Bonita Beach and Tennis Club is a 360-unit, five-building condominium community on Bonita Beach Road SW in Bonita Beach, with ten tennis courts, built 1977 to 1980 per the county. Call McGreevy and Comisar, (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Bonita Beach and Tennis Club is a 360-unit condominium community of five ten-story buildings inside Bonita Beach in Bonita Springs, Florida, at 5500 through 5900 Bonita Beach Road SW. It is the largest condominium on the strip by a wide margin, and, alongside Bonita Beach Plantation House on the same road, one of the two most affordable, with a county-recorded median sale of $280,000 over the last 12 months.
Data updated: October 2026
This is also the one Bonita Beach community where the numbers published about it disagree most. The association says 360 units. The Lee County Property Appraiser’s roll holds 360 residential parcels in five buildings of 72, but a search of the roll on the word condominium returns only 71, which is how a count of 71 can appear in a search. The state’s condominium records list five projects of 72 units each. We resolved the gap from those primary records, and this page prints the reasoning so you can check it.
We wrote this page the way we would brief a buyer or seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS was pulled October 3, 2026, is labelled by source and is not estimated.
The five buildings sit on the bay side of Bonita Beach Road SW at the south end of the strip, where the road meets the beach. The county’s addresses run 5500, 5600, 5700, 5800 and 5900 Bonita Beach Road SW, Bonita Springs, Florida 34134, and the five parcels that hold the common land carry Hickory Blvd addresses at 5610 and 5910. The association’s own site describes the location as “on the beautiful six-mile Bonita Beach” and on Fish Trap Bay with boating access to the Gulf of Mexico, and the beach is across the road. A USGS aerial from the National Agriculture Imagery Program shows the five slabs set in an arc along the road, with open ground behind them.
The property is inside the City of Bonita Springs. The City of Bonita Springs beach access page treats the strip’s access and recovery as City business, and the county roll lists every parcel with a Bonita Springs mailing city and ZIP 34134.
The state records Beach and Tennis Club as five separate condominium projects, numbered I through V, each with 72 units. The county’s roll labels them Phase 1 through Phase 5. They share one managing not-for-profit corporation, which the Florida Division of Corporations lists as Beach and Tennis Club Condominium Management, Incorporated, document 740185, filed September 20, 1977 and active. For a buyer this means five declarations, five sets of unit numbers that repeat from building to building, and one operating budget structure that the documents will explain.
A different property carries almost the same name. Estero Beach and Tennis Club is on Estero Boulevard in Fort Myers Beach, and the state lists it as a 296-unit condominium recorded in 1979. Searches for beach and tennis club condos return both, and county sales files that match on the words alone mix them together. Everything on this page is about the 360-unit Bonita Beach community on Bonita Beach Road SW, and we filtered the county data to that legal description, as the market section explains.
Item | Record |
|---|---|
Addresses | 5500, 5600, 5700, 5800 and 5900 Bonita Beach Road SW, Bonita Springs, FL 34134 |
Units | 360 (five buildings of 72; county roll, state records and association site agree) |
Buildings | 5, ten stories each on the county roll, labelled Phases 1 to 5 |
Year built | 1977 to 1980 on the county roll, by phase (the state recorded all five projects on September 23, 1977) |
Heated area | 508 sq ft for 344 units, 540 sq ft for 16 units in Phase 1 |
Water | Fish Trap Bay on the bay side; the Gulf beach across the road |
Association | Beach and Tennis Club Condominium Management, Inc., Florida document 740185 |
Management office | 5700 Bonita Beach Rd SW, Suite 3102, per the association site |
FEMA flood zone | AE, base flood elevation 10 ft NAVD88, FIRM panels 12071C0653G and 12071C0654G |
County recorded sales | 20 qualified sales in the last 12 months, median $280,000 (see the market snapshot) |
If you’re searching for the best realtor for Bonita Beach and Tennis Club in Bonita Beach, Bonita Springs, whether you’re ready to sell your Bonita Beach and Tennis Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
Our track record: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the team we lead, has been the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold and 4,000+ transactions. For Bonita Beach and Tennis Club, our advice starts with the public record: Lee County’s recorded-sales file holds 20 qualified sales between October 1, 2025 and July 31, 2026, from $199,900 to $425,000. We tracked every one of the 20 qualified closings in that file, and every Bonita Beach and Tennis Club sale in the county’s record since 2009, for this page.
Honors and recognition:
Selling your Bonita Beach and Tennis Club home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-bonita-beach-and-tennis-club OR call Jesse direct at (239) 898-6072. Our guide to selling a Bonita Beach and Tennis Club condo has the recorded sales, the costs and the documents.
Buying a home in Bonita Beach and Tennis Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers on the Gulf coast.
Jesse McGreevy is a top-reviewed Bonita Beach realtor. Read the five-star reviews on Google.
A Bonita Beach and Tennis Club homebuyer gets a 508-square-foot efficiency condominium in a 360-unit, five-building community with ten tennis courts, two heated pools, a bay-side location and a short walk to the Gulf beach, according to the association. The trade is size, age, a heavy Hurricane Ian history and special assessments that buyers must price in.
Data updated: October 2026
The association’s own description is the best evidence of what it intends to provide, so we start there and label everything else. Its home page describes 360 efficiency units in five buildings, two heated swimming pools, ten Har-Tru tennis courts where owners and renters play free, bocce, shuffleboard, pickleball and basketball with league play in season, 15 acres of landscaping, and easy boating access to the Gulf from Fish Trap Bay. It also lists social groups, including a bridge club, a boat club and mah jongg. The same page calls the community “very social” and describes its ownership and rental programs as “unique in Southwest Florida.” Those are the association’s words about itself, and we have not measured them.
Bonita Beach and Tennis Club suits a buyer who wants the lowest entry price on the strip, a seasonal or investor use, and a resort-style campus with tennis as the main amenity. It suits someone who values being a few steps from the sand and the bay over square footage, who is comfortable with a studio-scale floor plan, and who will read the association’s documents before offering. The county roll shows owners with mailing addresses across the Midwest and Northeast, which fits a seasonal profile, and we discuss that data below.
It does not suit a buyer who needs a one-bedroom floor plan, because the county roll shows every unit at 508 or 540 square feet of heated area. It does not suit a buyer who needs a clean, fully published fee schedule on day one, because the public site does not publish one. And it does not suit anyone who would be surprised by a special assessment, because Hurricane Ian reached this strip, the county’s post-storm sales carry a state code for changed physical condition, and the association’s financial records, which are the primary source, are not public.
Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. Because this is five condominiums, ask for the documents of the specific building. Ask for three things first:
Buying at Bonita Beach and Tennis Club? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.
Bonita Beach and Tennis Club units recorded 20 qualified sales in Lee County’s county record in the 12 months from October 1, 2025, a median of $280,000 with a low of $199,900 and a high of $425,000, all resales and none builder-direct. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.
Data updated: October 2026
We widened the window as our method requires, starting at 12 months and stopping at the first window with at least 10 qualified sales. The 12-month window already held 20. The county’s roll was exported September 27, 2026, and the newest qualified Bonita Beach and Tennis Club sale in it is dated July 31, 2026.
Window | Qualified sales | Median | Low | High | Builder-direct | Resale |
|---|---|---|---|---|---|---|
12 months since October 1, 2025 | 20 | $280,000 | $199,900 | $425,000 | 0 | 20 |
The 12-month mean is $292,620. For context, the same method over longer windows gives 34 qualified sales and a $280,000 median over 24 months, and 50 qualified sales and a $305,000 median over 60 months, but the longer windows reach back into the period when many sales carry a state code for changed physical condition, which we explain below, so we lead with the 12 months.
Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. One sale is excluded from the 20: unit 505 in 5500 Bonita Beach Road, $300,000 on May 4, 2026, carries a state transfer code for a bankruptcy or executor transfer, which the county does not treat as qualified.
The Southwest Florida MLS, pulled October 3, 2026, shows 22 Bonita Beach and Tennis Club closings in the 12 months to October 3, 2026, at a median of $280,000, from $200,000 to $425,000, with a median of 73 days on market and a median sale of 92.5 percent of the final list price. By street address, 7 of the 22 were at 5900 Bonita Beach Rd, 6 at 5500, 6 at 5600, 2 at 5700 and 1 at 5800. On October 3, 2026 there were 12 active listings at a median list price of $354,000 and 4 under contract, which is 6.5 months of supply. The MLS and the county record measure different things, so these figures sit beside the county figures and do not replace them.
All 20 sales are listed with no adjustment. Building numbers are the street numbers on Bonita Beach Road SW.
Date | Building and unit | Recorded price | Heated sq ft |
|---|---|---|---|
Oct 3, 2025 | 5900 / 201 | $272,500 | 508 |
Oct 20, 2025 | 5700 / 503 | $205,000 | 508 |
Nov 3, 2025 | 5600 / 806 | $312,500 | 508 |
Nov 24, 2025 | 5900 / 406 | $390,000 | 540 |
Dec 11, 2025 | 5900 / 405 | $300,000 | 540 |
Dec 31, 2025 | 5900 / 706 | $425,000 | 540 |
Feb 13, 2026 | 5700 / 603 | $280,000 | 508 |
Feb 13, 2026 | 5700 / 808 | $320,000 | 508 |
Feb 19, 2026 | 5600 / 606 | $284,000 | 508 |
Feb 27, 2026 | 5600 / 207 | $199,900 | 508 |
Mar 25, 2026 | 5900 / 803 | $292,500 | 508 |
Mar 31, 2026 | 5800 / 705 | $367,000 | 508 |
Apr 14, 2026 | 5600 / 405 | $330,000 | 508 |
Apr 17, 2026 | 5900 / 208 | $275,000 | 508 |
May 1, 2026 | 5500 / 903 | $280,000 | 508 |
May 6, 2026 | 5500 / 902 | $270,000 | 508 |
May 22, 2026 | 5600 / 605 | $274,000 | 508 |
Jun 16, 2026 | 5900 / 203 | $265,000 | 508 |
Jul 13, 2026 | 5500 / 807 | $270,000 | 508 |
Jul 31, 2026 | 5500 / 204 | $240,000 | 508 |
The three highest prices, $425,000, $390,000 and $367,000, are worth reading carefully. Two of them are the 540-square-foot units in the 5900 building, which is Phase 1, the oldest building, and which holds all 16 of the larger plans. The $367,000 sale is a 508-square-foot unit in 5800 on the 7th floor. Nothing in the record says why it sold higher than its neighbors, and we do not guess. Condition, view and renovation are not in the county file.
