The Sanctuary is a 62-home street of detached block and tile pool homes on Sanctuary Way in Bonita Bay, Bonita Springs, built 1990 to 2000, with 10 recorded sales in 60 months at a $1,940,000 median. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in The Sanctuary at Bonita Bay. The Sanctuary at Bonita Bay is a neighborhood of 62 detached single-family homes on one street, Sanctuary Way, inside the master-planned community of Bonita Bay in Bonita Springs, Florida. The Lee County Property Appraiser’s field cards record every one of them as a concrete block and stucco house under a concrete tile roof with its own residential pool, built from 1990 to 2000 on lots of about a quarter acre to a half acre, with 2,560 to 5,251 heated square feet. Whether you’re ready to sell your Sanctuary home or buy your next one, we’re the team that delivers: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
The Lee County qualified-deed record shows 10 Sanctuary sales in the 60 months since November 2021 at a median of $1,940,000, ranging from $1,350,000 to $3,200,000, and the newest of them was recorded on August 28, 2026. The Southwest Florida MLS, pulled September 30, 2026, counted four Sanctuary closings in the 12 months to that date and one home listed for sale on the pull date. If you are choosing an agent to sell or buy here, our comparison of the best real estate agents in Bonita Springs shows how local agents stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll, all 62 Sanctuary home field cards and the cards for the three common tracts (generated November 1, 2026), its qualified-sale file (index dated November 1, 2026), Lee County’s parcel and hydrography map layers, the Florida Department of Revenue’s sale qualification codes, the Bonita Bay Community Association’s public pages and street table, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s homeowners’ association statute and the Southwest Florida MLS figures pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
McGreevy and Comisar are the best realtor for The Sanctuary at Bonita Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Sanctuary market read built from every qualified Sanctuary deed of the last five years, all 62 county home cards, the county’s water and golf parcels and FEMA’s flood layer at every lot.
If you’re searching for the best realtor for The Sanctuary in Bonita Bay, Bonita Springs, whether you’re ready to sell your Sanctuary home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters on Sanctuary Way for a specific reason. Sixty-two homes that share one street, one era and one construction type do not price themselves. The 10 qualified deeds of the last 60 months run from $1,350,000 to $3,200,000, a spread of $1,850,000, and the same house set both ends of the story: 4306 Sanctuary Way recorded $1,600,000 in March 2023 and $3,200,000 in November 2025. Golf frontage on the Marsh course, a lake behind the pool, one story or two, the finished size and what has been redone since the 1990s decide most of the price, and a listing agent who prices from a Bonita Bay average can miss by several hundred thousand dollars in either direction.
Recent Sanctuary track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds three qualified Sanctuary deeds, 4306 Sanctuary Way at $3,200,000 on November 21, 2025, 4200 Sanctuary Way at $1,350,000 on January 23, 2026 and 4260 Sanctuary Way at $1,585,000 on August 28, 2026. The Southwest Florida MLS, pulled September 30, 2026, shows those three closings plus a fourth, 4300 Sanctuary Way at $2,250,000 on December 8, 2025, which the county recorded but has not counted as a qualified sale (we explain why in the market section). On the pull date one Sanctuary home was listed for sale and none was pending. We will walk you through every one of those sales and every deed of the last five years.
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Selling your Sanctuary home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in The Sanctuary? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
The Sanctuary at Bonita Bay, section by section. Each link below jumps to its part of this guide, from the 60-month county deed record and the 62 block and tile pool homes to the golf and lake frontage we measured, the two association layers, the flood zone at every lot, the comparison with Woodlake, the seller section and the sources behind every figure.
Living in The Sanctuary at Bonita Bay means a one-story or two-story block home with its own pool on a lot of about a quarter acre, on a single street that runs between the Marsh golf course and two lakes, with Bonita Bay’s paths, parks, gated entry and Private Beach through the master association and the Bonita Bay Club available only if you choose to join.
Every Sanctuary home carries a Sanctuary Way address, from 4200 at the entrance to 4364 at the far end. The Bonita Bay Community Association’s own street table assigns two streets to the Sanctuary neighborhood, Sanctuary Way and Sanctuary Crossing (BBCA Street and Neighborhoods); on the Lee County roll no parcel is addressed on Sanctuary Crossing, and every one of the 62 homes on Sanctuary Way is a Sanctuary parcel. No other Bonita Bay village shares the street. By our straight-line measurement from the middle of the neighborhood, the Bonita Bay Marina’s published position is about 0.5 mile to the south, the Bonita Bay Club address on Country Club Drive about 0.9 mile to the northeast, and the master association’s office at 3451 Bonita Bay Boulevard and the shops of the Promenade at Bonita Bay each about 1 mile to the east.
A one-street village of 62 detached pool homes on three recorded plats. Sanctuary legal descriptions read like “BONITA BAY UNIT 8 BLK D PB 46 PG 26-31 LOT 1” or “BONITA BAY U-8 PH-3 BLK E PB 47 PG 65 LOT 15”: the neighborhood was platted in three phases of Bonita Bay Unit 8, which is why a search of the county roll for the word “Sanctuary” in the legal description finds none of its homes. Matching by street finds all 62. The county groups every one of them in its own appraisal neighborhood, “THE SANCTUARY AT BONITA BAY”, on all 62 cards, and codes every one with the single-family use code and the planned development (PUD) zoning that covers Bonita Bay.
The homes are freestanding houses on lots of 0.232 to 0.498 acre, about 10,100 to 21,700 square feet, with a median lot of 0.256 acre. The largest lots are 4300 Sanctuary Way (0.498 acre, which includes half of a vacated strip described at Official Records Book 2452, Page 1028) and 4306 (0.454 acre), both on the big lake at the south end.
The Sanctuary at Bonita Bay is not the same place as three other Southwest Florida neighborhoods with “Sanctuary” in the name, and buyers searching online meet all of them. The Sanctuary at Pelican Landing is a separate neighborhood with its own common parcel on the county roll, in another Bonita Springs community; Sanctuary at Imperial River is a 198-unit condominium on River Homes Lane in Bonita Springs; and The Sanctuary on Sanibel Island is a golf community with several condominiums of its own. Each appears on the county roll or the state condominium register under its own name (DBPR condominium public records). The Sanctuary at Bonita Bay is not a condominium (no Sanctuary at Bonita Bay entry appears on that register, and every home is a single-family parcel) and not a dockfront boating street: no card records a dock or boat lift, and one lakefront home (4360) records a concrete seawall on the lake.
Every Sanctuary card records the same shell: concrete block walls finished in stucco (“CB STUCCO”), a concrete tile roof on an irregular roof structure, and a stem wall foundation on 60 homes (slab on grade on the other 2). The county’s improvement types are ranch on 37 homes, split-level ranch (“S Ranch”) on 16, colonial on 7 and split colonial on 2, and the floor plans are split on 41, courtyard on 19 and traditional on 2. The cards grade construction quality “excellent” on 32 homes, “superior” on 11, “above average” on 3 and “average” on 16, and record ceilings of 11 to 13 feet on 58 homes. The cards also record 26 homes with at least one fireplace and 17 with an outdoor kitchen.
The cards record 47 one-story homes, from 2,560 to 3,831 heated square feet (median 3,059), and 15 two-story homes, from 3,519 to 5,251 (median 4,146). Every one of the 62 cards lists a residential pool among its extra features, 55 list a spa, and all 62 record a screened pool enclosure; the county’s parcel layer flags a pool on all 62 as well. Garages are attached, from about 450 to 1,230 square feet of garage area per home (median 550), and 61 cards record a brick, tile or paver driveway.
Bonita Bay has 12 miles of walking and biking paths connecting its neighborhoods, parks and the Club campuses, inside a gated community of 3,346 residences on about 2,400 acres (BBCA Media Brochure, January 2026). Sanctuary Way runs through the setting that gives the neighborhood its views: the Marsh golf course along the north side, a lake of about 14 acres along the south and west, a lake of about 8 acres and a small natural freshwater area near the entrance, and the association’s two conservation and water retention tracts. The neighbors are Deerwood on Deerwood Court to the west, Ibis Cove to the southwest, the Greenbriar condominiums on Bayhead Drive to the northeast and Sandpiper to the southeast, with master association road land at the entrance.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in The Sanctuary, a 62-home street inside Bonita Bay where golf or lake frontage, one story or two, the finished size and what has been redone since the 1990s decide most of the price. Selling a Sanctuary home? Start with a free Sanctuary home valuation, or call Jesse direct at (239) 898-6072. Buying on Sanctuary Way? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you want to see what is listed right now, our Domain Realty Group team keeps the current Sanctuary at Bonita Bay homes for sale on its own site.
Data updated: November 2026. The Sanctuary at Bonita Bay recorded 10 qualified sales in the 60 months since November 2021 at a $1,940,000 median, from $1,350,000 to $3,200,000, in the Lee County Property Appraiser recorded sales, through September 2026. The newest recorded Sanctuary sale is August 28, 2026 (the index’s newest Lee County sale overall is September 25, 2026), and the MLS figures below are from the Southwest Florida MLS pull of September 30, 2026.
Two sources describe the same market from two angles. The Lee County Property Appraiser’s qualified-sale file records the deed consideration for every arm’s-length sale the Property Appraiser accepts as a market sale, and it is the primary recent-sales source on this page. The Southwest Florida MLS records the reported closing price of homes marketed through the MLS, plus asking prices, days on market and active listings, which the deed record cannot show. Where the two disagree on a sale, this page publishes the deed figure as the sale price and names the MLS figure once with its date; the county records the deed consideration, while the MLS records the reported closing price. They are never averaged. Ten qualified sales in five years on a 62-home street is a small sample, and we say so wherever a figure leans on it.
A 12-month window, since November 2025, holds three qualified Sanctuary sales; a 24-month window also holds three, a 36-month window seven, and the 48-month and 60-month windows ten each. No qualified Sanctuary sale was recorded from July 2021 to March 2023, so every deed in the window falls between March 2023 and August 2026. We use the 60-month window, since November 2021, and list every sale in it rather than lean on the median alone. Every sale in the window was a resale; the last new Sanctuary home on the roll was finished in 2000. The county’s summary for all recorded history, back to 1991, is not a current price and we do not present it as one.
Recorded | Address | Lot class (county card) | Stories (card) | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|
March 28, 2023 | 4306 Sanctuary Way | Lake | Two | 4,625 | $1,600,000 | $346 |
June 2, 2023 | 4220 Sanctuary Way | Lake | One | 3,205 | $1,980,000 | $618 |
August 31, 2023 | 4261 Sanctuary Way | None | One | 3,275 | $2,100,000 | $641 |
February 22, 2024 | 4272 Sanctuary Way | Golf | One | 2,918 | $2,400,000 | $822 |
April 1, 2024 | 4313 Sanctuary Way | None | One | 3,710 | $2,500,000 | $674 |
May 15, 2024 | 4340 Sanctuary Way | Lake | One | 2,835 | $1,900,000 | $670 |
August 28, 2024 | 4210 Sanctuary Way | Lake | One | 3,320 | $1,375,000 | $414 |
November 21, 2025 | 4306 Sanctuary Way | Lake | Two | 4,625 | $3,200,000 | $692 |
January 23, 2026 | 4200 Sanctuary Way | None | One | 3,793 | $1,350,000 | $356 |
August 28, 2026 | 4260 Sanctuary Way | Golf | One | 3,059 | $1,585,000 | $518 |
The ten deeds total $19,990,000. Ten is an even count, so the median is the midpoint of the fifth and sixth prices in order: sorted, the prices run $1,350,000, $1,375,000, $1,585,000, $1,600,000, $1,900,000, $1,980,000, $2,100,000, $2,400,000, $2,500,000 and $3,200,000, and the midpoint of $1,900,000 and $1,980,000 is $1,940,000. The per-square-foot median works the same way: the fifth and sixth of the ten sorted values are $617.8 and $641.2, a median of $630 per county heated square foot. One house recorded two deeds (4306 Sanctuary Way), so the ten deeds cover nine different homes, about one in seven on the street.
