Bonita Bay - The Enclave

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Enclave. If you're searching for the best realtor for Enclave in Bonita Bay, Bonita Springs — whether you're ready to sell your Enclave home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold; $900 million in personal sales between Jesse McGreevy and Marc Comisar. Over the trailing 12 months, Enclave recorded 5 closed resales at a median sold price of $600,000 (average $622,000; range $535,000 to $720,000; total volume $3,110,000) on a median 68 days on market — with just 1 home currently active at $1,025,000. (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Enclave

If you're searching for the best realtor for Enclave in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in closed real estate and $900 million in personal sales, we bring a depth of Bonita Bay single-family experience no other team can match.

Recent Enclave track record (trailing 12 months): Enclave recorded 5 closed resales over the past year, totaling $3,110,000 in sales volume at a median sold price of $600,000 (average sold $622,000; range $535,000 to $720,000). Those homes sold at an average of 94.2% of list price with a median 68 days on market. Just 1 home is currently active at $1,025,000 (70 days on market) — roughly 2 to 3 months of supply, which is thin inventory for a 54-home neighborhood. This is a small, low-turnover single-family community where correct pricing — by renovation level, by lake-and-golf view, and by pool — decides whether you sell near the top of the range or chase the market down. (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026.)

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Enclave home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].

Buying a home in Enclave? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

About Enclave (and What Makes Us the Right Team for It)

Enclave at Bonita Bay is a small, low-density neighborhood of roughly 54 detached single-family villa homes inside the gates of Bonita Bay, the flagship master-planned community of Bonita Springs, Florida. The homes sit along three quiet streets — Enclave Drive, Sawgrass Court, and Key Lime Court — wrapped around an interior lake and the third hole of The Marsh golf course, just south of Bonita Bay's main gate off Country Club Drive. If you have been searching "Enclave at Bonita Bay homes for sale," "Enclave Bonita Bay HOA fees," or "single-family homes in Bonita Bay under a million," this is the page that answers the questions the listing sites skip.

Here is the honest, one-paragraph version before we go deep: Enclave is the most attainable single-family entry point in one of Southwest Florida's most prestigious communities. It is not the estate tier — these are compact, lawn-maintained "villa" homes in roughly the 1,700-to-2,400-square-foot range, not the multi-million-dollar lakefront estates of Creekside, the Sanctuary, or the Estuary. What Enclave gives you is a standalone home with a private yard and (on many homes) a private pool, the full Bonita Bay address and lifestyle, automatic access to the community's rebuilt private Gulf beach park and three waterside parks, and a lock-and-leave maintenance structure that suits seasonal owners — all at the lowest single-family price band inside the gates. Whether that trade is right for you depends on what you want from the Bonita Bay lifestyle, how you feel about the layered fee structure and the optional Bonita Bay Club membership, and how you weigh the post-Hurricane-Ian insurance and assessment reality for an older home inside a coastal master community.

This page is long on purpose. Most real estate pages on Enclave are a photo gallery, a sentence or two, and an IDX search. We will walk you through everything: the market, the community's origin story and how Enclave is actually recorded in the county's books, the homes and their specs, the layered amenity access (what your ownership includes versus what a separate Club membership costs), the three-tier fee structure in plain dollars, the recorded governing documents, the rental and pet rules, the FEMA flood and post-Ian insurance reality, the daily logistics, how Enclave compares to the other single-family neighborhoods inside Bonita Bay, an honest pros-and-cons reckoning, a seller's section for current Enclave owners, and a deep buyer-and-seller FAQ. Where the public record runs out — and at a 54-home neighborhood it does run out in a few places — we tell you exactly where, rather than inventing a number.

Living in Enclave at Bonita Bay as a Homebuyer

Start with the geography, because it explains the character. Enclave sits inside the master-planned community of Bonita Bay, in the City of Bonita Springs, Lee County, Florida, in the 34134 ZIP code that covers the southern, Gulf-leaning end of the city. Bonita Bay itself is a 2,400-acre, resident-governed master community of 58 distinct neighborhoods that range from Gulf-front high-rise towers down to coach homes, attached villas, and detached single-family homes (Source: https://www.bonitabayresidents.com/community-association). Enclave belongs to the detached single-family / villa band of that mix — physically standalone homes, but on the compact, low-maintenance end of the scale.

The neighborhood is built around an interior lake and the third hole of The Marsh golf course, one of the Arthur Hills-designed layouts at the Bonita Bay Club (Source: https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh). That siting matters: instead of a dense street grid, Enclave's homes look out over water, fairway, and the preserve-and-wetland character that runs through Bonita Bay. The Marsh course "weaves its way through wetland terrain with beautiful oaks and palmettos" (Source: https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh), and Enclave's lake-and-golf frontage is the visual payoff of being a small enclave wrapped around that landscape rather than a high-density subdivision.

There are three internal streets — Enclave Drive, Sawgrass Court, and Key Lime Court — and the whole neighborhood is small enough to walk end-to-end. The "Sawgrass" and "Key Lime" court names and the cul-de-sac geometry are consistent with a compact enclave tucked against a lake-and-preserve edge rather than a sprawling community. (Street names and the golf-hole-3 siting are corroborated across multiple sources; confirm exact lot lines against the recorded Bonita Bay Unit One Phase E plat.)

What it feels like to live here is shaped by three structural facts:

It is lock-and-leave by design. The Enclave sub-association bundles lawn and garden maintenance, layered on top of the master Bonita Bay Community Association (BBCA), which "maintains common areas; grounds, roads, streetlights, lake and storm water management, plus all recreational parks including the Private Beach" (Source: https://www.bonitabayresidents.com/community-association). For a seasonal owner or a snowbird who closes the house up for the summer, that bundled-maintenance structure is the whole point — you are not arranging lawn crews and worrying about an overgrown yard from a thousand miles away.

It is gated and patrolled. Bonita Bay is a guard-gated master community with around-the-clock staffing at its entrances and a dedicated Community Patrol, both funded by the master association (Source: https://www.bonitabayresidents.com/community-association). You enter through the Bonita Bay master gate; Enclave's homes are inside that controlled perimeter.

It is conservation-forward. Bonita Bay is a Certified Audubon Cooperative Sanctuary, with more than 1,400 acres of open space, 230 acres of lakes, expansive preserves, and more than 12 miles of bicycle and walking paths (Sources: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/; https://www.bonitabayresidents.com/community-association). An Enclave villa is compact, but it sits inside one of the most deliberately green master communities on the Southwest Florida coast.

The typical Enclave buyer is choosing the Bonita Bay lifestyle at its most accessible price point: a buyer who wants the address, the beach park, the parks and paths, and the option to add golf and Club amenities, without buying — or maintaining — a 5,000-square-foot estate. Seasonal owners, downsizers from larger SWFL homes, and buyers who want a turnkey, low-maintenance base inside a premier community are the natural fit here.

Market Snapshot — Enclave at Bonita Bay and the Bonita Springs Market (2026)

Let's handle the market honestly, because the honesty is the value. At the level of a 54-home neighborhood, there is no public, citable, year-by-year price series — that data lives in the MLS, not in any public dashboard. So this section does three things: it gives you the live MLS picture for Enclave specifically, it gives you the real, citable market backdrop for Bonita Springs and Lee County, and it explains exactly where Enclave's villa tier sits within that market.

Enclave-specific sales — live MLS (trailing 12 months)

The most authoritative read on Enclave is the live MLS, filtered to the subdivision itself. Over the trailing 12 months:

• Closed sales:5
• Total volume:$3,110,000
• Median sold price:$600,000
• Average sold price:$622,000
• High sale:$720,000 · Low sale:$535,000
• Median days on market:68
• Average sale-to-list ratio:94.2%
• Active listings:1 at $1,025,000 (70 days on market) — roughly 2 to 3 months of supply, thin inventory for a 54-home neighborhood

(Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026.)

The spread between the $535,000 low and the $720,000 high among closed resales is the most important thing this data tells a buyer or seller: Enclave does not trade as a single number. Renovation level (an updated kitchen/bath/roof versus original finishes), view (lake-and-golf frontage versus interior), and pool/no-pool move a villa's value by tens of thousands of dollars. A median of $600,000 anchors the middle of the closed resales; the lone $1,025,000 active listing sits well above that band — consistent with a heavily renovated or premium-view/lot home, and a reminder that with single-digit annual sales, one premium home can pull the "neighborhood average" hard. The 94.2% average sale-to-list ratio shows correctly priced Enclave sellers getting close to ask, and a 68-day median days on market is squarely in line with the low-turnover, deliberate-buyer character of a small single-family enclave inside a premium community.

The Bonita Springs / Lee County backdrop (citable)

As of the most recent reported data, the broader market is in a clear rebalancing:

(Sources: https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/ and https://bonitaesterorealtors.com/southwest-florida-housing-market-recalibrates-december-2025-economic-update/.)

The headline read: this is a buyer's-choice market with a soft price plateau, not a collapse. Inventory roughly doubled the balanced level, marketing times stretched into the low 60s of days, sellers are giving up around 6% off their original asking, and prices have given back a few percent of the 2021–2022 froth while staying well above pre-pandemic levels. Sales volume actually surged year-over-year off a hurricane-suppressed 2024 baseline, and easing mortgage rates added some tailwind late in the year. For a buyer, that combination — more choice, more negotiating room, rates off their peak — is favorable.

Where Enclave sits inside that market

Enclave is the smaller-footprint, "villa" tier of Bonita Bay's single-family inventory. That single fact governs every price comparison:

• Because the homes are roughly 1,700–2,400 square feet rather than 3,000–6,000, Enclave's price per square foot runs higher than the big estate neighborhoods (smaller homes carry more $/sqft) while its absolute price sits well below them.
• The live MLS confirms the band precisely: over the trailing 12 months, closed Enclave resales ran from $535,000 to $720,000 at a median sold price of $600,000 (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026), with the lone active listing — at $1,025,000 — representing the renovated/premium end of the neighborhood rather than the typical trade.
• Enclave is a low-turnover neighborhood. With only ~54 homes and a community-wide tendency for Bonita Bay owners to hold, there are typically only a small handful of active listings at any given time — often low single digits. One or two listings genuinely moves the whole neighborhood picture.
• Sales are sample-sensitive. One concrete recent data point illustrates why: a 4-bedroom, 2.5-bath home at 27240 Enclave Drive reportedly traded around $1,500,000 in May 2023 — well above the typical Enclave band, implying a heavily renovated or premium-view/lot home. With single-digit annual sales, a couple of premium trades can swing the neighborhood "median" hard, which is exactly why a generic ZIP median tells you so little about what a specific Enclave home is worth. (That 2023 sale is an orientation data point pending confirmation in the public deed record; see the MLS-pull note below.)

Why the 34134 ZIP average doesn't describe Enclave

The 34134 ZIP is a blended basket that runs from workforce and condo product all the way up to Bonita Bay's estates and the Gulf-front Barefoot Beach corridor. ZIP-wide medians therefore sit in a very different place than an Enclave villa, for four reasons:

1. The gated value stack. Enclave homes carry the BBCA master assessment, a sub-HOA bundle, and access to the resident-owned (non-equity) Bonita Bay Club, marina, and private beach park — a value stack most of the 34134 basket (much of which is outside Bonita Bay) does not carry. That supports a premium over the raw ZIP median.
2. Build year and condition. Enclave's 1988–2003 vintage means the homes are older than the ZIP's newer-construction segments, so pricing turns heavily on renovation level — the gap between a renovated and an original-condition Enclave home can be hundreds of dollars per square foot.
3. Footprint. At villa scale, Enclave carries a higher $/sqft than the estates but a lower absolute price — the ZIP median understates Enclave's per-foot (the ZIP includes condos and workforce product) while overstating it relative to the big-estate neighborhoods.
4. Product type. Enclave is the villa/lock-and-leave tier, not the large-lot estate tier — so it sits below the Bonita Bay neighborhood median and below the estate neighborhoods, but above the broad 34134 floor.

What we pull for you, specifically. When you engage us on an Enclave purchase or sale, we run the exact BoldTrail/MLS query the public data can't give you: for subdivision = ENCLAVE AT BONITA BAY, single-family, we pull the last 8–10 years of closed sales (count, median price, median $/sqft, median days on market, sale-to-list ratio), the current active listings with addresses and per-foot pricing, and the trailing-24-month comp set with dollar volume — plus the same summary for Creekside, Riverwalk, the Sanctuary, and the Estuary so you can see precisely where Enclave sits in the Bonita Bay single-family hierarchy. That is the real subdivision-level picture, and it is the number that actually protects your offer. Call or text Jesse at (239) 898-6072 for a current, Enclave-specific market read backed by the live MLS figures above.

How Enclave at Bonita Bay Came to Be

This is the section every other Enclave page skips, and it explains more about the neighborhood's character — and a couple of things that matter at closing — than any amenity list.

The Bonita Bay story

Enclave sits inside Bonita Bay, the flagship, inaugural community of the Bonita Bay Group, which opened in 1985, spans 2,400 acres, and was permitted for roughly 3,300 units at build-out (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/). The community was conceived by David Shakarian — the founder of General Nutrition Centers (GNC) — whose vision for the 2,400-acre development was realized in 1985 (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/). From the start, Bonita Bay was designed as "intimate neighborhoods of custom single-family homes, villas, carriage homes and luxury high-rise condominium residences [that] overlook the gulf, bay, lakes, golf courses and nature preserves," with more than 1,400 acres preserved as open space (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/).

Two governance transitions matter for any buyer today, because they explain why Bonita Bay is resident-controlled rather than developer-controlled:

• The Bonita Bay Club was sold to its members in 2010.
• The Bonita Bay master homeowner association was turned over to the residents in 2011.

(Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/.)

In practice, that means the people who own homes in Bonita Bay — including in Enclave — collectively control both the master association and the Club. The master association, the Bonita Bay Community Association, Inc. (BBCA), has been the resident-controlled steward of the community since its founding, and it has positioned Bonita Bay as "among the most desired addresses in this entire region" for more than four decades (Source: https://www.bonitabayresidents.com/). BBCA's offices are at 3451 Bonita Bay Blvd., Suite #200, Bonita Springs, FL 34134 (Source: https://www.bonitabayresidents.com/community-association).

