Bonita Bay - Whiskey Pointe
Best Realtor for Whiskey Pointe at Bonita Bay, Florida. McGreevy and Comisar, the number one team in Southwest Florida for buying and selling homes in this private lakefront condominium enclave.
Best Realtor for Whiskey Pointe at Bonita Bay, Florida. McGreevy and Comisar, the number one team in Southwest Florida for buying and selling homes in this private lakefront condominium enclave.
McGreevy and Comisar are the #1 real estate team in Southwest Florida for buying and selling homes in Whiskey Pointe. If you are searching for the best realtor for Whiskey Pointe in Bonita Bay, Bonita Springs, whether you are ready to sell your Whiskey Pointe condo or buy your next Bonita Bay home with real insider knowledge of the master community, this is the team that delivers. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in Southwest Florida since 2012. Over $2.5 billion (Domain Realty Group team) in real estate sold. Over $900 million in personal sales between Jesse McGreevy and Marc Comisar.
McGreevy and Comisar are the best realtor for Whiskey Pointe because we combine a documented, top-tier production record with unit-level knowledge of a 16-home Bonita Bay enclave that most agents have never set foot in. If you called ten Southwest Florida agents today, most could not tell you the difference between the Phase I and Phase II condo associations, let alone the current price-per-square-foot trend at the entry floor of Bonita Bay. We can, and we will walk you through it honestly.
Honors and recognition, in full:
Selling your Whiskey Pointe condo? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call or text Jesse direct at (239) 898-6072 for same-day response, or email [email protected].
Buying a home in Whiskey Pointe or elsewhere in Bonita Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Whiskey Pointe is unlike anything else inside Bonita Bay. In a master-planned community known for grand high-rise towers, sweeping estate lots, and golf villages spread across 2,400 acres of Bonita Springs, Whiskey Pointe is the quiet outlier: just 16 low-rise condominium units tucked along the edge of an interior lake, in two modest two-story buildings sitting at the water’s edge in Bonita Bay’s southern residential cluster. No lobby. No valet. No fortieth-floor view. What you get instead is direct lakefront living at the entry price point for one of Southwest Florida’s most storied communities, with all of Bonita Bay’s amenities, private Gulf beach, twelve miles of trails, twenty-four-hour guard-gated security, and optional access to five championship golf courses, folded into your ownership from day one.
This page is built to be the most detailed public resource on Whiskey Pointe anywhere. Whether you are weighing a purchase here, considering listing your unit, or trying to understand how Whiskey Pointe fits into the broader Bonita Bay picture, this is the page. We cover the community’s history, the exact unit configurations and HOA fee breakdown, the FEMA flood zone data, the post-Hurricane Ian story, the Florida condo law exemptions that matter here, the current market snapshot, and a full FAQ inventory built from real buyer and seller search queries. Specifics, numbers, honest downsides, primary sources cited throughout.
To talk through any of it directly, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We specialize in Bonita Bay and have the local depth to answer questions most pages will not touch.
Whiskey Pointe Lane runs off Bayhead Drive in the southern interior of Bonita Bay, close to the community’s secondary south entrance gate, which puts the Promenade at Bonita Bay’s shops and restaurants within easy walking distance and the main US-41 gate within about a half-mile of internal road travel. The street is quiet, because through-traffic does not exist here. Bayhead Drive serves only the handful of small attached communities in this cluster: Whiskey Pointe, Lakeside at Bonita Bay, and Greenbriar at Bonita Bay, which share a community pool situated between them on the lake’s edge.
The two buildings, 4021 Whiskey Pointe Lane (Phase I, 10 units) and 4041 Whiskey Pointe Lane (Phase II, 6 units), are two-story concrete block and stucco structures with tile roofs, built in 1991 during Bonita Bay’s active early-development era. They face inward toward the lake. Units at the 4021 building in particular sit right at the water’s edge, with screened lanais that open directly onto lake views. The lake setting here is among the most visually immersive interior-water experiences in Bonita Bay, comparable in intimacy to communities that charge significantly more per square foot.
At only 16 total units, Whiskey Pointe operates on a scale that is genuinely unusual for a master-planned community of Bonita Bay’s size and reputation. This is not a condo complex in the conventional sense, it is a neighborhood. Owners tend to know one another. The ownership profile, confirmed by parcel records showing owner mailing addresses in Indiana, Illinois, and Colorado, is predominantly snowbird and seasonal: buyers who have chosen Whiskey Pointe as their Southwest Florida home base, return each winter, and have found the small-community feel suits them better than the anonymity of a tower building. Full-time residents exist, but the community’s character is shaped by the seasonal rhythm. That means quieter summers, more activity October through April, and a social fabric built around Bonita Bay’s broader community calendar: the BBCA’s Bay Breeze Concert series, the Christmas Tree Lighting, the Easter Egg Hunt, and the arts and cooking programming hosted at the community clubhouse.
From Whiskey Pointe, the full Bonita Bay lifestyle unfolds in every direction. The 12-mile recreational path network that stitches together Bonita Bay’s 58 neighborhoods begins just outside your door. Golf carts are common for short hops to the Club or the marina. The Bonita Bay Club’s main entrance is under a mile away by internal road. Bonita Bay’s three parks, Estero Bay Park (13 acres, an 800-foot mangrove boardwalk, and a pier on Estero Bay), Riverwalk Park (bocce, pickleball, tennis, basketball, a boat ramp and kayak launch on the Imperial River), and Spring Creek Park (kayak and canoe launch, nature trails, gazebo), are accessible via path or golf cart. Fiber-to-home internet infrastructure serves the community through a bulk cable and internet arrangement. The private Gulf beach on Little Hickory Island, completely rebuilt post-Ian in hurricane-hardened concrete, reopened November 2023, with beach chairs, covered pavilions, restrooms, and a complimentary shuttle running November through April from the Wild Pines entrance, is about 10 minutes gate to gate.
None of the above requires a Bonita Bay Club membership. The BBCA master fee, bundled into the Whiskey Pointe HOA assessment, funds the paths, parks, beach, security, and community management. The Club, with its five golf courses, Har-Tru tennis facility, pickleball complex, fitness center, spa, and multiple dining venues, is separate, optional, and additive. You can live at Whiskey Pointe for approximately $790 per month in combined HOA fees and never set foot inside the Club. Or you can add a Sports membership (approximately $60,000 initiation, $10,100 annually) and gain access to the tennis and fitness facilities, or a Golf membership (approximately $150,000 initiation, $19,500 annually) for the full 54-hole two-campus experience. That optionality is part of what makes Whiskey Pointe attractive: the floor is already high, and the ceiling is as high as you want it.
Golf carts are a normal, everyday mode of transportation inside Bonita Bay, and Whiskey Pointe’s residents use them for the short hop to the Club, the marina, or the Promenade just outside the south gate. Florida law (Florida Statute 316.212) permits golf cart operation on roads with posted speed limits of 30 miles per hour or less when authorized by local ordinance, and Bonita Bay’s internal roads fall well within that framework. The community’s 12-mile path network is genuinely multi-use: residents walk it, bike it, and golf-cart it, and the paths connect directly to all three of Bonita Bay’s parks as well as the Club’s main entrance, which sits under a mile from Whiskey Pointe by internal road.
For a resident who does not want to get in a car for every errand, that matters. A short golf cart ride covers the Club, the marina, and, via the internal path network, most of the community’s recreational infrastructure. Combined with the walkable Promenade just outside the south gate, Whiskey Pointe’s location inside Bonita Bay is genuinely low-car for day-to-day life during the winter season, when the community is at its fullest.
The lake Whiskey Pointe sits on is one of Bonita Bay’s many interior amenity lakes, part of a broader network of lakes, mangrove corridors, and preserve areas that the Bonita Bay Group built into the community’s original 2,400-acre design. It is not Estero Bay and it is not the Imperial River; it is a manicured interior stormwater and amenity lake, and no public record we found gives it a formal name distinct from its role as the shared water feature for the Whiskey Pointe, Lakeside, and Greenbriar cluster. Calling Whiskey Pointe a “waterfront” community is accurate in the sense that matters to a buyer, direct water frontage and lanai views onto open water, even though it is not Gulf-front or river-front in the way a marina-district property would be. For buyers who want the visual and emotional experience of water frontage without the flood exposure and price premium of true Gulf or river frontage, this is precisely the tradeoff Whiskey Pointe offers.
Whiskey Pointe’s current market position, in one sentence: a single active listing at $399,000, 235-plus days on market, sitting roughly 27 percent below the 2022 peak sale price and roughly 35 to 57 percent above the pre-COVID baseline, in a broader ZIP 34134 market that is rebalancing after a multi-year condo correction. Here is the full picture.
Whiskey Pointe sits in ZIP 34134, the heart of south Bonita Springs and the primary ZIP code for Bonita Bay. As of mid-2026, the 34134 market reflects the broader Southwest Florida condo correction underway since the Hurricane Ian disruption of late 2022, compounded by rising insurance costs and new reserve funding mandates under Florida’s 2022 and 2025 condo legislation.
Active listings in 34134 numbered approximately 595 as of mid-2026, up 42.69 percent year over year, a significant inventory expansion driven by sellers coming to market after holding through the correction and by condo owners reassessing ownership costs in the new insurance environment. The median sold price in 34134 was approximately $665,700, down 12.56 percent from approximately $761,400 in June 2025. The median list price was $999,000, reflecting the broader Bonita Bay luxury inventory. The Bonita Springs overall market (FGCMLS, February 2026) showed a median sold price of $565,000, 8.4 months of supply, $308 per square foot, a 95.5 percent sold-to-list ratio, and 23 percent growth in closed sales year over year, a rebalancing market, not a collapsing one.
Days on market across Bonita Springs were elevated: 47 to 72 days median in early 2026, trending upward. The ZIP 34134 average is weighted by the luxury single-family and high-rise inventory; low-rise attached condos at the entry price tier have been sitting longer.
As of June 2026, there is one active listing in Whiskey Pointe: 4021 Whiskey Pointe Lane, Unit 202, a 2BR/2BA, 1,466-square-foot lakeside unit listed at $399,000 ($272 per square foot under air). The unit is offered turnkey furnished with tile and wood flooring, an updated eat-in kitchen, in-unit laundry, a split-bedroom floor plan, and two screened lanais, both with lake views. It has been on market for 235 days.
That 235-day figure tells a story worth understanding before you write an offer or set a list price. The current ask is $399,000. The most recent confirmed sale in Whiskey Pointe, a June 2022 transaction at 4041 Whiskey Pointe Lane, closed at $550,000, the COVID-era peak. The correction from $550,000 to $399,000 represents roughly a 27.5 percent price decline from peak, driven by a combination of factors: the broader Southwest Florida condo market adjustment, higher HOA fees post-Ian, buyer hesitation about 1991-vintage construction in a Zone AE flood zone, and the overhang of new Florida condo law requirements, even though Whiskey Pointe is actually exempt from the most burdensome mandates, as covered below. Pre-COVID comparable sales (2017 to 2019) ranged from $254,000 to $295,000, establishing a long-term baseline. At $399,000, the current ask sits roughly 35 to 57 percent above the pre-COVID baseline, meaning durable long-term appreciation remains in the structure even after the speculative premium has fully unwound.
