Bonita Beach Club is a gated Gulf-front condominium of five buildings and 198 residences on Hickory Blvd, built in 1977. Read the FY2027 dues, rules, reserve study, flood zone and recorded sales, checked against the public record by McGreevy and Comisar
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. Top 1% Real Estate Agents Nationally Since 2008. More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Bonita Beach Club is a gated, Gulf-front condominium of five slab buildings, lettered A through E, with 198 residences on more than seven acres at 25710 through 25750 Hickory Blvd, inside the City of Bonita Springs and the Bonita Beach area of Southwest Florida. The Gulf of Mexico is on the west side of the property and Big Hickory Pass on the east. McGreevy and Comisar are the realtors who read the record before they price it.
That one-paragraph description is built from five different primary records, and they do not all agree with each other. The association’s own structural study counts five six-story buildings and 198 units. The Lee County roll carries 197 condominium parcels. The state’s condominium registry carries 198. The unit numbers run from the 100s to the 700s, which reads like seven levels. This page says which source says what, and it does not pretend the disagreements are not there.
We pulled every one of the 197 Bonita Beach Club parcels from the Lee County Property Appraiser roll, read the association’s published dues memo, rules, transfer letter, hurricane guide, project update, recorded 2025 amendment and its Structural Integrity Reserve Study, and queried the FEMA National Flood Hazard Layer and the USGS bare-earth elevation service at the building addresses on October 1, 2026. What follows is what those records say, with the source named beside each figure.
Bonita Beach Club occupies the Gulf side of the north end of Little Hickory Island, the barrier island at the north end of Bonita Beach. The five buildings carry the addresses 25710 (Building A), 25720 (B), 25730 (C), 25740 (D) and 25750 (E) Hickory Blvd, per the association’s community map. The Lee County Property Appraiser records the land on the Gulf for every parcel, and the association’s own site describes the community as sitting at the north end of Little Hickory Island.
Several places carry a version of the same name, and search engines blend them. In plain, crawlable prose:
Item | Record |
|---|---|
Addresses | 25710, 25720, 25730, 25740 and 25750 Hickory Blvd, Bonita Springs, FL 34134 (Buildings A to E) |
Residences | 198 per the state registry and the association; 197 parcels on the Lee County roll |
Site | More than 7 acres, gated, Gulf-front, per the association’s website |
Stories | Six per the structural study; unit numbers run 100s to 700s (reconciled below) |
Year built | 1977 on 196 of 197 parcels; one parcel (C 126) is recorded as built 2009 |
Typical sizes | 1,098 sq ft (96 parcels) and 1,181 sq ft (47 parcels), 2 bedroom 2 bath; 1,222 and 1,305 sq ft on the 3 bedroom units |
Unit mix | 5 one-bedroom, 1 two-bedroom one-bath, 144 two-bedroom two-bath, 48 three-bedroom two-bath |
Quarterly dues (FY2027) | $2,039 (1BR), $2,041 (2BR/1BA), $3,038 (2BR/2BA), $3,262 (3BR) |
Association budget FY2027 | $2,425,136, up 6.6% from $2,275,000 |
Rentals | 30-day minimum for owners who bought after June 2006 |
Pets | No dogs; one cat and up to two birds per unit, owners only |
FEMA flood zone | AE, base flood elevation 12 ft, FIRM panel 12071C0651G effective 2022-11-17 |
Evacuation zone | Zone A (Lee County) |
Recorded sales, last 24 months | 17 qualified sales, median $690,000 (Lee County record) |
The sources behind every row sit in the sections below and in the Sources list at the end.
Selling a Bonita Beach Club condo? Start with the free home valuation or call Jesse at (239) 898-6072. Buying here? Read our buyer guide or call Marc at (239) 287-5873.
If you’re searching for the best realtor for Bonita Beach Club in Bonita Beach, Bonita Springs, whether you’re ready to sell your Bonita Beach 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. For the wider market, see our guide to the best real estate agents in Bonita Springs.
Our track record: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. 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 Club, our advice starts with the public record: the Lee County recorded-sale file lists 17 qualified Bonita Beach Club sales in the 24 months through June 2026, with a median of $690,000, and we tracked every one of them. We price from those recorded sales and the Southwest Florida MLS, and we run each sale from our office in Bonita Springs.
Honors and recognition:
Selling your Bonita Beach Club home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation-bonita-beach-club OR call Jesse direct at (239) 898-6072. Our guide to selling a Bonita Beach Club condo has the recorded sales, the costs and the documents.
Buying a home in Bonita Beach Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or start with our buyer guide.
Jump to any section of this Bonita Beach Club guide.
A Bonita Beach Club owner lives in a gated Gulf-front condominium whose own rules call it “a residential community and not a resort”: assigned parking, two elevators per building, a 67,000-gallon pool, tennis, pickleball and a beach that wraps the north and west sides. The association’s website, rules and community map are the sources for everything in this section.
The community is gated, and the transfer letter says a new owner receives an access code only after the association has proof of purchase, along with the resident information and e-voting forms. Parking is assigned. The rules set a 12 mph speed limit and provide for towing of vehicles parked outside the rules. Under the recorded 2025 amendment, an owner may transfer or exchange a parking-space use right with another unit by a Certificate of Transfer signed with the formalities of a deed, provided at least one limited-common-element space always stays with every unit.
Each of the five buildings has two elevators, and the rules place exterior storage lockers in the elevator corridors on floors 2 through 7. One locker per unit is free; additional lockers carry an annual fee in the rules’ Exhibit A. Smoking is prohibited on lanais. Contractors may work from 8 a.m. to 5 p.m., Monday through Friday. The association’s website lists a laundry room with heavy-duty machines, a project room for do-it-yourself work, a car-wash area and an air compressor and vacuum at the storage garage.
The association’s website lists a 67,000-gallon freshwater pool with a two-story pool house, one tennis court, four pickleball courts, shuffleboard and bocce. The pool has no lifeguard, is open from 8 a.m. to dusk, and children under 14 must be supervised under the rules. The fitness room is for ages 18 and over. Indoors, the community map places a social room in Building A, a game room in Building B, a lounge and laundry in Building C, a meeting room in Building D and the fitness room and library in Building E. The calendar on the association’s site lists game night, water aerobics three mornings a week and a book club.
The beach wraps the north and west sides of the property. The association’s beach page reports footbaths at Buildings A and E and says the beach re-nourishment finished in February 2025. Sea turtle season runs May 1 to October 31, with lights out from 9 p.m. to 7 a.m., and the rules close the fitness room at dusk from May through October for that reason.
The association’s “About Us” page calls Bonita Beach Club a “resort style community.” The January 2026 rules state the opposite intent: a residential community and not a resort. Both are published by the association. For a buyer the practical reading is in the rules themselves: a minimum 30-day lease term for most owners, no pets for guests and renters, a guest and renter registration fee, and a pool without a lifeguard.
Selling a Bonita Beach Club condo? Request a free valuation or call Jesse at (239) 898-6072. Buying here? Our buyer guide explains the process, and Marc is at (239) 287-5873.
Lee County’s recorded-sale file lists 17 qualified Bonita Beach Club sales in the 24 months through June 2026, with a median of $690,000 and a range of $455,000 to $1,075,000. Southwest Florida MLS figures are not part of this snapshot. Data updated: October 2026.
We tracked every one of the 17 Bonita Beach Club closings in the Lee County recorded-sale file, which the county file indexed on October 1, 2026 (roll download of September 27, 2026) with its newest sale dated June 18, 2026. All 17 are resales and none is a builder-direct first sale. The median price per square foot of heated area across the 17 is $608.61 (recorded price divided by heated area, median of the 17). The Lee County Property Appraiser’s own latest-sale field carries 18 transfers dated October 2024 or later; the extra one is unit C 324 on November 6, 2024 for $750,000, which the county’s qualified file does not count, so the table, the counts and every median on this page leave it out.
Date | Unit | Heated sq ft | Recorded price | $ per sq ft |
|---|---|---|---|---|
2025-01-15 | A 404 | 1,098 | $850,000 | $774.13 |
2025-02-20 | C 330 | 1,222 | $975,000 | $797.87 |
2025-03-13 | E 752 | 1,181 | $550,000 | $465.71 |
2025-04-07 | C 432 | 1,222 | $875,000 | $716.04 |
2025-05-09 | D 444 | 1,098 | $500,000 | $455.37 |
2025-05-15 | E 462 | 1,181 | $1,000,000 | $846.74 |
2025-05-29 | E 756 | 1,098 | $620,000 | $564.66 |
2025-06-03 | D 446 | 1,098 | $599,000 | $545.54 |
2025-06-25 | B 416 | 1,098 | $750,000 | $683.06 |
2025-08-07 | C 326 | 1,222 | $735,000 | $601.47 |
2025-08-14 | E 352 | 1,181 | $645,000 | $546.15 |
2026-01-23 | A 500 | 1,181 | $1,075,000 | $910.25 |
2026-04-06 | D 348 | 1,098 | $455,000 | $414.39 |
2026-04-07 | A 202 | 1,098 | $668,250 | $608.61 |
2026-05-14 | A 408 | 1,098 | $765,000 | $696.72 |
2026-05-15 | C 126 | 1,414 | $500,000 | $353.61 |
2026-06-18 | A 306 | 1,098 | $690,000 | $628.42 |
Source: Lee County recorded-sale file, qualified improved sales, index built October 1, 2026 from the September 27, 2026 roll download. Price per square foot is recorded price divided by heated area.
