Tuckaweye is a 31-home neighborhood on Greenflower Court in Bonita Bay, Bonita Springs, with 25 attached and 6 freestanding homes built 1987 to 2003 and 10 recorded sales in 60 months at an $865,000 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 Tuckaweye at Bonita Bay. Tuckaweye at Bonita Bay is a 31-home neighborhood on Greenflower Court inside the master-planned community of Bonita Bay in Bonita Springs, Florida, a short walk from the Bonita Bay Community Association office near the main entrance. It was built in two parts: 25 attached homes from 1987 to 1989, joined in buildings of two to five, and six freestanding one-story homes from 1993 to 2003 at the west end of the street. Eleven lots are coded lake frontage, and 30 of the 31 county cards record a private pool. Whether you’re ready to sell your Tuckaweye 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.
Tuckaweye turns over slowly, so the Lee County qualified-deed record needs a long window: it shows 10 Tuckaweye sales in the 60 months since November 2021 at a median of $865,000, ranging from $640,000 to $1,025,000. The Southwest Florida MLS, pulled September 30, 2026, counted two Tuckaweye closings in the 12 months to that date, $740,000 and $1,000,000, with no home listed or pending 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 31 of its Tuckaweye home field cards and its record for the common-elements parcel, its qualified-sale file (index dated November 1, 2026, newest recorded Tuckaweye sale January 20, 2026), Lee County’s parcel, building footprint and hydrography map layers, the recorded instruments the county legal descriptions cite, the Bonita Bay Community Association’s recorded Declaration and public pages, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, Florida’s 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 Tuckaweye 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 Tuckaweye market read built from every qualified Tuckaweye deed of the last five years, all 31 county home cards, the county’s building footprints, its water coding and FEMA’s flood layer.
If you’re searching for the best realtor for Tuckaweye in Bonita Bay, Bonita Springs, whether you’re ready to sell your Tuckaweye home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Tuckaweye for a specific reason. A 31-home street does not produce a price every month, and when it does the number can mislead. Tuckaweye mixes attached homes and freestanding ones, one-story and two-story plans, lake lots and street-side lots, on homesites of 0.10 to 0.31 acre. The 10 qualified deeds of the last 60 months run from $640,000 to $1,025,000, and one house, 3163 Greenflower Court, recorded three of them: $925,000 in September 2022, $1,025,000 in June 2024 and $890,000 in April 2025. A listing agent who prices from a Bonita Bay average, or from one old Tuckaweye sale, can miss by a wide margin in either direction.
Recent Tuckaweye track record (last 12 months): In the 12 months to September 30, 2026 the Lee County record holds two qualified Tuckaweye deeds: 3098 Greenflower Court at $740,000 on October 17, 2025, and 3153 Greenflower Court at $1,000,000 on January 20, 2026, the highest-priced Tuckaweye sale in that window. The Southwest Florida MLS, pulled September 30, 2026, shows the same two closings, at 93.1% and 83.3% of their list prices. Two sales are not a median, so the rest of this guide reads the market on the 60-month county record. We will walk you through every one of those sales.
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Selling your Tuckaweye home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Tuckaweye? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Tuckaweye 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 attached and freestanding homes to the lake lots, the flood line through the street, the comparison with Arbor Strand, the seller section and the sources behind every figure.
Living in Tuckaweye at Bonita Bay means a pool home on one short street just inside the Bonita Bay entrance, with a lake behind the lanai on 11 of the 31 lots, the master association office about 0.2 mile away by straight line, and the whole Bonita Bay setting (12 miles of paths, three waterside parks, the Private Beach) through the master association.
Every one of the 31 Tuckaweye homes carries a Greenflower Court address, street numbers 2901 to 3163. The Bonita Bay Community Association’s own street table lists both Greenflower Court and the Tuckaweye neighborhood (BBCA Street and Neighborhoods), and on the Lee County roll every Greenflower Court home in ZIP 34134 is a Tuckaweye parcel, so the street and the neighborhood are the same thing. On the map Tuckaweye sits in the northeast part of Bonita Bay, beside Burning Tree: by our straight-line measurement from the center of the Tuckaweye parcels, the master association’s office at 3451 Bonita Bay Boulevard is about 0.2 mile to the north, the shops and restaurants of the Promenade at Bonita Bay about 0.4 mile north, the Bonita Bay Club address on Country Club Drive about 0.5 mile northwest and the Bonita Bay Marina about 1.2 miles southwest.
A street of 31 single-family homes in two parts. The original Tuckaweye at Bonita Bay is 25 homes on Lots 1 to 25, whose county legal descriptions read “TUCKAWEYE AT BONITA BAY OR 1922 PG 0873 LOT 16”, for example: the lots are described by reference to an instrument recorded at Official Records Book 1922, Page 873, not by a plat book. A 26th parcel in the same legal, 3.92 acres on the county parcel layer, is described as the Tuckaweye common elements and is carried on the roll in the name of the Tuckaweye at Bonita Bay homeowners’ association; it holds the street and the grounds and runs to the edge of the lake. Tuckaweye Phase II added six lots, 26 to 31, by a recorded plat, Plat Book 52, Pages 21 to 23, at 2901 to 2951 Greenflower Court.
The two parts are different products. The Property Appraiser assigns all 25 original homes its town-house improvement type, with the single-family use code, and its cards record two to five homes in each building. Lee County’s building footprint layer agrees: every original Tuckaweye house is drawn touching the house beside it. The six Phase II homes carry the county’s ranch improvement type, one story each, and stand apart, about 8 to 12 feet between footprints on the same layer.
Tuckaweye is not a golf-course street, not a dockfront boating street and not a single-story neighborhood. On Lee County’s parcel layer the nearest Bonita Bay Club golf course parcel (the Marsh course) is about 530 feet from the closest Tuckaweye lot (3163) and about 1,190 feet from the farthest (3071), so no Tuckaweye lot fronts a fairway; the setting behind the homes is the lake, the common grounds or a neighbor’s garden. No Tuckaweye field card shows a dock or boat lift. And while most of the homes are one story, the county cards record 10 two-story homes among the original 25, so “single-story” is true of 21 homes, not all 31.
The Property Appraiser’s land line on each card classifies the lot, and Tuckaweye splits two ways. Eleven lots are coded lake frontage: 3071, 3073, 3075, 3077, 3079, 3103, 3105, 3121, 3123, 3151 and 3153 Greenflower Court, all on the south side of the original street. On Lee County’s hydrography layer each of them lies within about 12 feet of the same freshwater lake, about 2.8 acres on the county map, and the Tuckaweye common-elements parcel runs to its edge. Twenty lots carry no water class, including all six Phase II homes, which sit about 300 to 320 feet from that lake. The county’s 2025 values follow the split: the lake-class homes carry a median just value of $762,250 and the others $668,560.
The field cards record 21 one-story homes and 10 two-story homes. The two-story homes are all in the original section (3070, 3071, 3073, 3075, 3079, 3098, 3101, 3131, 3151 and 3153), each a ground floor of about 2,112 square feet with a finished upper story of about 530 to 670 square feet; two more original cards (3103 and 3123) also list an upper-story area while recording one story. All six Phase II homes are one story. Every card records block and stucco exterior walls, a concrete tile roof and a garage, and 30 of the 31 list a residential pool.
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). Tuckaweye’s position is its everyday advantage: the master association office, the Promenade’s shops and the Club’s main campus are all within about half a mile by straight line, and the back of the original street adjoins office parcels on Bonita Bay Boulevard near the entrance rather than another neighborhood. Burning Tree, on Kindlewood Lane, adjoins Tuckaweye’s common grounds to the north. Tuckaweye owners share the parks and the Private Beach with the rest of Bonita Bay.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell and buy in Tuckaweye, a 31-home street inside Bonita Bay where the lake behind the lanai, attached or freestanding, one story or two and the renovation decide most of the price. Selling a Tuckaweye home? Start with a free Tuckaweye home valuation, or call Jesse direct at (239) 898-6072. Buying on Greenflower Court? 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 Tuckaweye at Bonita Bay homes for sale on its own site.
Data updated: November 2026. Tuckaweye at Bonita Bay recorded 10 qualified sales in the 60 months since November 2021 at an $865,000 median, from $640,000 to $1,025,000, in the Lee County Property Appraiser recorded sales, through September 2026. The county deed records run through the newest recorded Tuckaweye sale, January 20, 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 sales in five years on a 31-home street is a small sample, and we say so wherever a figure leans on it.
The county tool chose a 60-month window because it is the first window with 10 or more qualified Tuckaweye sales; a 12-month window holds one, a 24-month window seven, and the 36-month and 48-month windows nine each. Every sale in the window was a resale; the last new Tuckaweye home on the roll was finished in 2003.