The current $272 per square foot puts Whiskey Pointe at the entry price floor for Bonita Bay attached, non-tower product, slightly below comparable low-rise communities like Sandpiper (roughly $279 per square foot) and Egrets Landing (roughly $284 per square foot), and 45 to 77 percent below the tower and single-family estate product. For a buyer who wants full Bonita Bay amenity access at the lowest entry point, this is the math.
The honest buyer context in mid-2026 is this: the 235-day figure is real. Motivated cash buyers have leverage to negotiate. The extended market time reflects the category (a small 16-unit complex, limited comparable sales, an approximately $790-per-month HOA relative to a $399,000 purchase price), not an absence of buyer interest in Bonita Bay broadly. When units like this do sell, they tend to sell to buyers who specifically want the Whiskey Pointe package: lake-view intimacy, low-rise living, Bonita Bay access, and a manageable footprint in a community where the HOA handles everything outside your walls.
Whiskey Pointe traces to a 1988 to 1991 two-phase development by the Bonita Bay Group, was formally organized under three still-active Florida corporate entities, and carries a name whose exact origin is not documented in any public record we could find, though a plausible working-waterway naming tradition explains it best. Here is the full history.
Bonita Bay began as the vision of the Bonita Bay Group, which broke ground on the master-planned community in the mid-1980s on roughly 2,400 acres of low-lying Southwest Florida landscape straddling the Imperial River and Estero Bay. The developer’s philosophy from the beginning centered on preserving more than half the acreage as natural habitat, an unusual commitment that produced the community’s distinctive character of lakes, mangrove corridors, wildlife preserves, and meandering paths woven through the residential zones.
By the late 1980s, Bonita Bay Group was actively building out its vision across multiple sub-village types: single-family estate lots near the golf courses, mid-rise condominium clusters along the water’s edges, and smaller, intimate attached communities in the interior residential zones. Whiskey Pointe was one of the latter, a small-scale condominium product intended for buyers who wanted the Bonita Bay lifestyle without the scale or cost of a high-rise tower or a large single-family estate.
The legal record of Whiskey Pointe’s development begins June 20, 1988, when the developer filed the articles of incorporation for Whiskey Pointe of Bonita Bay Condominium Association, Inc. (Florida Division of Corporations document N27018), establishing the governance entity for Phase I before construction was complete. Phase I, at 4021 Whiskey Pointe Lane, comprises 10 units in a two-story building.
Phase II followed approximately three years later. Whiskey Pointe II Condominium Association, Inc. (document N43377) was filed May 9, 1991, and the Whiskey Pointe Master Association, Inc. (document N43376) was filed the same month, creating the umbrella entity that governs both buildings collectively. The Declaration of Condominium for Phase I is recorded at Lee County Official Records Book 2054, Page 2736. Phase II, at 4041 Whiskey Pointe Lane, comprises 6 units in a second two-story building.
Both buildings were built in 1991, the same year the governance structure was formalized, during a period when Bonita Bay was actively filling in its residential zones with a diversity of product types designed to accommodate different buyer profiles and price points.
“Whiskey Pointe” stands out in a Bonita Bay naming landscape dominated by Italian references (Tavira, Esperia, Estancia, Montara), geographic descriptors (Riverwalk, Rookery Lake, Harbor Landing), and Florida vernacular (Cracker Cove, Wild Pines, Eagle’s Nest). The name is unusual, and its exact origin is not documented in any public record found in our research.
The most probable explanation is geographic: pre-development, this area of southwest Lee County contained numerous small tidal creeks and waterways that local fishermen and cattlemen had named with working-class directness, and a “Whiskey Creek” style reference (a common name for remote Florida waterways historically) combined with “Pointe” to describe the lake-peninsula land position where the buildings sit would be consistent with other Bonita Bay developer naming choices that blend local geography with evocative language. The “Pointe” suffix in particular, denoting a promontory or point of land projecting into water, describes the community’s physical setting accurately: the buildings sit at the edge of an interior lake, on what was likely a low projecting section of higher ground.
This is a reasonable historical inference, not a confirmed primary-source finding. If you know the true story behind the name, we would be glad to hear it.
In 2026, Whiskey Pointe’s buildings are 35 years old, solidly built in Bonita Bay Group’s early-era construction standard of concrete block, stucco, and tile roofing, with screened lanais and carport parking. The community has been managed by Moore Property Management, LLC continuously since at least 2012, providing operational stability across three decades. Both condominium associations remain active in Florida’s Division of Corporations registry, with annual reports filed through April 2026, and all officers listed at the Moore Property Management corporate address in St. Petersburg.
The 35-year age means some things buyers care about: HVAC systems in individual units may be 10 to 20 years into a 15 to 25 year service life; windows are single-hung and sliding, not impact glass; roofing is tile maintained by the HOA. These are known quantities in the due diligence process, not surprises, but they are the honest context for buying a 1991 Bonita Bay condo in 2026.
Whiskey Pointe offers exactly one home type across both buildings: a 2-bedroom, 2-bathroom attached condo, ranging from approximately 1,345 to 1,466 square feet under air, with a split-bedroom layout in which both bedrooms function as full primary suites. Here is the full construction and configuration picture.
Building 1 (4021 Whiskey Pointe Lane), 10 units:
Building 2 (4041 Whiskey Pointe Lane), 6 units:
Unit 202 at 4021 Whiskey Pointe Lane (the current active listing, turnkey furnished) shows built-in features, dual sinks, an eat-in kitchen, a combined living and dining room, a pantry, a separate shower, and walk-in closets, with tile and wood flooring throughout, cable TV and high-speed internet included, and appliances including a dryer, dishwasher, electric cooktop, freezer, microwave, refrigerator, and washer.
Unit 102 at 4041 Whiskey Pointe Lane (a recent seasonal rental listing) shows wood cabinets, granite countertops, stainless steel appliances, wood floors, and a back lanai with direct pool and lake access.
No private garages. No impact-rated windows, unless an individual owner has upgraded, which is possible and worth confirming in due diligence. No private pool; the community pool is shared with Lakeside and Greenbriar. No building elevator; both buildings are two-story walk-ups. No concierge or lobby. For buyers who need any of these, other Bonita Bay sub-communities offer them. For buyers who want simplicity, intimacy, and direct lakefront living at Bonita Bay’s entry price floor, Whiskey Pointe delivers exactly what it promises.
Every Whiskey Pointe owner automatically receives Bonita Bay Community Association (BBCA) master membership, bundled into the same HOA payment, and can separately opt into the private Bonita Bay Club for golf, tennis, and dining. Understanding this two-layer structure is one of the most commonly misunderstood parts of buying here.
Every Whiskey Pointe owner is automatically a member of the Bonita Bay Community Association, the master property owners association that governs all of Bonita Bay’s common elements. The BBCA master fee of $3,025 per year is included within the Whiskey Pointe quarterly HOA assessment; it is not a separate charge.
What BBCA membership delivers:
The Private Beach Park on Little Hickory Island. Accessed via a community shuttle (complimentary, running November through April, seven days a week, departing from the Wild Pines entrance) or by personal vehicle to the beach parking lot. The beach is approximately 10 minutes gate-to-gate from Bonita Bay’s main entrance. The facility sustained major destruction during Hurricane Ian on September 28, 2022, and was rebuilt from the ground up using hurricane-hardened concrete construction with breakaway walls, removable grills, weather-resistant materials, native dune vegetation for shoreline stabilization, reduced lighting and specialized turtle fencing to protect nesting sea turtles, and modern restrooms with infant changing stations. The rebuilt beach park reopened November 2023 and is now more resilient than what Ian destroyed. Beach chairs, umbrellas, lounges, covered pavilions, and grills are provided at no additional charge beyond the BBCA fee.
12 miles of recreational paths. The path network connects all 58 Bonita Bay neighborhoods and is accessible to all BBCA residents. Residents and golf carts use it daily. The system winds through Bonita Bay’s wildlife preserves and lake corridors, an everyday resource for residents who value outdoor access without leaving the community.
Three community parks: Estero Bay Park (13 acres of Gulf Coast wilderness with an 800-foot mangrove boardwalk trail and a pier on Estero Bay itself, popular for birdwatching, kayaking, and wildlife photography); Riverwalk Park (on the Imperial River, with bocce, pickleball courts, tennis courts, a basketball court, a boat ramp, and a kayak and canoe launch, the only park with river and Gulf access infrastructure); and Spring Creek Park (a quieter nature destination with a kayak and canoe launch, nature trails, and a gazebo).
24-hour guard-gated security. The Bonita Bay gates are staffed around the clock. All visitors are registered. No through-traffic enters the community. Security patrols augment the gate staff.
Community programming and social events. The BBCA hosts a calendar of events for all residents, including a concert series, holiday events, lectures, arts programming, cooking classes, and excursions. Residents of a 16-unit community like Whiskey Pointe participate in the same social infrastructure as owners in Bonita Bay’s largest villages.
Fitness facilities. BBCA-level fitness access, separate from the Club’s more extensive facility.
Fiber-to-home infrastructure. Bulk-provided cable and high-speed internet service is included as part of the community’s infrastructure arrangement.
Design review. BBCA’s design review function oversees architectural standards community-wide, helping the community maintain its visual quality over time.
Recognized-community designation. Bonita Bay holds a notable distinction among Southwest Florida’s largest gated communities for its community wellness and connectivity programming, reflecting the community’s emphasis on walkability, social connection, and purpose-driven living.
The Bonita Bay Club is a private country club that is entirely optional. No Bonita Bay property owner is required to join. You can live at Whiskey Pointe, use every BBCA amenity described above, and never interact with the Club.
For those who choose to join, the Club offers 54 holes of championship golf across two campuses: the West Campus in Bonita Springs, with three Arthur Hills-designed courses (Bay Island, Marsh, and Creekside) within an Audubon-certified sanctuary, currently being renovated by Hills-Forrest-Smith, the successor firm to the original design team; and the East Campus in Naples, approximately 15 minutes east, with two Tom Fazio-designed courses (Cypress and Sabal), with Sabal currently undergoing renovation by Fazio Design. A new Golf Academy opened at the club in February 2024.
Sports and racquet facilities include 16 Har-Tru tennis courts with a full teaching and clinic program, 15 pickleball courts with ladders, clinics, and instruction (one of the most comprehensive pickleball programs in Southwest Florida), bocce courts and championship croquet, a fitness center with personal training and group classes, and spa and wellness services. Multiple dining venues range from a casual bar and grill to fine dining, with holiday and event programming throughout the season.
Membership tiers and costs, approximate, confirm directly with the Club: Golf membership runs approximately $150,000 initiation plus $19,500 annually, with full access to all 54 holes across both campuses. Sports membership runs approximately $60,000 initiation plus $10,100 annually, covering tennis, pickleball, fitness, spa, and social programming, with limited golf access. The Club is non-equity; membership fees are non-refundable initiation payments that fund ongoing capital improvements, not an ownership interest in the club’s assets. Golf membership availability has historically involved a waitlist during peak demand periods; contact the Club directly for current status.