The 17 sales sort by heated area into four groups. The 1,098 sq ft group has nine sales with a median of $668,250. The 1,181 sq ft group has four sales with a median of $822,500. The 1,222 sq ft group has three sales with a median of $875,000. One sale was recorded at 1,414 sq ft ($500,000), and none at 1,305 sq ft in this window. Groups this small are descriptive, not predictive, which is why each count appears beside its median.
The roll records no view, floor level or renovation field, so the spread inside the 1,098 sq ft group, from $455,000 to $850,000, cannot be explained from public data alone. A walkthrough explains it: the unit, the floor, the lanai, the finishes and what the balcony faces.
Building A had five sales, B had one, C had four, D had three and E had four. By year, eleven sales fall in 2025 and six in the first half of 2026, and none in the last quarter of 2024. Six sales fall between October 2025 and June 2026, the latest 12-month stretch the record covers; the median of these six sales is $679,125, and because six is fewer than ten we list them above rather than lean on that median.
The Southwest Florida MLS, pulled October 3, 2026, shows 9 Bonita Beach Club closings in the last 12 months and 19 in the 24 months to October 3, 2026, at a median sold price of $668,250, with 102 median days on market and a median sale of 93.2% of the final list price over the 24 months. Six units were listed for sale on October 3, 2026, at a median asking price of $682,500, and none was under contract.
We would rather leave the cell empty than fill it from a source that does not match our standard. The county record above answers the question “what has actually closed and for how much.” It does not answer “how long did it take” or “how far below asking,” and anyone quoting those numbers for this building without a source should be asked for one.
We parsed the legal description of every one of the 197 Bonita Beach Club parcels into building and unit, confirmed that buildings A, B, D and E each carry one ground-floor unit plus six units on each of floors 2 through 7, and found that Building C carries two ground-floor units and eight units on each of floors 2 through 7. Building D has no unit 440 on the roll, and its fourth floor has five parcels, so the roll’s pattern implies a 198th unit that it does not list as a separate parcel. The roll does not say why, and we publish both counts rather than choose. We recomputed every median above by hand from the raw rows.
Selling a Bonita Beach Club condo? Use the free valuation or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club’s median recorded price per square foot of $608.61 ranks second of six Bonita Beach condominiums measured on the same yardstick, behind Casa Bonita I at $767.87 and ahead of Seascape at $578.64. All six use the county’s qualified recorded sales dated October 2024 or later, the 24 months through June 2026. Data updated: October 2026.
Association | Sales (n) | Median price | Median $ per sq ft | Year built (roll) | Parcels on roll |
|---|---|---|---|---|---|
Bonita Beach Club | 17 | $690,000 | $608.61 | 1977 (one parcel 2009) | 197 |
4 | $824,500 | $767.87 | 1973 | 54 | |
9 | $600,000 | $578.64 | 1979 | 137 | |
34 | $280,000 | $551.18 | 1977 to 1980 | 359 | |
5 | $590,000 | $413.45 | 1980 | 83 | |
12 | $555,000 | $412.64 | 1983 and 1984 | 102 |
Source: Lee County recorded-sale file, qualified improved sales, index built October 1, 2026 from the September 27, 2026 roll download; parcels on roll and year built from the roll. Medians are ours, recomputed from the raw rows. Casa Bonita I (4 sales) and Sea Isles (5 sales) hold fewer than ten, so each of those two medians is the median of those sales only and is descriptive.
Bonita Beach Club has the second-largest sample of the six (17 sales, behind Beach and Tennis Club’s 34) and the second-highest median price per square foot, which is the most stable pair of facts in the table. Casa Bonita I’s four sales are too few to rank anything. Beach and Tennis Club’s $280,000 median price sits beside a $551.18 median per square foot because its units are smaller. Seascape’s nine sales run from $370,000 to $850,000, and a median is robust to the occasional high or low sale, which is why we use medians.
Each association’s own county-qualified summary leads with the first window of 12, 24, 36 or 60 months that holds ten or more sales, and lists every sale of the last 60 months when none does: Seascape 60 months with 10 sales and a median of $592,500, Bay Harbor Club 24 months with 12 sales and a median of $555,000, Beach and Tennis Club 12 months with 20 sales, a median of $280,000 and a range of $199,900 to $425,000, Sea Isles 8 sales in 60 months (fewer than 10, so every sale is listed on its page; the median of these 8 sales is $610,000, range $395,000 to $833,000), and Casa Bonita I 8 sales in 60 months (the median of these 8 sales is $824,500, range $550,000 to $1,215,000). Those windows are not comparable to each other, which is why the table above uses one common 24-month yardstick.
Casa Bonita I is the oldest in the table (1973) and carries the highest median per square foot. Bay Harbor Club is the newest (1983 and 1984) and carries the lowest. Age is not what separates these buildings. Location on the island, the Gulf frontage, the unit mix and the condition of the building after Hurricane Ian are all plausible drivers, and the roll has no field that isolates any of them.
Selling at Bonita Beach Club? Ask for a free valuation built on these comparables, or call Jesse at (239) 898-6072. Buying on the corridor? Start with the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club began as a 1974 Declaration of Condominium filed by a Naples developer that did not finish building the property, and it was completed under a successor developer whose declaration was filed in July 1977. The association restated its Declaration, Articles and Bylaws in 1992 and has amended them repeatedly since, most recently by a certificate recorded November 13, 2025.
The association’s official-documents index describes its first document as the original developer’s declaration and rules dated June 24, 1974, from The Point Development Corporation of Naples, “who did not finish building the property.” The second document, filed July 20, 1977 by First Wisconsin National Bank of Milwaukee as the new developer, is the successor declaration. The State of Florida’s condominium registry records the project as recorded August 3, 1977, and the Lee County roll carries a 1977 build year on 196 of its 197 parcels.
The index names the March 20, 1992 certificate as the amended and restated Declaration, Articles of Incorporation and Bylaws and says these “are still our base documents” with amendments layered on top. The amendments it lists include a 1990 change that raised the minimum lease period from 7 days to 30, a 2003 change that lengthened the board term from one year to two, a 2006 grandfather clause, a 2008 change to voting thresholds, a 2009 submerged-lands lease reference, a 2021 amendment package, a 2025 change to common-element voting and the November 2025 certificate covered below. The files are public on the association’s document page.
The most recent recorded Declaration amendment we found is Lee County instrument 2025000301636, recorded November 13, 2025, four pages, approved by the members on September 4, 2025. It amends Section 7.1 of the Declaration, which sets each unit’s share of the common elements, and adds Section 5.4.2.1, which lets owners transfer or exchange the use rights of limited-common-element parking spaces by a certificate signed with the formalities of a deed. It cites the original Declaration at Official Records Book 1293, Page 437 and the Amended and Restated Declaration at Official Records Book 2292, Page 3208.
The Section 7.1 shares are the most useful single table in the governing documents, because the quarterly dues track them almost exactly:
Unit type | Units | Share each | Total share |
|---|---|---|---|
1 bedroom, 1 bath (units 106, 118, 136, 142, 154) | 5 | 0.3362% | 1.6810% |
2 bedroom, 1 bath (unit 126) | 1 | 0.3366% | 0.3366% |
2 bedroom, 2 bath | 144 | 0.5011% | 72.1584% |
3 bedroom, 2 bath | 48 | 0.5380% | 25.8240% |
Total | 198 | 100.00% |
Source: Certificate of Amendment, instrument 2025000301636, recorded November 13, 2025. Sums are ours: 1.6810 + 0.3366 + 72.1584 + 25.8240 = 100.0000.
Unit 126 is the one unit the amendment re-describes, from 1 bedroom, 1 bath to 2 bedroom, 1 bath, “without change” to its other descriptive factors. The Lee County roll records that parcel (Building C, unit 126) as built in 2009 at 1,414 sq ft, the only parcel that differs from the 1977 vintage of the rest.
The Lee County roll’s legal description cites Official Records Book 1215, Page 95. The 2025 certificate cites Book 1293, Page 437 for the original Declaration and Book 2292, Page 3208 for the restated one. These are different recordings, and a title company working a closing will use the certificate chain, not the roll’s short legal. We report the difference so a buyer who sees one reference on a tax bill and another in the amendment knows both are in the public record.
The Florida Division of Corporations record for Bonita Beach Club Association, Inc. lists it as active under document number 739563, filed July 6, 1977, reinstated December 10, 2019, with its most recent annual report filed April 14, 2026. The state’s condominium registry carries project PR1S001138 with 198 units and the association as managing entity. The association’s own address is 25730 Hickory Blvd, in Building C.
Selling a Bonita Beach Club condo? The free valuation starts the conversation, and Jesse is at (239) 898-6072. Buying? Our buyer guide lists the documents to request first, and Marc is at (239) 287-5873.