Three qualified Sanctuary deeds were recorded in the 12 months to September 30, 2026. The first, 4306 Sanctuary Way at $3,200,000 on November 21, 2025, is a two-story lakefront home of 4,625 heated square feet on one of the two largest lots in the neighborhood (0.454 acre); it had recorded $1,600,000 in March 2023. The second, 4200 Sanctuary Way at $1,350,000 on January 23, 2026, is a one-story home of 3,793 heated square feet built in 2000, the newest year on the roll, at the entrance end of the street beside the natural freshwater area. The third, 4260 Sanctuary Way at $1,585,000 on August 28, 2026, is a one-story home of 3,059 heated square feet on the Marsh golf course. The deed record does not say what was inside any of the three houses, and the 4306 card records no addition after 1991, so we found no primary source that explains why its price doubled in 32 months and we do not guess; the listing history, the disclosures and the house itself are where a buyer learns that.
Two more Sanctuary deeds of the window carry prices in the county file but are not qualified sales, so they are not in the table or the median. 4300 Sanctuary Way recorded a $2,250,000 deed dated December 8, 2025 (Instrument 2025000341877), and the Lee County parcel layer carries it under Florida Department of Revenue sale code 98, which the Department defines as “unable to process transfer due to deed or transfer instrument errors (examples: incomplete or incorrect legal description, incorrect grantor)” (Florida Department of Revenue, sale qualification codes effective January 1, 2026). The county file also holds a nominal-consideration deed on the same home dated December 2025 (Instrument 2026000045866). The Southwest Florida MLS, pulled September 30, 2026, reports the same sale closing at $2,250,000 on December 8, 2025. 4236 Sanctuary Way recorded $2,150,000 on February 16, 2024, coded 03, which the Department defines as an arm’s-length transaction whose physical property characteristics changed significantly after the transfer, a code the Property Appraiser’s qualified-sale set does not include. Counted together with the ten qualified deeds, the two would raise the window to twelve recorded prices; we keep them out of the median because the Property Appraiser does, and we show them here so no sale is hidden.
The Southwest Florida MLS, pulled September 30, 2026, counted four Sanctuary closings in the 12 months to that date: 4306 Sanctuary Way, listed at $3,300,000 and sold for $3,200,000 on November 21, 2025 after 269 days (97.0% of list); 4300 Sanctuary Way, listed at $2,350,000 and sold for $2,250,000 on December 8, 2025 after 19 days (95.7%); 4200 Sanctuary Way, listed at $1,499,000 and sold for $1,350,000 on January 23, 2026 after 85 days (90.1%); and 4260 Sanctuary Way, listed at $1,650,000 and sold for $1,585,000 on August 28, 2026 after 15 days (96.1%). On the pull date one home was listed for sale: 4356 Sanctuary Way, a one-story lakefront home, asking $1,699,000 after 47 days on market. No sale was pending, and the same pull’s 12-month rental search returned no leased Sanctuary record. Four closings is a count, not a trend, and an asking price is what a seller wanted on September 30, 2026, not what a buyer paid.
On the three closings both records count as sales, the county deed and the MLS closing price agree to the dollar ($3,200,000, $1,350,000 and $1,585,000) and on the dates, so the deed-versus-MLS rule has nothing to settle on price. The one difference is 4300 Sanctuary Way: the MLS reports a closing at $2,250,000, and the county records a deed for the same amount but does not qualify it (code 98). This page reports that sale with both labels and keeps it out of the county median. The two records also differ slightly on size: the county’s heated area for 4306 is 4,625 square feet against 4,683 on the MLS, and for 4200 it is 3,793 against 3,819. Each measures by its own method, and the per-square-foot figures on this page say which denominator they use.
In The Sanctuary the two square footages are close, because the homes are block houses with the living area on one or two conditioned floors, and the county card separates the heated area from the garage, the porches, the pool deck and the screen enclosure. For 4260 and 4300 Sanctuary Way the county heated area and the MLS living area are identical (3,059 and 4,291), and for the active listing at 4356 they differ by five square feet (3,199 against 3,204). A buyer comparing price per square foot should still know which number a listing uses. On the MLS figures the four closings ran $354 to $683 per living square foot, a median of $521.
The one home listed on September 30, 2026, 4356 Sanctuary Way, was asking $1,699,000, below the 60-month deed median of $1,940,000 and above the two lowest deeds of the window, $1,350,000 and $1,375,000. Its last recorded deed was $815,000 in June 2017. All four MLS closings of the 12 months sold below their first list price, at 90.1% to 97.0% of it, a median of 95.9%. When a Sanctuary home comes to market, read its ask against the deeds in the table that match its frontage, plan, size and condition, not against the median alone.
The ten deeds span $1,850,000, and the county record explains part of that spread without guessing at the rest. Frontage: the two golf-course sales recorded $2,400,000 (4272, February 2024) and $1,585,000 (4260, August 2026); the six sales on the lakes or the natural area recorded $1,350,000 to $3,200,000; the two interior sales recorded $2,100,000 and $2,500,000. With so few sales in each group, frontage alone does not order the prices. Size and plan: the only two-story home that sold, 4306, recorded both the second-lowest and the highest price per square foot of the window ($346 and $692), and the eight one-story sales recorded $1,350,000 to $2,500,000, a median of $1,940,000. Time: the four deeds of 2024 ran $1,375,000 to $2,500,000 and the three since November 2025 ran $1,350,000 to $3,200,000. The deed record does not say what was inside any house, and renovation and condition are the likely remaining variables; only the listing, the disclosures and a showing establish them for a specific sale. The county’s 2025 values, which cover all 62 homes rather than the nine that sold, put the ten golf-course lots at a median just value of $1,920,974, the 26 lots on a lake or the natural area at $1,365,537 and the 26 interior lots at $1,298,487.
The county record shows how far Sanctuary prices have moved. The first qualified home sales on the file, from March 1991 to 1992, ran $477,800 to $819,100, and lots sold vacant from 1993 to 2000 for $150,000 to $220,000. Home sales from 2001 to 2004 ran $715,000 to $1,050,000, and from 2005 to 2007 they reached $1,745,000. From 2013 to October 2021 qualified home sales ran $625,000 to $1,475,000. Repeat sales tell the story best: 4306 Sanctuary Way recorded $819,100 in 1991, $1,600,000 in 2023 and $3,200,000 in 2025; 4220 went from $785,000 in 2000 to $1,980,000 in 2023; 4313 from $900,000 in 2010 to $2,500,000 in 2024; 4272 from $905,000 in 2014 to $2,400,000 in 2024; and 4340 from $1,050,000 in 2007 to $1,900,000 in 2024. Not every repeat sale rose: 4300 recorded $1,690,000 in 2007 and $1,336,000 in 2014 before its $2,250,000 sale of December 2025. The deed record does not say why a price moved, and we do not guess; the disclosures and the house itself explain a specific sale.
The table below runs the same county measure for Bonita Bay single-family neighborhoods: qualified deeds on single-family homes recorded in the 60 months since November 2021, from the same Lee County index (built November 1, 2026), with each neighborhood matched to the streets the master association’s street table assigns it. Each neighborhood’s own guide may quote a different window or match; this table keeps one window and one method for all of them.
Neighborhood | Homes | Built | Heated sq ft | Deeds (60 months) | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
The Sanctuary (Sanctuary Way) | 62 | 1990 to 2000 | 2,560 to 5,251 | 10 | $1,940,000 | $1,350,000 to $3,200,000 | $630 |
Woodlake (Woodlake Drive, Lakepointe Way, Royalfern Court) | 108 | 1985 to 2025 | 2,179 to 5,453 | 25 | $1,765,000 | $1,212,500 to $5,945,000 | $566 |
Creekside (Creekview Drive and four courts) | 103 | 1991 to 2002 | 2,947 to 6,498 | 24 | $2,342,500 | $1,650,000 to $3,605,000 | $595 |
Cranbrook (Thornbury Court and Lane) | 24 | 1989 to 2000 | 2,031 to 3,300 | 9 | $1,369,000 | $1,050,000 to $1,800,000 | $516 |
Anchorage (Riverbank Drive) | 37 | 1991 to 1999 | 2,268 to 4,644 | 14 | $1,300,000 | $885,000 to $2,250,000 | $518 |
Riviera (Riviera Lakes Court) | 35 | 1990 to 1997 | 1,810 to 3,844 | 14 | $1,187,500 | $875,000 to $1,700,000 | $492 |
Deerwood (Deerwood Court) | 15 | 1995 to 2005 | 3,493 to 7,640 | 6 | $2,839,000 | $1,600,000 to $5,400,000 | $604 |
Ibis Cove (Ibis Cove, Green Heron and Plumage Courts) | 28 | 1993 to 2002 | 3,224 to 7,916 | 5 | $2,425,000 | $2,255,500 to $4,500,000 | $654 |
The Sanctuary sits between Bonita Bay’s two big single-family villages on price: above Woodlake ($1,765,000) and below Creekside ($2,342,500), and well above the smaller streets such as Cranbrook, Anchorage and Riviera. Its median per square foot ($630) is the highest of the three large villages. Its next-door neighbors to the west and southwest, Deerwood and Ibis Cove, trade higher with larger homes, on only six and five deeds. Woodlake is the closest pair on size and price: its median home is 39 square feet larger on the roll (3,232 against 3,193), and its 60-month median is $175,000 lower. The Woodlake heated range and count here come from the same roll extract as the rest of the table; The Sanctuary’s lowest heated figure is the November 1, 2026 card for 4281 Sanctuary Way (2,565 square feet), which the older roll extract carried at 2,391.
For a buyer, the record says The Sanctuary trades a few times a year (10 qualified deeds in 60 months on 62 homes, three in the last 12) and that its prices have reset well above the pre-2023 range, so the deeds of 2024 to 2026 are the comparables that count. All four MLS closings of the last 12 months sold below their first list price, so there is room to negotiate, more on a house that still needs its 1990s kitchen, baths or roof replaced. For a seller, the same record says the street supports prices above $2,000,000 for the right house: 4313 recorded $2,500,000, 4272 $2,400,000 and 4306 $3,200,000. With so few sales, the closest matching deeds, the county’s values for all 62 homes and the condition of the house carry more weight than any neighborhood median.
The Sanctuary grew out of the Bonita Bay master plan as Unit 8: its homeowners’ association was incorporated in August 1990, its lots were recorded on three plats (Unit 8, then Phase II and Phase 3), and its homes were built one at a time from 1990 to 2000, with the first qualified home sales on the county file in March 1991.
The Bonita Bay Community Association was established in 1985, and the community now covers about 2,400 acres with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods (BBCA Media Brochure, January 2026). The original Declaration of General Protective Covenants and Restrictions for Bonita Bay was recorded on April 3, 1985 at Official Records Book 1778, Page 3516, and the current master Declaration was recorded on June 22, 2011 as Lee County Instrument 2011000142834. The master association frames the community between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west (BBCA, vision); The Sanctuary sits in the southern half of the community, between the Marsh golf course and two of its lakes. The City of Bonita Springs, which incorporated in 1999, now governs the land (City of Bonita Springs, history).
The county roll dates the houses from 1990 to 2000: one in 1990, eight in 1991, eleven in 1992, four in 1993, five in 1994, twelve in 1995, nine in 1996, six in 1997, two in 1998, one in 1999 and three in 2000. The first plat, Bonita Bay Unit 8 (Plat Book 46, Pages 26 to 31), holds 20 home lots in Blocks A to E plus the three common tracts; Unit 8 Phase II (Plat Book 46, Page 83) adds 26 lots in Blocks B, C and F; and Unit 8 Phase 3 (Plat Book 47, Page 65) adds 16 lots in Block E at the far end of the street. The county file records vacant lots selling from 1993 to 2000 for $150,000 to $220,000, which shows that some lots changed hands vacant before their houses were built. We do not name a builder or developer, because no primary record we read this month identifies one.
The association’s three common parcels on the county roll carry the plat’s tract names. Tract A (2.45 acres) and Tract B (3.76 acres, the parcel the county addresses as “SANCTUARY @ BONITA BAY C/E”) are classed as conservation buffer and water retention land; Tracts C and D with the street right of way (6.28 acres) are classed as right of way, less a strip vacated by the instrument at Official Records Book 2452, Page 1028, whose halves now belong to 4296 and 4300 Sanctuary Way. All three name the Sanctuary association as owner. The county cards for the tracts record no building and no pool, so The Sanctuary has no neighborhood pool or clubhouse on the roll; every home has its own pool instead.