How Enclave is actually recorded — and why "is it a condo or an HOA?" is a real question

Here is a finding straight from the Lee County Clerk's official records that most pages get wrong: Enclave is not recorded as its own standalone "Enclave" plat. Its homes are legally described inside the parent Bonita Bay "Unit One" plat, built in two recorded phases — Phase E-1 and Phase E-2, within Tract E — with individually numbered lots (Source: https://or.leeclerk.org/LandMarkWeb). Representative recorded legal descriptions read like "L 12 U 1 BONITA BAY PH E-1 TRACT E" and "L 23 U 1 BONITA BAY PH E-2 TRACT E" (Source: https://or.leeclerk.org/LandMarkWeb). The two-phase recording is consistent with the long 1988–2003 build window the homes are commonly described as spanning.

The neighborhood is governed by a dedicated sub-association — THE ENCLAVE HOMEOWNERS' ASSOCIATION, INC. — a Florida not-for-profit corporation, document number N15415, filed June 13, 1986, status ACTIVE, with its most recent corporate amendment filed in 2016 (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS). Because there are dozens of "Enclave" associations across Florida, it is worth noting how this one is pinned to Bonita Bay's Enclave specifically: every recorded instrument naming this association carries a Bonita Bay Phase E-1/E-2/Tract E legal description, and a 2016 recorded restriction explicitly pairs the name "ENCLAVE AT BONITA BAY" with the association (Source: https://or.leeclerk.org/LandMarkWeb).

Now the part that deserves a buyer's attention. The foundational recorded document is a "Declaration of Condominium," recorded October 9, 1986, at Official Records Book 1872, Page 2628 (instrument 2162407), by declarant Enclave Venture Associates / Bonita Bay Properties, Inc. (Source: https://or.leeclerk.org/LandMarkWeb). Two later recorded "Restrictions" instruments amend the governing documents: one recorded April 14, 2016 (CFN 2016000078505) and one recorded May 30, 2018 (CFN 2018000130393), the latter referencing back to the original Book 1872/Page 2628 (Source: https://or.leeclerk.org/LandMarkWeb).

Why does the word "condominium" matter when the homes are physically detached villas? Because in 1980s Southwest Florida it was common to organize "villa" products as a condominium form of ownership — where the structures (and sometimes the land beneath them) are condominium parcels — even when the homes look and live like single-family houses. That structure is the likely reason the maintenance is bundled and the "villa" rather than "estate" label fits. It also has real downstream consequences a buyer should confirm:

• Financing. Condominium-form ownership can trigger lender condo questionnaires and warrantability review, which can affect loan options.
• Insurance. A condominium can carry a master policy with owner "walls-in" coverage, versus a standalone homeowner policy — a meaningful distinction in post-Ian Southwest Florida.
• Reserves and inspections. Florida's post-Surfside Structural Integrity Reserve Study (SIRS) and milestone-inspection mandates apply to condominiums, not to fee-simple HOAs — so if Enclave is a condominium, those reserve and inspection rules may be in play.

Our honest guidance: the legal entity is named a "homeowners' association," and the homes are detached, but the founding document is a Declaration of Condominium — so the exact ownership form (and what that means for your loan, your insurance, and reserves) should be confirmed from the recorded Declaration and the title/estoppel on the specific home you are considering, not assumed. This is precisely the kind of thing we pull and read for our clients before they write an offer. It is also why we link the recorded documents below rather than just summarizing them.

The developer chain

The earliest Enclave records (1989–1992) name the development entities behind the neighborhood: The Bonita Associates, Ltd. (a limited partnership), Enclave Venture Associates (the declarant on the 1986 Declaration), Bonita Bay Properties, Inc., and a related Leslie Corporation (Source: https://or.leeclerk.org/LandMarkWeb). A 1989 recorded deed conveyed Tract / buffer / Phase E-1 land from the developer partnership to the Enclave association — the standard handover of common areas from developer to homeowners that every built-out community goes through (Source: https://or.leeclerk.org/LandMarkWeb). The specific production homebuilder(s) who constructed the individual Enclave villas are not identified in a citable public record and would appear on the original Declaration and the per-parcel building records — something to confirm on the specific home rather than assume.

The Homes: Floor Plans, Sizes, and Specs

Enclave is a neighborhood of roughly 54 detached single-family villa homes, a count that is internally consistent across every description of the community and consistent with the two-phase (E-1 + E-2) recorded structure — though the authoritative lot-and-home count comes off the recorded Bonita Bay Unit One Phase E plat, which is the document to confirm it against. The homes are commonly described as:

• Living area: roughly 1,700 to 2,432 square feet of air-conditioned space
• Bedrooms:two to four (two- and three-bedroom plans are the core, with some four-bedroom layouts)
• Garage: attached two-car garages
• Pools:many homes have a private pool
• Build years: roughly 1988 to 2003, spread across the two phases
• Lot scale: compact villa lots (an illustrative example on the market showed a ~1,783-square-foot home on a roughly 5,100-square-foot lot — about a tenth of an acre)

A word on precision: those figures are drawn from current-market orientation and are internally consistent, but the confirmed per-home specs — exact living area, year built, construction type (concrete block vs. frame), roof cover, and lot dimensions — live in the Lee County Property Appraiser's per-parcel building record, which we pull on any specific home before an offer. For homes of Enclave's late-1980s-to-1990s vintage in Bonita Bay, concrete-block construction with tile or shingle roofs is typical for the era and region, but it is a per-home fact to verify rather than a neighborhood-wide guarantee. Impact glass and hurricane shutters, where present, are usually post-2004 or post-Ian retrofits and vary home to home.

What ties the homes together is the villa concept: standalone houses with private yards and (often) pools, but with the lawn and garden maintenance bundled into the association so the owner does not contract it separately. That is the structural source of the "next best thing to carefree condo living, with the benefits of a single-family home" positioning that recurs in descriptions of Enclave — and it is the reason the neighborhood appeals so strongly to seasonal owners who want to lock the door and leave for the summer.

Because Enclave is small and the homes share a vintage and a builder program, the resale market sorts largely on three variables: renovation level (an updated kitchen/bath/roof versus original finishes can move price-per-foot dramatically), view (lake-and-golf frontage versus interior), and pool/no-pool. When we evaluate an Enclave home for a client, those are the levers we price against, alongside the per-parcel data from the county.

What to confirm on any specific Enclave home

Because the neighborhood is small and older, the home-specific due diligence matters more than a glossy listing implies. Before an offer, we pull and read:

1. The Lee County Property Appraiser record — exact living area, year built, construction type, roof, lot dimensions, and the parcel's own recorded sales history.
2. The recorded Declaration and Restrictions (O.R. 1872/2628, plus the 2016 and 2018 amendments) — to read the actual covenants, the ARC authority, the leasing and pet provisions, and to confirm the ownership form.
3. The estoppel / resale package — current dues, any pending special assessment, reserve status, and (if the ownership form is condominium) any milestone-inspection or SIRS obligations.
4. The permit history — Lee County permit records for the address, 2022–2024 especially, to see post-Ian roof, screen, and repair work.
5. The FEMA flood determination — the exact FIRM panel and flood zone for that parcel.

That five-item read is the difference between buying a listing and buying a home you actually understand.

The Amenities — and the One Distinction Every Enclave Buyer Has to Understand

This is the single most important thing to get right about buying in Bonita Bay, and it is where buyers most often get confused. Bonita Bay's amenities come in three access tiers, and an Enclave purchase puts you squarely in the first tier automatically — the rest is a choice. Bonita Bay's own Realtor & Buyer Resources page frames it as "One Bonita Bay: one community, three indulgences" (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources).

Tier 1 — Included automatically with ownership (the Community Association)

When you purchase any property within the gates of Bonita Bay, you automatically become a member of the Community Association and "instantly gain exclusive membership and access to all Community Association Amenities" (Sources: https://www.bonitabayresidents.com/realtor-and-buyer-resources; https://www.bonitabayresidents.com/community-association). For an Enclave owner, that included tier covers:

• The private Gulf-front beach park on Little Hickory Island, with its seasonal shuttle service
• Three waterside parks — Estero Bay Park, Riverwalk Park, and Spring Creek Park
• More than 12 miles of bicycle and walking paths
• Canoe and kayak storage and launches at Riverwalk and Spring Creek parks
• Tennis, pickleball, bocce, and basketball at the parks, plus a butterfly garden, playgrounds, and BBQ/picnic pavilions
• Around-the-clock gated security at all entrances and a dedicated Community Patrol
• Lake and stormwater management, road, grounds, and streetlight maintenance
• The Activities Department's life-long-learning programming and social calendar
• The Design Review (architectural) department

(Sources: https://www.bonitabayresidents.com/community-association; https://www.bonitabayresidents.com/the-parks-of-bonita-bay; https://www.bonitabayresidents.com/private-beach.)

This is the tier that comes "free" with the home in the sense that it is funded by your mandatory BBCA master assessment — no separate membership purchase, no waitlist, no initiation fee. The beach park alone is a meaningful amenity that many comparably priced communities simply cannot offer.

Tier 2 — Open to all residents, but fee-based (resident-owned, not the master HOA)

The Bonita Bay Marina and the Backwater Jacks waterfront restaurant are open to all Bonita Bay residents, but on a fee / à-la-carte basis — they are owned by groups of resident investors, not by the master association (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources). You do not need a Club membership to keep a boat at the marina or to eat at Backwater Jacks, but you do pay the marina's slip/storage fees and restaurant prices. (More on the marina below.)

Tier 3 — Optional, separate membership (the Bonita Bay Club)

The golf, the big tennis-and-pickleball Sports Center, the large fitness center, the spa, and Club dining all require a separate Bonita Bay Club membership — which is not automatic with an Enclave purchase. Bonita Bay's own resources page puts it plainly: "For those who wish to further engage in golfing or other sporting activities, [consider] joining the exclusive Bonita Bay Club," which "operates independently within the Bonita Bay community" (Sources: https://www.bonitabayresidents.com/realtor-and-buyer-resources; https://www.bonitabayresidents.com/bonita-bay-club). The Club is non-equity — you join it; you do not buy an equity stake attached to the deed.

The bottom line for an Enclave buyer: your purchase buys you the beach park and shuttle, all three parks, the 12 miles of paths, kayaking, and the gated-community security and maintenance — automatically. Golf on the very Marsh course your home overlooks, the Sports Center, the fitness center, the spa, and Club dining are a separate Club membership decision and cost on top of your home and your HOA assessments. The marina and Backwater Jacks sit in between — open to you, but pay-as-you-go. Getting this tiering right is essential to budgeting your true cost of ownership, and it is the first thing we walk every Bonita Bay buyer through.

The Bonita Bay Club (Optional Membership) — Golf, Sports, Fitness, and Spa

Even though Club membership is optional, it is central to the Bonita Bay value proposition, and for many buyers the Club is why they are looking at Bonita Bay in the first place — so it is worth understanding what the (separate) membership buys.

Golf — five championship courses. The Bonita Bay Club operates five championship golf courses — three designed by Arthur Hills and two by Tom Fazio (Source: https://www.bonitabayresidents.com/bonita-bay-club). The Hills-designed courses make up the West campus inside Bonita Bay; the Fazio courses sit on a second campus. The Marsh — the course Enclave overlooks — is an 18-hole, par-72 Arthur Hills layout of roughly 6,624 yards that "weaves its way through wetland terrain with beautiful oaks and palmettos" (Source: https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh). For a golfer, looking out your Enclave window onto the third hole of a course you can play with a Club membership is a particular kind of appeal — but, again, the playing access comes with the membership, not the home.

The Sports Center. The Club's Sports Center is one of the most extensive racket-and-court complexes in the region: 16 Har-Tru tennis courts, 15 pickleball courts, and a championship croquet lawn, plus a geothermal, zero-entry pool with four lap lanes (Source: https://www.bonitabayresidents.com/bonita-bay-club). In a Southwest Florida market where pickleball demand has exploded, 15 dedicated courts is a serious amenity.

The Lifestyle Center (fitness). The Club's fitness facility runs nearly 20,000 square feet of strength, cardio, functional, and sport-specific training space, outfitted wall-to-wall with Technogym equipment including K-Stations, Kinesis One, and Bio Circuit systems (Source: https://www.bonitabayresidents.com/bonita-bay-club).

The Spa & Salon. The Club's spa runs 9,000 square feet with seven treatment rooms, a sauna, a steam room, a whirlpool, and a relaxation lounge (Source: https://www.bonitabayresidents.com/bonita-bay-club).

The Club operates independently within Bonita Bay (Source: https://www.bonitabayresidents.com/bonita-bay-club), with its own membership categories, dues, and fees. Because membership terms, initiation, and dues change over time and vary by category, the right move for a buyer seriously weighing Club membership is to get the current membership schedule directly from the Club's membership office before budgeting — we help our clients line that up alongside the home decision so the total annual cost is clear before they commit.

The Bonita Bay Marina & Backwater Jacks

For a boater, the marina is a major part of Bonita Bay's appeal — and it is open to Enclave owners on a fee basis without any Club membership.

The Bonita Bay Marina sits on a bend of the Imperial River and was created and is owned by a group of resident investors — a "semi-private full-service marina" (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks). Its specs:

• Direct access to Estero Bay and the Gulf of Mexico
• 326 dry-storage spots for boats up to 36 feet
• 98 wet slips for vessels up to 16,000 pounds
• A ships store, boat launch, bait, and fuel
• On-site boat repair

(Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks.)

One spec worth flagging for buyers with larger boats: the marina's capacity tops out at the dimensions above, so a deeper-draft or longer sport-fishing vessel may not fit the wet-slip or dry-rack envelope — something to confirm with the marina directly if your boat is part of the lifestyle you are buying. The marina also partners with Sweetwater Lifestyles Boat Club and Captain Ed's charters for sunset, dolphin, and fishing trips (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks).

Backwater Jacks, the waterfront bar and restaurant at the marina, is owned and managed by fellow residents and is open for dining to all Bonita Bay residents (and to non-residents by reservation) (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks). It is the casual, on-the-water dining anchor of the community — and you do not need a Club membership to enjoy it.

The Private Beach Park — Destroyed by Ian, Rebuilt Stronger

If there is one amenity that defines Bonita Bay ownership, it is the private Gulf-front beach park on Little Hickory Island — and its post-Hurricane-Ian story is both a remarkable rebuild and a real, recent ownership cost that an honest buyer's guide has to put on the table.