Bonita Beach Club has five buildings, A through E, whose 198 residences split into 144 two-bedroom two-bath units in Buildings A, B, D and E, 48 three-bedroom two-bath units in Building C, and six ground-floor units. The association’s structural study calls them six-story buildings, while the unit numbers run from 100 to 700. Both statements are on the record and both are explained below.
Building | Address | Parcels on roll | Upper-floor units (floors 2 to 7) | Ground-floor units | Sizes on the roll (sq ft) |
|---|---|---|---|---|---|
A | 25710 Hickory Blvd | 37 | 36 | 1 (106) | 1,098 and 1,181 |
B | 25720 Hickory Blvd | 37 | 36 | 1 (118) | 1,098 and 1,181 |
C | 25730 Hickory Blvd | 50 | 48 | 2 (126, 136) | 1,222 and 1,305 |
D | 25740 Hickory Blvd | 36 | 35 on the roll | 1 (142) | 1,098 and 1,181 |
E | 25750 Hickory Blvd | 37 | 36 | 1 (154) | 1,098 and 1,181 |
Source: association community map (November 2025) for addresses and unit numbers; Lee County Property Appraiser roll, September 27, 2026, for parcels and heated areas. The roll’s D total is 36 because it has no unit 440.
We matched every parcel’s unit number to its heated area and found that the size follows the unit line, not the floor. In each of Buildings A, B, D and E, the two end stacks (for example 700 and 710 in Building A) measure 1,181 sq ft and the four interior stacks measure 1,098 sq ft. In Building C, the two end stacks measure 1,305 sq ft and the six interior stacks 1,222 sq ft. That accounts for every upper-floor parcel: 96 interior two-bedrooms at 1,098, 47 end two-bedrooms at 1,181 (48 less the missing D 440), 36 interior three-bedrooms at 1,222 and 12 end three-bedrooms at 1,305. The roll does not say which end of a building faces which view, so we do not.
The ground-floor units are different again: four Building A, B, D and E units at 790 sq ft, one Building C unit at 902 sq ft, and unit 126 at 1,414 sq ft. Those five smaller ones line up with the five one-bedroom units in the recorded share table.
The association’s Structural Integrity Reserve Study, dated August 19, 2026, says the study “is for five 6-story residential buildings with a total of 198 units.” The association’s community map numbers units from the 100s through the 700s, which reads as seven levels. The rules place exterior lockers in the elevator corridors on floors 2 through 7. On the roll, the 2xx through 7xx numbers account for 192 of the 198 units, and the six units numbered 1xx sit on the ground level.
Our reading, labeled as ours: each building has six residential floors, numbered 2 through 7, above a ground level that holds covered parking and, in six places across the campus, a ground-floor residence. The engineer’s “6-story” appears to count the residential floors; the unit numbering counts the ground level too. The two statements describe the same buildings. A buyer who needs the exact count for an insurance application or a flood elevation certificate should use the engineer’s or a surveyor’s figure for the specific building, not either shorthand.
The Lee County roll records 1977 for 196 parcels, and the engineer’s study says the infrastructure and buildings were “originally developed circa 1977.” The one exception is Building C unit 126, recorded as built in 2009, the unit that the 2025 amendment re-described.
The public documents list bedroom and bath counts, the Lee County roll lists heated area, and neither lists views, lanai sizes, finishes or which stacks look at the Gulf, the courtyard or the pass. Those are the facts that move price inside a size group, and they are walkthrough facts, not record facts.
Selling a Bonita Beach Club condo? Ask for a free valuation that prices your stack and floor, or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club’s association lists a 67,000-gallon pool with a two-story pool house, one tennis court, four pickleball courts, shuffleboard, bocce, a fitness room, game room, social room, meeting room, library, laundry, project room, picnic grills, a courtyard stage and a sunset-viewing area. The association’s website and community map are the only sources for this section.
The community map places the social room in Building A, the game room in Building B, the lounge and laundry in Building C, the meeting room in Building D, and the fitness room and library in Building E. The pool house and its filters sit off the courtyard. The courtyard itself is labeled on the map as awaiting a restoration design, and the association’s home page carries a banner reading “Hurricane Ian Restoration In-Progress.”
The association’s website lists six picnic tables with propane grills in a garden setting, a courtyard stage “for concerts, weddings and other outdoor special events,” a car-wash hose area at the southeast corner, an air compressor and vehicle vacuum at the northeast corner of the storage garage, and a sunset-viewing area. The rules add a bike and personal-watercraft storage program on a waitlist, and a community bike and kayak program with association-owned bikes and kayaks.
Several amenities carry fees in the rules’ Exhibit A: a $100 common-room deposit and $100 cleaning fee, a one-time $75 bike-program fee plus $25 annually, a one-time $100 personal-watercraft program fee plus $25 annually, a $25 annual bike storage fee and a $75 annual personal-watercraft storage fee. The fee section below lists the full schedule.
Bonita Beach Club is a single-condominium association, so it has no parent community that adds a golf course, clubhouse or second set of dues. The public beach parks nearby belong to Lee County and are covered in the next section. The association’s website says the community has one private beach access.
The website’s amenity list says “WIFI complex wide,” and the transfer letter tells a buyer to set up a Hotwire account for cable and internet, with “any upgraded packages billed to you.” The public documents do not say which tier of service the dues cover. The estoppel certificate and the annual budget are the documents that answer it.
Selling at Bonita Beach Club? Your free valuation accounts for the amenity picture, or call Jesse at (239) 898-6072. Buying? Our buyer guide covers it, and Marc is at (239) 287-5873.
Bonita Beach Club owners have the association’s private beach frontage on the north and west sides of the property, and they have the right to buy a boat slip, but the 34 slips and the social pier belong to a separate corporation, BBC Club Boat Slips, Inc., and are not part of the condominium’s common elements. The public beach parks nearby are Lee County facilities.
The association’s beach page says the beach wraps the north and west sides, that footbaths stand at Buildings A and E, and that a re-nourishment project completed in February 2025. Separately, WINK News reported that Lee County commissioners awarded about $39.2 million on September 17, 2024 for nourishment at Lovers Key and Bonita Beach; the sources we read do not tie that award to the association’s own project, so we do not. The association’s beach page asks owners to take their trash with them, follow leave-no-trace practice and respect turtle season, May 1 to October 31.
The pier rules of November 2024 say BBC Club Boat Slips, Inc. “owns and operates the docking facility on the northeast perimeter” of Bonita Beach Club, that the facility is “a social pier and 34 individual boat slips,” that slip use rights are “exclusively available to BBC owners,” and that the social pier, while “not part of the common elements,” is open to owners, their renters and guests. Owners who buy a slip’s use rights take them subject to that corporation’s bylaws and rules and to the State of Florida’s submerged-lands lease and easements.
The association’s Declaration index traces the lease: a submerged-lands lease dated September 23, 2009 authorizes a 34-slip residential docking facility with boat lifts and a fishing pier, for recreational vessels only, “without fueling facilities and without liveaboards,” and in 2022 the lease was transferred to BBC Club Boat Slips, Inc. A grant of easement from the association to that corporation, dated February 10, 2023, is listed as approved but not signed and “ON HOLD.”
A condominium unit does not come with a slip. A slip is a separate purchase from a separate corporation, with its own bylaws and its own rules. The association’s pages say several slips are currently for sale. A buyer who wants a slip should ask for the corporation’s bylaws, rules, fees and the status of the state lease before relying on any number, because this page does not publish slip prices and the public documents do not either.
Three Lee County beach facilities sit nearby on Hickory Blvd. Bonita Beach Park at 27954 Hickory Blvd charges $2 per hour and, per its county page, does not accept the annual subscription; from September 8, 2026 its parking lot and amenities are closed for Hurricane Ian restoration construction, with pedestrian access through Access #1. Beach Access #1 at 27890 Hickory Blvd charges $2 per hour and its lot closes to patrons November 1, 2026 with pedestrian access remaining. Little Hickory Island Park, Beach Access #10 at 26082 Hickory Blvd, charges $2 per hour, accepts the annual pass, and its lot is closed from September 8, 2026. Accesses #2 through #9 have free parking, and the county page notes that beaches and beach parks “have not been restored to pre-Hurricane Ian conditions.” WGCU reported the closure start as the week of September 9, one day off the county’s September 8; we show the county’s date. Lee County’s unified payment system has covered paid parking since May 1, 2025.
Owners at Bonita Beach Club do not need any of these for beach access, which is a reason the private frontage matters to guests and renters who would otherwise search for parking.
Bonita Beach Club’s FY2027 quarterly dues, effective October 1, 2026, are $3,038 for a two-bedroom two-bath, $3,262 for a three-bedroom, $2,039 for a one-bedroom and $2,041 for the one two-bedroom one-bath, paid against a total association budget of $2,425,136, up 6.6% from $2,275,000. The association does not publish a line-item breakdown of what the dues fund in its public memo. Data updated: October 2026.