By building over the last 12 months, the 5900 building recorded 7 sales from $265,000 to $425,000, 5600 recorded 5 from $199,900 to $330,000, 5500 recorded 4 from $240,000 to $280,000, 5700 recorded 3 from $205,000 to $320,000 and 5800 recorded 1 at $367,000. The counts add to 20: 7 plus 5 plus 4 plus 3 plus 1. Over the 36 months to September 2026 the county’s qualified record shows building medians that sit close together: 5500 at $270,000 on 5 sales, 5600 at $279,000 on 8, 5700 at $315,500 on 6, 5800 at $288,500 on 6 and 5900 at $277,300 on 10.
By floor band over the same 36 months, floors 2 to 4 have a median of $277,300 on 12 sales, floors 5 to 7 have $282,000 on 16 and floors 8 to 10 have $292,500 on 7. Higher floors have sold for somewhat more, which is the usual pattern, and the sample is small, so read it as directional. The 36-month totals are lower than the true number of sales because of the code 03 reclassification discussed next.
The Department of Revenue assigns each recorded sale a qualification code. Codes 01 and 02 are qualified. Code 03, according to the Department’s sale qualification code list, marks an arm’s-length sale after which the property’s physical characteristics changed, and such sales are excluded from the ratio studies that the qualified file feeds. Many Bonita Beach and Tennis Club sales from 2022 to 2024 carry that code, and the county’s qualified file therefore has gaps: no qualified sales in 2022 or 2024, and 8 in 2023. All 35 of the code 03 sales dated 2022 are dated before Hurricane Ian’s landfall on September 28, 2022, and no sale on the record falls between that date and the end of 2022. A sale in early 2022 followed by storm damage fits the code’s definition, but the record does not say what changed, and we do not claim a cause.
Year | Qualified sales | Qualified median | Code 03 sales dated that year |
|---|---|---|---|
2019 | 24 | $265,000 | not tabulated |
2020 | 20 | $290,000 | not tabulated |
2021 | 37 | $325,000 | not tabulated |
2022 | 0 | none | 35 |
2023 | 8 | $391,250 | 7 |
2024 | 0 | none | 15 |
2025 | 20 | $285,000 | not tabulated |
2026 to September | 14 | $277,500 | not tabulated |
Counted together, our own arithmetic including the code 03 sales gives 35 sales in 2022 at a median of $390,000 and 15 each in 2023 and 2024, at $390,000 and $350,000. We label those figures as our arithmetic, not the qualified record, and we do not publish them as a trend, because code 03 is a statement about the property’s condition after the sale, not a judgment on the price. The one-year window before the storm, September 28, 2021 to September 27, 2022, holds 9 qualified sales at a median of $381,000. Read in order, the qualified record runs from $325,000 in 2021 to $285,000 in 2025, and the 2022 to 2024 prices sit in a gap that code 03 sales fill.
Twenty distinct units sold in the 12 months from October 1, 2025, which is 5.6 percent of the 360. On that pace a given unit changes hands about once in 18 years, though the real distribution is uneven, and many owners hold for decades. The county’s qualified record also shows that long ownership is common: in the 36 months to September 2026, only 35 sales are in the qualified file.
The yardstick is the median qualified sale price in each association’s own county window. The windows differ because each association needed a different window to reach 10 or more sales, so treat the comparison as directional, not exact. Casa Bonita Grande never reached 10 sales, so its row shows the 3 sales of the last 60 months and no median.
Association | County window | Qualified sales | Median | Range | Units | Built | FEMA zone, BFE |
|---|---|---|---|---|---|---|---|
Bonita Beach and Tennis Club | 12 months | 20 | $280,000 | $199,900 to $425,000 | 360 | 1977 to 1980 | AE, 10 ft |
24 months | 12 | $555,000 | $450,000 to $750,000 | 104 (state record), 103 on the roll | 1983 to 1984 | AE, 11 ft | |
60 months | 10 | $592,500 | $370,000 to $850,000 | 136 | 1979 | AE, 12 ft | |
24 months | 17 | $690,000 | $455,000 to $1,075,000 | 198 | 1977 to 2009 | AE, 12 ft | |
60 months, fewer than 10 sales | 3 | not stated (fewer than 10 sales) | $900,000 to $1,010,000 | 54 | 1976 | VE, 13 ft |
Bonita Beach and Tennis Club’s median is about half of Bay Harbor Club’s and about 41 percent of Bonita Beach Club’s. The gap reflects the floor plan, since every unit here is 508 or 540 square feet of heated area, against the larger units on the rest of the strip. On price per heated square foot, the county’s median for the last 12 months is about $551 at Bonita Beach and Tennis Club, and we did not compute the same figure for the neighbors because their floor plans vary widely. It also reflects the largest unit count on the strip. The table also shows the lowest mapped base flood elevation, 10 feet, which is a map value and says nothing about the floor height of any one unit. Casa Bonita Grande’s row holds only 3 sales in 60 months, so we state no median for it and show its range as context only.
The county record gives you a range, but it cannot tell you which of the five buildings, which floor, which plan and which condition your own unit belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.
Bonita Beach and Tennis Club was recorded with the State of Florida as five condominium projects on September 23, 1977, its operating corporation was filed on September 20, 1977, and Lee County’s property roll dates the five buildings to 1977, 1978, 1979, 1979 and 1980. Those dates fit a community built in phases over about three years.
Data updated: October 2026
Each parcel’s legal description on the county roll carries the Official Records reference of the declaration for its phase. We read all 360 and they sort cleanly, with one exception noted below.
Phase | Building (Bonita Beach Rd SW) | Year built on the roll | Declaration reference on the roll | State project number |
|---|---|---|---|---|
1 | 5900 | 1977 | Official Records Book 1224, Page 1427 | Condominium I, PR1P008639 |
2 | 5800 | 1978 | Official Records Book 1285, Page 1604 | Condominium II, PR1M023495 |
3 | 5700 | 1979 | Official Records Book 1326, Page 1254 | Condominium III, PR1M023496 |
4 | 5600 | 1979 | Official Records Book 1384, Page 1689 | Condominium IV, PR1M023497 |
5 | 5500 | 1980 | Official Records Book 1471, Page 1535 | Condominium V, PR1M023498 |
The state project numbers come from the Division of Florida Condominiums, Timeshares, and Mobile Homes public records extract, where each project lists 72 units and a recording date of September 23, 1977. We matched the phase order to the state’s numbering by the sequence of the project numbers and the roll’s own phase labels, and a buyer’s attorney should confirm the pairing from the recorded instruments. The roll’s recording references climb in step with the building years, from Book 1224 for the oldest building to Book 1471 for the newest, which is what a phased project looks like.
The state records all five projects as recorded on September 23, 1977. The county roll gives year-built values of 1977 for 5900, 1978 for 5800, 1979 for 5700 and 5600, and 1980 for 5500. A recording date and a completion date are different events. A phased developer commonly records the whole plan first and builds in stages, and the roll’s year built is usually the year a building was finished or first assessed. We publish both wherever the page mentions age: 1977 as the state’s recording year, and the roll’s year for each building. For the milestone discussion below, the difference changes nothing, because every building passed its 30th year between 2007 and 2010.
Five additional parcels on the roll carry the common land, with Hickory Blvd addresses at 5610 and 5910 and recording references in Official Records Book 2264, Pages 2711 to 2723. Four of the five record a sale of $642,000 on July 1, 1982, and the fifth, at the 5700 building, records $20,000 on August 1, 1982. We read the $642,000 sale as the transfer of the common elements to the unit owners’ side of the structure, which would be consistent with the end of the developer’s period, but no document we read says so directly, and we treat it as an inference. The roll’s largest recorded sale on a unit parcel, $1,493,500 on July 1, 1981, appears at the same amount on three unit parcels in the 5500 building (units 208, 908 and 1005) under the county’s multiple-parcel code for sales before 2009, so it is a combined price and not the price of one unit, and we do not use it as a price.
The Florida Division of Corporations lists Beach and Tennis Club Condominium Management, Incorporated as a Florida not-for-profit corporation, document 740185, filed September 20, 1977, active, with amended and restated articles filed September 4, 1991, annual reports filed for 2024, 2025 and 2026 (the last on February 24, 2026), and five officers or directors on file. We do not name individuals on this page. The state’s condominium database lists the managing entity as Beach and Tennis Club Condo Management Inc. at 5700 Bonita Beach Road, which matches the association office address on the association’s own site.
The county roll spells the legal description at least six ways, including “THE BCH + TENNIS CLUB PH 1,” “THE BEACH + TENNIS CLUB PHASE 2,” “BEACH + TENNIS CLUB PH 3,” “CONDO PH 4,” “PH-5” and “TENNIS + BEACH CLUB PH-5.” A search on the word condominium catches only the Phase 4 spelling and one Phase 2 label, which is 71 parcels. Searching the full roll for every spelling returns 360 residential parcels, 72 in each building, matching the state’s five projects of 72 and the association’s own count. One Phase 4 parcel, unit 505 in 5600, is labelled Phase 2 on the roll even though it sits in the 5600 building and cites the Phase 4 declaration, which looks like a clerical mislabel.
A condominium plat or survey exhibit is recorded with each declaration, and it is the document that shows exactly where each unit, limited common element and common-element amenity sits. We did not pull the recorded plats for this page. A buyer who cares about orientation, a storage space or a parking assignment should have the building’s exhibit pulled during the document review.
Bonita Beach and Tennis Club’s 360 homes sit in five ten-story buildings of 72 units each, with eight units on every numbered floor from the second through the tenth, according to Lee County’s property roll. Every unit is listed as a one-bedroom, one-bath efficiency, 508 square feet of heated area except 16 larger plans in Phase 1.
