Bonita Bay - Vistas

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Vistas. Vistas sellers call us first, and Vistas buyers call us when they want the record rather than the brochure: what each recorded Vistas sale actually paid, how the five residence stacks differ on the county roll, which association governs the tower, what the FEMA map says about 4751 Bonita Bay Blvd, and how Vistas compares with its neighbors Horizons and Estancia on the same boulevard.

Vistas is a 98-residence high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida. Built in 1998, it is the oldest of the eight towers on the Estero Bay edge of Bonita Bay and, on a price per square foot basis, the most accessible of them. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.

This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida DBPR condominium register, the Florida Division of Corporations file for Vistas at Bonita Bay Condominium Association, Inc., the CTBUH Skyscraper Center building record, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Why McGreevy and Comisar Are the Best Realtor for Vistas

McGreevy and Comisar are the best realtor for Vistas 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 Vistas market read built from every qualified Vistas deed in the Lee County file, the DBPR condominium register and the tower’s association filings.

If you’re searching for the best realtor for Vistas in Bonita Bay, Bonita Springs, whether you’re ready to sell your Vistas 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 Vistas for a specific reason. Ninety-eight residences produce only a handful of qualified sales a year, and the spread inside the building is wide: the Lee County deed record shows Vistas sales since September 2023 running from $500,000 to $1,650,000, with the stack, the floor and the condition of the residence doing most of the work. A listing agent who prices a Vistas residence off a Bonita Bay tower average, or off a newer tower down the boulevard, can miss badly in either direction.

Recent Vistas track record (last 12 months): In the last 12 months Vistas has seen 6 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Vistas deed, June 23, 2026), totaling $5,522,500, and the highest-priced Vistas sale in that window was $1,325,000. The Southwest Florida MLS pull of September 30, 2026 shows five Vistas closings in the 12 months to September 30, 2026, with a median of 77 days on market and a median sale-to-list ratio of 94.4%. We tracked every qualified deed, and we will walk you through each one.

Honors and recognition:

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

Selling your Vistas home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Vistas? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

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

Vistas at Bonita Bay is a 98-residence luxury condominium tower at 4751 Bonita Bay Blvd, on the western, Estero Bay edge of Bonita Bay in Bonita Springs, Florida. Completed in 1998 by The Lutgert Companies, it was the first of the eight high-rise towers on Bonita Bay Boulevard, and it rises 24 floors and 80.8 meters (265 feet) according to the CTBUH Skyscraper Center.

The name is not an accident. “Vistas” means views, and the building earns it: its western and southwestern residences look across the mangrove fringe to Estero Bay, and from the upper floors toward the Gulf of Mexico beyond the barrier islands, while its eastern residences look over the golf courses, lakes and preserve of the Bonita Bay interior. Horizons (2000), Estancia (2002), Azure (2006), Esperia South (2007), Tavira (2009), Seaglass (2018) and Omega (2022) all came after it.

If you are reading this page, you are almost certainly weighing one of three decisions: whether Vistas is the right high-rise for your lifestyle and budget; how Vistas, the original and most price-accessible tower on the boulevard, compares with the newer buildings; or whether one of the other Bonita Bay towers might suit you better. This guide is written to answer all three, along with every other question that serious buyers and sellers ask about Vistas before they sign anything.

We have covered it all: the tower’s development history, the 98-residence floor-by-floor layout (verified against the county roll and the state condominium register), the building amenities including the live-in resident manager and the workroom, the layered association costs (condominium association plus the Bonita Bay Community Association, with optional Club membership and no CDD levy), the post-Hurricane Ian record, the Florida condominium safety laws every buyer now meets, the recorded sales, and an honest comparison with the rest of the tower row. This page is long on purpose. The best decisions in luxury real estate are made by buyers and sellers who understand exactly what they are trading.

Living in Vistas at Bonita Bay as a High-Rise Buyer

Living in Vistas means a bayfront tower address inside a gated master-planned community: west-facing residences look across Estero Bay toward the barrier islands, east-facing residences look over golf and lakes, and a live-in resident manager, a building pool and a workroom handle daily life in a 98-residence building where neighbors know each other.

Living in Vistas is different from living anywhere else in Bonita Bay, and the difference is not only the elevation. It is the combination: views that change with each exposure (Estero Bay and the Gulf horizon to the west, mangrove estuary to the northwest, golf course and lakes to the east), residences of 2,112 to 3,572 heated square feet on the county roll, an on-site live-in manager, and a building that has had 28 years to settle into its routines.

Vistas sits at 4751 Bonita Bay Blvd, Bonita Springs, FL 34134, inside the gates, at the northern end of the tower row. Its immediate neighbors are Horizons at 4731 and Estancia at 4801; the rest of the row (Tavira 4851, Azure 4931, Esperia South 4951, Seaglass 4971 and Omega 4991) runs south along the boulevard. The county roll also carries a separate Vistas common-element parcel at 4753 Bonita Bay Blvd, which is part of the condominium rather than another building.

Who buys at Vistas? In our experience the dominant buyer is a seasonal or retiring couple from the Midwest, the Northeast or Canada, financially established, often downsizing from a larger single-family home, and looking for a proven, low-maintenance residence that can become a primary home in retirement. A growing share are full-time owners who sold up north and moved in permanently, and for them the on-site manager is a genuine quality-of-life feature. Vistas also draws Bonita Bay owners who want to stay inside the gates but leave a house and yard behind.

There is a practical advantage to buying in the oldest building on a tower row, and it is often underappreciated: everything around it is finished. The landscaping has matured, the resident relationships are formed, and the association has been through the operational cycles a condominium faces, from budgeting and reserve funding to hurricane recovery and the post-Surfside rules. Vistas at Bonita Bay Condominium Association, Inc. was incorporated on March 29, 1996 (Florida Division of Corporations document N96000001767, active), which makes it the longest-established association among the eight towers.

A 1998 building has had its share of capital projects, and the association’s records, budgets and board minutes are where the dates and scope of roof, elevator and common-area work are documented; read them in the condominium disclosure package. For buyers who want the Bonita Bay tower lifestyle at a lower cost of entry, Vistas’s vintage is exactly why its price per square foot runs below the newer towers.

The building at a glance:

All Bonita Bay properties, including Vistas, sit inside a master plan of about 2,400 acres with 3,346 residences and 12 miles of paths, according to the Bonita Bay Community Association’s January 2026 media brochure. The community’s own parks page describes Estero Bay Park, inside the gates, as preserving Native American shell mounds, and the path network runs through preserve and along waterways rather than cutting across them.

Vistas Market Snapshot: What Vistas Condos Sell For

Data updated: September 2026. Vistas recorded six qualified sales in the 12 months since September 2025, from $500,000 to $1,325,000, and 11 qualified sales in the 36 months since September 2023 at a median of $995,000. County deed records are through September 2026, and the Southwest Florida MLS figures are from the September 30, 2026 pull.

Vistas trades as its own micro-market: 98 residences in five standard stacks plus six penthouses, and a buyer pool that chooses the building for its views and its price point. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 11 qualified Vistas deeds since September 2023 to build this section.

The Six Recorded Vistas Sales Since September 2025

Six sales is fewer than ten, so rather than lean on a median we list every one. Source: Lee County Property Appraiser, DOR-qualified improved sales, index dated September 29, 2026; heated area from the county roll.

The six sales total $5,522,500. The mean of the six per-sale prices per heated square foot is $389 (we average each sale’s own ratio rather than dividing total dollars by total square feet). Floor and condition explain most of the spread: the two sales above $1,200,000 were on the 11th and 21st floors, the three at $800,000 and below were on floors 6, 7 and 8, and the $500,000 sale was the smallest residence type in the building, the 2,112 square foot “05” stack. The deed file records what was paid, not the condition of the residence, so we do not assign a cause to any single sale.

Vistas Prices Year by Year

Source: Lee County Property Appraiser qualified-sale file, September 2026. The 2022 figure is pulled up by two penthouse sales ($2,565,000 and $2,625,000, both 3,572 heated square feet) recorded in April 2022; no penthouse has sold in the qualified file since. Over the full 36-month window since September 2023 the county file holds 11 qualified sales, all resales and none builder-direct, at a median of $995,000, a range of $500,000 to $1,650,000, and a mean price per heated square foot of $435.

What the Southwest Florida MLS Showed

The Southwest Florida MLS, September 2026 pull (Bonita Bay development, sales closed in the 12 months to September 30, 2026) shows 5 Vistas closings between $500,000 and $1,325,000, a median of $1,090,000, a mean of $977,500, a median of $417 per square foot of living area, a median sale-to-list ratio of 94.4%, a median of 77 days on market and a median living area of 2,519 square feet. The same pull showed 3 active Vistas listings between $1,150,000 and $1,295,000, a median list price of $1,150,000, a median of $457 per square foot and a median of 89 days on market, plus 2 pending contracts at $1,798,000 and $550,000.

The county file and the MLS do not match line for line. The county file holds six qualified Vistas deeds from September 2025 to June 2026; four of them (residences 1103, 704, 605 and 2103) are among the five MLS closings, the April 10, 2026 deed for residence 801 at $800,000 is not in the MLS, the September 25, 2025 deed for residence 1602 falls just before the MLS window opens, and the MLS adds the August 31, 2026 closing of residence 1701 at $1,090,000, which the county extract does not yet show. Where the two sources disagree, we publish the deed figure as the sale price and the deed count as the sales count: the county records the consideration on the deed, while the MLS records the closing price the listing agent reports, and a sale that closes without an MLS listing appears only in the county file. The MLS living-area median (2,519 square feet) also runs above the county heated-area figures because the two sources measure differently.

The Bonita Bay Tower Row Around Vistas

Across all of Bonita Bay, the Southwest Florida MLS, September 2026 pull shows 227 closings in the 12 months to September 30, 2026 at a median of $840,000, and 61 active listings at a median list price of $1,295,000. Among the eight towers, Seaglass led with 12 closings (median $2,080,000), Esperia South had 8, Tavira and Estancia 7, Horizons 6, Vistas 5 and Azure 4, while Omega had none. Esperia South had the lowest tower median at $925,000, Vistas the next lowest at $1,090,000, and Vistas carried the lowest median price per square foot of the eight, $417.

Source: Southwest Florida MLS, September 2026 (closed in the 12 months to September 30, 2026); year built from the Lee County roll; residences from the DBPR condominium register and the county roll (Seaglass: 120 per DBPR, with two residences combined on one county parcel).

What the Numbers Mean for Vistas Buyers

The 2026 record creates genuine opportunity for Vistas buyers. Three active listings in a 98-residence building, with a median of 89 days on market in the September 2026 pull and asking prices near the top of the recent closed range, means a buyer has time to do proper due diligence: request the structural integrity reserve study, the reserve balances and the association’s insurance summary, negotiate professionally, and close with confidence rather than competitive panic.

It also means pricing tension. The active listings ask $1,150,000 to $1,295,000, while five of the six recorded sales since September 2025 closed at $1,222,500 or less. A correctly priced, well-presented residence on a high floor still moves; a residence priced to the top of the asking range and not to the closed record tends to sit. Many Vistas buyers close in cash, often after selling a larger home, which removes the appraisal contingency and, with a flexible closing date, remains a real negotiating tool.

Thinking of Selling Your Vistas Home? Start With the Six Recent Sales

We tracked all six Vistas sales since September 2025 by floor and stack, and that record, not a Bonita Bay average, is where a Vistas price starts. Owners can get a free Vistas home valuation or call Jesse direct at (239) 898-6072. Buyers watching for the next Vistas listing can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Vistas Came to Be: Bonita Bay Group, The Lutgert Companies and the First Tower on the Boulevard

Vistas came out of two layers of development: Bonita Bay Group planned and built the Bonita Bay master community from the 1980s, and The Lutgert Companies developed Vistas as the first tower on the Estero Bay edge, completing it in 1998 after the condominium association was incorporated in March 1996.