Unit type | Units | Quarterly dues | Annual dues | Monthly equivalent |
|---|---|---|---|---|
1 bedroom, 1 bath | 5 | $2,039.00 | $8,156 | $679.67 |
2 bedroom, 1 bath | 1 | $2,041.00 | $8,164 | $680.33 |
2 bedroom, 2 bath | 144 | $3,038.00 | $12,152 | $1,012.67 |
3 bedroom, 2 bath | 48 | $3,262.00 | $13,048 | $1,087.33 |
Source: Bonita Beach Club Association FY2027 HOA Quarterly Dues Memo. Annual is quarterly times four; monthly equivalent is quarterly divided by three, rounded to the cent. The association bills quarterly, not monthly.
The memo’s own arithmetic reconciles: 5 units at $2,039 plus 1 at $2,041 plus 144 at $3,038 plus 48 at $3,262 is $606,284 per quarter, and $606,284 times four is $2,425,136, the FY2027 budget total.
The dues track the recorded common-element shares in Section 7.1 of the Declaration, as amended in 2025. Multiplying the $606,284 quarterly total by each share gives $3,038.09 at 0.5011%, $3,261.81 at 0.5380%, $2,038.33 at 0.3362% and $2,040.75 at 0.3366%, all within a dollar of the memo. In plain terms, the two-bedroom two-bath dues are the same whether the unit is the 1,098 sq ft interior plan or the 1,181 sq ft end plan, so the end unit carries lower dues per square foot.
Plan | Heated area | Annual dues | Dues per sq ft per year |
|---|---|---|---|
2BR/2BA interior | 1,098 sq ft | $12,152 | $11.07 |
2BR/2BA end | 1,181 sq ft | $12,152 | $10.29 |
3BR/2BA interior | 1,222 sq ft | $13,048 | $10.68 |
3BR/2BA end | 1,305 sq ft | $13,048 | $10.00 |
Derived by us: annual dues divided by roll heated area. The memo does not publish per-square-foot figures.
The memo states the FY2027 budget “includes a 6.6% increase from prior year”: $2,275,000 for FY2026 and $2,425,136 for FY2027. $2,425,136 divided by $2,275,000 is 1.0660. The memo does not explain the increase, and it does not say how much of the budget is reserve funding, insurance, management, utilities or the Hurricane Ian recovery. The line-item budget sits in the association’s FY2027 Financials category on its document page, which we did not read, and a buyer should ask for it.
The Structural Integrity Reserve Study offers two funding paths for 2027: a fixed contribution of $272,000, or a starting contribution of $223,000 rising 2% a year. For scale only, $272,000 is 11.2% of the FY2027 budget total and $223,000 is 9.2%. The public documents do not say how much of the budget the board has allocated to reserves.
The memo says storage, bike, kayak and personal-watercraft fees, and community program renewals, are invoiced separately in October, and it lists a “Horizontal Plumbing charge back” among the items an Auto-ACH authorization covers. A buyer should expect those to appear as separate lines in the owner portal.
The memo says invoices appear on the Frontsteps portal about two weeks before the due date and are not emailed, and that a coupon book is mailed near the end of September to owners not on Auto-ACH. Auto-ACH is free, a check to the association’s lockbox is free, an on-demand e-check through the portal costs $2.95 per payment, and a credit card costs a 3.95% service charge per payment. On a $3,038 quarterly payment the card charge would be about $120 per quarter, which is the reason the association recommends Auto-ACH.
The association does not publish its line-item FY2027 budget, its reserve balance or its insurance premium in the public documents we read. We did not find a current special assessment in the public documents either. The estoppel certificate, the annual budget and the Structural Integrity Reserve Study are the documents that answer those questions for a specific unit, and a buyer is entitled to the budget and the study from the seller under Fla. Stat. 718.503(2)(a).
Selling a Bonita Beach Club condo? Request a free valuation or call Jesse at (239) 898-6072. Buying here? Use our buyer guide or call Marc at (239) 287-5873.
Beyond quarterly dues, Bonita Beach Club’s July 2026 transfer letter sets a $150 sale or transfer application fee and a $299 estoppel fee, and its January 2026 rules set a $140 guest and renter registration fee, locker fees of $50 or $100 a year, $25 to $75 in annual program and storage fees and a $200 hurricane-preparation charge. The owner also pays for electricity, cable and internet and unit insurance. None of those are part of the quarterly dues.
Item | Amount |
|---|---|
Guest or renter administration | $140 per registration |
Re-registration (renter registered as a guest) | $150 additional |
Common-room reservation security deposit | $100 per use |
Common-room cleaning | $100 per use |
Community bike program | $75 one time per participant, $25 annual |
Community PWC and kayak program | $100 one time per participant, $25 annual |
Hurricane-preparation service if Management steps in | $200 |
Storage locker, small | $50 annually |
Storage locker, large | $100 annually |
Bike storage | $25 annually |
PWC and kayak storage | $75 annually |
Extra RFID vehicle tag | $35 each |
Source: Amended and Restated Rules and Regulations, Exhibit A, dated January 26, 2026. One locker per unit is free under the rules.
The rules’ table of contents says Exhibit A was “Approved December 10, 2024,” while the exhibit itself says “Approved January 26, 2026.” The index of official documents lists the December 10, 2024 rules as a recorded restatement and lists the January 26, 2026 restatement as “filing pending” as of the index’s January 26, 2026 update. A buyer should treat the January 2026 schedule as the one the association is applying and confirm its recording status through the estoppel.
A buyer also carries utilities and services that the association does not bill: Florida Power & Light for electricity, Hotwire for cable and internet, where the transfer letter says upgraded packages are billed to the owner, a condominium unit-owner insurance policy, and Lee County property taxes set by the taxing authorities for the specific parcel. The transfer letter tells a seller to cancel FPL and Hotwire at closing and tells a buyer to open both accounts. We publish no tax figure for the building because millage and exemptions are parcel-specific; the Lee County Property Appraiser’s property search shows a specific unit.
Under Fla. Stat. 718.501(2)(a), the association pays the state a $4-per-unit annual fee, which for 198 units is $792 a year ($4 times 198). If the fee is unpaid by March 1, a 10% penalty applies and the association has no standing to sue or defend until it is paid. The state’s extract lists 198 units billed $792 each year from 2022 through 2025, with $871.20 paid in 2022 and 2024 (the $792 plus a 10% penalty) and $792 paid in 2023 and 2025. The 2026 row was blank in the extract we read, and the registry’s status field reads “Delinquent.” Our reading, not a legal finding: the registry shows the current-year fee as not yet recorded paid. A buyer should ask the estoppel preparer whether it has been paid since.
Selling at Bonita Beach Club? Our free valuation nets out these costs, or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Four layers of document govern a Bonita Beach Club purchase: the Declaration of Condominium as amended and restated in 1992 and amended since, the Articles of Incorporation and Bylaws, the Amended and Restated Rules and Regulations, and Florida’s Condominium Act, Chapter 718. The association publishes its governing documents on its website and signals that the Declaration section 12.5.3 sets the sale and transfer procedure.
The association’s document page lists the Declaration, Articles, Bylaws, Rules and Regulations and “Resolutions; Grant of Easement; Process/Policy Explanations.” The index says the filing date with Lee County is “the official public record, after the BOD adopted the change.” Rules are amended by the board and restated in full, so the newest dated version controls.
The index records a 2008 amendment setting adoption of governing-document amendments at 75% of voting interests with a minimum of 131 in favor, and a 2025 amendment setting a minimum of 131 votes in favor for material alterations of the common elements. With 198 units, 131 is 66.2% of the voting interests (131 divided by 198 is 0.6616). The index also records that the board term is two years and that bullet voting for board elections was removed in a 2021 certificate.
The July 2026 transfer letter describes a written notice of sale at least 20 days before closing, a $150 application fee, a buyer’s acknowledgment of the governing documents, a resident information form, an e-voting form and “a member of the BBCA Board of Directors” holding an interview call with the proposed owner. It does not say the board can reject a buyer, and it does not mention a right of first refusal. Whether the Declaration’s section 12.5.3 contains a right of approval or first refusal is a question for the recorded Declaration text and the title company, and we did not find that text in the public files we read.
The January 2026 rules cover gate and RFID entry (two entrance lanes, with an owner lane and a visitor kiosk lane), parking and towing, guests and renters, occupancy limits, storage, the pool, the fitness room, trash, hurricane preparation and violations. Fines are limited to $100 per violation with a $1,000 aggregate cap, imposed after 14 days’ written notice and review by a fining committee, which tracks Fla. Stat. 718.303(3).
The association’s August 2023 resolution adopts limitations governing inspection and copying of association records under Fla. Stat. 718.111(12)(a), with fees for paper copies. The Division of Florida Condominiums’ governance form, posted by the association, says an association must make records available within 10 working days of a written request, and that at the revenue level of this association (above $500,000) its annual financial report is an audited statement.
Selling at Bonita Beach Club? Get a free valuation or call Jesse at (239) 898-6072. Buying? Our buyer guide lists the documents to request, and Marc is at (239) 287-5873.
