Bonita Bay - Siena
Siena is 25 detached one-story pool homes on one street, Siena Drive, in Bonita Bay, Bonita Springs, built 1993 to 1997 on golf course and lake lots, with 4 recorded sales in 60 months. Sell or buy with McGreevy and Comisar.
Siena is 25 detached one-story pool homes on one street, Siena Drive, in Bonita Bay, Bonita Springs, built 1993 to 1997 on golf course and lake lots, with 4 recorded sales in 60 months. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Siena at Bonita Bay. Siena at Bonita Bay is a neighborhood of 25 detached one-story pool homes on one street, Siena Drive, in the master-planned community of Bonita Bay in Bonita Springs, Florida. The Lee County Property Appraiser records all 25 on one recorded plat, Bonita Bay Unit 17, built from 1993 to 1997, with 2,094 to 2,984 heated square feet on lots of about a fifth to two fifths of an acre, a private pool on every one of the 25 county cards, and every lot line touching the Bonita Bay Club golf course parcel. Whether you’re ready to sell your Siena home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 4 Siena sales in the 60 months since November 2021, ranging from $1,100,000 to $1,700,000, and the newest of them was recorded on January 14, 2026. Four sales is too few for a median to describe the street, so this guide lists every one of them with the size of the house that sold. The Southwest Florida MLS, pulled September 30, 2026, counted one Siena closing in the 12 months to that date and no Siena home listed for sale on the pull date. If you are choosing an agent to sell or buy here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll, the 25 Siena home field cards and the cards for the neighborhood’s common tracts, its qualified-sale file (index dated November 3, 2026), Lee County’s parcel, building footprint and hydrography map layers, the Bonita Bay Community Association’s recorded Declaration and public pages, the state corporate record for the Siena association, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s homeowners’ association statute and the Southwest Florida MLS figures pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
McGreevy and Comisar are the best realtor for Siena at Bonita Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Siena market read built from every qualified Siena deed of the last five years, all 25 county home cards, the county’s golf, lake and tract parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for Siena in Bonita Bay, Bonita Springs, whether you’re ready to sell your Siena 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 Siena for a specific reason. Twenty-five houses on one street, built within five years of each other to a close pattern, do not price themselves, and they rarely trade: four qualified deeds in five years, and none between May 2024 and January 2026. Those four deeds run from $1,100,000 to $1,700,000 and from $447 to $656 per heated square foot, among houses that share one street, one plat, one construction grade on the county cards and one golf course behind them. The spread follows the lot and the moment: the highest deed, $1,700,000 in May 2024, is one of the two lake lots at the north end of the street, and two houses of exactly the same recorded size, 2,590 heated square feet, recorded $1,700,000 and $1,295,000 twenty months apart. A listing agent who prices a Siena house from a Bonita Bay average, or from the street’s median alone, can miss by a quarter of a million dollars in either direction.
Recent Siena track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds one qualified Siena deed: 26211 Siena Drive at $1,295,000 on January 14, 2026. The Southwest Florida MLS, pulled September 30, 2026, shows the same closing at $1,295,000, 100.0% of its $1,295,000 asking price, after 272 days on market, and no Siena home listed for sale on the pull date. We will walk you through that sale and every deed of the last five years.
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Selling your Siena home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Siena? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Siena at Bonita Bay, section by section. Each link below jumps to its part of this guide, from all four county deeds of the last 60 months and the one recorded plat on Siena Drive to the 25 one-story pool homes, the lots and the association tracts, the golf course behind every lot, the flood zone at every lot, the comparison with Montara, the seller section and the sources behind every figure.
Living in Siena at Bonita Bay means a detached one-story pool home of about 2,100 to 3,000 square feet on a lot of about a quarter acre, on one street of 25 houses in the northern part of Bonita Bay, with the golf course behind every lot and the whole Bonita Bay setting of paths, parks and the Private Beach through the master association.
Every Siena home carries a Siena Drive address, and every Siena Drive address on the Lee County roll is a Siena home: the 25 parcels addressed on the street are the 25 houses, all on Bonita Bay Unit 17, and Unit 17 holds no other street. The street itself, and three small buffer tracts, belong to the neighborhood association on the county roll. By our straight-line measurement from the center of the neighborhood, the Bonita Bay Club address on Country Club Drive is about 0.65 mile to the south, the shops and restaurants of the Promenade at Bonita Bay about 0.8 mile to the south-southeast and the master association’s office at 3451 Bonita Bay Boulevard about 1.0 mile to the south-southeast.
One street, one plat, 25 homes. Bonita Bay Unit 17 was recorded at Plat Book 50, Pages 42 to 45, and every one of its 25 lots is a Siena home on Siena Drive. The even-numbered side holds Lots 1 to 15, from 26340 (Lot 1) to 26200 (Lot 15); the odd-numbered side holds Lots 16 to 25, from 26201 (Lot 16) to 26301 (Lot 25), with no 26251 on the street. The county legal descriptions carry the plat as “Bonita Bay Unit 17” and never the name Siena, so a county search by the neighborhood name alone finds nothing; the street does. The state corporate record and the county roll both carry the name on the association, Siena of Bonita Bay Neighborhood Association, Inc., which owns the street’s right of way.
The Property Appraiser codes every Siena home with the single-family use code, records one living unit per building on all 25 cards, and places the homes in an appraisal neighborhood it names for Siena, Mira Lago and Bermuda Cove together, the two lake lots in one sub-area and the 23 golf course lots in the other. The parcel layer carries the lots inside the City of Bonita Springs, in a planned development, and the building footprint layer names the group “Bonita Bay Unit Seventeen”.
Siena is not an attached-villa or condominium neighborhood, whatever the word “villa” suggests to a buyer from elsewhere. Every card records a detached house on its own platted lot, and the county’s footprint layer shows 25 separate buildings; the houses do sit close together, about 3 to 12 feet apart at the nearest point, a median of about 9 feet, which is why the neighborhood is often described as villa homes. It is not a two-story street: all 25 cards record one living story. It is not a lakefront street either, except at the north end, where 2 of the 25 lots back onto a small lake; the rest back onto the golf course. It is not a boating street: no card records a dock or seawall. And Siena at Bonita Bay has no tie to other places in Florida called Siena, or to a Talori Terrace, which on the county roll belongs to a different community entirely; search by the Siena Drive address to stay on the right one.
The lots sold vacant first. On the county sale file the Unit 17 lots carry qualified vacant-land deeds from May 1992 to February 1995 at $86,300 to $180,000, and on twelve lots the file records two vacant-land deeds dated the same month, which we report as recorded without guessing at the reason. The houses went up one after another over five years: five in 1993, seven in 1994, nine in 1995, three in 1996 and one in 1997, the last at 26330 Siena Drive. Every card grades the construction quality “excellent”, every one records the same block, stucco and tile shell and the same split floor plan, and the heated areas sit in a band of under 900 square feet, which is what a street built to a common pattern looks like on the county record. That makes Siena one of the mid-1990s single-family streets of the Bonita Bay master plan, with its houses now 29 to 33 years old.
Measured edge to edge on Lee County’s parcel layer, every one of the 25 Siena lot outlines touches the Bonita Bay Club golf course parcel whose county legal description begins “Creekside Golf Course”, a 208-acre parcel owned by the Club. The county’s land classes agree on 23 lots, which it records as “single family, golf course”, and class the other 2, 26200 and 26201, as “single family, lake”, because they back onto a lake of about 1.3 acres at the north end of the street. Bonita Bay itself has 12 miles of walking and biking paths connecting its neighborhoods, parks and the Club campuses, inside a gated community of 3,346 residences on about 2,400 acres (BBCA Media Brochure, January 2026).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in Siena, a 25-home street inside Bonita Bay where the lot (golf or lake), the size within a narrow band, the age of the roof and the openings, the pool and its equipment, and the degree of updating since the mid-1990s decide most of the price. Selling a Siena home? Start with a free Siena home valuation, or call Jesse direct at (239) 898-6072. Buying on Siena Drive? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you want to see what is listed right now, our Domain Realty Group team keeps the current Siena at Bonita Bay homes for sale on its own site.
Data updated: November 2026. Siena at Bonita Bay recorded 4 qualified sales in the 60 months since November 2021, from $1,100,000 to $1,700,000, in the Lee County Property Appraiser recorded sales, through September 2026. The newest Siena sale in that index is January 14, 2026 (the index’s newest Lee County sale overall is September 25, 2026), and the MLS figures below are from the Southwest Florida MLS pull of September 30, 2026.
Two sources describe the same market from two angles. The Lee County Property Appraiser’s qualified-sale file records the deed consideration for every arm’s-length sale the Property Appraiser accepts as a market sale, and it is the primary recent-sales source on this page. The Southwest Florida MLS records the reported closing price of homes marketed through the MLS, plus asking prices, days on market and pending sales, which the deed record cannot show. Where the two disagree on a sale, this page publishes the deed figure as the sale price and names the MLS figure once with its date; the county records the deed consideration, while the MLS records the reported closing price. They are never averaged. Four sales in five years on a 25-home street is a very small sample, fewer than ten, so we list every sale rather than lean on a median, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds one qualified Siena sale; the 24-month window also holds one, the 36-month window two, the 48-month window three, and the 60-month window, since November 2021, four. We use the 60-month window and list every sale in it. Every sale was a resale of an existing house, and each of the four was a different house. The county’s summary for all recorded history, 71 qualified deeds back to the first lot sales of 1992, mixes vacant lots with houses, is not a current price and we do not present it as one.
| Recorded | Address | Lot (plat) | County land class | Built | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
| June 16, 2022 | 26301 Siena Dr | Lot 25 | Golf course | 1994 | 2,463 | $1,100,000 | $447 |
| October 20, 2023 | 26290 Siena Dr | Lot 6 | Golf course | 1994 | 2,559 | $1,438,252 | $562 |
| May 1, 2024 | 26200 Siena Dr | Lot 15 | Lake | 1993 | 2,590 | $1,700,000 | $656 |
| January 14, 2026 | 26211 Siena Dr | Lot 17 | Golf course | 1993 | 2,590 | $1,295,000 | $500 |
The four deeds total $5,533,252. For the record, four is an even count, so the median is the midpoint of the second and third prices in order: sorted, the prices run $1,100,000, $1,295,000, $1,438,252 and $1,700,000, and the midpoint of $1,295,000 and $1,438,252 is $1,366,626. The per-square-foot median works the same way: the second and third of the four sorted values are $500.0 and $562.0, a median of $531 per county heated square foot. With four deeds, the median says less than the table does: no Siena house sold at $1,366,626, and the figure falls between a $1,295,000 sale and a $1,438,252 sale. The October 2023 deed at 26290 recorded an uneven figure, $1,438,252; the county file gives the consideration and not its makeup, and we report it as recorded. Eleven other deeds on the street in the window recorded $0 or $100 and were not qualified by the Property Appraiser as market sales; they are left out of every figure on this page.
One qualified Siena deed was recorded in the 12 months to September 30, 2026. 26211 Siena Drive recorded $1,295,000 on January 14, 2026: a one-story pool home built in 1993 of 2,590 county heated square feet, three bedrooms and three baths on the roll, on a 0.230-acre golf course lot on the odd-numbered side near the north end, about 12 feet from the small lake there. Neither the deed nor the county card tells us what was inside the house on the day it sold, and we do not guess.
The Southwest Florida MLS, pulled September 30, 2026, counted one Siena closing in the 12 months to that date: 26211 Siena Drive, listed at $1,295,000 and sold for $1,295,000 on January 14, 2026 after 272 days on market, 100.0% of the asking price, with 2,590 MLS living square feet, three bedrooms plus a den and three full baths, $500 per MLS living square foot. On the pull date no Siena home was listed for sale and none was pending. The same pull’s 12-month rental search returned no leased Siena record. One closing is a count, not a trend, and the listing picture may have changed since the pull date.
On the one recent sale both records hold, they agree on all three numbers that matter: the price ($1,295,000), the date (January 14, 2026) and the size (2,590 square feet on the county roll and on the listing). This page uses the deed price and date and the county heated area for every figure in the county tables, and names the MLS figure, Southwest Florida MLS, pulled September 30, 2026, once, here. The county records the deed consideration and its own measured heated area; the MLS records the reported closing price and the listing’s living area. Where they part on a future sale, neither will be averaged with the other.