What it is

The beach park is the community's "most popular amenity" — a privately owned, Gulf-front facility roughly 10 minutes gate-to-gate from the main community, with about 350 feet of Gulf frontage and a seasonal daily shuttle service (Sources: https://www.bonitabayresidents.com/private-beach; https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf). Resident activities include swimming, sunning, shelling, bird-watching, and fishing, with picnic pavilions, grills, beach chairs and lounges, umbrellas, showers, restrooms (with infant changing stations), and private parking, all staff-attended on a native beachfront landscape (Source: https://www.bonitabayresidents.com/private-beach). Access is included with Bonita Bay ownership — it is a Tier 1, BBCA-funded amenity, not a Club benefit.

Total destruction and the rebuild

Hurricane Ian made landfall in Lee County as a Category 4 storm on September 28, 2022, and Bonita Springs took over 12 feet of storm surge with locally reported sustained winds over 155 mph (Sources: https://blogs.ifas.ufl.edu/leeco/2024/10/07/ongoing-impacts-on-urban-forests-two-years-after-hurricane-ian/; https://www.cityofbonitasprings.org/hurricane_ian). The Gulf-front beach park, sitting directly in the surge zone on Little Hickory Island, suffered total destruction (Sources: https://www.bonitabayresidents.com/private-beach; https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf).

BBCA's response is a genuinely impressive resilience story. After clearing and cleaning the site, the association ran an interim, shuttle-only reopening beginning March 1, 2023 (three buses, an air-conditioned restroom trailer, reduced capacity, limited hours) while the permanent rebuild worked through City of Bonita Springs development orders and a Florida DEP Coastal Construction Control Line permit (Source: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf). The permanent facility was then rebuilt to a dramatically higher storm standard and reopened on November 13 (Source: https://www.bonitabayresidents.com/private-beach) — the year being 2025, since the rebuild was still in active construction as of mid-2025 (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/).

The new beach park's storm-resilient design, in the association's own words, is built in concrete with breakaway walls, removable grills, and weather-resistant materials, "intended to maintain long-term durability and readiness for future adverse environmental events such as hurricanes" (Source: https://www.bonitabayresidents.com/private-beach). The redevelopment plan engineered the structure to withstand 175-mph winds and storm surge, with a breakaway first floor on concrete pilings built to FEMA codes and an elevated upper level rated to 175 mph (Source: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf). The rebuild also added environmental stewardship features: native dune vegetation to stabilize the shoreline, plus reduced lighting and a specialized turtle fence to protect nesting sea turtles while preserving a tranquil nighttime character (Source: https://www.bonitabayresidents.com/private-beach).

As the Director of the Bonita Bay Private Beach, Garrett Stone, put it on the reopening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay" (Source: https://www.bonitabayresidents.com/private-beach).

The honest cost side

A buyer should know that this rebuild was funded by member special assessments, and that they are recent and real. We cover the dollar figures in the fees section below, but in short: a 2023 assessment of $700 per unit (with $2.75 million allocated to the beach) was followed by a $500-per-unit special assessment approved March 20, 2025, due June 30, 2025, to finish the job (Sources: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf; https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). That is well into four figures per unit across 2023–2025 — a meaningful, recent ownership cost tied directly to Ian, and exactly the kind of thing a buyer's guide should disclose rather than bury.

The Parks and Pathways

Beyond the beach, Bonita Bay's three waterside parks are included with ownership and are a genuine part of daily life — especially for an Enclave owner who values the outdoor, conservation-forward side of the community.

Estero Bay Park is a 13-acre park with an 800-foot boardwalk through coastal mangroves to a private pier on Estero Bay, a Monarch Way-Station butterfly garden, nature trails, a screened pavilion, a playground, gas grills, and even 5,000-year-old Native American shell mounds (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay).

Riverwalk Park, on the Imperial River, has a bocce facility and pavilion, renovated pickleball and tennis courts, a basketball court, a boat ramp, a five-station Parcourse fitness trail, kayak storage and launch, a playground, and picnic areas (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay).

Spring Creek Park, on Spring Creek along the community's northern edge, offers kayak and canoe storage racks and a launch dock, a bocce court, a basketball hoop, a playground, a picnic area, nature trails, a gazebo, and an observation deck (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay).

Add the more than 12 miles of bicycle and walking paths that thread the community (Source: https://www.bonitabayresidents.com/community-association), and the day-to-day outdoor life of a Bonita Bay owner — walking, biking, kayaking, pickleball at the parks — is available without any Club membership at all. For an Enclave buyer weighing whether to add a Club membership, that included-amenity depth is part of the calculus: a great deal of the Bonita Bay lifestyle is already in the price of the home.

The Fee Structure — Three Layers, in Plain Dollars

This is where buyers most often misjudge the true cost of owning in Enclave, because the fees come in three layers, two of them mandatory and one optional. Let's separate them cleanly, because conflating them is how people end up surprised.

Layer 1 — The Enclave sub-HOA assessment (mandatory)

Every Enclave home pays into THE ENCLAVE HOMEOWNERS' ASSOCIATION, INC., the neighborhood-level association (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS). This is the layer that maintains the villas' shared neighborhood elements and bundles the lawn and garden maintenance that defines the lock-and-leave villa lifestyle. The Enclave sub-association is professionally managed by Gulf Breeze Management Services of SW Florida (8910 Terrene Court, Suite #200, Bonita Springs, FL 34135; (239) 498-3311), a Bonita Springs-based, employee-owned association management company founded in 1994 — established by the association's registered-agent, principal-address, and officer filings on the state corporate record (Sources: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS; https://www.gulfbreezemanagement.com/).

The exact current Enclave sub-HOA dues are not public. Enclave is a small, ~54-villa association; its budget and dues schedule live in the member portal, the estoppel certificate, and the reserve study, none of which are published. We do not guess at this figure — we read it off the current listing's association-fee field or pull a current estoppel for the specific home. What we can tell you with confidence is the structure: the Enclave assessment covers the neighborhood common areas and the bundled lawn/garden maintenance, and it is one of two mandatory layers.

The association also clearly enforces its dues — the Lee County recorded records show a long trail of assessment liens against individual delinquent owners, followed by their releases and satisfactions, from the early 1990s through 2018 (Source: https://or.leeclerk.org/LandMarkWeb). For a buyer, that is actually a reassuring sign: it is a functioning association that collects what it is owed.

Layer 2 — The BBCA master assessment (mandatory)

Every property inside Bonita Bay automatically belongs to the Bonita Bay Community Association, Inc. (BBCA), the master association (FL document N07041, established January 1, 1985) (Sources: https://www.bonitabayresidents.com/community-association; https://www.hoabulletinboard.com/hoa/bbbsfl/about_hoa/). The BBCA master assessment funds the community's common areas — grounds, roads, streetlights, lake and stormwater management — and all of the recreational parks, including the private beach, plus the 24/7 staffed gates and Community Patrol, the Design Review (architectural) department, and the Activities department (Source: https://www.bonitabayresidents.com/community-association). BBCA is self-managed, staffing its own Administration, Community Patrol, Activities, and Design Review departments in-house (Source: https://www.bonitabayresidents.com/community-association).

BBCA maintains a statutorily required reserve fund built on a 30-year projection of the funds needed to maintain the community's roads, pathways, lakes, parks, streetlights, and guard gates — a well-funded-reserve posture that, all else equal, lowers special-assessment risk at the master level (Source: https://www.bonitabayresidents.com/community-association).

On the dollar amount: as with the sub-HOA, the current BBCA single-family assessment is not published as a clean public figure. The most recent hard, dated figure available in the public record is from 2014, when the BBCA master assessment for single-family homes was $2,563 per year (with multi-family at $2,133) — we cite it only as a historical anchor, clearly dated, not as a current number. Industry-wide, total annual HOA costs for Bonita Bay owners (master plus sub) are commonly described as falling in the $3,000–$6,000 range depending on neighborhood and product, but that is a blended ballpark, not the current BBCA line item. Historically, a one-time reserve contribution of about $1,500 has applied at closing for a new Bonita Bay purchase as a capital contribution to BBCA reserves — again, confirm the current amount on the estoppel.

The honest version: the two mandatory layers — Enclave sub-HOA dues plus the BBCA master assessment — are the recurring cost of owning in Enclave, and the precise current figures come off the estoppel or the listing's fee fields, which we pull for you rather than estimate.

Layer 3 — Bonita Bay Club membership (optional, separate, non-equity)

The Bonita Bay Club is not an HOA assessment. It is an elective, separately billed, non-equity membership for golf, the Sports Center, fitness, the spa, and Club dining (Source: https://www.bonitabayresidents.com/bonita-bay-club). If you join, you pay the Club's membership categories and dues on top of your two mandatory HOA layers; if you don't, you still keep every Tier-1 amenity (beach, parks, paths, security). Budget the Club as a deliberate, separate decision — not as part of the cost of the house.

Special assessments — the recent, real, Ian-driven ones

Here is the part a glossy listing won't mention. Bonita Bay's signature private beach park was destroyed by Hurricane Ian and rebuilt via member special assessments that are recent and real:

• A 2023 special assessment of $700 per unit, of which $2.75 million was allocated to rebuild the beach park (Source: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf).
• A follow-on $500-per-unit special assessment approved March 20, 2025, due June 30, 2025, to finish the rebuild (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). The board had originally hoped about $250 per unit would suffice, but it landed at $500 after roughly $574,000 in change orders — including about $148,000 in added insurance and about $156,000 for Hurricane Helene and Milton sand removal (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/).

Put together, that is $1,200 per unit in beach-rebuild special assessments across 2023–2025, at the master (BBCA) level. Two things to take from that. First, in the context of a community that took a direct Category-4 hit and lost its signature amenity entirely, $1,200 over three years is a comparatively modest, time-boxed special-assessment exposure — a sign of reasonably resilient master reserves. Second, it is a genuine recent cost that you should factor in, and you should also confirm — via the estoppel — whether any Enclave sub-HOA special assessment is currently in play (none surfaced in the public record for the neighborhood, but the sub-level budget is member-restricted, so we verify rather than assume).

CC&Rs, Bylaws, and Architectural Review

Enclave's governing documents are public record, and they are the authoritative source for the covenants, the architectural rules, the leasing and pet provisions, and the ownership form. The recorded chain is:

• The original Declaration — recorded as a Declaration of Condominium, October 9, 1986, O.R. Book 1872, Page 2628 (instrument 2162407), declarant Enclave Venture Associates / Bonita Bay Properties, Inc. (Source: https://or.leeclerk.org/LandMarkWeb).
• Restrictions amendment — recorded April 14, 2016, CFN 2016000078505, coinciding with the association's 2016 corporate amendment (Source: https://or.leeclerk.org/LandMarkWeb).
• Restrictions amendment — recorded May 30, 2018, CFN 2018000130393, which references back to the original Book 1872/Page 2628 (Source: https://or.leeclerk.org/LandMarkWeb).
• The Articles of Incorporation and Bylaws — reflected in the state corporate filing (document N15415, filed June 13, 1986, with a 2016 amendment) and available as document images through the Florida Division of Corporations (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS).
• A routine utility easement to Comcast was recorded across Enclave common area in 2014 (CFN 2014000163840) (Source: https://or.leeclerk.org/LandMarkWeb).

Architectural review in Bonita Bay operates at two layers: the master BBCA Design Review department reviews exterior modifications community-wide across all 58 neighborhoods (Source: https://www.bonitabayresidents.com/community-association), and Enclave's own recorded Declaration and Restrictions set the neighborhood-level architectural authority and standards. Any exterior change — paint, landscaping, screen enclosures, roof replacement, additions — runs through Design Review approval before work begins. The exact Enclave-specific ARC standards are spelled out in the recorded Declaration and the 2016/2018 Restrictions, which is precisely why we link and read those documents for clients rather than paraphrasing them.

On the ownership form, one more time, because it matters: the founding document being a Declaration of Condominium means a buyer should confirm — from the recorded Declaration and the title/estoppel — whether the home is fee-simple or condominium-form, and what that implies for financing, the master insurance policy, and (if condominium) Florida's milestone-inspection and Structural Integrity Reserve Study obligations. We flag this not to alarm but to be accurate: it is a known, verifiable detail, and it is better handled before an offer than discovered at the closing table.

The recorded Declaration and the two Restrictions are public records and are linkable below as primary sources — the kind of documentation that no listing page provides and that genuinely helps a buyer understand what they are buying.

Rental Market & Property Management

Here is the single most telling data point about Enclave as a rental market: over the trailing 12 months there were zero MLS rental listings and zero recorded leases for the neighborhood (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026). That is not a data gap — it is the market. Enclave is an owner-occupant single-family neighborhood with no active MLS rental market. We will not invent a rental rate where the data does not support one.

What that finding tells you is real and useful in both directions. For a buyer, the absence of an open-market rental channel is a feature, not a drawback: it means stable, engaged, owner-occupant neighbors — seasonal owners, downsizers, and full-time residents who hold their homes — rather than a community churning through tenants. Enclave is bought to be lived in or used seasonally as a lock-and-leave base, not held as a yield-maximizing rental. For an investor-minded buyer, it means rental comps here are genuinely thin: any leasing that happens tends to be private (owner to a known tenant or a quiet seasonal arrangement that never lists on the MLS) rather than through the public rental market, so a rental strategy at Enclave would be built on private arrangements, not a demonstrated open-market rate.

If you do intend to lease an Enclave home, the first step is confirming what the recorded Declaration and the 2016/2018 Restrictions permit — minimum lease term, any cap on leases per year, and the board/Design Review approval process all govern whether and how often you can rent. Those terms are set in the recorded documents (detailed in the Rental and Leasing Rules section below), which we pull and read for clients. For owners who do want their home professionally managed for a seasonal tenant, full-service property management is available through several local managers; we can connect you with managers who handle tenant screening, association approval, and seasonal scheduling. But the honest framing is the one the live MLS gives us: Enclave trades as a home, not as an income property.