Sanctuary owners belong to the Bonita Bay Community Association, a Florida not-for-profit corporation (document N07041, filed January 10, 1985) operating as a homeowners’ association under Chapter 720, Florida Statutes, and to The Sanctuary at Bonita Bay Homeowners’ Association, Inc., a Florida not-for-profit corporation incorporated on August 27, 1990 under document number N40099, active, with a professional management company as its address of record. The state’s corporate search refused our automated check on November 1, 2026, so we cite the record by its document number as it is reproduced by business-record directories; confirm the association’s current record, officers and status with the Division of Corporations and in the documents delivered with a sale. The neighborhood association’s role is set by its own recorded documents, and those documents, not a summary, govern what it maintains and what it charges.
The Sanctuary’s homes are 62 detached single-family houses that the Lee County Property Appraiser records as concrete block and stucco construction under concrete tile roofs, built 1990 to 2000, from 2,560 to 5,251 heated square feet (median 3,193), each with its own residential pool, 47 of them one story and 15 two stories.
Measure (county roll, field cards and parcel layer, November 1, 2026) | One story | Two stories |
|---|---|---|
Homes (single-family use code) | 47 | 15 |
Year built | 1990 to 2000 | 1991 to 1998 |
Heated area | 2,560 to 3,831 sq ft (median 3,059) | 3,519 to 5,251 sq ft (median 4,146) |
Exterior wall and roof (card) | Concrete block and stucco, concrete tile, on all 47 | Concrete block and stucco, concrete tile, on all 15 |
Residential pool (card) | 47 | 15 |
Finished upper story (card) | None | 556 to 1,653 sq ft |
2025 just value | $1,002,294 to $2,079,306 (median $1,307,608) | $1,403,252 to $2,172,105 (median $1,812,361) |
Across all 62 homes the roll records three bedrooms on 48, four on 10, five on 2, two on 1 and seven on 1, and three baths on 36, four on 20, two on 5 and eight on 1. The 2025 just values total $92,579,569, a median of $1,408,834.
Every one of the 62 cards records one living unit in the building, and every home has its own parcel number, its own platted lot and the single-family use code: these are freestanding houses on fee-simple lots, not attached homes or condominium units. The lots measure 0.232 to 0.498 acre on Lee County’s parcel layer, a median of 0.256 acre and 17.36 acres in all. The house, the pool and its deck, the driveway and the yard sit on the owner’s lot; the street and the two conservation and water retention tracts belong to the Sanctuary association. What the association maintains on the owner’s side of the line, if anything, is set by its recorded documents and budget, which come with the disclosure package in a sale.
The county’s improvement types are ranch on 37 homes, split-level ranch on 16, colonial on 7 and split colonial on 2. The cards record a split floor plan on 41 homes, a courtyard plan on 19 and a traditional plan on 2, and ceilings of 11 to 13 feet on 58 homes (8 to 10 feet on the other 4). Fifteen cards record a finished upper story of 556 to 1,653 square feet; four record a cathedral floor area and three a balcony. A listing may add a den or study the roll does not count as a bedroom (all four MLS closings of the last 12 months listed a den), so confirm the plan on a showing.
Every one of the 62 cards lists a residential pool among its extra features, and the county’s parcel layer flags a pool on all 62. Fifty-five cards list a spa, 50 an A/C-type pool heater and 10 another pool heater, four a waterfall feature and one a disappearing edge (4200 Sanctuary Way). All 62 cards record a screened pool enclosure, 29 an outdoor shower and 17 an outdoor kitchen. Fourteen cards date a pool or screen enclosure from 2022 to 2025, newer than the house around it; the card does not say why it was replaced.
Every card records an attached garage, from about 450 to 1,230 square feet of garage area per home (median 550), and 61 record a brick, tile or paver driveway. Every card records a lawn irrigation system, 47 record additional air-conditioning units, 17 record pest control tubes in the walls and 2 record a generator. No card records a residential elevator, a dock or a boat lift.
The Sanctuary’s homes are block and stucco under tile, so the inspection list is the classic Southwest Florida one for houses of the 1990s. Ask for the age and permit of the tile roof and its underlayment, the condition of the stucco and any cracks at openings, the wind mitigation report (roof deck attachment, roof-to-wall connection, opening protection), the four-point report an insurer will want on an older house, the age of the air-conditioning systems and the pool equipment, the pool shell, deck and screen enclosure, the plumbing type and any repiping, and the elevation certificate. Thirty-two cards record some form of opening protection: panel and electric shutters (11), shutters on part of the home (8), panel or accordion shutters (5), impact glass with shutters (5), impact glass (2) and panel and manual shutters (1); thirty cards record none. The cards grade condition “average” on 59 homes, “good” on 2 and “excellent” on 1; the grade describes the county’s cost model, not a renovation. The City of Bonita Springs permit history by address shows what has been replaced and when (City of Bonita Springs, apply for a building permit). The Florida Building Code, 8th Edition (2023), governs any work done now (Florida Building Commission).
The Property Appraiser’s 2025 just values for the 62 homes run from $1,002,294 to $2,172,105, a median of $1,408,834, and total $92,579,569. By the frontage we measured, the ten lots on the Marsh golf course carry a median of $1,920,974, the 26 lots on a lake or the natural area $1,365,537, and the 26 interior lots $1,298,487. Just value is the county’s estimate as of January 1 for tax purposes, not a sale price; the 60-month deed median of $1,940,000 sits well above the median just value, and a buyer should expect the assessed value, and with it the tax bill, to reset the year after a purchase, because a seller’s homestead assessment cap does not transfer with the house. The Lee County Property Appraiser and the Lee County Tax Collector publish each parcel’s value and bill.
The Sanctuary is a golf-and-lake street: on the county map 10 of its 62 lots touch the Bonita Bay Club’s Marsh golf course, 26 back onto one of two lakes or a small natural freshwater area, and 26 interior lots have neither, while the association’s two conservation and water retention tracts add about 6.2 acres of open land; no county record shows a dock or boat lift.
On November 1, 2026 we read the land line on all 62 Sanctuary home cards at the Lee County Property Appraiser, and overlaid the Sanctuary parcels on Lee County’s parcel and hydrography map layers (Lee County parcel layer; Lee County hydrography layer), measuring from the edge of each lot to the edge of the nearest water body and the nearest golf course parcel. The results:
Lot group (measured edge to edge) | Lots | Addresses | What the county map shows behind the lot |
|---|---|---|---|
Marsh golf course | 10 | 4260 to 4296 Sanctuary Way, even numbers | The lot touches the Marsh course parcel of the Bonita Bay Club |
Large lake | 15 | 4300 to 4364 Sanctuary Way, even numbers | A freshwater lake of about 14 acres within about 12 feet of the lot line |
Entrance lake | 5 | 4228 to 4244 Sanctuary Way, even numbers | A freshwater lake of about 8 acres within about 2 feet of the lot line |
Natural area at the entrance | 6 | 4200 to 4224 Sanctuary Way, even numbers | A natural freshwater area of about 1.9 acres within about 12 feet, with the 8-acre lake beyond it |
Interior | 26 | The odd-numbered side and 4248 to 4256 | Neighboring lots, the street and common land; open water or the golf course roughly 100 feet or more away |
The county’s own coding agrees in most places and differs in a few. Its land lines class 26 lots as lake frontage, 13 as golf frontage and 23 as neither. Three lots the county classes as golf (4300, 4328 and 4332) back onto the large lake on the map, 145 to 685 feet from the course; four lots it classes as lake (4205, 4209, 4273 and 4277) are interior on our measurement; and 4200, which the county classes as neither, sits within a few feet of the natural area. The card, not a distance, decides the county’s classification, and the view from the lanai decides what a buyer will pay for. All distances are measured on the county’s map layers, not surveyed; a survey decides the true boundary of any lot.
The ten golf lots back onto the Marsh course, one of the three Bonita Bay Club courses inside the community’s gates; the Creekside and Bay Island course parcels are farther away. Some older descriptions of The Sanctuary place it on the Bay Island course; on the county’s parcel layer the course that touches Sanctuary lots is the Marsh course. Golf frontage does not come with Club membership: the course belongs to the Bonita Bay Club, and owners of golf lots join, or not, on the same terms as everyone else. Errant balls, course maintenance hours and the Club’s own rules on its land are part of life on a golf lot, and the master association’s Design Review governs fences, screening and plantings along the course edge.
The larger lake, about 14 acres on the county’s hydrography layer, runs behind the 15 even-numbered lots from 4300 to 4364, and a second natural freshwater area of about 1.6 acres lies 60 to 80 feet beyond the last four of them (4350 to 4364). The entrance lake, about 8 acres, sits behind 4228 to 4244, and the small natural area of about 1.9 acres lies behind 4200 to 4224. These are freshwater lakes and natural wetland pockets inside the surface water management system that the master association maintains, not navigable canals.
Tracts A and B, 6.21 acres together, are the association’s open land on the county roll, classed as “buffer, conservation, water retention”. They are part of what keeps the street green between houses and the neighbors, and they are not building sites. The recorded plat and the association’s documents govern what may happen on them.
No Sanctuary field card lists a dock or boat lift, and the boat dock field on Lee County’s parcel layer is empty for all 62 homes. One lakefront home, 4360 Sanctuary Way, records a concrete seawall on its card and on the parcel layer. Building anything at the lake edge needs master association Design Review approval under §9.2 of the master Declaration and the Sanctuary association’s own review, and the South Florida Water Management District regulates the surface water management system the lakes belong to (South Florida Water Management District; Florida DEP).
The Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, “created and owned by a group of resident investors” and operated separately from both the master association and the Club. The master association lists 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds, with a ship’s store, boat launch, bait, fuel and on-site repair; additional fees apply (BBCA, marina and Backwater Jacks). The January 2026 brochure confirms that the Marina and the Club “operate as separately owned and managed member-exclusive entities.” Spotlight News reported that 39 resident investors bought the marina and restaurant in July 2013 (Spotlight News). By straight line the marina’s published GPS position is about 0.5 mile from the middle of The Sanctuary, closer than it is to most Bonita Bay neighborhoods.
The specification that matters most is draft: the marina publishes a maximum draft of 36 inches, set by its permitting agreement (Bonita Bay Marina, about the marina). Check your boat’s draft and length against the marina’s rules before you buy around a boat. Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all residents (Backwater Jacks; Bonita Bay Marina). Slip and storage availability and fees are set by the marina, not by either association.
A Sanctuary home comes with its own pool on its own lot, the neighborhood’s street and conservation tracts, and Bonita Bay’s paths, three waterside parks, gated entry, Community Patrol and Private Beach through the master association; the Bonita Bay Club’s golf, racquet sports, fitness and dining come only if you join, and marina slips and storage only if you rent them.
The Sanctuary’s common tracts carry no building and no pool on the county roll, so the neighborhood has no shared pool or clubhouse of its own. Every one of the 62 homes has a residential pool on its card instead, and 55 have a spa. For a buyer the trade is simple: the pool, its heater, its enclosure and its upkeep are the owner’s, and nothing about a pool is shared with neighbors.
Every Sanctuary owner is automatically a member of the Bonita Bay Community Association, which maintains “grounds, roads, streetlights, lake and storm water management, plus all of our recreational parks including the Private Beach,” runs the Community Patrol and staffs the Design Review Department (BBCA, Community Association). Homeowners “gain membership and access to all Association amenities” (BBCA, realtor and buyer resources). None of this requires a Club membership.
Bonita Bay is gated, and the master association’s Community Patrol works inside the gates (BBCA, Community Association). Visitor and vendor access runs through the association’s procedures, delivered with the documents at purchase. Law enforcement is the Lee County Sheriff’s Office.
Bonita Bay has “three onsite parks and a Private Beach located only a short drive from the front gates” (BBCA, the parks of Bonita Bay). Estero Bay Park, in the northwestern corner, has an 800-foot boardwalk through coastal mangroves to a private pier on Estero Bay, a butterfly garden, nature trails and shell mounds the association dates to 5,000 years ago. Riverwalk Park, on the Imperial River at the southern edge, has a boat ramp, kayak launch, bocce and pickleball. Spring Creek Park, on the northern border, has a kayak and canoe launch dock, bocce and an observation deck. The master association’s maps show where they are (BBCA property maps; facilities and amenities map).
Bonita Bay’s Private Beach is a Gulf-front facility owned by the master association on Hickory Boulevard, outside the main gates. It “sustained total destruction during Hurricane Ian,” was rebuilt in concrete with breakaway walls and reopened on November 13 (BBCA, Private Beach). It is an amenity of every Sanctuary owner through the master association, with a resident shuttle; the master association’s facilities map shows the shuttle stops.