Two of the four deeds in the window are houses of exactly the same recorded size: 26200 and 26211 Siena Drive both record 2,590 heated square feet, both were built in 1993, and both sit near the north end of the street. 26200 recorded $1,700,000 on May 1, 2024, $656 per square foot; 26211 recorded $1,295,000 on January 14, 2026, $500 per square foot. The record shows two differences. The lot: 26200 is one of the two lake lots, 0.380 acre, the largest lot on the street, and 26211 a golf course lot of 0.230 acre. And the date: the two deeds are twenty months apart. The deed record does not say what was inside either house, so condition and updating are the remaining variables, and only the listing, the disclosures and a showing establish them.
The four deeds span $600,000 on houses whose heated areas differ by only 127 square feet (2,463 to 2,590), so in Siena size explains little of the spread and the record points to two other causes. The lot: the highest deed, $1,700,000 at 26200, is a lake lot and the largest lot on the street, and the county agrees on lot value: its 2025 just values put the two lake lots, 26200 and 26201, at the top of the street, $1,336,574 and $1,450,792. Timing: the lowest deed, $1,100,000 at 26301, came in June 2022, before Hurricane Ian, and the three later deeds all sit higher. The county’s 2025 just values, which cover all 25 homes rather than the few that sold, run from $983,182 (26230) to $1,450,792 (26201), a median of $1,117,294 and a total of $28,352,365; land values run from $505,212 to $666,672, a median of $557,296, so on Siena Drive the land is about half of the county’s value on most lots.
No Siena house recorded two qualified deeds inside the window, so there is no recent repeat pair on the street. Longer pairs show the direction of three decades: 26211 Siena Drive went from a $140,000 vacant lot in May 1993 to $610,000 in June 2000, $895,000 in May 2005 and $1,295,000 in January 2026; 26290 Siena Drive from $685,800 in May 2000 and $847,500 in May 2003 to $1,438,252 in October 2023; and 26301 Siena Drive from a $140,000 vacant lot in September 1993 to $1,100,000 in June 2022. The deeds do not say whether any house was improved between sales, so we read them as data points, not as a rate for the neighborhood.
The county record shows how far Siena prices moved before this window. The qualified vacant-lot deeds of 1992 to 1995 ran from $86,300 to $180,000. The qualified house deeds from 1996 to 2000 ran from $550,000 (26261, January 1999) to $685,800 (26290, May 2000). From 2002 to 2005 they ran from $615,000 (26241, January 2002) to $895,000 (26211, May 2005); in 2007 and 2008 from $845,000 to $900,000 (26340, April 2008); from 2010 to 2014, after the market fell, from $639,000 (26320, March 2012) to $847,000 (26271, March 2014); and from 2015 to 2020 from $920,000 (26291, April 2020) to $1,100,000 (26330, April 2017). Then came the window’s four deeds, from $1,100,000 to $1,700,000, with a gap of twenty months with no qualified Siena deed, from May 1, 2024 to January 14, 2026. Single handfuls of sales show a level, not a precise rate, and the deed record does not say why a price moved.
The table below runs the same county measure for Bonita Bay single-family neighborhoods of a similar size, era or position: qualified improved deeds recorded in the 60 months since November 2021, from the same Lee County index (built November 3, 2026), with each neighborhood matched by its streets. Each neighborhood’s own guide may quote a different window; this table keeps one window for all of them. Where a neighborhood has fewer than ten deeds, its median is a midpoint of a few sales, not a price level.
| Neighborhood | Homes | Built | Heated sq ft | Deeds (60 months) | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
| Coconut Isle (Brick Lane) | 16 | 1998 to 2002 | 2,610 to 4,812 | 8 | $2,100,000 | $1,100,000 to $2,481,250 | $520 |
| Mira Lago (Mira Way) | 29 | 1996 to 1998 | 2,670 to 4,081 | 9 | $1,900,000 | $1,300,000 to $2,750,000 | $622 |
| Bermuda Cove (Isle Way) | 23 | 1996 to 1999 | 1,945 to 3,264 | 5 | $1,550,000 | $1,100,000 to $1,850,000 | $646 |
| Siena (Siena Drive) | 25 | 1993 to 1997 | 2,094 to 2,984 | 4 | $1,366,626 | $1,100,000 to $1,700,000 | $531 |
| Riviera (Riviera Lakes Court) | 35 | 1990 to 1997 | 1,810 to 3,844 | 14 | $1,187,500 | $875,000 to $1,700,000 | $492 |
| Cracker Cove (Cracker Way, Survey Circle) | 37 | 1986 to 2003 | 1,416 to 2,515 | 12 | $987,500 | $500,000 to $1,227,500 | $464 |
| Montara (Montara Drive) | 44 | 1989 to 1996 | 1,770 to 3,454 | 11 | $932,000 | $675,000 to $1,540,000 | $468 |
Siena sits in the middle of this group on the median deed: below Coconut Isle, Mira Lago and Bermuda Cove, the late-1990s streets nearby, and above Riviera, Cracker Cove and Montara, the earlier ones. Two of its neighbors share the county’s appraisal neighborhood with it: Bermuda Cove, about half a mile west between centers, and Mira Lago, about 0.6 mile west. Riviera’s common land lies about 960 feet from the nearest Siena lot. Siena’s $531 median per square foot sits between Coconut Isle’s $520 and Bermuda Cove’s $646, and well above Montara’s $468 and Cracker Cove’s $464. With four deeds, every Siena figure in this table can move with the next sale.
For a buyer, the record says Siena trades less than once a year on average and sometimes not for nearly two (no qualified deed from May 2024 to January 2026), and no house was listed for sale on September 30, 2026, so the choice at any moment may be one house or none, and a buyer should be ready when the right one comes up. For a seller, the same record says the street supports prices from about $1,100,000 to $1,700,000 depending on the lot, the timing and the house, with the one sale of the last 12 months at $1,295,000, full asking price, after a long time on market. With so few sales, the closest matching deeds on nearby streets, the county’s values for all 25 homes and the condition and updating of the house carry more weight than any Siena median.
Siena grew out of the early-1990s phase of the Bonita Bay master plan, as Bonita Bay Unit 17, a 25-lot street set inside the Club’s golf course on the community’s northern side. The lots sold vacant from 1992, the neighborhood association was incorporated in August 1992, and the houses were built from 1993 to 1997.
The Bonita Bay Community Association was established in 1985, and the community now covers about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods (BBCA Media Brochure, January 2026). The developer’s successor describes Bonita Bay as opened in 1985, with 2,400 acres, 3,300 permitted units, more than 1,400 acres of open space including 230 acres of lakes, and more than 12 miles of paths; it records that the Club was sold to its members in 2010 and the master association turned over to the residents in 2011 (Phoenix Bay Ventures, Bonita Bay). The original Declaration of General Protective Covenants and Restrictions for Bonita Bay was recorded on April 3, 1985 at Official Records Book 1778, Page 3516, and the current master Declaration was recorded on June 22, 2011 as Lee County Instrument 2011000142834. The master association frames the community between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA, vision). The City of Bonita Springs, which incorporated in 1999, now governs the land (City of Bonita Springs, history).
Bonita Bay Unit 17, at Plat Book 50, Pages 42 to 45, is a one-street plat: its 25 lots line both sides of Siena Drive, and its common land is the street’s right of way and three buffer tracts. On the county roll the right of way measures about 1.2 acres and the buffer tracts about two thirds of an acre (Tract A), and about 0.13 and 0.15 acre (Tracts B and C), and all four are owned by Siena of Bonita Bay Neighborhood Association. At its south end the Siena right of way meets a master association road parcel of Bonita Bay Unit 9, which carries Siena’s traffic out to the rest of the community. The first qualified Siena lot deed on the county file dates from May 1992, so the plat and the street were in place by then.
The county sale file shows the Unit 17 lots selling vacant from May 1992 to February 1995: 26210 for $95,000 in May 1992 and $180,000 in December 1992, the highest qualified lot deed of the period, then a run of lots at $140,000 to $170,000 through 1993 and 1994, among them 26211 and 26301 at $140,000 in 1993 and 26280 at $170,000 in January 1994. On twelve of the lots the file records two vacant-land deeds dated the same month, one of $79,600 to $101,300 and one of $140,000 to $170,000, most of them qualified. We report that pattern as the county recorded it; the deeds themselves explain it, and they are read at the Clerk by book and page.
The roll dates the houses five in 1993, seven in 1994, nine in 1995, three in 1996 and one in 1997. The cards are unusually alike: one story, block and stucco, concrete tile over an irregular roof, a split floor plan, ceilings of 8 to 10 feet on 24 of them, a paver driveway and an attached garage on every one, and the county’s quality grade “excellent” on all 25. The heated areas fall between 2,094 and 2,984 square feet. The county assigns the improvement type “Ranch” to every card; that is an appraisal class, not an architectural description. We do not name a builder or architect, because no primary record we read identifies one, and we do not call the houses custom-designed without the permit file that would show it.
Siena owners belong to two associations. The Bonita Bay Community Association, a Florida not-for-profit corporation (document N07041, filed January 10, 1985), is the master association, operating as a homeowners’ association under Chapter 720, Florida Statutes. Siena of Bonita Bay Neighborhood Association, Inc. is a Florida not-for-profit corporation (document N50639, active), filed with the state on August 28, 1992; on the Lee County roll it owns the Siena Drive right of way and Tracts A, B and C of Unit 17, and the owner’s mailing address on those county cards, in care of a management company at 8910 Terrene Court in Bonita Springs, matches the head office address on the association’s state registration (OpenCorporates, N50639). The state’s corporate search refused our automated check on November 3, 2026, so we cite both entities by document number; confirm the current record with the Division of Corporations, and confirm the current assessments of both associations in the estoppel certificates of a sale.
Siena homes are 25 detached single-family houses, every one of them one story, of concrete block and stucco under concrete tile roofs, with a residential pool and an attached garage recorded on all 25 county cards, built from 1993 to 1997 on Bonita Bay Unit 17, with 2,094 to 2,984 heated square feet, a median of 2,590, and three bedrooms on 20 of them.
The Lee County roll, the parcel layer and the 25 field cards the Property Appraiser published for the street on November 3, 2026 record the following, house by house. The flood zone column is our own measurement at the center of each lot (see the flood section).
| Address | Plat lot | County land class | Built | Heated sq ft | Beds / baths (roll) | Lot acres | Flood zone at lot center | 2025 just value |
|---|---|---|---|---|---|---|---|---|
| 26200 Siena Dr | 15 | Lake | 1993 | 2,590 | 3 / 3 | 0.380 | AE 10 | $1,336,574 |
| 26201 Siena Dr | 16 | Lake | 1994 | 2,961 | 3 / 3 | 0.374 | AE 10 | $1,450,792 |
| 26210 Siena Dr | 14 | Golf course | 1994 | 2,295 | 2 / 2 | 0.241 | AE 10 | $1,036,123 |
| 26211 Siena Dr | 17 | Golf course | 1993 | 2,590 | 3 / 3 | 0.230 | AE 10 | $1,098,192 |
| 26220 Siena Dr | 13 | Golf course | 1993 | 2,588 | 3 / 3 | 0.217 | AE 10 | $1,106,622 |
| 26221 Siena Dr | 18 | Golf course | 1995 | 2,676 | 3 / 3 | 0.243 | AE 10 | $1,110,381 |
| 26230 Siena Dr | 12 | Golf course | 1994 | 2,094 | 2 / 2 | 0.275 | X (shaded) | $983,182 |
| 26231 Siena Dr | 19 | Golf course | 1995 | 2,598 | 3 / 3 | 0.249 | AE 10 | $1,117,207 |
| 26240 Siena Dr | 11 | Golf course | 1995 | 2,204 | 3 / 3 | 0.271 | X (shaded) | $1,056,571 |
| 26241 Siena Dr | 20 | Golf course | 1996 | 2,514 | 3 / 3 | 0.260 | AE 10 | $1,150,327 |
| 26250 Siena Dr | 10 | Golf course | 1995 | 2,596 | 3 / 3 | 0.272 | X (shaded) | $1,124,382 |
| 26260 Siena Dr | 9 | Golf course | 1995 | 2,634 | 3 / 3 | 0.242 | X (shaded) | $1,160,668 |
| 26261 Siena Dr | 21 | Golf course | 1993 | 2,272 | 3 / 3 | 0.294 | AE 10 | $1,058,563 |
| 26270 Siena Dr | 8 | Golf course | 1995 | 2,636 | 3 / 3 | 0.229 | X (shaded) | $1,128,369 |
| 26271 Siena Dr | 22 | Golf course | 1995 | 2,984 | 3 / 3 | 0.296 | AE 10 | $1,215,205 |
| 26280 Siena Dr | 7 | Golf course | 1994 | 2,620 | 2 / 2 | 0.295 | X (shaded) | $1,110,142 |
| 26281 Siena Dr | 23 | Golf course | 1994 | 2,639 | 3 / 3 | 0.280 | AE 10 | $1,121,920 |
| 26290 Siena Dr | 6 | Golf course | 1994 | 2,559 | 3 / 3 | 0.306 | X (shaded) | $1,085,699 |
| 26291 Siena Dr | 24 | Golf course | 1993 | 2,603 | 3 / 3 | 0.268 | AE 10 | $1,144,351 |
| 26300 Siena Dr | 5 | Golf course | 1995 | 2,637 | 3 / 3 | 0.257 | X (shaded) | $1,178,653 |
| 26301 Siena Dr | 25 | Golf course | 1994 | 2,463 | 2 / 2 | 0.319 | AE 10 | $1,108,868 |
| 26310 Siena Dr | 4 | Golf course | 1995 | 2,134 | 2 / 3 | 0.243 | AE 10 | $1,117,294 |
| 26320 Siena Dr | 3 | Golf course | 1996 | 2,244 | 3 / 3 | 0.226 | AE 10 | $1,062,772 |
| 26330 Siena Dr | 2 | Golf course | 1997 | 2,580 | 3 / 3 | 0.214 | AE 10 | $1,162,178 |
| 26340 Siena Dr | 1 | Golf course | 1996 | 2,588 | 3 / 3 | 0.359 | AE 10 | $1,127,330 |
Bedrooms on the roll: three on 20 homes and two on 5 (26210, 26230, 26280, 26301 and 26310). Baths on the roll: three on 21 homes and two on 4. The largest house, 26271 Siena Drive, records 2,984 heated square feet, built in 1995; the smallest, 26230, records 2,094, built in 1994. Every house records under 3,000 square feet, and 20 of the 25 fall between 2,463 and 2,984. Two pairs of houses record the same heated area to the square foot (26200 and 26211 at 2,590; 26220 and 26340 at 2,588), and the cards repeat the same garage and porch sizes on several houses, which points to a small set of floor plans built more than once.