Rental and Leasing Rules

Enclave's leasing rules live in the recorded Declaration as amended by the 2016 and 2018 Restrictions, and the exact terms — minimum lease length and any cap on the number of leases per year — should be read off those documents (and confirmed against current rules) before any purchase with rental intent. What we can say:

• Bonita Bay neighborhoods most commonly enforce a 30-day minimum lease, with some neighborhoods longer. Tenant applications across Bonita Bay typically require advance lead time (often ~30 days), an application fee, and background screening. (This is the common Bonita Bay pattern; the Enclave-specific minimum-lease term and any annual lease cap are set in the recorded Enclave Declaration/Restrictions and should be confirmed there — we pull and read them for clients.)
• This is not a short-term-rental / Airbnb product. Between the master-community rules, the neighborhood covenants, and the application/approval overhead, Enclave is suited to seasonal and longer-term leasing — snowbird renewals, executive relocations, family-bridge situations — not nightly vacation rental.

For an investor, the practical math is that Enclave works as a seasonal or annual lease hold inside a premium gated community, not as a high-turnover vacation rental. We run a deal-specific rental pro forma — factoring the two mandatory HOA layers, taxes, insurance, and the realistic seasonal lease rate — for any Enclave home a client is weighing as an investment.

Pet Rules

As in the rest of Bonita Bay, pets must be leashed outside common areas and owners must clean up after them. Any specific pet caps, breed, or weight limits are set in Enclave's recorded governing documents rather than in a master-wide rule, and those specifics should be confirmed in the recorded Declaration/Restrictions before purchasing if you have a particular breed or a large pet. We read the actual pet provisions for clients rather than relying on generic community language — the recorded documents are the controlling source.

The Storm Posture: FEMA Flood Zones, Hurricane Ian, and the Insurance Reality

For any Southwest Florida coastal community, the storm and insurance conversation is not optional — it is central to the value and the cost of ownership. Here is the honest, sourced version for Enclave.

Where Enclave sits relative to surge

Enclave's homes are inland within Bonita Bay — set around an interior lake and the third hole of The Marsh course, well back from the open Gulf shoreline. That siting was decisive during Hurricane Ian. FEMA's Hurricane Ian Mitigation Assessment Team recovery advisory found that "buildings with higher elevation experienced minimal damage to lower levels, whereas buildings with the lowest elevation had the most damage to the lower levels" — surge and flood damage tracked elevation, not luck (Source: https://www.fema.gov/sites/default/files/documents/fema_mat-hurricane-ian-recovery-advisory-1.pdf). The catastrophic surge destruction in the Bonita Bay system concentrated on the Gulf-front beach park on Little Hickory Island, which was totally destroyed; the inland villa stock around the lake and golf course faced primarily a wind exposure rather than the multi-story surge that leveled the beach pavilion (Sources: https://www.bonitabayresidents.com/private-beach; FEMA elevation finding above).

That is a statement about the exposure pattern, not a per-home damage census. Individual Enclave homes have their own Ian repair histories — roof claims, screen and lanai damage, any water intrusion — and that home-specific history (visible in Lee County permit records for 2022–2024) is something we pull for any specific address before an offer. The point is the categorical one: inland-within-Bonita-Bay siting put Enclave in the wind-exposure category, not the surge-destruction category.

FEMA flood zones — verify by parcel

A buyer's flood exposure in Bonita Bay is parcel-specific. In Lee County, properties in the 100-year floodplain are mapped AE or VE (VE being the coastal high-hazard, wave-action zone), the 0.2%-annual-chance (500-year) areas are Zone X (shaded), and minimal-hazard areas are Zone X (unshaded) (Source: https://www.leegov.com/publicsafety/emergencymanagement/plan/floodinfo/floodzones). Enclave's inland-within-the-community location generally pulls a parcel away from the VE coastal wave zones — but the exact FEMA FIRM zone (AE versus X) for a specific Enclave Drive, Sawgrass Court, or Key Lime Court parcel must be confirmed per-parcel at the official FEMA Flood Map Service Center (msc.fema.gov) or via Lee County's flood-zone lookup, not assumed. Lee County updated its flood maps in 2022, so buyers should verify against the current effective panel (Source: https://www.leegov.com/dcd/flood/floodways/femamapchanges). We pull the FIRM determination on any specific Enclave home as part of the standard pre-offer read.

The CRS Class 5 / 25% NFIP discount — and the 2024 scare that was resolved

Here is a meaningful, citable advantage for Enclave (and all Bonita Springs) buyers: the City of Bonita Springs holds a FEMA Community Rating System (CRS) Class 5 rating, which delivers a 25% discount on National Flood Insurance Program premiums for city policyholders (Source: https://www.cityofbonitasprings.org/FEMACRS).

That discount survived a real scare in 2024. On March 28, 2024, FEMA verbally told Bonita Springs and Lee County it intended to retrograde (downgrade) the CRS rating, which would have stripped the 25% discount. The city appealed, retained a CRS consultant, and submitted a corrective action plan. FEMA first agreed on July 19, 2024 to maintain the rating while work continued, and then on November 21, 2024 formally confirmed the city would keep its CRS Class 5 rating and the 25% NFIP discount (Source: https://www.cityofbonitasprings.org/FEMACRS). The city frames stormwater resilience as its "number one strategic priority since Hurricane Irma in 2017" — a posture that predates Ian (Source: https://www.cityofbonitasprings.org/FEMACRS).

Buyer takeaway: Bonita Springs NFIP policyholders — including in Enclave — currently keep the 25% discount, which is a real annual saving on flood premiums. But the 2024 near-miss is a live reminder that the discount depends on the city retaining its CRS class; nearby Fort Myers Beach lost its 25% discount in the same FEMA review cycle. It is a benefit to value, with a contingency to watch.

Wind insurance and the single biggest lever you control

Lee County remains an elevated-rate insurance market after Ian; insurers who wrote Lee County policies took heavy losses, and rate filings reflect that ongoing loss experience. The single biggest lever an Enclave owner has on the wind portion of the premium is wind mitigation. Florida law requires insurers to offer premium discounts for wind-resistant construction features (roof shape, roof-to-wall connections, roof deck attachment, opening protection such as impact glass or shutters), and a wind-mitigation inspection — a modest, periodic cost — can document those features and unlock meaningful credits. For an older Enclave home, the difference between an unmitigated and a well-mitigated property (newer roof, documented connections, opening protection) can be substantial on the annual wind premium. The well-mitigated, newer-roof homes are also the ones the private insurance market is most willing to write, while Citizens Property Insurance remains the state-backed insurer of last resort for homes that cannot find private coverage.

(We deliberately do not publish specific premium dollar ranges here, because the only sources for those were insurance-marketing aggregators rather than primary data — and a number you can't stand behind is worse than no number. What we do for clients is pull the actual quotes from our carrier relationships on the specific home, so you see your real premium before you commit, not after.)

The mature-landscaping caveat

One honest note for a neighborhood that markets its mature landscaping: Ian hit the tree canopy community-wide. UF/IFAS Extension's two-year retrospective documents that Ian "stripped many trees of their foliage," and while most leafed back out within a year, several effects lingered — slash pines (notoriously wind-sensitive) can show delayed mortality 6 months to 2 years after a windstorm, royal palms in the worst-hit areas lost crowns, and there was even delayed toppling of mature trees with rotted lower trunks for years afterward (Source: https://blogs.ifas.ufl.edu/leeco/2024/10/07/ongoing-impacts-on-urban-forests-two-years-after-hurricane-ian/). The practical implication for an Enclave buyer is that the "mature landscaping" selling point took a 2022 hit and has been regrowing since, tended by the community's certified arborists; Bonita Bay has even become the first private Southwest Florida community to run a prescribed burn for wildfire management (Baywoods, June 2025) (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). The canopy is recovering, but a buyer should set expectations against a landscape still maturing back from a major storm rather than an untouched decades-old canopy.

Schools

Most Enclave buyers are seasonal owners, downsizers, or empty-nesters without school-age children at home — but school zoning still matters for two reasons: under-school-age-family buyers, and downstream resale equity (your home's next owner may have children). Enclave is in the School District of Lee County. Because Lee County operates a student-assignment system and adjusts boundaries periodically, the specific elementary, middle, and high school assignment for a given Enclave address should be confirmed through the Lee County School District's current school-locator tool rather than assumed from a neighbor's assignment — boundaries and choice zones change. We verify the current assignment for any specific Enclave address for buyers who need it, and we are candid that for most Enclave buyers the school question is a resale-equity consideration rather than a daily-life one.

Daily Logistics and Location

Enclave's location inside Bonita Bay puts it at the southern, Gulf-leaning end of Bonita Springs, with quick access to the US-41 corridor and the Bonita Beach Road connection to the beaches and I-75. In practical terms:

• The Bonita Bay master gate is your single controlled entry off the community's main boulevard; Enclave sits inside that perimeter, a short drive from the gate.
• Beaches: the community's own private beach park is roughly 10 minutes gate-to-gate via the seasonal shuttle; the public Gulf beaches at Bonita Beach and Barefoot Beach are a short drive south and west.
• Shopping and dining: the Coconut Point and Promenade at Bonita Bay shopping/dining districts are within a few minutes of the community along the US-41 corridor; Backwater Jacks provides on-the-water dining inside the gates.
• Airport: Southwest Florida International Airport (RSW) is a straightforward drive north via US-41 or I-75 — typically in the 25–35 minute range depending on the day.
• Medical: Lee Health and NCH (Naples) hospital systems both serve the area, with outpatient and emergency options within a short drive.
• Our office: the Domain Realty office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, is minutes away — we are a local team, in this market every day.

The "lock-and-leave inside a gated community a few minutes from the Gulf, the airport, and major shopping" profile is exactly what draws seasonal owners to Enclave.

County permits and adjacent development

For a small, fully built-out neighborhood inside an established master community, the near-term development picture is stable — Bonita Bay reached build-out long ago, and Enclave is a finished neighborhood with no remaining buildable land inside it. The activity to track is therefore at the home level (the Lee County permit history on a specific address, which we pull for post-Ian repair and renovation work) and at the city/county level for anything proposed near the Bonita Bay boundary. For any specific home, we review the Lee County permit record and any active city/county applications adjacent to the community as part of due diligence — but Enclave itself is not a neighborhood facing internal new construction.

How Enclave Compares to Other Bonita Bay Single-Family Neighborhoods

One of the most useful things a buyer can understand is where Enclave sits in Bonita Bay's single-family hierarchy — because the differences are real and they explain the price gaps. The comparison is best understood as a product-mix and price-tier story, not a quality ranking:

• Enclave — roughly 54 detached villa-style single-family homes, ~1,700–2,432 sq ft, built 1988–2003, on a lake and the third hole of The Marsh course. This is Bonita Bay's most attainable single-family entry point — smaller footprints, lawn-maintained, the lowest absolute price band among the community's single-family neighborhoods, with a competitive (often higher) price-per-square-foot precisely because the homes are smaller.
• Creekside — a larger estate-tier neighborhood of single-family homes with footprints commonly in the ~2,900–6,300 sq ft range, each typically with a private pool. Creekside competes well above Enclave on absolute price, but because of the much larger footprints it can actually post a lower price-per-square-foot than a small villa — the classic inverse relationship between home size and $/sqft that buyers should understand before comparing per-foot numbers across neighborhoods.
• Riverwalk — a broad single-family neighborhood spanning roughly 2,000 to 6,000+ sq ft, with asking prices that range from around $1 million up toward $7 million. It overlaps Enclave only at its very lowest end and otherwise sits well above it.
• The Sanctuary and the Estuary — Bonita Bay's top-of-market estate tiers (the Estuary is the community's championship-golf estate enclave), generally multi-million-dollar product far above Enclave's band.

A couple of clarifications that keep the comparison honest: Wedgewood is generally a condominium community, not a single-family peer, so it belongs in a condo comparison rather than the single-family league table. And we deliberately do not name "Bridgewater" as a Bonita Bay single-family neighborhood, because we could not confirm it as a distinct single-family neighborhood in the community — we would rather omit a name than assert one we haven't verified.

The bottom-line positioning: within Bonita Bay's single-family spectrum, Enclave occupies the most attainable, smaller-footprint tier. Its villa-scale homes sit below the estate neighborhoods on absolute price, while the Bonita Bay address and the smaller home sizes keep its price-per-square-foot competitive. The buyer drawn to Enclave is typically choosing the Bonita Bay lifestyle and amenity access at the lowest single-family entry point in the community — and that is a genuinely smart way into a premier address. For the precise, current price-per-foot and median-price comparison across these neighborhoods, we build the exact MLS league table for clients (it is not available in any public dataset at the subdivision level).

Why Buy in Enclave — An Honest Pros and Cons

No marketing gloss here — just the real trade-offs, because a buyer who understands them writes a better offer and is a happier owner.

The genuine pros

1. The lowest-cost way into Bonita Bay's single-family inventory. If the Bonita Bay address, the beach park, and the lifestyle are what you want, Enclave is the most attainable single-family entry point in the community — full stop.
2. Lock-and-leave, by design. Bundled lawn/garden maintenance plus master-association upkeep makes Enclave genuinely turnkey for seasonal owners and snowbirds.
3. Tier-1 amenities included. The rebuilt private Gulf beach park and shuttle, three waterside parks, 12+ miles of paths, and kayaking come with the home — no Club membership required.
4. Lake-and-golf setting. Homes overlook water and the third hole of The Marsh course inside a Certified Audubon Cooperative Sanctuary — a setting that punches above the price.
5. Gated, patrolled, resident-governed. 24/7 staffed gates, Community Patrol, and a resident-controlled master association with a 30-year reserve projection.
6. A buyer's market right now. Region-wide inventory near 12 months, sellers giving up ~6% off asking, and rates off their peak give an Enclave buyer negotiating room.