A Bonita Beach Club sale requires, per the association’s July 2026 transfer letter, 20 days’ written notice of the sale before closing, a $150 application fee, an estoppel certificate costing $299 ($349 if needed within three business days) requested by the title company, cleared account balances and a board interview call with the buyer. Florida law adds a 10-business-day deadline for the estoppel and a 7-day buyer review window.
The seller gives written notice with the buyer’s name and a copy of the contract, pays the $150 application fee, and has the title company request the estoppel through HomeWiseDocs from the association’s accountant, Spires & Associates. The seller clears any open balance, empties any rented storage, and signs an authorization letting the association disclose documents to the buyer. At closing the seller cancels automatic payments to the association, Hotwire and FPL, and tells the manager’s office with proof of sale.
The buyer signs an acknowledgment of the governing documents, files the resident information form and the e-voting and e-notification form, and takes the board interview call. After closing the buyer sends proof of purchase to the manager’s office, because “this has to be received by the association in order for you to obtain your access code.” Storage the seller held, such as lockers, bike spaces and personal-watercraft spaces, returns to the association at closing, and the buyer joins the waitlist.
Florida Statutes 718.116(8) allows an association or its agent to charge up to $299 for the certificate, up to $119 more for an expedited request 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 (DBPR estoppel fee schedule). The adjustment is made every five years for the Consumer Price Index. The association’s $299 and $349 sit within those published amounts, and the title company and the estoppel preparer can confirm the figure for a specific request.
The statute also says an estoppel certificate has a 30-day effective period when hand delivered or sent electronically and 35 days when mailed, that the association must deliver within 10 business days or charge no fee, and that the fee authority must be set by a board resolution or a written management or bookkeeping contract.
Under Fla. Stat. 718.503(2)(a), a purchaser is entitled, at the seller’s expense, to the Declaration, Articles, Bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent Structural Integrity Reserve Study or a statement that none has been completed, and the association’s frequently-asked-questions document. Under 718.503(2)(d), the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving those documents, and may extend the closing by up to 7 days on the same count. Under 718.503(2)(e), a contract entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the study, and where the association has completed a study the contract carries a parallel 7-day cancellation clause tied to the buyer’s receipt of it. The buyer’s right to cancel ends at closing.
In Lee County, the seller customarily pays for the owner’s title insurance policy, and the purchase contract controls who actually pays. The estoppel fee is paid through closing costs by the seller, per the association’s letter, and the contract controls the allocation of everything else.
Twenty days of written notice before closing, 10 business days for the estoppel and a 7-day review right make three clocks that run at the same time. A realistic plan starts the estoppel and the documents package the day the contract is signed.
Selling at Bonita Beach Club? Start with the free valuation or call Jesse at (239) 898-6072. Buying? Our buyer guide walks through the clocks, and Marc is at (239) 287-5873.
Bonita Beach Club’s rules set a 30-day minimum rental period for owners who purchased after June 2006, and the association’s index records a 2006 grandfather clause that lets owners of record before June 22, 2006 rent for 6 to 30 days up to three times a year. Short rentals are not available to a new buyer, and Florida and Lee County tax rules apply to shorter stays in any case.
The index lists a 1990 amendment that raised the minimum rental from 7 days to 30, and a 2006 amendment, recorded as instrument 2006000250389, that grandfathered owners of record before June 22, 2006 to lease for 6 to 30 days up to three times a year. The January 2026 rules restate the post-2006 rule: “Rental periods for owners purchasing after Jun 2006 must be a minimum of 30 days.” Whether any pre-2006 owner still holds the grandfathered right is not in the public documents, and a buyer relying on rental income should ask for written confirmation of the specific unit’s rights in the estoppel.
Renters receive their own gate PIN during the application process, must visit the office to sign the Rules and Regulations Addendum for renters and guests, and may not keep pets. The owner pays a $140 registration fee for each registered rental or overnight guest stay while the owner is away, and a renter mis-registered as a guest is re-registered for an additional $150. Immediate family are exempt from the guest fee. A damage and common-room waiver, with a driver’s license and credit card at check-in, is part of the 2025 renter process listed in the index.
When the owner or immediate family is not present, the rules cap overnight occupancy at 3 persons in a one-bedroom, 5 in a two-bedroom and 6 in a three-bedroom unit.
Under Lee County Ordinance 13-14, the 5% tourist development tax applies to gross rent for stays of six months or less and is administered by the Clerk’s Inspector General. Under Fla. Stat. 509.242, a vacation rental is a unit rented more than three times a year for periods of less than 30 days, and the state’s hotels and restaurants division licenses vacation rentals. Because the tax applies to stays of six months or less, it reaches a lawful lease of 30 days or more as well. The vacation-rental license trigger, more than three rentals a year of under 30 days, is what the association’s 30-day minimum keeps a post-2006 owner out of. A buyer who intends any shorter stay should read the ordinance and the statute first.
The City of Bonita Springs rental-permit code, as the City’s page reads, excludes “properties with more than six dwelling units that are regulated under Florida Statutes Ch. 718,” so the City permit does not apply to a Bonita Beach Club unit. The association’s registration and the state and county tax rules still do.
Under Fla. Stat. 718.110(13), an amendment that changes rental terms or prohibits rentals binds only owners who consent to it and later purchasers, not existing owners who do not. The 1990 and 2006 changes in the index show the pattern. A buyer should read the current Declaration, not rely on a rental rule’s summary on a listing.
Selling a rental-oriented Bonita Beach Club unit? Our free valuation accounts for the 30-day rule, or call Jesse at (239) 898-6072. Buying as an investor? See the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club’s rules prohibit dogs on association property, allow each owner no more than one cat and two birds, require pets to be kept inside the unit except when carried in a closed carrier, and bar family members, guests and renters from keeping any pet on the premises. Pets are not allowed in the fenced pool area.
Dogs are not allowed “in or on the Association property.” An owner may keep no more than one cat and two birds, provided they do not disturb neighbors. A pet must stay inside the unit except when carried on or off property in a closed carrier, and cannot be carried in community-provided carts. Animal waste goes in tied plastic bags to the dumpster. Litter boxes are not allowed on a balcony or lanai.
The dog prohibition is absolute in the published rules, and the rules we read do not mention service or assistance animals. Florida and federal law on those animals sits above any association rule, and this page does not interpret it. A buyer who needs an assistance animal should raise it with the association and an attorney before signing.
A no-dog rule narrows the buyer pool for a Gulf-front condominium, and it should be priced as a feature of the resale market, not discovered at the first showing.
Selling at Bonita Beach Club? Ask for a free valuation or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club sits in FEMA flood zone AE with a base flood elevation of 12 feet NAVD88 on the Lee County panel effective November 17, 2022, in Lee County Evacuation Zone A, with bare-earth ground at the five buildings between 5.57 and 5.88 feet. The National Hurricane Center put Hurricane Ian’s 2022 inundation at 8 to 12 feet above ground at Bonita Beach. Data updated: October 2026.
The FEMA National Flood Hazard Layer returned zone AE, static base flood elevation 12 feet, coastal floodplain, special flood hazard area, at 25720, 25730, 25740 and 25750 Hickory Blvd on October 1, 2026, and a five-point check across all five buildings on September 30 returned the same zone and elevation. The governing panel is 12071C0651G, effective November 17, 2022. The layer also returns an overlapping Collier County panel near the county line, which does not govern a Bonita Springs property. The City of Bonita Springs, which governs permits here, treats the design flood elevation as the base flood elevation plus one foot, so the working number for new construction or a substantial rebuild is 13 feet.
The USGS 3DEP bare-earth ground elevation at the five buildings measures 5.60 feet (Building A), 5.57 feet (B), 5.72 feet (C), 5.57 feet (D) and 5.88 feet (E), all NAVD88. Against a 12-foot base flood elevation, that places the map’s base flood 6.1 to 6.4 feet above bare ground (12 minus 5.88 is 6.12; 12 minus 5.57 is 6.43). Bare earth is not the finished floor: the ground level of each building is parking and storage, and the first residence above it is higher. A flood elevation certificate for the specific building is what an insurer rates from.
Lee County’s evacuation layer places the property in Zone A, surge zone 1. The association’s own June 2026 hurricane guide says “BBC is in EVACUATION ZONE A,” requires owners to remove their vehicles from the property when an evacuation notice is made, says elevators are halted with the car on the top floor, and says “once the storm has begun, emergency services will not respond.” It also bars electric vehicles from storage under the buildings. Zone A is a storm-surge zone, not a wind zone.
Our check of the state and county coastal construction control line layers puts the Gulf-front buildings seaward of the 1991 state line (160 meters from it) and landward of the older 1978 line (6 meters from it). A new building, major addition or reconstruction seaward of the controlling line would generally need a state coastal construction permit in addition to the City permit. Which line controls a specific parcel is a determination for the Florida Department of Environmental Protection, and we make none.