All 25 cards record concrete block walls with a stucco finish, a concrete tile roof over an irregular roof structure, a split floor plan and a driveway of brick, tile or a similar paver. Sixteen record a stem-wall foundation and nine a slab on grade (26240, 26280, 26281, 26290, 26291, 26300, 26320, 26330 and 26340). Ceilings run 8 to 10 feet on 24 cards and 11 to 13 feet on 26220, and 26301 records a cathedral-ceiling area of 892 square feet. The county grades the construction quality “excellent” on all 25 cards and the condition “average” on 24 and “excellent” on 1 (26241). The improvement type is “Ranch” on all 25; that is a county appraisal class, and the houses themselves are best judged in person.
All 25 Siena houses record one living story on their cards, and the parcel layer and the footprint layer agree. No card records a second story, an upper-floor room or an elevator. For a buyer who wants a house on one floor, every house on the street qualifies.
On Lee County’s building footprint layer, read November 3, 2026, the 25 Siena houses are 25 separate footprints, one on each lot, each recorded as a single-family ranch with one residential unit. No two footprints touch. The nearest gap between two houses runs from about 0.85 meter (under 3 feet, 26241 and 26261) to about 3.8 meters (about 12 feet, 26280 and 26290), a median of about 2.75 meters (about 9 feet). The footprint layer is a county map, not a survey, but it settles the question a buyer from out of state asks first: Siena homes are detached, close-set houses on their own lots, not attached villas sharing a wall.
The parcel layer flags a garage and a private pool on all 25 parcels, and all 25 cards agree: an attached finished garage of 451 to 748 square feet (a median of 492) and a residential pool on every card. The cards’ extra-feature lists record pool heaters on 15 houses, a waterfall pool feature on 6 (26220, 26250, 26260, 26271, 26291 and 26320), a heat exchanger on 1 (26201), lawn irrigation on all 25, additional air-conditioning units on 9, pest-control tubes in the walls on 5, outdoor showers on 2 (26300 and 26301) and an outdoor kitchen on 1 (26300). Covered outdoor rooms are modest: the cards record finished open porches of 263 to 663 square feet on every house (a median of 373), screen enclosures as a subarea on 4 cards (26291, 26300, 26310 and 26320) and a small covered garden area on 3. No card records a generator, a dock or a seawall.
The Siena houses were built from 1993 to 1997, so they are now 29 to 33 years old, and every one predates the Florida Building Code, which took effect statewide in 2002 (Florida Building Commission). That makes the roof the first document to ask for (an original tile roof on a 1993 to 1997 house would now be close to or past 30 years old, so the roof permit date matters), followed by the pool shell and equipment, the air-conditioning systems, the windows and doors, the electrical panel and the plumbing. On opening protection, 22 of the 25 cards record something: panel and electric shutters on 10, accordion or panel shutters on 2, panel and manual shutters on 1, shutters on part of the house on 7, impact glass on 26320, and impact glass with shutters on 26340; 3 cards record none (26230, 26270 and 26280). A card is a starting point, not an inspection: the wind mitigation report, the permit history and the inspector’s findings settle what a specific house has, including any renovation since it was built.
The Property Appraiser’s 2025 just values for the 25 homes run from $983,182 (26230) to $1,450,792 (26201), a median of $1,117,294 and a total of $28,352,365. Land is valued at $505,212 to $666,672 per lot, a median of $557,296, and the two lake lots, 26200 and 26201, carry both the highest land values and the two highest just values on the street. The land line on the card classes 23 lots as golf course frontage and 2 as lake frontage. Just value is a mass-appraisal figure set as of January 1, and it can trail or lead the deed record: the May 2024 deed at 26200 ($1,700,000) sits above that house’s just value ($1,336,574), and the January 2026 deed at 26211 ($1,295,000) above its $1,098,192. A buyer’s tax bill follows the new assessed value after the sale, not the seller’s.
Siena is 25 privately owned home lots of 0.214 to 0.380 acre, 6.84 acres in all, on both sides of one street; Siena of Bonita Bay Neighborhood Association owns the street and three buffer tracts of the Unit 17 plat, about 2.2 acres together, on the Lee County parcel layer, and the Club’s golf course parcel wraps the outside of the lots.
Measured on Lee County’s parcel layer, the Siena home lots run from 0.214 acre (26330 Siena Drive) to 0.380 acre (26200 Siena Drive), a median of 0.268 acre, about 11,700 square feet. Three lots measure 0.35 acre or more: the two lake lots at the north end, 26200 (0.380) and 26201 (0.374), and 26340 (0.359), the first lot at the south end. The other 22 run from 0.214 to 0.319 acre. For comparison, the median lot on Montara Drive is 0.172 acre and the median lot on Brick Lane in Coconut Isle about 0.23 acre.
On the Lee County parcel layer and the county tract cards, the neighborhood association owns four parcels of the Unit 17 plat:
| Parcel | Plat or legal | County land use | Acres (parcel layer) | What it touches |
|---|---|---|---|---|
| Siena Drive right of way | Bonita Bay U-17, Plat Book 50, Pages 42 to 44, right of way | Right of way, residential common element | 1.22 | Every lot; the master association’s Unit 9 road parcel at the south end |
| Tract A buffer | Bonita Bay U-17, Tract A buffer | Buffer, conservation, water retention | 0.67 | 26340, at the south end |
| Tract B buffer | Bonita Bay U-17, Tract B buffer | Buffer, conservation, water retention | 0.13 | 26280 and 26290 |
| Tract C buffer | Bonita Bay U-17, Tract C buffer | Buffer, conservation, water retention | 0.15 | 26301 |
The tract cards for the right of way and Tract A record land lines only (right of way, and buffer acreage), with no building, pool or other improvement, so Siena has no neighborhood clubhouse or shared pool on the county record. The owner’s mailing address on both cards is the same address the association’s state registration gives, in care of a management company in Bonita Springs.
Siena Drive is one street of 25 lots. On the county map the even-numbered lots, 26200 to 26340, run along one side from the lake at the north end to the south end, and the odd-numbered lots, 26201 to 26301, along the other. At the south end, beside 26301 and 26340, the Siena right of way meets a 10.3-acre master association road parcel of Bonita Bay Unit 9; that is the only road parcel the Siena right of way touches on the county map, so everyone on Siena Drive is going to one of the 25 houses. The road is association land inside Bonita Bay’s gates, a private street. We found no record of a separate gate at the entrance to Siena Drive.
A Siena owner owns a house and a lot outright. Beyond the back lot line lies, on 23 lots, the Club’s golf course, on 2 lots a small lake, and here and there one of the association’s narrow buffer tracts. The plat, the neighborhood association’s recorded documents and the master Declaration set what an owner may do at the lot line: fences, landscaping, pool enclosures, anything that faces the golf course and any exterior change go through master association Design Review under §9.2 of the master Declaration, and through any neighborhood review the Siena documents add. On lots of about a quarter acre, with neighbors about 9 feet away on the median, the setbacks and the pool leave little room for additions, so read the recorded plat for the lot you are buying, and ask the title agent for a survey that shows the lot lines, the easements and the golf course boundary.
On Lee County’s parcel and hydrography layers, every Siena lot touches the Bonita Bay Club golf course parcel, 2 lots at the north end back onto a small lake, and no Siena lot touches tidal water; no county record shows a dock or seawall on any Siena lot. That makes Siena one of the Bonita Bay streets where the golf course is the backyard on every lot.
On November 3, 2026 we measured the shortest edge-to-edge distance from every Siena lot outline on Lee County’s parcel layer to the golf course parcels on the same layer, to the county’s mapped water bodies (HydroPoly) and to the association and master association tracts nearby. A lot “touches” when its outline meets or comes within 5 meters (about 16 feet) of the other parcel. These are measurements on county map layers, not surveys, and the plat and a survey control any boundary question.
All 25 Siena lot outlines touch one golf course parcel: the Bonita Bay Club parcel whose county legal description begins “Creekside Golf Course”, about 208 acres, owned by the Club and classed by the county as a golf course. The Club’s Creekside course is one of its three Arthur Hills courses inside Bonita Bay (Bonita Bay Club, golf). The county’s land class agrees on 23 lots, “single family, golf course”, and classes the two north-end lots as lake lots because they back onto a small lake. A golf course lot brings a view, light and openness behind the house, and it also brings the realities of a working course: maintenance schedules, players passing behind the lanai and the occasional stray ball. A buyer should walk the back of the lot at different times of day, and read the master and neighborhood documents on what an owner may build or plant along the course.
Two lots back onto water. At the north end, 26200 and 26201 back onto a lake of about 1.3 acres on the county’s hydrography layer, its mapped water edge within a foot of each lot line, and the county classes both as lake lots. 26211, beside 26201, sits about 12 feet from the same lake and 26210 about 50 feet, both classed by the county as golf course lots. At the south end, a larger lake of about 7.4 acres lies about 50 feet from 26330 and 26340 and about 75 feet from 26320, with the course between. The lakes are part of Bonita Bay’s stormwater system, not navigable water.
The association’s buffer tracts, classed by the county as buffer, conservation and water retention land, sit beside four lots: Tract A at 26340, Tract B at 26280 and 26290, and Tract C at 26301. They are narrow strips, about 0.13 to 0.67 acre, not a preserve. No Siena lot touches tidal water: on the hydrography layer the nearest tidal water body lies about 1,090 feet from 26200 and farther from every other lot. “Natural preserve areas” behind the houses is therefore not a description the county map supports for Siena; the golf course on every lot, a lake on two and small buffer tracts on four are.
No Siena parcel records a boat dock or a seawall on the county parcel layer, and no field card records one. Owners who keep a boat use the separately owned Bonita Bay Marina or a slip elsewhere.
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, “created and owned by a group of resident investors” and operated separately from both the master association and the Club. The master association lists 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with a ship’s store, boat launch, bait, fuel and on-site repair; additional fees apply (BBCA, marina and Backwater Jacks). The January 2026 brochure confirms that the Marina and the Club “operate as separately owned and managed member-exclusive entities.” Spotlight News reported that 39 resident investors bought the marina and restaurant in July 2013 (Spotlight News).
The specification that matters most is draft: the marina publishes a maximum draft of 36 inches, set by its permitting agreement (Bonita Bay Marina, about the marina). Check your boat’s draft and length against the marina’s rules before you buy around a boat. Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (Backwater Jacks; Bonita Bay Marina). Slip and storage availability and fees are set by the marina, not by the master association, and a slip or rack space is never part of a Siena home.
A Siena home comes with its own private pool on every one of the 25 lots and the golf course behind it, plus Bonita Bay’s paths, three waterside parks, gated entry, Community Patrol and Private Beach through the master association; the Bonita Bay Club’s golf, racquet sports, fitness and dining come only if you join, and marina slips and storage only if you rent them.