The Two-Developer Story

Buyers often conflate the two. The master community developer and the tower developer were different organizations with different roles, and the distinction still matters for how governance works today.

Bonita Bay Group was the master developer of Bonita Bay. It conceived and carried out the master plan of about 2,400 acres: the roads, the lakes, the gate system, the parks, the club campus and the framework for every neighborhood inside the gates. The Bonita Bay Community Association, the mandatory master association that governs the community today, was incorporated in 1985 (Florida Division of Corporations document N07041). The developer’s own history of the company is published by its successor, Phoenix Bay Ventures.

The Lutgert Companies, a Naples-based developer, built Vistas. The CTBUH Skyscraper Center names The Lutgert Companies as the developer of Vistas at Bonita Bay, and Lutgert’s own portfolio lists “Vistas at Bonita Bay, 1998.”

The Recorded Timeline

What the Timeline Means for Buyers Today

First, Vistas was sited inside a planned community: its position on the bay edge, its relationship to the golf courses and the path system were planned, not accidental, and the bay in front of it is protected water rather than a future building site.

Second, 1998 construction means the building is in its third decade. This is the point in a high-rise’s life when buyers ask careful questions: when were the roof and elevators last addressed, what does the structural integrity reserve study say, how well funded are the reserves, and when is the milestone inspection due? We cover each of those in the governing documents section below.

Third, the developer is long gone from the building. Control passed to the owners through the condominium association, which is governed by its elected board under Chapter 718 of the Florida Statutes, and Bonita Bay as a whole is governed by owner-run associations and a member-owned club. When you buy at Vistas today, you are buying into an owner-governed building with no ongoing developer role.

The Building: Floors, Residences and Floor Plans at 4751 Bonita Bay Blvd

Vistas is a 24-floor, 80.8-meter tower (CTBUH) holding 98 residences: one on the second floor, four on the third, five on each of floors 4 through 19 (there is no 13th floor), four on each of floors 20 through 22, and two on each of three penthouse levels. The county roll records 2,112 to 3,572 heated square feet per residence.

Height and Scale

The CTBUH Skyscraper Center records Vistas at 80.8 meters (265 feet) with 24 floors, completed in 1998. From the upper floors the building rises well above the mangrove line and the rooftops of Bonita Bay’s single-family neighborhoods. The first floor holds the lobby, porte cochere and parking, and residences begin on the second floor.

How 98 Residences Stack Up

We checked this floor by floor against the county roll, because earlier copy about Vistas, including our own, oversimplified it as “five per floor plus two penthouses.” The corrected distribution is:

The total matches the Florida DBPR condominium register (98 units) and the 98 residential parcels on the Lee County roll. With 98 residences, Vistas sits in the middle of the tower row by size: larger than Omega (67), Azure (77), Horizons (80), Estancia (89) and Tavira (90), and smaller than Esperia South (119) and Seaglass (120).

Floor Plans and Square Footage

The original developer floor-plan brochure (read in our June 2026 research) names five standard residences, Residence One through Residence Five, plus two penthouse positions, Penthouse North and Penthouse South, repeated on each penthouse level. The brochure’s under-air areas and the county roll’s heated areas measure differently, so we show both:

The critical point: there are no one-bedroom residences at Vistas. The smallest, Residence Five, runs 2,112 heated square feet on the county roll, larger than many three-bedroom condominiums elsewhere. Dens in most plans work as offices, libraries or a third guest room, and every residence has terrace space. The county roll codes every Vistas residence with three bedrooms, which reflects the den being counted, so read the plan rather than the bedroom count when you compare.

Construction and Code Era

Vistas is a concrete high-rise, like the other towers on the boulevard; CTBUH records its neighbors Seaglass and Azure as all-concrete structures. It was designed and built under the building rules in force in the late 1990s, before the statewide Florida Building Code took effect in 2002 and well before the current 8th Edition (2023). Windows, sliding doors and opening protection vary by residence as owners have upgraded over the years, so confirm each residence’s glazing and hurricane protection during due diligence rather than assuming the building is uniform.

Parking, Storage and Elevators

Parking is in a garage beneath the building, and storage is provided for residents. Parking spaces and storage are typically limited common elements under a Declaration of Condominium, so confirm the assignment for the specific residence in the estoppel and the unit’s deed history. With five residences on most floors, Vistas is laid out with shared elevator lobbies and corridors rather than private elevator foyers; buyers who want a private foyer should look at Tavira, where two residences share each semi-private landing.

The Views: What You See From Every Exposure at Vistas

The view from a Vistas residence depends on its direction and its floor: west and southwest residences look across Estero Bay toward the barrier islands and, higher up, the Gulf of Mexico; east residences look over golf, lakes and preserve; and lower floors see landscaping and the mangrove edge. That combination drives most of the price spread inside the building.

This is the section most high-rise buyers read first. Views are the defining purchase driver for a tower condominium in a way they simply are not for a single-family home, and at Vistas the difference between a high-floor west-facing residence and a low-floor east-facing residence of the same size can be several hundred thousand dollars.

West and Southwest Residences: Estero Bay and the Gulf

This is the signature Vistas experience. Residences with western or southwestern terraces on the upper floors see Estero Bay immediately below and the Gulf of Mexico on the horizon beyond the barrier islands. The bay in front of the tower row is part of the Estero Bay Aquatic Preserve, state protected water, which is why buyers treat the bay view as durable rather than a view a future building could take away. In our experience showing the building, the Gulf horizon opens up on the middle floors and widens toward the penthouse levels; confirm the view from the specific residence, at more than one time of day, before you commit.

East Residences: Golf, Lakes and Sunrise

East-facing residences look inland over the Bonita Bay Club’s courses on the community’s Bonita Springs campus, the lakes and the preserve, with morning light rather than sunsets. They typically price below comparable west-facing residences, which makes them the value within the value at Vistas. For buyers who prefer sunrise and green views and do not need the Gulf horizon, an east-facing mid-floor residence is often the most cost-efficient Vistas purchase.

Northwest and Corner Exposures: Mangrove and Bay

Residences with partly northwestern exposure look over the mangrove estuary that buffers Bonita Bay from Estero Bay, a green, wildlife-rich view framing the open bay beyond. Wading birds and dolphins are regular sightings from this side.

Lower Floors

The lowest residential floors see the community landscaping, mature palms and the mangrove edge rather than open water. They are pleasant views by any measure but not the headline experience, and they carry the lowest prices in the building, which makes them an entry point for buyers who want the building and the community without the upper-floor premium. The county record points the same way: the three sales since September 2025 at $800,000 and below were on floors 6 through 8, while the two above $1,200,000 were on floors 11 and 21.

The View Rule for Vistas Buyers

Never assume the view from a listing’s photographs is the view from a specific residence. Confirm the residence number, the stack, the direction the main terrace faces and the floor, then stand on the terrace yourself at more than one time of day. This is the single most important pre-purchase task for a Vistas buyer, and it is the first thing we do with every buyer we show the building.

Tower Amenities: What Vistas Provides In-Building

Vistas owners share a set of building amenities run by the condominium association and funded through its assessment: a live-in resident manager, a pool and spa with an outdoor pavilion, a fitness room with saunas, a social room and card room, a workroom, two guest suites, and a secured garage with storage.

These are separate from the community-wide Bonita Bay Community Association amenities covered in the next section, and entirely separate from optional Bonita Bay Club membership. The amenity list below is as described in listing and association summaries in our June 2026 research; confirm current rules, hours and any reservation fees in the association’s Rules and Regulations.

The Live-In Resident Manager

The amenity Vistas owners cite most often is the live-in resident manager: not a daytime office that closes at five, but a manager who lives in the building. That means on-site response for building emergencies, move-ins, deliveries, contractor access and the many small things that come up in a 98-residence tower. For seasonal owners who spend months away, knowing someone responsible lives on site is a genuine reason to choose the building.

Pool, Spa and Pavilion

Vistas maintains its own heated pool and spa with an outdoor pavilion and grilling area, serving the building’s residents only, without the scheduling pressure of a shared amenity used by hundreds of households.

Fitness Room with Saunas

The building has its own fitness room with adjacent showers and saunas. Club members also have the Bonita Bay Club’s Lifestyle Center, so a Vistas owner who joins the Club has two fitness options inside the gates.

Social Room and Card Room

The social room and card room host the resident gatherings, card games and meetings that give Vistas its neighborly character.

The Workroom

The workroom deserves its own paragraph because it is genuinely uncommon in a luxury high-rise. It is a workshop-style room where residents can cut materials for a renovation, work on a hobby or use a proper work surface that a condominium kitchen cannot provide. If you have owned a single-family home and have a workbench habit, the workroom is one less thing you will miss.

Two Guest Suites

Vistas has two guest suites that owners reserve for visiting family and friends, a meaningful feature for owners whose children and grandchildren visit for extended stays. Reservation rules and any fees are set in the association’s Rules and Regulations.

Security and Building Access

The lobby is access-controlled, and the live-in manager adds a human layer to building security. Bonita Bay’s staffed gates and BBCA Community Patrol provide the outer layers.

The Bonita Bay Community Association: What Every Purchase Includes Automatically

Buying a residence at Vistas makes you a member of the Bonita Bay Community Association automatically: the mandatory master association that maintains Bonita Bay’s grounds, roads, lakes, parks and the Private Beach, runs Community Patrol and Design Review, and bills every owner a master assessment on top of the Vistas condominium assessment.

The BBCA says it plainly on its own site: all homeowners automatically become members. It is a Florida not-for-profit corporation filed in 1985 (Florida Division of Corporations document N07041) and operates as a homeowners’ association under Chapter 720 of the Florida Statutes. According to the BBCA, it maintains the community’s grounds, roads, streetlights, lakes and stormwater system and all of its recreational parks, including the Private Beach, and it runs a Community Patrol and a professionally staffed Design Review Department.

Gates, Patrol and Security

Bonita Bay is a gated community. The BBCA describes its entrances as staffed and runs its own Community Patrol inside the gates; law enforcement is the Lee County Sheriff’s Office. For Vistas owners, the community gates sit outside the building’s own access-controlled lobby and the live-in manager, so there are three layers between the street and your front door.

Parks and Paths

The BBCA’s parks include Estero Bay Park at the community’s western edge, with a boardwalk through the mangroves, and waterside parks along the Imperial River and Spring Creek, with kayak launches, courts and picnic areas, as described on the BBCA’s parks page. The community’s January 2026 media brochure counts about 12 miles of walking and biking paths across the roughly 2,400 acres, linking the neighborhoods, the parks and the marina. For a Vistas owner who wants to walk or bike to the marina or the Club campus, the path system is the connection.

Community Programming and Design Review

The BBCA programs year-round community events and classes, and its Design Review Department oversees exterior changes throughout the community under the recorded master Declaration. For a tower owner, design review matters less than it does for a house, because the condominium association controls the building’s exterior; interior renovations follow the Vistas association’s own rules.

The Bonita Bay Marina: 98 Wet Slips, 326 Dry Storage Spaces and Backwater Jacks

The Bonita Bay Marina gives Vistas owners boating inside the gates without making it part of the purchase: it is a semi-private marina on the Imperial River, created and owned by a group of resident investors, with 98 wet slips and 326 dry storage spaces that are leased separately from any residence.

The BBCA describes the marina as semi-private, “created and owned by a group of resident investors,” and the BBCA’s January 2026 media brochure notes 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.