Recorded | Address (Greenflower Ct) | Section | Water class | Stories | Heated sq ft | Deed price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
September 28, 2022 | 3163 | Original (attached) | None | One | 2,112 | $925,000 | $438 |
April 17, 2024 | 2941 | Phase II (freestanding) | None | One | 2,050 | $975,000 | $476 |
June 18, 2024 | 3163 | Original (attached) | None | One | 2,112 | $1,025,000 | $485 |
February 28, 2025 | 3105 | Original (attached) | Lake | One | 2,114 | $840,000 | $397 |
April 11, 2025 | 3163 | Original (attached) | None | One | 2,112 | $890,000 | $421 |
April 18, 2025 | 3100 | Original (attached) | None | One | 2,112 | $815,000 | $386 |
August 8, 2025 | 2911 | Phase II (freestanding) | None | One | 1,980 | $640,000 | $323 |
August 12, 2025 | 3161 | Original (attached) | None | One | 2,127 | $720,000 | $339 |
October 17, 2025 | 3098 | Original (attached) | None | Two | 2,642 | $740,000 | $280 |
January 20, 2026 | 3153 | Original (attached) | Lake | Two | 2,651 | $1,000,000 | $377 |
The 10 deeds total $8,570,000. Ten is an even count, so the median is the mean of the middle pair: sorted, the fifth and sixth prices are $840,000 and $890,000, and their mean is $865,000. The per-square-foot median works the same way: the fifth and sixth values are $386 and $397, a median of $392 per county heated square foot. One house, 3163, recorded three of the 10 deeds ($925,000 in September 2022, $1,025,000 in June 2024 and $890,000 in April 2025), so the 10 deeds cover eight different homes, about a quarter of the street.
Two Tuckaweye deeds were recorded in the 12 months to September 30, 2026: 3098 Greenflower Court at $740,000 on October 17, 2025, a two-story attached home of 2,642 heated square feet on the roll, and 3153 Greenflower Court at $1,000,000 on January 20, 2026, a two-story attached home of 2,651 heated square feet on a lake lot. Two sales are not a median and not a trend, so we quote them as two sales and read the market on the 60-month record above. Between January 20 and the September 2026 end of the county index no further qualified Tuckaweye deed was recorded.
The Southwest Florida MLS, pulled September 30, 2026, counted two Tuckaweye closings in the 12 months to that date. 3153 Greenflower Court was listed at $1,200,000 and sold for $1,000,000 on January 20, 2026, a sale-to-list ratio of 83.3% after 36 days on market, recorded as three bedrooms plus a den and three baths on 2,651 living square feet, about $377 per listed square foot. 3098 Greenflower Court was listed at $795,000 and sold for $740,000 on October 17, 2025, 93.1% of list after 155 days on market, three bedrooms plus a den and three baths on 2,625 living square feet, about $282 per listed square foot. On the pull date no Tuckaweye home was listed for sale, none was pending, and no Tuckaweye rental listing, active or leased, appeared in the 12-month rental pull. Two closings describe two houses; they are not a median and we do not present them as one.
MLS closing | Address (Greenflower Ct) | MLS list price | Sold | Sale-to-list | Days on market |
|---|---|---|---|---|---|
October 17, 2025 | 3098 | $795,000 | $740,000 | 93.1% | 155 |
January 20, 2026 | 3153 | $1,200,000 | $1,000,000 | 83.3% | 36 |
On the two sales both records hold, they agree on the price to the dollar and on the date, so the deed-versus-MLS rule has nothing to settle on price. They differ a little on the description of the houses: the county roll records 3098 as 2,642 heated square feet and the MLS as 2,625 living square feet, and the roll counts bedrooms and baths by its own method, without the dens the MLS lists. Each measures by its own method; the per-square-foot figures on this page say which denominator they use.
At Tuckaweye the county’s heated area and the MLS living area are close: identical at 3153 (2,651) and 17 square feet apart at 3098. The two price-per-square-foot figures on this page still use different denominators and periods and are not interchangeable: $392 per county heated square foot is the median of 10 deeds over 60 months; $377 and $282 per MLS listed square foot are two single closings.
With no Tuckaweye home listed on the September 30, 2026 pull, there is no current asking price to compare. The two MLS closings of the last 12 months both sold below their list prices, one by 6.9% after 155 days and one by 16.7% after 36 days, which says first asking prices have run ahead of what buyers paid. When a Tuckaweye home does come to market, read its ask against the deeds in the table that match its section, water class, story count and size, not against the 60-month median alone.
The county record lets us split the deeds, with a warning that the groups are tiny. Only two of the 10 deeds were lake-class homes: 3105 at $840,000 and 3153 at $1,000,000. The two Phase II deeds were 2941 at $975,000 and 2911 at $640,000, the high and low ends of the window for nearly identical one-story houses, which shows how much condition moves a price here. The county’s 2025 values, which cover all 31 homes rather than the few that sold, put the lake class on top (median just value $762,250 against $668,560) and the freestanding Phase II homes above the attached originals (median $798,530 against $676,500).
The county record shows how far Tuckaweye prices moved before this window. The first recorded home sales, from 1987 to 1989, ran from $177,500 (3141, August 1987) to $276,000 (3151, May 1989), and Phase II lots sold vacant for $52,000 (2941, September 1994) and $60,000 (2901, May 1995). In the mid-2000s peak 3101 recorded $875,000 (April 2007) and 3151 $770,000 (May 2007); after it, 2931 recorded $389,000 (December 2010) and 2911 $340,000 (April 2011). Qualified deeds from 2017 through 2021 include $380,000 (3141, January 2017), $587,000 (3079, April 2017), $565,000 (2941, January 2019), $576,500 (3131, April 2019), $605,000 (3103, April 2019), $445,000 (2931, March 2020), $437,500 (2901, March 2020), $530,000 (3133, April 2020), $570,000 (3161, January 2021) and $770,000 (3073, March 2021). Repeat sales tell the story best: 3100 went from $380,000 in 2011 to $815,000 in 2025; 2941 from $565,000 in 2019 to $975,000 in 2024; 3161 from $570,000 in 2021 to $720,000 in 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 nearby Bonita Bay single-family neighborhoods we publish a guide for: qualified improved deeds recorded in the 60 months since November 2021, from the same Lee County index (built November 1, 2026), with each neighborhood matched to its own recorded legal descriptions.
Neighborhood | Homes | Built | Heated sq ft | Deeds (60 months) | Median | Range | Median per heated sq ft |
|---|---|---|---|---|---|---|---|
Tuckaweye | 31 | 1987 to 2003 | 1,980 to 2,779 | 10 | $865,000 | $640,000 to $1,025,000 | $392 |
Arbor Strand | 27 | 1993 to 1999 | 2,005 to 3,234 | 12 | $975,000 | $740,000 to $1,180,000 | $437 |
Bay Harbor | 62 | 1995 to 1998 | 1,761 to 3,093 | 22 | $969,375 | $630,000 to $1,625,000 | $452 |
Burning Tree | 42 | 1988 to 1992 | 1,410 to 2,367 | 12 | $568,500 | $375,000 to $845,000 | $347 |
Oakwood Villas | 26 | 1987 to 1989 | 1,612 to 2,531 | 10 | $554,500 | $448,000 to $725,000 | $324 |
Anchorage | 37 | 1991 to 1999 | 2,268 to 4,644 | 14 | $1,300,000 | $885,000 to $2,250,000 | $518 |
Tuckaweye sits between the two groups: above Burning Tree and Oakwood Villas, the other attached neighborhoods of the same late-1980s era, and a step below the detached streets of Arbor Strand and Bay Harbor, with Anchorage a tier up. Arbor Strand is the closest pair on price and size: 60-month medians $110,000 apart, median heated areas 2,120 and 2,240 square feet.
For a buyer, the record says Tuckaweye trades rarely (10 deeds in 60 months on 31 homes, two in the last 12) and that the house you want may not come up for a year or more, so be ready when it does. For a seller, the same record says price discipline pays: 3163 recorded $1,025,000 in 2024 and $890,000 ten months later, and both MLS closings of the last year sold below their asking prices. With so few sales, the closest matching deeds, the county’s values for all 31 homes and the condition of the house carry more weight than any street median.
Tuckaweye at Bonita Bay grew out of the Bonita Bay master plan of the mid-1980s: its original 25 lots were described in an instrument recorded at Official Records Book 1922, Page 873, its homes were finished from 1987 to 1989, and a second phase of six lots, platted at Plat Book 52, Pages 21 to 23, filled in from 1993 to 2003 at the west end of Greenflower Court.
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); Tuckaweye sits in its northeast corner, near the US 41 entrance. The City of Bonita Springs, which incorporated in 1999, now governs the land (City of Bonita Springs, history).
The county roll’s year-built column for the original 25 homes is short: two in 1987, nine in 1988 and fourteen in 1989. That speed, and the near-identical ground floors (about 2,112 to 2,127 square feet on most cards), show a street built as one project of joined homes rather than lot by lot. Ten of the 25 took a second story of about 530 to 670 square feet, which is why the original section runs from 2,112 to 2,779 heated square feet. We do not name a builder or developer, because no primary record we read identifies one.