Data updated: October 2026
The roll does not describe floor plans beyond area, bedrooms and bathrooms. We read floors from unit numbers: units are numbered 201 to 208 on the second floor up through 1001 to 1008 on the tenth, so no residential unit is numbered on the first floor. What occupies the ground level is not stated on the roll, and the plat or the association can say. The roll’s own field gives ten stories for every building.
Building | Phase | Built | Units | Numbered floors | Heated area |
|---|---|---|---|---|---|
5900 | 1 | 1977 | 72 | 2 to 10, 8 per floor | 508 sq ft (56 units), 540 sq ft (16 units) |
5800 | 2 | 1978 | 72 | 2 to 10, 8 per floor | 508 sq ft (72 units) |
5700 | 3 | 1979 | 72 | 2 to 10, 8 per floor | 508 sq ft (72 units) |
5600 | 4 | 1979 | 72 | 2 to 10, 8 per floor | 508 sq ft (72 units) |
5500 | 5 | 1980 | 72 | 2 to 10, 8 per floor | 508 sq ft (72 units) |
The five buildings add to 360: 5 times 72. Nine numbered floors times eight units gives 72 per building. The parcel coordinates on the roll place 5900 at the north-west end of the arc and 5500 at the south-east end, with 5600, 5700 and 5800 stepping between them.
Across the 360 units the roll shows heated area of 508 square feet for 344 units and 540 square feet for 16, a total of 183,392 square feet and a mean of 509.4. The 16 larger units are all in Phase 1, and two of them, at $425,000 and $390,000, are the highest-priced sales in the last 12 months. The roll lists bedroom and bath counts as one and one for every unit. The association calls them efficiency units, which fits an open sleeping area, and a buyer should read the specific unit’s floor plan and the declaration’s description of the unit boundaries.
Phase 1, the 5900 building, is the oldest and the only one with the 16 larger plans. On the roll, the 16 larger units are 205, 206, 305, 306, 405, 406, 505, 605, 606, 705, 706, 805, 806, 905, 906 and 1005, so they are the units ending in 05 or 06 on most floors. All three 540-square-foot sales in the 12-month list, units 405, 406 and 706, sold for $300,000 or more. A buyer should confirm the floor plan with the association, because the roll records area and not layout.
The roll’s mailing addresses show where owners live. Of 360 parcels, 149 list a Florida mailing address, 43 Illinois, 25 Michigan, 19 Minnesota, 16 Ohio, 16 New York, 13 Indiana and 12 Pennsylvania, and five list foreign addresses (three in Canada, one in Germany, one in Austria). That leaves 211 parcels, 58.6 percent, with a mailing address outside Florida. A homestead exemption is on 28 of 360 parcels, which is 7.8 percent, so the large majority of units are not claimed as a Florida owner’s permanent residence. That is the roll’s evidence of a seasonal and investor community, and it is why the rental rules and the insurance questions below matter more here than at a mostly year-round building.
The roll’s just value, the county’s estimate of market value for assessment, ranges from $184,620 to $294,969, with a median of $228,905 and a total of $82,204,868 for the 360 units. Taxable value has a median of $226,387 and a total of $79,468,464. The assessed median is about 82 percent of the $280,000 recorded median, which is typical of a roll that lags a rising market and is not a measure of value. The Florida Statutes on property assessment, section 193.011, list the factors the appraiser must consider.
Selling at Bonita Beach and Tennis Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Bonita Beach and Tennis Club’s association lists two heated swimming pools, ten Har-Tru tennis courts that owners and renters use free, bocce, shuffleboard, pickleball and basketball with league play in season, 15 acres of landscaping and boating access on Fish Trap Bay. Its public pages do not list a clubhouse, fitness room or gate.
Data updated: October 2026
Tennis is the club’s namesake amenity. The association’s home page lists ten Har-Tru courts where owners and renters play free, and says league play runs in season. Har-Tru is a clay-like surface that needs regular grooming and watering, so the court count on a page and the number open on a given day can differ. Hours, lighting, reservation rules and any pro or lesson programs are not published.
The association describes “two new full-size heated swimming pools.” We cannot verify the word new, the pool dimensions, the heating season or the hours from public pages. Whether two pools serve five buildings, one per group of buildings, or are shared across all, is not stated. The roll marks every parcel as having a pool, which reflects the common pool, not a private one. Ask the manager for the pool permits and the current opening status, which is particularly relevant on a strip where the beach parks themselves are in post-Ian construction.
Bocce ball, shuffleboard, pickleball and basketball are listed, with league play in season. The association also lists a bridge club, a boat club, mah jongg, jigsaw puzzling and other activities. A “boat club” at a community on Fish Trap Bay suggests organized boating use, but the page does not say whether there are deeded slips, a dock or a launch, and we do not assume any. Ask for any marina or dock documents.
The association’s page says residents can “just step across to Bonita Beach,” and the Gulf beach is a short walk across the road. The bay side offers the community’s own Fish Trap Bay frontage with boating access to the Gulf, per the association. For public beach parking and the county’s beach accesses, see the logistics section, which carries dated closure language.
We list only the amenities the association itself describes. A buyer should ask for the current rules for each amenity, hours, guest policy and confirmation that each is open, because many strip amenities were closed or restored in stages after Hurricane Ian. The association’s website also describes a general manager, a board, on-site business partners and an office and maintenance staff, and we do not name individuals.
Bonita Beach and Tennis Club has not published its current assessment, or a list of what that assessment covers, on its public pages, so we do not state a monthly or quarterly figure. The primary document is each building’s annual budget, which the seller must provide under Florida law before closing.
Data updated: October 2026
Nothing we read states the amount. The association’s site is a CondoSites platform with a login for owners, and its document library is behind that login. We did not enter the login, and we did not find a fee figure in a primary document, a state record or a reputable report. Fee figures quoted on listing portals are asserted by sellers and are not primary sources, and we do not repeat them. The correct statement is: not published; route: the budget and the estoppel certificate under Florida Statute 718.503 and Florida Statute 718.116.
Under Florida Statute 718.111 the association must keep its financial records open to owners. Read each budget for these lines:
Because the state lists five separate condominium projects, each may carry its own budget, reserve schedule and assessment, even if the community operates as one. Two buyers in different buildings can face different numbers. We could not tell from public sources whether the five share one budget or hold five. Ask for the budget of the building you are buying in and the document that allocates shared costs, such as the pools, courts and grounds, among the five.
The association’s utilities page lists a general manager and an office at 5700 Bonita Beach Road SW, Suite 3102, and says the office does not manage rentals. The state’s condominium records list a managing entity, Beach and Tennis Club Condo Management Inc. We do not name individuals. Whether a third-party management company also serves the community is not stated, and the manager named on the estoppel certificate is the reliable current answer.
Selling at Bonita Beach and Tennis Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Owning at Bonita Beach and Tennis Club layers several costs on top of the price: the association assessment, any special assessment, property tax, your own insurance, an estoppel fee at sale and a deed tax at closing. At the $280,000 county median, Florida’s deed stamp tax alone is $1,960.00. Each layer has a different payer and document.
Data updated: October 2026
An estoppel certificate is the association’s written statement of what a unit owes. Florida Statute 718.116 requires an association to issue it within 10 business days of a written or electronic request. The fee is up to $299 for the certificate, up to $119 more for an expedited request delivered within 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR (fee schedule). The statute adjusts the fees every five years, so confirm the current amount on that schedule. A certificate is effective for 30 days if delivered by hand or e-mail and 35 days if mailed.
The certificate is where a buyer will see any capital contribution or transfer fee, any right of first refusal or board approval requirement, the status of every assessment and the insurance contacts. Because the declarations and rules are not public, the estoppel is the first place those terms will show.
Florida taxes deeds at 70 cents per $100 of consideration under Florida Statute 201.02. At the $280,000 county median that is 2,800 hundreds times $0.70, or $1,960.00. At the low of $199,900 it is $1,399.30, and at the high of $425,000 it is $2,975.00. In Lee County the seller customarily pays that tax and also the owner’s title insurance policy, and the contract controls both.
Property tax on a unit is billed by the Lee County Tax Collector from the Property Appraiser’s assessment. The roll at leepa.org shows each unit’s just value, exemptions and the taxing authorities, here the City of Bonita Springs and the Bonita Springs Fire District. A buyer should not carry the seller’s tax bill forward, because a change of ownership resets an assessment that has been held down by a cap or an exemption. With 92 percent of units not homesteaded, many buyers are not inheriting a homestead cap in any case. Ask us for a tax estimate at your purchase price when you are ready.
An association’s master policy does not cover everything inside a unit, a unit owner’s personal property or loss assessment charged to the owner. Owners typically carry an HO-6 policy and consider flood coverage for contents and improvements, which we discuss in the insurance section.
The application process, any move-in deposit, any transfer fee and any capital contribution are not published. They will appear in the estoppel certificate or in the declaration and rules, which is why the document request comes first.
Bonita Beach and Tennis Club’s declarations, bylaws, rules and approval process are not posted publicly, and the association’s document library is behind an owner login. Under Florida law, every buyer is entitled to the governing documents through the seller, so a complete answer comes from the document package, not from this page.
Data updated: October 2026
For a five-building condominium the governing set has several layers. Each of the five declarations is recorded in the Official Records at the references in the origins section. Each has bylaws and articles, the corporation has amended and restated articles recorded in 1991, and the board adopts rules. Florida Statute 718.110 governs amendments, including that an amendment limiting rental terms or frequency binds only owners who consent and owners who acquire title after it takes effect. That matters here because the association’s marketing describes its rental program as unique, and an old rental right can sit under a newer limit.
Whether a purchase needs board approval, an interview, an application fee or a right of first refusal is a declaration question. We did not find these terms in any primary document. The estoppel certificate lists them if they exist. If a contract is contingent on approval, ask for the approval timeline and the fee before you sign.
Florida Statute 718.111 gives unit owners the right to inspect and copy official records, including the budget, minutes and contracts. Disputes between an owner and an association fall under Florida Statute 718.1255, which provides for mediation and nonbinding arbitration of certain disputes under the Division’s program. The Division’s public records page and its inspections guidance explain the rest of the state’s role.