Siena has no neighborhood clubhouse or shared pool on the county record: the tract cards record land only, and the amenities of the street are the lots themselves, the golf course or lake behind each one and a short street of 25 houses. The pools, porches, pool heaters and screen enclosures recorded on the cards are each owner’s to maintain and insure, unless the Siena documents assign a part of that work to the association; read them in the disclosure package before you assume either way.
Every Siena owner is automatically a member of the Bonita Bay Community Association, which maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department (BBCA, Community Association). Homeowners “gain membership and access to all Association amenities” (BBCA, realtor and buyer resources). None of this requires a Club membership.
Bonita Bay is gated, and the master association’s Community Patrol works inside the gates (BBCA, Community Association). We found no record of a separate Siena gate. Visitor and vendor access runs through the master association’s procedures, delivered with the documents at purchase. Law enforcement is the Lee County Sheriff’s Office.
Bonita Bay has “three onsite parks and a Private Beach located only a short drive from the front gates” (BBCA, the parks of Bonita Bay). Estero Bay Park, in the northwestern corner, has an 800-foot boardwalk through coastal mangroves to a private pier on Estero Bay, a butterfly garden, nature trails and shell mounds the association dates to 5,000 years ago. Riverwalk Park, on the Imperial River at the southern edge, has a boat ramp, kayak launch, bocce and pickleball. Spring Creek Park, on the northern border, has a kayak and canoe launch dock, a playground, a gazebo and an observation deck. The master association’s maps show where each sits relative to Siena Drive (BBCA property maps; facilities and amenities map).
Bonita Bay’s Private Beach is a Gulf-front facility owned by the master association on Hickory Boulevard, outside the main gates. It “sustained total destruction during Hurricane Ian,” was rebuilt in concrete with breakaway walls and reopened on November 13 (BBCA, Private Beach). It is an amenity of every Siena owner through the master association, with a resident shuttle; the master association’s facilities map shows the shuttle stops.
The 12 miles of paths (trails map) connect the northern side of Bonita Bay, where Siena sits, to the parks and the Club campuses. From the center of Siena the Club address on Country Club Drive is about 0.65 mile by straight line, the Promenade at Bonita Bay about 0.8 mile and the master association’s office about 1.0 mile. The master association lists its grounds and environmental awards, including its Audubon certification, in its 2026 awards summary (BBCA Awards and Recognitions 2026), and its lifestyle page describes community programming (BBCA, style of living).
The Bonita Bay Club is an optional, separately owned, member-owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, a Lifestyle Center and dining. Buying a Siena home does not make you a Club member and does not require you to join, even though every Siena lot backs onto a Club golf course parcel; membership is a separate decision with its own fees.
“Bonita Bay Club is a separate entity within the community of Bonita Bay,” the Club says (Bonita Bay Club, our community). The master association describes the Club as operating independently, with five courses (three designed by Arthur Hills and two by Tom Fazio), 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). The Club’s golf page places the three Arthur Hills courses, Marsh, Creekside and Bay Island, at its West Club in Bonita Springs, and says “Creekside offers wide fairways leading to elevated, well-protected greens”; the two Fazio courses, Cypress and Sabal, are on the Club’s Naples campus (Bonita Bay Club, golf). The Sports Center, Lifestyle Center and dining pages describe the rest. By our straight-line measurement the Club address at 26660 Country Club Drive is about 0.65 mile south of the center of Siena.
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. A Siena owner can skip the Club entirely and enjoy the course as a view, the pool at home and the master association’s paths, parks and Private Beach, or join for golf or racquet sports. Either way, the Club is a cost only if you choose it, and a membership does not transfer with a Siena deed unless the Club’s own rules say so. A golf course lot does not carry the right to play the course.
Siena owners pay two association assessments, the Bonita Bay Community Association master assessment and the Siena of Bonita Bay Neighborhood Association assessment, plus their own property taxes, insurance and whatever upkeep of the house, pool and lot the Siena documents leave to the owner. 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, and we found no public budget or fee schedule for the Siena association. Every owner pays the master assessment plus the neighborhood assessment. Current figures, including any charge due at closing, appear in the estoppel certificates and the §720.401 disclosure summary provided in the sale (Section 720.401, Florida Statutes), and Florida law requires an association to issue an estoppel certificate on request within a set time and fee schedule (Section 720.30851, Florida Statutes).
The Bonita Bay Community Association (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and community roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming, including the Unit 9 road parcel that carries Siena’s traffic out to the rest of Bonita Bay. The dollar amount is not published.
Siena of Bonita Bay Neighborhood Association, Inc. (document N50639, active) owns Siena Drive and the three buffer tracts of Unit 17 on the Lee County roll, so the cost of the street, its buffer strips and the association’s own administration sits in its budget. What else that budget covers, whether lawn and landscape care on the lots, irrigation, exterior painting, roof cleaning or anything else, is set by the Siena declaration and the association’s budget, and we found no primary document that states it. Descriptions of Siena as a maintenance-included neighborhood circulate in marketing; treat them as questions for the documents, not as facts. Owners may inspect an association’s budget and official records under Section 720.303 (Section 720.303, Florida Statutes), and the estoppel certificate states the assessment for the specific home.
Club membership is optional and separate from home ownership, and the Club does not publish its initiation fees or dues. It is a cost only if you choose to join.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s published list of special districts names nearby CDDs, including Bay Creek, Bayside Improvement, the two Brooks of Bonita Springs districts, Bonita Landing and Saltleaf, but no district for Bonita Bay. The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district, and it appears on every Bonita Springs tax bill. The Bay Creek CDD tract that appears on the county map north of Siena belongs to Pelican Landing, not to Bonita Bay.
Property taxes are set by the City of Bonita Springs, Lee County, the School District and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice and tax bill from the Lee County Tax Collector itemize every line for a specific home. A buyer’s bill depends on the buyer’s exemptions and the new assessed value after the sale, not the seller’s bill: the 2025 just values of the 25 homes run from $983,182 to $1,450,792, while the deeds of the last 60 months recorded $1,100,000 to $1,700,000, so a new owner’s assessed value can sit well above the seller’s, especially on a house the seller has owned for many years with a homestead cap. Insurance on a Siena house, its pool and its contents is the owner’s to carry, with flood a separate policy. Every owner pays electricity to Florida Power and Light and water and sewer to Bonita Springs Utilities (Bonita Springs Utilities).
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at a Siena closing, and the Siena association’s estoppel certificate states any neighborhood charge (Section 720.30851, Florida Statutes).
Budget both assessments from the estoppel certificates, a homeowner’s and windstorm quote and a flood quote for the specific address, the property tax on your new assessed value, utilities, and the upkeep the Siena documents leave to you: the pool and its equipment, the screen enclosure, the roof, the openings and, unless the association covers them, the lawn, landscape and irrigation. On houses built from 1993 to 1997, the roof, the openings, the air-conditioning and the pool shell and equipment drive the cost of ownership. The state’s insurance consumer offices explain the policy types (Florida Office of Insurance Regulation; Florida Department of Financial Services, consumer services).
Special assessments at Siena can come from the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and from Siena of Bonita Bay Neighborhood Association for anything its own budget and reserves do not cover.
A recap of the master association’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, recap of the March 20, 2025 meetings). That assessment is past; a Siena buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Because the Siena association owns Siena Drive and the buffer tracts, the cost of resurfacing the street, repairing its drainage or replanting a buffer falls within the Siena association’s budget and reserves, as far as the county roll shows. Whether either association has approved or is considering an assessment is a question for its estoppel certificate, its budget and its board records, which owners can inspect under Section 720.303. We do not state what those records contain. Florida law requires the estoppel certificate to list assessments due and any pending special assessment.
Siena is governed by its recorded plat, Bonita Bay Unit 17 at Plat Book 50, Pages 42 to 45, by the neighborhood documents of Siena of Bonita Bay Neighborhood Association, Inc., and by the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834, with the master association’s By-Laws, Rules and Regulations and Design Guidelines.
The Lee County Clerk’s search portals block automated access, so a buyer or title agent retrieves these by book and page or instrument number at the Clerk. The Siena neighborhood declaration recorded against Unit 17 appears in the title commitment for the specific lot, and it governs alongside the master Declaration; where the two differ, the more restrictive rule usually controls, so read both.
Every Siena home is a single-family parcel inside two homeowners’ associations, so the homeowners’ association statute applies to both. Section 720.401 requires the seller to give a prospective buyer a disclosure summary before the contract is signed, stating that the buyer must join the association, that assessments are owed and may change, and that restrictive covenants govern the property; a contract signed without it is voidable by the buyer before closing (Section 720.401, Florida Statutes). The master Declaration (§12.13) repeats that duty for every Bonita Bay transfer. Section 720.303 governs an association’s official records and an owner’s right to inspect them (Section 720.303, Florida Statutes), and Section 720.3085 makes a buyer jointly liable with the seller for assessments unpaid at the transfer, which is why the estoppel certificates matter (Section 720.3085, Florida Statutes). Florida’s real estate contract forms also carry the state-required flood disclosure for residential sales (Section 689.302, Florida Statutes).
On a street of 25 houses built to a common pattern from 1993 to 1997, the exterior changes owners make most often, a new roof, a pool cage or pool refinish, impact windows and doors, a generator, exterior paint, landscaping along the golf course or an addition on a lot of about a quarter acre, go to master association Design Review under §9.2 before they go to the City for a permit, and the Siena documents may add a neighborhood review of colors, roof tile or landscaping that keeps the street consistent. A complete teardown and rebuild would go through the same approvals, and the City’s floodplain rules would apply to the new house (see the flood section). Begin the approvals before you order materials; Design Review standards may be stricter than the building code.
Siena at Bonita Bay is not described as a 55-and-over community in any source we reviewed: the master Declaration provisions summarized on this page, the Lee County roll, the recorded Unit 17 plat, the state record for the Siena association and the master association’s public pages set no age restriction, so buyers of any age can purchase a Siena home.
If an age restriction ever mattered to a purchase or sale, it would have to appear in the recorded documents and meet the federal housing-for-older-persons rules, so confirm it in the Siena and master documents delivered with the sale rather than relying on marketing. Federal fair housing law protects every buyer regardless of race, color, national origin, religion, sex, familial status or disability (HUD, fair housing).
A Siena owner can lease the home subject to the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents, and to the Siena neighborhood documents, which may set their own limits. The Southwest Florida MLS pull of September 30, 2026 showed no leased Siena record in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Siena row in its 12-month rental pull: no lease closed through the MLS and no rental listing was active on the pull date. That is not proof that no Siena home is leased, because a lease arranged privately never reaches the MLS, but it does mean there is no recent MLS rent figure for the street. A buyer modeling rental income should test any assumption against comparable Bonita Bay single-family leases and the documents.
The master Declaration’s leasing language provides that any lease “shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents; it sets no minimum lease term, no cap on leases and no lease approval, and where a neighborhood’s documents are more restrictive, the more restrictive controls. We found no primary document stating Siena’s own lease rules, so read the Siena declaration and rules in the disclosure package, and ask the association’s estoppel certificate for any lease approval or fee, before you plan a rental.
No public Bonita Bay document we reviewed authorizes nightly or weekly rentals, and the master association’s rules bind tenants like owners. At Siena prices, with no recent MLS lease on the street, the realistic case is an owner who uses the home part of the year and may lease it for a season, offsetting carrying costs rather than producing a year-round yield.
Pet rules at Siena come from the master association’s Rules and Regulations and the Siena neighborhood documents, not from the recorded Bonita Bay master Declaration, which contains no pet provision. We found no published Siena pet rule on a primary document, so the number, size and type of pets must be read in the documents before you buy.
Leash, waste and nuisance rules apply in Bonita Bay’s common areas, parks and paths, and on a golf course street they extend to the course itself, which is Club property, not a dog walk. With two Siena lots on a lake and a larger lake near the south end, keep dogs away from the water’s edge, where alligators live. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule (HUD, fair housing). Request the current rules early in your inspection period if you have a pet.