The marina. Bonita Bay’s marina on the Imperial River provides direct Gulf access via Estero Bay. Boat slip purchase or lease, wet and dry storage, fueling, light mechanical services, and on-site dining are available. Marina access is separate from both BBCA and Club memberships; any Bonita Bay property owner can acquire marina access independently. Current marina hours run 8 a.m. to 5 p.m., seven days a week, with after-hours access available via reservation. Maximum draft in the marina is 36 inches, a hard limit per the permitting agreement.
The shared pool between Whiskey Pointe, Lakeside at Bonita Bay, and Greenbriar at Bonita Bay sits between the complexes on the lake’s edge. Listing descriptions for 4041 Whiskey Pointe Lane note that the back lanai has direct access to the pool deck, and the pool overlooks the lake. For a community of 16 units sharing the pool with roughly the same number of neighbors from the adjacent buildings, the practical pool experience is the equivalent of a private pool without the maintenance cost.
The single most important financial number for a Whiskey Pointe buyer is the monthly HOA obligation, which runs approximately $790 combined, covers essentially everything outside your unit’s walls, and already includes the Bonita Bay master fee rather than adding it on top. Here is the complete picture, built from MLS records, Florida Division of Corporations filings, and Bonita Bay Community Association public documentation. Confirm the current, exact figure in your seller disclosure or HOA estoppel before writing an offer, since condo fees are revised periodically by board action.
Sub-HOA quarterly assessment: approximately $2,370 (monthly equivalent: approximately $790). This is the current confirmed figure from MLS data for Whiskey Pointe units (parcel 29-47-25-B3-00300.2050, extracted 2026). An older MLS record shows a historical $1,975-per-quarter figure; that number is stale. Use the current, verified figure at time of contract.
BBCA master fee: approximately $3,025 per year (monthly equivalent: approximately $252). The BBCA master fee is included within the quarterly sub-HOA assessment above, not charged separately. When you pay the quarterly figure, the BBCA fee is already captured in that number. You are not paying the sub-HOA figure plus the BBCA figure on top of each other.
No CDD or special district assessment. No Community Development District has been identified for Whiskey Pointe or the Bonita Bay master community in public records. The stacked fee burden is simply the Whiskey Pointe sub-HOA, which includes BBCA.
The sub-HOA assessment covers, per MLS maintenance field data and Florida Chapter 718 condominium law: irrigation water, lawn and grounds maintenance, legal and accounting, professional management (Moore Property Management), the master association fee (BBCA, confirmed included within the quarterly figure), recreational facilities (shared pool maintenance and park access), common-area and building-exterior repairs, reserve fund contributions (mandatory under Florida Chapter 718), security (the Bonita Bay 24-hour guard gate), street lights and road maintenance, trash removal, cable TV and internet service (per MLS fee inclusions for Unit 202), building insurance (the master policy covering the exterior building structure, roof, and common areas, standard for Florida condominium associations under Florida Statute 718.111(11)), and pest control (a standard condominium inclusion per Florida Chapter 718 practice).
What the fee does not cover: your personal HO-6 condo insurance policy (walls-in, personal property, personal liability, required separately); your electric utility (individual accounts); any Bonita Bay Club membership (entirely optional and separate); marina slip or dock access (a separate optional fee); and interior unit maintenance and improvements.
An HOA application fee of approximately $150 and a transfer fee of approximately $1,500 (per MLS transfer fee field, parcel 29-47-25-B3-00300.2050) are standard Florida condominium transaction costs paid at closing. Confirm the current amounts with Moore Property Management, since association fee schedules are revised from time to time.
For a buyer financing the current $399,000 ask, the all-in annual cost of ownership before Club membership looks approximately like this:
Cost Component | Annual | Monthly |
|---|---|---|
HOA (sub-HOA plus BBCA, combined) | approximately $9,480 | approximately $790 |
Property taxes (2024 actuals, Unit 202) | approximately $6,304 | approximately $525 |
HO-6 condo insurance (estimated) | approximately $1,200 to $1,800 | approximately $100 to $150 |
Flood insurance (Zone AE, estimated) | approximately $800 to $2,000-plus | approximately $67 to $167 |
Total before mortgage | approximately $17,784 to $19,584 | approximately $1,482 to $1,632 |
Cash buyers eliminate the mortgage. Buyers with loans add their principal and interest on top. For context, a 20 percent down purchase of a $399,000 condo with a 30-year loan at approximately 6.75 percent adds roughly $2,070 a month in principal and interest, bringing the estimated all-in monthly for a financed buyer to approximately $3,550 to $3,700 a month before any Club membership.
The HOA fee relative to purchase price (roughly $790 against $399,000, or about 0.24 percent of purchase price per month) is on the high side compared to single-family homes, a structural feature of low-rise condominium ownership where the HOA is absorbing the cost of roof, exterior maintenance, landscaping, insurance, and water. Buyers who have owned single-family homes and paid those costs separately often find the math more comparable than the headline figure suggests.
Whiskey Pointe has one of the more interesting governance structures in Bonita Bay, primarily because of its two-phase development history. A buyer needs to understand all three layers.
Sunbiz document number N43376, filed May 9, 1991, EIN 65-0266612, status active. The Master Association governs both buildings collectively, addressing matters that span Phase I and Phase II, including shared amenities, the community pool arrangement with Lakeside and Greenbriar, and any cross-building community standards. This is the umbrella entity.
Sunbiz document number N27018, filed June 20, 1988, EIN 65-0114148, status active, address 4021 Whiskey Pointe Lane (10 units). Governs Phase I specifically: the 10-unit building’s budget, reserves, insurance, maintenance, and assessments. Current officers as of the April 2026 Sunbiz annual report include President Tom Vonderbrink, Treasurer Cynthia Kirby, and Secretary Brian D’Arcy, all listed at the Moore Property Management corporate address in St. Petersburg.
Sunbiz document number N43377, filed May 9, 1991, EIN 65-0266611, status active, address 4041 Whiskey Pointe Lane (6 units). Governs Phase II specifically, the 6-unit building. Current officers as of the April 2026 Sunbiz annual report include President Betty Atwood, Treasurer Nathalie Munger, and Secretary Kathleen Broady, same Moore Property Management management structure.
Address 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, phone (239) 495-8111. The master property owners association for all of Bonita Bay. Every Bonita Bay property owner, regardless of sub-village, is automatically a BBCA member. BBCA governs community-wide standards, amenities, the private beach, security, and the path and parks network. BBCA fees are incorporated into the Whiskey Pointe sub-HOA quarterly bill.
Moore Property Management, LLC, local office at 5603 Naples Boulevard, Naples, FL 34109, corporate office at 570 Carillon Parkway, Suite 210, St. Petersburg, FL 33716. Moore has managed both Whiskey Pointe condo associations continuously since at least 2012, per Sunbiz annual report records. For maintenance requests, HOA application processing, estoppel certificate requests, and association document requests, contact Moore directly.
The Declaration of Condominium for Whiskey Pointe Phase I is recorded in Lee County Official Records at Book 2054, Page 2736. This is the foundational legal document governing Phase I (4021 Whiskey Pointe Lane). It establishes the condominium form of ownership, defines unit boundaries, sets the initial assessment structure, and establishes the association’s powers and obligations. Buyers can obtain this document from the Lee County Clerk of Court’s Official Records portal.
The Phase II Declaration would have been recorded separately, likely in the same 1991 timeframe. Buyers should request both Phase I and Phase II declarations as part of the Florida condo document review package.
Florida law gives condominium buyers three business days to review the complete condo document package after receipt, with the right to cancel the purchase contract without penalty during that period. The standard package includes the Declaration of Condominium for both Phase I and Phase II, the bylaws of each condo association, the rules and regulations, the most recent approved operating budget, the most recent reserve study or documentation of reserve adequacy, the most recent 12 months of HOA meeting minutes, a current insurance certificate confirming the master policy coverage, any pending or recently passed special assessment notices, and the most recent annual financial statements.
Do not waive the review period, and do not underinvest in reading these documents. For a 1991 building in Zone AE, the reserve study and insurance documentation are the most important items after the Declaration itself.
The Architectural Review Committee reviews proposed modifications to unit exteriors and common areas. Modifications typically requiring ARC approval include exterior paint changes, even on portions of the unit that owners are responsible for; lanai screening or enclosure work; door and window replacements; any structural additions or modifications; and landscaping changes affecting common areas. Interior renovations generally do not require ARC approval unless they affect structural elements, exterior windows, or building systems. Confirm the current ARC submission process with Moore Property Management before beginning any work.
Whiskey Pointe is not a short-term rental community, and the rules are clear and enforced. The minimum lease term is 30 days, confirmed from two independent sources (MLS property data and an active rental listing). The maximum is 3 separate leases per calendar year, each at least 30 days. No Airbnb, VRBO, or any short-term rental platform is permitted. Tenant HOA application and approval is required before any lease commences, and the pet policy applies to owner-occupants only, meaning tenants are not permitted to have pets.
For a buyer considering Whiskey Pointe as a seasonal rental investment, the math is constrained but not empty. A documented high-season rental rate of $6,500 a month has been recorded (4041 Whiskey Pointe Lane, Unit 102, 2BR/2BA, 1,345 square feet, a seasonal rental listing active June 2026). Maximum gross seasonal income at 3 leases at that peak rate would run approximately $19,500 a year. Against an annual HOA cost of roughly $9,480 and annual property taxes of roughly $6,304, the annual carrying cost before mortgage and insurance runs approximately $15,784.
Net rental income potential after carrying costs, before mortgage and HO-6 insurance, would be approximately $3,716 a year, not a cash-flow investment by conventional definition, but a meaningful offset to ownership costs for a buyer who plans to use the unit seasonally for part of the year and rent it for the balance. The market fit for rental use is seasonal: snowbird tenants from the Northeast and Midwest, executive relocation situations, and family-bridge circumstances. The 30-day minimum and 3-lease cap make Whiskey Pointe unsuitable for investors who depend on high turnover, variable pricing, or platform-based bookings. It works well for owners who have an existing seasonal tenant relationship and use the rental income to offset costs rather than to generate positive cash flow.
Whiskey Pointe permits a maximum of 1 pet per unit with a weight limit of 25 pounds. Breed restrictions should be confirmed with Moore Property Management, standard practice for Florida condominium associations of this era. Tenants are not permitted to have pets under any circumstances, an owner-occupant-only rule. Leash requirements are standard for Bonita Bay: pets must be leashed in all common areas.
Buyers with larger dogs or multiple pets should verify the current pet policy with Moore Property Management before executing a purchase contract. The 25-pound limit is a common restriction in Florida condominium associations of Whiskey Pointe’s era and is unlikely to change without a supermajority vote of the full membership.
Whiskey Pointe sits in FEMA Flood Zone AE with a Base Flood Elevation of 11.0 feet, was not the subject of any documented building-specific Hurricane Ian damage in our research, and is exempt from Florida’s most burdensome new condo-law inspection mandates because both buildings are two stories. Here is the full picture, verified against primary sources.