The 12 miles of paths (trails map) connect Sanctuary Way to the parks and the Club campuses. The master association lists its grounds and environmental awards, including its Audubon certification, in its 2026 awards summary (BBCA Awards and Recognitions 2026), and its lifestyle page describes community programming (BBCA, style of living).
The Bonita Bay Club is an optional, separately owned, member-owned private club inside Bonita Bay, with five championship golf courses on two campuses, a sports center, a Lifestyle Center and dining. Buying a Sanctuary home, even one of the ten lots on the Club’s Marsh course, does not make you a Club member and does not require you to join; membership is a separate decision with its own fees.
“Bonita Bay Club is a separate entity within the community of Bonita Bay,” the Club says (Bonita Bay Club, our community). The master association describes the Club as operating independently, with five courses (three designed by Arthur Hills and two by Tom Fazio), 16 Har-Tru tennis courts and 15 pickleball courts (BBCA, Bonita Bay Club). The two Fazio courses, Cypress and Sabal, are on the Club’s Naples campus (Bonita Bay Club, golf); the Sports Center, Lifestyle Center and dining pages describe the rest. By our straight-line measurement the Club address at 26660 Country Club Drive is about 0.9 mile from the middle of The Sanctuary, and the Marsh course runs along the back of the ten golf lots.
Members bought the Club from the developer in 2010 for $11.5 million, $7.5 million of it real estate, as the Business Observer reported (Business Observer, April 2, 2010). A Club release says members approved a $110 million clubhouse project in May 2026 and that about $250 million has been reinvested since members acquired the Club (Hunter PR release). A Club release dated November 8, 2019, before Hurricane Ian, announced the reopening of the renovated Bay Island course (PR Newswire, Bay Island reopening).
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. A Sanctuary owner can skip the Club entirely and use the home’s own pool and the master association’s paths, parks and Private Beach, or join for golf or racquet sports. Either way, the Club is a cost only if you choose it, and a membership does not transfer with a Sanctuary deed unless the Club’s own rules say so.
Sanctuary owners pay the Bonita Bay Community Association master assessment and the assessment of The Sanctuary at Bonita Bay Homeowners’ Association, plus their own property taxes and insurance. Neither association publishes its assessment on a public page, and Bonita Bay has no CDD, so the real numbers come from the estoppel certificates in the sale.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale (Section 720.401, Florida Statutes). The Sanctuary association’s assessment appears in its own estoppel certificate, which Florida law requires an association to issue on request within a set time and fee schedule (Section 720.30851, Florida Statutes).
The Sanctuary association levies whatever its recorded documents authorize. It owns 12.49 acres of common land on the county roll, the street right of way with Tracts C and D (6.28 acres) and the conservation and water retention Tracts A and B (6.21 acres), so its budget can be expected to cover the street and the upkeep of those tracts, and the management company named as its address of record. Whether it also covers anything on the owners’ lots, such as lawn care or irrigation, is a question its documents and budget answer; we found no primary source that says so, and we do not repeat the claim. We have not read the declaration, and the association publishes no budget on a public page, so the estoppel certificate and the annual budget, which an owner may inspect under Section 720.303 (Section 720.303, Florida Statutes), answer those questions.
The Bonita Bay Community Association (Florida not-for-profit corporation, document N07041, active, filed January 10, 1985) operates as a homeowners’ association under Chapter 720, Florida Statutes. Its assessment funds the common areas and roads, streetlights, lake and stormwater management, the three parks, the Private Beach, the Community Patrol, the Design Review Department and community programming. The dollar amount is not published.
Club membership is optional and separate from home ownership, and the Club does not publish its initiation fees or dues. It is a cost only if you choose to join.
Bonita Bay has no Community Development District and no special taxing district. Lee County’s published list of special districts names nearby CDDs, including Bay Creek, Bayside Improvement, the two Brooks of Bonita Springs districts, Bonita Landing and Saltleaf, but no district for Bonita Bay. The Bonita Springs Fire Control and Rescue District on that list is an independent fire district covering the area, not a Bonita Bay district, and it appears on every Bonita Springs tax bill; all 62 Sanctuary parcels carry the tax district “City of Bonita Springs / Bonita Springs Fire” on the county parcel layer.
Property taxes are set by the City of Bonita Springs, Lee County, the School District and the other taxing authorities on the Lee County bill; the parcel’s TRIM notice and tax bill from the Lee County Tax Collector itemize every line for a specific home. A buyer’s bill depends on the buyer’s exemptions and the new assessed value after the sale, not the seller’s bill. Insurance on a Sanctuary house is the owner’s to carry, with flood a separate policy. Every owner pays electricity to Florida Power and Light and water and sewer to Bonita Springs Utilities, and the pool, its heater and its screen enclosure are the owner’s to run and maintain.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at a Sanctuary closing, and the neighborhood association’s estoppel states anything owed to it (Section 720.30851, Florida Statutes).
Budget the neighborhood and master assessments from their estoppel certificates, a homeowner’s and windstorm quote and a flood quote for the specific address, the property tax on the parcel’s tax bill, utilities, pool service and the upkeep of a house and lot of about a quarter acre. On a block home of 1990 to 2000 with a pool and screen enclosure, the tile roof, the air-conditioning systems, the pool equipment and enclosure, and the wind mitigation report drive the cost of ownership more than anything else you can control, so order the inspections early. The state’s insurance consumer offices explain the policy types (Florida Office of Insurance Regulation; Florida Department of Financial Services, consumer services).
Special assessments at The Sanctuary can come from two associations: the Bonita Bay Community Association, whose board approved a $500 per unit beach-rebuild assessment on March 20, 2025, due June 30, 2025, and the Sanctuary association, whose pending or approved assessments appear on its estoppel certificate.
A recap of the master association’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025 (Wild Pines of Bonita Bay, recap of the March 20, 2025 meetings). That assessment is past; a Sanctuary buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Whether the Sanctuary association has levied, approved or is considering a special assessment of its own, for the street, the tracts or anything else, is a question for its estoppel certificate, its budget and its board meeting records, which owners can inspect under Section 720.303. We do not state what those records contain. A buyer who asks for the budget, the reserve schedule and recent board minutes before the inspection period ends is in the best position to negotiate. Florida law requires the estoppel certificate to list assessments due and any pending special assessment.
The Sanctuary is governed by two sets of documents: its own neighborhood documents (the three recorded plats of Bonita Bay Unit 8, the neighborhood declaration recorded at the Lee County Clerk, and the association’s articles, bylaws and rules) and the Bonita Bay master Declaration, recorded June 22, 2011 as Lee County Instrument 2011000142834.
The Lee County Clerk’s search portals block automated access, so we could not open the Sanctuary declaration this month; a buyer or title agent retrieves it, with any amendments, by book and page or instrument number at the Clerk, and the association delivers its current documents in a sale.
Every Sanctuary home is a single-family parcel inside the Bonita Bay master association, so the homeowners’ association statute applies. Section 720.401 requires the seller to give a prospective buyer a disclosure summary before the contract is signed, stating that the buyer must join the association, that assessments are owed and may change, and that restrictive covenants govern the property; a contract signed without it is voidable by the buyer before closing (Section 720.401, Florida Statutes). The master Declaration (§12.13) repeats that duty for every Bonita Bay transfer. Section 720.303 governs an association’s official records and an owner’s right to inspect them (Section 720.303, Florida Statutes), and Section 720.3085 makes a buyer jointly liable with the seller for assessments unpaid at the transfer, which is why the estoppel certificate matters (Section 720.3085, Florida Statutes). Florida’s real estate contract forms also carry the state-required flood disclosure for residential sales (Section 689.302, Florida Statutes).
On Sanctuary Way most exterior projects are visible from the golf course, a lake or the street: a new roof color or tile, impact windows or shutters, a replacement screen enclosure, a pool remodel, an outdoor kitchen, a generator, a fence along the course or a seawall or plantings at the lake edge. Anything visible from outside goes to the Sanctuary association’s review under its own documents and to master association Design Review under §9.2 before it goes to the City for a permit. Fourteen cards already date a replacement pool or screen enclosure from 2022 to 2025, so neighbors have recent approvals a buyer can ask about. Begin the approvals before you order materials; Design Review standards may be stricter than the building code.
The Sanctuary at Bonita Bay is not described as a 55-and-over community in any source we reviewed: the master Declaration provisions summarized on this page, the Lee County roll and the master association’s public pages set no age restriction, so buyers of any age can purchase a Sanctuary home.
If an age restriction ever mattered to a purchase or sale, it would have to appear in the recorded neighborhood documents and meet the federal housing-for-older-persons rules, so confirm it in the documents delivered with the sale rather than relying on marketing. Federal fair housing law protects every buyer regardless of race, color, national origin, religion, sex, familial status or disability (HUD, fair housing).
A Sanctuary owner can lease the home subject to the Sanctuary neighborhood documents, which set any neighborhood leasing terms, and the Bonita Bay master Declaration, which sets no minimum lease term but binds every tenant to the governing documents. The Southwest Florida MLS pull of September 30, 2026 showed no leased Sanctuary record in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Sanctuary row in its 12-month rental pull: no lease closed through the MLS and no rental listing was active on the pull date. That is not proof that no Sanctuary home is leased, because a lease arranged privately never reaches the MLS, but it does mean there is no recent MLS rent figure for the neighborhood. A buyer modeling rental income should test any assumption against comparable Bonita Bay single-family leases and the neighborhood documents.
The master Declaration’s leasing language provides that any lease “shall provide or be deemed to provide that the tenant and all occupants of the leased Unit are bound by” the governing documents; it sets no minimum lease term, no cap on leases and no lease approval, and where a neighborhood’s documents are more restrictive, the more restrictive controls. The Sanctuary neighborhood documents are where any minimum term, frequency limit or approval process would live. Read them in the disclosure package before you plan a rental.
No public Bonita Bay or Sanctuary document we reviewed authorizes nightly or weekly rentals, and the master association’s rules bind tenants like owners. With no recent MLS lease on Sanctuary Way, the rental case rests on comparables from other Bonita Bay neighborhoods; the realistic case is an owner who uses the home part of the year and may lease it for a season, offsetting carrying costs rather than producing a high year-round yield on a $1,940,000 median purchase.
Pet rules at The Sanctuary come from the Sanctuary neighborhood documents and the master association’s Rules and Regulations, not from the recorded Bonita Bay master Declaration, which contains no pet provision. We found no published Sanctuary pet rule, so the number, size and type of pets must be read in the neighborhood documents before you buy.
Leash, waste and nuisance rules apply in Bonita Bay’s common areas, parks and paths. On the 26 lots that back onto a lake or the natural area, keep dogs away from the water’s edge, where alligators live, and remember that a screened pool enclosure is not a fence. Under federal fair housing law, properly documented assistance animals are protected regardless of any pet rule (HUD, fair housing). Request the current rules early in your inspection period if you have a pet.
The Sanctuary at Bonita Bay sits wholly in FEMA Zone AE with a base flood elevation of 10 feet (NAVD88): the center point and the full outline of every one of its 62 home lots fall in that zone, on FIRM panel 12071C0652G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680) and Lee County Evacuation Zone A. The City’s CRS Class 5 rating gives NFIP policies a 25% discount.
On November 1, 2026 we took the center point of every Sanctuary lot, and the full outline of every lot, from Lee County’s parcel layer and intersected them with FEMA’s National Flood Hazard Layer (FEMA NFHL), and ran five of them, spread along the whole street, against FEMA’s panel index and Lee County’s evacuation zone layer (Lee County Evacuation Zones). We used the US Census geocoder (Census geocoder) to locate the offices and places whose distances this page gives.
Address | Position | Flood zone at the lot center | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|---|
4200 Sanctuary Way | Entrance, beside the natural area | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4260 Sanctuary Way | North side, Marsh golf course | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4300 Sanctuary Way | West end, golf class, large lake | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4336 Sanctuary Way | Large lake | AE, coastal floodplain | 10 ft | 12071C0652G | A |
4364 Sanctuary Way | South end, large lake | AE, coastal floodplain | 10 ft | 12071C0652G | A |
Across all 62 lots the center point falls in Zone AE with a 10-foot base flood elevation, and the lot outline lies wholly in that zone. An adjoining Collier County panel, 12021C0180H, also touches these points on FEMA’s index; the Lee County panel governs a Lee parcel. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it. FEMA rates a building by where the building sits and how high its lowest floor is, so a Sanctuary home’s rating is settled by its elevation certificate and the lender’s flood determination for the structure. The City’s flood page explains the map colors and the November 17, 2022 effective date (City of Bonita Springs flood protection information), and the NFIP’s consumer site explains the policy itself (FloodSmart).