The National Hurricane Center’s report says Ian made landfall in Southwest Florida at Category 4 intensity and that “maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples.” USGS surveyed 13 high-water marks in the strip of Bonita Beach around Hickory Blvd, ranging from 9.2 to 12.4 feet NAVD88; the building-level marks nearest Bonita Beach Club read 11.3 feet inside a ground-floor unit at 25901 Hickory Blvd, about a quarter mile south, and 11.3 and 12.2 feet at 26235 Hickory Blvd. None was surveyed at Bonita Beach Club itself, so no mark can be attributed to this property.
The sources do not agree on the surge figure, and we show all of them: the National Hurricane Center says 8 to 12 feet above ground; a federal beach-nourishment environmental assessment says “12 to 18 feet above ground level” was reported within its project area; the City of Bonita Springs says “over 12+ feet of storm surge.” We quote the National Hurricane Center and the USGS marks and attribute the others.
The National Hurricane Center put Hurricane Helene’s surge at 3 to 5 feet above ground from south of Englewood to Bonita Beach and 2 to 4 feet south of it, and Hurricane Milton’s at 4 to 6 feet up to Bonita Beach and 3 to 5 feet from Bonita Beach through Marco Island. Bonita Beach sits on the boundary of both bands, so we quote both. Local reporting after Milton described heavy beach and road damage on Hickory Island.
Under Fla. Stat. 689.302, a seller of residential property must give a flood disclosure at or before the contract stating whether the seller knows of flooding during ownership, any flood insurance claim and any federal flood assistance received. A seller at Bonita Beach Club who owned through Ian should expect to answer accurately.
Selling a Bonita Beach Club condo? The free valuation accounts for flood history, and Jesse is at (239) 898-6072. Buying here? Our buyer guide lists the flood documents to request, and Marc is at (239) 287-5873.
Bonita Beach Club’s master-policy premium, deductible, carrier and flood structure are not published in the public documents we read, and the association’s insurance policies sit in an owners-only category of its document page, so this page says nothing about their contents. What is public is the statewide market: the Florida Office of Insurance Regulation’s data show the average commercial condominium-association premium at $135,100 per policy in mid-2026.
Florida’s Office of Insurance Regulation publishes quarterly statewide summaries by company and policy type. Summing the four “Condo Associations Only” policy types in the second-quarter 2022, 2024 and 2026 workbooks gives the following.
Quarter end | Policies in force | Average premium per policy |
|---|---|---|
June 30, 2022 | 11,268 | $72,570 |
June 30, 2024 | 13,841 | $147,381 |
June 30, 2026 | 11,763 | $135,100 |
Source: Florida OIR quarterly statewide summary workbooks; sums and averages are ours. A policy is not an association: one association can hold several policies, so a per-policy figure is not the cost to any one association. Statewide, not Bonita Beach.
The averages doubled between 2022 and 2024 ($147,381 divided by $72,570 is 2.03) and eased in 2026. A 198-unit Gulf-front building’s actual premium cannot be read from a statewide average.
Citizens Property Insurance Corporation’s commercial residential rate changes took effect July 1, 2026: an overall average increase of 7.7% for condominium-association multiperil and 14.1% for condominium-association wind-only. Citizens’ eligibility bulletin of September 2023 limits coverage where a building has a high share of transient rentals, defined there as units rented more than three times a year for under 30 days. The association’s 30-day minimum rental period is relevant to that test, and a buyer should ask the agent how it is applied.
The National Flood Insurance Program’s condominium policy for an association, the RCBAP, offers building coverage up to $250,000 multiplied by the number of units, with a coinsurance penalty if the building is not insured to within 80% of replacement cost. Whether this association carries one, how much and at what premium is not published. A unit owner’s own flood and HO-6 policies are separate. The City of Bonita Springs participates in the Community Rating System at Class 5, a 25% discount on flood policies in the special flood hazard area per FEMA’s community table. The City’s own page says FEMA announced in March 2024 that it planned to lower the rating and that the City filed a corrective action plan, so confirm the current class with the agent.
The January 2026 rules say owners are strongly advised to buy a policy with enough coverage to completely repair their unit, replace belongings and provide liability coverage. The association’s hurricane guide recommends allowing a 30-day lead time for new or changed insurance.
The estoppel certificate lists contact information for all insurance the association maintains under Fla. Stat. 718.116(8), and the official records under 718.111(12) include all current insurance policies of the association. A buyer should ask for the insurance summary, the deductibles and the wind-mitigation report before the 7-day cancellation window runs.
Selling at Bonita Beach Club? Request a free valuation or call Jesse at (239) 898-6072. Buying? Read the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club’s Structural Integrity Reserve Study, prepared by SOCOTEC Consulting and dated August 19, 2026, is public and covers five six-story buildings with 198 units. It lists 11 funded elements with a total current cost of $3,501,764.71 and offers two 2027 contribution paths: a fixed $272,000 a year, or $223,000 rising 2% a year. The milestone inspection report was not found. Data updated: October 2026.
The study’s site observation took place on December 11, 2025, and the study’s letter to the board is dated August 19, 2026. It states the infrastructure and buildings were “originally developed circa 1977,” that the buildings are concrete-framed, and that the study period begins October 1, 2026. It assumes 2% inflation and 1% interest over a 25-year timeline and a $0 starting balance for the funding calculation, so the contribution options are a statement of what a fully funded plan would require starting from zero, not a statement of the association’s reserve balance, which is not published.
# | Element | Next activity | Useful life | Current cost |
|---|---|---|---|---|
1 | Main tower flat roof, Buildings A to E | 2045 | 25 years | $933,137.26 |
2 | Concrete repair allowance | 2033 | 7 years | $24,509.80 |
3 | Fire pump and controls | 2064 | 40 years | $205,882.35 |
4 | Audio and visual fire alarm update | 2047 | 25 years | $29,411.76 |
5 | Plumbing repairs budget | 2036 | 10 years | $147,058.82 |
6 | Plumbing stacks replacement, one time, 2027, 2028 and 2029 | 2027 to 2029 | one time | $294,117.66 ($98,039.22 each year) |
7 | Electrical systems repair allowance | 2036 | 10 years | $29,411.76 |
8 | Exterior paint, seal and repair | 2033 | 7 years | $490,196.08 |
9 | Waterproof membrane, balconies and walkways | 2046 | 20 years | $1,102,941.18 |
10 | Common area doors | 2051 | 25 years | $122,549.02 |
11 | Common area windows | 2051 | 25 years | $122,549.02 |
Total current cost | $3,501,764.71 |
Source: SOCOTEC Consulting Structural Integrity Reserve Study, Key SIRS Elements, August 19, 2026. The total is the sum of the rows and matches the study’s printed total. The three plumbing-stack years total $294,117.66 at current cost.
The study schedules a one-time plumbing-stack replacement expense in each of 2027, 2028 and 2029. At current cost each is $98,039.22; inflated at 2% a year the study’s expenditure schedule shows $100,000 in 2027-28, $102,000 in 2028-29 and $104,040 in 2029-30, a three-year total of $306,040. For a buyer these are the nearest-dated large items in the study.
The study says the flat roof sections were replaced in 2020 and shows the next replacement in 2045. The element is labeled “Main Tower, Flat TPO” in the study’s tables, while the study’s narrative describes the roof as a modified-bitumen system. Both appear in the same document and we report both; a buyer who needs the roof type for an insurance application should ask the association which system is on each building.
The study lists exterior paint, seal and repair at $490,196.08 on a seven-year cycle with the next activity in 2033, and balcony and walkway waterproofing at $1,102,941.18 on a 20-year life with the next activity in 2046. The association’s June 2026 project update separately describes a three-phase walkway refinishing project now underway, covered in the construction section below.
Option 1 is a fixed contribution of $272,000 a year starting in 2027. Option 2 starts at $223,000 and rises 2% a year. For scale, $272,000 equals $1,374 per unit per year if divided evenly across 198 units ($272,000 divided by 198 is $1,373.74), though dues in fact follow the recorded shares and not an even split. The study’s authors say both options assume a $0 starting balance. The association’s actual reserve balance and the board’s chosen path are not in the public documents we read.
The association’s January 14, 2026 compliance letter says it contracted SOCOTEC to perform both the Structural Integrity Reserve Study and the Milestone Inspection Report, and that “the inspections will occur after the building restoration in progress is completed in 2026.” It also says the association contracted Milestone Inspection Group for a financial reserve study effective October 1, 2026. We did not find a completed milestone inspection summary in the public documents. Under Fla. Stat. 553.899, a building of three or more habitable stories in a condominium needs an initial milestone inspection by December 31 of the year it reaches 30 years, and a building that reached 30 before July 1, 2022 had until December 31, 2024. A buyer should treat the milestone report as an open question and ask for it, or for the contract statement that 718.503(2)(e) requires if it is not complete.
The study’s letter says the statute requires the study “by December 31, 2024.” The statute text the association reproduced in its compliance plan says December 31, 2025, and adds that an association required to complete a milestone inspection by December 31, 2026 may complete the study with it, and that in no event may the study be completed after December 31, 2026. The study itself is dated August 2026. Whether the association is within those dates is a legal question for its counsel, and we make no claim about it.
Selling a Bonita Beach Club condo? The free valuation accounts for the study, or call Jesse at (239) 898-6072. Buying? Our buyer guide explains the 7-day window, and Marc is at (239) 287-5873.