The parcels at 4021 and 4041 Whiskey Pointe Lane are confirmed in FEMA Flood Zone AE with a Base Flood Elevation of 11.0 feet, verified from the FEMA National Flood Hazard Layer for the relevant parcel, and corroborated by the adjacent Greenbriar III parcel on Bayhead Drive showing an identical Zone AE, BFE 11.0 foot classification. The applicable FIRM panel is Lee County FIRM panel 12071C0657F. A preliminary revised Flood Insurance Study for Lee County was issued December 4, 2025. Buyers should confirm whether any proposed revisions affect this parcel before closing.
Zone AE is FEMA’s Special Flood Hazard Area designation, a 1 percent annual chance of flooding, commonly called the 100-year flood. For buyers financing a property in Zone AE, flood insurance is mandatory under National Flood Insurance Program requirements tied to federally backed mortgages. Cash buyers are not federally required to carry flood insurance but take on the flood risk directly if they decline.
The Base Flood Elevation of 11.0 feet is the elevation to which floodwaters are expected to rise in a 1 percent annual chance flood event. For a two-story building, ground-floor and second-floor unit owners face meaningfully different flood insurance cost profiles. Ground-floor units (Unit 101, 102, and similar) likely have their lowest habitable floor near or at grade, and if building elevation documentation shows the lowest floor at or below the Base Flood Elevation, flood insurance premiums will be higher. Second-floor units (Unit 201, 202, and similar) likely have a finished floor elevation several feet above the Base Flood Elevation, and an Elevation Certificate documenting this can significantly reduce NFIP flood insurance premiums. The City of Bonita Springs Building Department provides assistance with obtaining FIRM letters and Elevation Certificates.
An important caveat on condominium flood zone data: parcel-mapping services note that for a condominium, the digital parcel footprint may not correspond exactly with the actual unit location. Confirm the flood zone and specific unit elevation with the condo association, the City of Bonita Springs, or directly through FEMA’s Flood Map Service Center.
The City of Bonita Springs participates in FEMA’s Community Rating System and maintains a 25 percent discount on NFIP flood insurance premiums for all Bonita Springs policyholders. This was confirmed in November 2024 when FEMA notified the city that the full discount would be retained, a significant positive outcome after a tense period in early 2024 when FEMA threatened to reduce discounts across Lee County due to post-Ian permitting compliance issues.
The 25 percent CRS discount applies automatically to NFIP policies. For a policy with a base premium of $2,000 a year, the discount reduces the cost to $1,500 a year. Confirm the most current discount status with your flood insurance agent before closing.
Hurricane Ian made landfall near Cayo Costa, Lee County, on September 28, 2022, as a Category 4 storm. The destruction was catastrophic at the coast and on the barrier islands: Fort Myers Beach, Pine Island, Cape Coral waterfront, and properties along the direct surge path.
Bonita Bay’s interior location provided meaningful protection from Ian’s storm surge. The primary impact corridor tracked north through Fort Myers Beach and along the Caloosahatchee; Bonita Bay’s western residential interior is set back from the Gulf and not exposed to the direct surge path that devastated coastal properties. Multiple active Bonita Bay condo listings market the community’s clean storm history, and buyers should independently confirm any building-specific flood zone claims against FEMA’s own maps rather than listing-language shorthand.
The most concrete Ian impact story in Bonita Bay is the private Beach Park, described in the community association’s own communications as having sustained major destruction during Ian. The beach park, on Little Hickory Island on the Gulf of Mexico, was fully rebuilt in hurricane-hardened concrete and reopened in November 2023. The beach you use today as a Whiskey Pointe owner is a brand-new facility.
For Whiskey Pointe’s buildings specifically, no published news coverage of building-specific Ian damage to 4021 or 4041 Whiskey Pointe Lane was found in our research. Buyers should take three concrete steps: search the City of Bonita Springs permit portal directly for 4021 and 4041 Whiskey Pointe Lane, since any roofing, structural, or exterior permits pulled between 2022 and 2025 would confirm Ian-related work; request the condo association meeting minutes from October 2022 through December 2024, where any storm damage discussions, insurance claims, and special assessment votes would be documented; and ask the seller directly about any Ian damage, insurance claims filed, and repairs completed.
Public record confirms that at least one separate Bonita Bay sub-HOA (Waterford II at Bonita Bay) levied a documented Hurricane Ian special assessment via a board resolution dated approximately January 16, 2023. Whether Whiskey Pointe’s associations did the same is not confirmed or denied in any public record found in our research. Buyer due diligence on the estoppel letter and association records is the definitive answer.
Whiskey Pointe’s buildings, at 35 years old, are also subject to FEMA’s Substantial Damage determination rule, commonly called the 50 percent rule: if the cost of repairing a damaged structure in a Special Flood Hazard Area exceeds 50 percent of the structure’s pre-damage fair market value, the structure may not be repaired to its current configuration and must instead be brought into compliance with current flood elevation standards. The City of Bonita Springs Community Development Department enforces this rule for all properties in Zone AE. This is relevant regulatory context rather than an immediate concern, speaking to the theoretical risk of a future major flood event rather than the current condition of the buildings, but it is the honest backdrop for buying a 1991 building in Zone AE in Southwest Florida.
This is one of the most important differentiators for Whiskey Pointe buyers in 2026. Florida’s SB 4-D (2022), codified as Florida Statute 553.899, requires condominium buildings three habitable stories or more in height that are 30 or more years old to undergo a Phase I Milestone Inspection by a licensed engineer or architect. The same 3-story threshold applies to the Structural Integrity Reserve Study, or SIRS, requirement under Chapter 718, the mandatory engineering and financial study that has driven HOA fee increases across Florida’s older condo market.
Whiskey Pointe’s two-story buildings are categorically below the 3-story threshold. Milestone inspection is not required. SIRS is not required. This is a genuine buyer-positive differentiator compared to Bonita Bay’s high-rise towers and mid-rise buildings that face mandatory compliance timelines and the associated engineering costs and reserve increases.
This does not mean Whiskey Pointe’s associations are exempt from reserve funding requirements generally; Chapter 718 still requires Florida condominium associations to maintain adequate reserves for capital expenditures, and the post-2022 reforms strengthened reserve funding requirements even for two-story buildings. Buyers should still request the current reserve study and budget. But the most burdensome of the new requirements, the ones driving six-figure special assessments and steep fee increases at older high-rises across South Florida, do not apply here.
The HOA master policy covers the building exterior (structure, roof, common areas) per Florida Statute 718.111(11), which requires the condo association’s master policy to cover all portions of the condominium property as originally installed. This is confirmed in the Whiskey Pointe HOA fee inclusions (building insurance listed as a fee inclusion in MLS data for Unit 202). Roof replacement, a major cost for 35-year-old buildings, is therefore the HOA’s responsibility and insured under the master policy, not the individual unit owner’s problem.
Your personal HO-6 policy covers the interior: drywall and finishes, flooring, cabinetry, fixtures, appliances, personal property, personal liability, and loss of use. HO-6 policies in coastal Lee County have risen substantially post-Ian; an estimated range for a 2BR Bonita Bay condo in 2026 runs approximately $1,200 to $1,800 a year. Obtain quotes before closing, since actual premiums depend on deductibles, coverage limits, and the building’s most recent 4-point and wind mitigation inspection results.
A 4-point inspection, evaluating roof, HVAC, electrical, and plumbing, is required by most Florida insurers for buildings 25 years or older before issuing a new HO-6 policy. Whiskey Pointe at 35 years old will require one, typically $75 to $150. A wind mitigation inspection documents the building’s hurricane resistance characteristics and can reduce wind insurance premiums by 20 to 40 percent or more, also typically $75 to $150, and is worth doing for any Southwest Florida property.
Citizens Property Insurance is available for HO-6 policies to Florida residents who cannot obtain private coverage, or who find private coverage priced more than 20 percent above Citizens’ rate. Citizens average HO-6 rates in Florida run approximately $1,392 to $1,451 a year. The private market has been recovering since 2024, and some carriers are re-entering coastal Florida; get quotes from both the private market and Citizens before deciding.
Whiskey Pointe’s location near Bonita Bay’s south entrance is one of its most practical advantages. The secondary south gate accesses Bonita Bay Boulevard, which connects directly to US-41 (Tamiami Trail), Bonita Springs’ main commercial corridor. The Promenade at Bonita Bay, an outdoor lifestyle shopping center with restaurants, boutiques, a salon, and services, sits immediately adjacent to the south entrance. You can walk from Whiskey Pointe to the Promenade; no car required for a casual dinner.
Approximate drive times from Whiskey Pointe: Coconut Point Mall in Estero, 3 to 5 minutes north on US-41, one of Southwest Florida’s largest open-air shopping centers with 150-plus stores, restaurants, and entertainment. Miromar Outlets in Estero, 4 to 6 minutes north on US-41 near the I-75 exit, premium outlet shopping. Lee Health Coconut Point, a full-service hospital campus in Estero with 24/7 emergency medicine, imaging, surgery, obstetrics and gynecology, cardiovascular care, orthopedics, and primary care, roughly 5 miles away. NCH Healthcare’s Bonita Springs freestanding emergency department, open since 2018, roughly 2 to 3 miles away. Bonita Beach, approximately 3 miles west via Bonita Beach Road, also accessible via the BBCA private beach shuttle. Southwest Florida International Airport (RSW), approximately 13 miles, about 30 minutes, one of the most convenient airport-to-community ratios in Southwest Florida. Naples, including Fifth Avenue, the Ritz-Carlton, and NCH Baker Hospital, 20 to 25 minutes south via US-41 or I-75. Downtown Fort Myers, including the River District, arts, and dining, 30 to 35 minutes north via US-41 or I-75. Fort Myers Beach on Estero Island, rebuilt post-Ian, 25 to 30 minutes depending on season and bridge traffic.
Whiskey Pointe is in the School District of Lee County (ZIP 34134). The community is not a 55-plus restricted community, so families with school-age children are welcome. Typical school assignments for this area include Bonita Springs Elementary School, Bonita Springs Middle School (10141 W. Terry Street, Bonita Springs, FL 34135), and Bonita Springs High School. Lee County operates an open-enrollment system alongside geographic school assignments; confirm current assignments with the Lee County School District for any specific address. Private school options in the corridor include Estero Collegiate Academy, The Canterbury School in Naples, Community School of Naples, and several other independent schools within 15 to 25 minutes.
For the typical Whiskey Pointe buyer, a retiree or semi-retiree without school-age children at home, school assignments are largely irrelevant to day-to-day life but worth understanding for downstream resale equity considerations.
Bonita Bay’s commitment to preserving more than half its 2,400 acres as natural habitat creates a wildlife environment unusual for a master-planned community. Whiskey Pointe’s interior lake setting means year-round sightings of herons, egrets, osprey, anhingas, roseate spoonbills, and sandhill cranes, and in the preserve areas, deer, river otters, gopher tortoises, and American alligators in the waterways. The 12-mile path network is designed as much for wildlife observation as it is for exercise. Birding is a serious pastime for many Bonita Bay residents, and the three community parks each offer distinct wildlife habitat zones.