Marina Basics

• Wet slips: 98, for vessels up to 16,000 pounds (BBCA marina page)
• Dry storage: 326 spaces for boats up to 36 feet (BBCA marina page)
• Water access: the Imperial River, with direct access to Estero Bay and the Gulf (BBCA marina page)
• Services: ship’s store, boat launch, bait, fuel and on-site repair, with fees for services (BBCA pages)
• Slips and storage: leased separately, subject to availability; the marina publishes its own storage rates

The 36-Inch Draft Limit

The marina’s own site sets a maximum draft of 36 inches. That matters for any buyer with a deep-draft boat: a center-console or bay boat in the 20 to 36 foot range usually fits the marina’s parameters, while a large sport-fishing yacht or a keel sailboat usually does not. Buyers with bigger boats should look at dry storage (to 36 feet) or at other marinas in the area before assuming a slip will work.

Backwater Jacks

Backwater Jacks, the waterfront restaurant at the marina, is open for dining for all Bonita Bay residents; you do not need a slip to eat there. The ability to arrive by golf cart or bicycle at a waterfront restaurant inside your own gates is, for many Vistas buyers, one of the details that tips the decision. Sweetwater Lifestyles operates cruises and charters from the marina.

The Bonita Bay Private Beach: Destroyed by Hurricane Ian, Rebuilt in Concrete

Vistas owners have the Bonita Bay Private Beach through their BBCA membership, not through the Club: it is a BBCA-owned Gulf-front facility off Hickory Boulevard, outside the main gates, that Hurricane Ian destroyed in 2022 and that the BBCA rebuilt in concrete with breakaway walls and reopened on November 13.

What Ian Did and What Was Built Back

The BBCA’s own description is blunt: the Private Beach sustained total destruction in Hurricane Ian. What the association built back was not a patch but a rebuild designed for the next storm: a concrete main building with breakaway walls, which are designed to give way in storm surge without taking the structure with them, plus the dune and turtle-friendly measures described on the BBCA’s beach page. The BBCA page gives the reopening day as November 13 without printing the year, so we do not print one either.

Getting There and What Is There

The beach sits on the Gulf off Hickory Boulevard, a short drive from the Bonita Bay gates, and the BBCA runs a shuttle for residents. Beach amenities, staffing and hours are set by the BBCA and described on its beach page.

Beach Access Comes With the Address

The Private Beach is owned and operated by the BBCA, not the Bonita Bay Club. Beach access is a benefit of property ownership, available to every Vistas owner whether or not they join the Club. You do not need a Club membership to use the beach; you need to own at Vistas.

The Bonita Bay Club: The Optional Lifestyle Layer

The Bonita Bay Club is optional for Vistas owners: it is a separate, member-owned golf and sports club with five championship courses on two campuses, tennis, pickleball, a Lifestyle Center and dining, and its initiation fees and dues are not published on its public website.

The Club says so directly: Bonita Bay Club “is a separate entity within the community of Bonita Bay.” It is a Florida not-for-profit corporation (Florida Division of Corporations document N09000004567) at 26660 Country Club Drive.

How the Club Is Owned

Members bought the Club from the developer in 2010, as reported by the Business Observer at the time, and the Club describes itself as Florida’s largest member-owned private golf club. In May 2026 the membership approved a $110 million clubhouse project, and the Club says members have reinvested about $250 million since the 2010 purchase (Club release).

Membership Is Optional, and Its Terms Are Not Published

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. No Club membership is required to buy at Vistas, and many Vistas owners never join, relying on the beach, the parks, the marina and the building’s own amenities. For buyers who do want the Club, the membership cost is a real part of the total cost of ownership and belongs in the budget before you write an offer.

The Five Golf Courses

The BBCA and the Club describe five championship courses on two campuses: three Arthur Hills designs (Bay Island, Marsh and Creekside) on the Bonita Springs campus inside the community, and two Tom Fazio designs (Cypress and Sabal) on the Naples campus. The Bay Island course reopened in November 2019 after a renovation, as announced in the Club’s release at the time, and Fazio Design has renovated the Sabal course, as reported by Golf Course Architecture.

The Golf Academy, Sports and Wellness

The Club opened a Golf Academy in February 2024, as reported by First Call Golf. Its sports program includes 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, according to the BBCA’s Club page, and its Lifestyle Center houses the fitness and spa facilities described on the Club’s own pages.

What Hurricane Ian Did at the Club

The Club’s October 13, 2022 update reported that the cart barn flooded, most tennis courts and lighting were in rough shape, and course bridges on Bay Island and Marsh were structurally undrivable, while the Naples campus returned to normal after cleanup. Buyers asking how the community recovered will find the Club’s own account more reliable than second-hand summaries.

Vistas HOA Fees: The Stacked Cost of Ownership

A Vistas owner pays two association layers: the Vistas condominium association’s assessment, which covers the building, its insurance, staff and reserves, and the Bonita Bay Community Association master assessment. Neither association publishes its budget on a public website, so the estoppel certificate is the document that states the real figures for a sale.

There is no single “HOA fee” at Vistas. There are recurring obligations to more than one entity, and the true non-mortgage cost of owning is the sum of them.

Layer 1: Vistas at Bonita Bay Condominium Association

Two 2025 Southwest Florida MLS listings for Vistas residences (1103 and 704), collected in our June 2026 research, reported condominium assessments of $5,058 and $5,524 per quarter (listing-reported), roughly $1,686 to $1,841 a month or $20,232 to $22,096 a year. The association does not publish its budget publicly, so treat those as listing-reported figures from 2025 and confirm the current assessment in the estoppel certificate and the adopted budget in the condominium disclosure package.

As reported in listing and association summaries, the Vistas assessment funds:

• Building insurance: the master condominium policy on the structure and common elements (owners separately insure interiors and contents on an HO-6 policy)
• Water and sewer for the building
• Cable television and internet under a bulk service agreement
• Elevator maintenance and state-required inspections
• The live-in resident manager and staff
• Common area operations: lobby, corridors, pool and spa, fitness room, social room, guest suites, workroom, garage, landscaping around the tower, pest control and trash removal
• Reserve contributions for long-term replacements, including the structural reserves Florida now requires
• Management and professional fees

What the Vistas assessment does not cover:

• Electricity: individually metered per residence, supplied by Florida Power and Light
• Interior and contents insurance: each owner’s HO-6 policy
• Flood coverage for contents: the owner’s own policy
• The BBCA master assessment: billed separately
• Bonita Bay Club membership: entirely separate and optional
• Marina slips or storage: leased separately from the marina

Layer 2: The Bonita Bay Community Association Master Assessment

Every Bonita Bay owner is automatically a member of the Bonita Bay Community Association, the mandatory master association (Florida Division of Corporations document N07041, operating under Chapter 720). 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.

Charges at Closing

The recorded master Declaration and later BBCA statements describe a resale charge that the buyer pays at closing, but the published sources conflict on the formula and no public BBCA document states the current figure. Confirm the charge in the BBCA estoppel certificate before you rely on any number. The same estoppel shows whether any special assessment, including any beach-rebuild assessment, is open on the residence, and the Vistas estoppel does the same for the building.

No CDD and No Special Taxing District

Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names no Bonita Bay district. The only district-type bodies that touch Bonita Bay are citywide or countywide, such as the Bonita Springs Fire Control and Rescue District. A Vistas tax bill therefore carries no CDD bond or CDD operations line arising from Bonita Bay; owners pay private association assessments instead.

The Full Cost of Ownership: A Realistic Budget Model

One-time costs at closing: any BBCA resale charge on the estoppel, any open special assessment on either estoppel, condominium application or transfer fees set by the association, title insurance, documentary stamp tax and standard closing costs. The honest framing: Vistas is not a low-carrying-cost property. A 24-floor bayfront tower with a live-in manager and full building amenities inside a fully amenitized master community costs real money to run, and the buyers who thrive at Vistas enter with the whole budget in view. Sellers can put a number on their side of the ledger with a free home valuation, and buyers can read how we represent buyers before building their own model.

Governing Documents: Declaration, Bylaws and the Post-Surfside Reserve Laws

Vistas is a Florida condominium governed under Chapter 718 by its recorded Declaration of Condominium (Lee County Official Records Book 2971, Page 2173), its bylaws and its Rules and Regulations, and it sits under the recorded master Declaration for Bonita Bay, which the BBCA administers under Chapter 720.

The Legal Framework

Chapter 718 of the Florida Statutes creates the legal structure for unit ownership, common elements, association governance and the rights and duties of owners and the association. Because Vistas sits inside Bonita Bay, a buyer receives both the condominium disclosure package and the §720.401 disclosure summary for the master association. The master Declaration is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, recorded in 2011 as Lee County Instrument 2011000142834, and the BBCA’s Amended and Restated By-Laws are recorded as Instrument 2020000126919.

The Declaration of Condominium

The Declaration of Condominium is the tower’s founding document: it defines the units, the common elements and limited common elements (including assigned parking and storage), each unit’s share of the common elements, the assessment method and the use restrictions. For Vistas it is recorded at Official Records Book 2971, Page 2173, the reference carried in the legal description of every Vistas parcel. It is not posted as a free public copy online; request it with the rest of the condominium documents from your title agent or the association.

Bylaws and Rules and Regulations

The bylaws govern the association’s internal operations: board elections, meetings, voting and officer duties. The Rules and Regulations cover daily life: pool and fitness hours, guest suites, the workroom, pets, noise, move-ins and renovation work. Rules are adopted by the board and can change, so ask for the current version during your review period.

Master Declaration Rules That Reach a Vistas Owner

Under the recorded master Declaration, exterior improvements in Bonita Bay need prior written BBCA approval through Design Review, day-to-day use rules are delegated to the BBCA’s Rules and Regulations and Design Guidelines, and a transferring owner delivers the §720.401 disclosure summary to the buyer. The master Declaration sets no minimum lease term and contains no pet rules; those come from the Vistas condominium documents.

Post-Surfside Reserve Laws: What Vistas Buyers Must Know

The collapse of Champlain Towers South in Surfside on June 24, 2021 changed Florida condominium law for buildings of three or more stories. Senate Bill 4-D (2022) and Senate Bill 154 (2023), with later amendments including House Bill 913 (2025), created the current structural safety regime, and it applies squarely to a 1998 tower like Vistas.

Milestone structural inspection: under §553.899, a condominium building three stories or taller must have a milestone inspection by December 31 of the year it reaches 30 years of age, based on its certificate of occupancy, and every 10 years after that; the local enforcement agency may require the first inspection at 25 years where local conditions, such as proximity to salt water, justify it. For a building completed in 1998, the 30-year date points to December 31, 2028, and a 25-year requirement, if the City of Bonita Springs applied one, would already have come due. Ask the association where its milestone inspection stands and for any report it has received.

Structural Integrity Reserve Study (SIRS): condominiums three stories or taller must have a SIRS, updated every 10 years, covering the structural and life-safety components the statute lists, and reserves for those components can no longer be waived. The statutory deadline for the first SIRS for existing buildings was extended to December 31, 2025. These rules have pushed condominium assessments up across Florida, and older towers feel them most.

For buyers: request the completed SIRS, the current budget, the reserve schedule and any milestone inspection report before closing. They tell you the building’s structural health, how well the reserves are funded and whether any deferred items or special assessments are in view. Our June 2026 research found that the association has had a reserve study prepared; its findings are not public, which is exactly why you read it during your review period.

Vistas Rental Rules and Rental Market

Data updated: September 2026. Vistas is an owner-occupied tower: the Southwest Florida MLS, September 2026 pull shows only two Vistas rental records in the 12 months to September 30, 2026, one active and one leased, and the Vistas Declaration of Condominium and Rules and Regulations, which are not published publicly, set its leasing rules. County deed records are through September 2026.