A base flood elevation is the height FEMA expects the 1% annual chance flood to reach, and what matters for a Sanctuary home is how its finished floor compares with 10 feet. Unlike raised homes elsewhere in Bonita Bay, Sanctuary homes are block houses built at grade: the cards record a stem wall foundation on 60 homes and a slab on grade on 2, and grade the floor’s elevation above the site at 1 to 2 feet on 57 homes, under 1 foot on 4 and 3 to 6 feet on 1. Those grades describe the floor’s height above the lot, not above sea level, so they do not answer the flood question by themselves; the elevation certificate does. The City notes that “for each 1 foot above the required Base Flood Elevation your home or business is elevated, you will see a corresponding decrease of nearly 50% in your annual flood insurance premiums,” and that for each foot below, rates double (City flood protection information). Homes built from 1990 to 2000 were built to the flood rules of their day, so the certificate for the specific house is the first document to ask for.
For a Sanctuary home in Zone AE, a renovation or repair whose cost reaches 50% of the structure’s market value counts as a substantial improvement under the City’s floodplain rules, and the whole building must then meet current flood requirements, which for a slab home below the base flood elevation can mean raising the floor or rebuilding. With 2025 just values of $1,002,294 to $2,172,105, a full remodel of a 1990s Sanctuary house can approach that line, so a buyer planning one should price the rule before the offer. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05).
The Sanctuary’s panel, 12071C0652G, is one of the November 17, 2022 G panels covering Bonita Bay. FEMA’s own flood layer is the live record; check the address again before closing and after any announced revision. WGCU’s January 2026 explainer describes how and why Lee County’s flood maps are revised (WGCU, January 27, 2026).
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps it after the post-Ian review (City of Bonita Springs, FEMA CRS; City news release). WGCU covered the outcomes across Lee County in July and November 2024 (WGCU, July 19, 2024; WGCU, November 21, 2024), and WUSF reported the earlier April 2024 notice that put the discounts at risk (WUSF, April 1, 2024). The City’s floodplain management plan progress report describes the program behind the rating (CRS Floodplain Management Plan, FY 2025-26 progress report).
All five Sanctuary points we ran fall in Lee County Evacuation Zone A (storm surge zone 1). Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf; the state’s Know Your Zone lookup confirms an address (Florida Division of Emergency Management, Know Your Zone; Lee County evacuation zones dataset). The hurricane plan (shutters or impact glass on every opening, the pool furniture and the screen enclosure, who checks the house after a storm) belongs in place before summer.
Hurricane Ian made landfall on September 28, 2022 (NOAA National Hurricane Center, Hurricane Ian report). In the City, surge came up the Imperial River and flooded homes along the river and creeks (WUSF, October 1, 2022; NPR, October 1, 2022), and the Gulf beaches took the worst of it (Tampa Bay Times, September 29, 2022). Inside Bonita Bay, the documented damage includes the total destruction of the master association’s Private Beach facility, since rebuilt (BBCA, Private Beach), and, per the Club’s October 13, 2022 update, a flooded cart barn and golf course bridges left “structurally undrivable” on the Bay Island and Marsh courses (Bonita Bay Club, Hurricane Ian update). We found no primary source documenting Ian damage to specific Sanctuary homes. The county cards date a replacement pool or screen enclosure on 14 homes from 2022 to 2025, which a buyer can ask about, and the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms any storm repair. All ten qualified Sanctuary deeds of the 60-month window were recorded after the storm, from March 2023 to August 2026.
Helene and Milton in 2024 are documented at the City level (City of Bonita Springs, Milton; NHC Helene report; NHC Milton report); no Bonita Bay-specific damage from either was found in a primary source.
Insuring a Sanctuary home means insuring a 1990s block and tile house with a pool and screen enclosure: a homeowner’s policy with windstorm, priced from the wind mitigation report and the roof, plus a flood policy priced from the elevation certificate, which a federally backed lender will require because every Sanctuary lot measures in Zone AE.
Each Sanctuary home is a single-family house on its own platted lot, so the owner insures the structure, the pool and its enclosure, and the contents. The association’s common tracts and street are the association’s to insure. Read the neighborhood documents’ insurance and maintenance sections in the disclosure package all the same, and have your agent write the policy to match.
Florida insurers must offer discounts for documented wind-resistant features, and the standard wind mitigation inspection records them: roof covering and its permit date, roof deck attachment, roof-to-wall connection, roof shape and opening protection. Concrete block walls help; on a house of this age, a documented tile roof permit and impact glass or approved shutters on every opening usually make the difference between an ordinary and an expensive windstorm quote. Thirty-two of the 62 cards record some opening protection, and 30 record none. Screen enclosures are often insured separately or excluded, so ask how the policy treats yours. Citizens Property Insurance is the state’s insurer of last resort if the private market will not write a policy, and the state’s My Safe Florida Home program offers inspections and, for eligible homesteaded homes, hardening grants.
Flood is a separate policy, through the NFIP or a private carrier. Every Sanctuary lot measures in Zone AE, so a federally backed lender requires it, and an owner without a mortgage has every reason to carry it inside Evacuation Zone A. The premium follows the elevation certificate, the foundation type and the replacement cost; the City’s CRS Class 5 discount applies to NFIP policies. Get the flood quote during the inspection period, from the elevation certificate rather than an estimate, and ask whether the current policy can be transferred to you.
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, air conditioning) on homes of The Sanctuary’s age. A tile roof’s underlayment, the electrical panel, the plumbing type, and the pool’s electrical bonding and equipment are the usual questions. Keep the permit for any roof, window, enclosure or pool replacement with the house documents.
Lee County public schools serve The Sanctuary through proximity-based choice: a student ranks schools within the proximity zone for the address rather than being placed at one school by address. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zones with the School District of Lee County before relying on them.
Under the district’s most recent published plan (2025-2026), the elementary proximity zone that holds the Bonita Springs schools is Zone Q (Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools), the middle proximity zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South residential choice zone with sub-zones (2025-2026 Student Enrollment Plan). The School Board approved the 2026-2027 plan on December 1, 2025 (School District of Lee County, school zones); use the district’s school zone locator for a specific Sanctuary Way address. School sites: Bonita Springs High and Bonita Springs Middle, listed in the district’s middle school directory. WGCU reported the district’s 2024-25 school grades (WGCU, July 9, 2025).
The Sanctuary is not age-restricted, so school access works the same way here as at any Bonita Springs address: the proximity zones above are the starting point, and transportation follows the district’s zone rules.
Building permits for Sanctuary homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs the Sanctuary association’s review and master association Design Review approval under the master Declaration before the City permit is pulled.
Up to three approvals can apply to a Sanctuary project: (1) the Sanctuary association’s review under its own documents, for anything that changes the exterior; (2) master association Design Review under §9.2 of the master Declaration; and (3) a City of Bonita Springs building permit for roofs, windows, doors, pools, screen enclosures, generators, electrical, plumbing, mechanical and similar work (City of Bonita Springs, apply for a building permit; City Community Development). The City’s online services guide covers its Citizen Access permit portal (how to use online services). Fire-related plan review is part of City permitting (Fire Prevention plan review application). Work that touches a lake edge or the stormwater system also involves the state and water management district rules (Florida DEP). A buyer can search a home’s permit history by its address through the City, which is the best way to see when the roof, air conditioning, windows, pool equipment or screen enclosure was last permitted.
The Sanctuary sits in southern Bonita Bay with the Marsh golf course on its north side, Deerwood to the west, Ibis Cove to the southwest, the Greenbriar condominiums to the northeast and Sandpiper to the southeast, and the county roll carries every Sanctuary lot as planned development (PUD) zoning set by the City of Bonita Springs.
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the City’s maps page links its current maps (City area maps). Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions), and the City’s stormwater program covers the drainage system Bonita Bay’s lakes feed (City stormwater and drainage). Because Bonita Bay is built out, every Sanctuary lot is improved and the land beside it is neighborhood, conservation or club land, so the practical questions for a Sanctuary buyer are changes on the Club campuses (the members’ May 2026 clubhouse vote) and individual rebuilds on the street, not new subdivisions next door.
Daily life at The Sanctuary runs on City of Bonita Springs services: Florida Power and Light for electricity, Bonita Springs Utilities for water and sewer, Waste Management curbside collection in Bonita Springs, and the Bonita Springs Fire Control and Rescue District for fire and emergency response, with the master association handling gates and patrol, the Sanctuary association handling the street and tracts, and each owner handling the house, lot and pool.
Every Sanctuary card records an attached garage, about 450 to 1,230 square feet. Whether a boat, trailer or golf cart may be kept outside the garage is a question for the master association’s rules on traffic, parking and vehicle types and the Sanctuary neighborhood documents; read both before you buy around a boat. The Bonita Bay Marina, about 0.5 mile away, rents dry storage and slips. Vehicle registration and driver licensing for a new Florida resident run through the state (Florida Highway Safety and Motor Vehicles).
Bonita Bay is a gated community. Guest and vendor access procedures, resident credentials and contractor rules are set by the master association and delivered with the association documents. Mail delivery on Sanctuary Way follows the arrangement for the neighborhood; confirm it for the specific address when you tour.
The Sanctuary sits in southern Bonita Bay, in ZIP 34134 in the City of Bonita Springs, between Fort Myers to the north and Naples to the south, with US 41 at the Bonita Bay gates and I-75 to the east. That position gives Sanctuary owners both metro areas’ shopping, dining, healthcare and the region’s airport without living in either city, and a short trip inside the gates to the marina, the Club and the master association office.
Drive times depend heavily on season and time of day along US 41, so we do not publish minute figures; test the drives that matter to you during a winter visit. The National Weather Service office for the region posts storm and marine forecasts (NWS Miami; National Hurricane Center).
The Sanctuary is a 62-home street of 1990s block pool homes with a 60-month deed median of $1,940,000: in the same upper band as Bonita Bay’s two large single-family villages, above Woodlake ($1,765,000) and below Creekside ($2,342,500), well above the smaller single-family streets such as Cranbrook, Anchorage and Riviera, and below its larger-home neighbors Deerwood and Ibis Cove.
Bonita Bay’s master association describes residences across condominiums, high-rises, coach homes and single-family neighborhoods. On the 60-month county yardstick in the market section, the single-family neighborhoods line up as Riviera ($1,187,500 median), Anchorage ($1,300,000), Cranbrook ($1,369,000), Woodlake ($1,765,000), The Sanctuary ($1,940,000), Creekside ($2,342,500), Ibis Cove ($2,425,000 on five deeds) and Deerwood ($2,839,000 on six). The Sanctuary’s ten deeds put it near the middle of the large-home villages, and with ten sales its median moves on a single deed; its range runs from $1,350,000 to $3,200,000.
Woodlake is Bonita Bay’s largest single-family village, 108 homes on Woodlake Drive, Lakepointe Way and Royalfern Court built from 1985 to 2025, with 25 deeds in 60 months at a $1,765,000 median and $566 per square foot. Creekside in the north of the community is 103 larger homes on Creekview Drive and four courts, with 24 deeds at $2,342,500 and $595 per square foot. Next door, the Greenbriar condominiums on Bayhead Drive meet The Sanctuary’s northeast side (Greenbriar), and the Sandpiper condominiums on Lake Forest Drive lie to the southeast; both are condominium villages, a different product and price. Among the smaller single-family streets, Anchorage on Riverbank Drive recorded 14 deeds at $1,300,000, Riviera 14 at $1,187,500 and Cranbrook 9 at $1,369,000. Deerwood on Deerwood Court, which touches The Sanctuary’s west side, and Ibis Cove to the southwest are larger homes still, at $2,839,000 and $2,425,000 on few sales.
The Sanctuary and Woodlake are Bonita Bay’s closest match among single-family villages: median home sizes of 3,193 and 3,232 heated square feet, pools at nearly every home, and 60-month county medians of $1,940,000 and $1,765,000. The choice comes down to scale and lot: a 62-home single street of quarter-acre lots, or a 108-home village on lots nearly twice the size.
