states exactly what is due at your Sandpiper closing, and the purchase contract says who pays it.
The BBCA’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025, so for most Sandpiper owners it is paid and past. If anything remains owed on your condo, it will appear on the BBCA estoppel certificate, and the purchase contract allocates who pays anything still owed at closing. Disclose any Sandpiper condominium assessment you know about; the Sandpiper estoppel will show it anyway.
Your buyer will ask for the Sandpiper quarterly or monthly assessment, what it covers, the BBCA master assessment and any charge at closing. Neither association publishes these figures, so the answers come from your most recent assessment statements, the Sandpiper budget and the two estoppel certificates. Having your statements and the budget ready at listing lets us answer the fee question on the first showing, which is where many condo buyers decide.
State it plainly: the five Sandpiper addresses we measured are in FEMA Zone AE with a 10-foot base flood elevation on panel 12071C0652G, effective November 17, 2022, and the City’s CRS Class 5 rating gives NFIP policies a 25% discount. If you have an elevation certificate or a current flood policy for your condo, include it in the listing package; documented figures reassure buyers more than general statements.
It can. Florida’s structural integrity reserve study requirement and milestone inspection law apply to condominium buildings three habitable stories or higher, and Sandpiper’s buildings are two stories. Buyers comparing Sandpiper with tower condos often worry about SIRS-driven fee increases, so a clear explanation of the statutes, backed by the association’s budget and reserve schedule in the disclosure package, is a real selling point for a Sandpiper condo.
The Sandpiper deed record shows the market paying most for updated interiors: the spread within one floor area reached $211,000 in 12 months. Fresh paint, lighting, and fixing anything an inspector will flag (HVAC, water heater, leaks, electrical) usually pay back. A kitchen or bath remodel can, but get our pricing read first, and remember that exterior changes such as windows or sliding doors need the Sandpiper association’s approval and a City permit.
Usually, yes. Many Sandpiper buyers shop from out of state, so photos and video carry the first showing, and original 1990s finishes read older on camera than in person. Decluttering, neutral paint, good lighting and a clean, furnished lanai that shows off the lake or preserve view do the most work. We walk through every Sandpiper condo before listing and tell you honestly what is worth doing and what is not.
Many Sandpiper buyers are seasonal, so demand peaks when they are in Southwest Florida, roughly from late fall through early spring. Listing in the early fall lets photos, video and the MLS listing build views before the busiest months. A Sandpiper condo priced from the deed record still sells in the summer, but with fewer buyers in town the pace is usually slower.
Typical Sandpiper seller costs are the brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price (Florida Department of Revenue), which is $2,660 on a $380,000 sale, the owner’s title insurance policy that sellers customarily pay in Lee County, the estoppel fees, any assessments due and prorated property taxes. We prepare a net sheet from your actual numbers before you list.
Yes. A leased Sandpiper condo can be listed and sold, with showings coordinated under the lease and Florida’s landlord and tenant law. Tell buyers the lease terms and end date up front: owner-occupant buyers usually want possession at closing, while an investor buyer may take over the lease if the Sandpiper documents allow it. Any approval the Sandpiper Declaration requires for a new tenant or owner still applies.
Club membership is optional and separate from your Sandpiper condo, so it neither blocks nor completes the sale, and it is not sold with the condo. How a member’s own membership ends, transfers or is refunded is set by the Club’s membership documents, which are not public. Ask the Club’s membership office about your membership before you list so the answer is ready when a buyer asks.
Most can buy, but lenders review the condominium as well as the buyer. They look at insurance, reserves, owner occupancy and any litigation, and they will ask the association to complete a questionnaire. Sandpiper’s two-story buildings sit outside the SIRS and milestone laws, which removes one issue lenders ask about at taller buildings. Cash buyers avoid the review entirely, and a clean, current Sandpiper disclosure package helps a financed buyer’s lender close on time.
Many do. In our experience, at a $380,000 median many Sandpiper buyers are retirees and second-home buyers selling a larger home elsewhere. We do not publish a cash percentage because the Southwest Florida MLS, September 2026 pull we cite does not report financing type. When we list a Sandpiper condo, we qualify every buyer’s financing or proof of funds before accepting an offer.