Siena at Bonita Bay sits in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88) across most of the street: 17 of the 25 lot centers measure AE 10, the other 8, on the even-numbered side, measure the shaded Zone X, and every lot outline touches AE 10, 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 November 3, 2026 we took the center point of every Siena lot, and the full outline of every lot, from Lee County’s parcel layer and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL), and ran five of them, at both ends of the street and on both sides, against FEMA’s panel index, FEMA’s community layer and Lee County’s evacuation zone layer (Lee County Evacuation Zones). We used the US Census geocoder (Census geocoder) to locate the offices and places whose distances this page gives.
| Address | Position | Flood zone at the lot center | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|---|
| 26200 Siena Dr | North end, even side, lake lot, Lot 15 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 26240 Siena Dr | Middle, even side, Lot 11 | X, 0.2% annual chance (shaded) | None set | 12071C0652G | A |
| 26271 Siena Dr | Middle, odd side, Lot 22 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 26301 Siena Dr | South end, odd side, Lot 25 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
| 26340 Siena Dr | South end, even side, Lot 1 | AE, coastal floodplain | 10 ft | 12071C0652G | A |
Across all 25 home lots, the center point falls in Zone AE with a 10-foot base flood elevation on 17 lots, the whole odd-numbered side, both ends and the lake lots, and in the shaded Zone X on 8 lots in the middle of the even-numbered side: 26230, 26240, 26250, 26260, 26270, 26280, 26290 and 26300. The lot outlines tell the rest: every one of the 25 lots touches AE 10, and 10 lots on the even-numbered side (the 8 above plus 26220 and 26310) also reach into the shaded X. No Siena lot touches a zone with a higher base flood elevation. An adjoining Collier County panel, 12021C0180H, also touches these points on FEMA’s index; the Lee County panel governs a Lee parcel. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it; shaded Zone X is outside the Special Flood Hazard Area, a moderate-hazard zone, but it is still mapped flood risk. FEMA rates a building by where the building sits and how high its lowest floor is, so on a lot split between AE and X, the house footprint, the lender’s flood determination and the elevation certificate settle the zone and the premium, not the lot center. The City’s flood page explains the map colors and the November 17, 2022 effective date (City of Bonita Springs flood protection information), and the NFIP’s consumer site explains the policy itself (FloodSmart).
A base flood elevation is the height FEMA expects the 1% annual chance flood to reach, and what matters for a Siena home is how its lowest floor compares with 10 feet. The cards record stem-wall foundations on 16 houses and a slab on grade on 9 (26240, 26280, 26281, 26290, 26291, 26300, 26320, 26330 and 26340), and grade the site elevation of the improvements at “under 1 foot” on 19 cards, “1 to 2 feet” on 5 (26230, 26231, 26241, 26250 and 26310) and “3 to 6 feet” on 1 (26261). Those are county appraisal classes, not surveyed elevations, and the number that counts is on the elevation certificate. The City notes that “for each 1 foot above the required Base Flood Elevation your home or business is elevated, you will see a corresponding decrease of nearly 50% in your annual flood insurance premiums,” and that for each foot below, rates double (City flood protection information). The Siena houses were built from 1993 to 1997, to the flood maps of their day, and the 2022 maps were drawn later; ask for the elevation certificate before you rely on any quote.
For a Siena home in Zone AE, a renovation or repair whose cost reaches 50% of the structure’s market value counts as a substantial improvement under the City’s floodplain rules, and the whole building must then meet current flood requirements. On a 1993 to 1997 house whose county building value runs from about $370,000 to $730,000, a full kitchen, bath and systems remodel can reach that line sooner than a buyer expects, and it decides what a buyer planning a major renovation, or a teardown and rebuild, can do. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05).
Siena’s panel, 12071C0652G, is one of the November 17, 2022 G panels covering Bonita Bay. FEMA’s own flood layer is the live record; check the address again before closing and after any announced revision. WGCU’s January 2026 explainer describes how and why Lee County’s flood maps are revised (WGCU, January 27, 2026).
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps it after the post-Ian review (City of Bonita Springs, FEMA CRS; City news release). WGCU covered the outcomes across Lee County in July and November 2024 (WGCU, July 19, 2024; WGCU, November 21, 2024), and WUSF reported the earlier April 2024 notice that put the discounts at risk (WUSF, April 1, 2024). The City’s floodplain management plan progress report describes the program behind the rating (CRS Floodplain Management Plan, FY 2025-26 progress report).
All five Siena points we ran fall in Lee County Evacuation Zone A (storm surge zone 1), including the lot whose center measures shaded Zone X. Evacuation zones follow storm surge, not FEMA’s flood zones, and Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf; the state’s Know Your Zone lookup confirms an address (Florida Division of Emergency Management, Know Your Zone; Lee County evacuation zones dataset). The hurricane plan (shutters or impact glass, the pool and its furniture, a generator, and who checks the house after a storm) belongs in place before summer; no Siena card records a whole-house generator.
Hurricane Ian made landfall on September 28, 2022 (NOAA National Hurricane Center, Hurricane Ian report). In the City, surge came up the Imperial River and flooded homes along the river and creeks (WUSF, October 1, 2022; NPR, October 1, 2022), and the Gulf beaches took the worst of it (Tampa Bay Times, September 29, 2022). Inside Bonita Bay, the documented damage includes the total destruction of the master association’s Private Beach facility, since rebuilt (BBCA, Private Beach), and, per the Club’s October 13, 2022 update, a flooded cart barn and golf course bridges left “structurally undrivable” on the Bay Island and Marsh courses (Bonita Bay Club, Hurricane Ian update). We found no primary source documenting Ian damage to specific Siena homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it. The street’s lowest deed of the window, 26301 at $1,100,000, was recorded on June 16, 2022, three months before the storm, and the next qualified Siena deed came about thirteen months after it, $1,438,252 at 26290 in October 2023.
Helene and Milton in 2024 are documented at the City level (City of Bonita Springs, Milton; NHC Helene report; NHC Milton report); no Bonita Bay-specific damage from either was found in a primary source. The City’s Ian pages and progress report describe the recovery program (City of Bonita Springs, Hurricane Ian; Hurricane Ian progress report; CDBG-DR grant management).
Insuring a Siena home means insuring a one-story block and stucco house of the mid-1990s with a tile roof and a pool on a golf course lot: a homeowner’s policy with windstorm, priced from the wind mitigation report, the roof and the replacement cost of a house of 2,094 to 2,984 heated square feet, plus a flood policy priced from the elevation certificate, which a federally backed lender will require on every house whose structure sits in Zone AE.
Each Siena home is a single-family house on its own lot, so the owner insures the structure, the pool and screen enclosure, the outdoor rooms and the contents, unless the Siena documents place some part of the exterior under an association policy, which the disclosure package will show. Replacement cost is the number to get right: the county’s building values on the cards are mass-appraisal figures, not construction costs, and rebuilding a block and stucco house to the current Florida Building Code and the City’s flood rules costs more than its 1993 to 1997 construction did. An appraisal-based replacement estimate is worth ordering.
Florida insurers must offer discounts for documented wind-resistant features, and the standard wind mitigation inspection records them: roof covering and its permit date, roof deck attachment, roof-to-wall connection, roof shape and opening protection. Twenty-two of the 25 cards record some opening protection, impact glass on 2 of them, and 7 of those 22 record shutters on only part of the house; 3 record none. On a house built from 1993 to 1997, a documented roof permit and full opening protection are usually the difference between an ordinary and an expensive windstorm quote, and the report has to document each feature. Citizens Property Insurance is the state’s insurer of last resort if the private market will not write a policy, and the state’s My Safe Florida Home program offers inspections and, for eligible homesteaded homes, hardening grants.
Flood is a separate policy, through the NFIP or a private carrier. Seventeen lot centers measure in Zone AE and every lot outline touches it, so a federally backed lender will require flood insurance on any Siena house whose structure sits in AE, and an owner inside Evacuation Zone A has every reason to carry it in any case, including on the eight lots whose centers measure shaded Zone X. The premium follows the elevation certificate, the foundation and the replacement cost; the City’s CRS Class 5 discount applies to NFIP policies. Get the flood quote during the inspection period, from the elevation certificate rather than an estimate, and ask whether the current policy can be transferred to you.
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, air conditioning) on homes the age of the Siena houses, and on a house of 1993 to 1997 they will want to know the age and type of the electrical panel and the water heater as well. Tile roofs need their underlayment and permit date documented, pool screen enclosures are often limited or excluded from windstorm coverage, and a generator needs its permit. On a golf course lot, ask the agent how the policy treats glass and screen damage from a stray ball. Keep the permit for any roof, window, door or enclosure replacement with the house documents.
Lee County public schools serve Siena through proximity-based choice: a student ranks schools within the proximity zone for the address rather than being placed at one school by address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zones with the School District of Lee County before relying on them.
Under the district’s most recent published plan (2025-2026), the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle proximity zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the district’s school zone locator for a specific Siena Drive address. School sites: Bonita Springs High and Bonita Springs Middle, listed in the district’s middle school directory. WGCU reported the district’s 2024-25 school grades (WGCU, July 9, 2025).
Siena is not age-restricted, so school access works the same way here as at any Bonita Springs address: the proximity zones above are the starting point, and transportation follows the district’s zone rules.
Building permits for Siena homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs master association Design Review approval under the master Declaration, and any neighborhood approval the Siena documents require, before the City permit is pulled.
Two approvals apply to most Siena projects: (1) master association Design Review under §9.2 of the master Declaration, for anything that changes the exterior, the pool, the enclosure, the driveway, the landscaping or the lot along the golf course or the lake, plus any Siena neighborhood review; and (2) a City of Bonita Springs building permit for roofs, windows, doors, pools and enclosures, generators, electrical, plumbing, mechanical and similar work (City of Bonita Springs, apply for a building permit; City Community Development). The City’s online services guide covers its Citizen Access permit portal (how to use online services). Fire-related plan review is part of City permitting (Fire Prevention plan review application). Work that touches a lake bank at the two north-end lots or the stormwater system also involves the state and water management district rules (Florida DEP; South Florida Water Management District). A buyer can search a home’s permit history by its address through the City, which is the best way to see when the roof, air conditioning, windows, pool or generator was last permitted. The City incorporated in 1999, so every Siena house, built from 1993 to 1997, was first permitted before the City existed; ask the City how far back its permit records for the address run, and treat a gap before 1999 as a question rather than an answer.
Siena sits in the northern part of Bonita Bay, wrapped by the Club’s golf course parcel, with the Mira Lago and Bermuda Cove streets about half a mile to the west, Riviera Lakes Court to the east, the Waterford condominium villages to the southeast, Woodlake Drive to the south-southwest, Creekside’s single-family courts (Creekview Drive, Pond Apple Court, Oak Hammock Court, Osprey Nest Court) across the course to the north, and the Pelican Landing community beyond Bonita Bay’s northern edge. Zoning and land use are set by the City of Bonita Springs.
The parcel layer carries every Siena lot in a planned development zoning district (PUD). The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the City’s maps page links its current maps (City area maps). Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions), and the City’s stormwater program covers the drainage system Bonita Bay’s lakes feed (City stormwater and drainage). Within about a quarter mile of the street the county map shows the Club’s golf course, master association road and retention parcels, a utility-owned pond off Country Club Drive and the common land of the Riviera, Waterford and Village of Waterford associations. Because Bonita Bay is built out, the practical questions for a Siena buyer are changes on the Club’s land (the members’ May 2026 clubhouse vote, and any course work behind the lots) and individual remodels on the street, not new subdivisions next door.
Daily life at Siena runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection in Bonita Springs, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the master association handling the gates, the patrol, the community roads and the lakes, the Siena association handling Siena Drive and its buffer tracts, and each owner handling the house and the pool.
Every Siena parcel carries a garage on the county layer, and all 25 cards record an attached finished garage of 451 to 748 square feet. Whether a boat, trailer or commercial vehicle may be kept outside the garage is a question for the master association’s rules on traffic, parking and vehicle types; read them before you buy around a boat or a trailer. Golf carts on Bonita Bay’s roads and paths follow the master association’s rules, and the golf course behind the lots is Club property, used under the Club’s rules. Vehicle registration and driver licensing for a new Florida resident run through the state (Florida Highway Safety and Motor Vehicles).
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the master association and delivered with the association documents. Mail delivery on Siena Drive follows the arrangement for the street; confirm it for the specific address when you tour.
Siena sits in northern 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 to the east and I-75 farther east. That position gives Siena owners both metro areas’ shopping, dining, healthcare and the region’s airport without living in either city, with the Club address about 0.65 mile, the Promenade about 0.8 mile and the master association office about 1.0 mile away inside the community.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit. The National Weather Service office for the region posts storm and marine forecasts (NWS Miami; National Hurricane Center).
Siena is one of Bonita Bay’s small single-family streets, 25 detached one-story pool homes on one street with the golf course behind every lot, and on the 60-month county yardstick its four deeds put it in the middle of the community’s group of 1990s single-family neighborhoods: below the late-1990s streets of Coconut Isle, Mira Lago and Bermuda Cove, above Riviera, Cracker Cove and Montara.