Woodlake is 108 single-family homes on Woodlake Drive, Lakepointe Way and Royalfern Court, built from 1985 to 2025, from 2,179 to 5,453 heated square feet. By straight line the middle of Woodlake is about 0.95 mile northeast of the middle of The Sanctuary. In the 60 months since November 2021 Woodlake recorded 25 qualified deeds at a $1,765,000 median, from $1,212,500 to $5,945,000, at a median of $566 per heated square foot; The Sanctuary recorded 10 at $1,940,000, $1,350,000 to $3,200,000, $630 per heated square foot. Both medians come from the same Lee County index, built November 1, 2026, with each village matched to the streets the master association assigns it.
Question | The Sanctuary | Woodlake |
|---|---|---|
Homes and streets | 62 homes, Sanctuary Way | 108 homes, Woodlake Drive, Lakepointe Way, Royalfern Court |
Built (county roll) | 1990 to 2000 | 1985 to 2025 |
Heated area (county) | 2,560 to 5,251 sq ft (median 3,193) | 2,179 to 5,453 sq ft (median 3,232) |
Lot size (county parcel layer) | 0.232 to 0.498 acre (median 0.256) | 0.381 to 0.639 acre (median 0.445) |
Pool flagged on the parcel layer | 62 of 62 | 102 of 106 single-family parcels |
Golf land class (county) | 13 of 62 (10 lots touch the Marsh course) | 23 of 106 |
Lake land class (county) | 26 of 62 | 55 of 106 |
Qualified deeds, 60 months since November 2021 | 10 | 25 |
Median deed price | $1,940,000 | $1,765,000 |
Deed range | $1,350,000 to $3,200,000 | $1,212,500 to $5,945,000 |
Median per heated sq ft | $630 | $566 |
Turnover (deeds per home, 60 months) | 16.1% (10 on 62) | 23.1% (25 on 108) |
Southwest Florida MLS, pulled September 30, 2026 | 4 closed in 12 months, 1 active, 0 leases | 5 closed in 12 months, 1 active, 0 leases |
Flood zone (FEMA NFHL, November 1, 2026) | AE, BFE 10 ft at all 62 lots; panel 12071C0652G | Mixed: Zone X at two of three points we ran, AE at 10 ft at the third |
Associations | The Sanctuary at Bonita Bay Homeowners’ Association (N40099) plus the master association | Master association; no village association found by name on the state record |
Choose The Sanctuary if you want a single street of one-story homes (47 of 62) with a pool behind every house, a golf or lake view on 36 of 62 lots, a neighborhood association that owns and keeps its own street and conservation tracts, a home about 0.5 mile from the marina, and a median price per square foot that has run higher than Woodlake’s. Choose Woodlake if you want a larger lot (median 0.445 acre against 0.256), a wider choice of homes and price points, including the rebuilt homes of recent years that have reached $5,945,000, a market with more sales to compare against (25 deeds against 10), and points that map partly outside the AE zone. Price per square foot favors Woodlake; lot size favors Woodlake; flood exposure, for the points we ran, favors Woodlake; a single, uniform street of pool homes on the golf course and lakes favors The Sanctuary.
The Sanctuary’s strengths are documented ones (block and tile homes with a pool at every house, golf or lake frontage on 36 lots, a single street with association-owned conservation tracts, a marina 0.5 mile away, the full Bonita Bay master amenities) and so are its limitations (every lot in Zone AE at 10 feet and in Evacuation Zone A, homes of 1990 to 2000 that may need updating, a thin resale market, no neighborhood pool or clubhouse and unpublished fees).
If you’re searching for a Sanctuary listing agent, or thinking, ‘I need someone to sell my Sanctuary home…’, start with the record: 10 qualified Sanctuary deeds in 60 months at a $1,940,000 median, from $1,350,000 to $3,200,000, four MLS closings in the 12 months to September 30, 2026 at 90.1% to 97.0% of list price, and one home listed on that date. McGreevy and Comisar price, prepare and market Sanctuary homes from that record, not from a Bonita Bay average.
Our credentials as your Sanctuary listing agent:
In the 12 months to September 30, 2026 we tracked three qualified Sanctuary deeds in the Lee County record: 4306 Sanctuary Way at $3,200,000 (November 21, 2025), 4200 Sanctuary Way at $1,350,000 (January 23, 2026) and 4260 Sanctuary Way at $1,585,000 (August 28, 2026), plus the December 8, 2025 sale of 4300 Sanctuary Way at $2,250,000, which the county recorded but did not qualify. Over 60 months the record shows 10 qualified sales at a $1,940,000 median and $19,990,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows the four closings and one home listed, asking $1,699,000.
Four things. First, frontage and condition: a Sanctuary listing has to show what the golf course or the lake adds, and document what has been replaced since the 1990s (roof, windows, air conditioning, pool equipment, screen enclosure, kitchen and baths), because buyers compare it against Woodlake and Creekside on the same day. Second, the paperwork: Section 720.401 requires your disclosure summary before the contract is signed, Florida’s residential flood disclosure applies to every sale, and every buyer with a mortgage will need flood insurance, so having the estoppel requests, the elevation certificate, the wind mitigation report and the permit history ready at listing protects your timeline. Third, Bonita Bay’s open house and sign rules: open houses need 72 hours’ notice to the master association with the listing agreement, run Monday to Saturday 9 to 5 and Sunday 1 to 4, use the master association’s sign standard, and allow no SOLD signs (BBCA Open House Guidelines). Fourth, the first price: all four MLS closings of the last 12 months sold below their first list price, and the slowest took 269 days, so the first price decides how your sale goes.
Start with a free Sanctuary home valuation, or use our Bonita Bay home valuation page. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Price a Sanctuary home from the deeds that match its frontage, plan, size and condition, not from the neighborhood median. On the county record the 60-month median is $1,940,000, but the deeds run from $1,350,000 to $3,200,000. We adjust from the closest matches for golf or lake frontage, one story or two, roof and systems age and renovation, then test the price against the active asks and Woodlake sales on the day you list.
The four Sanctuary closings on the Southwest Florida MLS pull of September 30, 2026 took 15, 19, 85 and 269 days, and the one home listed on that date had been on the market 47 days. Four closings are not a pattern; on a 62-home street the time to sell depends mostly on the first price and the condition.
A Sanctuary buyer usually asks first for the two estoppel certificates (neighborhood and master), the §720.401 disclosure summary, the neighborhood declaration and rules, the elevation certificate, the wind mitigation and four-point reports, the roof, window, air-conditioning, pool and screen enclosure permits, the flood and windstorm policy declarations, and the neighborhood rules on leasing, pets and vehicles.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and the estoppel certificates are needed for closing. Whether the Sanctuary documents add any approval or notice step is set in those documents, which we read for every listing before your home goes on the market.
A Bonita Bay Club membership is separate from your Sanctuary deed, even on a golf lot. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to a buyer is the Club’s decision under its own rules. Your Sanctuary sale itself never requires a Club membership on either side.
The Sanctuary’s long-run value rests on Bonita Bay’s fixed supply, its master-association amenities, its own golf and lake setting and its position between Naples and Fort Myers; the recorded deeds show Sanctuary prices rising with the wider market, from first qualified home sales of $477,800 to $819,100 in 1991 and 1992 to $3,200,000 in 2025 and a $1,940,000 median over the last 60 months.
A master association that maintains roads, lakes, parks, the Private Beach and patrol, funded by every owner, protects the setting of every neighborhood inside the gates. Bonita Bay’s recorded master Declaration and Design Review standards (§9.2) are what keep a street built from 1990 to 2000 looking cared for in 2026, and the Sanctuary association keeps its own street and tracts.
Bonita Bay is built out, and The Sanctuary has 62 homes, all improved. New supply in the region comes from new communities outside the gates, not from more lots on Sanctuary Way. That does not guarantee appreciation (4300 Sanctuary Way recorded $1,690,000 in 2007 and $1,336,000 in 2014), but it means every buyer who wants a pool home on this street competes for one of a fixed 62.
For a buyer who wants a detached pool home of about 2,600 to 5,250 heated square feet inside Bonita Bay’s gates, with golf or lake frontage on more than half the lots, The Sanctuary is one of a few villages trading near $2,000,000 at the 60-month median. The trade is a flood zone on every lot, homes of 1990 to 2000 and a resale market of a few sales a year.
Bonita Springs is the incorporated city that governs The Sanctuary’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Sanctuary Way between Naples and Fort Myers with Gulf beaches, I-75 and US 41 close by.
Residents voted to incorporate the City in 1999, and the City marked its 25th anniversary in 2024 (City of Bonita Springs, history; 25th anniversary; City Charter). For the wider market, see our Bonita Springs guide and our Bonita Bay guide. Documentary stamp tax on Florida deeds is set by the state (Florida Department of Revenue, documentary stamp tax), and in Lee County the seller customarily pays the owner’s title policy, though the contract controls.
Sanctuary owners and buyers work directly with Jesse McGreevy and Marc Comisar, the McGreevy and Comisar team at Domain Realty, whose office at 24031 S Tamiami Trl #101 in Bonita Springs is about 3.2 miles from The Sanctuary by straight line. For this Sanctuary guide we read the county’s water and golf coding, the master Declaration, all 62 county home cards and the three common-tract cards, the state’s sale qualification codes and every qualified Sanctuary deed of the last five years in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Sanctuary guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, with over 45 years of combined direct real estate experience. You can read how the team was built on our about the McGreevy and Comisar team page. We tracked all 10 qualified Sanctuary deeds recorded since November 2021 for this update, and the two recorded sales the county did not qualify; we read every one of the 62 Sanctuary home cards to count the stories, walls, roofs, pools, spas, enclosures, garages and water and golf classes; we measured each lot’s distance to the lakes, the natural areas and the Marsh golf course on the county map; and we measured the flood zone at all 62 Sanctuary lots ourselves rather than repeating a map summary.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
The Sanctuary is a street where specifics decide the price: golf course, lake or interior lot, one story or two, the finished size, the age of the tile roof and the air conditioning, the pool and its enclosure, and whether the kitchen and baths have been redone since the 1990s. With ten qualified deeds in five years and a spread of $1,850,000 between them, a Sanctuary price cannot lean on last month’s sale, and buyers moving from out of state often decide from photos, video and documents before they visit, so the listing has to explain the frontage, the Zone AE rating and elevation certificate, the wind mitigation report and the two association layers in plain language. That is the work we do on every Bonita Bay listing.
McGreevy and Comisar is a top-reviewed Sanctuary at Bonita Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling a Sanctuary home? Get a free Sanctuary home valuation, or call Jesse direct at (239) 898-6072.
Buying in The Sanctuary? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buyers focused on Bonita Bay can also start at our Bonita Bay buyer guide.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida real estate professionals with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around The Sanctuary, see our Bonita Bay guide, our Bonita Springs guide and our guides to Woodlake and Creekside.
The best Sanctuary buyers we work with ask the most questions before the offer and the fewest after closing. Order both estoppel certificates early, read the neighborhood documents and rules, get windstorm and flood quotes from the elevation certificate and wind mitigation report during your inspection period, and read the neighborhood documents before you plan an exterior change, a boat or a rental. There is no obligation and no cost for an initial conversation.
The questions below are the ones Sanctuary buyers ask us most, answered from the county roll and field cards, the county’s map layers, FEMA’s flood layer, the master association’s public pages and the Southwest Florida MLS figures pulled on September 30, 2026. Every answer names its source on this page, and where the public record stops we say which document a buyer should read.
The Sanctuary at Bonita Bay is a neighborhood of 62 detached single-family pool homes on Sanctuary Way inside the Bonita Bay master-planned community in Bonita Springs, Florida. The homes were built from 1990 to 2000 on three recorded plats of Bonita Bay Unit 8, with concrete block and stucco walls and concrete tile roofs on every county card.
The Sanctuary is in the southern half of Bonita Bay, between the Bonita Bay Club’s Marsh golf course on its north side and two lakes on its east and west sides. Deerwood lies to the west, Ibis Cove to the southwest, the Greenbriar condominiums to the northeast and Sandpiper to the southeast. The Bonita Bay Marina is about 0.5 mile away.
Sixty-two. The Lee County roll lists 62 single-family parcels on Sanctuary Way, numbered 4200 to 4364, plus three common parcels owned by the association. Twenty lots are on the original Bonita Bay Unit 8 plat, 26 on Unit 8 Phase II and 16 on Unit 8 Phase 3, and no other Bonita Bay village shares the street.