Florida Statute 718.113 addresses maintenance of common elements, limits on unit-owner alterations and the rules for hurricane protection such as shutters. Which of the five buildings has shutters, impact glass or neither, what balcony enclosures are allowed and what flooring rules apply are questions for the rules. We state none of them.
Because the primary documents are not public, this page does not describe what they contain. Anything a listing, a neighbor or a website says about a rule should be verified against the document, and we will help you read it.
Bonita Beach and Tennis Club’s rental rules are not published, but the association markets its “ownership and rental programs” as unique and its office says it does not manage rentals, so rental terms sit in the declarations and with owners or unit management companies. Florida, Lee County and the City each regulate short rentals on top.
Data updated: October 2026
The association’s utilities page says inquiries about rentals should go to unit owners or the unit management company, and that the association management office does not manage rentals on the property. The home page says tennis is free for owners and renters, which shows rentals are expected. We did not find a minimum lease length, a cap on rentals or an approval process in a primary document. The rule is in each building’s declaration and any amendment, and the estoppel shows approval requirements.
Florida Statute 509.242 defines a vacation rental to include a condominium unit rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, or advertised as available for rent in that manner. Such a unit needs a license from the state’s hotels and restaurants division. The statute applies on top of any association restriction, so a license does not create a right to rent that the declaration denies.
Lee County levies a tourist development tax on rentals of six months or less, at 5 percent according to the Department of Revenue’s tourist development tax rate sheet, under the authority of Florida Statute 125.0104. Owners who rent short-term must register and remit, and the platform may collect some taxes. Who does is a question for your tax adviser.
The City of Bonita Springs runs a rental permit program. As we read the City’s page, condominiums of more than six units that are governed by Chapter 718 are exempt from the City permit. Each Bonita Beach and Tennis Club building has 72 units. Confirm the current rule with the City before you rely on it.
Rental frequency matters beyond the declaration. Citizens Property Insurance Corporation’s commercial residential eligibility bulletin dated September 28, 2023 says a residential condominium is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for less than 30 days, and that multiperil coverage excludes buildings with transient exposure above 25 percent. The bulletin is dated and may have changed, and this community’s rental share is not published. A buyer who plans to rent should ask for the association’s rental rules and the insurer’s transient-use disclosure together.
Bonita Beach and Tennis Club’s pet rules are not published on its public pages, so we cannot state a weight limit, a count limit or a breed restriction. Federal and Florida law protect assistance animals separately, and every other pet rule lives in the declaration or the rules, which a buyer confirms through the estoppel and the manager.
Data updated: October 2026
Ask the manager for the pet section of the rules and any pet registration form. Ask whether the limit is by weight, count or breed, whether the rules apply the same way to all five buildings, and where pets may be walked on the grounds, including the pool and court areas. Ask whether tenants and short-term guests may bring pets, which interacts with the rental rules above.
An assistance animal is not a pet under federal fair housing law. The U.S. Department of Housing and Urban Development explains the rules on its assistance animals page. A buyer who relies on an assistance animal should raise it with the association through the process in the rules, not through the pet registration.
Lee County’s beach park pages for Bonita Beach Park and Bonita Beach Access 1 both say no pets are allowed. Dog rules for any other stretch of sand are set by Lee County Parks and the City, not by the association, and they differ by beach. Check the Lee County beaches pages for the beach you plan to use.
Hurricane Ian struck southwest Florida on September 28, 2022, and the public record on Bonita Beach and Tennis Club is thinner than for a building with published owner letters. What it shows is a federal high-water mark about 230 meters away, a 10-foot flood elevation on the map, and county sales that carry a changed-condition code.
Data updated: October 2026
We did not find an association letter, an insurance summary, a restoration timeline or a cost figure for Bonita Beach and Tennis Club after Ian. The association’s public site carries a photo gallery and a retro-photo archive, and its documents are behind an owner login. This page therefore does not describe what happened to the five buildings, what was repaired or what owners paid. We would rather say that than infer it from other buildings.
Published surge numbers differ, and we print them with their sources rather than choose one. The National Hurricane Center’s Hurricane Ian report says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples. The City of Bonita Springs’ Ian progress report says the City experienced “over 12+ feet of storm surge.” The federal Bureau of Ocean Energy Management’s environmental assessment for the Lovers Key and Bonita Beach nourishment project describes inundation of “an unprecedented 12 to 18 feet above ground level.” Lee County’s after-action report adds that the forecast surge for the Englewood to Bonita Beach stretch rose to 12 to 18 feet above ground on the morning of the storm, which was a forecast and not an observation. These are different measures taken at different places and times, and none is a gauge reading at this community. Local reporting after the storm, including WINK News and the Tampa Bay Times, described destroyed and heavily damaged homes on Little Hickory Island and sand and debris on Hickory Blvd.
The closest surveyed mark we found is a U.S. Geological Survey high-water mark, HWM-2, listed in the agency’s Hurricane Ian high-water mark database at 26.328931 north, 81.843017 west. It records 11.76 feet above the NAVD88 datum, 4.50 feet above the ground at that point, with a site description naming Barefoot Beach. By our calculation it is about 230 meters south of the 5500 building. The USGS elevation service puts the ground at the five building points at 7.49, 7.51, 5.89, 6.83 and 6.63 feet for Phases 1 to 5, so 11.76 feet minus those values is roughly 4.3, 4.3, 5.9, 4.9 and 5.1 feet of water above ground at the buildings, if the same water level applied. That is our arithmetic, not a measurement taken at Bonita Beach and Tennis Club, and the mark is on a different property.
Thirty-five Bonita Beach and Tennis Club sales dated in 2022 before the storm carry the state’s code 03, as do 7 sales in 2023 and 15 in 2024. The code means an arm’s-length sale after which the property’s physical characteristics changed. For a sale before the storm, damage and repair would fit that definition. For a sale in 2024, a purchaser’s renovation would fit it as well. The record shows the code and not the reason, and the Property Appraiser may have flagged changed characteristics for other reasons. We report the counts and make no claim about damage to any unit.
Sixty-one of the 360 units, 16.9 percent, show a recorded sale of improved property dated after September 28, 2022, in 67 sales: 16 dated 2023, 15 in 2024, 21 in 2025 and 15 in 2026 to September. These are all recorded sales, qualified or not, and a unit that sold twice appears once in the unit count and twice in the sale count.
The City’s progress report says that as of April 12, 2023 it had issued 155 demolition, 344 restoration, 1,322 repair, 1,837 beach access and 146 temporary housing permits for Ian. Those are City-wide counts and say nothing about the five buildings. The City’s permit portal can show permits by address, as the permits section explains.
FEMA’s flood map places all five Bonita Beach and Tennis Club buildings in Zone AE with a base flood elevation of 10 feet NAVD88, on panels 12071C0653G and 12071C0654G effective November 17, 2022, and Lee County’s evacuation map puts them in Zone A. A unit’s actual risk depends on floor elevation, which the roll does not carry.
Data updated: October 2026
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at the centroid of each of the five buildings. All five returned Zone AE in the coastal floodplain, inside the special flood hazard area, with a base flood elevation of 10.0 feet. The first three buildings, 5900, 5800 and 5700, fall on panel 12071C0653G and the last two, 5600 and 5500, on panel 12071C0654G. The Phase 1 point needed a small offset to return a result, because the service dropped one connection. Lee County’s evacuation zone map service returned evacuation Zone A and the City of Bonita Springs for the points we ran. The point elevations we read from the USGS National Map elevation service were 7.49 feet at Phase 1, 7.51 at Phase 2, 5.89 at Phase 3, 6.83 at Phase 4 and 6.63 at Phase 5. The base flood elevation is therefore roughly 2.5, 2.5, 4.1, 3.2 and 3.4 feet above bare ground at the five buildings. FEMA’s Map Service Center publishes the panels. FEMA’s flood map is a regulatory map, and it does not say whether a particular unit is above or below the base flood elevation. In a ten-story building the upper floors sit far above any mapped elevation, and the ground-level areas, parking and mechanical rooms are the exposed part.
The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot, according to its substantial damage and substantial improvement notice. For these buildings that points to 11 feet NAVD88. A building that sustains damage costing 50 percent or more of its pre-damage market value must be brought to that elevation, and the City’s Flood Hazard Reduction ordinance 22-05 sets the floodplain development rules. Whether the City made a substantial damage determination for any of the five buildings is not published. The City’s permit portal, EnerGov, lets anyone search permits by address.
The City’s FEMA and CRS page says FEMA maintained the City’s Community Rating System rating of Class 5, and the 25 percent discount on National Flood Insurance Program premiums that comes with it, in a notice dated November 21, 2024, after a March 2024 notice that FEMA planned to downgrade it. FEMA’s CRS guide explains how class ratings translate to discounts. A discount applies to the premium the policy is written at and does not change the building’s coverage limit.
Condominium buildings can buy a residential condominium building policy under the National Flood Insurance Program. FEMA’s summary of coverage puts the building limit at the lesser of replacement cost or $250,000 times the number of units, with a coinsurance penalty when coverage is below the required share, and up to $30,000 for increased cost of compliance. For 360 units the arithmetic ceiling is $90,000,000, which is no more than about $491 per square foot of the 183,392 heated square feet of unit area, and less per square foot of total building area. If each of the five buildings carries its own policy, the ceiling is $18,000,000 per building. The flood policy, limit and carrier are not published. Ask the manager for the declarations page for the building you are buying in.
Carriers, deductibles and premiums are not published. The context is a market that moved sharply. Florida’s Office of Insurance Regulation data shows the statewide average premium per commercial residential condominium-association policy was $72,570 at the end of June 2022, $147,381 at the end of June 2024 and $135,100 at the end of June 2026, which are our sums from the OIR quarterly data. Citizens’ 2026 rate filing took effect for policies on or after July 1, 2026 with average increases of 7.7 percent for commercial residential multiperil and 14.1 percent for wind-only. Statewide averages say nothing about one association, and one association can hold several policies. The Florida Chief Financial Officer’s My Safe Florida Condo program offers eligible associations wind-mitigation inspections and grants. We did not find whether the association applied.