The six Phase II lots were platted separately and built on one at a time: houses were finished in 1993, 1995, 1997, 2000 (two) and 2003, and the county cards record vacant-lot sales of $52,000 (2941, September 1994) and $60,000 (2901, May 1995) before those two lots were built on. Several Phase II lot lines were moved by deed after the plat: the legal descriptions of 2901, 2911, 2921, 2931 and 2941 add or except strips described at Official Records Book 2740 (Pages 2377 to 2383) and Book 3024 (Page 2981), so a survey, not the plat alone, shows the boundary of a Phase II lot today.
Tuckaweye 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. The Lee County roll lists the Tuckaweye common-elements parcel in the name of the Tuckaweye at Bonita Bay homeowners’ association. The state’s corporate search refused our automated check on November 1, 2026, so confirm the neighborhood association’s exact legal name, 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.
Tuckaweye’s homes are 31 single-family homes with block and stucco walls and concrete tile roofs, built 1987 to 2003, from 1,980 to 2,779 heated square feet (median 2,120) on lots of 0.100 to 0.312 acre, 21 of them one story and 10 two stories, with a garage on every county card and a private pool on 30.
Measure (county roll, field cards and parcel layer, November 1, 2026) | Original Tuckaweye (Lots 1 to 25) | Tuckaweye Phase II (Lots 26 to 31) |
|---|---|---|
Homes (single-family use code) | 25 | 6 |
Recorded as | Official Records Book 1922, Page 873 | Plat Book 52, Pages 21 to 23 |
County improvement type | Town house, two to five homes per building | Ranch, freestanding |
Year built | 1987 to 1989 | 1993 to 2003 |
Heated area | 2,112 to 2,779 sq ft (median 2,127) | 1,980 to 2,267 sq ft (median 2,037) |
Bedrooms | 2 bed: 2 · 3 bed: 18 · 4 bed: 5 | 3 bed: 5 · 4 bed: 1 |
Stories | One story: 15 · two stories: 10 | One story: 6 |
Lot size (Lee County parcel layer) | 0.100 to 0.180 acre (median 0.118) | 0.163 to 0.312 acre (median 0.177) |
Water class (Property Appraiser land line) | Lake: 11 · none: 14 | None: 6 |
Pool | 24 of 25 | 6 of 6 |
2025 just value | $540,847 to $938,769 (median $676,500) | $720,946 to $858,541 (median $798,530) |
Across all 31 homes the roll records block and stucco walls and a concrete tile roof on every card, a garage on every card, three bedrooms on 23, and a 2025 just value total of $22,065,895.
This is the first question a Tuckaweye buyer should settle for a specific address. The original 25 homes are attached: the county’s cards record “units in building” of two, three, four or five, and the footprint layer shows the joined rows (two at 3070 and 3072, five from 3071 to 3079, five from 3098 to 3106, three from 3101 to 3105, a run from 3121 to 3143 that the cards record as buildings of two and four, and pairs at 3151 and 3153 and at 3161 and 3163). Each attached home still sits on its own numbered lot with its own parcel number and the single-family use code. The six Phase II homes from 2901 to 2951 are freestanding houses on larger lots. A shared wall changes the questions about roofs, insurance and repairs, which the documents answer and we cover below.
Twenty-one of the 31 cards record a single story: 15 of the original homes and all six in Phase II. The 10 two-story homes are 3070, 3071, 3073, 3075, 3079, 3098, 3101, 3131, 3151 and 3153, from 2,641 to 2,779 heated square feet. For a buyer who wants every room on one level, the record narrows the search to 21 houses; for one who wants a guest floor, to 10.
Three bedrooms is the Tuckaweye norm (23 homes), with four on six homes and two on two. Most single-story original homes cluster tightly at 2,112 to 2,127 heated square feet (3072 records 2,322, and 3123, whose card lists an upper-story area, 2,651), the two-story originals at 2,641 to 2,779, and the Phase II homes at 1,980 to 2,267. The largest house on the street is 3073, 2,779 heated square feet, coded lake frontage. The county counts bathrooms by its own method; the MLS counts on recent listings (three bedrooms plus a den and three baths at both 3098 and 3153) add dens the roll does not separate.
Lot sizes on Lee County’s parcel layer run from 0.100 acre to 0.312 acre, a median of 0.134 acre: compact lots, because the common grounds and the lake do the work a big yard would. A residential pool appears on 30 of the 31 cards (3141 shows a screened porch instead), and many list a pool enclosure or pool patio. Several cards also note impact glass or hurricane shutters.
Every Tuckaweye home was built from 1987 to 2003, so a buyer is inspecting a house built under the codes of its day and improved, or not, since. Ask for the roof age and permit, the wind mitigation report (roof-to-wall connection, roof deck attachment, opening protection), the four-point report an insurer will want on an older house, the air-conditioning age, the pool equipment and screen enclosure, and the elevation certificate. In the attached section, ask also how the roof over a shared wall was last replaced and by whom, and whether the neighboring home’s roof was done at the same time. The City of Bonita Springs permit history by address shows which of those have 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 31 homes run from $540,847 to $938,769, a median of $707,561, and total $22,065,895. Just value is the county’s estimate as of January 1 for tax purposes, not a sale price; the 60-month deed median of $865,000 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.
Tuckaweye at Bonita Bay is a lake-and-garden street, not a golf or dockfront one: 11 of its 31 home lots are coded lake frontage on one freshwater lake along the south side of the original street, the Tuckaweye common-elements parcel runs to that lake’s edge, no Tuckaweye lot touches a golf course on the county map, and no county record shows a private dock or boat lift.
On November 1, 2026 we read the land line on all 31 Tuckaweye home cards at the Lee County Property Appraiser, and overlaid the Tuckaweye parcels on Lee County’s parcel, building footprint and hydrography map layers (Lee County parcel layer; Lee County building footprints; Lee County hydrography layer). The results:
Lot group (county card) | Lots | Addresses (Greenflower Ct) | What the county map shows behind the lot |
|---|---|---|---|
Lake class | 11 | 3071, 3073, 3075, 3077, 3079, 3103, 3105, 3121, 3123, 3151, 3153 | A freshwater lake of about 2.8 acres within about 12 feet of the lot line, with the common-elements parcel at its edge |
No water class, original street | 14 | 3070, 3072, 3098 to 3106 even, 3101, 3131 to 3143, 3161, 3163 | Common grounds, neighboring homes or office parcels along Bonita Bay Boulevard; the lake about 80 to 225 feet away (3101 about 12 feet) |
No water class, Phase II | 6 | 2901, 2911, 2921, 2931, 2941, 2951 | Garden lots about 300 to 320 feet from the same lake |
3101 is the one lot that sits as close to the lake as the lake-class lots, about 12 feet on the map, yet its card carries no water class; 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 edge to edge on the county’s map layers, not surveyed; the recorded instruments and a survey decide the true boundary of any lot.
Some descriptions of Bonita Bay neighborhoods promise golf course views. For Tuckaweye the county map does not support that. Searching Lee County’s parcel layer for golf course parcels around Bonita Bay, the nearest Bonita Bay Club course to Tuckaweye is the Marsh course parcel, about 530 feet from the closest Tuckaweye lot (3163) and about 1,190 feet from the farthest (3071); the Creekside and Bay Island course parcels are farther away. No Tuckaweye lot adjoins a fairway, and none of the 31 cards carries a golf land class. If a view across open land matters to you, judge it from the lanai on a showing, and treat “golf view” in any listing as a claim to check, not a fact.
No Tuckaweye field card lists a dock, boat lift or davit among its extra features, and the boat dock field on Lee County’s parcel layer is empty for all 31 homes; the layer’s seawall field is marked on one lake lot, 3079, which a survey would confirm. The water touching Tuckaweye lots is a freshwater stormwater lake, and the master association maintains lake and stormwater management across Bonita Bay. Building anything at a lake edge in Bonita Bay needs master association Design Review approval under §9.2 of the master Declaration, 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 1.2 miles southwest of the center of Tuckaweye.
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 Tuckaweye home comes with its own private pool on 30 of the 31 county cards, plus Bonita Bay’s paths, three waterside parks, gated entry, Community Patrol and Private Beach through the master association; the Bonita Bay Club’s golf, racquet sports, fitness and dining come only if you join, and marina slips and storage only if you rent them.
Every Tuckaweye 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 Tuckaweye 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 Greenflower Court 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 Tuckaweye home 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 0.5 mile from the center of Tuckaweye. On the county map the nearest of the Club’s courses, the Marsh course, is about 530 feet from the closest Tuckaweye lot.
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 Tuckaweye owner can skip the Club entirely and use 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 Tuckaweye deed unless the Club’s own rules say so.
Tuckaweye owners pay the Bonita Bay Community Association master assessment and the assessment of the Tuckaweye neighborhood association (the Tuckaweye at Bonita Bay homeowners’ association on the county roll), 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 Tuckaweye neighborhood 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 Tuckaweye neighborhood association levies whatever its recorded documents authorize. On a street of joined homes with a 3.92-acre common-elements parcel, that can include the street and grounds it holds on the county roll, landscaping and irrigation, and possibly exterior items such as roofs or painting, but only the documents say which. We have not read the Tuckaweye declaration recorded at Official Records Book 1922, Page 873, and the association publishes no budget on a public page, so we do not state what it maintains, insures or charges. 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.