Bonita Bay’s roughly 60 sub-communities span a price range from approximately $300,000 low-rise condos to $15 million-plus waterfront estates. Whiskey Pointe at current pricing sits at the entry floor for non-tower attached product. Here is how it compares to the nearest alternatives.
Wild Pines at Bonita Bay is a 3-story mid-rise condo complex in Bonita Bay’s interior, with more units, more inventory, and slightly more flexible rental policies, priced approximately $325,000 to $399,000 for 2BR units. HOA fees are generally lower per unit than Whiskey Pointe’s. Wild Pines is the closest direct alternative for buyers who want Bonita Bay entry pricing but prefer more unit availability and liquidity, at the tradeoff of a less intimate community feel and a less dramatic lakefront orientation.
Greenbriar at Bonita Bay is immediately adjacent to Whiskey Pointe on Bayhead Drive, sharing the same pool and lake cluster, with a similar two-story low-rise format and golf course views added to the lake views. When Greenbriar units come to market, they offer a direct apples-to-apples comparison to Whiskey Pointe pricing.
Lakeside at Bonita Bay is also on the Bayhead Drive cluster, sharing the pool, with similar scale and intimacy and lake views from a slightly different orientation.
Sandpiper at Bonita Bay is a larger complex with 3BR options and a higher-rise configuration than Whiskey Pointe, with more regular active inventory, priced approximately $300,000 to $495,000. More units means more liquidity at resale and less intimacy than Whiskey Pointe’s 16-unit scale.
Oakwood and Oakwood Villas at Bonita Bay offer coach home and villa product, attached but with more of a townhome feel than a stacked flat, typically priced in the $400,000 to $600,000 range, with more storage and sometimes a garage.
Buyers cross-shopping the Bonita Springs gated-community market often compare Bonita Bay to Pelican Landing, its closest peer in scale and reputation. Both are premier master-planned, gated communities, and the differences matter for a Whiskey Pointe-level buyer. Bonita Bay’s private beach park is a direct Gulf beach reachable by shuttle or car; Pelican Landing’s beach park is a private island beach accessible by water taxi, a different but comparably spectacular experience. Bonita Bay Club offers five golf courses across two campuses with an optional equity-adjacent, non-equity membership running roughly $60,000 to $150,000 in initiation; Pelican Landing centers on a single Tom Fazio course. Bonita Bay spans roughly 2,400 acres; Pelican Landing is larger, at more than 3,400 acres, with more housing variety. Entry-level attached product in both communities lands broadly in the same $300,000 to $600,000 range depending on sub-community and view, and HOA fee structures in both communities are multi-layered, with Bonita Bay’s master-level fees running slightly higher due to the beach and 24-hour security programs. For a buyer deciding between the two, the choice usually comes down to golf appetite and beach-access preference more than any objective ranking of one over the other.
Whiskey Pointe’s roughly $272 per square foot runs 45 to 77 percent below Bonita Bay’s tower product, where price per square foot typically runs $450 to $800-plus. Tower buyers get higher floors, Gulf or bay views, elevator access, on-site amenities, and often larger total square footage. Tower HOA fees typically run $1,200 to $2,500-plus a month. Tower buyers in 2026 also face the full weight of Florida’s milestone inspection and SIRS mandates, a genuine cost and disclosure burden that Whiskey Pointe’s two-story buildings avoid entirely.
For a buyer whose primary goal is Bonita Bay community access at the lowest entry cost, with a willingness to accept a two-story walk-up and a smaller footprint in exchange for a dramatically lower purchase price and HOA fee, Whiskey Pointe is the correct answer.
Whiskey Pointe offers the entry price floor for all of Bonita Bay. At $399,000 and roughly $272 per square foot, it is the most affordable path into full Bonita Bay community access; no other Bonita Bay product at a comparable price delivers the private beach, 12-mile trail network, 24-hour security, and optional world-class golf membership.
It offers a lakefront orientation at an intimate scale. Sixteen units on the edge of an interior lake is a rare residential configuration, and the units at 4021 Whiskey Pointe Lane sit right at the water’s edge, with a view that is genuine and daily.
The HOA covers everything outside your walls: roof replacement, exterior building maintenance, landscaping, pest control, water, sewer, cable, internet, and building insurance are all the HOA’s responsibility, so your financial exposure inside the unit is primarily your HO-6 policy and HVAC maintenance.
It is milestone-inspection and SIRS exempt. The most burdensome Florida condo law requirements of 2022 to 2025 do not apply to this two-story building. Buyers who have walked away from older Florida high-rises due to looming special assessments and compliance costs will find Whiskey Pointe a cleaner financial picture.
It offers optional Club membership as a lifestyle ceiling. If you want the full Bonita Bay Club experience, 54 holes across two campuses, 16 Har-Tru courts, 15 pickleball courts, spa, and dining, you can add it. If you do not want it, the BBCA base amenities (private beach, trails, parks, security) are already exceptional.
It is a snowbird-optimized ownership model. The 30-day minimum rental rule, the 3-leases-per-year cap, and documented high-season rental rates make Whiskey Pointe ideal for owners who spend winters in Florida and offset costs with a long-stay seasonal lease during months they are absent.
The Bonita Springs 25 percent CRS flood insurance discount was retained after the 2024 near-miss, a meaningful cost reduction on Zone AE policies.
Zone AE flood insurance is mandatory for mortgage holders. This is not optional for financed buyers and adds approximately $800 to $2,000-plus a year to carrying costs. Second-floor units with a favorable Elevation Certificate can reduce this substantially; ground-floor units face higher exposure. The Zone AE designation also implicates FEMA’s 50 percent rule for future damage scenarios.
The 1991 construction vintage means pre-impact-glass windows, aging HVAC systems, and older building infrastructure. A 4-point inspection before closing will document the current condition, and buyers should budget for HVAC replacement within their planning horizon.
The approximately $790-a-month HOA relative to purchase price is high: at roughly 0.24 percent of the $399,000 purchase price per month, the HOA burden is meaningfully higher than single-family alternatives. Buyers who run a strict rent-equivalent analysis will find the HOA eats into the attractiveness of the entry price. The offset is that the HOA absorbs roof, exterior, landscaping, water, cable, and internet, but buyers should model the full cost honestly.
The 16-unit resale market is thin. With only 16 units total, the resale market is illiquid by conventional real estate standards, and pricing discovery depends on rare comparable transactions. The current extended days-on-market figure reflects this thinness; there simply are not enough comparable sales to establish a well-supported price quickly. Sellers need patience and accurate initial pricing.
There are no garages and no impact glass. For buyers who require a garage or pre-built storm protection, other Bonita Bay communities offer those features at higher price points.
Sellers need to be patient in 2026. The current market environment for Bonita Bay low-rise condos is buyer-favorable. Extended days on market is the norm, not the exception, and the category faces headwinds from insurance cost scrutiny and the general condo market correction underway across Southwest Florida.
If you are searching for a Whiskey Pointe listing agent, or thinking, “I need someone to sell my condo in Bonita Bay and get the best outcome in this market,” you have found the right page. McGreevy and Comisar at Domain Realty have been selling Bonita Bay and Bonita Springs real estate since 2004, through the pre-Ian peak, the post-Ian reset, and the current market correction. We know this community at the unit level, we know the buyer pool, and we know how to position a 16-unit lakefront enclave in a buyer’s market.
The pricing story is this: the current active listing at 4021 Whiskey Pointe Lane, Unit 202, has been on market 235 days at $399,000 after a reduction from a higher original list price. The last confirmed Whiskey Pointe sale (June 2022, the COVID peak) was $550,000. The pre-COVID baseline (2017 to 2019) was $254,000 to $295,000. A realistic 2026 value for a well-maintained, updated unit is approximately $375,000 to $425,000, depending on condition, updates, floor level, and view orientation.
The 235-day figure tells you what happens when a unit is overpriced for this market or inadequately marketed. It does not tell you that buyers do not exist; they do. They are selective, they are doing their homework, and they are comparing every Bonita Bay low-rise option. To win their attention, your listing needs professional photography with drone footage of the lake and community, accurate pricing anchored to the current comp set rather than the 2022 peak, and digital distribution that reaches the Northeast and Midwest buyer pools who are Bonita Bay’s primary purchasers.
The 16-unit thin market is a two-edged sword. When your unit is the only one on the market, you are not competing against yourself. Position clearly: why is this unit the right one? Floor level, view angle, recent updates (kitchen, baths, HVAC), lanai quality, and turnkey-furnished status all drive differentiation in a product where unit-to-unit differences are subtle.
ARC disclosure and condo documents matter. Florida requires sellers to provide the full condo document package before closing. Plan for this: request the documents from Moore Property Management early in the listing process, allowing 10 to 14 business days for estoppel certificates, to avoid closing delays.
Ian disclosure is mandatory. Florida law requires disclosure of any known material defects, including past storm damage, insurance claims, and repairs. Full, accurate disclosure protects you from post-closing litigation. We walk sellers through the Florida Residential Disclosure form as standard practice.
Turnkey positioning works here. Whiskey Pointe’s snowbird and seasonal buyer pool responds well to turnkey-furnished listings. Buyers purchasing a Southwest Florida vacation base want to arrive in November and start living, not spend three months furnishing. If your unit is furnished and well-appointed, we market that prominently.
Call or text Jesse McGreevy at (239) 898-6072 for a free, no-obligation Comparative Market Analysis. We will pull the current Bonita Bay comp set, model your unit against the active listing, and give you an honest number, not an inflated list-price pitch designed to buy your business.
McGreevy and Comisar is a top-reviewed Bonita Springs realtor trusted by buyers and sellers across the Bonita Bay, Bonita Springs, and Estero corridor, and we have been Top 1% Real Estate Agents Nationally Since 2008. We do not post a number and ask you to trust it; here are real five-star reviews from clients we have represented across Southwest Florida. When you buy or sell a home in Whiskey Pointe, this is the team, Jesse and Marc directly, you work with.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review
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Thinking of selling or buying in Whiskey Pointe? Talk to Jesse direct at (239) 898-6072, text or call.
McGreevy and Comisar is the team of Jesse McGreevy and Marc Comisar at Domain Realty, with offices at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. We have been selling Southwest Florida real estate since 2004 and specialize in Bonita Bay, Bonita Springs, Estero, Naples, and Fort Myers, the communities where our clients build their Florida lives.
Our depth on Whiskey Pointe and the broader Bonita Bay market means we can tell you which floor levels trade at a premium, how the 16-unit thin market affects your negotiating position as a buyer or seller, what the Zone AE designation means for your specific financing and insurance situation, and how Whiskey Pointe’s two-story exemption from the most burdensome Florida condo law requirements compares to the tower alternatives. We do not read this from a summary; we live it in every client engagement.
Jesse McGreevy: (239) 898-6072 · [email protected]Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
When you call us on Whiskey Pointe, you are getting agents who have been Top 1% Real Estate Agents Nationally Since 2008, who know the Phase I and Phase II governance split, who understand the HOA bundle and the Zone AE flood picture, and who will tell you honestly whether a specific unit is the right fit for your situation before you write a check.