It is a disclosure topic, not a deal-breaker. Every Sandpiper point we tested is in Lee County Evacuation Zone A, like the rest of Bonita Bay, and buyers from outside Florida may not know what that means. We explain that Zone A is the first ordered to evacuate for a named storm from the Gulf, and we give buyers the county’s fact sheet so the answer comes from the county, not from us.
Price and presentation. On the September 2026 pull, the three active Sandpiper condos asked a $495,000 median and had sat a median of 152 days, while the 8 that closed took a median of 42. A Sandpiper listing stands out when it is priced from the matching deeds, photographed to show the lanai view, and backed by a complete disclosure package, including the fee and flood facts buyers ask about first.
Yes. Many Sandpiper condos sell furnished to seasonal buyers who want a turnkey Florida home. List furniture as personal property in the contract rather than folding it into the price, and agree an inventory before closing. Furnishings add appeal but little appraised value, so we price the condo from the deed record and treat the furniture as a negotiation point for the buyer who wants it.
Use the same yardstick. On the county record, Sandpiper’s 12-month median is $380,000 on condos of 1,371 to 1,593 heated square feet; Wild Pines’ 36-month median is $375,000 on condos of 581 to 1,130 square feet; Bay Pointe’s 12-month median is $414,512 on condos of 1,555 to 2,007 square feet. Buyers shopping all three compare price per square foot and condition, and a Sandpiper condo priced right competes well against both.
It narrows the buyer pool a little, because some buyers insist on a garage, but it rarely stops a sale at Sandpiper’s price. Market what the covered parking offers: a covered parking space in a free-standing parking building with a small storage area for each condo, as the association describes it. Buyers who want a lock-and-leave condo usually care more about the pool, the view and the price.
Gather your latest Sandpiper and BBCA assessment statements, your HO-6 and flood policy declarations, any elevation certificate, wind mitigation and four-point reports, receipts and City permits for HVAC, water heater, windows or renovations, your parking and storage assignment, and any association approvals you received for past work. With those in hand we can answer a Sandpiper buyer’s questions on the first showing instead of during the inspection period.
Inside a Sandpiper condo, the inspection usually focuses on HVAC, water heater, plumbing, electrical, windows and appliances, which are the owner’s responsibility. Items on the building envelope, roofs or common elements are the association’s, so the buyer’s questions about them go to the association’s records rather than to you. We negotiate repairs or credits on the owner items and document which side of the Chapter 718 line each finding falls on.
On the county deed record, Sandpiper prices have been steady rather than moving sharply: the 18 qualified resales of the last 24 months and the 11 of the last 12 months share the same $380,000 median. The 24-month deeds run from $300,000 to $600,000, and the highest of the last 12 months was $586,000 in April 2026 for a 1,562-square-foot condo. For a Sandpiper seller, steady medians mean the matching deeds, not a trend line, should set the price.
Regular Sandpiper and BBCA assessments are prorated to the closing date on the settlement statement, using the figures on the two estoppel certificates, and the title agent pays both associations from the proceeds. Property taxes, which Lee County bills in arrears, are prorated the same way. Any special assessment is handled as the purchase contract provides, so we confirm the estoppel figures early and review the draft settlement statement with you before closing.
Every Sandpiper fact on this page comes from a recorded instrument or state register, a county, city, state or federal record, the Sandpiper association’s, 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. Sources were accessed in September 2026 unless a date is shown; recorded instruments are cited by number in the text.
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 Sandpiper 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 Lake Forest Drive to Sandpiper | |
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 | |
Trails map | Bonita Bay Community Association | Current posting | The path network that connects Sandpiper to the parks and Club | |
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 | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Sandpiper permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | |
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 | |
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 | |
Mandatory flood insurance information | Lee County DCD | Current posting | When flood insurance is required in AE and VE zones | |
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 | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Sandpiper Declaration of Condominium (Official Records Book 2138, Page 3927), the recorded master Declaration (Lee County Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy online, and the Sandpiper documents come to a buyer with the resale disclosure package.
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 Sandpiper. 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.