Lee County Emergency Management orders evacuation by zone, and Zone A is the first of five surge zones, A through E, on the county’s evacuation page. The state’s Know Your Zone tool and the National Hurricane Center’s storm surge pages explain how zones and surge forecasts work. Before any storm, owners should know the building’s shutter or impact-glass status, the elevator shutdown plan, the vehicle-removal rule and the contact path for the manager. The association’s own storm plan is not published. For a model of what a plan can say, Bonita Beach Club publishes a unit-owner hurricane preparation document that names its evacuation zone, requires vehicles to be removed and lists what owners should do with balconies and water service. Ask for the equivalent here. With 211 of 360 owners listing a mailing address outside Florida, the question of who closes up a unit and who is the contact for an absent owner is more than a formality.
In 2024 the National Hurricane Center reported surge up to 3 to 5 feet above ground from south of Englewood to Bonita Beach in Hurricane Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach in Hurricane Milton. Those are regional ranges. They are lower than the Ian figures above, and we found no document describing damage to the five buildings from either storm.
Selling at Bonita Beach and Tennis Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Bonita Beach and Tennis Club’s five buildings reached 30 years of age between 2007 and 2010, so if each has three or more habitable stories, Florida law required an initial milestone inspection before December 31, 2024 and a structural integrity reserve study by December 31, 2025. We read the stories from the county roll, so the story count is inferred.
Data updated: October 2026
Florida Statute 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years, counted from its certificate of occupancy. A building that reached 30 before July 1, 2022 had to complete its initial inspection before December 31, 2024. The roll’s years built are 1977, 1978, 1979, 1979 and 1980, so the buildings reached 30 in 2007, 2008, 2009, 2009 and 2010, all before that date. The roll lists ten stories for every building, which is at least three. The local enforcement agency may also require the inspection at 25 years where local conditions such as salt water proximity warrant it, and we do not know whether the City did.
Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for each building of three or more habitable stories, and for existing associations by December 31, 2025, with a limited window to December 31, 2026 for an association completing it together with a milestone inspection. A 2025 law, House Bill 913, moved the SIRS deadline from December 31, 2024 to December 31, 2025.
They tell you that each building owed the inspection and the study by the dates above if it meets the three-story test, and a ten-story building does on the roll’s count. They do not tell you that any building passed or failed, and we assert neither. No milestone summary or reserve study for the five buildings is public in anything we read. Because there are five condominiums, there may be five inspections and five studies, with five different results and five different funding plans, and an owner in one building cannot assume the answer for another.
A ten-story building is tall enough that high-rise fire and life-safety provisions commonly apply, and it relies on elevators and fire-safety systems that a milestone inspection and a reserve study both look at. We state this as context and not as a finding. The reserve study includes roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and the other items the statute lists, and reserves for those items cannot be waived by owner vote for a building covered by the study requirement.
The committee analysis of House Bill 913 described a provision prohibiting Citizens from insuring buildings without a completed milestone inspection and reserve study, and the House’s final summary says the enrolled bill does not include it. Read the committee analysis and the final-version summary together, and do not assume coverage will be refused or guaranteed on that basis.
Ask the manager for the milestone inspection summary for your building, any Phase 2 report, the reserve study, the current budget’s reserve line and any special assessment that the study triggered. Florida Statute 718.503 requires the seller to provide the summary and the study or a statement that none is complete, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or reserve study. The state’s condominium resources explain the inspection rules.
The School District of Lee County assigns elementary and middle schools through choice and proximity zones instead of simple attendance boundaries, so we do not name a zoned school for Bonita Beach and Tennis Club on this page. The district’s school locator, run against 5500 through 5900 Bonita Beach Road SW, controls the answer for any specific unit.
Data updated: October 2026
Open the district’s school zones page, which links to the school site locator, and enter the street address of the building. Run it for the current school year and again if the district approves a new enrollment plan, because the plan is revised annually. The district’s published enrollment plan explains how choice and proximity zones work and which schools are open to requests from any zone.
In the 2024 to 2025 enrollment plan we read, the elementary schools listed for the proximity zone that holds Bonita Springs addresses include Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, with some barrier-island schools open on request. The plan does not state which zone a Bonita Beach Road address falls in, so we infer the zone and do not rely on it. The district page says the 2026 to 2027 plan was approved on December 1, 2025 and changes high school transportation, and we did not read that version.
Efficiency units of 508 square feet are a poor fit for most households with school-age children, and the roll’s homestead and mailing data point to a seasonal and investor community, so schools are rarely the deciding factor here. We include the section because a buyer is entitled to the answer, and we do not publish school grades or test scores, because a grade attaches to a school and not to a building, and the zoned school can change. Ask us and we will run the address with you.
Bonita Beach and Tennis Club sits inside the City of Bonita Springs, so building permits, code enforcement and zoning for the five buildings come from the City’s Community Development Department, while the State of Florida’s coastal construction control line adds a further layer. We did not confirm the zoning district, and we say where to confirm it.
Data updated: October 2026
Alterations to a building, a unit’s electrical or plumbing, and restoration after storm damage require City permits. The City runs a self-service portal, EnerGov, where permits can be searched by address, and the City’s Hurricane Ian permitting page and post-storm permitting guide describe the post-storm process. For any unit you plan to buy, search the building address and ask the seller to close out any open permit, particularly for interior renovation.
The roll lists every one of the 360 parcels in the City of Bonita Springs taxing district and the Bonita Springs Fire District, which agrees with the City jurisdiction described above. The roll’s land-on field reads BAY for every parcel, which is the roll’s way of recording the water body the land fronts and fits the bay-side location. It is not a zoning designation.
We did not confirm the City’s zoning district for the parcels. The City’s Land Development Code on Municode and the Community Development Department are the places to confirm it, and a buyer who needs a specific use or an addition should confirm it in writing. For a condominium unit the practical question is usually the rental use and the association’s rules, not the zoning.
The Florida Department of Environmental Protection regulates construction seaward of the coastal construction control line. Its coastal construction control line page explains the program. We could not place the five buildings against the state’s current line from the data we queried, and we do not state whether any structure here is seaward of it. A new building, major addition or reconstruction on the seaward side generally needs a state permit in addition to the City permit, and the association manager is the one to ask about any permit the buildings hold.
The association describes boating access from Fish Trap Bay, and we did not find a dock or slip document. Changes to a dock generally require state and local approvals separate from the association’s. A buyer who wants boat access should ask for any lease, its renewal status and the rules for use.
Living at Bonita Beach and Tennis Club means a short walk to the sand across the road, public beach lots mainly for guests, and reliance on the City and county for trash, water and roads. Several public lots changed their rules in September 2026, and we date every closure statement.
Data updated: October 2026
Residents reach the beach on foot, per the association. The county’s public lots matter for visitors, for guests and for owners who want a different beach. Lee County Parks pages, which we re-read on October 1, 2026, said the following. The pages change, so check them again before you go.
A WGCU report from September 9, 2026 covers the parking closures. The county’s annual beach parking pass is $60 under the unified payment system that started May 1, 2025, per the county’s payment-system notice. One conflict to note: the Bonita Beach Park page says the annual pass is not accepted there, while the county’s general payment notice describes the pass as valid at paid beach lots. For an owner who can walk across the road, none of this changes daily access, and it matters mostly for guests who drive.
The Florida Department of Environmental Protection’s beach funding request lists the Bonita Beach nourishment project, 0.78 mile between state monuments R226 and R230 plus 400 feet, with its last nourishment in September 2014 and a new one planned for 2024. Lee County awarded a roughly $39.2 million contract on September 17, 2024 for Lovers Key and the north end of Bonita Beach, according to WINK News. The Bureau of Ocean Energy Management’s finding of no significant impact for the county’s project covers the same stretch. We did not confirm completion. WGCU reported that Milton caused 30 to 35 feet of erosion at the south end of Bonita Beach, which is the end of the strip where this community sits. The state’s critical erosion report lists Little Hickory Island as critically eroded beach. We found no measurement specific to the beach in front of the community.
Bonita Beach Road is the main road to the strip from US 41 and Interstate 75, and the community sits where it meets the beach, so the drive to the mainland is short. The Lee County Department of Transportation closed the Big Hickory Pass Bridge, north of the community, on September 29, 2022 after Ian, in an update on its site. We could not find a current status statement for it, so we do not claim a through route to Fort Myers Beach. Check the county’s transportation pages before planning a route that depends on it.
Lee County Solid Waste’s contracted haulers serve the City of Bonita Springs, according to a WGCU report on the county’s seasonal schedule and the county’s solid waste page. Whether the five buildings use county collection or a private contract is not published. Mail uses ZIP 34134, and the mail arrangements for the buildings are not described in the documents we read.
The association’s utilities page lists Bonita Springs Utilities, Comcast and Florida Power and Light. Bonita Springs Utilities lists the City of Bonita Springs in its water and wastewater service area. Whether cable or internet is bulk-billed through the association is not published.
Map routing from the south end of the strip, with no traffic, gives about 25 miles and 36 minutes to Southwest Florida International Airport, about 17 miles and 30 minutes to the Naples Pier, and about 6 miles and 11 minutes to Interstate 75 at Bonita Beach Road. Those are estimates from a public routing service and not official figures, and the exact numbers are 24.6 miles, 16.6 miles and 5.6 miles. The LeeTran bus system and its on-demand service operate in the area, and the county’s park pages say the on-demand service reaches the beach parks during construction.
Bonita Beach and Tennis Club units sold for a median of about $551 per heated square foot in the last 12 months, using the county’s 20 qualified sales, from $393.50 at the low end to $787.04 at the high end. Because nearly every unit is 508 square feet, price per square foot here is a clean yardstick.
Data updated: October 2026
For each of the 20 qualified sales we divided the recorded price by the unit’s heated area on the county roll, 508 square feet for 17 of the sales and 540 for 3. The median of the 20 results is $551.18 and the mean is $569.52. Both are arithmetic on county records, and neither is an appraisal.