Bonita Bay’s master association describes residences across condominiums, high-rises, coach homes and single-family neighborhoods. On the 60-month county yardstick in the market section, the single-family neighborhoods of Siena’s size and era line up from Montara ($932,000 median) and Cracker Cove ($987,500) through Riviera ($1,187,500) and Siena ($1,366,626, a midpoint of four deeds) to Bermuda Cove ($1,550,000), Mira Lago ($1,900,000) and Coconut Isle ($2,100,000), with Bonita Bay’s larger estate courts well above them. What sets the Siena product apart is its uniformity and its setting: every house one story, every house with a pool, every lot on the golf course, and a narrow band of house sizes, 2,094 to 2,984 square feet.
Bermuda Cove, about half a mile west on Isle Way, shares Siena’s county appraisal neighborhood: 23 homes built from 1996 to 1999, 5 deeds in 60 months at a $1,550,000 median and $646 per square foot. Mira Lago, on Mira Way beside Bermuda Cove, shares it too: 29 larger homes built from 1996 to 1998, 9 deeds at $1,900,000 and $622. Riviera, the nearest single-family street to the east on Riviera Lakes Court, has 35 homes built from 1990 to 1997, 14 deeds at $1,187,500 and $492. Coconut Isle, on Brick Lane about a mile southwest, is another one-street pool-home village on a Club golf course, 16 homes built from 1998 to 2002, larger on the median, with 8 deeds at $2,100,000 and $520. Montara, about 1.3 miles south, is the closest match in house size and era among the guides we weigh most often, 44 homes built from 1989 to 1996, with 11 deeds at $932,000 and $468. What sets Siena apart on the county record is the combination: one street of 25 houses, all one story, all with a pool, all built within five years, every lot on the golf course, and its own neighborhood association owning the street.
Siena and Montara are Bonita Bay single-family neighborhoods of close-set houses from the 1990s that buyers often call villas, about 1.3 miles apart between centers, and on the same 60-month county yardstick Montara’s 11 deeds sit at a $932,000 median and $468 per heated square foot against Siena’s 4 deeds at a $1,366,626 midpoint and $531; the choice comes down to the golf course, the pool, the stories and the price.
Montara is 44 single-family homes on one street, Montara Drive, on Bonita Bay Phase A-3 (Plat Book 40, Page 48), built 1989 to 1996, from 1,770 to 3,454 heated square feet (median about 2,465). In the 60 months since November 2021 Montara recorded 11 qualified deeds at a $932,000 median, from $675,000 to $1,540,000, at a median of $468 per heated square foot; Siena recorded 4 at a $1,366,626 midpoint, $1,100,000 to $1,700,000, $531 per heated square foot. Both figures come from the same Lee County index, built November 3, 2026, with each neighborhood matched by its street (Siena Drive; Montara Drive), the street match being the only reliable one because Siena is platted as a numbered Bonita Bay unit. Montara is the head-to-head yardstick for Siena because it is the closest street in the market table on median house size (about 2,465 square feet against 2,590), its houses come from the same era (1989 to 1996 against 1993 to 1997), and its homes are sold, like Siena’s, as close-set villas; its median deed is $434,626 below Siena’s. Riviera, the nearest street to the east, and Bermuda Cove, which shares Siena’s appraisal neighborhood, sit closer on the median and are compared in the section above. Cracker Cove’s median sits slightly closer than Montara’s in price, but its houses are raised wood-sided homes on pilings over garages on lots of about 0.08 acre; Coconut Isle shares the golf setting and lies closer on price per square foot, $520, but its houses are much larger (median 3,696 square feet) and its median deed $733,374 higher; Bay Woods, at a $3,875,000 median, is an estate street. The gap between Siena and Montara is large enough that it says something real about the two products, and it is explained mostly by the lot behind the house.
| Question | Siena | Montara |
|---|---|---|
| Homes and streets | 25 homes, one street (Siena Drive) | 44 homes, one street (Montara Drive) |
| Recorded as | Bonita Bay Unit 17 (Plat Book 50, Pages 42 to 45) | Bonita Bay Phase A-3 (Plat Book 40, Page 48) |
| Product | Detached houses on their own lots, about 3 to 12 feet apart on the county footprint layer | Detached homes on narrow lots that their association describes as zero-lot-line villas |
| Construction (county cards) | Block and stucco, concrete tile roof, on all 25 | Block and stucco and concrete tile roof on all readable cards |
| Built (county roll) | 1993 to 1997 | 1989 to 1996 |
| Heated area (county) | 2,094 to 2,984 sq ft (median 2,590) | 1,770 to 3,454 sq ft (median about 2,465) |
| Lot size (county parcel layer) | 0.214 to 0.380 acre (median 0.268) | 0.142 to 0.314 acre (median 0.172) |
| Living stories | 1 on all 25 | 2 on 24, 1 on 20 (parcel layer) |
| Private pool (county) | All 25 | 16 of 44 parcels |
| Shared amenity on the county record | None | A pool and restroom building on the association’s common tract |
| Qualified deeds, 60 months since November 2021 | 4 (4 homes) | 11 (10 homes) |
| Median deed price | $1,366,626 (midpoint of 4 deeds) | $932,000 |
| Deed range | $1,100,000 to $1,700,000 | $675,000 to $1,540,000 |
| Median per heated sq ft | $531 | $468 |
| Turnover (deeds per home, 60 months) | 16.0% (4 on 25) | 25.0% (11 on 44) |
| MLS, pulled September 30, 2026 | 1 closing in 12 months, 0 active, 0 pending | 2 closings in 12 months, 0 active, 0 pending |
| Golf alongside | All 25 lots touch the Club’s Creekside course parcel | 7 lots touch the Club’s Marsh course parcel |
| Lake | 2 lots (county lake class) | County lake class on 12 lots |
| Flood zone (FEMA NFHL, lot centers) | AE 10 ft on 17, shaded X on 8; panel 12071C0652G | AE 9 ft on all 44; panels 12071C0654G and 12071C0658G |
| Evacuation zone | A | A |
| Associations | Bonita Bay Community Association and Siena of Bonita Bay Neighborhood Association, Inc. (N50639), owner of Siena Drive and three buffer tracts | Bonita Bay Community Association and Montara Bonita Bay Association, Inc., owner of Montara’s common tracts |
| Straight-line distance between centers | about 1.3 miles | about 1.3 miles |
Choose Siena if you want a one-story house with its own pool on a golf course lot, on a street where every house shares those three things, on a lot about half again the size of Montara’s median, and you accept a higher entry price: no Siena deed in the last five years has been under $1,100,000. Choose Montara if you prefer a lower price point that has reached down to $675,000 in the last five years, an association that keeps a shared pool on its common tract, more homes to choose from over time (44 against 25) and a choice of one or two stories, and you can do without the golf course behind the house. In both, the age, condition and updating of the specific house, and its elevation certificate, move the price more than the neighborhood median does.
Siena’s strengths are documented ones (a short street of 25 detached one-story houses, a pool on every lot, the golf course behind every lot, a neighborhood association that owns the street, no CDD, a short trip to the Club and the Promenade) and so are its limitations (every lot touching Zone AE and all inside Evacuation Zone A, houses of 1993 to 1997 that need updating, a very thin resale market, neighbors close at hand and two layers of unpublished fees).
If you’re searching for a Siena listing agent, or thinking, ‘I need someone to sell my Siena home…’, start with the record: 4 qualified Siena deeds in 60 months, from $1,100,000 to $1,700,000, one of them in the 12 months to September 30, 2026 ($1,295,000), one MLS closing in that period at 100.0% of its asking price after 272 days, and no Siena home listed for sale on that date. McGreevy and Comisar price, prepare and market Siena homes from that record, not from a Bonita Bay average.
Our credentials as your Siena listing agent:
In the 12 months to September 30, 2026 we tracked one qualified Siena deed in the Lee County record: 26211 Siena Drive at $1,295,000 (January 14, 2026). Before it, the window holds 26200 Siena Drive at $1,700,000 (May 1, 2024), 26290 Siena Drive at $1,438,252 (October 20, 2023) and 26301 Siena Drive at $1,100,000 (June 16, 2022). Over 60 months the record shows 4 sales and $5,533,252 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the January 2026 closing at 26211 and no Siena home listed for sale.
Four things. First, the buyer: a Siena buyer is comparing houses that are all 29 to 33 years old and built to a common pattern, often against Bermuda Cove, Riviera and Montara as well as the street, so the listing has to document what has been replaced (roof, pool, openings, air conditioning, electrical and plumbing) and when, and show the golf course or lake behind the house. Second, the paperwork: Section 720.401 requires your disclosure summary before the contract is signed, Florida’s residential flood disclosure applies to every sale, most financed buyers will need flood insurance, and having both estoppel requests, the elevation certificate, the wind mitigation report, the permit history and a survey ready at listing protects your timeline. Third, Bonita Bay’s open house and sign rules: open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the master association’s sign standard, and allow no SOLD signs (BBCA Open House Guidelines). Fourth, the price: the one recent MLS closing sold at its full asking price, but only after 272 days on market, so a first price set from the deeds and the house’s condition matters more than how fast the first weeks go.
Start with a free Siena home valuation, or use our Bonita Bay home valuation page. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price a Siena home from the deeds that match its lot, its updating and its date, not from the street’s median. On the county record the four deeds of the last 60 months run from $1,100,000 to $1,700,000 and from $447 to $656 per heated square foot, on houses within 127 square feet of each other. We adjust for golf or lake lot, lot size, pool and renovation, check the county’s values for all 25 homes, then test the price against Bermuda Cove, Riviera and Montara sales on the day you list.
The one Siena closing on the Southwest Florida MLS pull of September 30, 2026, 26211 Siena Drive, recorded 272 days on market and closed at 100.0% of its asking price. One closing is not a pattern; on a 25-home street, time to sell depends mostly on the first price and the condition.
A Siena buyer usually asks first for the estoppel certificates of both associations, the §720.401 disclosure summary, the Siena declaration and rules, the elevation certificate, the wind mitigation and four-point reports, the roof, pool, window and air-conditioning permits, a survey, the flood and windstorm policy declarations, and the master association’s rules on leasing, pets, vehicles and Design Review.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and both estoppel certificates are needed for closing. Whether the Siena declaration adds a notice, approval or fee step is set in your neighborhood documents, which we read for every listing before your home goes on the market.
A Bonita Bay Club membership is separate from your Siena deed, even though your lot backs onto a Club course. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to a buyer is the Club’s decision under its own rules. Your Siena sale itself never requires a Club membership on either side.
Siena’s long-run value rests on Bonita Bay’s fixed supply, its master-association amenities and land, the golf course behind every lot and the consistency of the street; the recorded deeds show that Siena prices rise and fall with the wider market, from vacant lots at $86,300 to $180,000 in 1992 to 1995 to deeds of $1,100,000 to $1,700,000 over the last 60 months.
A master association that maintains roads, lakes, parks, the Private Beach and patrol, funded by every owner, protects the setting of every neighborhood inside the gates. In Siena a second association owns the street and its buffer strips outright. Bonita Bay’s recorded master Declaration and Design Review standards (§9.2), with the Siena documents, are what keep a street of 25 matching houses consistent, lot by lot.
Bonita Bay is built out, and Siena is complete: all 25 platted lots are improved, the last in 1997. That does not guarantee appreciation (the county record holds a $900,000 house deed on the street in April 2008 and house deeds of $639,000 to $847,000 from 2010 to 2014, after the market fell), but it means every buyer who wants a one-story pool home on Siena Drive competes for one of 25.
For a buyer who wants a detached one-story pool home with the golf course behind it inside Bonita Bay’s gates, Siena offers that combination on every lot, at a price point between the earlier single-family streets and the larger late-1990s and estate streets. The trade is a flood zone on most of the street, a very thin resale market, houses of the mid-1990s that need updating and neighbors close at hand.
Bonita Springs is the incorporated city that governs Siena’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Siena Drive between Naples and Fort Myers with Gulf beaches, I-75 and US 41 close by.
Residents voted to incorporate the City in 1999, and the City marked its 25th anniversary in 2024 (City of Bonita Springs, history; 25th anniversary; City Charter). For the wider market, see our Bonita Springs guide and our Bonita Bay guide. Documentary stamp tax on Florida deeds is set by the state (Florida Department of Revenue, documentary stamp tax), and in Lee County the seller customarily pays the owner’s title policy, though the contract controls.