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 depends on what the Tuckaweye documents assign: a Phase II owner insures a freestanding house in full, while an owner of an attached original home needs to learn from the declaration whether the association carries any coverage on roofs or shared structure before buying a policy. Every owner pays electricity to Florida Power and Light and water and sewer to Bonita Springs Utilities.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association written statement describes a different formula; no recorded amendment reconciling the two has been located. We therefore do not publish either figure as the current charge. The master association’s estoppel certificate states what is due at a Tuckaweye 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, and pool, lawn and pest service to the extent the neighborhood documents leave them to you. On a 1987 to 2003 house, the wind mitigation report and the roof’s age drive the windstorm premium more than anything else you can control, so order the inspection 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 Tuckaweye 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 Tuckaweye neighborhood 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 Tuckaweye buyer’s title agent confirms on the master estoppel that nothing remains owed on the home being purchased.
Whether the Tuckaweye association has levied, approved or is considering a special assessment of its own, for a roof cycle, painting, the street 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. Florida law requires the estoppel certificate to list assessments due and any pending special assessment, and a buyer who asks for the budget and recent board minutes before the inspection period ends is in the best position to negotiate.
Tuckaweye is governed by two sets of documents: its own neighborhood documents (the instrument at Official Records Book 1922, Page 873 for the original 25 lots and the common elements, the Tuckaweye Phase II plat at Plat Book 52, Pages 21 to 23, plus the neighborhood 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 a buyer or title agent retrieves these by book and page or instrument number at the Clerk.
Every Tuckaweye home is a single-family parcel inside the Bonita Bay master association, so the homeowners’ association statute applies at the master level. 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).
In the original section, a home that shares a wall shares a look: roof tile, paint color, windows and the courtyard or lanai screen are seen as part of a building, not one house. Anything visible from outside goes to master association Design Review under §9.2, with any neighborhood-level review the Tuckaweye documents add, before it goes to the City for a permit. A Phase II owner follows the same steps for a freestanding house. Start the approvals before you order materials; Design Review standards may be stricter than the building code.
Tuckaweye 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 Tuckaweye 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 Tuckaweye owner can lease the home subject to the Tuckaweye 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 Tuckaweye rental listings, active or leased, in the prior 12 months.
Data updated: November 2026. The Southwest Florida MLS, pulled September 30, 2026, returned no Tuckaweye rows in its 12-month rental pull: no active rental listing and no leased record. That does not prove no Tuckaweye home is ever leased (a lease arranged privately never reaches the MLS), but it does mean there is no recent asking-rent data to quote for this street, and a buyer modeling rental income has to work from comparable Bonita Bay leases, not Tuckaweye ones.
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 Tuckaweye 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 Tuckaweye document we reviewed authorizes nightly or weekly rentals, and the master association’s rules bind tenants like owners. On a home bought near the $865,000 county median, 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.
Pet rules at Tuckaweye come from the Tuckaweye 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 Tuckaweye 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 a lake lot, keep dogs away from the water’s edge, where alligators live, and on a street of joined homes remember that a neighbor shares the wall. 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.
Tuckaweye at Bonita Bay straddles a FEMA flood line: at the center points of its 31 lots, 8 fall in Zone AE with a base flood elevation of 9 feet (NAVD88) and 23 in shaded Zone X, the 0.2% annual chance area, all on FIRM panel 12071C0656G, 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 Tuckaweye 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 across both sections and both sides of the street, against 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 (Greenflower Court) | Section, water class | Flood zone at the lot center | Base flood elevation | FIRM panel | Evacuation zone |
|---|---|---|---|---|---|
3163 (east end) | Original, none | AE, coastal floodplain | 9 ft | 12071C0656G | A |
3123 | Original, lake | X, 0.2% annual chance (shaded) | None set | 12071C0656G | A |
3100 | Original, none | AE, coastal floodplain | 9 ft | 12071C0656G | A |
3075 | Original, lake | X, 0.2% annual chance (shaded) | None set | 12071C0656G | A |
2931 (Phase II) | Phase II, none | X, 0.2% annual chance (shaded) | None set | 12071C0656G | A |
Across all 31 lots, the center point falls in Zone AE at 3070, 3071, 3072, 3073, 3100, 3105, 3143 and 3163, and in shaded Zone X at the other 23. The lot outlines tell the fuller story: 26 of the 31 lots touch both zones, and five (3070, 3071, 3072, 3073 and 3105) lie wholly in Zone AE. The adjoining Collier County panel’s outline also touches these points; the Lee County panel governs a Lee parcel. FEMA rates a building by where the building sits, so a Tuckaweye home’s zone is settled by its elevation certificate and the lender’s flood determination for the structure, not by a lot center. Zone AE is a Special Flood Hazard Area, and flood insurance is federally required for a federally backed mortgage on a structure in it. 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 Tuckaweye home in or touching Zone AE is how its lowest floor compares with 9 feet. That number is on the elevation certificate, not on the county card. 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 1987 to 2003 were elevated to the maps of their day, and the maps have changed since, so ask the seller for the elevation certificate and give it to your insurance agent before you rely on a quote.
For a Tuckaweye home rated 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 elevation requirements; on an attached home that question can reach the neighbor’s side of the wall. The City explains how it applies the rule in its toolkit (City substantial improvement toolkit) and its floodplain ordinance (Ordinance 22-05).
Tuckaweye’s panel, 12071C0656G, is one of the November 17, 2022 G panels covering Bonita Bay. Because the AE line crosses the street, a future revision could move individual homes in either direction. 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 Tuckaweye points we ran fall in Lee County Evacuation Zone A (storm surge zone 1), whatever their flood zone. 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). A shaded Zone X flood rating does not change the evacuation order, so the hurricane plan (shutters or impact glass, the pool and patio furniture, who checks the house after a storm, and in the attached section how the neighbors coordinate) 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). The City keeps its Ian recovery pages and grant program online (City of Bonita Springs, Hurricane Ian; Ian progress report; CDBG-DR grant management). We found no primary source documenting Ian damage to specific Tuckaweye homes; the seller’s disclosures, the City permit history by address and the insurance claim history are where a buyer confirms it.
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 Tuckaweye home starts with the documents: a freestanding Phase II owner insures the whole house, while an attached original home’s coverage depends on what the Tuckaweye declaration assigns to the owner and to the association, plus a flood policy priced from the elevation certificate whether the house rates in Zone AE or shaded Zone X.
On a street of joined homes the line between “my roof” and “our roof” is drawn by the recorded documents, not by habit. Before you bind a policy on an original Tuckaweye home, read in the declaration who must insure the roof, the exterior walls and the shared wall, whether the association carries a master policy on any part of the structure, and who pays a deductible after a storm. Your agent then writes the owner’s policy to fill exactly the gap the documents leave, and your lender sees one consistent answer.
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. On a house of Tuckaweye’s age, a newer permitted roof and impact glass or approved shutters on every opening are usually the difference between an ordinary and an expensive windstorm quote; five Tuckaweye cards already record hurricane glass or shutters. 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. If the lender’s determination places the house in Zone AE, a federally backed lender requires it; in shaded Zone X it is optional, usually cheaper and still worth carrying inside Evacuation Zone A. The premium follows the elevation certificate, the foundation and the replacement cost; the City’s CRS Class 5 discount applies to NFIP policies. Get the flood quote during the inspection period, from the elevation certificate rather than an estimate, and ask whether the current policy can be transferred to you.
Insurers commonly ask for a four-point inspection (roof, electrical, plumbing, air conditioning) on homes of Tuckaweye’s age. The pool, screen enclosure and pool equipment are part of the windstorm conversation too, and a pool cage replaced after a storm is worth documenting with its permit.
Lee County public schools serve Tuckaweye 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 Greenflower Court 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).
Tuckaweye 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 Tuckaweye homes are issued by the City of Bonita Springs Community Development Department, not by Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs (incorporated in 1999). Exterior work also needs master association Design Review approval under the master Declaration before the City permit is pulled.
Up to three approvals can apply to a Tuckaweye project: (1) master association Design Review under §9.2 of the master Declaration for anything that changes the exterior, the landscaping or a lake edge; (2) any neighborhood-level review or consent the Tuckaweye documents add, which matters most for roofs and walls shared with a neighbor; and (3) a City of Bonita Springs building permit for roofs, windows, doors, pool cages, 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 the lake or the stormwater system also involves the water management district’s rules (Florida DEP). A buyer can search a home’s permit history by its Greenflower Court address through the City, which is the best way to see when the roof, air conditioning, windows or pool cage were last permitted.
Tuckaweye sits in the entrance corner of Bonita Bay: Burning Tree on Kindlewood Lane adjoining it to the north, office parcels on Bonita Bay Boulevard behind part of the street, the master association office about 0.2 mile north, the Promenade at Bonita Bay’s shops about 0.4 mile north, the lake along its south side and the US 41 corridor at the community’s eastern edge. Zoning and land use are set by the City of Bonita Springs, and the county roll carries every Tuckaweye lot as planned development (PUD).