The county roll dates the 62 homes from 1990 to 2000: one in 1990, eight in 1991, eleven in 1992, four in 1993, five in 1994, twelve in 1995, nine in 1996, six in 1997, two in 1998, one in 1999 and three in 2000. Fifty-six were finished by 1997. The newest, built in 2000, include 4200, 4252 and 4325 Sanctuary Way.
The county cards record 2,560 to 5,251 heated square feet, a median of 3,193. The 47 one-story homes run 2,560 to 3,831 square feet (median 3,059) and the 15 two-story homes 3,519 to 5,251 (median 4,146). An MLS listing may report a slightly different living area because the MLS and the county measure by their own methods.
Three bedrooms is the norm on the county roll: 48 of the 62 homes. Ten have four, two have five, one has two and one has seven. Many listings add a den or study that the roll does not count as a bedroom; all four MLS closings of the 12 months to September 30, 2026 listed a den.
Mostly one story. The county cards record 47 one-story and 15 two-story homes. The two-story homes are the larger ones on the roll, from 3,519 to 5,251 heated square feet, and the only two-story home to sell in the last 60 months, 4306 Sanctuary Way, recorded $1,600,000 in 2023 and $3,200,000 in 2025.
Yes, every one on the county record. All 62 field cards list a residential pool among their extra features, the county’s parcel layer flags a pool on all 62, 55 cards list a spa and all 62 record a screened pool enclosure. The Sanctuary has no shared neighborhood pool; the pool behind each house is the owner’s.
No, on the county record. The association’s three common parcels, the street with Tracts C and D and the conservation and water retention Tracts A and B, carry no building and no pool on their county cards. Residents use their own pools and the master association’s parks, paths and Private Beach.
Concrete block finished in stucco, under concrete tile roofs, on all 62 county cards. Sixty homes stand on a stem wall foundation and two on a slab on grade. The cards grade construction quality excellent on 32 homes, superior on 11, above average on 3 and average on 16.
The lots measure 0.232 to 0.498 acre on Lee County’s parcel layer, a median of 0.256 acre. The largest are 4300 Sanctuary Way (0.498 acre, including half of a vacated strip) and 4306 (0.454 acre), both on the large lake. Lots are fee-simple platted lots owned with the house.
On our edge-to-edge measurement of the county map, ten lots touch the Bonita Bay Club’s Marsh golf course: 4260 to 4296 Sanctuary Way, even numbers. The county’s own land lines class 13 lots as golf frontage, adding 4300, 4328 and 4332, which back onto the large lake on the map. Golf frontage does not include Club membership.
No, on the county’s parcel layer. The course parcel that touches Sanctuary lots is the Bonita Bay Club’s Marsh course; the Bay Island and Creekside course parcels are farther away. Some older descriptions place The Sanctuary on the Bay Island course, and a buyer should rely on the county map and a showing instead.
Twenty lots back onto a lake on our measurement: 15 on a lake of about 14 acres (4300 to 4364, even numbers) and 5 on a lake of about 8 acres near the entrance (4228 to 4244, even numbers). Six more (4200 to 4224, even numbers) back onto a small natural freshwater area with the 8-acre lake beyond it. The county codes 26 lots as lake frontage.
Not at a dock behind the house. No county card records a dock or boat lift, and the lakes are freshwater stormwater lakes, not navigable canals; one home, 4360, records a concrete seawall on its lake. Boats go to the Bonita Bay Marina, about 0.5 mile away, which publishes a maximum draft of 36 inches and rents slips and dry storage separately.
Yes. Every card records an attached garage, from about 450 to 1,230 square feet of garage area (median 550), and 61 cards record a brick, tile or paver driveway. Garage door counts and bay sizes are confirmed on a showing, because the card records area rather than spaces.
FEMA Zone AE with a base flood elevation of 10 feet. On November 1, 2026 we intersected the center point and the full outline of all 62 lots with FEMA’s National Flood Hazard Layer, and every one fell in Zone AE at 10 feet, on panel 12071C0652G, effective November 17, 2022, in NFIP community 120680, the City of Bonita Springs.
If you finance with a federally backed mortgage, yes: every Sanctuary lot measures in Zone AE, a Special Flood Hazard Area. An owner without a mortgage has every reason to carry it inside Evacuation Zone A. The premium follows the elevation certificate, and the City’s CRS Class 5 rating gives NFIP policies a 25% discount.
Lee County Evacuation Zone A (storm surge zone 1), at all five Sanctuary points we ran on November 1, 2026 against Lee County’s evacuation layer. Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf. Confirm an address with the state’s Know Your Zone lookup.
We found no primary source documenting Ian damage to specific Sanctuary homes. Inside Bonita Bay, Ian destroyed the Private Beach facility, since rebuilt, and damaged golf course bridges on the Bay Island and Marsh courses. The county cards date a replacement pool or screen enclosure on 14 Sanctuary homes from 2022 to 2025; ask about storm repairs in the disclosures and permit history.
Owners pay the master Bonita Bay Community Association assessment and The Sanctuary at Bonita Bay Homeowners’ Association assessment. Neither association publishes its amount on a public page, so we do not print a figure. The two estoppel certificates in a sale state the current assessments, any special assessment and any charge due at closing.
Three common parcels on the county roll, 12.49 acres in all: the street right of way with Tracts C and D (6.28 acres) and Tracts A and B (2.45 and 3.76 acres), which the county classes as conservation buffer and water retention land. What else the association maintains is set by its recorded documents and budget.
We found no primary source that says it does, so we do not repeat that claim. The house, pool, driveway and yard sit on the owner’s lot, and the association owns the street and the conservation tracts. Whether its budget covers anything on the owner’s side of the line, such as lawn care, is answered by the declaration and budget in the disclosure package.
No. Bonita Bay has no Community Development District and no special taxing district. All 62 Sanctuary parcels carry the tax district “City of Bonita Springs / Bonita Springs Fire” on the county parcel layer; the fire district is an independent district that appears on every Bonita Springs tax bill.
No. The Bonita Bay Club is a separate, member-owned club, and membership is optional, even on the ten golf lots. Every Sanctuary owner belongs to the master association, which provides the paths, three parks, Community Patrol and Private Beach without a Club membership. The Club does not publish its fees online.
On the Lee County record, the 10 qualified Sanctuary deeds of the 60 months since November 2021 recorded a median of $1,940,000, from $1,350,000 to $3,200,000, and a median of $630 per county heated square foot. The newest qualified deed was 4260 Sanctuary Way at $1,585,000 on August 28, 2026.
On the Southwest Florida MLS pull of September 30, 2026, one: 4356 Sanctuary Way, a one-story lakefront home, asking $1,699,000 after 47 days on market. No sale was pending on that date. For what is listed today, our Domain Realty Group team keeps the current Sanctuary listings on its own site, linked near the top of this guide.
The county recorded a $2,250,000 deed on 4300 Sanctuary Way dated December 8, 2025, and the parcel layer carries it under state sale code 98, which the Department of Revenue defines as unable to process the transfer because of deed or instrument errors. The MLS reports the same $2,250,000 closing. We list it separately and keep it out of the median.
Leasing is governed by the Sanctuary neighborhood documents and the Bonita Bay master Declaration, which sets no minimum term but binds every tenant to the governing documents. The Southwest Florida MLS pull of September 30, 2026 showed no leased Sanctuary record in the prior 12 months. Read the neighborhood documents before you plan a rental.
Pet rules come from the Sanctuary neighborhood documents and the master association’s rules; the recorded master Declaration contains no pet provision. We found no published Sanctuary pet rule, so read the documents before you buy. Near the lakes and natural areas, keep dogs away from the water’s edge, where alligators live.
No age restriction appears in any source we reviewed: the master Declaration provisions summarized here, the county roll and the master association’s public pages. Buyers of any age can purchase a Sanctuary home, and federal fair housing law protects every buyer regardless of familial status or any other protected class.
Lee County uses proximity-based school choice. Under the 2025-2026 plan the elementary proximity zone holding the Bonita Springs schools is Zone Q, the middle zone is Zone GG (Bonita Springs Middle and Three Oaks Middle), and high school uses the South choice zone. Confirm a specific Sanctuary Way address with the district’s zone locator.
The City of Bonita Springs Community Development Department, because Bonita Bay lies inside the incorporated City. Exterior work also needs the Sanctuary association’s review and master association Design Review under §9.2 of the master Declaration before the City permit, and a buyer can search a home’s permit history by address through the City.
Start with the tile roof and its permit date, the wind mitigation report and opening protection (30 cards record none), the four-point report, the air-conditioning age, the pool shell, equipment and screen enclosure, plumbing type, stucco cracks and the elevation certificate. The homes date from 1990 to 2000, so the permit history by address shows what has been replaced.
On the same 60-month county yardstick, The Sanctuary recorded 10 deeds at a $1,940,000 median and $630 per square foot; Woodlake recorded 25 at $1,765,000 and $566. Median home sizes are nearly identical (3,193 and 3,232 square feet), but Woodlake’s lots are larger (median 0.445 acre against 0.256) and its market is deeper.
The state corporate record for The Sanctuary at Bonita Bay Homeowners’ Association, Inc. (document N40099, incorporated August 27, 1990, active) lists a professional management company as its address of record. Confirm the current manager, officers and status in the association documents delivered with a sale and on the Division of Corporations record.
The Bonita Bay Private Beach, owned by the master association on Hickory Boulevard outside the main gates, is reached by car or the resident shuttle; it was rebuilt after Ian and reopened November 13. Public beaches on Bonita Beach and Lovers Key are also nearby. We do not publish drive minutes because US 41 traffic varies by season.
Bonita Bay is gated, and the master association’s Community Patrol works inside the gates. Guest and vendor access, resident credentials and contractor rules are set by the master association and delivered with the documents at purchase. Whether Sanctuary Way has any gate of its own is something to confirm on a showing.
Usually, with approvals. Seventeen cards already record an outdoor kitchen, two a generator, and fourteen a pool or screen enclosure dated 2022 to 2025. Each project needs the Sanctuary association’s review, master association Design Review under §9.2 and a City permit, and the 50% rule applies if the total project cost is large.
The county roll dates three homes to 2000, the latest year on the street: 4200, 4252 and 4325 Sanctuary Way. 4200, a one-story home of 3,793 heated square feet with a disappearing-edge pool on its card, recorded $1,350,000 on January 23, 2026, the second-lowest deed of the 60-month window.
Start with the buyer consultation described in the contact section of this guide. We pull the matching deeds, the county card and flood measurement for the specific home, order the estoppel certificates early and walk you through the inspection, insurance and Design Review questions before you commit.
These are the questions Sanctuary owners ask us before they list, answered from the Lee County record, the recorded plats, the state’s sale qualification codes, FEMA’s flood layer and the Southwest Florida MLS figures pulled on September 30, 2026, and from the way we market Bonita Bay homes.
Your Sanctuary home’s value starts from the ten qualified Sanctuary deeds of the last 60 months, a median of $1,940,000 and a range of $1,350,000 to $3,200,000, then moves for your frontage, plan, finished size and condition. The county’s 2025 just values put the ten golf lots at a median of $1,920,974 against $1,365,537 for lake and natural-area lots and $1,298,487 for interior lots. We build the number from the closest matches, then test it against the active ask and Woodlake sales.
The best listing agent for The Sanctuary is one who prices from the street’s own record and shows buyers what the golf course or lake adds. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales, and this guide shows the work: every qualified Sanctuary deed of five years, all 62 county cards, golf and lake frontage measured on the county map and the flood zone measured at every lot.
Three qualified deeds and one more recorded sale. The Lee County record holds 4306 Sanctuary Way at $3,200,000 (November 21, 2025), 4200 at $1,350,000 (January 23, 2026) and 4260 at $1,585,000 (August 28, 2026) as qualified sales, and a $2,250,000 deed on 4300 dated December 8, 2025 that the county did not qualify. The Southwest Florida MLS, pulled September 30, 2026, counts all four as closings.
On the Lee County record, the ten qualified Sanctuary sales of the 60 months since November 2021 recorded a median of $1,940,000, from $1,350,000 to $3,200,000, and a median of $630 per county heated square foot. Ten deeds is a small sample, so we never price a Sanctuary home from the median alone; the deeds closest to your house in frontage, plan, size and condition carry far more weight.