Whiskey Pointe is a small, intimate low-rise attached condo community tucked inside Bonita Bay in Bonita Springs, FL 34134. There are only 16 units total, organized across two two-story buildings, Phase I and Phase II. Built in 1991, the community sits along an interior lake and is surrounded by Bonita Bay’s lush landscaping and wildlife preserves. Units range from approximately 1,345 to 1,466 square feet and offer 2 bedrooms and 2 bathrooms with covered carport parking.
Whiskey Pointe Lane runs off Bayhead Drive near the south entrance of Bonita Bay, close to the community’s secondary gate, making the Promenade shops and restaurants extremely accessible. The address range is 4021 to 4041 Whiskey Pointe Lane.
Only 16 total, making it one of the smallest sub-communities inside all of Bonita Bay. Units rarely come to market; the current listing sat 235-plus days as of mid-2026.
The best units have direct lakeside views, one of the most coveted lake views in all of Bonita Bay per current MLS descriptions. Units face the interior lake, with some also overlooking landscaped areas or the community pool. The pool deck is just steps from front doors.
Two bedroom, two bath layouts ranging from approximately 1,345 square feet (Unit 102, Phase II) to 1,466 square feet (Unit 202, Phase I). Multiple lanai spaces exist; many units have two enclosed or screened lanai areas directly on the water’s edge.
Whiskey Pointe shares a community swimming pool with two neighboring sub-communities just off Bayhead Drive, Lakeside at Bonita Bay and Greenbriar at Bonita Bay. The pool deck offers direct lake views.
Each unit has one covered carport, conveniently located across from the entryway. Additional open guest parking is available in the complex.
Moore Property Management handles day-to-day management for both the Phase I and Phase II condo associations.
Yes. Whiskey Pointe Phase I and Whiskey Pointe Phase II are separate condo associations, each with its own HOA, and both pay into the Bonita Bay Community Association master fee as well.
Very rare. Whiskey Pointe units rarely appear on the resale market. Only one active listing was found as of mid-2026, with 235-plus days on market, signaling a soft post-Ian market for the price point, not a lack of product.
34134, Bonita Springs, FL.
Lee County. Bonita Bay sits entirely within Lee County.
Approximately $790 a month combined, including the sub-association fee plus the Bonita Bay Community Association master fee. This covers roof maintenance and replacement, exterior building maintenance, lawn care, pest control, water and sewer, common area insurance, and the BBCA master amenities fee. Always verify the current amount in the seller disclosure.
The monthly fee covers the roof, exterior structure and paint, landscaping and lawn, pest control, water and sewer utilities, building insurance for the exterior envelope, the community pool shared with Lakeside and Greenbriar, and the BBCA master association fee, which funds the private beach, fitness center, tennis, parks, walking trails, 24-hour security, and community management.
Yes, the combined figure is a single number that already includes both. Part goes to the Whiskey Pointe condo association, covering structure-specific items like roof, exterior, water, and pool, and part goes to the Bonita Bay Community Association master fee, which covers community-wide amenities and security.
Yes. Water and sewer are included in the monthly HOA fee, a significant value compared to single-family homes in the area.
HOA fees across Bonita Bay condos generally range from approximately $600 to $1,200-plus a month, depending on the sub-community, building age, recent capital improvements, and reserve funding status post-SB 4D. Whiskey Pointe’s figure is in the mid-range. High-rise communities run significantly higher; low-rise entry communities run lower.
HOA fees across Southwest Florida have broadly increased post-Ian due to higher insurance premiums and reserve funding requirements under the new Florida condo law. Buyers should request the most recent HOA budget and reserve study to see the specific trend for Whiskey Pointe’s associations.
Yes. All Florida condo associations with buildings of three or more habitable stories must complete a Structural Integrity Reserve Study. Whiskey Pointe is a two-story building, which may exempt it from the three-story SIRS mandate, but buyers should confirm reserve adequacy during the inspection and due diligence period regardless.
Buyers must request the condo association’s most recent budget, reserve study, and any pending special assessment disclosures as part of the purchase process; no public record confirms or denies a current Whiskey Pointe assessment.
A special assessment is a one-time charge levied on all unit owners to fund a major repair or capital project not covered by the regular reserve fund, such as a roof replacement, exterior painting, or an insurance deductible after a hurricane. Buyers should request copies of any pending or recently passed special assessments before closing.
For buyers who value the full Bonita Bay lifestyle, private beach, 12-plus miles of trails, 24-hour guard gate, professional management, and pristine grounds, the bundled fee is considered excellent value by most owners. The tradeoff is less flexibility in how you spend your housing cost dollar, but exterior maintenance is completely off your plate.
Yes. Florida condo association boards can raise fees annually within certain limits. Florida condo law changes enacted in 2022 and 2025 have driven reserve funding requirements higher across the state, and many associations have increased fees to comply. Buyers should review the most recent approved budget.
The Bonita Bay Community Association master fee is paid by every property owner in Bonita Bay regardless of which sub-community they live in. It funds 24-hour gated security, the private Beach Park on the Gulf of Mexico, community parks, walking and biking trails, a fitness center, tennis courts, pickleball courts, kayak and canoe storage, and community management.
The current active listing (4021 Whiskey Pointe Lane, Unit 202) is priced at $399,000, a significant reduction from the COVID-era peak of approximately $550,000. The unit is a 2BD/2BA, 1,466-square-foot lakeside condo with two lanais.
The 235-plus days on market for the current Whiskey Pointe listing reflects broader Southwest Florida condo market dynamics: post-Hurricane Ian buyer hesitation, higher insurance costs, rising HOA fees driven by new reserve fund mandates, increased inventory, and stricter lender underwriting on older condo buildings. Buyers have more leverage than in 2021 to 2022.
Mid-2026 represents a buyer’s market in most Bonita Bay condo segments. Prices are 20 to 30 percent below peak levels, days on market are extended, and motivated sellers are often willing to negotiate price, closing costs, or seller-paid assessments. Buyers with cash or pre-approval are in a strong position.
Condo financing can be more complex than single-family homes. Lenders require the condo association to be warrantable, meeting standard secondary-market requirements for owner-occupancy ratios, reserve funding levels, and insurance coverage. Get pre-approval early and specifically mention the condo address to your lender.
FHA and VA financing for condos requires the development to be on an approved list. Given Whiskey Pointe’s age (1991) and size (16 units), buyers should confirm FHA and VA approval status with their lender. Conventional financing or cash purchases are the most common paths in Bonita Bay.
Typical buyer closing costs in Florida include title insurance (approximately 0.5 percent of purchase price), documentary stamp taxes, recording fees, lender fees if financing, and condo application or transfer fees charged by the association. Budget 2 to 3 percent of the purchase price for total closing costs, and confirm any capital contribution or transfer fee in the HOA documents.
Contact McGreevy and Comisar. As a local Bonita Bay specialist team, we handle the MLS search, offer preparation, inspection coordination, HOA document review, and negotiation on your behalf at no direct cost to buyers in most transactions.
At minimum, a full home inspection by a licensed Florida inspector, a wind mitigation inspection for an insurance discount, a 4-point inspection (required by most insurers for buildings 25-plus years old), and a review of the condo association’s most recent reserve study and budgets. For a 1991 building in a coastal community, HVAC, roof, plumbing, and electrical are key focus areas.
Typical closing timelines run 30 to 45 days for financed purchases and 15 to 21 days for cash. Condo closings may take slightly longer due to the required review period for HOA documents, since Florida gives buyers three business days to review condo docs after receipt, with the right to cancel.
No. Whiskey Pointe and all of Bonita Bay enforce a 30-day minimum lease requirement with no more than three leases per year, and short-term rental platforms are not permitted. The community is designed for owner-occupants and long-term seasonal residents, not short-term rental investors.
At the current $399,000 asking price for 1,466 square feet, the list price per square foot is approximately $272, well below the broader Bonita Bay condo average in mid-2026, reflecting the age of the building and the extended time on market.
The current listing (Unit 202) has seen price reductions from a higher original list price down to $399,000 as of mid-2026. The COVID-era peak for comparable Bonita Bay low-rise condos reached $550,000-plus. The market correction accelerated post-Ian in late 2022, with prices gradually recalibrating through 2024 to 2026.
All Whiskey Pointe owners automatically receive BBCA master membership, which includes a private Beach Park on the Gulf of Mexico, 24-hour gated security, 12-plus miles of walking and biking trails, three community parks, a fitness center, tennis courts, pickleball courts, and the Whiskey Pointe shared pool with the Lakeside and Greenbriar neighbors.
Yes. All Bonita Bay residents have access to the BBCA Private Beach Park on the Gulf of Mexico, at no extra charge beyond the BBCA master fee. The beach park offers beach chairs, covered pavilions, restrooms, and kayak and canoe storage, and a shuttle runs from the community to the beach park.
Residents can drive to the beach park, which has its own parking, or use the community shuttle service. The beach is located approximately 2 miles from the main Bonita Bay gates on US-41.
The Bonita Bay Club is the private country club within Bonita Bay, offering five golf courses, tennis, pickleball, fitness, spa, and multiple dining venues. Membership is entirely optional, not required to live in Bonita Bay. Residents can live in Bonita Bay and use only the BBCA amenities without any club membership at all.
Golf membership, full access to all five courses, carries an initiation fee of approximately $150,000 and annual dues of approximately $19,500 a year. These figures are approximate and subject to change; confirm current costs directly with the club.
The Sports and Tennis membership carries an initiation fee of approximately $60,000 and annual dues of approximately $10,100 a year. This tier includes tennis, pickleball, fitness, and social programming but limited golf access. Confirm current pricing directly with Bonita Bay Club.
Golf membership availability and waitlist status fluctuate. Full golf memberships have historically been waitlisted during peak demand periods in Southwest Florida. Contact the club directly for current availability; as a Bonita Bay homeowner, you may receive priority consideration.
Yes. Bonita Bay has a full-service marina with boat slips available for purchase or lease separately from real estate. Marina membership or dock ownership gives any Bonita Bay property Gulf access, with a restaurant and bar on site as well.
Yes. Any Bonita Bay property owner can acquire marina access via marina membership or dock purchase, independent of which sub-community they own in. Availability and pricing are separate from the real estate transaction.
No building-specific Ian damage to 4021 or 4041 Whiskey Pointe Lane was found in published research. Bonita Bay’s interior location, removed from the direct Gulf surge path, spared many interior buildings from the worst of Ian’s storm surge, but buyers should confirm the specific building history through the seller disclosure, HOA meeting minutes, and city permit records.
Zone AE with a Base Flood Elevation of 11.0 feet, confirmed via FEMA National Flood Hazard Layer data for the Whiskey Pointe parcels. Buyers should verify the specific flood zone and unit elevation with the condo association, the City of Bonita Springs, or FEMA’s Flood Map Service Center directly.
If you are financing with a federally backed mortgage, flood insurance is mandatory in Zone AE. Cash buyers are not federally required to carry it but take on the flood risk directly if they decline. The condo association’s master policy covers the building structure; buyers need a separate HO-6 policy for personal property and interior finishes.