The honest cons / things to weigh

1. Layered, partly opaque fees. Two mandatory HOA layers plus the optional Club mean the all-in cost takes work to pin down, and the exact current sub-HOA and master figures aren't public — you confirm them on the estoppel. Budget carefully.
2. Recent special assessments. $1,200 per unit in beach-rebuild assessments across 2023–2025 is real, and while modest for a direct Ian hit, it is a recent cost — and you should confirm there is no pending sub-HOA assessment on your specific home.
3. Older homes. A 1988–2003 vintage means renovation level drives value and that roof age, systems, and wind-mitigation status matter a lot to both price and insurance.
4. The condominium-form question. The founding document is a Declaration of Condominium — confirm the ownership form and any milestone-inspection/SIRS implications before you offer.
5. Insurance is a real line item. Lee County remains an elevated wind-insurance market; the CRS 25% NFIP discount helps on flood, and wind mitigation helps on wind, but you should get real quotes on the specific home before committing.
6. Golf access costs extra. You can look at The Marsh from your window, but playing it (and using the Sports Center, fitness, and spa) requires a separate Club membership — budget it as its own decision.
7. Thin, sample-sensitive resale data. With ~54 homes and single-digit annual sales (just 5 closed resales over the trailing 12 months — Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026), neighborhood "averages" swing on a couple of trades — which is exactly why a real MLS comp pull, not a ZIP median, is what protects your offer.
8. No open-market rental track record. The live MLS shows 0 rental listings and 0 leases over the trailing 12 months (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026) — Enclave is owner-occupant by nature, so a rental-income strategy here rests on private arrangements, not a demonstrated rate.

Buyers who want the Bonita Bay lifestyle, a turnkey low-maintenance home, and the community's amenity access at the most attainable single-family price — and who go in with eyes open on the fees, the age of the homes, and the insurance reality — tend to be very happy in Enclave. That is the buyer profile this neighborhood rewards.

Thinking of Selling Your Enclave at Bonita Bay Home? List With the #1 Team in Southwest Florida Since 2012

If you are searching for an Enclave at Bonita Bay listing agent, or thinking, "I need someone who actually knows how to sell my Enclave villa for what it's worth," you are in the right place. Selling a home in a small, 54-villa neighborhood inside a premier master community is a different exercise than selling a generic Bonita Springs house — and it rewards an agent who knows the neighborhood, the comps, and the Bonita Bay buyer.

Why list your Enclave home with McGreevy and Comisar:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What selling in Enclave actually takes. Because Enclave is small and turns over only a handful of times a year — just 5 closed resales over the trailing 12 months (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026) — every comp matters and the data is sample-sensitive. One premium, renovated home (the lone active listing is priced at $1,025,000, well above the $600,000 closed median) can distort a casual read of the market, and a single overpriced active listing can drag the small-sample neighborhood days-on-market figure up and make a well-priced home look slow by association. Pricing an Enclave home correctly requires pulling the real MLS history for the subdivision, normalizing for renovation level, view (lake/golf versus interior), and pool, and positioning against the current small handful of active listings — not against a ZIP median that includes condos and estates. We build that exact analysis for every Enclave seller.

Selling in Enclave also has neighborhood-specific wrinkles a generic agent will miss:

• The fee and assessment story has to be presented correctly to buyers. The layered fee structure, the optional Club membership, and the recent $500 + $700 beach special assessments all come up in buyer due diligence — handled well, they are a non-issue; handled poorly or discovered late, they cost you a deal. We get ahead of them with a clean estoppel and a clear disclosure package.
• The ownership-form question. Because the founding document is a Declaration of Condominium, a savvy buyer's lender or attorney may ask about warrantability and milestone-inspection/SIRS status. We make sure the documentation is in hand so a question doesn't become a delay.
• Design Review and sign rules. Bonita Bay's master Design Review department and the community's rules govern exterior staging and for-sale signage inside the gates; we know how to market a home effectively within them.
• The Bonita Bay buyer. The person who buys your Enclave home is choosing the Bonita Bay lifestyle at its most attainable single-family price — and we know how to reach and qualify that buyer, with a full-time marketing director and closing coordinator on staff so your listing gets sold and your transaction gets closed.

What Is Your Enclave Home Worth? Get a Free Valuation.

We will give you a genuine, data-backed valuation of your Enclave at Bonita Bay home — built from the real MLS history for the neighborhood, normalized for your home's renovation level, view, and pool, and positioned against the current market. Over the trailing 12 months, Enclave recorded 5 closed resales at a median sold price of $600,000 (range $535,000 to $720,000; average 94.2% of list; median 68 days on market), with 1 home currently active at $1,025,000 (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026). Your specific home — with its specific size, renovation level, view, and pool — may trade at a very different number than the median, which is exactly why we price it as itself, not as a ZIP-code average. Not an algorithm's guess; a local team's read.

Talk to Jesse direct: (239) 898-6072 — text or call. Or email [email protected]. We will tell you what your Enclave home is realistically worth, what it would take to maximize the sale, and whether now is the right time to list — honestly, even if the honest answer is "wait."

(A dedicated "Sell Your Home in Enclave at Bonita Bay" page with a full seller playbook is part of our Bonita Bay seller resources — ask us for it when you call.)

Your Local Real Estate Experts — McGreevy and Comisar

McGreevy and Comisar is the team of Jesse McGreevy and Marc Comisar at Domain Realty. We specialize in Southwest Florida's premier communities — including a deep working knowledge of Bonita Bay and its neighborhoods like Enclave — and we bring a level of data, documentation, and honesty to every engagement that most pages on this neighborhood simply do not.

Why work with us on Enclave at Bonita Bay

• We read the documents. The recorded Declaration and Restrictions, the estoppel, the permit history, the FEMA determination, the per-parcel county record — we pull and read them before you write an offer, so you understand the ownership form, the fees, the assessments, and the storm history of the specific home, not a generic summary.
• We build the real market picture. Subdivision-level price and comp data for a 54-home neighborhood isn't in any public dataset — we pull the actual MLS history for Enclave (and the comparable Bonita Bay neighborhoods) so your offer or your list price is grounded in reality.
• We know the Bonita Bay machine. The three-tier amenity access, the Club membership decision, the marina, the beach-park assessments, the Design Review process — we walk you through all of it so there are no surprises at the closing table or after.
• Honest pricing, every time. We will tell you when an Enclave home is priced fairly, when it's priced above its comp set, and when it's a genuine value — and we will tell a seller to wait if waiting is the right call.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

As Top 1% Real Estate Agents Nationally Since 2008, we treat an Enclave engagement the way we treat every Bonita Bay transaction: with the documents pulled, the live MLS in hand, and the honest answer given even when it's "wait."

Get in touch

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.

Whether you are weighing a move to Enclave at Bonita Bay — primary, snowbird, downsizer, or investment — or thinking about selling the Enclave home you already own, we will give you the kind of honest, specific, data-backed advice that protects your equity and your peace of mind. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 to start.

Enclave at Bonita Bay — Buyer FAQs

AIO-friendly Q&A covering the highest-intent buyer questions about Enclave at Bonita Bay. Every answer is grounded in the research above and cites primary sources where a factual claim depends on one.

1. What is Enclave at Bonita Bay?

Enclave at Bonita Bay is a small neighborhood of roughly 54 detached single-family villa homes inside the gates of Bonita Bay, the flagship master-planned community of Bonita Springs, Florida (ZIP 34134). The homes sit along three streets — Enclave Drive, Sawgrass Court, and Key Lime Court — wrapped around an interior lake and the third hole of The Marsh golf course. It is the most attainable single-family entry point in Bonita Bay: compact, lawn-maintained "villa" homes (roughly 1,700–2,432 sq ft) rather than the community's multi-million-dollar estates. The neighborhood is recorded inside the Bonita Bay "Unit One" plat as Phase E-1 and Phase E-2, Tract E (Source: https://or.leeclerk.org/LandMarkWeb), and is governed by The Enclave Homeowners' Association, Inc. (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS).

2. How many homes are in Enclave at Bonita Bay, and when were they built?

Enclave comprises roughly 54 detached single-family villa homes, built across two recorded phases (E-1 and E-2) over a window commonly described as 1988 to 2003. The two-phase recording in the Lee County Clerk's records is consistent with that long build window (Source: https://or.leeclerk.org/LandMarkWeb). The authoritative home-and-lot count and exact year-built range come from the recorded Bonita Bay Unit One Phase E plat and the Lee County Property Appraiser's per-parcel records, which we confirm on any specific home.

3. How big are the homes in Enclave at Bonita Bay?

Enclave homes are commonly described as roughly 1,700 to 2,432 square feet of living area, with two to four bedrooms (two- and three-bedroom plans are the core), attached two-car garages, and many homes with a private pool. These are compact "villa"-scale homes on small lots (an illustrative listing showed a ~1,783 sq ft home on a roughly 5,100 sq ft lot — about a tenth of an acre), not estate homes. The exact living area, lot dimensions, and construction details for a specific home come from the Lee County Property Appraiser record, which we pull before an offer.

4. Is Enclave at Bonita Bay a single-family neighborhood or a condominium?

The homes are physically detached single-family villas, but the neighborhood's founding recorded document is a Declaration of Condominium (O.R. Book 1872, Page 2628, recorded October 9, 1986) (Source: https://or.leeclerk.org/LandMarkWeb). In 1980s Southwest Florida it was common to organize detached "villa" products as a condominium form of ownership even when the homes live like single-family houses. The governing entity is legally named "The Enclave Homeowners' Association, Inc." Because the ownership form affects financing, insurance, and Florida's milestone-inspection/SIRS rules, the exact form (fee-simple versus condominium) should be confirmed from the recorded Declaration and the title/estoppel on the specific home — which we do for our clients.

5. How much are HOA fees at Enclave at Bonita Bay?

Owning in Enclave means two mandatory HOA layers: the Enclave sub-association dues (which bundle lawn and garden maintenance and the neighborhood common areas) and the Bonita Bay Community Association (BBCA) master assessment (which funds roads, lakes, stormwater, all parks including the beach, 24/7 gates and patrol, Design Review, and Activities) (Source: https://www.bonitabayresidents.com/community-association). The exact current dollar figures for both are member-restricted and not published; total Bonita Bay HOA costs are commonly described in the $3,000–$6,000/year range (master plus sub), and a dated 2014 BBCA single-family figure of $2,563/year is the most recent hard public anchor. We confirm the precise current numbers from the listing's fee fields and the estoppel rather than guessing. A third, optional layer — Bonita Bay Club membership — is separate and not an HOA fee.

6. What does the HOA fee cover at Enclave?

The Enclave sub-HOA covers the neighborhood common areas and the bundled lawn/garden maintenance that makes the homes lock-and-leave. The BBCA master assessment covers the community's roads, streetlights, lakes and stormwater management, all recreational parks including the private beach park, the 24/7 staffed gates and Community Patrol, the Design Review (architectural) department, and the Activities department's programming (Source: https://www.bonitabayresidents.com/community-association). BBCA funds a statutorily required reserve on a 30-year projection (Source: https://www.bonitabayresidents.com/community-association). What the HOA fees do not cover is golf, the Sports Center, the fitness center, and the spa — those require a separate Bonita Bay Club membership.

7. Do I have to join the Bonita Bay Club if I buy in Enclave?

No. Bonita Bay Club membership is optional, separate, and non-equity — it is not automatic with an Enclave purchase, and you do not buy an equity stake tied to the deed (Source: https://www.bonitabayresidents.com/bonita-bay-club). Without a Club membership you still keep every Community Association amenity that comes with ownership: the private beach park and shuttle, the three waterside parks, 12+ miles of paths, kayaking, and gated security and maintenance (Source: https://www.bonitabayresidents.com/realtor-and-buyer-resources). Club membership is what you add if you want golf (including The Marsh course Enclave overlooks), the Sports Center, the fitness center, the spa, and Club dining.

8. What amenities come with owning a home in Enclave at Bonita Bay?

Automatically, with ownership (funded by the BBCA master assessment): the private Gulf-front beach park on Little Hickory Island and its seasonal shuttle; three waterside parks (Estero Bay, Riverwalk, and Spring Creek); more than 12 miles of bike/walking paths; canoe and kayak launches; tennis, pickleball, bocce, and basketball at the parks; a butterfly garden, playgrounds, and picnic pavilions; and 24/7 gated security with Community Patrol (Sources: https://www.bonitabayresidents.com/community-association; https://www.bonitabayresidents.com/the-parks-of-bonita-bay; https://www.bonitabayresidents.com/private-beach). The marina and Backwater Jacks restaurant are open to all residents on a fee basis. Golf, the Sports Center, fitness, and spa require a separate Bonita Bay Club membership.

9. Can I keep a boat at the Bonita Bay Marina if I live in Enclave?

Yes — the Bonita Bay Marina is open to all Bonita Bay residents on a fee basis, no Club membership required. It is a semi-private, resident-investor-owned, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, offering 326 dry-storage spots for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, plus fuel, bait, a launch, a ships store, and on-site repair (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks). If your boat is larger than the dry-rack or wet-slip envelope, confirm availability with the marina directly.

10. What golf course does Enclave overlook?

Enclave overlooks The Marsh, an 18-hole, par-72 Arthur Hills-designed course of roughly 6,624 yards that "weaves its way through wetland terrain with beautiful oaks and palmettos" (Source: https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh). The Marsh is one of five championship courses at the Bonita Bay Club — three by Arthur Hills and two by Tom Fazio (Source: https://www.bonitabayresidents.com/bonita-bay-club). Playing The Marsh requires a Bonita Bay Club membership; looking out at it comes with the home.

11. Was Enclave at Bonita Bay damaged by Hurricane Ian?

Enclave's homes sit inland within Bonita Bay, around a lake and the third hole of The Marsh course — well back from the open Gulf. During Hurricane Ian (September 28, 2022), the catastrophic surge destruction in the Bonita Bay system concentrated on the Gulf-front beach park, which was totally destroyed; the inland villa stock faced primarily a wind exposure rather than the multi-story surge (Sources: https://www.bonitabayresidents.com/private-beach; FEMA elevation findings at https://www.fema.gov/sites/default/files/documents/fema_mat-hurricane-ian-recovery-advisory-1.pdf). That's the exposure pattern, not a per-home census — each Enclave home has its own Ian repair history (visible in Lee County permit records), which we pull on any specific address before an offer.

12. Is Enclave at Bonita Bay in a flood zone?

Flood exposure is parcel-specific. In Lee County, 100-year-floodplain properties are mapped AE or VE, 500-year areas are Zone X (shaded), and minimal-hazard areas are Zone X (unshaded) (Source: https://www.leegov.com/publicsafety/emergencymanagement/plan/floodinfo/floodzones). Enclave's inland-within-the-community siting generally pulls a parcel away from the VE coastal wave zones, but the exact FIRM zone for a specific Enclave parcel must be confirmed at FEMA's Flood Map Service Center (msc.fema.gov) or Lee County's flood lookup — not assumed. One advantage: the City of Bonita Springs holds a FEMA CRS Class 5 rating, giving city NFIP policyholders a 25% flood-insurance premium discount (Source: https://www.cityofbonitasprings.org/FEMACRS).