Siena owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is about 2.1 miles from Siena by straight line. For this Siena guide we read the county’s golf, lake and tract parcels, the building footprint layer, the master Declaration, the state record for the Siena association, the two Siena tract cards, all 25 county home cards the Property Appraiser publishes for the street and every qualified Siena deed of the last five years in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Siena 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 4 qualified Siena deeds recorded since November 2021 for this update, we read all 25 Siena home cards to count the stories, walls, roofs, foundations, garages, pools and land classes, we confirmed the Siena association on the state record and the county roll, we measured each lot’s distance to the golf course, the lakes, tidal water and the buffer tracts on the county map, we measured the gaps between the 25 houses on the county footprint layer, and we measured the flood zone at all 25 Siena lots ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
Siena is a single street where specifics decide the price: whether the lot backs onto the golf course or the lake, the lot’s size, the age of the tile roof and the pool equipment, the opening protection, and whether the kitchen and baths have been redone in a house built from 1993 to 1997. With four qualified deeds in five years, a gap of twenty months without one, and two houses of exactly the same recorded size recording $1,700,000 and $1,295,000, a Siena price cannot lean on last month’s sale, and buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the golf course lot, the flood zone under the house and its elevation certificate, the wind mitigation report and the role of both associations in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Siena realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Siena home? Get a free Siena home valuation, or call Jesse direct at (239) 898-6072.
Buying in Siena? 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 Siena, see our Bonita Bay guide, our Bonita Springs guide and our guides to the nearby neighborhoods Bermuda Cove, Mira Lago, Riviera and Montara.
The best Siena buyers we work with ask the most questions before the offer and the fewest after closing. Order both estoppel certificates early, read the Siena declaration, the master association’s rules and the plat for your lot, get windstorm and flood quotes from the elevation certificate and wind mitigation report during your inspection period, and read the Design Review standards before you plan a remodel, a pool change or a rental. There is no obligation and no cost for an initial conversation.
The questions buyers ask us most about Siena at Bonita Bay, answered from the county record, the master association’s documents, the state record for the Siena association, FEMA’s flood layer and the Southwest Florida MLS pull of September 30, 2026.
Siena at Bonita Bay is a neighborhood of 25 detached single-family homes on one street, Siena Drive, inside the gated master-planned community of Bonita Bay in Bonita Springs, Florida. The homes make up one recorded plat, Bonita Bay Unit 17, were built from 1993 to 1997, and every one is a one-story house with a private pool on a lot that backs onto the Club’s golf course.
Exactly 25, on Lots 1 to 25 of Bonita Bay Unit 17. Every one is a detached single-family home with the single-family use code on the Lee County roll, and every Siena Drive address is one of them: the even numbers 26200 to 26340 and the odd numbers 26201 to 26301.
On every county record they are detached single-family homes: one living unit per building on all 25 cards, and 25 separate buildings on the county footprint layer, no two touching. They sit close together, about 3 to 12 feet apart at the nearest point, which is why they are often called villa homes.
No. The Lee County building footprint layer shows 25 separate footprints, one on each lot, and no two touch; the nearest gap between two houses runs from under 3 feet to about 12 feet, a median of about 9 feet. Every card records one living unit per building.
Siena sits in the northern part of Bonita Bay, set inside the Club’s golf course, with Riviera Lakes Court to the east and the Mira Lago and Bermuda Cove streets about half a mile west. By straight line the Club address on Country Club Drive is about 0.65 mile south, the Promenade about 0.8 mile and the master association’s office about 1.0 mile.
From 1993 to 1997 on the Lee County roll: five in 1993, seven in 1994, nine in 1995, three in 1996 and one in 1997. The lots sold vacant from 1992 to 1995 and the houses followed over five years, so they are now 29 to 33 years old.
The county records 2,094 to 2,984 heated square feet, a median of 2,590. Every house records under 3,000 square feet, and 20 of the 25 fall between 2,463 and 2,984. A listing may report a different living area than the county; the 2026 sale at 26211 matched the county’s 2,590.
On the Lee County roll, three bedrooms on 20 homes and two on 5 (26210, 26230, 26280, 26301 and 26310). Baths on the roll run two or three. Listings sometimes count a den differently; the 2026 MLS closing at 26211 reported three bedrooms plus a den and three baths.
All 25 record one living story on their county cards, and the parcel and footprint layers agree. No card records a second story or an elevator, so every house on the street is a single-level home.
Yes, all 25. Every county card records a residential pool and the parcel layer flags a pool on every parcel. Fifteen cards record pool heaters and six a waterfall feature. There is no shared neighborhood pool or clubhouse on the county record.
Yes. All 25 cards record an attached finished garage, from 451 to 748 square feet, a median of 492, and the parcel layer flags a garage on every parcel. Driveways on every card are brick, tile or a similar paver.
All 25 cards record concrete block walls with a stucco finish, a concrete tile roof over an irregular roof structure and a split floor plan, with ceilings of 8 to 10 feet on 24. Sixteen record a stem-wall foundation and nine a slab on grade.
Yes. On the county map every one of the 25 lot outlines touches the Bonita Bay Club golf course parcel whose county legal description begins “Creekside Golf Course”. The county classes 23 lots as golf course lots and the 2 north-end lots, 26200 and 26201, as lake lots, because they back onto a small lake.
Two lots back onto water: 26200 and 26201 at the north end, on a lake of about 1.3 acres, both classed by the county as lake lots. 26211 sits about 12 feet from the same lake and 26210 about 50 feet. At the south end a larger lake lies about 50 feet from 26330 and 26340, with the course between.
Not on the county map. The Siena association owns three narrow buffer tracts of about 0.13 to 0.67 acre, classed as buffer, conservation and water retention land, beside 26280, 26290, 26301 and 26340. The rest of the lots back onto the golf course or the north-end lake.
No. No Siena parcel records a boat dock or seawall on the county parcel layer, and no field card records one. The lakes are stormwater lakes, and the nearest tidal water lies about 1,090 feet from the nearest lot.
At the separately owned Bonita Bay Marina on the Imperial River, which lists 326 dry storage spaces and 98 wet slips and publishes a maximum draft of 36 inches, or at a slip elsewhere. Slips and storage carry their own fees and are never part of a Siena home.
Your own pool and the golf course behind your lot, plus Bonita Bay’s 12 miles of paths, three waterside parks, the Private Beach with its shuttle, gated entry and the Community Patrol through the master association. The Bonita Bay Club’s golf, racquet sports, fitness and dining come only with a separate, optional membership.
Siena is inside gated Bonita Bay, whose master association runs the gates and a Community Patrol. We found no record of a separate gate at the entrance to Siena Drive; the street itself is private land owned by the Siena association.
Two assessments apply: the Bonita Bay Community Association master assessment and the Siena of Bonita Bay Neighborhood Association assessment. Neither association publishes its amount. The estoppel certificates for the specific home state both current assessments and anything due at closing. Bonita Bay has no CDD.
Yes. Siena of Bonita Bay Neighborhood Association, Inc. is a Florida not-for-profit corporation, state document N50639, filed August 28, 1992 and active, and on the Lee County roll it owns Siena Drive and three buffer tracts. Owners also belong to the Bonita Bay Community Association (document N07041).
We found no primary document stating what the Siena assessment covers, so we do not claim it. Whether the association handles lawns, landscaping, irrigation, painting or roof cleaning is set in the Siena declaration and budget. Read them in the disclosure package and confirm on the estoppel certificate before relying on any description.
Siena of Bonita Bay Neighborhood Association. On the county roll the Siena Drive right of way, about 1.2 acres, is association land, and it meets a master association road parcel of Bonita Bay Unit 9 at the south end of the street, the street’s only road connection.
No. Bonita Bay has no Community Development District and no special taxing district. The Bonita Springs Fire Control and Rescue District on the tax bill is an independent district that covers the whole area.
No. No source we reviewed, including the master Declaration, the Lee County roll, the Unit 17 plat, the state record for the Siena association and the master association’s public pages, sets an age restriction, so buyers of any age can purchase a Siena home.
Yes, subject to the master Declaration, which sets no minimum lease term but binds tenants to the governing documents, and to the Siena documents, which may set their own limits. The Southwest Florida MLS pull of September 30, 2026 showed no leased Siena record in the prior 12 months, so there is no recent MLS rent figure for the street.
Pets follow the master association’s Rules and Regulations and the Siena documents; the master Declaration itself has no pet provision, and we found no published Siena pet rule on a primary document. Read the current rules during your inspection period, keep dogs off the golf course and away from the lake edges.
Yes. Every lot outline touches FEMA Zone AE with a base flood elevation of 10 feet, 17 of the 25 lot centers measure AE 10, and 8 lot centers on the even-numbered side measure the shaded Zone X, on panel 12071C0652G, effective November 17, 2022. The elevation certificate and the lender’s determination for the house settle its zone.
With a federally backed mortgage on a house whose structure sits in Zone AE, yes, and that covers most of the street. On the eight lots whose centers measure shaded X, the lender’s determination for the house decides. All of Siena sits in Evacuation Zone A, and the City’s CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County Evacuation Zone A (storm surge zone 1), at all five Siena points we ran on November 3, 2026, including a lot whose center measures shaded Zone X. Zone A is the first area Lee County orders to evacuate.
We found no primary source documenting Ian damage to specific Siena homes. The Club reported golf course bridges left structurally undrivable on the Bay Island and Marsh courses, and the Bonita Bay Private Beach facility was destroyed and rebuilt. Ask the seller’s disclosures, the City permit history and the insurance claim history for the house you are buying.
No. Bonita Bay Club membership is optional and separate from owning a Siena home, even though every Siena lot backs onto a Club course, and a golf course lot does not carry the right to play. The Club does not publish its fees on its public website.
Yes. The Private Beach on Hickory Boulevard is owned by the master association and is an amenity of every Siena owner, with a resident shuttle. It was rebuilt after Hurricane Ian and reopened on November 13.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025 and due June 30, 2025, is past. Whether either association has any other assessment on a specific home is stated in its estoppel certificate, which Florida law requires to list assessments due and any pending special assessment.
Four qualified Siena deeds were recorded in the 60 months since November 2021, at $1,100,000, $1,295,000, $1,438,252 and $1,700,000 (arithmetic midpoint $1,366,626), in the Lee County Property Appraiser recorded sales, through September 2026. With four sales, the house and the lot that sold matter more than the median.
The one Siena closing on the Southwest Florida MLS pull of September 30, 2026, 26211 Siena Drive, took 272 days on market and closed at 100.0% of its asking price. One closing is a count, not a pattern.
On the Southwest Florida MLS pull of September 30, 2026, none, and none pending. The listing picture changes, and our Domain Realty Group team keeps the current list on its site.
The §720.401 disclosure summary before you sign, the estoppel certificates of both associations before closing, the Siena and master governing documents and rules, and from the seller the property disclosures and Florida’s residential flood disclosure. Ask early for the elevation certificate, the wind mitigation report, the permit history and a survey.
Lee County uses proximity-based choice. Under the district’s 2025-2026 plan, the elementary zone holding the Bonita Springs schools is Zone Q (including Spring Creek Elementary), the middle zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South choice zone, which includes Bonita Springs High. Confirm the address with the district.
Montara, about 1.3 miles south on Montara Drive, is 44 homes built 1989 to 1996 of a similar median size (about 2,465 square feet) on smaller lots (median 0.172 acre), with pools on 16 and two stories on 24, and 11 deeds in 60 months at a $932,000 median and $468 per square foot. Siena is 25 one-story pool homes on golf course lots, with 4 deeds at a $1,366,626 midpoint and $531.
The questions Siena owners ask us before they list, answered from the Lee County deed record, the county home cards, the master association’s documents, the state record for the Siena association, FEMA’s flood layer and the Southwest Florida MLS pull of September 30, 2026.
Your Siena home is worth what the closest matching deeds support, adjusted for its lot, its updating and the date. The four qualified Siena deeds of the last 60 months ran from $1,100,000 to $1,700,000 and from $447 to $656 per heated square foot on houses within 127 square feet of each other, so a street midpoint of $1,366,626 can miss by a wide margin. Start with a free valuation and we will price it from the deeds that match your lot and your updates.
The best listing agent for Siena knows every deed on Siena Drive and can explain the golf course lots, the two lake lots, the two associations and the flood zone to a buyer. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, and this guide was built from all 25 Siena county cards, every qualified Siena deed since November 2021 and our own flood measurement at every lot.
One, on the Lee County qualified-deed record for the 12 months to September 30, 2026: 26211 Siena Drive at $1,295,000 on January 14, 2026. The Southwest Florida MLS pull of September 30, 2026 shows the same closing at the same price and date, after 272 days on market, and no Siena home listed for sale on the pull date.