For the 17 sales of 508-square-foot units, the median price is $275,000 and the mean is $278,671, with a range of $199,900 to $367,000. Per square foot, the median is $541.34 and the mean is $548.56, with a range of $393.50 to $722.44. The top of that range is the $367,000 sale in 5800 on the seventh floor, and the bottom is the $199,900 sale in 5600 on the second floor. The 17 sales add to $4,737,400 in recorded prices, and 17 times the mean gives the same total.
Three sales were of the larger Phase 1 plan: $390,000, $300,000 and $425,000, for $722.22, $555.56 and $787.04 per square foot. Their mean price is $371,667, which is about $93,000 above the mean of the smaller units, and their mean per square foot is $688.27. Three sales is a small sample, so we read the pattern as consistent with a premium for the larger plan and do not state its size.
Within the 508-square-foot group, the spread is large relative to the median: $199,900 to $367,000 is a range of $167,100 on a $275,000 median. The county file does not carry condition, renovation, view or floor-level finish, so we cannot assign the spread to any one cause. The building and floor effects are small in the 36-month record, as the market section shows. What a buyer is most likely paying for is the interior, and the best test is a side-by-side walk-through of two units in the same building.
Bonita Beach and Tennis Club in Bonita Springs is not the same property as Estero Beach and Tennis Club, which is a 296-unit condominium on Estero Boulevard in Fort Myers Beach that the state records as recorded June 18, 1979. They have different associations, locations, flood maps and sales histories, and a search that mixes them gives wrong numbers.
Data updated: October 2026
The county roll spells our property’s legal description as variations of “BEACH + TENNIS CLUB” and spells the other as “ESTERO BEACH + TENNIS CLUB.” A search that matches on the words beach, tennis and club returns both, along with the parcels of the Fort Myers Beach property. A county sales file built from that match can report prices that belong to the other community. We filtered our own data by the full legal description, the Bonita Springs address range and the state’s five project records, which isolates 360 parcels.
The state’s records also list associations with similar names, and the Division of Corporations returns several Beach and Tennis entities in a name search. The one that matters here is Beach and Tennis Club Condominium Management, Incorporated, document 740185, at 5700 Bonita Beach Road. Before you rely on a document, an insurance quote or a title commitment, confirm that the legal description and the address match the five buildings at 5500 to 5900 Bonita Beach Road SW.
Look at the street address. A unit at 5500 through 5900 Bonita Beach Road SW, ZIP 34134, is in our community. A unit on Estero Boulevard is in the Fort Myers Beach property. The listing’s association name, building number and unit number should agree with the county’s records. If you are not sure, send us the address and we will check it against the roll.
We built this page from primary records, not a listing feed. We tracked every one of the 360 Bonita Beach and Tennis Club parcels in the Lee County roll and every one of the 20 qualified sales in the county’s last 12 months, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.
Data updated: October 2026
A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We pulled the roll’s parcel records, which the Department of Revenue distributes through its assessment roll data portal, for all five buildings and counted units, floors, years built and heated area from them. We read the county’s recorded-sales files back to 2009 and kept the county’s window and qualification rules intact. We read the state’s condominium database for the five projects and the Division of Corporations record for the association. We read the association’s public pages. We queried FEMA’s National Flood Hazard Layer at each building, Lee County’s evacuation layers and the U.S. Geological Survey’s 3DEP elevation program and high-water-mark services on October 1, 2026. The aerial photo we made for this page comes from the USGS National Agriculture Imagery Program service. We re-read the Lee County Parks beach pages on the same day.
Four things stood out. A search on the roll’s word condominium finds 71 parcels when the community has 360. The county’s own sales file for the name pulled in a different property’s sales. The county’s qualified record has no sales in 2022 and 2024 because the state coded them as changed-condition sales. And the state’s recording date of 1977 for all five projects sits beside building years from 1977 to 1980. We print each with its source.
The Southwest Florida MLS figures on this page were pulled October 3, 2026 and sit beside the county record, labelled by source. We could not read the declarations, bylaws, rules, budget, reserve study or milestone summaries, because the association does not post them publicly. We list these gaps again, in one place, at the end of the page.
Bonita Beach and Tennis Club and Bay Harbor Club are two of the strip’s bay-side condominium communities, but they are different products: 360 compact units at a $280,000 county median against 104 units at a $555,000 median. Bay Harbor Club is the closest comparison for a buyer who wants water access and a different price tier.
Data updated: October 2026
Bay Harbor Club sits on the bay side of Hickory Blvd with two towers built 1983 to 1984 on the county roll, according to its county record and our page, and its own site lists a marina of 50 docks for vessels up to 30 feet, a heated pool, a clubhouse, tennis and pickleball courts. The figures in the table are the ones each of our pages publishes from its county file.
Question | Bonita Beach and Tennis Club | Bay Harbor Club | Who it fits |
|---|---|---|---|
Size | 360 units in 5 buildings | 104 units by the state record, 103 on the roll, in 2 towers | Bay Harbor Club for a smaller project, Bonita Beach and Tennis Club for the widest choice of units |
Built | 1977 to 1980 on the roll | 1983 to 1984 on the roll | Bay Harbor Club for a newer building |
County median, qualified sales | $280,000 (12 months, 20 sales) | $555,000 (24 months, 12 sales) | Bonita Beach and Tennis Club for entry price |
Range | $199,900 to $425,000 | $450,000 to $750,000 | Windows differ, so directional |
Unit size | 508 or 540 sq ft, one bedroom, one bath on the roll | Larger units; not compared here | Bay Harbor Club for space |
Tennis | Ten Har-Tru courts, free to owners and renters | Two tennis and four pickleball courts per its site | Bonita Beach and Tennis Club for tennis |
Pools | Two heated pools per the association | One heated pool per its site | Depends on the use |
Docks | Boating access on Fish Trap Bay; slips not documented | 50 deeded docks per its site | Bay Harbor Club for a boat |
Flood zone | AE, 10 ft | AE, 11 ft | Both mapped, neither is guaranteed dry |
Fees | Not published | Not compared here | Read each budget |
Choose Bonita Beach and Tennis Club if entry price is the priority, if the intended use is seasonal or investment, if tennis and a social calendar matter, and if you are comfortable with a studio-scale unit in a large community. It also offers the widest selection on the strip, with 20 qualified sales in 12 months against 12 in 24 at its neighbor.
Choose Bay Harbor Club if you want a smaller community, a newer building, a deeded dock, larger floor plans or a quieter setting. Its median is about twice as high, and a buyer should read its documents with the same care. Our Bay Harbor Club page has its own audit.
Bonita Beach Club is a gated 198-unit Gulf-side community with a $690,000 county median over 24 months, on 17 sales. Seascape is a three-building, 136-unit Gulf-side condominium. Casa Bonita Grande is a 54-unit building in the VE flood zone. Sea Isles and the Casa Bonita towers are further neighbors. Bonita Beach Plantation House, a 48-unit condominium at 5220 Bonita Beach Road SW on the same road, recorded 14 qualified sales in 60 months at a median of $342,500. A buyer who wants a house should read our page on Bonita Shores.
Selling at Bonita Beach and Tennis Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Bonita Beach and Tennis Club offers the strip’s lowest entry price, a short walk to the Gulf, ten tennis courts and two heated pools. Its costs are an unpublished fee schedule, studio-scale floor plans, a 10-foot flood zone and the age work that 1977 to 1980 buildings owe. Both columns are documented below.
Data updated: October 2026
For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the special-assessment ledger and the estoppel certificate can price a unit on facts. A buyer who cannot get those documents should treat that as information too.
Selling at Bonita Beach and Tennis Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
If you’re searching for a Bonita Beach and Tennis Club listing agent, or thinking, “I need someone to sell my Bonita Beach and Tennis Club home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Bonita Beach and Tennis Club listing the way a buyer’s attorney will read it: documents first, assessments disclosed, and price tied to the county record.
Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to a Bonita Beach and Tennis Club listing is below.
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The Southwest Florida MLS, pulled October 3, 2026, shows 22 Bonita Beach and Tennis Club closings in the 12 months to October 3, 2026, for $6,492,500 in volume at a median of $280,000, with a median of 73 days on market and a median sale of 92.5 percent of the final list price. Lee County’s qualified record shows 20 Bonita Beach and Tennis Club sales in the 12 months from October 1, 2025 with a median of $280,000 and a range of $199,900 to $425,000. The county and the MLS count differently, so the totals differ. With a unit as uniform as this one, each comparable matters.
A Bonita Beach and Tennis Club sale is a documents sale and a pricing sale. The buyer’s attorney and lender will ask for the budget for the specific building, the reserve study or its absence, any special assessment and the milestone inspection summary, and a unit that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.
Price follows the building, the floor and the plan. With 344 identical plans and 16 larger ones, a blended average is less useful than a nearest-like-unit comparison, and the recorded range of $199,900 to $425,000 shows how much condition and finish can matter. We price from the nearest like unit in the county record and adjust for condition. Condominium projects with insurance questions, assessments or a limited number of financed buyers can narrow the pool, so we confirm early what a buyer’s lender will ask. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls.
Request your free Bonita Beach and Tennis Club home valuation and we will come back with the nearest comparable recorded sales, the building and floor adjustments, and the document gaps that could affect your price.
Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Bonita Beach and Tennis Club. Our guide to selling a Bonita Beach and Tennis Club condo has the recorded sales, the costs and the documents.
Six questions Bonita Beach and Tennis Club owners ask us before they list.
It depends on the building, floor, plan and condition, and the county record shows a wide spread: qualified sales from $199,900 to $425,000 in the last 12 months, with a median of $280,000. We use the nearest like unit, not the median. A free valuation from our team gives you the comparables and the adjustments.
You owe any unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 718.116 the association must issue it within 10 business days and may charge a capped fee. The certificate also shows any transfer fee, capital contribution or approval requirement.
We cannot promise either way, and we do not have MLS data to measure it. What we know is that buyers will ask about every assessment, and a seller who has the notices, the payment history and the stated purposes ready removes uncertainty. We found no public assessment notice for the community.
The seller must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at the seller’s expense under Florida Statute 718.503.
Slightly, but we have no MLS split by building to show how much. The county’s 36-month record shows building medians from $270,000 to $315,500 and floor-band medians from $277,300 to $292,500, which is a narrow band. The interior condition matters more. We compare like with like.
Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your building and unit number, then pull the nearest comparables and request the document package from the association manager before you decide on price.
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Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Bonita Beach and Tennis Club condominiums and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.
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These are the questions Bonita Beach and Tennis Club buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.
The State of Florida recorded all five Bonita Beach and Tennis Club condominium projects on September 23, 1977, and Lee County’s property roll gives building years of 1977 for the 5900 building, 1978 for 5800, 1979 for 5700 and 5600, and 1980 for 5500. We publish both, because a recording date and a completion date are different events.
Bonita Beach and Tennis Club has 360 units in five buildings of 72, according to the county roll, the state’s five condominium project records and the association’s own site. A search of the roll on the word condominium returns only 71 parcels because most phases are labelled with other spellings, so a count of 71 is a search artifact and not the community’s size.
The county roll spells the legal description several ways, and the spelling that includes the word condominium covers only the Phase 4 building and one Phase 2 label, which is 71 parcels. Every other phase uses a different spelling. Counting all spellings gives 360 residential parcels, matching the state’s records and the association’s count.
Bonita Beach and Tennis Club is on the bay side of Bonita Beach Road, on Fish Trap Bay according to the association, and the Gulf beach is a short walk across the road. The county roll records the land as fronting the bay. It is not a Gulf-front community, and none of the five buildings sits directly on the sand.
Units come to market regularly, and we can send current listings from the Southwest Florida MLS when you contact us. As of October 3, 2026 the MLS shows 12 active listings, from $282,000 to $448,500, and 4 under contract. It counts 22 closings in the 12 months to October 3, 2026. The county’s record shows 20 qualified sales in the 12 months from October 1, 2025, and the two sources count differently.
The county’s qualified record shows 20 Bonita Beach and Tennis Club sales from October 1, 2025 to July 31, 2026, with a median of $280,000, a low of $199,900 and a high of $425,000. The 508-square-foot units sold for a median of $275,000. These are county records. The Southwest Florida MLS, pulled October 3, 2026, shows 22 closings in the 12 months to October 3, 2026 and 102 in the 60 months, with a median of $280,000 across the 22. The two sources count differently.
Bonita Beach and Tennis Club’s county roll lists 344 of the 360 units at 508 square feet of heated area and 16 units in the 5900 building at 540 square feet. Every unit is recorded as one bedroom and one bath, and the association describes them as efficiency units. Confirm layout from the unit’s floor plan and the declaration.
The county roll records one bedroom and one bath for all 360 Bonita Beach and Tennis Club units, and the association’s site calls them efficiency units. A roll bedroom count is the appraiser’s classification and not a legal description, so a buyer who needs a specific sleeping arrangement should read the unit’s floor plan and the declaration’s description of the unit.
Bonita Beach and Tennis Club has not published its fees on its public pages, and we do not repeat unsourced portal figures. Route: the current budget for your building and the estoppel certificate, which the seller must provide under Florida Statute 718.503 and 718.116. Ask what the fee covers, including utilities, insurance, reserves and the amenities.
Yes. FEMA’s flood map places all five Bonita Beach and Tennis Club buildings in Zone AE with a base flood elevation of 10 feet NAVD88, inside the special flood hazard area, on panels effective November 17, 2022. County ground elevations at the buildings are about 5.9 to 7.5 feet. Lee County puts the buildings in evacuation Zone A.
The public record we found does not describe damage to the Bonita Beach and Tennis Club buildings. Hurricane Ian’s surge reached the strip in September 2022, a federal high-water mark about 230 meters away shows 11.76 feet above the datum, and 57 county sales from 2022 to 2024 carry a changed-condition code. Ask the manager for the storm and insurance history.
Lee County’s evacuation map places Bonita Beach and Tennis Club in Zone A, the first of five surge zones, A through E, for the points we ran on October 1, 2026. Zone A is ordered out first. Confirm the zone for the exact building with the county’s evacuation lookup before each season, because maps can be revised.
The rules are in each building’s declaration and rules, which the association does not publish. The association markets its ownership and rental programs as unique, and its office says it does not manage rentals. Florida also requires a license for rentals under 30 days more than three times a year, and the county levies a 5 percent tourist tax.
Bonita Beach and Tennis Club’s management office says it does not manage rentals, and that rental inquiries go to unit owners or the unit management company. Rental availability, minimum stays and rates vary by owner. A renter should confirm the owner’s right to rent, the minimum lease term and the pet rule in writing before paying a deposit.
A minimum lease length is a declaration or rules term, and Bonita Beach and Tennis Club has not published one. An amendment that limits rental terms binds only owners who consent and owners who acquire title after it takes effect, under Florida Statute 718.110, so different owners may be subject to different rules. The estoppel certificate and the rules show the current terms.
Lee County levies a tourist development tax of 5 percent on rentals of six months or less, according to the Florida Department of Revenue’s rate sheet. Owners who rent short-term register and remit, and some booking platforms collect on their listings. A tax adviser or the county Clerk’s tourist tax office can confirm how it applies to a specific rental.
Bonita Beach and Tennis Club’s pet rules are not published, so we cannot state a weight limit, a count or a breed rule. Assistance animals are protected separately under federal fair housing law. Ask for the pet section of the rules, and whether it applies to tenants and guests, before you make an offer on a unit.
We found no public special assessment notice for Bonita Beach and Tennis Club, and we do not state that there is or is not one. The association’s financial records are not public. Ask for every assessment notice since 2022 and the current budget, because Florida law requires the written notice to state the purpose and the schedule.
We do not know. The five buildings reached 30 years between 2007 and 2010, so a ten-story building owed an initial inspection before December 31, 2024 under Florida Statute 553.899. No milestone summary for Bonita Beach and Tennis Club is public, and we assert no result. The seller must provide the summary or a statement under Florida Statute 718.503.
We do not know either. Florida Statute 718.112 required existing associations to complete a structural integrity reserve study for buildings of three or more stories by December 31, 2025. No Bonita Beach and Tennis Club study is public. A buyer should ask for the study for the specific building and the current reserve line in the budget.
An estoppel certificate is the association’s written statement of what a unit owes and which approvals or fees apply. Florida Statute 718.116 requires the association to issue it within 10 business days, with a fee capped at $299, the statute’s $250 as adjusted for inflation by the Florida DBPR. For Bonita Beach and Tennis Club it is the fastest route to the terms the association does not publish.
Whether a lender will finance a unit depends on the lender’s condominium review of the association, including insurance, reserves, owner-occupancy and any litigation, and we cannot state what any lender will decide for Bonita Beach and Tennis Club. A cash purchase avoids the review. Ask your lender to run the condominium questionnaire early, and we will request the documents.
Bonita Beach and Tennis Club’s association says it has ten Har-Tru tennis courts where owners and renters play free, with bocce, shuffleboard, pickleball and basketball also listed. Hours, lighting and reservation rules are not published, and a buyer should confirm that the courts are open and how reservations work.
The association describes two full-size heated swimming pools. The county roll marks every parcel as having a pool, which reflects the shared pool. Pool size, depth, heating season, hours and current opening status are not published, and a buyer should ask the manager, because common amenities can close for work.
The association’s site says the community is on Fish Trap Bay with easy boating access to the Gulf of Mexico and lists a boat club, but we did not find a dock, slip count or slip agreement. Do not assume a slip comes with a unit. Ask whether any slips exist, who holds them and what the lease or ownership structure is.
Approval requirements are declaration terms and Bonita Beach and Tennis Club has not published them. The estoppel certificate lists any approval, interview, application fee or right of first refusal. If a contract is contingent on approval, ask for the timeline and the fee before you sign, and ask us to request the document package early.
The association’s site lists a general manager and an office at 5700 Bonita Beach Road SW, Suite 3102, and the state’s database lists Beach and Tennis Club Condo Management Inc. as the managing entity. We do not name individuals. Whether a third-party management company also serves the community is not stated, and the estoppel certificate names the current manager.
From the south end of the strip, where Bonita Beach and Tennis Club sits, a public map-routing estimate with no traffic gives 24.6 miles and about 36 minutes to Southwest Florida International Airport. The Naples Pier is about 16.6 miles and 30 minutes away, and Interstate 75 at Bonita Beach Road is about 5.6 miles and 11 minutes. These are estimates, not official figures.
The School District of Lee County uses choice and proximity zones, so we do not name a zoned school. Run 5500 through 5900 Bonita Beach Road SW in the district’s school site locator for the current year. Efficiency-size units are an uncommon fit for school-age households, but the locator gives the answer for any address.
The county’s public beach lots charge $2 per hour, and several changed in September 2026: the Bonita Beach Park and Little Hickory Island Park lots closed September 8, 2026 for construction, and the Bonita Beach Access 1 lot closes November 1, 2026. Pedestrian access continues. Check the county’s park pages before you go, because they change.
No. Estero Beach and Tennis Club is a separate 296-unit condominium on Estero Boulevard in Fort Myers Beach. The Bonita Beach and Tennis Club in this page has 360 units at 5500 through 5900 Bonita Beach Road SW in Bonita Springs. Check the street address and the association name before you rely on a listing or a sales figure.
Using the county’s 20 qualified sales since October 1, 2025, the median is about $551 per heated square foot, and the 508-square-foot units sold for a median of about $541. The range runs from $393.50 to $787.04. These are arithmetic on county records, and condition and finish explain most of the spread.
We cannot give investment advice. The Southwest Florida MLS, pulled October 3, 2026, shows a median of 73 days on market across the 22 closings in the 12 months to October 3, 2026, and the MLS export we pulled does not carry rents. What the public record shows is a $280,000 county median, 20 qualified sales in 12 months, 92 percent of units without a homestead exemption, and rental rules that are not published. Read the rules and the budget first.
The buildings are in FEMA Zone AE, where a federally backed mortgage on a structure requires flood insurance, and the association’s master policy and your own policy answer different questions. Whether the association carries flood coverage and at what limit is not published. Ask for the master policy summary and your lender’s requirement in writing.