13. What is the insurance situation for an Enclave home?

Two pieces: flood and wind. On flood, Bonita Springs' CRS Class 5 rating delivers a 25% NFIP premium discount, retained after a 2024 FEMA review (Source: https://www.cityofbonitasprings.org/FEMACRS). On wind, Lee County remains an elevated-rate market post-Ian, and the biggest lever an owner controls is wind mitigation — Florida law requires insurers to offer credits for wind-resistant features (roof shape and attachment, opening protection), so a newer roof and documented mitigation on an older Enclave home can materially lower the premium. We pull real carrier quotes on the specific home so you know your actual premium before you commit, rather than relying on published ranges.

14. What are the recent special assessments at Bonita Bay?

The community's private beach park was destroyed by Ian and rebuilt via two master-level special assessments: a 2023 assessment of $700 per unit (with $2.75 million allocated to the beach) and a $500-per-unit assessment approved March 20, 2025, due June 30, 2025 (Sources: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf; https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). That's $1,200 per unit across 2023–2025 — modest for a community that took a direct Category-4 hit and lost its signature amenity. Before buying, also confirm via the estoppel whether any Enclave sub-HOA assessment is currently pending (none surfaced in the public record, but the sub-level budget is member-restricted).

15. Why was the Bonita Bay beach park closed, and is it open now?

The private beach park on Little Hickory Island was totally destroyed by Hurricane Ian in September 2022 (Source: https://www.bonitabayresidents.com/private-beach). BBCA ran an interim shuttle-only reopening from March 1, 2023, then rebuilt the permanent facility to a far higher storm standard — concrete construction with breakaway walls, engineered to withstand 175-mph winds and surge on FEMA-code concrete pilings, with native dune restoration and a turtle-protection fence — and reopened it on November 13, 2025 (Sources: https://www.bonitabayresidents.com/private-beach; https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf; https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). It is open and is included with Bonita Bay ownership.

16. Can you rent out a home in Enclave at Bonita Bay?

Honestly, Enclave is not a rental play. The live MLS shows 0 active rental listings and 0 recorded leases over the trailing 12 months for the neighborhood (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026) — Enclave is an owner-occupant single-family community with no active MLS rental market, and we will not invent a rate where the data does not support one. Leasing is permitted but rare and private: Bonita Bay neighborhoods most commonly enforce a 30-day minimum lease (with some longer), tenant applications, fees, and background screening, and the exact Enclave minimum-lease term and any cap on leases per year are set in the recorded Enclave Declaration and Restrictions, which should be confirmed before any purchase with rental intent. Because rental comps here are genuinely thin, any rental strategy at Enclave would be built on private arrangements rather than a demonstrated open-market rate — we run a deal-specific pro forma for any Enclave home a client is weighing as an investment.

17. Are pets allowed in Enclave at Bonita Bay?

Yes. As across Bonita Bay, pets must be leashed outside common areas and owners must clean up after them; any specific pet caps or breed/weight limits are set in Enclave's recorded governing documents and should be confirmed there before purchasing if you have a specific breed or a larger pet. We read the actual recorded pet provisions for clients rather than relying on generic community language.

18. Who manages the Enclave at Bonita Bay HOA?

The Enclave sub-association is professionally managed by Gulf Breeze Management Services of SW Florida (8910 Terrene Court, Suite #200, Bonita Springs, FL 34135; (239) 498-3311), established by the association's registered-agent and officer filings on the state corporate record (Sources: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS; https://www.gulfbreezemanagement.com/). The master association, BBCA, is self-managed, staffing its own Administration, Community Patrol, Activities, and Design Review departments in-house (Source: https://www.bonitabayresidents.com/community-association).

19. Does Enclave have its own gate inside Bonita Bay?

Bonita Bay itself is a guard-gated master community with 24/7 staffed entrances and a Community Patrol (Source: https://www.bonitabayresidents.com/community-association). Whether Enclave has a separate secondary gate inside the master gate is not confirmed in the public record — many Bonita Bay single-family neighborhoods sit inside the master gate without a dedicated sub-gate. We confirm the specific access arrangement for any home rather than assuming one.

20. How does Enclave compare to other Bonita Bay neighborhoods on price?

Enclave is Bonita Bay's most attainable single-family tier — smaller villa homes (~1,700–2,432 sq ft) at the lowest absolute price band among the community's single-family neighborhoods, though with a competitive (often higher) price-per-square-foot because the homes are small. Estate neighborhoods like Creekside (~2,900–6,300 sq ft homes), Riverwalk (with asking prices up toward $7 million), and the top-tier Sanctuary and Estuary sit well above Enclave on absolute price. Note that Wedgewood is a condominium community, not a single-family peer. The precise current price-per-foot league table across these neighborhoods isn't public at the subdivision level — we build it from the MLS for clients.

21. What is the market like for Enclave homes in 2026?

The broader Bonita Springs–Estero market in late 2025 was a buyer's-choice environment: median sale price around $500,000 (down ~7% YoY), median days-to-contract around 62, sellers receiving ~94% of original list, and roughly 12 months of supply region-wide (Source: https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/). Enclave specifically is a low-turnover neighborhood: over the trailing 12 months it recorded 5 closed resales at a median sold price of $600,000 (range $535,000 to $720,000; average 94.2% of list; median 68 days on market), with just 1 home currently active at $1,025,000 — roughly 2 to 3 months of supply (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026). With single-digit annual sales, the neighborhood's numbers are sample-sensitive — which is why a real MLS comp pull matters more here than a market average.

22. Where exactly is Enclave at Bonita Bay located?

Enclave is inside Bonita Bay, off Country Club Drive just south of the community's main gate, in the southern (34134) end of Bonita Springs, Lee County. The community's private beach park is about 10 minutes gate-to-gate via shuttle; Coconut Point and the US-41 corridor shopping/dining are minutes away; Southwest Florida International Airport (RSW) is roughly a 25–35 minute drive; and the Domain Realty office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, is minutes from the gate.

23. Is Enclave at Bonita Bay a good place for seasonal or snowbird owners?

It is one of the better fits in Bonita Bay for seasonal owners, precisely because of the lock-and-leave structure: the Enclave sub-HOA bundles lawn and garden maintenance, the master association maintains everything else, and the gated, patrolled perimeter means the home is secure while you're away (Source: https://www.bonitabayresidents.com/community-association). Add the included beach park, parks, and paths and the optional Club, and you get a turnkey Southwest Florida base you can leave for the summer without managing vendors from afar.

24. What should I check before making an offer on an Enclave home?

Five things, which we pull and read for you: (1) the Lee County Property Appraiser record (exact size, year built, construction, roof, lot, and sale history); (2) the recorded Declaration and Restrictions (O.R. 1872/2628 plus the 2016 and 2018 amendments — covenants, ARC rules, leasing/pet rules, and the ownership form); (3) the estoppel/resale package (current dues, any pending assessment, reserves, and milestone-inspection/SIRS status if it's condominium-form); (4) the Lee County permit history for post-Ian work; and (5) the FEMA flood determination for the specific parcel. That five-item read is the difference between buying a listing and buying a home you understand.

Enclave at Bonita Bay — Seller FAQs

For current Enclave owners thinking about selling. These answer the highest-intent seller-side questions and reflect how selling in a small, premium-community neighborhood actually works.

1. Who is the best listing agent for Enclave at Bonita Bay?

The right listing agent for an Enclave home is one who knows the neighborhood's small-sample market, the Bonita Bay buyer, and the documentation that a savvy buyer's lender and attorney will ask about. McGreevy and Comisar — Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in team sales and over $900 million in personal sales — bring exactly that depth to Bonita Bay listings. Call or text Jesse at (239) 898-6072 to talk through your Enclave sale.

2. What is my Enclave at Bonita Bay home worth?

There is no public answer to this for a 54-home neighborhood — the real value comes from the MLS sold history for Enclave, normalized for your home's renovation level, view (lake/golf versus interior), and pool, and positioned against the current small handful of active listings. A ZIP median or an online "estimate" will be wrong because it averages in condos and estates that have nothing to do with your villa. We build a genuine, data-backed valuation from the actual neighborhood comps — call Jesse at (239) 898-6072 for a free, no-obligation valuation.

3. How many homes sell in Enclave at Bonita Bay in a typical year?

Enclave is a low-turnover neighborhood. Over the trailing 12 months it recorded 5 closed resales (total volume $3,110,000), with just 1 home currently active at $1,025,000 (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026). With only ~54 homes and a community-wide tendency for owners to hold, single-digit annual sales are the norm — which is exactly why every comp matters and why pricing requires a real MLS pull rather than a market average. We run the live subdivision-filtered MLS Closed query for every Enclave seller.

4. What do Enclave at Bonita Bay homes typically sell for?

Over the trailing 12 months, closed Enclave resales ran from $535,000 to $720,000 at a median sold price of $600,000 (average $622,000), on a median 68 days on market and an average 94.2% of list price (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026). The lone active listing — at $1,025,000 — sits well above that band, consistent with a heavily renovated or premium-view/lot home. Your home's realistic sale price depends on its specific size, renovation level, view, and pool, measured against the current Enclave comps — which is the analysis we build before recommending a list price.

5. Does the Enclave / Bonita Bay HOA have rules about for-sale signs?

Bonita Bay's master Design Review department and the community's recorded rules govern exterior signage and staging inside the gates, so for-sale signage in Enclave is not a free-for-all the way it is on a public street. This is one of several Bonita Bay-specific wrinkles a generic agent can stumble on — we know how to market a home effectively within the community's rules, which is part of what we handle for Enclave sellers.

6. How does the ownership-form question affect selling my Enclave home?

Because Enclave's founding document is a Declaration of Condominium, a well-advised buyer's lender or attorney may ask about warrantability and, if the form is condominium, about Florida's milestone-inspection and Structural Integrity Reserve Study status. Getting ahead of that — having the recorded documents, the estoppel, and any inspection/reserve documentation in hand before listing — keeps a buyer's question from becoming a financing delay. We assemble that package up front so the transaction moves cleanly.

7. How should I present the HOA fees and special assessments to buyers?

Transparently and early. The layered fee structure (two mandatory HOA layers plus the optional Club) and the recent $500 + $700 beach special assessments will come up in buyer due diligence regardless — handled well with a clean estoppel and a clear disclosure package, they are a non-issue; discovered late, they cost deals. We package the fee and assessment picture clearly so it reassures buyers rather than rattling them.

8. What disclosures are required to sell a home in Enclave at Bonita Bay?

Florida sellers must provide the statutory disclosures plus the association documents a buyer is entitled to (the governing documents, the estoppel, and — depending on the ownership form — any condominium-specific disclosures and reserve/inspection documentation). Because Enclave's form may be condominium, the disclosure package can be slightly more involved than a standard fee-simple HOA sale. We make sure the complete, correct package is assembled so the sale isn't delayed by a missing document.

9. Should I renovate before selling my Enclave home?

In a neighborhood where renovation level is one of the biggest price drivers, targeted updates can pay off — but not every renovation returns its cost, and an over-improvement for the neighborhood band can leave money on the table. The right call depends on your home's current condition relative to the active and recently sold Enclave comps. We give you a candid, comp-based read on which updates will move your sale price and which won't, before you spend a dollar.

10. Is now a good time to sell my Enclave at Bonita Bay home?

The late-2025 market is a buyer's-choice environment — region-wide supply near 12 months, sellers receiving ~94% of original list, and longer marketing times (Source: https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/). That doesn't mean it's a bad time to sell a well-priced, well-presented Enclave home in a premium community with thin supply — it means pricing and presentation discipline matter more than they did in 2021. We will tell you honestly whether your specific situation favors listing now or waiting.

11. How long will it take to sell my Enclave home?

Over the trailing 12 months, the median days on market for closed Enclave sales was 68 days (Source: Stellar / SWFL MLS, Enclave subdivision filter, pulled June 2026) — in line with the market-wide Bonita Springs–Estero median days-to-contract of around 62 days in late 2025 (Source: https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/). In a small neighborhood like Enclave, a correctly priced and well-presented home can move faster, while an overpriced listing can sit and skew the small-sample neighborhood DOM. Pricing it right out of the gate is the single biggest lever on time-to-sale.

12. Will my Enclave home appeal to seasonal buyers?

Strongly — Enclave's lock-and-leave structure (bundled lawn maintenance, master upkeep, gated security) is exactly what seasonal and snowbird buyers want, and the included beach park and parks plus the optional Club broaden the appeal. We market Enclave homes to reach that seasonal-buyer pool, which is a meaningful share of the Bonita Bay demand.

13. How do you market a home in a small neighborhood like Enclave?

With reach and precision. Because the buyer pool for an Enclave villa is specific — people who want the Bonita Bay lifestyle at the most attainable single-family price — we combine broad professional marketing (a full-time marketing director on staff) with targeted positioning to that buyer, and we lean on the documentation and the honest neighborhood story that this very page reflects. A home marketed as "a villa in Bonita Bay" sells; a home marketed as the lowest-cost way into one of Southwest Florida's premier communities sells better.

14. What does it cost to sell, and what's my net?

Your net depends on the sale price, the commission structure, the prorated HOA dues and any pending assessment, closing costs, and any concessions. We prepare a clear seller net sheet up front so you know your realistic proceeds before you list — no surprises at the closing table.

15. Can you help me buy my next home while selling my Enclave home?

Yes — coordinating a sale and a purchase (whether you're moving up within Bonita Bay, downsizing further, or leaving the area) is exactly the kind of double-transaction we handle, with the timing and contingencies structured to protect you. Call Jesse at (239) 898-6072 to talk through the sequencing.

16. How do I get started selling my Enclave at Bonita Bay home?

Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873, or email [email protected]. We'll start with a free, data-backed valuation built from the real Enclave comps, a candid read on timing and any pre-list updates worth making, and a clear net sheet — and we'll tell you the honest answer even if it's "wait."

Sources and Authoritative References

Primary and authoritative sources only — government, county clerk, Sunbiz, FEMA, UF/IFAS, the BBCA residents' site, the Bonita Bay Club, the local REALTOR association, and the Stellar / SWFL MLS citation. No competing brokerage or listing-aggregator sites; aggregator listing data was used for orientation only and is deliberately excluded.