Rental Market (Southwest Florida MLS)

The single most telling data point about Vistas as a rental building: the September 2026 rental pull for all of Bonita Bay returned 60 rental records across 26 subdivisions, and two were at Vistas, one active and one leased in the 12 months to September 30, 2026, with a $12,000 seasonal asking rate on the active listing and a $13,000 lease. Two records are not enough to publish a median or an annual rent, and we will not invent one. Vistas trades as a home, not an income property: owners buy here to live in the building or use it seasonally.

Rental Restrictions

The Vistas Declaration of Condominium and Rules and Regulations set the building’s leasing and pet rules; they are not published publicly, so read them in the condominium disclosure package before you sign. The leasing provisions to look for are the minimum lease term, any cap on the number of leases a year, and any tenant application or approval.

The master Declaration for Bonita Bay sets no minimum lease term of its own and binds every tenant to the governing documents; where the Vistas documents are stricter, they control. Chapter 718 allows condominium associations to restrict rental frequency and duration, so a buyer who plans to lease, even for a season, should confirm the current rules in the Declaration of Condominium and the Rules and Regulations before going under contract.

Vistas Pet Rules

Vistas pet rules come from the building’s own documents: the Vistas Declaration of Condominium and Rules and Regulations set the building’s leasing and pet rules; they are not published publicly, so read them in the condominium disclosure package before you sign. The master Declaration for Bonita Bay contains no pet provision, so the Vistas documents control.

For a buyer with a dog, the pet provisions are the first thing to read, because a condominium’s number, size or breed limits can settle the purchase before anything else does. Service animals and properly documented emotional support animals are protected under federal and Florida fair housing law, including §760.27 of the Florida Statutes, regardless of a pet limit. Confirm the current pet rules, and whether any pet registration applies, before you go under contract.

Is Vistas a 55+ Community?

Vistas is not a 55+ community. Nothing in the public record for Vistas or Bonita Bay registers the tower as housing for older persons under the federal HOPA exemption, so there is no age requirement to buy or live there, even though the floor plans and the price point draw mostly empty-nesters and retirees.

That matters on both sides of a sale. A Vistas seller markets to every qualified buyer, including younger families relocating to Southwest Florida and buyers purchasing for a multi-generational household, and a buyer does not need to meet an age test. The building’s demographic skews older because of the product, not because of a rule. Confirm occupancy rules in the Declaration of Condominium and the Rules and Regulations during your review period.

Hurricane Ian and Vistas: What the Public Record Shows

Hurricane Ian made landfall on Cayo Costa in Lee County on September 28, 2022 as a Category 4 storm, according to the National Hurricane Center. In Bonita Bay the documented damage was community-wide: the Private Beach was destroyed, Club courses and facilities were damaged, and surge came up the Imperial River, while no public record we reviewed documents Vistas-specific damage.

What Ian Did Around Bonita Bay

• The Private Beach sustained total destruction and was rebuilt in concrete with breakaway walls (BBCA).
• The Bonita Bay Club reported a flooded cart barn, damaged tennis courts and lighting, and course bridges on Bay Island and Marsh that were structurally undrivable, in its October 13, 2022 update.
• Bonita Springs saw storm surge come up the Imperial River and flood homes along the river and creeks, as WUSF reported in the days after the storm; the City’s Hurricane Ian pages document its recovery and grant programs.

Helene and Milton, 2024

Hurricane Helene (September 2024) and Hurricane Milton (October 2024) followed two years later. The City of Bonita Springs’ Milton page describes coastal surge, tornadoes and wind damage in the region; we found no primary source documenting Bonita Bay-specific damage from either storm. The official National Hurricane Center reports for Ian, Helene and Milton are listed in our sources.

Vistas-Specific Ian Questions for the Association

The public record does not show whether Vistas had a building insurance claim or a building-level special assessment after Ian, so a buyer should ask, and a seller should be ready to answer:

• Did the association file an insurance claim after Ian, and is it closed?
• Was any special assessment levied for storm repairs, and is any balance open?
• Were roof, window, sliding door or garage repairs made, and when?
• What do the 2022 to 2024 board minutes and financial statements show?

The seller’s condominium disclosures, the estoppel certificate and the association’s records answer these questions. Any open BBCA or Vistas assessment appears on the estoppel.

The Storm Posture: FEMA Flood Zone AE, Evacuation Zone A and What They Mean for Insurance

Vistas sits in FEMA flood Zone AE with a base flood elevation of 11 feet (NAVD88) on panel 12071C0652G, effective November 17, 2022, and in Lee County Evacuation Zone A. The City of Bonita Springs holds a Community Rating System Class 5 rating, worth a 25% discount on NFIP flood policies.

Vistas’s FEMA Flood Zone: AE, Base Flood Elevation 11 Feet

We queried FEMA’s National Flood Hazard Layer ourselves on September 29, 2026 at six points: the 4751 Bonita Bay Blvd address point, the 4753 common-element parcel point, and four points stepping 50 to 200 meters west from the address toward the bay. Every point returned Zone AE (coastal floodplain) with a static base flood elevation of 11 feet, on FIRM panel 12071C0652G, effective November 17, 2022, inside the City of Bonita Springs (NFIP community 120680).

Across the whole tower row, the shared research for Bonita Bay measured Zone AE with base flood elevations of 10 to 11 feet at the Bonita Bay Boulevard tower sites, with the VE velocity zone along the Estero Bay shoreline farther west. FEMA’s September 2, 2026 Letter of Final Determination sets a March 2, 2027 effective date for a revision to six unincorporated Lee County panels; none of them is a Bonita Bay panel, so the November 17, 2022 map remains the effective map for Vistas. Zones are set per structure, so confirm with the building’s elevation certificate and the current map for the address.

What This Means for Buyers

• Flood insurance is federally required for a federally backed mortgage on a structure in Zone AE. The association insures the building; ask for the declarations page of the building’s flood policy and confirm its coverage.
• Your own policy covers contents and your interior improvements; in a high-rise, residences sit well above the ground-level flood elevation, which is why contents flood coverage is usually a smaller line than for a house.
• The City’s rule of thumb: the City of Bonita Springs notes that each foot a structure sits above the base flood elevation cuts the annual flood premium by nearly 50%, and each foot below doubles it.

Bonita Springs CRS Class 5: 25% Flood Insurance Discount

The City of Bonita Springs participates in FEMA’s Community Rating System at Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review. Vistas is inside the City, so the City’s rating is the one that applies, not unincorporated Lee County’s.

Evacuation Zone A

Lee County’s evacuation layer places Vistas in Evacuation Zone A, surge zone 1. Lee County describes Zone A as the first area ordered to evacuate, and it is often ordered for any named storm coming from the Gulf. A tower owner should plan to leave when Zone A is called, whatever the building’s height, and should know where the car, the pets and the documents go before the season starts.

Why Concrete and Elevation Matter in a Storm

Vistas is a concrete high-rise with its residences above the parking level, which is the structural reason a tower residence faces a different flood risk profile from a ground-floor home in the same zone. That is not a reason to stay during an evacuation order; it is a reason the building’s insurance and reserves, not the residence’s contents, carry most of the flood exposure. The City’s substantial improvement rules and Ordinance 22-05 govern how storm repairs are permitted.

Schools Near Vistas: Lee County’s Proximity-Based Choice

Families at Vistas use Lee County’s residential choice system: the School District of Lee County does not assign one school to an address but lets families rank schools within their proximity zone, and nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.

Under the district’s most recent published plan (the 2025-2026 Student Enrollment Plan; the School Board approved the 2026-2027 plan on December 1, 2025):

• Elementary, Proximity Zone Q: Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools.
• Middle, Proximity Zone GG: Bonita Springs Middle and Three Oaks Middle.
• High school: Bonita Bay lies in the South residential choice zone, which is divided into sub-zones; Bonita Springs High is the nearest.

That Bonita Bay addresses fall in Zones Q and GG follows from those zones holding every Bonita Springs school; confirm 4751 Bonita Bay Blvd with the School District of Lee County’s school zone locator before relying on it.

Private Schools

The Bonita Springs, Estero and Naples area also has established private schools within a reasonable drive, including Community School of Naples, Seacrest Country Day School, Canterbury School and First Baptist Academy. Most Vistas buyers are in the second-home and retirement stage, so school choice matters to fewer of them, but for a full-time family it is a genuine option.

Permits for Vistas: City of Bonita Springs, Not Lee County

Building permits for Vistas come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay has been inside the incorporated City since Bonita Springs incorporated in 1999, and inside the building the Vistas association’s renovation rules apply on top of the City’s.

How to Check a Vistas Permit History

The City’s Community Development Department issues and records building permits for Bonita Bay addresses, and its online permitting service lets you search by address. Ask the seller for permits covering any renovation, window or door replacement, electrical or plumbing work in the residence, and ask the association for building-wide permits (roof, elevators, envelope) as part of your review.

Renovation Rules Inside the Tower

A Vistas renovation needs two approvals: the association’s (under its Rules and Regulations and Declaration, which govern contractor access, working hours, noise, elevator use and the building’s structure and common elements) and the City’s permit. Florida law also protects a condominium owner’s right to install an electric vehicle charger in the owner’s limited common element parking space under §718.113(8), subject to the statute’s conditions; ask the association for its procedure before you buy if that matters to you. Any flood-related improvement is measured against the City’s substantial improvement rule.

Adjacent Development and Zoning Around Vistas

Vistas sits inside Bonita Bay’s planned development area in the City of Bonita Springs, with the protected water of Estero Bay to the west, the rest of the tower row along the boulevard, and golf, lakes and single-family neighborhoods inland, so the land around the tower is built out under the community plan rather than open to new projects.

The City’s Zoning District Map Book and its Comprehensive Plan Future Land Use Element set the planning framework for the community, and the City’s zoning ordinance and resolution indexes record changes. The closest thing to “new development” near Vistas is the Bonita Bay Club’s approved clubhouse project on the Club campus and the ordinary cycle of renovations inside the towers. Outside the gates, US 41 carries the retail and dining corridor that includes The Promenade at Bonita Bay.

Daily Logistics: How Vistas Runs Day to Day

Daily life at Vistas runs through three layers: the live-in resident manager and staff for the building, the BBCA for the gates, roads and community services, and the City of Bonita Springs and its utility partners for water, power, fire rescue and permits.

Guard Gate and Security

Bonita Bay’s entrances are staffed, residents use the community’s access system, and guests are cleared at the gate. The building adds its own access-controlled lobby and the live-in manager.

Mail, Packages and Deliveries

Mail comes to the lobby mailbox system. Larger packages, furniture deliveries and moves are coordinated with the building staff in advance so the service elevator and loading area can be scheduled.

Trash and Recycling

Trash and recycling at Vistas are handled inside the building and collected under the association’s arrangements. For the City of Bonita Springs, Waste Management has provided single-day weekly curbside collection of trash, recycling and yard waste since April 29, 2024, and Lee County Solid Waste handles collection questions; towers and multifamily buildings typically use container service arranged by the association.

Utilities, Fire and Emergency Service

• Electric: Florida Power and Light, metered per residence.
• Water and wastewater: Bonita Springs Utilities, the member-owned not-for-profit utility serving the City; in the 1990s it bought the wastewater plant Bonita Bay’s developer had built and expanded it for the greater Bonita area.
• Fire and EMS: Bonita Springs Fire Control and Rescue District (Bonita Springs Fire Rescue), an independent special fire district.
• Law enforcement: Lee County Sheriff’s Office, with BBCA Community Patrol inside the gates.

Parking

Parking is in the garage beneath the building. The number and location of spaces assigned to a residence are set by the condominium documents, so confirm them for the specific residence in the estoppel and the unit’s deed history.