There is no typical Siena price, because four deeds in 60 months are too few to set one. The four recorded $1,100,000, $1,295,000, $1,438,252 and $1,700,000, a midpoint of $1,366,626 that no actual sale matches. The price followed the lot and the date: the highest deed was a lake lot, the largest lot on the street, and the lowest came in June 2022, before Hurricane Ian and before the three later deeds.
On the county record 26200 is one of the two lake lots at the north end of the street and, at 0.380 acre, the largest lot on Siena Drive, with a one-story pool home of 2,590 heated square feet built in 1993. Its $1,700,000 deed of May 1, 2024 works out to $656 per square foot. The county agrees on the lot: the two lake lots carry the highest land and just values on the street. The deed does not say what was inside the house.
The two houses record exactly the same size, 2,590 heated square feet, and the same 1993 build year. The record shows two differences: 26200 is a 0.380-acre lake lot and 26211 a 0.230-acre golf course lot, and the deeds are twenty months apart, May 2024 and January 2026. Condition and updating are the remaining variables, which only the listing and a showing establish, so we never price one from the other without adjusting for the lot.
The Lee County qualified-sale file records the deed consideration for 26290 Siena Drive as $1,438,252 on October 20, 2023, and the Property Appraiser accepted it as a market sale. The file gives the total and not its makeup, so we report it as recorded rather than guess what it includes. For pricing, it reads as $562 per heated square foot on a 2,559-square-foot golf course home.
The one Siena closing on the Southwest Florida MLS pull of September 30, 2026, 26211 Siena Drive, recorded 272 days on market before closing at its full asking price. On a 25-home street with four deeds in five years and no qualified sale from May 2024 to January 2026, time to sell depends on the first price, the condition and the competing listings nearby, not on a Siena average.
The one MLS closing on the September 30, 2026 pull sold at 100.0% of its $1,295,000 asking price, after 272 days. One sale is not a pattern, and a ratio follows the list price as much as the market: a full-price sale after nine months on market says as much about the list price as about demand. Pricing close to what the matching deeds support shortens the wait.
The county thinks so: the two lake lots, 26200 and 26201, carry the highest land values on the street ($666,672 each) and the two highest 2025 just values, $1,336,574 and $1,450,792. On the deeds, the one lake lot that sold in the window, 26200 at $1,700,000, recorded the highest price and the highest price per square foot, $656. One deed cannot set a premium, so we price the view from the lanai.
Every Siena lot touches the Club’s golf course parcel, so on Siena Drive the golf course is part of every house’s value rather than a premium over its neighbors. What varies is the view from the lanai: how open the fairway is, how close the tee or green sits and what lies between. Photograph the view honestly at different times of day, because buyers walk the back of the lot.
On a street where all 25 cards record a pool, a buyer expects one, and the difference lies in its age and features. Fifteen cards record a pool heater and six a waterfall feature, and four record a screen enclosure as a subarea. Present the pool’s age, its equipment, its heater and the enclosure’s condition with permits, because buyers will compare them house by house.
The lot and the timing. The four deeds ran from $1,100,000 to $1,700,000 on houses of 2,463 to 2,590 heated square feet, so size explains little. The highest deed was a lake lot and the largest lot on the street; the lowest came in June 2022, before Hurricane Ian. Renovation and condition explain the rest, and only the listing and a showing establish those.
Describe what the record and the house support: a detached one-story pool home on Siena Drive with the golf course or lake behind it, its heated square footage and how it was measured, the lot size from the parcel layer, the roof and its permit date, the opening protection and every replacement with its permit. Avoid preserve-view or attached-villa language the county record does not support for Siena.
You can use the word, because buyers search for it, but say plainly what it means on Siena Drive: a detached single-family house on its own platted lot, one living unit per building on every county card, set about 3 to 12 feet from its neighbors on the county footprint layer. Buyers who expect an attached villa or a condominium should learn the difference from the listing, not from the title commitment.
Only if the Siena declaration and budget say so. We found no primary document stating what the Siena assessment covers, and marketing descriptions of a maintenance-included lifestyle are not proof. Read the declaration and the current budget, confirm with the association’s estoppel certificate what the assessment includes, and describe exactly that, because a buyer will rely on it when comparing your home with Montara or Bermuda Cove.
Only with the record to back it. The county shows Siena lots sold vacant from 1992 to 1995 and 25 houses built within five years to a close pattern: the same block, stucco and tile shell, the same split plan and the same “excellent” quality grade on every card, with several houses sharing identical garage, porch and living areas. If your permit file names an architect or builder, use it; otherwise describe the house by its features.
The §720.401 disclosure summary before the contract is signed, the property disclosures your contract form requires, Florida’s residential flood disclosure, and, for closing, the estoppel certificates of the Bonita Bay Community Association and the Siena association. Buyers will also ask for the elevation certificate, the wind mitigation and four-point reports, the permit history, a survey and your insurance declarations, so gather them before you list.
A contract signed without the disclosure summary is voidable by the buyer before closing under Section 720.401, so a buyer could walk away. The master Declaration (§12.13) separately requires a Bonita Bay seller to obtain and deliver it, and the Siena association is a homeowners’ association under the same chapter. We include the summary with the listing documents so it is in the buyer’s hands before any offer is signed.
An estoppel certificate is an association’s statement of what is owed on your Siena home: the current assessment, any unpaid amounts, any special assessment and any charge due at closing. A Siena sale needs two, one from the master association and one from the Siena association. Florida law sets their timing and fees in Section 720.30851, and the title agent usually requests both after the contract is signed.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula, with no recorded amendment located that reconciles the two. We do not publish either figure as current. The master association’s estoppel certificate states exactly what is due at your closing, and the Siena estoppel certificate states any neighborhood transfer charge.
We found no sale approval requirement in the master Declaration. You must deliver the §720.401 disclosure summary, and both estoppel certificates are needed for closing. Whether the Siena declaration adds a buyer application, an approval or a notice step is set in the neighborhood documents, which we read with the title commitment for your lot before listing.
Both. The Bonita Bay Community Association (state document N07041) runs the gates, the patrol, the parks, the Private Beach and Design Review, and Siena of Bonita Bay Neighborhood Association, Inc. (state document N50639) owns Siena Drive and three buffer tracts. Your buyer receives both associations’ documents and estoppel certificates, so have your own copies ready to share early.
A Bonita Bay Club membership is separate from your Siena deed, even though your lot backs onto a Club course. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to a buyer is the Club’s decision under its own rules. Your Siena sale itself never requires a Club membership on either side.
Not as a rule, but most financed buyers will need flood insurance, because 17 of the 25 lot centers sit in Zone AE and every lot touches it, and many lenders and insurers will ask for a four-point inspection and a wind mitigation report on a house of this age. Having those reports and the elevation certificate ready lets a financed buyer meet the lender’s timeline.
Every Siena lot touches Zone AE with a 10-foot base flood elevation, and 8 lot centers on the even-numbered side measure the shaded Zone X. A buyer’s lender decides from the house footprint and the elevation certificate, not the lot center, and the premium follows the lowest floor. An elevation certificate in hand at listing answers the first question every financed buyer will ask.
On September 30, 2026 the Southwest Florida MLS showed no Siena home listed, so a Siena listing competes with single-family homes on nearby streets: Riviera, where 14 deeds recorded a $1,187,500 median, Bermuda Cove, with 5 deeds at $1,550,000, and Montara, with 11 deeds at $932,000, all on the same 60-month county yardstick. Being the only Siena house for sale helps only if the price reads right against those.
Compare house to house, not median to median. Montara’s houses are a similar size (median about 2,465 square feet against Siena’s 2,590), but its lots are smaller (median 0.172 acre against 0.268), 24 of its 44 houses have two stories and only 16 carry a pool. Its 60-month median per heated square foot is $468 against Siena’s $531. Lead with your one-story plan, your pool and the golf course.
Bermuda Cove and Mira Lago share Siena’s county appraisal neighborhood and lie about half a mile west. Bermuda Cove’s 5 deeds recorded a $1,550,000 median and $646 per square foot on houses built from 1996 to 1999; Mira Lago’s 9 deeds recorded $1,900,000 and $622 on larger houses. Those streets are newer by a few years, so a Siena listing should show its updates plainly.
Yes. All 25 Siena cards record a concrete tile roof, and on houses built from 1993 to 1997 an original roof would now be close to or past 30 years old. A documented, permitted replacement helps the wind mitigation report, the windstorm quote and the buyer’s inspection, and buyers ask for the roof permit date early. Any roof change also goes through Design Review first.
They help the insurance math, which buyers now price in. Only 2 of the 25 Siena cards record impact glass; 13 record panel, accordion or electric shutter systems, 7 shutters on part of the house and 3 none. A documented upgrade with permits improves the wind mitigation report and the buyer’s windstorm quote, and on a golf course lot impact glass also answers the stray-ball question.
Gather the elevation certificate, the wind mitigation and four-point reports, every permit for roof, windows, doors, pool, enclosure and air conditioning, the survey, the flood and homeowner’s policy declarations, the Siena and master association documents you hold, and receipts for major work. On a street where few houses sell, a complete file sets your home apart.
The record shows a long rise with uneven steps. Qualified house deeds ran from $550,000 to $685,800 from 1996 to 2000, $639,000 to $847,000 from 2010 to 2014, $920,000 to $1,100,000 from 2015 to 2020, and $1,100,000 to $1,700,000 in the last 60 months, with the newest at $1,295,000. With four deeds in five years we do not publish a Siena trend line; we price from the nearest matching deeds on the day you list.
The title agent prorates the property taxes for the year and both associations’ assessments for the period, using the estoppel certificates for the assessment figures, and collects any unpaid amounts from the seller at closing. Under Section 720.3085 a buyer is jointly liable for assessments unpaid at the transfer, which is why both estoppel certificates are required.
Yes, subject to the master Declaration, which sets no minimum lease term but binds tenants to the governing documents, and to whatever the Siena documents say about leasing. The Southwest Florida MLS pull of September 30, 2026 showed no leased Siena record in the prior 12 months, so an investor buyer will price from comparable Bonita Bay leases, and the Siena lease rules should be in the disclosure package from the start.
Buyers ask what lies directly behind the lanai, how close the nearest tee, green or cart route is, whether stray balls reach the house, what the course’s maintenance schedule looks like and what may be planted or fenced along the course line. Walk the back of your lot with us before listing, so the photos and the description answer those questions honestly before the first showing.
Every Siena fact on this page comes from a recorded instrument or state record, a county, city, state or federal record, the Bonita Bay Community Association’s, the developer’s successor’s or the Bonita Bay Club’s own published pages, a named news report, or the Southwest Florida MLS figures pulled on September 30, 2026. Every link below was checked and answered on November 3, 2026; recorded instruments are cited by book and page or instrument number in the text.
The official documents below are published by the Bonita Bay Community Association, the City of Bonita Springs, the School District of Lee County and NOAA. They are the documents we read for this page, and the ones a Siena 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 | The master association’s table of Bonita Bay streets and the neighborhoods they belong to, listing Siena Drive under Siena | View the street table |
| Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | View the brochure |
| Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | View the guidelines |
| Trails map | Bonita Bay Community Association | Current posting | The path network that connects the northern side of Bonita Bay, around Siena Drive, to the parks and the Club | View the trails map |
| Neighborhoods map | Bonita Bay Community Association | Current posting | Where Siena sits among Bonita Bay’s neighborhoods | View the neighborhoods map |
| Facilities and amenities map | Bonita Bay Community Association | Current posting | Parks, beach shuttle points and community facilities | View the amenities map |
| Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Siena permits and remodels in Zone AE | View Ordinance 22-05 |
| Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | View the toolkit |
| CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | View the report |
| Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | View the map book |
| How to use online services | City of Bonita Springs Community Development | Current posting | The City’s online permit portal, for a home’s permit history | View the guide |
| Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | View the plan |
| Parks of Bonita Bay | Bonita Bay Community Association | Current posting | Estero Bay Park, Riverwalk Park and Spring Creek Park: boardwalk, boat ramp, kayak launch, bocce, observation deck | View the parks page |
| Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian | View the report |
The Bonita Bay Unit 17 plat (Plat Book 50, Pages 42 to 45), the Siena neighborhood declaration recorded against Unit 17, the recorded master Declaration (Lee County Instrument 2011000142834) and the master association’s By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy online.
Market data from Southwest Florida MLS, pulled September 30, 2026. County sales and parcel records from the Lee County Property Appraiser, recorded sales through September 2026. McGreevy and Comisar, Best Realtor for Siena. 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.