Community, Governance & Recorded Documents

• Lee County Clerk of Court — Official Records (LandMark Web): recorded Declaration of Condominium O.R. 1872/2628 (10/09/1986); Restrictions CFN 2016000078505 (04/14/2016) and CFN 2018000130393 (05/30/2018); Bonita Bay Phase E-1/E-2 Tract E legal descriptions; Comcast easement CFN 2014000163840 — https://or.leeclerk.org/LandMarkWeb
• Florida Division of Corporations (Sunbiz) — The Enclave Homeowners' Association, Inc., Doc. N15415 (filed 06/13/1986, ACTIVE) — https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&searchTerm=THE%20ENCLAVE%20HOMEOWNERS
• Florida Division of Corporations (Sunbiz) — Bonita Bay Community Association, Inc., Doc. N07041
• Bonita Bay Community Association — Community Association overview — https://www.bonitabayresidents.com/community-association
• Bonita Bay Community Association — homepage — https://www.bonitabayresidents.com/
• Bonita Bay Group / Phoenix Bay Ventures — Bonita Bay developer legacy (opened 1985, 2,400 acres, ~3,300 units, club sold to members 2010, HOA to residents 2011) — https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/
• HOA Bulletin Board — Bonita Bay Community Association profile (BBCA est. Jan 1, 1985) — https://www.hoabulletinboard.com/hoa/bbbsfl/about_hoa/
• Gulf Breeze Management Services of SW Florida (Enclave sub-HOA manager) — https://www.gulfbreezemanagement.com/

Amenities — Club, Marina, Beach, Parks

• Bonita Bay Community Association — Bonita Bay Club (5 courses, Sports Center, Lifestyle Center, Spa) — https://www.bonitabayresidents.com/bonita-bay-club
• Bonita Bay Community Association — Marina & Backwater Jacks (326 dry/98 wet, 36 ft / 16,000 lb) — https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks
• Bonita Bay Community Association — Private Beach (rebuilt, reopened Nov 13, 2025) — https://www.bonitabayresidents.com/private-beach
• Bonita Bay Community Association — Beach Park Redevelopment Plan (PDF; 175-mph engineering, $2.75M, interim Mar 2023) — https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf
• Bonita Bay Community Association — The Parks of Bonita Bay (Estero Bay, Riverwalk, Spring Creek) — https://www.bonitabayresidents.com/the-parks-of-bonita-bay
• Bonita Bay Community Association — Realtor & Buyer Resources ("One Bonita Bay: one community, three indulgences") — https://www.bonitabayresidents.com/realtor-and-buyer-resources
• Golf Digest — Bonita Bay Club, The Marsh course (18 holes, par 72, ~6,624 yds, Arthur Hills) — https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh

Hurricane Ian, Flood & Insurance

• FEMA — Hurricane Ian Mitigation Assessment Team Recovery Advisory 1 (elevation/surge findings) — https://www.fema.gov/sites/default/files/documents/fema_mat-hurricane-ian-recovery-advisory-1.pdf
• City of Bonita Springs — FEMA Community Rating System (CRS Class 5 / 25% NFIP discount; 2024 retrograde scare resolved Nov 21, 2024) — https://www.cityofbonitasprings.org/FEMACRS
• City of Bonita Springs — Hurricane Ian (12+ ft surge, 155+ mph local winds) — https://www.cityofbonitasprings.org/hurricane_ian
• Lee County — Flood Zones (AE/VE/X classifications) — https://www.leegov.com/publicsafety/emergencymanagement/plan/floodinfo/floodzones
• Lee County — FEMA Map Changes (2022 FIRM updates) — https://www.leegov.com/dcd/flood/floodways/femamapchanges
• FEMA — Flood Map Service Center (per-parcel FIRM lookup) — https://msc.fema.gov/
• UF/IFAS Extension Lee County — Ongoing Impacts on Urban Forests Two Years After Hurricane Ian (tree-canopy/slash-pine/royal-palm effects) — https://blogs.ifas.ufl.edu/leeco/2024/10/07/ongoing-impacts-on-urban-forests-two-years-after-hurricane-ian/
• Wild Pines of Bonita Bay (BBCA community digest) — July 2025 update ($500/unit beach assessment, due 6/30/2025; prescribed burn) — https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/
• Wild Pines of Bonita Bay — Highlights from the March 20 board meeting (final $500/unit assessment; change orders) — https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/

Property & Market Data

• Lee County Property Appraiser — per-parcel records (size, year built, construction, sales history) — https://www.leepa.org/Search/PropertySearch.aspx
• Lee County Property Appraiser — Online Parcel Inquiry (Sales/Transactions) — https://www.leepa.org/Display/DisplayParcel.aspx
• Coconut Coast / Bonita Springs-Estero REALTORS — Nov 2025 market update (median ~$500K, DOM 62, ~94% of list, ~12 months supply) — https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/
• Coconut Coast / Bonita Springs-Estero REALTORS — Dec 2025 economic update (Lee County median ~$390K, sales +26.7% YoY, inventory +12%) — https://bonitaesterorealtors.com/southwest-florida-housing-market-recalibrates-december-2025-economic-update/

Downloadable Documents

Enclave’s governing history is on file with our team, verified directly against the original instruments recorded with the Lee County Clerk of Court and the Florida Division of Corporations, and hosted below for instant download, no account or sign-in required.

Declaration of Covenants and Restrictions for The Enclave at Bonita Bay. Recorded October 9, 1986, Lee County Official Records Book 1872, Page 2628, Clerk’s Instrument #2162407.

Certificate of Amendment to the Declaration of Covenants and Restrictions for The Enclave at Bonita Bay (2016). Recorded April 14, 2016, Lee County Clerk’s File Number 2016000078505.

Certificate of Amendment to the Declaration of Covenants and Restrictions for The Enclave at Bonita Bay (2018). Recorded May 30, 2018, Lee County Clerk’s File Number 2018000130393.

The Enclave Homeowners’ Association, Inc., Articles of Amendment to Articles of Incorporation (2016). Florida Division of Corporations, Document #N15415.

All instruments above can also be pulled directly through the Lee County Clerk of Court’s Official Records Search by Book/Page or Clerk File Number, and the Sunbiz amendment through the Florida Division of Corporations’ record search (see Sources below).

Bonita Bay Community Association, Beach Park Redevelopment Plan. Available on the official BBCA resident site, bonitabayresidents.com, for all Bonita Bay owners regardless of sub-community.

Bonita Bay Community Association, Amended and Recorded Rules and Regulations (approved January 14, 2021). Maintained on the official BBCA resident site behind a member-gated login, not hosted here pending clearance.

More About Bonita Bay — The Master Community Your Enclave Home Belongs To

You are not just buying a villa in Enclave; you are buying into Bonita Bay, and the master community is so much of the value that it deserves its own section. Understanding the community you are joining is part of understanding what your Enclave home is worth — and why it holds that value.

The vision and the history

Bonita Bay was the inaugural, flagship community of the Bonita Bay Group, conceived by David Shakarian, the founder of General Nutrition Centers (GNC), and opened in 1985 (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/). From the outset it was planned as something more deliberate than a subdivision: a 2,400-acre master community of "intimate neighborhoods of custom single-family homes, villas, carriage homes and luxury high-rise condominium residences" overlooking the Gulf, the bay, lakes, golf courses, and nature preserves, with more than 1,400 acres set aside as open space, including 230 acres of lakes, extensive preserves, and more than 12 miles of bicycle and walking paths (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/). That conservation-forward master plan is why, four decades later, Bonita Bay still feels green and uncrowded even as the land around Bonita Springs has filled in.

The community was permitted for roughly 3,300 units at build-out and grew into 58 distinct neighborhoods, of which Enclave is one (Sources: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/; https://www.bonitabayresidents.com/community-association). That neighborhood variety — high-rise towers, coach homes, attached villas, detached villas like Enclave, and large estates — is part of the community's resilience: it draws a broad range of buyers and price points into a single, cohesively governed address.

Resident ownership and governance

Two transitions made Bonita Bay what it is today. The Bonita Bay Club was sold to its members in 2010, and the master homeowner association was turned over to the residents in 2011 (Source: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/). In other words, the people who own homes in Bonita Bay — Enclave owners among them — collectively control both the master association and the Club. This resident-controlled structure matters for a buyer because it aligns the community's stewardship with the owners' long-term interests rather than a developer's exit timeline.

The master association, the Bonita Bay Community Association, Inc. (BBCA, established January 1, 1985), is self-managed, staffing its own Administration, Community Patrol, Activities, and Design Review departments (Sources: https://www.bonitabayresidents.com/community-association; https://www.hoabulletinboard.com/hoa/bbbsfl/about_hoa/). It maintains the roads, streetlights, lakes, and stormwater systems, all the recreational parks including the private beach, the around-the-clock staffed gates and patrol, the architectural Design Review process, and the Activities department's life-long-learning and social calendar — all funded by the master assessment and backed by a statutorily required reserve built on a 30-year projection (Source: https://www.bonitabayresidents.com/community-association). A well-funded, professionally self-managed master association is a quiet but real protection for an Enclave owner's property value.

A Certified Audubon Cooperative Sanctuary

Bonita Bay is a Certified Audubon Cooperative Sanctuary, a designation that reflects the community's conservation commitments across its 58 neighborhoods, its preserves, and its lakes (Source: https://www.bonitabayresidents.com/community-association). The grounds are tended by certified arborists, and the community has taken an increasingly active land-stewardship posture — including becoming the first private Southwest Florida community to conduct a prescribed burn for wildfire management (in the Baywoods area, June 2025) (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). For a buyer who values the natural setting — the preserves, the lakes, the bird life, the mature canopy now regrowing after Ian — that conservation orientation is part of what an Enclave address buys.

Why the master community matters to your Enclave home's value

It is worth being explicit about the connection between the master community and the value of a compact Enclave villa. An Enclave home is small and older; on its own merits in a generic Bonita Springs neighborhood, it would be priced very differently. What lifts it is the Bonita Bay address and amenity stack: the private beach, the parks and paths, the gated security, the resident-controlled governance, and the optional access to the Club, the marina, and the golf. The master community is the moat around your home's value — the reason an Enclave villa commands a premium over a comparable home outside the gates, and the reason it tends to hold that premium through market cycles. When we price an Enclave home, we are pricing the house and the membership in one of the region's most established master communities.

Enclave at Bonita Bay — More Buyer Questions Answered

25. Does Enclave at Bonita Bay have pickleball?

Pickleball is available to Enclave residents in two places. The Bonita Bay parks — included with ownership — offer pickleball (and tennis, bocce, and basketball) at Riverwalk Park (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay). For the full racket-sports experience, the Bonita Bay Club's Sports Center has 15 pickleball courts along with 16 Har-Tru tennis courts and a championship croquet lawn — but the Sports Center requires a separate Club membership (Source: https://www.bonitabayresidents.com/bonita-bay-club). So casual pickleball comes with the home at the parks; the big dedicated complex is a Club amenity.

26. Can I kayak or canoe from Bonita Bay?

Yes — and it is included with ownership. Two of the three community parks have kayak/canoe storage and launches: Riverwalk Park (on the Imperial River) and Spring Creek Park (on Spring Creek), both with launch docks and storage racks (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay). For an Enclave owner who paddles, that water access is part of the Tier-1, no-Club-membership-required amenity set.

27. What is Backwater Jacks, and can Enclave residents eat there?

Backwater Jacks is the waterfront bar and restaurant at the Bonita Bay Marina, owned and managed by fellow residents, and it is open for dining to all Bonita Bay residents (and to non-residents by reservation) (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks). No Club membership is required — it is an on-the-water dining anchor inside the gates that any Enclave owner can enjoy.

28. Is Bonita Bay a good community for nature lovers?

Very much so. Bonita Bay is a Certified Audubon Cooperative Sanctuary with more than 1,400 acres of open space, 230 acres of lakes, extensive preserves, and 12+ miles of paths (Sources: https://phoenixbayventures.com/our-legacy/master-planned-community-bonita-bay/; https://www.bonitabayresidents.com/community-association). Estero Bay Park alone offers an 800-foot boardwalk through coastal mangroves to a pier on Estero Bay, a Monarch butterfly way-station, and even 5,000-year-old Native American shell mounds (Source: https://www.bonitabayresidents.com/the-parks-of-bonita-bay). For a nature-oriented buyer, the conservation depth of the community is a real draw — and it comes with an Enclave home automatically.

29. How is the security at Bonita Bay?

Bonita Bay is a guard-gated master community with around-the-clock staffing at its entrances and a dedicated Community Patrol, both funded by the master association (Source: https://www.bonitabayresidents.com/community-association). Enclave's homes sit inside that controlled perimeter. For seasonal owners who leave the home for months at a time, the staffed-gate-and-patrol structure is a meaningful part of the lock-and-leave appeal.

30. What's the difference between Enclave and Wedgewood at Bonita Bay?

The key difference is product type and ownership form. Enclave is a neighborhood of detached single-family villa homes (though its founding document is a Declaration of Condominium — see the ownership-form discussion above), while Wedgewood is generally a condominium community of attached units. They serve different buyers and price differently, and they are not direct comparables — a Wedgewood condo belongs in a condo analysis, not in Enclave's single-family comp set. We help buyers weigh the trade-offs between Bonita Bay's villa, coach-home, and condo products based on what they actually want.

31. Is Enclave at Bonita Bay age-restricted (55+)?

No. Unlike a dedicated 55+ active-adult community, Enclave and Bonita Bay are not age-restricted — they are all-ages communities. The neighborhood's appeal to seasonal owners, downsizers, and empty-nesters is a function of the lock-and-leave villa lifestyle and the amenity access, not an age rule. Buyers of any age can purchase and occupy a home in Enclave.

32. Can I walk or bike to the amenities from Enclave?

Bonita Bay's 12+ miles of bicycle and walking paths connect the neighborhoods to the parks and amenity areas (Source: https://www.bonitabayresidents.com/community-association), so an Enclave owner can walk or bike to much of the community's daily amenity life. The private beach park, on Little Hickory Island roughly 10 minutes gate-to-gate, is reached by the seasonal shuttle rather than on foot (Source: https://www.bonitabayresidents.com/private-beach). Day-to-day, the path network makes Bonita Bay a genuinely walkable and bikeable community.