The four Sanctuary closings on the Southwest Florida MLS pull of September 30, 2026 took 15 days (4260), 19 days (4300), 85 days (4200) and 269 days (4306), and the one home listed on that date had been on the market 47 days. The spread says the first price matters more than the season: a home priced to the matching deeds sells in weeks, and one priced above them waits.
The four recent Sanctuary closings sold at 97.0%, 95.7%, 96.1% and 90.1% of their list prices, a median of 95.9%, according to the Southwest Florida MLS pull of September 30, 2026. Four sales are not a rule for the street, but all four sold below their first list price, and the lowest ratio came with 85 days on market. We set the first price from the matching deeds.
The sales record is too thin to prove it: the two golf-lot sales of the window recorded $2,400,000 (4272, 2024) and $1,585,000 (4260, 2026). The county’s 2025 values are clearer, giving the ten lots that touch the Marsh course a median just value of $1,920,974 against $1,298,487 for interior lots. Your photos and a showing make the case for the view.
The six sales on the lakes or the natural area recorded $1,350,000 to $3,200,000, so lake frontage alone does not order prices on the deed record. The county’s 2025 values give the 26 lake and natural-area lots a median of $1,365,537 against $1,298,487 for interior lots. Size, plan and condition moved those six sales more than the water did.
The county recorded $1,600,000 in March 2023 and $3,200,000 in November 2025 on the same two-story lakefront home. Its card records no addition after 1991, and we found no primary source explaining the change, so we do not guess. Renovation is the usual reason a Bonita Bay home’s price moves that far, and documented improvements with permits are what let a buyer see it.
The Property Appraiser qualifies only sales it accepts as market sales. On Sanctuary Way, the $2,250,000 deed on 4300 carries state sale code 98 (deed or instrument errors) and the $2,150,000 deed on 4236 in February 2024 carries code 03 (property characteristics changed significantly after the transfer). We show both but keep them out of the median, as the county does.
Usually, because two-story homes are larger: the 15 on the roll run 3,519 to 5,251 heated square feet (median 4,146) against 3,059 for the 47 one-story homes, and their 2025 median just value is $1,812,361 against $1,307,608. Only one two-story home sold in the window, so price per square foot, not the plan alone, is the fairer comparison.
Describe it the way the county records it: a detached block and stucco pool home under a concrete tile roof, with the heated square footage, bedrooms and stories from your card, the golf or lake class if your lot carries it, and what has been replaced and when. Avoid words the record does not support, such as “Bay Island golf course”, “dock” or “maintenance-free”, because a buyer’s agent will check the card.
Not unless the documents say so. The Sanctuary association owns the street and the conservation and water retention tracts, and we found no primary source that it maintains owners’ lawns, pools or houses. If your neighborhood documents assign any lot upkeep to the association, quote them; otherwise describe the pool, lot and house as yours to keep.
Under Section 720.401 you must give your buyer the homeowners’ association disclosure summary before the contract is signed, and Florida’s contract forms carry the state flood disclosure. During the transaction, your buyer will also receive the estoppel certificates of the Sanctuary association and the master association, the neighborhood declaration and rules, the master Declaration, By-Laws and Rules, and your property disclosures.
A contract signed without the §720.401 disclosure summary is voidable by the buyer before closing, which hands a buyer a way out of the deal at the worst possible time. The master Declaration (§12.13) repeats the duty for every Bonita Bay transfer. We put the summary in front of every buyer before the contract is signed, so the issue never arises on a Sanctuary sale.
An estoppel certificate is each association’s written statement of what is owed on your home, including regular assessments, any special assessment and any charge due at closing. A Sanctuary sale needs two, one from The Sanctuary at Bonita Bay Homeowners’ Association and one from the Bonita Bay Community Association. Section 720.30851 sets the delivery time and fee rules, and the title agent normally requests both early.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association statement describes a different formula, with no recorded amendment reconciling them, so we do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at your closing, and the Sanctuary association’s estoppel states anything owed to it.
The master Declaration requires no sale approval that we found; it requires you to deliver the §720.401 disclosure summary, and both estoppel certificates are needed for closing. Whether the Sanctuary documents add a notice or approval step is set in those documents, and we read them for every Sanctuary listing before the home goes on the market.
Yes. Bonita Bay’s open house guidelines require 72 hours’ notice to the master association with the listing agreement, allow open houses Monday to Saturday 9 to 5 and Sunday 1 to 4, require the master association’s sign standard and allow no SOLD signs. Any Sanctuary rule on signs or showings is in the neighborhood documents, which we read before the first showing.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025, so it is past. Your master estoppel certificate confirms that nothing remains owed on your home. Any pending special assessment of either association, including any Sanctuary assessment for the street or tracts, must appear on the estoppel certificates, and we disclose what they show.
Plainly and with documents. Every Sanctuary lot measures wholly in FEMA Zone AE with a base flood elevation of 10 feet, on panel 12071C0652G effective November 17, 2022, so every buyer with a federally backed mortgage will need flood insurance. Hand buyers your elevation certificate, your current flood policy declaration and the City’s CRS Class 5 discount before they ask.
It is one of the most important documents in a Sanctuary sale. Every lot sits in Zone AE at 10 feet, the homes are built at grade, and the flood premium follows how high your finished floor sits against that number; the City notes premiums fall by nearly half for each foot above it and double for each foot below. If you do not have a certificate, order one before listing.
Fix what buyers and insurers will flag: an old tile roof or underlayment, missing opening protection (30 of 62 cards record none), a tired air-conditioning system, pool equipment near the end of its life, a damaged screen enclosure and stucco cracks. On a 1990s block home, documented roof, window and enclosure work changes how buyers and insurers read the whole listing.
Every Sanctuary lot measures in Zone AE, so a buyer who plans a renovation whose cost reaches 50% of the structure’s market value triggers the City’s substantial improvement rule, and the whole house must then meet current flood requirements. On a slab home built at grade in the 1990s, that can mean raising the floor, so remodeling buyers price it before they offer.
Staging helps most where a buyer has to imagine the space: the main living area, the pool deck and the lanai with its view to the golf course or the lake. With most Sanctuary homes between about 2,600 and 4,700 heated square feet, furniture scaled to 11 to 13 foot ceilings and clear views out matter more than decoration. Professional photos, video and a twilight pool shot sell the setting.
Southwest Florida’s buyer traffic peaks from January through April, and four of the ten qualified Sanctuary deeds of the last 60 months were recorded from January to April. A home listed in late fall or early winter is ready for the busiest showing months. Two of the four recent MLS closings took 19 days or less, so price and presentation matter more than timing alone.
A Sanctuary seller’s closing costs typically include the listing commission, Florida documentary stamp tax on the deed, the owner’s title policy (customarily paid by the seller in Lee County, though the contract controls), the estoppel certificate fees, prorated property taxes and assessments, and any payoff of a mortgage. Your title agent itemizes the exact figures on the settlement statement before closing.
Yes, subject to the lease and the governing documents. The master Declaration binds every tenant to the governing documents, and the lease itself decides whether a buyer takes the home with the tenant in place. The Southwest Florida MLS pull of September 30, 2026 shows no Sanctuary lease in the prior 12 months, so an investor buyer will want your lease and rent history.
A Bonita Bay Club membership is separate from your Sanctuary deed, even on a golf lot. The Club does not publish its initiation fees, dues or transfer rules on its public website, and whether a membership can pass to your buyer is the Club’s decision under its own rules. Your Sanctuary sale never requires a Club membership, and the master association’s amenities pass to the buyer with the home.
Sanctuary homes are single-family homes on platted lots, so a buyer’s lender reviews the house, the appraisal, the insurance and the flood policy, not a condominium project. Every lot measures in Zone AE, so a federally backed loan requires flood insurance, and the appraiser will lean on the same ten deeds and nearby Woodlake and Creekside sales.
On September 30, 2026 one other Sanctuary home was listed, 4356 Sanctuary Way at $1,699,000, so your first competition is on your own street. Beyond it, buyers comparing large single-family pool homes in Bonita Bay will see Woodlake, with a 60-month median of $1,765,000, and Creekside, at $2,342,500, on the same day they see yours.
On the same 60-month county yardstick, Woodlake recorded 25 deeds at a $1,765,000 median and $566 per square foot; The Sanctuary recorded 10 at $1,940,000 and $630. Woodlake lots are larger (median 0.445 acre against 0.256), while Sanctuary homes are near the golf course or a lake on 36 of 62 lots. We put those differences into your pricing and listing copy.
Gather your elevation certificate, wind mitigation and four-point reports, roof, window, air-conditioning, pool and screen enclosure permits, your flood and windstorm policy declarations, any survey, the Sanctuary declaration and rules you received at purchase, and the receipts for improvements. The City of Bonita Springs permit history by address fills gaps, and buyers can then quote insurance in their first week.
Most Florida contracts give the buyer an inspection period to inspect, negotiate repairs or credits, or cancel. On a 1990s block pool home, the tile roof, air conditioning, pool equipment and enclosure, plumbing and opening protection are the usual findings. A pre-listing inspection and the permits for recent work let you fix or price those items first.
The record is too thin to call a trend from ten deeds. The repeat sales show long-run gains (4313 from $900,000 in 2010 to $2,500,000 in 2024; 4272 from $905,000 in 2014 to $2,400,000 in 2024), and 4306 recorded $3,200,000 in 2025, but all four recent MLS closings sold below list and the three 2026 deeds ran $1,350,000 to $1,585,000. We price from the current matching deeds.
Property taxes and both associations’ assessments are prorated between seller and buyer to the closing date on the settlement statement, using the figures on the tax bill and the two estoppel certificates. Any special assessment due, and any charge the master association’s estoppel states is payable at closing, is allocated between the parties under the contract. Your title agent shows each line before you sign.
Every Sanctuary fact on this page comes from a recorded plat or state record, a county, city, state or federal record, the Bonita Bay Community Association’s or the Bonita Bay Club’s own published pages, a named news report, or the Southwest Florida MLS figures pulled on September 30, 2026. Every link below was checked and answered on November 1, 2026; recorded instruments are cited by book and page or instrument number in the text.
The official documents below are published by the Bonita Bay Community Association, the City of Bonita Springs, the School District of Lee County, the State of Florida and NOAA. They are the documents we read for this page, and the ones a Sanctuary buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Street and Neighborhoods | Bonita Bay Community Association | Current posting | Assigns Sanctuary Way and Sanctuary Crossing to the Sanctuary neighborhood | |
Media Brochure, January 2026 | Bonita Bay Community Association | January 2026 | 2,400 acres, 3,346 residences, 12 miles of paths, separately owned Club and Marina | |
Open House Guidelines | Bonita Bay Community Association | Current posting | Open house hours, 72-hour notice, sign standard, no SOLD signs | |
Trails map | Bonita Bay Community Association | Current posting | The path network that connects Sanctuary Way to the parks and the Club | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Where The Sanctuary sits among Bonita Bay’s neighborhoods | |
Facilities and amenities map | Bonita Bay Community Association | Current posting | Parks, beach shuttle points and community facilities | |
Ordinance No. 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Sanctuary permits, including enclosed space below the base flood elevation | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
Zoning District Map Book | City of Bonita Springs | July 6, 2011 | Zoning districts by map sheet within city limits | |
How to use online services | City of Bonita Springs Community Development | Current posting | The City’s online permit portal, for a home’s permit history | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Elementary Zone Q, middle Zone GG and the South high school choice zone | |
Parks of Bonita Bay | Bonita Bay Community Association | Current posting | Estero Bay Park, Riverwalk Park and Spring Creek Park: boardwalk, boat ramp, kayak launches, bocce, pickleball | |
Sale qualification codes, effective January 1, 2026 | Florida Department of Revenue | 2026 | The codes behind the qualified-sale set, including codes 03 and 98 cited for two Sanctuary deeds | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The three Bonita Bay Unit 8 plats (Plat Book 46, Pages 26 to 31; Plat Book 46, Page 83; Plat Book 47, Page 65), the Sanctuary neighborhood declaration, the recorded master Declaration (Lee County Instrument 2011000142834) and the master association’s By-Laws (Instrument 2020000126919) are public records at the Lee County Clerk, retrieved by book and page or instrument number; none is posted as a free copy online, and the Sanctuary association’s documents come to a buyer with the disclosure package in a sale.
Market data from Southwest Florida MLS, pulled September 30, 2026. County sales and parcel records from the Lee County Property Appraiser, recorded sales through September 2026. McGreevy and Comisar, Best Realtor for The Sanctuary at Bonita Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