Internet and Cable

Cable television and internet are provided under a bulk agreement paid through the condominium assessment, as reported in listing summaries; owners can add upgrades individually.

Amenity Reservations

The guest suites, social room and workroom are reserved through building management under the association’s rules. Coordinate any move, delivery or renovation with the manager’s office in advance.

Location: What’s Near Vistas

Vistas sits inside the gates of Bonita Bay just west of US 41 in Bonita Springs, with The Promenade at Bonita Bay next to the community, Coconut Point in Estero to the north, Naples to the south, and Southwest Florida International Airport a reasonable drive north on I-75.

Healthcare

• NCH Bonita emergency department: a freestanding emergency department at 24040 S. Tamiami Trail, Bonita Springs.
• NCH North Naples Hospital: a full hospital at 1501 Immokalee Road, Naples.
• Lee Health Coconut Point: a freestanding emergency department at 23450 Via Coconut Point in Estero.

Shopping and Dining

• The Promenade at Bonita Bay: the open-air shopping and dining center on US 41 beside the community.
• Coconut Point: the large outdoor shopping center in Estero.
• Miromar Outlets: outlet shopping in Estero.
• Backwater Jacks: the waterfront restaurant at the Bonita Bay Marina, inside the gates.

Travel and the University

Southwest Florida International Airport (RSW) is the main airport for Bonita Bay residents, with nonstop service to the Midwest and Northeast cities that feed much of the Vistas buyer pool. Florida Gulf Coast University in Estero brings arts, lectures and college athletics close by. Drive times vary sharply with the season on US 41 and I-75, so we do not publish minute figures; test the drives you care about in January, not in August.

How Does Vistas Compare With the Other Bonita Bay Towers?

Data updated: September 2026. Vistas is the oldest, and on price per square foot the most accessible, of the eight Bonita Bay towers: its 36-month county median of $995,000 and $435 mean per heated square foot sit below Horizons and Estancia next door, while Tavira, Azure, Seaglass and Omega trade at two to five times the price. County deed records are through September 2026.

Source: Lee County Property Appraiser roll and DOR-qualified sale file, September 2026. Each tower’s window is the first window with 10 or more qualified sales, so the medians are not all from the same period; read them as each building’s own recent level, not a same-month comparison.

Vistas and Horizons

Horizons, next door at 4731, is the closest direct comparison and the one we break down in full in the next section. It was completed two years after Vistas, holds 80 residences at four per standard floor, and its residences run larger on the county roll (median 3,123 heated square feet against 2,392 at Vistas), which is most of the reason its prices run higher.

Vistas and Estancia

Estancia, at 4801 on Vistas’s other side, was completed in 2002 with 89 residences. Its residences are about the same size as Vistas’s on the county roll (median 2,358 heated square feet), yet its 36-month county median is $1,468,750 against Vistas’s $995,000, and its mean price per heated square foot is $611 against $435. For a buyer who wants a newer building at a similar floor-plan size, Estancia is the step up; for a buyer who wants the same bay edge and the same size at a lower price, Vistas is the value.

Vistas and Esperia South

Esperia South, at 4951, was completed in 2007 with 119 residences, the largest count on the row alongside Seaglass. Its residences are smaller on the county roll (median 2,124 heated square feet), and its county median of $960,000 over 24 months and MLS median of $925,000 sit a little below Vistas’s $995,000 county median and $1,090,000 MLS median. Buyers comparing the two are usually weighing Vistas’s larger standard floor plans and older construction against Esperia South’s newer construction and smaller residences.

Vistas and Tavira or Azure

Tavira (2009) and Azure (2006) are the mid-row luxury towers, with much larger residences (county medians of 3,676 and 3,820 heated square feet) and medians of $2,700,000 and $2,200,000. Tavira adds semi-private elevator foyers shared by two residences. For a buyer whose budget makes those prices a stretch, Vistas offers the same bay edge, the same beach, the same marina and the same Club option at well under half the entry price.

Vistas and Seaglass or Omega

Seaglass (2018) and Omega (2022) are the newest towers on the row. Seaglass’s 12-month county median is $2,080,000, and Omega’s 14 qualified sales over 60 months have a median of $5,225,000. They are the choice for buyers who need the newest construction and contemporary design; Vistas is the choice for buyers who would rather put the difference into a renovation of their own.

Ready to Sell or Buy in Vistas? Talk to the Team That Tracked Every Vistas Deed

Owners weighing a move within the tower row can start with a free Vistas home valuation or call Jesse direct at (239) 898-6072. Buyers comparing Vistas with Horizons, Estancia or the newer towers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Vistas vs Horizons: Which Bonita Bay Tower Should You Choose?

Vistas vs Horizons comes down to size, price and layout: Vistas (1998, 98 residences, five per floor on most floors) sells at a 36-month county median of $995,000 for a median 2,392 heated square feet, while Horizons (2000, 80 residences, four per standard floor) sells at $1,513,000 for a median 3,123. Both sit in Zone AE with an 11-foot base flood elevation.

The two towers stand side by side at the north end of the row, 4731 and 4751 Bonita Bay Blvd, both from the first wave of towers on the boulevard, both on FEMA panel 12071C0652G, both in Evacuation Zone A and both under the same master association. The differences are inside the buildings.

Vistas vs Horizons Decision Table

Sources: Lee County Property Appraiser roll and qualified-sale file (September 2026); Florida DBPR condominium register; Florida Division of Corporations; Southwest Florida MLS, September 2026; FEMA National Flood Hazard Layer queries of September 29, 2026.

Who Should Choose Vistas, and Who Should Choose Horizons?

Choose Vistas if you want the bay edge and the Bonita Bay address at the lowest entry price on the row, if a residence of about 2,100 to 2,400 heated square feet fits the way you live, if the live-in manager and the workroom appeal, and if you would rather spend the savings on a renovation that makes the residence your own. Vistas also has more choice on the market: three active listings in September 2026 against two at Horizons.

Choose Horizons if you need more space (its median residence is about 700 heated square feet larger), prefer four residences to a floor, and are prepared to pay the difference: a median about $500,000 higher over the same 36 months. Horizons residences have also sold faster in the latest MLS pull, a median of 37 days on market against 77 at Vistas, though with only six and five closings, that difference is a signal rather than a rule.

Owners in either tower who are thinking about the next move can get a free home valuation or call Jesse direct at (239) 898-6072; buyers deciding between the two can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Why Buy at Vistas: Honest Pros and Cons

Vistas is the right tower for a buyer who wants the Bonita Bay bay edge at the lowest price per square foot on the row, in a proven building with a live-in manager, and it is the wrong tower for a buyer who needs the newest construction, a private elevator foyer or rental income.

We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one. Here is an honest assessment.

The Pros

The value entry point into Bonita Bay’s towers. Vistas’s 36-month county median of $995,000 and its lowest-on-the-row MLS price per square foot ($417 in September 2026) buy the same master community, the same Private Beach, the same marina access and the same Club option as towers selling for two to five times as much.

A proven building. Twenty-eight years of operation means an association with institutional memory and settled routines. You are not buying into a building still working out its maintenance.

Real views on the upper floors. The west and southwest upper floors deliver genuine Estero Bay and Gulf panoramas over protected water.

The live-in resident manager. On-site management that lives in the building is a quality-of-life feature scheduled-hours management cannot match.

The workroom and two guest suites. Few luxury towers offer a workshop room, and the guest suites solve the visiting-family problem.

Large standard floor plans. No one-bedroom residences; the smallest runs 2,112 heated square feet on the county roll.

The amenity stack without a Club requirement. The Private Beach, the parks, the paths, the staffed gates and the community programming come with BBCA membership, with the Club optional.

The Cons

The oldest building on the row. Vistas (1998) predates the statewide Florida Building Code of 2002, and some residences retain older finishes and openings that need investment. Building systems age with the building even when they are maintained.

The post-Surfside cost cycle. Structural integrity reserve funding can no longer be waived, and a building in its late twenties is exactly where milestone inspections and reserve catch-up land. Read the SIRS and the budget before you buy.

Buyers have room to negotiate. The latest MLS pull showed a median of 77 days on market for closed sales, 89 days for active listings and a 94.4% median sale-to-list ratio. That is leverage for buyers and a discipline test for sellers.

Layered fees that are not published. The condominium assessment was listing-reported at $5,058 to $5,524 a quarter in 2025, and the BBCA master assessment is not published. Get both estoppels before you commit.

No private elevator foyers. Five residences share most floors. Buyers who want a private foyer should look at Tavira.

Unpublished leasing and pet rules. The Vistas Declaration and Rules and Regulations are not public, so a buyer with a dog or leasing plans must read them in the disclosure package before committing.

A 36-inch marina draft limit. Deep-draft boats will not fit the marina’s wet slips.

Thinking of Selling Your Vistas Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Vistas listing agent, or thinking, ‘I need someone to sell my Vistas home…’, McGreevy and Comisar is the team to call: we tracked every qualified Vistas deed since September 2023, we know how the five stacks, the floors and the exposures price, and we prepare the condominium and BBCA documents before the first showing.

Vistas is a building where specifics decide the result. In a market where the latest MLS pull showed a median of 89 days on market for active listings and a 94.4% median sale-to-list ratio, the difference between a well-prepared, correctly priced listing and a hopeful one is the difference between selling and sitting.

Your listing agents’ credentials:

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

Recent Vistas Sold Record

In the last 12 months Vistas has seen 6 resales in the Lee County qualified-deed record, totaling $5,522,500, from $500,000 to $1,325,000; the Southwest Florida MLS, September 2026 pull shows a median of 77 days on market across its five closings in the 12 months to September 30, 2026 and a 94.4% median sale-to-list ratio. In the last 12 months we tracked each of those six Vistas deeds by floor, stack and heated square footage, and the list is in the Market Snapshot above. Because six is fewer than ten, we list the sales rather than quote a median.

What Makes Selling in Vistas Different

• The stack and floor set the price. The 2,112 square foot “05” stack, the 2,392 and 2,405 square foot stacks and the six penthouses are different products, and a west-facing 21st floor residence is a different product from a 6th floor residence of the same plan. We price a Vistas residence against its own stack and floor, not against a building average.
• The documents come first. Buyers of Florida high-rise condominiums now ask for the structural integrity reserve study, the milestone inspection status, the budget, the reserve balances and the insurance summary before they write. We assemble the condominium disclosure package and order the Vistas and BBCA estoppels early, so a buyer’s review period does not become a renegotiation.
• Association paperwork. The Vistas Declaration and Rules and Regulations, which are not published publicly, set any application a buyer must complete; we read them at listing and build any requirement into the closing timeline.
• Views sell from a distance. Many Vistas buyers are out of state. Late-afternoon photography and video from the terrace, showing the light moving across Estero Bay, sells a west-facing residence before the buyer ever flies in.
• Open house rules. The BBCA’s Open House Guidelines set hours, require 72 hours’ notice and control signs (no SOLD signs), so a Vistas open house is planned, not improvised.
• Club membership is separate. Club membership does not come with the residence; transfer rules are set by the Club, and we build the answer into the listing so buyers are not surprised.

What Is Your Vistas Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Vistas home valuation, or use our Bonita Bay home valuation. Talk to Jesse direct: (239) 898-6072, text or call.

How long will it take to sell my Vistas home?

A Vistas home takes somewhat longer to sell than the Bonita Bay median right now: the Southwest Florida MLS, September 2026 pull shows a median of 77 days on market for the five Vistas closings in the 12 months to September 30, 2026, and 89 days for the three active listings, against 61 days across Bonita Bay and 37 days at Horizons next door. Price to the recent deed record and the time shortens; price to the old asking prices and it stretches.