The City’s Zoning District Map Book shows zoning districts by map sheet within city limits, and the City’s maps page links its current maps (City area maps). Zoning ordinances and resolutions are indexed on the City site (zoning ordinances; zoning resolutions), and the City’s stormwater program covers the drainage system Bonita Bay’s lakes feed (City stormwater and drainage). Because Bonita Bay is built out and every Tuckaweye lot is improved, the practical questions for a Tuckaweye buyer are changes to the neighboring office and commercial parcels along Bonita Bay Boulevard, 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 Tuckaweye 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 roads, gates and patrol, the Tuckaweye association handling what its documents assign, and each owner handling the rest.
Every Tuckaweye field card records a garage subarea, of about 420 to 600 square feet; on the two-story original homes the card calls it a lower garage. Whether a boat, trailer, kayak rack 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 Tuckaweye neighborhood documents; on a short street with a shared common parcel, read both before you buy around a boat or a trailer. 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 Greenflower Court follows the arrangement for the street; confirm it for the specific address when you tour.
Tuckaweye sits in the northeast corner of Bonita Bay, in ZIP 34134 in the City of Bonita Springs, between Fort Myers to the north and Naples to the south, with US 41 at the Bonita Bay gates and I-75 to the east. That position gives Tuckaweye 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 master association office and the Promenade.
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).
Tuckaweye is one of Bonita Bay’s smallest single-family neighborhoods, 31 pool homes on one street, with a 60-month deed median of $865,000: priced above the attached neighborhoods of Burning Tree and Oakwood Villas, a step below the detached patio homes of Arbor Strand and the homes of Bay Harbor, and well below the larger single-family streets such as Anchorage.
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 neighborhoods closest to Tuckaweye line up as Oakwood Villas ($554,500 median), Burning Tree ($568,500), Tuckaweye ($865,000), Bay Harbor ($969,375), Arbor Strand ($975,000) and Anchorage ($1,300,000). Tuckaweye is the bridge between the joined-home neighborhoods built in the late 1980s and the freestanding single-family streets of the 1990s, and it holds both kinds of home on one street.
Burning Tree is the neighborhood that adjoins Tuckaweye to the north, 42 homes on Kindlewood Lane built from 1988 to 1992, with 1,410 to 2,367 heated square feet on the county roll. On the same 60-month yardstick it recorded 12 deeds at a $568,500 median, from $375,000 to $845,000, at $347 per square foot. A Burning Tree buyer pays less for a smaller home of the same era; a Tuckaweye buyer pays more at the median for 2,100 to 2,800 square feet, a lake lot on 11 homes and a pool on almost every card.
Oakwood holds Oakwood Villas, 26 attached homes on Oakwood Lake Drive built from 1987 to 1989, with 10 deeds in 60 months at a $554,500 median and $324 per square foot; it is Tuckaweye’s closest match in era and in its joined construction, at a lower price. Bay Harbor is 62 single-family homes of 1,761 to 3,093 square feet on Shell Ridge Circle and Shell Ridge Court, built 1995 to 1998, with 22 deeds at a $969,375 median and $452 per square foot, about 1.4 miles west by straight line. Anchorage is 37 single-family homes on Riverbank Drive, built 1991 to 1999, with 14 deeds at a $1,300,000 median and $518 per square foot. Tuckaweye sits above the joined-home neighborhoods and below the larger detached streets.
Tuckaweye and Arbor Strand are compact single-family streets about half a mile apart inside Bonita Bay, with median home sizes of 2,120 and 2,240 heated square feet and 60-month county medians of $865,000 and $975,000; the choice comes down to attached or freestanding, the lake, the flood zone and a $45 gap per square foot.
Arbor Strand is 27 detached single-family homes on Arbor Strand Drive and Bay Hammock Court, built 1993 to 1999, from 2,005 to 3,234 heated square feet, recorded as Bonita Bay Unit 21. By straight line its center is about 0.5 mile west-southwest of the center of Tuckaweye. In the 60 months since November 2021 Arbor Strand recorded 12 qualified deeds at a $975,000 median, from $740,000 to $1,180,000, at a median of $437 per heated square foot; Tuckaweye recorded 10 at $865,000, $640,000 to $1,025,000, $392 per heated square foot.
Question | Tuckaweye | Arbor Strand |
|---|---|---|
Homes and street | 31 homes, Greenflower Court | 27 homes, Arbor Strand Drive and Bay Hammock Court |
Construction (county cards and footprints) | 25 attached (two to five per building), 6 freestanding | 27 freestanding |
Built (county roll) | 1987 to 2003 | 1993 to 1999 |
Heated area (county) | 1,980 to 2,779 sq ft (median 2,120) | 2,005 to 3,234 sq ft (median 2,240) |
Lot size (county parcel layer) | 0.100 to 0.312 acre (median 0.134) | 0.161 to 0.376 acre (median 0.198) |
One story / two story (county records) | 21 / 10 | 27 / 0 |
Qualified deeds, 60 months since November 2021 | 10 | 12 |
Median deed price | $865,000 | $975,000 |
Deed range | $640,000 to $1,025,000 | $740,000 to $1,180,000 |
Median per heated sq ft | $392 | $437 |
Turnover (deeds per home, 60 months) | 32.3% (10 on 31) | 44.4% (12 on 27) |
Lake lots (county land class) | 11 | 0 |
Flood zone at measured addresses (FEMA NFHL, November 1, 2026) | 8 of 31 lot centers AE at 9 ft, 23 shaded X; panel 12071C0656G | AE, BFE 10 ft at 3 addresses; panel 12071C0654G |
Evacuation zone | A | A |
Associations | Tuckaweye neighborhood association plus the master association | Arbor Strand’s own documents plus the master association |
Choose Tuckaweye if you want a lake behind the house (11 lake-class lots, none in Arbor Strand), the lower entry price ($865,000 against $975,000 at the median, $392 against $437 per square foot), a two-story plan (10 on the county cards), a pool on almost every home, or a shorter trip to the master association office (about 0.2 mile by straight line from the center of Tuckaweye, about 0.6 mile from the center of Arbor Strand), the Promenade and the Club’s main campus. Choose Arbor Strand if you want a freestanding house without a shared wall, a slightly larger lot (median 0.198 acre against 0.134), every home on one level (all 27 on the county parcel layer), or more recent construction from the 1990s. Flood exposure separates them too: most Tuckaweye lot centers measure shaded Zone X, while every Arbor Strand address we measured is Zone AE at 10 feet, but in both the elevation certificate of the specific house decides the flood premium. In both, the house decides the price more than the street does, so compare the specific deeds that match your size, water and condition.
Tuckaweye’s strengths are documented ones (pool homes on their own lots, lake frontage on 11 lots, a position near the entrance, the master association office and the Club, most lot centers in shaded Zone X, the full Bonita Bay master amenities) and so are its limitations (shared walls on 25 homes, a FEMA line through the street, Evacuation Zone A, no golf frontage and no docks, a very thin resale market, unpublished fees and homes from 1987 to 2003).
If you’re searching for a Tuckaweye listing agent, or thinking, ‘I need someone to sell my Tuckaweye home…’, start with the record: 10 qualified Tuckaweye deeds in 60 months at an $865,000 median, from $640,000 to $1,025,000, and two MLS closings in the last 12 months at 93.1% and 83.3% of list. McGreevy and Comisar price, prepare and market Tuckaweye homes from that record, not from a Bonita Bay average.
Our credentials as your Tuckaweye listing agent:
In the 12 months to September 30, 2026 we tracked two qualified Tuckaweye deeds in the Lee County record: 3098 Greenflower Court at $740,000 on October 17, 2025 and 3153 Greenflower Court at $1,000,000 on January 20, 2026. Over 60 months the record shows 10 sales at an $865,000 median and $8,570,000 in volume. The Southwest Florida MLS, pulled September 30, 2026, shows those two closings after 155 and 36 days on market; no Tuckaweye home was listed or pending on the pull date.
Four things. First, scarcity cuts both ways: with no Tuckaweye home on the market for long stretches, the right buyer may be waiting, but there is also no fresh comparable, so the price has to be built from the 60-month deeds, the county’s values for all 31 homes and the condition of your house. Second, the paperwork: Section 720.401 requires your disclosure summary before the contract is signed, Florida’s residential flood disclosure applies to every sale, and on an attached home buyers will want the neighborhood documents that say who maintains and insures the roof and the shared wall, 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, buyers ask about the lake, the shared wall, flood, insurance and fees on the first call, and we answer with documents.
Start with a free Tuckaweye 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 Tuckaweye home from the deeds that match its section, water class, size, story count and condition, not from the street median. On the county record the 60-month median is $865,000, but the same house at 3163 recorded $925,000, $1,025,000 and $890,000 in under three years. We adjust from the closest matches for lake or street side, attached or freestanding, pool, roof age and renovation, then test the price against Arbor Strand and Burning Tree listings on the day you list.