The master association policy covering the building exterior is included in HOA fees. A personal HO-6 policy, covering contents, interior improvements, and liability, typically runs $800 to $1,800 a year for a 2BD unit, depending on coverage levels and inspection results. Flood insurance, if applicable, adds roughly $400 to $1,200-plus a year.
A 4-point inspection evaluates the roof, HVAC, electrical, and plumbing systems most insurers care about in older homes. Most insurance companies in Florida require one on any building 25-plus years old before issuing a new policy. Whiskey Pointe, built in 1991, will require one, typically $75 to $150.
No. Short-term rentals are prohibited at Whiskey Pointe. The rental policy requires a 30-day minimum lease and no more than three leases per calendar year.
Yes, one pet is permitted with a 25-pound maximum weight limit. Buyers with larger dogs or multiple pets should confirm current rules with the association before purchasing.
No. Whiskey Pointe is not a 55-plus community. There are no age restrictions; all ages are welcome.
Bonita Bay is widely considered one of the premier master-planned communities in Southwest Florida. The lifestyle is resort-casual: gated security means zero through-traffic, the preserved natural setting provides abundant wildlife viewing, and the amenity package eliminates the need to leave the community for most fitness, social, and recreational needs.
Approximately 10 minutes, about 5 miles north on US-41 to I-75, then east to the airport. This is one of Bonita Bay’s most cited practical advantages, exceptional proximity to Southwest Florida International Airport.
Whiskey Pointe is one of the most intimate (only 16 units) and most affordable entry points into Bonita Bay. Comparable nearby communities include Wild Pines (more inventory, more lenient rental rules), Greenbriar at Bonita Bay (similar low-rise format, golf course views), Lakeside at Bonita Bay (shares Whiskey Pointe’s pool), and Sandpiper at Bonita Bay (larger complex, more inventory). Whiskey Pointe distinguishes itself with the most intimate community feel in Bonita Bay, two enclosed lanais directly on the water, and the south-entrance location near the Promenade.
At $399,000, approximately 28 percent below the $550,000 COVID peak, the current price represents a post-correction entry point. Short-term rental is prohibited, the 16-unit scale means limited comparable sales, and Bonita Bay’s overall value proposition underpins long-term demand. Best suited as a primary residence, vacation home, or long-term seasonal rental.
Florida’s SB 4-D (2022) requires condominium buildings three stories or higher and 30-plus years old to undergo a Phase I Milestone Inspection by a licensed engineer or architect. Whiskey Pointe is a two-story building, which means it is likely exempt from the three-story milestone inspection mandate. Buyers should confirm with the association and their real estate attorney.
A Structural Integrity Reserve Study, or SIRS, is a mandatory engineering and financial study required under Florida law for condo buildings of three habitable stories or higher. As a two-story building, Whiskey Pointe may be exempt from the SIRS mandate; however, all Florida condo associations are still required to maintain adequate reserve funding. Buyers should request the association’s current reserve study and budget regardless.
An HO-6 policy is the personal condo owner’s insurance policy. It covers your interior finishes, personal property, additional living expenses if displaced, and personal liability. The association’s master policy covers the building structure; it does not cover your interior walls-in, your furniture, your flooring, your appliances, or your personal liability. An HO-6 is essential for every Bonita Bay condo buyer and typically costs $600 to $1,500 a year for a 2BR unit.
The community is served by Lee County public schools, with Bonita Springs Elementary, Bonita Springs Middle, and Bonita Springs High School as the typical assignment for this ZIP code. Several private school options, including Estero Collegiate Academy, The Canterbury School, and Community School of Naples, are also within 15 to 25 minutes. Most Bonita Bay buyers are retirees or semi-retirees without school-age children, but the school district remains relevant to downstream resale equity.
The Promenade at Bonita Bay sits directly adjacent to the south gate, an easily walkable lifestyle center with restaurants, boutiques, a salon, and services. Coconut Point Mall in Estero is roughly 5 minutes north. Miromar Outlets in Estero are roughly 8 minutes east. Mercato in North Naples is roughly 15 minutes south.
Bonita Bay is a 24-hour guard-gated community with a staffed entrance and roving security. All visitors are registered, and no through-traffic enters the community. It is consistently regarded as one of the safer residential communities in Lee County.
Bonita Bay preserves more than half of its 2,400 acres as protected natural habitat. Residents regularly encounter egrets, herons, osprey, sandhill cranes, deer, otters, and gopher tortoises along the trails, and the interior lakes, including the one Whiskey Pointe sits on, support abundant birdlife year-round.
Both are premier master-planned, gated communities in Bonita Springs. Bonita Bay’s private beach park is a direct Gulf beach; Pelican Landing’s is a private island beach accessible by water taxi. Bonita Bay Club offers five golf courses across two campuses; Pelican Landing centers on one Tom Fazio course. Entry-level attached condos in both communities land in a broadly similar price range. The choice usually comes down to golf appetite and beach-access preference rather than any objective ranking of one community over the other.
Both communities are exceptional for active retirees. The decision often comes down to whether you want five golf courses and a private Gulf beach (Bonita Bay) or a slightly quieter profile with one golf course and an island beach (Pelican Landing). Personal lifestyle priorities and club membership appetite drive the decision more than any objective ranking.
Because we specialize in Bonita Bay, know the Phase I and Phase II governance split, understand the current Zone AE flood picture, and have been Top 1% Real Estate Agents Nationally Since 2008 with a documented track record most agents in this market cannot match. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 to start.
If you own at Whiskey Pointe and are weighing a sale, these are the questions sellers actually ask us. Every answer below is specific to Whiskey Pointe and the broader Bonita Bay resale market. For anything involving a hard figure that varies by unit, a current HOA fee, a transfer charge, a recorded comp, we confirm the exact number for your specific unit before we list. To talk it through, call or text Jesse direct at (239) 898-6072. We do not fabricate numbers we cannot back up; where a figure genuinely depends on your specific circumstances, we tell you to confirm it rather than guess.
McGreevy and Comisar are the listing team Southwest Florida sellers turn to for Whiskey Pointe, and we have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Selling a 16-unit lakefront enclave is a positioning and pricing-comp problem, not a yard-sign problem, and that is exactly the kind of listing we run for a living. You work directly with Jesse and Marc, not a junior agent.
Because Whiskey Pointe pricing turns on details a general agent will not see: the Phase I versus Phase II governance split, a true lakeside view versus a partial view, floor level, and how the two-story SIRS exemption is presented to a buyer. We list these units off live Bonita Bay comps and recorded deeds. A generalist who has never shown a Whiskey Pointe unit cannot replicate that, and mispricing in a thin, 235-day-DOM market is expensive.
We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 (Domain Realty Group), with over $2.5 billion in team sales and over $900 million in personal sales between Jesse and Marc. That track record sits squarely in the Bonita Bay market Whiskey Pointe occupies, inside the agent-to-agent and buyer network these units actually sell through. We market every listing with professional photography, drone footage, and a qualified-buyer database.
Yes. McGreevy and Comisar work the full Bonita Springs, Estero, and Naples corridor, including the full range of Bonita Bay sub-communities, from entry-level low-rise condos like Whiskey Pointe to the estate-lot single-family product. That cross-community fluency lets us position your Whiskey Pointe unit against its real competitive set and tell a buyer honestly why the lakefront setting and the two-story exemption justify the number.
With very few comparable sales to rely on, marketing has to do more of the pricing-education work than in a high-volume community. We combine professional photography and drone video of the lake and grounds, targeted digital advertising to the Northeast and Midwest retiree buyer pool that already dominates Bonita Bay ownership, full MLS distribution, and direct outreach to the small pool of agents who have sold in Whiskey Pointe, Lakeside, and Greenbriar before.
The only active comparable in the building as of June 2026, 4021 Whiskey Pointe Lane, Unit 202 (2BD/2BA, 1,466 square feet, turnkey furnished, lakeside), is listed at $399,000 with 235-plus days on market. The COVID peak for a comparable unit was $550,000 (June 2022 sale). A realistic 2026 value for a well-maintained, updated unit is approximately $375,000 to $425,000, depending on floor level (second-floor commands a premium), view angle, update quality, and HVAC age. Contact McGreevy and Comisar for a free, no-obligation Comparative Market Analysis.
We anchor to the most recent confirmed transaction (the June 2022 sale at $550,000), the current active listing and its extended days on market, the pre-COVID baseline ($254,000 to $295,000 for 2017 to 2019 sales), and price-per-square-foot comparisons against the nearest Bonita Bay low-rise alternatives, Wild Pines, Sandpiper, and Egrets Landing. In a thin market, disciplined comp analysis matters more, not less.
The current active listing prices at approximately $272 per square foot, near the entry floor for Bonita Bay attached product. Your unit’s actual number will move based on floor level, view, updates, and furnishing status, so we build a unit-specific estimate rather than applying a flat figure.
A Comparative Market Analysis from an agent who actively works Bonita Bay is the right first step, and it is free. A formal appraisal becomes relevant once you are under contract and a buyer’s lender requires one. Given how few comparable Whiskey Pointe sales exist, an appraiser unfamiliar with the community may lean too heavily on dissimilar comps, so we help contextualize the file if that happens.
Yes, meaningfully. Second-floor units generally carry a value premium tied to a more favorable flood elevation profile and typically better lake sightlines, while ground-floor units may face higher flood insurance costs that buyers factor into their offer. We walk through the specific math for your unit’s floor and orientation.
Professional photography capturing the lake views and lanai lifestyle, aerial drone footage of the lake and community, full MLS distribution, targeted digital advertising to the Northeast and Midwest retiree buyer segment where Bonita Bay’s ownership skews, social media marketing, email marketing to our buyer prospect database, and community-specific search visibility through pages like this one.
Yes, for sellers who prioritize discretion over maximum market exposure, we can run a quiet, network-driven process to our qualified buyer database before or instead of a public MLS listing. Given how few Whiskey Pointe units exist, our direct relationships with buyers actively watching the Bayhead Drive cluster are often the fastest path to a qualified offer.
Yes. Every Whiskey Pointe listing we take gets professional interior photography, aerial drone footage of the lake and grounds, and, where appropriate, a video walkthrough. For a community whose entire value proposition is the lake view and the lanai lifestyle, visual marketing quality is not optional.
Bonita Bay’s buyer pool, confirmed by parcel mailing address records, skews heavily toward the Midwest and Northeast, Indiana, Illinois, Ohio, and similar states. We run targeted digital advertising to those regions, maintain an active buyer database of prospects actively searching Bonita Bay, and lean on our long-standing local reputation to surface referral buyers from past clients who have already made the move.
Priority items buyers scrutinize on a 1991 building: HVAC age and condition (consider replacing if 15-plus years old, which eliminates a major buyer objection), roof history (document the HOA’s most recent roof maintenance or replacement as positive proof the HOA is managing this responsibly), fresh interior paint in a neutral palette, clean or updated flooring, rescreened lanais if deteriorated, and a clean, organized kitchen and baths. A pre-listing 4-point inspection, typically $75 to $150, eliminates surprises at closing. Professional staging dramatically increases perceived value in a smaller condo footprint.