What paperwork should I gather before listing my Vistas home?

Gather the documents a Vistas buyer will ask for first: the current condominium budget and financial statement, the structural integrity reserve study, any milestone inspection report, the insurance summary, the Declaration of Condominium, bylaws and Rules and Regulations, and records of any renovation permits in your residence. We order the Vistas and BBCA estoppel certificates early, because they state every current assessment and closing charge.

Does my floor or stack change what my Vistas home sells for?

Yes, a great deal. The six Vistas sales since September 2025 ran from $237 to $554 per heated square foot, and the two highest were on the 11th and 21st floors while the three lowest were on floors 6 through 8. The stack sets the size, from 2,112 heated square feet in the “05” stack to 3,572 in the penthouses, and the direction sets the view.

Can I sell my Vistas home with a tenant in place?

Yes, a leased Vistas residence can be sold, but the lease transfers with it and limits who can buy, because an owner-occupant usually wants possession. The Vistas Declaration and Rules and Regulations set the leasing rules, so check them against the lease, time the listing to the lease end where you can, and disclose the lease terms and deposit so buyers can plan.

When is the best month to list a Vistas home?

For most Vistas residences, list in the fall so the home is ready when seasonal buyers arrive between January and April, the busiest showing months in Bonita Bay’s tower market. A well-priced Vistas residence can sell in any month, but a listing that goes live in late autumn meets the largest pool of in-person buyers at the right moment.

Your Local Real Estate Experts

Vistas owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Vistas guide they read the county roll, the DBPR register, the association filings and every qualified Vistas deed before writing a word.

McGreevy and Comisar are the Domain Realty team behind this Vistas guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.

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:

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Vistas 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

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Vistas home? Get a free Vistas home valuation, or call Jesse direct at (239) 898-6072.

Buying in Vistas? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Where Else to Find the Team

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 Vistas, see our Bonita Bay guide, our Bonita Springs guide and our guides to the neighboring towers Horizons and Estancia.

Frequently Asked Questions: Buyer Edition

The buyer questions below are the ones Vistas buyers ask us most, answered from the county record, the DBPR register, the CTBUH building record, the association filings and the shared public sources cited on this page.

How many floors does Vistas at Bonita Bay have?

Vistas has 24 floors and stands 80.8 meters (265 feet), according to the CTBUH Skyscraper Center. Residences begin on the second floor, the floors are numbered to 22 with no 13th floor, and three penthouse levels sit above floor 22. From the upper floors the building rises well above the mangrove line and the rooftops of the Bonita Bay interior.

How many residences are in Vistas?

Vistas has 98 residences, confirmed by the Florida DBPR condominium register and the 98 residential parcels on the Lee County roll: one on floor 2, four on floor 3, five on each of floors 4 through 19 (no 13th floor), four on each of floors 20 through 22, and two on each of three penthouse levels.

What is the address of Vistas at Bonita Bay?

Vistas is at 4751 Bonita Bay Blvd, Bonita Springs, FL 34134, in Lee County and inside the incorporated City of Bonita Springs, within the gates of Bonita Bay at the northern end of the tower row. The county roll also carries a Vistas common-element parcel at 4753 Bonita Bay Blvd.

Who developed Vistas?

The Lutgert Companies developed Vistas, according to the CTBUH Skyscraper Center and Lutgert’s own portfolio, which lists “Vistas at Bonita Bay, 1998.” The master community itself was developed by Bonita Bay Group. Control of the building passed to the owners through Vistas at Bonita Bay Condominium Association, Inc., incorporated in 1996.

When was Vistas built?

Vistas was built in 1998, according to the county roll and CTBUH, which makes it the first of the eight towers on Bonita Bay Boulevard, ahead of Horizons (2000), Estancia (2002), Azure (2006), Esperia South (2007), Tavira (2009), Seaglass (2018) and Omega (2022).

What floor plans are available at Vistas?

The developer’s brochure names five standard plans, Residence One through Residence Five, and two penthouse plans, Penthouse North and Penthouse South. On the county roll the standard residences measure 2,112, 2,392 or 2,405 heated square feet and the six penthouses 3,572. There are no one-bedroom residences.

Is Vistas a concrete building?

Yes. Vistas is a concrete high-rise, like the other towers on Bonita Bay Boulevard; CTBUH records its neighbors Seaglass and Azure as all-concrete structures. Its age matters more than its frame: it was built before the statewide Florida Building Code took effect in 2002, so check each residence’s windows and hurricane protection.

Does Vistas have impact windows?

Windows and doors at Vistas vary by residence. The building dates from 1998, before the statewide Florida Building Code of 2002, and many owners have upgraded openings since. Confirm the specific residence’s glazing and hurricane protection, and any building-wide envelope work, in the seller’s disclosures, the permit record and the association’s records.

Does Vistas have a live-in manager?

Yes. Listing and association summaries in our June 2026 research describe a live-in resident manager with on-site staff, one of the features Vistas owners cite most often. The manager handles building emergencies, deliveries, move-ins and contractor access, which matters most to owners who are away for months at a time.

What amenities does the Vistas building have?

As reported in listing and association summaries, Vistas has a heated pool and spa with an outdoor pavilion, a fitness room with saunas, a social room and card room, a workroom, two guest suites for visiting family, and a secured garage with air-conditioned storage. The Bonita Bay community amenities and the optional Club come on top.

What views do west-facing Vistas residences have?

West and southwest-facing Vistas residences look across Estero Bay, part of a state aquatic preserve, toward the barrier islands, and from the middle and upper floors to the Gulf of Mexico on the horizon. Sunsets from these residences are the defining view in the building. Confirm the view from the specific residence in person.

What do east-facing Vistas residences overlook?

East-facing Vistas residences look inland over the Bonita Bay Club’s courses on the community’s Bonita Springs campus, the lakes and the preserve, with morning light rather than sunsets. They usually price below comparable west-facing residences, which makes an east-facing mid-floor residence one of the most cost-efficient purchases in the building.

Do higher floors at Vistas have better views?

Generally, yes. The lowest residential floors see landscaping and the mangrove edge, the Gulf horizon opens up on the middle floors, and the upper floors and penthouses see the full panorama. The county record reflects it: the three sales since September 2025 at $800,000 and below were on floors 6 through 8.

What is the HOA fee at Vistas?

Two 2025 Southwest Florida MLS listings for Vistas residences reported condominium assessments of $5,058 and $5,524 per quarter (listing-reported). On top of that is the Bonita Bay Community Association master assessment, which the BBCA does not publish. Confirm both current figures in the estoppel certificates for the residence you are buying.

What does the Vistas HOA fee cover?

As reported in listing and association summaries, the Vistas assessment covers building insurance, water and sewer, bulk cable and internet, elevator maintenance, the live-in manager and staff, the pool, fitness room and other common areas, pest control, trash removal, reserves and management. Electricity, HO-6 insurance, the BBCA master assessment and Club dues are separate.

Is there a CDD at Vistas?

No. Bonita Bay has no community development district and no special taxing district of its own; Lee County’s official list of special districts names none. A Vistas tax bill carries no CDD line arising from Bonita Bay, and owners pay private association assessments instead.

Are there any open special assessments at Vistas?

The public record does not show a current special assessment at Vistas or a building-level assessment after Hurricane Ian. The estoppel certificates from the Vistas association and the BBCA list any open assessment on the residence, including any beach-rebuild assessment, so read both before you close.

Do I have to join the Bonita Bay Club when I buy at Vistas?

No. Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. Many Vistas owners use the Private Beach, parks, paths and marina restaurant without joining.

Is the Private Beach included with owning at Vistas?

Yes. The Private Beach is owned and operated by the Bonita Bay Community Association, and every Vistas owner is a BBCA member, so beach access comes with the address, Club or no Club. The beach sits off Hickory Boulevard, and the BBCA runs a resident shuttle.

What did Vistas units sell for over the past year?

Six Vistas residences sold in the 12 months since September 2025, according to the Lee County qualified-deed record: $925,000, $1,325,000, $750,000, $800,000, $500,000 and $1,222,500, a total of $5,522,500. The Southwest Florida MLS, September 2026 pull shows five closings in the 12 months to September 30, 2026 at a median of $1,090,000.

How long are Vistas units taking to sell?

Vistas residences are selling a little slower than the Bonita Bay median. The Southwest Florida MLS, September 2026 pull shows a median of 77 days on market for the five Vistas closings in the 12 months to September 30, 2026 and 89 days for the three active listings, against 61 days across Bonita Bay.

Is Vistas the most affordable Bonita Bay tower?

On price per square foot, yes. Vistas had the lowest median price per square foot of the eight towers in the Southwest Florida MLS, September 2026 pull ($417), and its median of $1,090,000 was the second lowest tower median, above Esperia South’s $925,000. Over each tower’s own county window, Vistas ($995,000) and Esperia South ($960,000) are the two lowest.

What FEMA flood zone is Vistas in?

Vistas is in FEMA Zone AE with a base flood elevation of 11 feet (NAVD88) on FIRM panel 12071C0652G, effective November 17, 2022, according to our September 29, 2026 query of FEMA’s National Flood Hazard Layer at the address and at points west toward the bay. Confirm with the building’s elevation certificate.

Do I need flood insurance at Vistas?

The association insures the building, and a lender will require the building’s flood coverage for a federally backed mortgage in Zone AE. Your own policy covers contents and interior improvements. The City of Bonita Springs’ CRS Class 5 rating gives a 25% discount on NFIP flood policies inside the City, which includes Vistas.

What hurricane evacuation zone is Vistas in?

Vistas is in Lee County Evacuation Zone A, surge zone 1, according to Lee County’s evacuation layer. Zone A is the first area Lee County orders to evacuate and is often ordered for any named storm coming from the Gulf, so a Vistas owner should plan to leave when it is called.

Was Vistas damaged by Hurricane Ian?

The public record we reviewed does not document Vistas-specific damage from Hurricane Ian. Community-wide, Ian destroyed the Private Beach and damaged Club courses and facilities. Ask the association whether it filed an insurance claim or levied a special assessment, and read the 2022 to 2024 board minutes and financial statements.

Are pets allowed at Vistas?

The Vistas Declaration of Condominium and Rules and Regulations set the building’s pet rules, and they are not published publicly, so read the pet provisions in the condominium disclosure package before you sign. The Bonita Bay master Declaration has no pet provision. Service animals and documented support animals are protected by law regardless of a pet limit.

What are the rental restrictions at Vistas?

The Vistas Declaration of Condominium and Rules and Regulations set the building’s leasing rules, and they are not published publicly, so read them in the condominium disclosure package. Look for the minimum lease term, any cap on leases a year and any tenant approval. The Bonita Bay master Declaration sets no minimum lease term of its own.

Can I rent my Vistas condo on Airbnb or VRBO?

Do not plan on it until you have read the Vistas documents. The Vistas Declaration of Condominium and Rules and Regulations set the building’s leasing rules, including any minimum lease term, and they are not published publicly. Read them in the condominium disclosure package before you buy with short-term or seasonal rental in mind.

Is Vistas a good investment property?

Vistas is bought mainly to live in, not to rent. The Southwest Florida MLS, September 2026 pull shows only two Vistas rental records in the 12 months to September 30, 2026, too few to anchor a rent, and the leasing rules sit in the unpublished Vistas Declaration and Rules and Regulations. Read those documents before buying with rental use in mind.

Is Vistas a 55+ community?

No. Nothing in the public record registers Vistas or Bonita Bay as housing for older persons, so there is no age requirement to buy or live there. Most buyers are empty-nesters and retirees because of the product, not because of a rule.

What schools serve Vistas?