The two Tuckaweye closings in the Southwest Florida MLS, pulled September 30, 2026, took 36 and 155 days on market. Two sales are not a pattern; on a 31-home street the time to sell depends mostly on the first price and the condition, and the deed record shows Tuckaweye homes are bought in every season.
A Tuckaweye buyer usually asks first for the two estoppel certificates (neighborhood and master), the §720.401 disclosure summary, the neighborhood declaration with its roof, wall and insurance provisions, the elevation certificate, the wind mitigation and four-point reports, the roof and air-conditioning permits, the flood and windstorm policy declarations, and the neighborhood rules on leasing, pets and vehicles. Having them at listing shortens every negotiation.
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 Tuckaweye neighborhood 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 Tuckaweye deed. 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 Tuckaweye sale itself never requires a Club membership on either side.
Tuckaweye’s long-run value rests on Bonita Bay’s fixed supply, its master-association amenities, its lake and its location near the entrance between Naples and Fort Myers; the recorded deeds show that Tuckaweye prices rise and fall with the wider market, from first home sales near $177,500 to $276,000 in 1987 to 1989 to $1,025,000 in 2024 and an $865,000 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 1987 to 2003 looking cared for in 2026.
Bonita Bay is built out, and Tuckaweye has 31 homes, all improved. New supply in the region comes from new communities outside the gates, not from more homes on Greenflower Court. That does not guarantee appreciation (the county record shows 3163 recording less in 2025 than in 2024), but it means every Tuckaweye buyer competes for one of a fixed 31, only 11 of them on the lake and only six freestanding.
For a buyer who wants a pool home of more than 2,000 square feet inside Bonita Bay’s gates, Tuckaweye is one of the more direct ways in at a 60-month median of $865,000. The trade is a shared wall on most homes, a flood line through the street, homes that are 23 to 39 years old and a resale market that moves very rarely.
Bonita Springs is the incorporated city that governs Tuckaweye’s permits, zoning, flood program and city taxes; its CRS Class 5 rating lowers NFIP premiums, and its location puts Greenflower Court 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.
Tuckaweye 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 Greenflower Court by straight line. For this Tuckaweye guide we read the county’s water coding, the master Declaration, all 31 county home cards, the county’s building footprints and every qualified Tuckaweye 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 Tuckaweye 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 Tuckaweye deeds recorded since November 2021 for this update, we read every one of the 31 Tuckaweye home cards to count the pools, stories, water classes and units per building, we measured which homes share a wall on the county’s footprint layer, we measured each lot’s distance to the lake and the nearest golf course on the county map, and we measured the flood zone at all 31 Tuckaweye 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:
Tuckaweye is a street where specifics decide the price: lake lot or street side, attached or freestanding, one story or two, the age of the roof and who replaced it, the windows, the pool and its cage, and whether the kitchen and baths have been redone since the house was built. With two closings a year, a Tuckaweye 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 lake, the shared wall, the absence of golf frontage, the flood line 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 Tuckaweye 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 Tuckaweye home? Get a free Tuckaweye home valuation, or call Jesse direct at (239) 898-6072.
Buying in Tuckaweye? 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 Tuckaweye, see our Bonita Bay guide, our Bonita Springs guide and our guides to the neighboring streets Burning Tree and Arbor Strand.
The best Tuckaweye buyers we work with ask the most questions before the offer and the fewest after closing. Order both estoppel certificates early, read the neighborhood declaration for the roof, wall and insurance provisions, 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 addition, a boat or a rental. There is no obligation and no cost for an initial conversation.
The questions below are the ones Tuckaweye buyers ask us most, answered from the county roll and footprint layer, the recorded documents, FEMA’s flood layer 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.
Tuckaweye at Bonita Bay is a neighborhood of 31 single-family homes on Greenflower Court, near the main entrance of the Bonita Bay master-planned community in Bonita Springs, Florida. Twenty-five original homes built from 1987 to 1989 are attached in buildings of two to five, six Phase II homes built from 1993 to 2003 are freestanding, and 30 of the 31 county cards record a private pool.
Both. The 25 original homes on Lots 1 to 25 are attached: the Property Appraiser codes them with its town-house improvement type and records two to five homes per building, and Lee County’s footprint layer draws each one joined to a neighbor. The six Phase II homes at 2901 to 2951 Greenflower Court are freestanding one-story houses.
Every Tuckaweye home carries the county’s single-family use code and its own lot number and parcel. The original lots are described by an instrument at Official Records Book 1922, Page 873, with a common-elements parcel held by the neighborhood association; read that instrument to confirm exactly what an owner owns and which statute governs it.
Tuckaweye is in the northeast corner of Bonita Bay, near the main entrance, beside Burning Tree. By straight line from the center of the neighborhood, the master association office is about 0.2 mile north, the Promenade at Bonita Bay about 0.4 mile north and the Bonita Bay Club address about 0.5 mile northwest.
Tuckaweye has 31 homes. The Lee County roll counts 32 parcels: 25 homes in the original Tuckaweye at Bonita Bay, six in Tuckaweye Phase II, and one common-elements parcel of 3.92 acres on the county parcel layer, carried in the name of the neighborhood association.
The county roll dates the original homes to 1987 (two), 1988 (nine) and 1989 (fourteen), and the six Phase II homes to 1993, 1995, 1997, 2000 (two) and 2003. Several have been renovated since; the City permit history by address shows what was replaced and when.
Tuckaweye homes run from 1,980 to 2,779 heated square feet on the county roll, with a median of 2,120. Most single-story original homes are about 2,112 to 2,127 square feet, the two-story originals 2,641 to 2,779, and the Phase II homes 1,980 to 2,267. Lots run from 0.100 to 0.312 acre.
Most Tuckaweye homes have three bedrooms: the county roll records 23 three-bedroom homes, six with four bedrooms and two with two. Recent MLS listings at 3098 and 3153 Greenflower Court describe three bedrooms plus a den, which the county roll does not separate.
Mostly one. The county field cards record 21 one-story homes and 10 two-story homes; all 10 two-story homes are in the original attached section, and all six Phase II homes are one story. A buyer who wants single-level living has 21 houses to watch.
Nearly all. A residential pool appears on 30 of the 31 Tuckaweye field cards at the Lee County Property Appraiser; 3141 is the exception, with a screened porch on its card. Many cards also list a pool enclosure or pool patio.
Yes. Every one of the 31 Tuckaweye field cards records a garage subarea, from about 420 to 600 square feet; the two-story original homes record it as a lower garage. Rules on parking outside the garage come from the master association and the neighborhood documents.
Eleven do on the county record. The Property Appraiser codes 3071, 3073, 3075, 3077, 3079, 3103, 3105, 3121, 3123, 3151 and 3153 as lake frontage, each within about 12 feet of the lake along the south side. 3101 sits about as close on the map without a water class; judge any view on a showing.
Not from a golf course lot. On Lee County’s parcel layer the nearest Bonita Bay Club course parcel, the Marsh course, is about 530 feet from the closest Tuckaweye lot, and no Tuckaweye lot adjoins a fairway. The water on the county record is the lake along the south side.
No Lee County record we read shows one. None of the 31 Tuckaweye field cards lists a dock or boat lift, and the boat dock field on the county parcel layer is empty. Boating runs through the Bonita Bay Marina and the master association’s Riverwalk Park ramp.
At the Bonita Bay Marina, a separately owned marina on the Imperial River with 326 dry storage spaces for boats up to 36 feet and 98 wet slips, at its own fees and with a 36-inch maximum draft. Riverwalk Park offers a boat ramp and kayak storage. Whether a boat or trailer may stay at the house is set by the association rules.
A Tuckaweye home comes with its own pool on 30 of 31 county cards, plus the master association’s 12 miles of paths, three waterside parks, gated entry, Community Patrol and the Private Beach. The Bonita Bay Club and the marina are optional and separately paid.
Yes. Tuckaweye is inside Bonita Bay’s gates, and the master association runs the Community Patrol and the visitor and vendor access procedures. Law enforcement is the Lee County Sheriff’s Office.
Tuckaweye owners pay the Bonita Bay Community Association master assessment and the Tuckaweye neighborhood association assessment. Neither association publishes its assessment on a public page, so the current figures come from the estoppel certificates and the §720.401 disclosure summary in the sale.
The Tuckaweye neighborhood documents decide that, not a listing description. We have not read the declaration at Official Records Book 1922, Page 873, and the association publishes no budget, so we do not state what it maintains or insures. Read the declaration and the budget in the disclosure package before you make an offer.
No. Bonita Bay has no Community Development District and no special taxing district; Lee County’s list of special districts names none for Bonita Bay. The Bonita Springs fire district on a Tuckaweye tax bill is a citywide independent fire district, not a Bonita Bay district.
No. No source we reviewed, including the master Declaration provisions on this page, the county roll and the master association’s public pages, sets an age restriction for Tuckaweye, so buyers of any age can purchase a home there. Confirm in the neighborhood documents delivered with the sale.