Bonita Beach Club is mid-restoration from Hurricane Ian: the association’s June 6, 2026 project update schedules a pool house, a three-phase walkway refinishing project across all five buildings and, per the community map, a courtyard whose design is still to be determined. The county’s nearby beach parks are also closing their parking lots for restoration construction this fall.
The June 2026 project update says cinder block wall installation for the pool house started Monday, June 8, with trucks and workers near Building E and the pool area. The association’s website lists a two-story pool house among its amenities and carries a banner reading “Pool House and Walkway/Railing project schedule update 6-6-26.”
The update describes three phases for the walkways to units, the stairwells, the breezeways by the elevators and the storage closets: preparation, grinding and leveling at about two weeks per building, walkway railing replacement at about one week per building, and a new five-layer walkway finish coating at about one week per building. The preliminary schedule, which the update says is subject to change, reads as follows.
Building | Phase 1 | Phase 2 | Phase 3 |
|---|---|---|---|
E | Completed | Starts 8/10 | Starts 9/1 |
D | Ends 6/12 | Starts 8/17 | Starts 9/9 |
C South | Starts 6/12 | Starts 8/24 | Starts 9/17 |
C North | Starts 6/26 | Starts 8/31 | Starts 9/25 |
B | Starts 7/10 | Starts 9/8 | Starts 10/6 |
A | Starts 7/24 | Starts 9/15 | Starts 10/14 |
Source: BBCA Projects in Progress, Scheduling Update, June 6, 2026. Dates are the association’s preliminary schedule; it may have moved.
Each coat needs a 12-hour cure, and the update says that during Phase 3, from about September 1 to October 14, a person in a building that week must stay in or out of the condo between 8 a.m. and 8 p.m., with no entry or exit during those hours for about a week. Anyone other than a registered owner must sign a Temporary Occupancy Agreement, and a parking pass is issued accordingly. A buyer touring a unit in a building that is in Phase 3 should confirm access with the office first.
The community map shows the courtyard as awaiting a restoration design, and the association’s home page carries a banner reading “Hurricane Ian Restoration In-Progress.” The plan letter of January 14, 2026 says the milestone inspection will follow the completion of the restoration in 2026. The public documents we read do not give a restoration budget or a completion date.
Lee County’s pages say Bonita Beach Park’s lot and amenities close from September 8, 2026 for Hurricane Ian restoration construction with pedestrian access through Access #1, Access #1’s lot closes to patrons November 1, 2026, and Little Hickory Island Park’s lot closes from September 8, 2026. The county pages also state that beaches and beach parks “have not been restored to pre-Hurricane Ian conditions.”
A buyer in 2026 is buying into work in progress. The upside is visible: new walkway finishes, railings and a rebuilt pool house. The risk is also visible: noise and access limits this fall, and an open question about what the full restoration costs and how it is funded. The estoppel and the budget answer the second question and the project updates answer the first.
Selling at Bonita Beach Club during the restoration? Our free valuation accounts for it, or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Lee County assigns schools through proximity zones and sub-zones, not simple attendance lines, so the school a Bonita Beach Club address is assigned to is read from the district’s school-zone locator for that street address. The district’s enrollment plan lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks as the elementary schools of the proximity zone it ties to Bonita Springs, and which zone a specific street address belongs to is not stated there.
The School District of Lee County’s Student Enrollment Plan describes a Residential Choice Proximity Plan for elementary and middle schools and a three-zone, nine-sub-zone system for high schools. The plan we read is the 2024-2025 edition, and the district’s school-zone page says the 2026-2027 plan was approved December 1, 2025 and changes high school transportation. Run a specific address through the district’s school locator for the current assignment.
The plan we read lists, for the Bonita Springs proximity zone, the elementary schools Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks, the middle schools Bonita Springs Middle and Three Oaks Middle, and Bonita Springs High among the South Zone high schools, with Cambridge and Collegiate programs. We do not assert which of these a Bonita Beach Club address is assigned to, because the plan does not state it by street address.
The association’s welcome message addresses owners who use the property as a year-round home, a seasonal home or a short-term vacation destination, and its rules require children under 14 at the pool to be supervised. For a family buying as a primary residence, the district’s school locator is the primary source.
Bonita Beach Club is inside the City of Bonita Springs, so City permits and the City’s flood ordinance govern repairs and rebuilding, including the 50 percent rule under which a building must be brought to the design flood elevation if repair costs reach half of its pre-damage market value. A unit-interior renovation needs association approval first under the rules and contractor procedures.
The City’s Substantial Damage and Substantial Improvement notice defines substantial damage as damage of any origin where the cost of restoring a structure to its before-damage condition equals or exceeds 50 percent of its market value before the damage, and defines substantial improvement as any combination of repairs, reconstruction, rehabilitation, alterations or additions over a five-year period whose cumulative cost equals or exceeds 50 percent. A building that crosses either line must be brought into compliance with the current flood rules, which for this property means the design flood elevation of base flood elevation plus one foot. The City’s ordinance also says the cost of impact windows and doors, shutters and code-compliant replacement roofs counts only for a one-year period.
The January 2026 rules require work orders through Management, allow contractors to work 8 a.m. to 5 p.m. Monday through Friday, and set responsibilities for modifications and repairs in a separate 2022 rules document for unit owners and their contractors. The transfer letter’s welcome packet includes an interior and exterior modification form. Anything that touches the exterior, the balcony or a plumbing stack goes through the association before any City permit.
The recorded 2021 certificate of amendment, per the association’s index, added a 10-day timeline for an owner to resolve plumbing problems, and the association’s board-approved process of January 6, 2022 explains it: a repair to plumbing that serves only an owner’s unit must be done within ten days under Declaration section 6.3.4, and if the owner does not confirm, the manager arranges the repair and charges the owner. The association is responsible for firestopping, inside wall insulation and drywall repair without inside finish. Plumbing stacks are on the study’s replacement schedule for 2027 to 2029, which is the reason a buyer should ask which stacks have been done.
The City of Bonita Springs publishes a permit portal and a post-storm permitting guide, and a buyer can search permits by address there. We did not search by address for this page, and the City’s published guides do not describe high-rise association permit steps.
We did not find a published zoning designation for the Bonita Beach Club parcels in the public documents and map layers we read. The City of Bonita Springs Community Development department publishes the zoning map, and a buyer who cares about neighboring uses should read it for the specific parcel.
Selling at Bonita Beach Club? Ask for a free valuation or call Jesse at (239) 898-6072. Buying? Our buyer guide covers the approvals, and Marc is at (239) 287-5873.
Bonita Beach Club owners buy electricity from Florida Power & Light, use the community’s own trash huts and an on-site mail center, and sit inside the Bonita Springs Utilities service area for water and wastewater, which we infer from the service-area map and ask a buyer to confirm, with Southwest Florida International Airport about 27 miles away by map-routing estimate. Hickory Blvd is the main road along the island.
Bonita Springs Utilities’ service area includes the City of Bonita Springs, and the City reported in October 2022 that the utility restored water service throughout Little Hickory Island. FPL provides electricity, per the account steps in the transfer letter. The association’s website says mail and packages arrive at the mail center. The rules say the community’s trash huts are never to be used as cover for grilling.
From Bonita Beach Club, an open-source routing engine without traffic gives about 27.1 miles and 40 minutes to Southwest Florida International Airport, about 19.2 miles and 35 minutes to the Naples Pier, about 18.4 miles and 33 minutes to downtown Naples and about 8.1 miles and 16 minutes to the I-75 interchange at Bonita Beach Road. These are map-routing estimates, not official figures, and season and traffic change them. We make no claim about a through route north over Big Hickory Pass to Fort Myers Beach, because the post-Ian status of that bridge is not in the sources we read.
Doc’s Beach House at 27908 Hickory Blvd is a beachfront restaurant by the county park, and Coconut Jack’s Waterfront Grille at 5370 Bonita Beach Road SW sits on the bay. The association’s own social pier and amenities mean an owner may not need to go far, but the island has no grocery or pharmacy that we verified, so plan on a trip to the mainland.
Barefoot Beach Preserve is a Collier County park to the south, operated by Collier County Parks and Recreation with its own parking fee, and its rates and passes are separate from Lee County’s. Lee County’s beach parks on Hickory Blvd are covered in the beach section above, including the fall 2026 parking closures.
After closing, the buyer receives a welcome packet with login credentials, a vehicle and common-room access code, the modification form and fee payment options, per the transfer letter. The Management Office needs to be told when keys or door codes change, and may need emergency access in the owner’s absence.
Selling at Bonita Beach Club? The free valuation is the first step, or call Jesse at (239) 898-6072. Buying? Read our buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club and Seascape are the second- and third-largest condominiums in our six-association Bonita Beach comparison, with 198 and 136 units, and the practical difference for a buyer today is documentation and cost: Bonita Beach Club publishes its dues, rules, reserve study and transfer process publicly, while Seascape’s documents sit behind an owner login. Data updated: October 2026.