Ask for the budget and financial statement for your building, every special assessment notice since 2022, the milestone inspection summary and reserve study or the statement that none is complete, the rental and pet rules, the insurance summary and the estoppel certificate. Under Florida Statute 718.503 the seller provides them, and we will request them with you.
The seller provides them under Florida Statute 718.503, and the buyer has a statutory window to cancel after receiving them. The association’s public site keeps its document library behind an owner login. We request the full package for the specific building before you commit, and we read it with you.
Property tax is billed by the Lee County Tax Collector from the Property Appraiser’s assessment, and the roll’s median just value is $228,905. Your own bill resets to your purchase and exemptions, so we do not carry the seller’s bill forward. At closing Florida deed tax is $0.70 per $100 of price, usually paid by the seller in Lee County.
These are the questions Bonita Beach and Tennis Club sellers ask before they list, with answers grounded in Florida statutes, county records and the association’s public pages. Where a number comes from the Southwest Florida MLS, we say so, and those figures were pulled October 3, 2026.
The county’s qualified record shows 20 Bonita Beach and Tennis Club sales from October 1, 2025, from $199,900 to $425,000, with a median of $280,000. Your unit’s value depends on building, floor, plan and condition. Request a free valuation or call Jesse at (239) 898-6072.
The most recent qualified sales on the county record are $240,000 on July 31, 2026, $270,000 on July 13, $265,000 on June 16, $274,000 on May 22 and $270,000 on May 6. These are county recorded prices, not MLS closings. The full list of 20 is in the market section above.
For 508-square-foot units the county’s last 12 months give a median of about $541 per heated square foot and a mean of about $549, with a range from $393.50 to $722.44. The three 540-square-foot units sold for $555.56 to $787.04. These are arithmetic on county records, not appraisals.
Not necessarily before you list, but every unpaid assessment through closing must be settled, and the estoppel certificate states the balance. A buyer becomes jointly and severally liable for assessments that came due before closing under Florida Statute 718.116, which is why closing agents insist on payoff.
The seller customarily requests it, and the association may charge up to $299 for the certificate, up to $119 more for an expedited request in 3 business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The contract controls who pays, so confirm the current schedule with the manager.
You must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at your expense under Florida Statute 718.503. Because there are five condominiums, use your building’s set.
Request them from the association’s management office at 5700 Bonita Beach Road SW, Suite 3102, in writing, and ask for the estoppel at the same time. Florida law gives owners a right to inspect official records under Florida Statute 718.111. We prepare the request, track the 10-business-day estoppel deadline and review the package before we list.
Florida Statute 689.302 requires a seller of residential property to give the buyer a written flood disclosure covering what the seller knows about flooding, flood insurance claims and federal flood assistance. Bonita Beach and Tennis Club is in FEMA Zone AE, so buyers will ask about it. Answer from your own records and your insurer’s claim history.
In the county’s last 12 months of qualified sales, February was the busiest month with 4 sales, May had 3, and no sale is dated January. The monthly counts are 2 in October, 2 in November, 2 in December, 4 in February, 2 in March, 2 in April, 3 in May, 1 in June and 2 in July. The sample is small, so read it as a pattern, not a rule.
The 22 Bonita Beach and Tennis Club closings in the Southwest Florida MLS in the 12 months to October 3, 2026 took a median of 73 days on market (pulled October 3, 2026). The range was wide, from 1 day to 617 days. With 12 condos listed on October 3, 2026, supply stood at 6.5 months. The county shows that 20 units sold in 12 months, which is 5.6 percent of the 360. The county and the MLS count differently.
The county record shows a range of $199,900 to $425,000 on near-identical floor plans, which suggests that condition, finish and floor matter. We cannot say from public data which renovations repay their cost. We price from the nearest like unit and advise on cosmetic work case by case, and any alteration needs the association’s approval and a City permit where required.
In Lee County the seller customarily pays Florida’s documentary stamp tax on the deed, at $0.70 per $100 of price under Florida Statute 201.02. At the $280,000 county median that is $1,960.00. The contract controls the allocation, and the seller also customarily pays for the owner’s title insurance policy.
In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls. A buyer’s lender will require a lender’s policy, which the buyer customarily pays. Ask your closing agent for the actual rate on your price, since the premium follows the amount of coverage.
You can usually sell a rented unit, but the lease, the association’s rules and the buyer’s plans all matter, and Bonita Beach and Tennis Club’s rental rules are not published. Check the lease term and any rental right the declaration gives, give the tenant the notice the lease and Florida law require, and tell us early so we can plan showings.
That depends on the declaration, which is not published. If approval, an interview or a right of first refusal applies, the estoppel certificate shows it. We recommend that you find out before listing, because an approval step adds time and can add a fee, and a buyer’s offer should be written with the approval timeline in mind.
We cannot measure it without MLS data. Statewide, the average premium per commercial residential condominium-association policy rose from $72,570 in mid-2022 to $135,100 in mid-2026 by our sums from state data, and buyers read association budgets for exactly that line. A seller who can show the budget and the insurance summary removes a question.
Buyers and lenders ask about milestone inspections and structural reserve studies for older buildings. Under Florida Statute 553.899 and 718.112 a ten-story building from this period owed an initial inspection before December 31, 2024 and a reserve study by December 31, 2025. We assert nothing about your building’s results. Have the documents ready.
Florida Statute 718.503 requires you to provide the summary and the study or a statement that none is complete, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association is required to have, and has completed, them. We would raise it early with the manager and tell buyers plainly.
You can, but the seller’s statutory duties are the same: the document package, the flood disclosure and the estoppel. A for-sale-by-owner sale also lacks access to the Southwest Florida MLS and to a priced-from-comparables opinion. The county record shows how wide the price range is on near-identical units, which is where pricing advice earns its keep.
We start from your building and floor, then the nearest like sales in the county record, adjust for condition and finish, and compare with active competition on the MLS. A unit listed well above the 12-month range of $199,900 to $425,000 needs a stated reason, such as a 540-square-foot plan or a verified renovation. The median is a starting point, not a price.
The three 540-square-foot sales in the last 12 months were $390,000, $300,000 and $425,000, a mean of $371,667, against a mean of $278,671 for the 17 sales of 508-square-foot units. Three sales is a small sample, so we read it as consistent with a premium and do not state its size. We compare your unit to those three.
The county’s 36-month record shows building medians that are close: $270,000 in 5500, $279,000 in 5600, $315,500 in 5700, $288,500 in 5800 and $277,300 in 5900. The sales counts are 5, 8, 6, 6 and 10. The differences are small relative to the spread within each building, so we price by comparable unit and not by building label.
A little. Over 36 months the county record shows a median of $277,300 for floors 2 to 4, $282,000 for floors 5 to 7 and $292,500 for floors 8 to 10. Those are based on 12, 16 and 7 sales. View direction and condition can outweigh floor, and we check both before we set a price.
Lenders review the association’s insurance, reserves, special assessments, owner-occupancy, delinquency and any litigation, and they may ask for the milestone and reserve documents. Because 92 percent of units are not homesteaded, owner-occupancy ratios can matter for some loan types. We confirm early what a buyer’s lender will ask, and a ready document set helps.
This page publishes no cash and mortgage split for Bonita Beach and Tennis Club. The county file does not record how a purchase was paid for, and the Southwest Florida MLS figures used here, pulled October 3, 2026, cover price, days on market and sale-to-list: 22 closings in the 12 months to October 3, 2026 at a median of $280,000. What the public record shows is that 211 of 360 owners list a mailing address outside Florida. We do not read a cash share into that.
Yes. Many owners here do, since 211 of 360 list a mailing address outside Florida. Florida closings can be done with a power of attorney or mobile notary and remote online notarization, and we coordinate showings, the association’s documents and your signing. Talk to your closing agent and tax adviser about your own situation.
The county roll lists five owners with foreign mailing addresses. Federal tax withholding rules can apply when a foreign person sells U.S. real estate, and they are a tax matter, not a real estate one. Speak with a tax adviser before you list, and tell your closing agent early so withholding can be handled at closing.
We cannot predict assessments, and we found none public. A seller who knows of a pending assessment has to deal with it in the contract and the estoppel, and a seller who signs a contract should read what the buyer or the seller owes at closing. Ask the manager about any scheduled assessment, in writing, before you decide.
A seller’s costs commonly include the real estate commission as agreed, the deed tax at $0.70 per $100, the owner’s title policy, the estoppel fee and any assessments due through closing, and the contract controls each. At a $280,000 price the deed tax is $1,960.00. We prepare a net sheet from your actual numbers before you list.
The state’s code 03 flags a sale after which the property’s physical characteristics changed, and it keeps those sales out of the qualified file. It does not affect your sale. It does mean the county’s public median for 2022 and 2024 is blank, so buyers and appraisers lean on the MLS and the recent qualified sales we cite above.
We market the particulars: the building, the floor, the view, the renovation and the association’s documents, with a price tied to the nearest like sale. Because the county record shows 20 sales in 12 months, buyers see plenty of comparables, so presentation, the document package and the first two weeks of pricing matter. We build the listing to answer the buyer’s questions before they ask.
The closing agent collects the buyer’s funds, pays your mortgage and the association’s balance, records the deed and issues the proceeds. The seller signs the deed and the settlement statement, and the association records the transfer after closing. We coordinate with the closing agent, the association and the lender, and we send you the net sheet before the day.
Request a free home valuation or call Jesse direct at (239) 898-6072, text or call. Give us your building and unit number, and we will pull the nearest comparable recorded sales and the document gaps that could affect your price, then talk through timing.
This list gathers every place where this page says a figure or fact is not available, and every place where two sources disagree. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.
Every link below was opened and returned a working page when we checked on October 1, 2026. We list primary documents first.
These are the public primary documents behind the sales-code, storm and cost sections of this page, hosted by the issuing agency.
Document | Issued | What it is |
|---|---|---|
Effective 2026 | Definitions of the sale codes behind the county’s qualified sales file | |
2023 | Storm summary and inundation ranges | |
May 2024 | Flood coverage limits for a condominium building | |
March 2025 | County tourist tax rates for short-term rentals | |
October 27, 2022 | The 50 percent rule and design flood elevation |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Bonita Beach and Tennis Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