Yes, subject to the Tuckaweye neighborhood documents and the 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 Tuckaweye rental listings in the prior 12 months, so there is no recent asking-rent data for the street.
Pet rules come from the Tuckaweye neighborhood documents and the master association’s rules, not from the master Declaration, which contains no pet provision. We found no published Tuckaweye pet rule, so read the neighborhood documents before you buy if you have a pet. Documented assistance animals are protected under federal law.
Partly. FEMA’s line runs through the street: on November 1, 2026, 8 of the 31 lot center points measured Zone AE, coastal floodplain, with a base flood elevation of 9 feet, and 23 measured shaded Zone X, on panel 12071C0656G, effective November 17, 2022. Five lots lie wholly in Zone AE. The elevation certificate settles a specific home.
If the lender’s flood determination places the house in Zone AE and you finance with a federally backed mortgage, yes. In shaded Zone X it is optional but advisable inside Evacuation Zone A. The City’s CRS Class 5 rating gives NFIP policies a 25% discount, and the elevation certificate drives the premium.
Tuckaweye is in Lee County Evacuation Zone A (storm surge zone 1) at every point we ran, including the homes whose lots measure shaded Zone X. Zone A is the first area Lee County orders to evacuate, often for any named storm approaching from the Gulf.
Hurricane Ian’s surge came up the Imperial River and flooded homes along the river and creeks in Bonita Springs, and inside Bonita Bay it destroyed the master association’s Private Beach facility, since rebuilt. We found no primary source documenting damage to specific Tuckaweye homes; the seller’s disclosures, permit history and claim history answer that for a given house.
No. Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish its initiation fees or dues on its public website, and a Tuckaweye owner can use the master association’s paths, parks and Private Beach without joining.
Yes. The Private Beach on Hickory Boulevard is owned by the master association, not the Club, and it is an amenity of every Tuckaweye owner through the master membership, with a resident shuttle.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025 and due June 30, 2025, is past. Whether the Tuckaweye neighborhood association has a pending assessment is answered by its estoppel certificate, which Florida law requires to list assessments due and pending.
The Lee County qualified-deed record shows a median of $865,000 for the 10 Tuckaweye sales in the 60 months since November 2021, from $640,000 to $1,025,000. The Southwest Florida MLS, pulled September 30, 2026, shows two closings in 12 months, at $740,000 and $1,000,000, which are two sales and not a median.
The two Tuckaweye closings in the Southwest Florida MLS, pulled September 30, 2026, took 155 and 36 days on market and sold at 93.1% and 83.3% of their list prices. The better question is how often a home comes up: 10 qualified deeds in 60 months on 31 homes.
On the September 30, 2026 MLS pull, no Tuckaweye home was listed for sale and none was pending. Our Domain Realty Group team keeps the current list on its own site, and a buyer who wants Tuckaweye should be ready before a home appears.
The Tuckaweye neighborhood association, which holds the common-elements parcel on the county roll, handles neighborhood-level matters under its own recorded documents. The Bonita Bay Community Association is the mandatory master association for all of Bonita Bay: roads, gates, patrol, lakes and stormwater, parks, the Private Beach and Design Review.
Under Section 720.401 you receive the seller’s disclosure summary before you sign, and the estoppel certificates from both associations come before closing. Ask as well for the neighborhood declaration, bylaws and rules, the elevation certificate, the wind mitigation report and the survey, which matters on the Phase II lots whose lines were adjusted by deed.
Lee County uses proximity-based school choice. Under the district’s most recent published plan, nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High; confirm a Greenflower Court address’s zones with the School District of Lee County.
On the same 60-month county yardstick, Tuckaweye recorded 10 deeds at an $865,000 median and $392 per square foot; Arbor Strand, about half a mile away, recorded 12 at $975,000 and $437. Arbor Strand’s 27 homes are all freestanding and one story; Tuckaweye has lake lots, two-story plans and mostly attached homes.
These are the questions Tuckaweye sellers ask us before they list, answered from the Lee County deed record, the 31 Tuckaweye county cards, the county’s footprint layer, FEMA’s flood layer, Florida’s homeowners’ association statute and the Southwest Florida MLS figures pulled on September 30, 2026. Each answer is specific to Tuckaweye at Bonita Bay and names the document that settles the question.
Your Tuckaweye home is worth what the closest matching deeds support, adjusted for its section, lake or street-side lot, size, story count and condition. The Lee County record shows 10 qualified Tuckaweye sales in the 60 months since November 2021 at an $865,000 median, from $640,000 to $1,025,000, at a median of $392 per heated square foot. The two lake-class deeds were $840,000 and $1,000,000, and the two Phase II deeds $640,000 and $975,000. A valuation starts from the two or three deeds most like your house.
The best Tuckaweye listing agent prices from the Tuckaweye deed record, explains the shared wall, the lake and the flood line with documents, and markets to buyers who already understand Bonita Bay. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales, and we built this guide from every qualified Tuckaweye deed of the last five years and all 31 county home cards. Compare agents on the public record with our Bonita Springs agent comparison before you choose.
Two. The Southwest Florida MLS, pulled September 30, 2026, shows two Tuckaweye closings in the 12 months to that date, and the Lee County record shows the same two qualified deeds: 3098 Greenflower Court at $740,000 on October 17, 2025 and 3153 Greenflower Court at $1,000,000 on January 20, 2026. Over 60 months the county records 10 qualified sales on the 31 homes, so two a year is the long-run pace on this street.
Tuckaweye homes recorded a median deed price of $865,000 over the 60 months since November 2021, from $640,000 to $1,025,000, in the Lee County Property Appraiser’s qualified-sale file. Tuckaweye needs a five-year window because a shorter one holds too few sales: the tool’s 12-month window holds one and its 36-month window nine. The Southwest Florida MLS, pulled September 30, 2026, shows two closings at $740,000 and $1,000,000, which describe two houses rather than a typical price.
The two Tuckaweye closings in the Southwest Florida MLS pull of September 30, 2026 took 36 and 155 days on market. Two sales are not a pattern, so plan the timeline around price and preparation: a Tuckaweye home priced against the matching deeds and the nearby Arbor Strand and Burning Tree sales, with the neighborhood documents ready at listing, gives the buyers who are waiting for this street a reason to act.
The two Tuckaweye closings in the Southwest Florida MLS pull of September 30, 2026 sold at 93.1% and 83.3% of their list prices: $740,000 against $795,000, and $1,000,000 against $1,200,000. Two ratios are data points, not an expectation, but both say first asking prices ran ahead of the deeds. A seller who prices at the matching Tuckaweye deeds should expect to negotiate within a few percent; one who prices well above them should expect a longer wait.
On the county’s own valuation, yes: the 11 lake-class Tuckaweye homes carry a 2025 median just value of $762,250, against $668,560 for the 20 homes without a water class. On deeds the sample is too small to measure, with only two lake-class sales in 60 months, $840,000 at 3105 and $1,000,000 at 3153. A lake behind the lanai is a real premium; condition and story count can outweigh it.
The county values the six freestanding Phase II homes above the attached originals, with 2025 median just values of $798,530 against $676,500. The two Phase II deeds in 60 months, $975,000 and $640,000, bracket most of the attached sales, so condition clearly matters as much as the wall. Buyers do ask who maintains and insures a shared roof, and a seller who answers from the declaration protects the price.
Describe it the way the county records it. The Property Appraiser codes the 25 original homes with its town-house improvement type, records two to five homes per building, and gives each its own lot and the single-family use code. Call it an attached single-family home on its own lot, state the story count from the card, and let the floor plan and photographs show the privacy of the courtyard and lanai.
Only with care. On Lee County’s parcel layer no Tuckaweye lot adjoins a golf course: the nearest Bonita Bay Club course parcel, the Marsh course, is about 530 feet from the closest Tuckaweye lot. A buyer’s agent who checks the county map will see that. Describe what is actually behind the house, the lake, the common grounds or a garden setting, and let the photographs show the view. Accurate words keep a contract together.
If your card says so. The county records 21 one-story Tuckaweye homes and 10 two-story homes, all 10 in the original section, and two more original cards list an upper-story area while recording one story. Describe the plan as your card and floor plan show it. Buyers who want every room on one level check, and a two-story home described as single-story invites a correction late in the deal.
Under Section 720.401 you must give your buyer the homeowners’ association disclosure summary before the contract is signed, and the master Declaration (§12.13) repeats that duty. Florida’s residential flood disclosure also applies. Your buyer will also expect estoppel certificates from the Tuckaweye neighborhood association and the master association, the neighborhood declaration, bylaws and rules, and in practice the elevation certificate, wind mitigation report and survey. Preparing them at listing keeps the contract on schedule.
A contract signed without the required disclosure summary is voidable by the buyer before closing under Section 720.401, which gives a buyer an exit you do not want them to have. The fix is simple: attach the summary to the listing paperwork so it is delivered before any offer on your Tuckaweye home is signed. Your listing agent and the closing agent should both confirm it is in the file before the contract is executed.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, special assessments, fees and any pending charges. A Tuckaweye sale needs two, one from the Tuckaweye neighborhood association and one from the Bonita Bay Community Association. The closing agent usually requests them; Section 720.30851 sets the delivery time, the contents and the fee caps. Ordering early avoids a closing delay.