Lee County uses proximity-based school choice, so families rank schools rather than being assigned one. Under the district’s most recent published plan, nearby options include Spring Creek Elementary and the other Zone Q elementary schools, Bonita Springs Middle and Three Oaks Middle, and Bonita Springs High. Confirm the zone for 4751 Bonita Bay Blvd with the district’s locator.

What marina access do Vistas owners have?

The Bonita Bay Marina inside the gates offers 98 wet slips and 326 dry storage spaces, leased separately and not included with a Vistas purchase. It is semi-private, owned by a group of resident investors, sits on the Imperial River with access to Estero Bay and the Gulf, and sets a 36-inch maximum draft.

How does the SIRS requirement affect Vistas buyers?

Vistas, as a condominium of three or more stories, must have a structural integrity reserve study, and the reserves it identifies can no longer be waived. For a 1998 building that can mean higher assessments or a special assessment. Read the SIRS, the budget and the reserve schedule during your review period.

When does Vistas need its milestone inspection?

Under §553.899, a condominium building must have its first milestone inspection by December 31 of the year it turns 30, which points to 2028 for a 1998 building, unless the local building official requires it at 25 years. Ask the association for its milestone inspection status and any report.

Does Vistas have EV charging?

Florida law, §718.113(8), gives a condominium owner the right to install an electric vehicle charger in the owner’s limited common element parking space, subject to the statute’s conditions. Whether Vistas has shared chargers is not confirmed in the public record, so ask the association for its current setup and approval procedure.

What is the buyer’s document review period at Vistas?

Florida’s resale condominium disclosure law, §718.503, gives a buyer a period after receiving the association documents to review them and cancel if they are unacceptable, and a Vistas buyer also receives the §720.401 disclosure summary for the master association. Read the contract’s disclosure clause, and never waive the review period.

Why work with McGreevy and Comisar to buy in Vistas?

We tracked every qualified Vistas deed since September 2023, we know the five stacks and the floors that set the price, and we compare Vistas against Horizons, Estancia and the newer towers on the record rather than on the brochure. Read how we represent buyers in Southwest Florida before you tour.

Frequently Asked Questions: Seller Edition

The seller questions below are the ones Vistas owners ask us most, answered from the county deed record, the Southwest Florida MLS pull of September 30, 2026, the association filings and the public sources cited on this page.

Who is the best listing agent for Vistas at Bonita Bay?

McGreevy and Comisar are the best listing agents for Vistas at Bonita Bay because we price from the record: we tracked every qualified Vistas deed since September 2023, by floor, stack and heated square footage, and we know how the five standard stacks and the six penthouses trade. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally since 2008, with over $900 million in personal sales between Jesse and Marc.

What is my Vistas condo worth in today’s market?

A Vistas condo is worth what its own stack, floor, exposure and condition support against the recent deed record, which since September 2025 runs from $500,000 to $1,325,000 across six qualified sales. The 36-month county median is $995,000 across 11 sales. A west-facing high-floor residence with updated finishes sits at the top of that range; a lower-floor residence in original condition sits near the bottom. A free valuation measures your residence against the sales that match it.

How many Vistas condos sold in the last 12 months?

Six Vistas condos sold in the 12 months since September 2025, according to the Lee County qualified-deed record, totaling $5,522,500: residences 1602, 1103, 704, 801, 605 and 2103. The Southwest Florida MLS, September 2026 pull counts five closings in the 12 months to September 30, 2026, because the April 2026 sale of residence 801 is not among its closings and the MLS adds the August 31, 2026 sale of residence 1701; the deed record is the complete count through June 2026.

What do Vistas condos typically sell for?

Vistas condos typically sell between about $750,000 and $1,325,000 in the current record, with the smallest “05” stack residences and lower floors below that band. The 36-month county median is $995,000 and the mean price per heated square foot is $435; the Southwest Florida MLS, September 2026 median is $1,090,000 at $417 per square foot, the lowest per-foot figure of the eight Bonita Bay towers.

Why are 2026 Vistas prices lower than 2022 prices?

Vistas prices in 2026 look lower than 2022 partly because of the mix: the 2022 county median of $2,037,500 was lifted by two penthouse sales of $2,565,000 and $2,625,000, while no penthouse has sold since. Standard residences also traded lower in 2026, with a median of $800,000 across five sales. The deed file records prices, not causes, so we price each residence against the closest matching sales.

Which recent sales should set the price of my Vistas condo?

The recent sales that should set your Vistas price are the ones in your own stack and on nearby floors: the 2,392 square foot stacks sold at $925,000 (floor 16), $1,325,000 (floor 11) and $1,222,500 (floor 21) since September 2025, while the 2,405 square foot stacks sold at $750,000 (floor 7) and $800,000 (floor 8). Condition and view then move the number within that band.

How long will it take to sell my Vistas condo?

Selling a Vistas condo takes some patience right now. The Southwest Florida MLS, September 2026 pull shows a median of 77 days on market for the five Vistas closings in the 12 months to September 30, 2026 and 89 days for the three active listings. A residence priced to the recent deed record shortens that clock; one priced to earlier asking prices lengthens it.

What sale-to-list ratio do Vistas condos achieve?

Vistas condos achieved a median sale-to-list ratio of 94.4% in the Southwest Florida MLS, September 2026 pull, across five closings in the 12 months to September 30, 2026. In plain terms, Vistas sellers have been meeting buyers a little below the asking price. A list price set from the deed record, rather than from the highest active asking price, keeps that gap small and the days on market short.

How does Vistas compete with Horizons for buyers?

Vistas competes with Horizons, next door at 4731, on price and value: Vistas’s 36-month county median is $995,000 for a median 2,392 heated square feet, against $1,513,000 for 3,123 square feet at Horizons. Horizons sold faster in the September 2026 MLS pull (37 days against 77), but had only two active listings. A Vistas seller wins the buyer who wants the bay edge for about half a million dollars less.

How does Vistas compete with Estancia and Esperia South?

Vistas competes with Estancia and Esperia South on size and price. Estancia’s residences are about the same size as Vistas’s but sell at a 36-month county median of $1,468,750, while Esperia South’s residences are smaller and sell at a similar $960,000 median. A Vistas listing should show buyers the extra square footage they get against Esperia South and the discount against Estancia.

Does my Vistas stack change what my condo sells for?

Yes. Vistas has three standard residence sizes on the county roll, 2,112 heated square feet in the “05” stack, 2,392 in two stacks and 2,405 in two stacks, plus six penthouses at 3,572. The 2,112 square foot “05” stack sold for $500,000 in June 2026, the lowest price in the recent record, while the larger stacks have sold up to $1,325,000. Price against your own stack first.

Does the floor number matter when I sell at Vistas?

Yes, floor matters at Vistas because the view opens up with height. In the six sales since September 2025, the two above $1,200,000 were on the 11th and 21st floors and the three at $800,000 and below were on floors 6 through 8. Direction matters too: a west-facing residence with Estero Bay and Gulf views sells above an east-facing residence on the same floor.

Does a west-facing view add value to my Vistas condo?

A west-facing Vistas condo usually sells above an east-facing one of the same size and floor, because the view is across protected Estero Bay toward the barrier islands and, higher up, the Gulf, with sunsets from the terrace. The deed file does not record direction, so we document the view in the listing with late-afternoon photography and video, which is what out-of-state buyers decide on.

Can I trust an online estimate for my Vistas condo?

An online estimate for a Vistas condo is a rough starting point at best. Automated models see a 1998 building with 98 residences and one address, but they cannot see the stack, the floor, the direction the terrace faces, the renovation level or the difference between a residence and a penthouse, which is where the $500,000 to $1,650,000 spread in the 36-month deed record comes from.

When is the best month to list a Vistas condo?

For most Vistas condos, the best time to list is in the fall, so the residence is ready for the seasonal buyers who tour Bonita Bay’s towers between January and April. Summer listings can sell, especially to buyers already living in Southwest Florida, but a late-autumn launch meets the largest pool of in-person buyers at the right moment.

Do Vistas condos sell in the summer?

Yes, Vistas condos do sell in summer: two of the six sales since September 2025 were recorded in June 2026, at $500,000 and $1,222,500. Summer buyers are fewer and more likely to be local or relocating full time, so a summer listing needs accurate pricing and strong photography and video for buyers who shop from out of state before they fly in.

What documents will a Vistas buyer ask for first?

A Vistas buyer will ask first for the structural integrity reserve study, the milestone inspection status, the current budget and reserve balances, the insurance summary and any special assessment history, then the Declaration of Condominium, bylaws and Rules and Regulations. Having them ready before listing, along with renovation permits for your residence, keeps the buyer’s review period from turning into a renegotiation.

What is an estoppel certificate, and why does it matter when I sell at Vistas?

An estoppel certificate is the association’s signed statement of what is owed on a residence: current assessments, any special assessment, and any charge due at closing. A Vistas sale needs two, one from the Vistas condominium association and one from the Bonita Bay Community Association. We order both early, because they fix the figures that the buyer, the lender and the closing statement rely on.

Is there a BBCA resale charge when I sell my Vistas condo?

The Bonita Bay Community Association’s recorded master Declaration and later BBCA statements describe a resale charge paid by the buyer at closing, but the published sources conflict on the formula and the BBCA does not publish a current figure. The BBCA estoppel certificate states the charge for your sale, and we read it with you before the buyer’s closing statement is prepared.

What does the Vistas HOA fee mean for my buyer pool?

The Vistas condominium assessment, listing-reported at $5,058 to $5,524 a quarter in 2025, plus the unpublished BBCA master assessment, is part of every buyer’s monthly math. Buyers comparing Vistas with newer towers weigh the fee against the lower purchase price. A listing that shows the current fee, what it covers and the reserve position answers the objection before it is raised.

Will the SIRS affect the price of my Vistas condo?

The structural integrity reserve study can affect a Vistas price because buyers read it for future costs. A 1998 tower is at the age where reserve funding for roofs, elevators, the building envelope and structure is under scrutiny, and those reserves can no longer be waived. A well-funded plan supports your price; a gap shows up as a buyer’s request for a credit.

When does Vistas need its milestone inspection, and does it matter to buyers?

Vistas turns 30 in 2028, the year Florida’s §553.899 sets for a first milestone inspection unless the local building official requires it at 25 years. Buyers of older Florida towers now ask about milestone status by name, so knowing where the Vistas inspection stands, and having any report in hand, keeps the question from delaying your sale.

Do I need to disclose the flood zone when I sell my Vistas condo?

Yes, flood facts belong in a Vistas sale. Vistas is in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0652G, and Florida’s flood disclosure law, §689.302, requires a seller to disclose known flood damage, flood insurance claims and federal flood assistance before the contract is signed. The building’s master flood coverage and the City of Bonita Springs’ CRS Class 5 discount are useful facts to put in front of buyers.

How does Evacuation Zone A affect a Vistas sale?

Evacuation Zone A affects a Vistas sale mainly as a question buyers ask, because every Bonita Bay tower sits in Zone A, surge zone 1. A Vistas buyer is not choosing between zones within the tower row, so the practical answer is a plan: where the car goes, how the building is secured, and how the association handles storm preparation before an evacuation order.

Does Bonita Bay Club membership transfer when I sell my Vistas condo?

Bonita Bay Club membership is separate from the residence and does not transfer with a Vistas deed automatically. The Club sets its own membership and transfer rules and does not publish initiation fees or dues on its public website. We confirm how any membership you hold is handled before listing, so buyers who want the Club know their path and buyers who do not are not put off.

Does the Private Beach add value to a Vistas sale?

The Private Beach adds value to a Vistas sale because it comes with the address: every Vistas owner is a member of the Bonita Bay Community Association, which owns the rebuilt Gulf-front beach off Hickory Boulevard, with no Club membership required. For buyers comparing Vistas with towers outside a master community, beach access without a club fee is a real selling point.