HVAC replacement if the system is aging, kitchen and bath cosmetic refresh rather than a full remodel, rescreening lanais, and simple, neutral paint and flooring updates tend to move the needle most relative to cost in this price range. A full gut renovation rarely pays back dollar for dollar in a 1,345 to 1,466 square foot condo; targeted, visible updates do.
The Declaration of Condominium for your building’s Phase, the association bylaws and rules and regulations, the most recent approved budget, the most recent reserve study, the last 12 months of HOA meeting minutes, the current insurance certificate, any pending or recent special assessment notices, and the estoppel certificate. Request these from Moore Property Management early in the listing process.
An estoppel certificate is a legal document issued by the condo association, through Moore Property Management, confirming your current HOA balance, any pending special assessments, and the transfer fee due at closing. Florida law requires it as part of the closing process. Request it as soon as you have an accepted offer; allow 10 to 14 business days for preparation, and expect a fee typically in the $100 to $350 range, which is a seller cost in most Florida transactions.
Whiskey Pointe’s associations charge a transfer fee, historically documented at approximately $1,500, paid at closing. Confirm the current exact figure with Moore Property Management, since association fee schedules are periodically revised, and factor it into your net-proceeds estimate.
Lead with what a 1991 low-rise offers that newer construction cannot: an established, intimate 16-unit community, mature landscaping, a proven HOA track record managing the building for over three decades, and the two-story exemption from the newest and most expensive Florida condo law mandates. We position the age honestly while emphasizing the genuine advantages it carries.
Yes. Florida law requires sellers to provide the full condo document package, including HOA fees, budgets, and governance structure, before closing, and buyers have a three-business-day right to review and cancel. Full transparency here builds buyer confidence rather than undermining it.
Yes, disclose it, it is a matter of public record a buyer’s lender will independently verify. Framed honestly, alongside the two-story SIRS exemption and the Bonita Springs CRS 25 percent flood insurance discount, the flood zone story for Whiskey Pointe is more manageable than at many coastal Florida addresses, and we present it that way rather than avoiding the topic.
Yes, absolutely. Florida law requires full disclosure of all known material defects, including past storm damage, insurance claims made, and repairs completed. Failure to disclose is the most common basis for post-closing litigation in Florida real estate. Your listing agent and a Florida real estate attorney can walk you through the Florida Residential Disclosure form and ensure complete compliance.
Buyers and their lenders will ask about reserve fund adequacy even though Whiskey Pointe’s two-story buildings are exempt from the mandatory SIRS study. Have the most recent reserve study and budget ready to provide. A well-funded reserve is a genuine positive signal; if the reserve study shows underfunding, address it proactively with your HOA board before listing rather than being surprised during buyer due diligence.
Florida sellers typically pay documentary stamp taxes on the deed (approximately $0.70 per $100 of sale price, or roughly $2,800 on a $400,000 sale), the owner’s title insurance policy (approximately 0.5 percent of sale price, or roughly $2,000), real estate commissions (negotiable), the HOA transfer fee (approximately $1,500 at Whiskey Pointe), the estoppel certificate fee ($100 to $350), and prorated HOA assessments. On a $400,000 sale with standard commissions, total seller closing costs including commissions typically run $28,000 to $38,000.
In the current mid-2026 market, properly priced Bonita Bay low-rise condos are taking 60 to 150 days to go under contract; overpriced units sit for 200-plus days. The current Whiskey Pointe active listing at 235 days is a case study in what happens when initial pricing sits above the cleared market. An accurately priced, professionally marketed unit with quality photography and targeted digital distribution can be under contract within 60 to 90 days.
A buyer’s market. Extended days on market, a single active listing sitting well below its original ask, and a broader Southwest Florida condo correction all point to buyers holding negotiating leverage in mid-2026. That does not mean units are unsellable, it means pricing discipline and marketing quality matter more than they did during the 2021 to 2022 peak.
Bonita Bay’s buyer pool is heavily seasonal, so listing in late fall through early spring, when snowbird buyers are actively touring, typically produces the fastest and most competitive results. A unit listed mid-summer will likely see a thinner and slower buyer pool, though a well-priced listing can still transact year-round.
For Whiskey Pointe sellers, the news is mostly positive: your two-story building is exempt from the mandatory SIRS requirement creating buyer hesitation and lender scrutiny at three-story-plus buildings across Florida. Buyers and their lenders will still ask about reserve fund adequacy, so have the most recent reserve study and budget ready to provide.
Total seller-side costs, commissions, documentary stamp taxes, title insurance, the HOA transfer fee, and the estoppel fee, typically run in the range described above for a $400,000-class sale. Your net proceeds depend on your payoff balance, if any, and the final negotiated price. We prepare a full net sheet before you list so there are no surprises at the closing table.
Commission is negotiable and discussed directly during your listing consultation, where we also walk through our full marketing plan so you can evaluate the value delivered, not just the number. Call Jesse at (239) 898-6072 to schedule that conversation.
Yes. Whiskey Pointe’s 30-day minimum lease and 3-lease-per-year cap mean any tenant in place is a longer-term arrangement, which we factor into showing logistics and closing timing. For out-of-state or seasonal owners, we coordinate the full listing, showing, and closing process remotely, including e-signature documents and video walkthroughs where useful.
If the unit has been held as a rental or investment property rather than a primary residence, a 1031 exchange may be available to defer capital gains taxes on the sale, subject to strict timing and reinvestment rules. Consult your CPA or a qualified intermediary before listing, since exchange eligibility and structure need to be set up in advance of closing, not after.
If Whiskey Pointe is a second home or investment property rather than your primary residence, the primary-residence capital gains exclusion generally does not apply, and any gain above your cost basis may be taxable. Confirm your specific situation with a CPA before listing; we can provide the sale-price and cost documentation your accountant will need, but we do not give tax advice.
If you need to sell within 12 months, price competitively now and lean into Whiskey Pointe’s genuine differentiators: the two-story SIRS exemption, the lakefront position, the intimate 16-unit scale, and the south-gate convenience to the Promenade. If you can wait 24 to 36 months, the insurance market stabilization underway in 2025 to 2026 and the broader condo market recovery may support higher pricing. We can model both scenarios with current market data.
Yes. Direct lakeside orientation, particularly at the 4021 Whiskey Pointe Lane building, is one of the community’s most consistently cited value drivers in listing descriptions and buyer feedback. A unit with an unobstructed lake view from both lanais should be priced and marketed to reflect that premium relative to a unit with a partial or pool-facing view.
Yes, and we recommend it for the Bonita Bay seasonal buyer market. Buyers from the Northeast and Midwest purchasing a Southwest Florida winter home frequently prefer a fully equipped turnkey unit. They want to arrive in November and immediately enjoy the lifestyle they purchased, not spend the first season furnishing. Discuss with your listing agent whether marketing as turnkey furnished, or offered furnished at an adjusted price, best serves your buyer.
An estoppel certificate from Moore Property Management confirms your current HOA balance, any pending special assessments, and the transfer fee due at closing. Allow 10 to 14 business days for processing; the fee is typically $100 to $350 and is a seller cost in most Florida transactions.
Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873. We will schedule a listing consultation, walk through the property, and deliver a written Comparative Market Analysis within 48 hours, backed by our record as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
The following primary-source citations are provided for buyers, sellers, researchers, and agents who want to verify the data on this page. No competing brokerage sites or third-party listing portals are cited.
Whiskey Pointe’s complete recorded governing history is on file with our team, verified directly against the original instruments recorded with the Lee County Clerk of Court, and hosted below for instant download, no account or sign-in required.
Declaration of Condominium, Whiskey Pointe, A Condominium (Phase I). Recorded March 28, 1989, Lee County Official Records Book 2054, Pages 2732 to 2834, Clerk’s Instrument #2612571.
First Amendment to Declaration of Condominium for Whiskey Pointe. Recorded March 28, 1989, Lee County Official Records Book 2058, Page 4542, Clerk’s Instrument #2623052.
Declaration of Condominium, Whiskey Pointe II. Recorded May 23, 1991, Lee County Official Records Book 2223, Page 746, Clerk’s Instrument #3027940.
Declaration of Covenants, Conditions, Restrictions and Easements for Whiskey Pointe. Recorded May 23, 1991, Lee County Official Records Book 2223, Page 834, Clerk’s Instrument #3027941.
All four instruments above can also be pulled directly through the Lee County Clerk of Court’s Official Records Search by Book/Page or Clerk File Number (see Sources, entries 17 and 18 above).
Bonita Bay Community Association master governing documents. The BBCA’s community-wide rules, architectural standards, and amenity-use policies are maintained on the official BBCA site (see Sources, entries 6 through 13 above) and are available to all Bonita Bay owners regardless of sub-community.
FEMA Flood Map Service Center panel data. The current effective FIRM panel for the Whiskey Pointe parcels, 12071C0657F, along with the preliminary revised Flood Insurance Study for Lee County, can be looked up and downloaded directly through FEMA’s Flood Map Service Center (see Sources, entries 34 and 35 above).
Florida Statute 718 (Condominium Act), full text. The complete statutory framework governing Whiskey Pointe’s two condo associations is publicly available through the Florida Legislature’s official statutes portal (see Sources, entry 44 above).
Call or text Jesse at (239) 898-6072 for a same-day PDF copy of any of the four recorded documents above, or for help pulling the current budget, rules, or ARC guidelines directly from the association.
Whiskey Pointe is one of the smallest, quietest, and most affordable entry points into a community, Bonita Bay, that most Southwest Florida buyers spend years wishing they could get into. It is a 1991 building, and it is not a shopping decision to make blind. The math on the HOA fee bundle, the Zone AE flood insurance, and the total carrying cost is real and worth doing carefully before you buy or list. The compensating value, the two-story exemption from Florida’s newest and most expensive condo law mandates, the direct lakefront setting on an intimate 16-unit scale, full BBCA amenity access from day one, and the optional ceiling of a full Bonita Bay Club membership, is also real.
If you are a buyer who has read this far, you are exactly the buyer we are best positioned to help. We know the Phase I and Phase II governance split. We know which floor levels and view angles carry a genuine premium. We have pulled the Sunbiz filings, the recorded Declaration, and the current FEMA flood data. We know exactly what the HOA fee covers and what it does not. And we will tell you honestly whether a specific unit is the right fit for your situation. If you are a seller, we will price your unit with the same rigor and market it with the full program, professional photography, drone footage, a qualified buyer database, and honest, disciplined pricing anchored to real Bonita Bay comps.
Jesse McGreevy: (239) 898-6072 · [email protected]Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
We are McGreevy and Comisar, Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, 5 Star Award for Customer Satisfaction for 20 straight years (only 5 out of 21,000-plus licensees per Gulfshore Life Magazine), $2.5 billion-plus in team sales, $900 million-plus in personal sales between Jesse and Marc, Nationally Recognized Top Producing Realtors, and Platinum Sales Production Award Winners.
When you call us on Whiskey Pointe, you are getting the agents who know this community at the level of detail this page reflects.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
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