The recorded 2011 master Declaration contains a buyer-paid resale reserve assessment, and a later master association statement describes a different formula; no recorded amendment reconciling the two has been located, so we do not publish either as the current charge. Whatever is due appears on the master association’s estoppel certificate, and by the Declaration it is a buyer charge. Your Tuckaweye contract can confirm who pays it.
We found no sale-approval requirement in the recorded Bonita Bay master Declaration; it requires the §720.401 disclosure summary, and the estoppel certificates are needed for closing. Whether the Tuckaweye neighborhood documents add a notice or approval step is set in those documents, which we read before listing. Either way, the buyer’s purchase of a Tuckaweye home never requires a Bonita Bay Club membership.
Yes. The master association’s Open House Guidelines require 72 hours’ notice with the listing agreement, limit open houses to Monday through Saturday 9 to 5 and Sunday 1 to 4, require the association’s sign standard and allow no SOLD signs. Signs are also barred on golf courses, bike paths and the main roads at the entrances. We schedule every Tuckaweye open house on Greenflower Court inside those rules.
The master association’s $500 per unit beach-rebuild assessment, approved March 20, 2025, was due June 30, 2025 and is past. If it was paid, the master estoppel certificate for your Tuckaweye home will show nothing owed for it; if anything remains, the estoppel will list it and the closing settles it. Disclosure in Florida covers known facts that materially affect value, and the estoppel puts every assessment on paper anyway.
Present it with documents. FEMA’s line runs through Tuckaweye: 8 of the 31 lot centers measure Zone AE with a 9-foot base flood elevation and 23 measure shaded Zone X, on panel 12071C0656G, effective November 17, 2022, all inside Evacuation Zone A. Give buyers your elevation certificate, your flood policy declarations, any flood claim history and the lender’s flood determination if you have one, so they see where your house actually rates.
Yes, more than almost any other document on this street. Because the flood line crosses Greenflower Court, two neighbors can rate differently, and only the elevation certificate shows where your lowest floor sits against the 9-foot base flood elevation. A certificate showing the floor above it supports a lower premium; the City notes premiums fall by nearly half for each foot above. If you do not have one, order it before listing.
The repairs that pay are the ones a buyer’s insurer and inspector will flag: an old roof, original windows without opening protection, an aging air-conditioning system, pool equipment and a tired pool cage. On 1987 to 2003 houses those items drive the windstorm quote and the inspection report. On an attached home, check with the association first which of them are yours to do. A permitted roof and a clean wind mitigation report usually do more for a Tuckaweye price than new paint.
On a Tuckaweye home rated in Zone AE, the City of Bonita Springs treats work costing 50% or more of the structure’s market value as a substantial improvement, which requires bringing the building up to current flood elevation rules. Buyers planning a major remodel will price that limit into their offer, and on an attached home it can involve the neighbor. A seller with the elevation certificate and recent permits ready lets the buyer see the room the house has.
Stage the parts buyers pay for on Greenflower Court: the lanai, the pool and, on a lake lot, the view to the water. Clear the pool deck, trim the landscaping you are responsible for, and photograph the view at the right time of day. Inside, show the plan clearly, and on a two-story home show the upper room as its own space. Professional photography and video matter because many Tuckaweye buyers decide before they fly in.
The Tuckaweye deed record over 60 months shows sales recorded in January, February, April, June, August, September and October, so buyers act in every season. Many Bonita Bay buyers tour in winter, which makes a listing ready by late fall well placed, but on a street where a home comes up about twice a year, being the right house on the market matters more than the month.
A Tuckaweye seller typically pays the listing commission, Florida documentary stamp tax on the deed, and in Lee County the owner’s title policy by custom, though the contract controls. Add any assessments owed on the two estoppel certificates, prorated property taxes, the payoff of any mortgage, and any repairs or credits negotiated after inspection. We give you a line-by-line net sheet from the actual numbers before you sign a listing.
Yes, but the lease travels with the house unless it ends before closing. The master Declaration binds tenants to the governing documents, and any lease terms the Tuckaweye neighborhood documents set still apply. The Southwest Florida MLS pull of September 30, 2026 showed no Tuckaweye rental listings, so most buyers expect to occupy or use the home themselves; a vacant home or a lease that ends before closing usually widens the buyer pool.
Your Bonita Bay Club membership is separate from your Tuckaweye deed. The Club does not publish its initiation fees, dues or transfer rules on its public website, so whether a membership can pass to your buyer, be resold or be resigned is the Club’s decision under its own rules. Tell us your membership status at listing so we can describe it accurately to buyers who ask.
Financed buyers can buy in Tuckaweye. A lender will order a flood determination for the structure and require flood insurance if it rates in Zone AE, and it will want a windstorm policy it accepts on a house built from 1987 to 2003, with the association’s coverage documented on an attached home. A current wind mitigation report, a four-point report, a permitted roof and an elevation certificate let the buyer’s agent quote quickly.
With no Tuckaweye home listed on the September 30, 2026 pull, a new Tuckaweye listing competes mostly with other Bonita Bay homes near its price: Arbor Strand’s freestanding patio homes (60-month median $975,000), Bay Harbor ($969,375) and the Burning Tree and Oakwood homes priced below it. It stands out with its lake or street-side lot stated plainly, a pool and cage in good order, a recent roof and the documents ready, priced against the matching deeds.
Compare on the same yardstick. In the 60 months since November 2021, Tuckaweye recorded 10 deeds at an $865,000 median and $392 per heated square foot, Arbor Strand 12 at $975,000 and $437, and Burning Tree 12 at $568,500 and $347. Arbor Strand’s homes are freestanding and measure Zone AE; Burning Tree’s are smaller and older. Buyers weigh those differences, so your price should too.
The county cards record 21 one-story and 10 two-story Tuckaweye homes. In the 60-month deed record eight of the 10 sales were one-story homes, and the two two-story sales, $740,000 at 3098 and $1,000,000 at 3153, are far apart. A two-story listing therefore has few recent comparables on the street, and we price it partly from the county’s values and from neighboring streets, saying plainly which deeds support the price.
Gather the survey, the elevation certificate, the wind mitigation and four-point reports, permits for the roof, windows, air conditioning and pool cage, the flood and windstorm policy declarations, any claim history, the Tuckaweye neighborhood association’s contact for estoppel requests, its declaration and budget, and your Club membership status. On a 31-home street where buyers compare county cards, a complete file at listing answers questions before they become negotiation points.
On a Tuckaweye home built from 1987 to 2003, inspections commonly flag roof age, original windows, air-conditioning age, pool equipment and moisture around doors and lanais, and on an attached home the condition where the roof meets the neighbor’s. Under the standard Florida contracts your buyer may ask for repairs, a credit or a price change, or cancel within the inspection period. A pre-listing inspection lets you fix or price the issues on your terms.
The Tuckaweye record is mixed and thin. Over the longer run prices rose sharply: 3100 went from $380,000 in 2011 to $815,000 in 2025, and 2941 from $565,000 in 2019 to $975,000 in 2024. More recently 3163 recorded $1,025,000 in June 2024 and $890,000 in April 2025, and both MLS closings of the last year sold below list. With 10 deeds in 60 months, condition and lot separate Tuckaweye prices more than any trend does.
Assessments are settled from the two estoppel certificates: anything owed by the seller is paid from the seller’s proceeds, and any prepaid period is credited back by agreement. Lee County property taxes are paid in arrears and prorated to the closing date, so the Tuckaweye seller credits the buyer for the days owned in the current year. The closing statement shows each line, and we review it with you before closing.
Yes. Furniture, pool equipment, outdoor furniture and anything else that conveys should be listed in the contract, and personal property is usually given little or no value by a lender’s appraiser. On a street where buyers often purchase from out of state, a furnished Tuckaweye sale can be attractive, but price the house on the matching deeds and treat the furnishings as a convenience, not as value.
It affects the paperwork more than the price. Several Phase II legal descriptions add or except strips described at Official Records Book 2740 and Book 3024, so the plat alone does not show your boundary. Give the title agent your deed and a current survey early, so the legal description in the contract matches the land you are selling and the title commitment raises no late questions.
Every Tuckaweye fact on this page comes from a recorded plat, instrument 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 plats and 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 Tuckaweye 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 | Lists Greenflower Court and the Tuckaweye 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 Greenflower Court to the parks and the Club | |
Neighborhoods map | Bonita Bay Community Association | Current posting | Where Tuckaweye 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 Tuckaweye permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to flood-zone buildings | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the Class 5, 25% NFIP discount | |
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 | |
Tropical Cyclone Report: Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The original Tuckaweye instrument (Official Records Book 1922, Page 873), the Tuckaweye Phase II plat (Plat Book 52, Pages 21 to 23), 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 Tuckaweye neighborhood 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 Tuckaweye. 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.