Should I renovate my Vistas condo before selling?

Renovate a Vistas condo before selling only where the numbers support it. Recent sales show a wide spread within the same stacks, and condition explains part of it. Targeted updates such as lighting, paint, flooring and fixtures usually return more than a full remodel, and some buyers prefer to renovate to their own taste. We advise residence by residence after walking through it.

Should I sell my Vistas condo furnished?

Many Vistas condos sell furnished, because seasonal and out-of-state buyers value moving in immediately. Offering furnishings as part of the sale, or through a separate bill of sale, can widen your buyer pool. Keep the furnishings and their value separate from the real estate price in the contract, and remove personal items before photography so buyers can picture themselves in the residence.

Should I stage my Vistas condo?

Staging a Vistas condo helps most in the living room and on the terrace, where buyers judge the view. Clear the sliding doors, simplify furniture so the room reads larger than its 2,112 to 2,405 heated square feet, and schedule photography for late afternoon on west-facing residences. Light staging is usually enough; the view and the floor plan do most of the work.

Can I sell my Vistas condo while it is leased?

Yes, a leased Vistas condo can be sold, but the lease transfers with the sale and narrows the buyer pool, because most Vistas buyers want to occupy the residence. The Vistas Declaration and Rules and Regulations set the building’s leasing rules, so confirm the lease complies, time the listing around the lease end, and disclose the lease terms and deposit up front.

Can I sell my Vistas condo while living out of state?

Yes, many Vistas owners sell from out of state. We handle showings, the lockbox and building access with the live-in manager, contractor visits and the document package, and Florida closings can be completed remotely with a mobile notary or remote online notarization through the title company. You approve decisions by phone, email and electronic signature while we run the process at 4751 Bonita Bay Blvd.

Can I sell my Vistas condo off market?

A Vistas condo can be sold off market, quietly to a known buyer, and we keep a list of buyers looking at the Bonita Bay tower row. The trade-off is exposure: in a building with three active listings and long days on market, the open market usually produces the strongest price. We recommend a private approach only when privacy matters more to you than the last dollar.

Do open house rules in Bonita Bay affect a Vistas listing?

Yes. The Bonita Bay Community Association’s Open House Guidelines set open house hours, require 72 hours’ notice to the BBCA with the listing agreement, set the sign standard and prohibit SOLD signs and signs on golf courses, bike paths and main entrances. The Vistas association adds its own building access rules. We plan every Vistas open house inside those rules.

How do you market a Vistas condo to out-of-state buyers?

We market a Vistas condo to out-of-state buyers with what they cannot see from home: late-afternoon video from the terrace, a floor plan with the heated square footage from the county roll, the stack and floor explained, and the building’s documents summarized up front. Most Vistas buyers come from the Midwest, the Northeast and Canada, and many decide to fly in from the video.

Why list your Vistas condo with McGreevy and Comisar?

List your Vistas condo with McGreevy and Comisar because we price from every qualified Vistas deed, not a Bonita Bay average, and we prepare the SIRS, budget, estoppels and disclosures before the first showing. We are the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, and our office is a short drive from the Bonita Bay gates.

Sources and Authoritative References

Every Vistas fact on this page comes from a county, city, state or federal record, a recorded filing, the CTBUH building record, the Bonita Bay Community Association or Bonita Bay Club, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by reference in the text: the Vistas Declaration of Condominium (Lee County Official Records Book 2971, Page 2173), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919). Florida Division of Corporations records are cited by document number (Vistas at Bonita Bay Condominium Association, Inc., N96000001767; Bonita Bay Community Association, Inc., N07041; Bonita Bay Club, Inc., N09000004567).

Vistas Building Records

1. CTBUH Skyscraper Center, Vistas at Bonita Bay (80.8 m, 24 floors, 98 apartments, completed 1998, developer The Lutgert Companies)
2. The Lutgert Companies, portfolio (Vistas at Bonita Bay, 1998)
3. Florida DBPR condominium register extract (Vistas at Bonita Bay, a Condo, PR1U023801, 98 units, recorded June 11, 1998)
4. Lee County Property Appraiser, parcel roll and qualified-sale file for 4751 Bonita Bay Blvd (September 2026)
5. CTBUH Skyscraper Center, Bonita Bay tower complex
6. CTBUH Skyscraper Center, Bonita Springs tall buildings
7. CTBUH Skyscraper Center, Seaglass at Bonita Bay
8. CTBUH Skyscraper Center, Azure at Bonita Bay

Lee County Records, Flood and Evacuation

9. Lee County BOCC, special districts list (no Bonita Bay district)
10. Lee County DCD, flood information
11. Lee County DCD, 2026 FEMA map changes effective March 2, 2027
12. FEMA Letter of Final Determination to Lee County, September 2, 2026
13. Location map of the 2027 revised panels
14. FEMA Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D)
15. FEMA Flood Insurance Study, Volume 4 (12071CV004D)
16. FEMA appeal result letter, December 4, 2025
17. Lee County DCD, flood insurance discounts and CRS
18. Lee County DCD, substantial improvements
19. Lee County, mandatory flood insurance information
20. Lee County Program for Public Information, 2020 update
21. Lee County Public Safety, Know Your Evacuation Zone
22. Lee County Emergency Management, Zone A fact sheet
23. Lee County 2023 evacuation zones and shelters map
24. Lee County GIS, Evacuation Zones feature service (point queries at 4751 and 4753 Bonita Bay Blvd: Zone A, surge zone 1)
25. Lee County GIS, Evacuation Zones dataset
26. Lee County Emergency Management, plan and prepare
27. Lee County Emergency Management, flood zones explainer
28. Lee County Solid Waste
29. Lee County, Hurricane Milton recovery

City of Bonita Springs

30. City of Bonita Springs, official site
31. City history: 1999 incorporation
32. City of Bonita Springs, CRS Class 5 and flood insurance discount
33. City news: FEMA decision to maintain the City’s CRS classification
34. City flood protection information (FEMA maps effective November 17, 2022)
35. City CRS Floodplain Management Plan, FY 2025-26 progress report
36. City Ordinance 22-05, Flood Hazard Reduction
37. City substantial improvement and damage toolkit (May 25, 2024)
38. City: apply for a building permit
39. City of Bonita Springs Community Development
40. City online permitting services guide
41. City Zoning District Map Book (July 6, 2011)
42. City zoning ordinances index
43. City zoning resolutions index
44. City Comprehensive Plan, Future Land Use Element (Municode)
45. City Charter (codified 2012)
46. City: Waste Management single-day collection
47. City: Bonita Springs Utilities
48. City: Florida Power and Light
49. City: Fire Control and Rescue District
50. City Hurricane Ian information
51. City Hurricane Ian progress report
52. City Hurricane Ian CDBG-DR grant management
53. City: Tropical Storm Milton
54. City stormwater and drainage

Florida Statutes, State Agencies and Building Code

55. Florida Statutes §553.899, milestone inspections
56. Florida Statutes Chapter 718, condominiums
57. Florida Statutes §718.110, amendment of declarations (rental restrictions)
58. Florida Statutes §718.111, condominium association powers and records
59. Florida Statutes §718.112, condominium bylaws and reserves
60. Florida Statutes §718.113, maintenance and electric vehicle charging
61. Florida Statutes §718.503, condominium resale disclosure
62. Florida Statutes §720.401, HOA disclosure summary
63. Florida Statutes §720.303, HOA records and budgets
64. Florida Statutes §689.302, flood disclosure to purchasers
65. Florida Statutes §760.27, assistance animals in housing
66. Florida Senate Bill 4-D (2022)
67. Florida Senate Bill 154 (2023)
68. Florida House Bill 913 (2025)
69. Florida DBPR, Division of Condominiums
70. Florida Building Commission, Florida Building Code 8th Edition
71. Florida Building Code 2023, Section 1609.3, design wind speed
72. Florida Division of Emergency Management, Know Your Zone
73. My Safe Florida Home

Federal Flood, Storm and Address Records

74. FEMA National Flood Hazard Layer (point queries at 4751 and 4753 Bonita Bay Blvd and four points west: Zone AE, BFE 11 ft, panel 12071C0652G)
75. US Census Bureau geocoder
76. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
77. NOAA NHC, Tropical Cyclone Report, Hurricane Helene
78. NOAA NHC, Tropical Cyclone Report, Hurricane Milton

Bonita Bay Community Association and Bonita Bay Club

79. Bonita Bay Community Association
80. BBCA: the Community Association
81. BBCA: the parks of Bonita Bay
82. BBCA: style of living
83. BBCA: Private Beach
84. BBCA: Realtor and buyer resources
85. BBCA: Bonita Bay Marina and Backwater Jacks
86. BBCA: Bonita Bay Club
87. BBCA: Vision
88. BBCA: Property maps
89. BBCA Media Brochure, January 2026
90. BBCA Open House Guidelines
91. BBCA Awards and Recognitions 2026
92. BBCA Neighborhoods map
93. BBCA Trails map
94. BBCA Facilities and amenities map
95. Bonita Bay Club: Our Community
96. Bonita Bay Club: Golf
97. Bonita Bay Club: Lifestyle Center
98. Bonita Bay Club: Sports Center
99. Bonita Bay Club: Dining
100. Bonita Bay Club, Hurricane Ian update, October 13, 2022
101. Bonita Bay Club membership approves $110 million clubhouse (Club release)
102. PR Newswire, Bay Island course reopening, November 8, 2019
103. Golf Course Architecture, Fazio Design begins Sabal renovation
104. First Call Golf, Bonita Bay Club unveils new Golf Academy, February 29, 2024

Marina and Development History

105. Bonita Bay Marina
106. Bonita Bay Marina, about the marina (36-inch maximum draft)
107. Bonita Bay Marina, Backwater Jacks
108. Bonita Bay Marina, storage rates
109. Sweetwater Lifestyles
110. Spotlight News, Bonita Bay Marina now in residents’ hands
111. Business Observer, 2010 member purchase of Bonita Bay Club
112. Bonita Bay Group history (Phoenix Bay Ventures)

Schools, Utilities, Healthcare, Shopping and News

113. School District of Lee County, school zones and 2026-27 enrollment plan
114. School District of Lee County, Student Enrollment Plan 2025-26
115. Lee County school zone locator
116. School District of Lee County, middle schools
117. Bonita Springs High School
118. Bonita Springs Middle School
119. Bonita Springs Utilities
120. Bonita Springs Utilities history
121. Florida Power and Light
122. Bonita Springs Fire Control and Rescue District
123. NCH Healthcare System locations
124. NCH North Naples Hospital
125. South Florida Hospital News, Lee Health Coconut Point emergency department
126. Coconut Point
127. Miromar Outlets
128. Florida Gulf Coast University
129. WGCU, Lee County single-day trash pickup, April 2024
130. WGCU, Lee County CRS outcomes, November 2024
131. WGCU, Lee communities retain flood insurance rates, July 2024
132. WGCU, the purpose of FEMA’s flood maps and revisions, January 2026
133. WUSF, FEMA flood insurance rates and Lee County CRS, April 2024
134. WUSF, Bonita Springs recovers from Ian storm surge
135. NPR, Hurricane Ian in Bonita Springs

Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, sales closed in the 12 months to September 30, 2026); MLS data is not publicly linkable.

Downloadable Documents

The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County, NOAA and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Vistas buyer or seller should read before signing. Each link opens the issuing authority’s own copy.

The Vistas Declaration of Condominium (Lee County Official Records Book 2971, Page 2173), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk; none is posted as a free copy online, and all come with the association documents in a sale.

Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Vistas. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.