33. Does Enclave have a community pool?

Enclave's homes are individually pooled (many of the villas have their own private pool), and the community's broader pool and aquatic amenities sit at the Bonita Bay Club's Sports Center, which features a geothermal, zero-entry pool with four lap lanes — a Club-membership amenity (Source: https://www.bonitabayresidents.com/bonita-bay-club). Whether a specific Enclave home has its own pool is a per-home feature to confirm on the listing.

34. How does Bonita Bay handle wildfire and land management?

Actively. The community's grounds are tended by certified arborists, and Bonita Bay became the first private Southwest Florida community to conduct a prescribed burn for wildfire risk management, in the Baywoods area in June 2025 (Source: https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/). That proactive land-stewardship posture is part of why the community has maintained its preserve-and-canopy character over four decades.

35. Will my Enclave home hold its value?

Value is never guaranteed, but Enclave benefits from several supports: it is a finished, build-out neighborhood inside a resident-controlled master community with a well-funded 30-year reserve projection (Source: https://www.bonitabayresidents.com/community-association); supply is tight (only ~54 homes, low turnover); and the Bonita Bay address and amenity stack provide a durable premium over comparable homes outside the gates. The honest counterweight is that these are older homes where renovation level and insurance cost matter, and the small-sample resale market is volatile — which is exactly why a real, comp-based valuation (not an online estimate) is the right way to gauge value here.

36. Why work with a local team instead of a national portal for an Enclave purchase?

Because the things that protect your offer at Enclave — the subdivision-level MLS comps, the recorded governing documents, the ownership-form question, the estoppel, the FEMA determination, the post-Ian permit history, and the real carrier insurance quotes — are not on any national portal. They require a local team that pulls and reads them. That documentation-and-data depth is exactly what McGreevy and Comisar bring, and it is the difference between buying a listing and buying a home you fully understand. Call or text Jesse at (239) 898-6072.

The Golf at Bonita Bay — The Five Courses Behind Your View

Because Enclave overlooks The Marsh, golf deserves a closer look — both for the buyer who plans to join the Club and for the buyer who simply wants to understand the landscape their home looks out on. The Bonita Bay Club operates five championship courses — three designed by Arthur Hills and two by Tom Fazio (Source: https://www.bonitabayresidents.com/bonita-bay-club). The three Arthur Hills courses make up the West campus inside Bonita Bay; the two Tom Fazio courses sit on a separate East campus in Naples — and a Bonita Bay Club membership provides access to both campuses, an unusual breadth for a single-community club.

• The Marsh — the course Enclave overlooks — is an 18-hole, par-72 Arthur Hills design of roughly 6,624 yards that "weaves its way through wetland terrain with beautiful oaks and palmettos" (Source: https://www.golfdigest.com/courses/fl/bonita-bay-club-marsh). For an Enclave owner who plays, it is a particular pleasure to look out on the third hole of a course you can tee up on with a membership.
• Bay Island and Creekside round out the three Arthur Hills layouts on the West campus inside Bonita Bay (Source: https://www.bonitabayresidents.com/bonita-bay-club). Together with The Marsh, they give members 54 holes of variety without leaving the community.
• Cypress and Sabal are the two Tom Fazio courses on the Club's East campus (Source: https://www.bonitabayresidents.com/bonita-bay-club). Fazio is one of the most celebrated names in modern American course design, and the East campus gives members a second, distinct golf experience under the same membership.

The Club has continued to invest in the golf product — including opening a new golf academy and undertaking course renovations in recent years — which is the kind of ongoing capital investment that keeps a member club's amenities current. The practical point for an Enclave buyer is simple: the golf is exceptional and extensive, it is a separate (non-equity) Club membership decision, and the view of The Marsh comes with the home whether or not you ever join. If golf is central to why you're looking at Bonita Bay, we help you line up the current Club membership terms alongside the home decision so the full annual picture is clear before you commit.

A typical week as an Enclave owner

It helps to picture the rhythm. A morning walk or bike ride on the community paths; a kayak launch from Riverwalk or Spring Creek Park; an afternoon at the rebuilt private beach park via the shuttle; dinner on the water at Backwater Jacks; and — for Club members — a round on The Marsh, a tennis or pickleball match at the Sports Center, a workout at the Lifestyle Center, or a treatment at the spa. The lawn is maintained without a call from you, the gate is staffed, and when you close the house for the summer, the community keeps running. That blend of low-maintenance ownership and high-amenity access, at the most attainable single-family price in Bonita Bay, is the Enclave proposition in a single week.

A Few More Common Questions

37. Does a Bonita Bay Club membership come with the house when I buy in Enclave?

No. The Bonita Bay Club is a separate, optional, non-equity membership that "operates independently within the Bonita Bay community" (Source: https://www.bonitabayresidents.com/bonita-bay-club). It is not attached to the deed and does not transfer automatically with the home. If you want golf, the Sports Center, the fitness center, the spa, or Club dining, you join the Club separately and pay its dues on top of your two mandatory HOA layers. Everything in the Community Association amenity tier (beach, parks, paths, security) does come with the home.

38. What is the croquet lawn at Bonita Bay?

The Bonita Bay Club's Sports Center includes a championship croquet lawn alongside its 16 Har-Tru tennis courts and 15 pickleball courts (Source: https://www.bonitabayresidents.com/bonita-bay-club). Croquet has a dedicated following in Southwest Florida's premier clubs, and a championship-grade lawn is a distinguishing Sports Center amenity — available with a Club membership.

39. How far is Enclave from the beach?

The community's own private beach park, on Little Hickory Island, is roughly 10 minutes gate-to-gate via the seasonal shuttle (Source: https://www.bonitabayresidents.com/private-beach). Public Gulf beaches at Bonita Beach and Barefoot Beach are also a short drive from the community. The private beach access — included with ownership — is one of the strongest amenities an Enclave home carries.

40. Is Backwater Jacks or the marina open to the public?

The marina and Backwater Jacks are resident-owned and open to all Bonita Bay residents; Backwater Jacks is also open to non-residents by reservation (Source: https://www.bonitabayresidents.com/bonita-bay-marina-and-backwater-jacks). An Enclave owner can use the marina (on a fee basis) and dine at Backwater Jacks without any Club membership.

41. What makes Enclave different from buying a condo in Bonita Bay?

An Enclave home is a detached villa with its own yard (lawn maintained by the association) and often its own private pool — you get standalone, single-family living rather than a stacked condominium or a shared-wall coach home, while still enjoying the bundled-maintenance, lock-and-leave convenience. The trade is that Enclave villas are at the more attainable, smaller-footprint end of single-family, and the founding ownership document is a Declaration of Condominium, so the ownership form should be confirmed. For a buyer who wants a detached home and a private yard at the lowest single-family entry point in Bonita Bay, Enclave is the answer.

42. How do I see homes for sale in Enclave at Bonita Bay?

Because Enclave is small and turns over only a handful of times a year, the active listings change quickly and the best ones can move fast. Rather than relying on a portal that may show stale or mispriced listings, call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 for the current, accurate list of available Enclave homes, a real comp-based read on each, and a showing on your schedule. We are a local team in this market every day, and we will tell you honestly which homes are worth your time.

Understanding Your Total Cost of Ownership in Enclave

One of the most useful things we do for an Enclave buyer is lay out the complete cost of ownership in one place, because the layered structure makes it easy to underestimate. Here is the full picture, with the line items that are public anchored to sources and the member-restricted ones flagged as "confirm on the estoppel."

1. The home and the mortgage. Your purchase price (recently in the roughly mid-$600,000s to low-$800,000s asking range, with renovated/premium homes higher) and, if financing, your mortgage at late-2025's low-to-mid 6% range (Source: https://bonitaesterorealtors.com/southwest-florida-real-estate-market-update-november-2025-trends-outlook/). Note the ownership-form question can affect your financing options, so confirm it early.

2. Property taxes. Lee County ad valorem taxes apply, assessed on the specific parcel — pull the actual figure from the Lee County Property Appraiser record for the home rather than estimating from a generic millage rate.

3. The Enclave sub-HOA dues (mandatory). Bundles lawn/garden maintenance and neighborhood common areas; exact current figure is member-restricted and confirmed on the listing's fee field or the estoppel.

4. The BBCA master assessment (mandatory). Funds roads, lakes, stormwater, all parks including the beach, 24/7 gates and patrol, Design Review, and Activities (Source: https://www.bonitabayresidents.com/community-association); a dated 2014 single-family anchor was $2,563/year, with current total Bonita Bay HOA costs (master plus sub) commonly described in the $3,000–$6,000/year range — confirm the current figure on the estoppel.

5. Special assessments (current and pending). The recent master-level beach-rebuild assessments ($700/unit in 2023, $500/unit due June 30, 2025) are real recent costs (Sources: https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf; https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/); confirm on the estoppel whether any sub-HOA assessment is currently pending.

6. Insurance — flood and wind. Flood (with the 25% NFIP discount from Bonita Springs' CRS Class 5 rating, where applicable) and wind (an elevated post-Ian Lee County market, where wind-mitigation credits are your biggest lever) (Source: https://www.cityofbonitasprings.org/FEMACRS). We pull real carrier quotes on the specific home so you see the actual numbers, not published ranges.

7. Optional — Bonita Bay Club membership. If you want golf, the Sports Center, fitness, the spa, or Club dining, the Club's (non-equity) membership dues are an additional, elective annual cost on top of everything above (Source: https://www.bonitabayresidents.com/bonita-bay-club).

8. One-time closing costs. Standard closing costs plus any BBCA capital contribution at closing (historically around $1,500 — confirm the current amount on the estoppel).

When we represent an Enclave buyer, we assemble all of these into a single, realistic annual cost-of-ownership sheet before you write an offer, so there are no surprises after closing. That clarity is part of what protects you, and it is exactly the kind of work the listing photos and the portal estimates leave out.

A Few Final Questions

43. What are the property taxes like in Enclave at Bonita Bay?

Property taxes are Lee County ad valorem taxes assessed on the specific parcel — there is no single "Enclave tax rate," because the assessed value and any exemptions (such as Homestead, if you make it your primary residence) vary by home and owner. The right way to estimate is to pull the actual tax figure from the Lee County Property Appraiser record for the specific home, which we do as part of the cost-of-ownership analysis before an offer.

44. What is an estoppel and why does it matter when buying in Enclave?

An estoppel certificate is the association's official statement, for a specific home, of the current dues, any amounts owed, any pending special assessment, the reserve status, and the rules a new owner is bound by. For an Enclave purchase it matters a great deal, because the exact current sub-HOA and master figures, and any pending assessment, are not public — the estoppel is where you get the authoritative, home-specific numbers. We order and review the estoppel for our buyers so the financial picture is confirmed, not assumed, before closing.

45. Is Enclave at Bonita Bay a gated community?

Yes — Enclave sits inside the guard-gated Bonita Bay master community, which has around-the-clock staffing at its entrances and a dedicated Community Patrol funded by the master association (Source: https://www.bonitabayresidents.com/community-association). You enter through the Bonita Bay master gate to reach Enclave's homes.

46. Who should I call to learn more about buying or selling in Enclave at Bonita Bay?

Call or text Jesse McGreevy at (239) 898-6072 ([email protected]) or Marc Comisar at (239) 287-5873, or visit our office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012 (Domain Realty Group) — with over $2.5 billion in team sales and over $900 million in personal sales — we bring the data, the documentation, and the honesty that buying or selling in a premium community like Bonita Bay deserves.

Who Buys in Enclave at Bonita Bay — Three Buyer Profiles

In our experience, Enclave draws three distinct kinds of buyer, and it serves each of them well for slightly different reasons. Recognizing which one you are helps clarify whether Enclave is the right fit.

The seasonal owner / snowbird. This buyer wants a turnkey Southwest Florida base they can lock up and leave for the off-season without managing vendors from afar. Enclave is built for them: the sub-HOA bundles lawn and garden maintenance, the master association maintains everything else, and the gated, patrolled perimeter keeps the home secure while they are away (Source: https://www.bonitabayresidents.com/community-association). They get the Bonita Bay address, the beach park, and the parks, with minimal upkeep — and the option to add a Club membership for the months they are in residence.

The downsizer. This buyer is coming out of a larger Southwest Florida home — often a bigger estate or a single-family house with a high-maintenance footprint — and wants to stay in a premier community while shedding the square footage and the yard work. Enclave's villa-scale homes (roughly 1,700–2,432 sq ft) with bundled maintenance are exactly the right step down, and the Bonita Bay amenity access means they are not giving up the lifestyle, just the maintenance burden and the carrying cost of a larger home.

The value-minded entrant into Bonita Bay. This buyer has decided they want into Bonita Bay specifically — for the address, the beach, the golf option, the resident-controlled governance — and they want the most attainable single-family way in. Enclave is precisely that: the lowest absolute price band among the community's single-family neighborhoods, with the full amenity access of the master community. For this buyer, Enclave is a smart entry point that can later be a stepping stone to a larger Bonita Bay home if their needs change.

What all three have in common is that they value the community as much as the house — and that is the right way to think about an Enclave purchase. You are buying a well-located, low-maintenance, detached home, and you are buying a membership in one of Southwest Florida's most established master communities. We help each kind of buyer weigh that trade clearly, with the real numbers and the real documents in hand.

Draft version: 20260612_Enclave_v10.md (v10 refresh of the 2026-06-03 v1 draft). Original research conducted 2026-06-03; market data refreshed with live MLS pulled June 2026 (Stellar / SWFL MLS, Enclave subdivision filter): 5 closed (median $600K, 68 DOM), 1 active at $1.025M, 0 rentals trailing 12 months. Single-family / community-home voice preserved (no tower language). Career stat $900 million throughout. Banned competitor / aggregator domains scrubbed; sources limited to official/neutral references plus the MLS citation. STOP point per the build brief: HTML conversion + Luxury Presence paste require Jesse + Chrome and are NOT done here. Carry-over verify-before-publish items for Jesse: (1) confirm ownership form (fee-simple vs. condominium) and current sub-HOA + BBCA dues from an estoppel; (2) drop any recorded Enclave docs into the Drive "Docs & Resources" folder for hosting; (3) on publish — strip the draft-notes block and the H1 per LP convention, run the competitor-domain grep, and inject JSON-LD schema via GTM (TinyMCE strips script tags).