Question | Bonita Beach Club | |
|---|---|---|
Units | 198 (state registry and association); 197 parcels on roll | 136 (association and registry); 137 parcels on roll |
Buildings | Five, A to E, six residential floors per the engineer | Three, at 25800, 25810 and 25820 Hickory Blvd |
Year | 1977 on 196 of 197 parcels | Registry recorded 1978; roll shows 1979; association says born 1978 |
FEMA zone | AE, 12 ft base flood elevation | AE, 12 ft base flood elevation |
Evacuation zone | A | A |
Bare-earth ground | 5.57 to 5.88 ft | 6.0 to 6.2 ft |
Median $ per sq ft (county qualified sales, 24 months) | $608.61 (n 17) | $578.64 (n 9) |
Median recorded price (same 24 months) | $690,000 | $600,000 |
Dues published publicly | Yes: FY2027 memo, $2,039 to $3,262 per quarter | Not found in public documents |
Rules, pets, rentals public | Yes: January 2026 rules | Not public; behind owner login |
Structural reserve study public | Yes, August 2026 | Not found |
Special assessments in public documents | None found | Two letters: $10,000 (January 17, 2023, two $5,000 payments) and $15,000 (September 20, 2023, two $7,500 payments); per-unit basis not stated |
Pets | No dogs; one cat and two birds | Not public |
Rentals | 30-day minimum (post-June 2006 owners) | Not public |
Boat slips | 34 slips, separate corporation | Association site mentions a dock; count not stated |
Sources: association documents and websites; Lee County recorded-sale file (index built October 1, 2026) and Property Appraiser roll (September 27, 2026); FEMA National Flood Hazard Layer and USGS 3DEP queries; DBPR. Seascape cells marked not found mean the figure was not in a public document, not that the figure does not exist.
If you want the number before you make an offer, Bonita Beach Club’s posted documents let you do the arithmetic in an hour: dues, the reserve study’s 11 elements, the transfer fees and the rules. For Seascape the same work starts with the estoppel and an owner-login document set that the seller must supply under Fla. Stat. 718.503. That is a difference in transparency, not in quality, and neither association is judged here on the building’s condition. Beach and Tennis Club, at 360 units by the state record, is the only association in the six that is larger than Bonita Beach Club.
Seascape’s two public assessment letters of 2023 total $25,000 per payer if the amounts are per unit, and the letters do not say whether they are. A buyer should ask. Bonita Beach Club’s public documents show no current special assessment, which is not the same as a statement that none is pending, and the board’s chosen funding path for the study is not published.
On the common yardstick, Bonita Beach Club’s median is $608.61 per square foot against Seascape’s $578.64, a difference of $29.97 per square foot (608.61 minus 578.64). With only nine Seascape sales, treat the gap as small. Seascape’s county-qualified file over 60 months shows 10 sales with a median of $592,500 and a range of $370,000 to $850,000.
A buyer who wants published rules, a visible reserve study and a clear transfer process will find them at Bonita Beach Club. A buyer who prefers a smaller three-building community and is prepared to work from the estoppel and owner-login documents may prefer Seascape. Neither is a recommendation: it depends on the unit, the floor, the view and the price, which is what a walkthrough resolves.
For the rest of the corridor, see our pages on Bay Harbor Club, Sea Isles, Beach and Tennis Club and Casa Bonita, the inland Bonita Shores community, and our guide to Bonita Springs real estate agents.
Selling at Bonita Beach Club or Seascape? Request a free valuation or call Jesse at (239) 898-6072. Buying? See the buyer guide or call Marc at (239) 287-5873.
Bonita Beach Club’s strengths are its Gulf frontage, its large pool and amenities, its unusually public documents and its second-highest price per square foot among six Bonita Beach peers; its weaknesses are annual dues above $12,000 for most units, a no-dog rule, FEMA zone AE and Evacuation Zone A, an ongoing Hurricane Ian restoration and several open questions the public record leaves to the estoppel.
It fits a buyer who wants a Gulf-front, gated, amenity-rich condominium with a documented process, who has no dog and who is comfortable with a restoration year. It does not fit a buyer who wants a short-term rental, a dog, a low carrying cost or a building with no recent storm history.
Selling a Bonita Beach Club condo? Start with a free valuation or call Jesse at (239) 898-6072. Buying? Our buyer guide walks through the decision, and Marc is at (239) 287-5873.
If you’re searching for a Bonita Beach Club listing agent, or thinking, “I need someone to sell my Bonita Beach Club home…”, the most useful thing we can tell you is what the record says your buyer will check first: the dues, the reserve study, the transfer process, the rental and pet rules and the restoration. McGreevy and Comisar prepare a Bonita Beach Club listing around those documents, not around a generic Bonita Springs average.
In the last 12 months the Lee County Property Appraiser’s roll shows six recorded Bonita Beach Club resales, dated January 23 through June 18, 2026, with a median of $679,125 (the median of these six sales) and prices from $455,000 to $1,075,000. Over the 24 months through June 2026 the county’s qualified-sale file shows 17 sales with a median of $690,000. The Southwest Florida MLS, pulled October 3, 2026, shows 9 closings in the last 12 months for $5,726,750 in dollar volume, and 19 closings in the 24 months to October 3, 2026 for $12,975,750, with 102 median days on market and a median sale of 93.2% of the final list price over the 24 months. The MLS and the county file count sales differently, so their totals differ.
Your buyer reads the association’s PDFs before they read your listing. The dues memo, the January 2026 rules, the August 2026 reserve study and the July 2026 transfer letter are public, so a buyer arrives knowing the 2BR/2BA dues are $3,038 a quarter, that dogs are not allowed and that the 11-element reserve study totals $3,501,764.71. A listing that does not already answer those points loses time.
The transfer process has its own clock. The seller gives the association written notice at least 20 days before closing with a copy of the contract, pays a $150 application fee, has the title company request the estoppel through HomeWiseDocs, clears the account balance, empties any rented storage and signs the disclosure authorization. Storage the seller held returns to the association at closing.
Your end unit and your interior unit are different products. The 1,181 sq ft end stacks and the 1,098 sq ft interior stacks carry the same $3,038 quarterly dues, so the dues per square foot are lower on the end unit. In the county’s qualified sales from October 2024 through June 2026 the four end-plan sales have a median of $696.44 per square foot and the nine interior-plan sales a median of $608.61, and the best way to price either is against the specific stack and floor.
Rental and pet rules shape the buyer pool. A 30-day minimum rental period and a no-dog rule are facts every buyer’s agent will raise. We price against them from the first conversation.
The reserve study and the milestone question are disclosure items. Under Fla. Stat. 718.503(2), a buyer is entitled to the most recent reserve study, and a contract signed after December 31, 2024 carries a conspicuous clause about the milestone inspection and the study, with a 7-day cancellation window tied to the buyer’s receipt of the documents. A seller with the documents in hand controls that timeline.
The restoration affects showings. The walkway refinishing schedule limits access for about a week per building. A seller should know which phase their building is in before the first showing.
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Start with a free valuation at mcgreevyandcomisar.com/home-valuation-bonita-beach-club, built on the recorded sales in your size group and adjusted for your stack, floor and condition.
Our seller guide for Bonita Beach Club condos has the recorded sales, the costs and the documents.
Seller mini-FAQ, Bonita Beach Club
The Lee County Property Appraiser’s roll shows six recorded resales between January 23 and June 18, 2026, with a median of $679,125 (the median of these six sales). The county’s qualified-sale file counts 17 over the 24 months through June 2026 with a median of $690,000. Because six is under ten, we lead with the 24-month figure and list the sales rather than lean on the six-sale median.
At minimum the items Fla. Stat. 718.503(2)(a) entitles a buyer to at your expense: the Declaration, Articles, Bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent reserve study or a statement that none has been completed, and the frequently-asked-questions document, plus the Division’s governance form. The association posts most of these publicly.
The association asks for written notice at least 20 days before closing. The statute gives the association 10 business days to deliver an estoppel after a request. Start both the day the contract is signed.
They narrow the buyer pool, and a buyer’s agent will raise them. The recorded sales above already reflect a market that knows both rules. Price against the recorded sales for your plan and say the rules plainly in the listing.
That depends on your plan and your building’s schedule. The association’s preliminary walkway schedule has Buildings B and A in the last phase from October 6 and October 14, and the courtyard design is still to be determined. A buyer will see the work either way; the listing should explain it.
The association’s letter says the seller ultimately pays the $299 estoppel fee ($349 if needed within three business days) in the closing costs. In Lee County, the seller customarily pays for the owner’s title insurance policy, and the contract controls.
Jesse McGreevy and Marc Comisar are top-reviewed Bonita Beach realtors. Every quote below is a genuine five-star Google review from our wider Southwest Florida client base, not a review about Bonita Beach Club specifically. Read the five-star reviews on Google.
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Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have sold over $900 million in personal production between them. Our team page explains how we work.
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Selling a Bonita Beach Club condo? Free valuation at mcgreevyandcomisar.com/home-valuation-bonita-beach-club, or call Jesse at (239) 898-6072.
Buying at Bonita Beach Club? Call Marc at (239) 287-5873, or start with the buyer guide.
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The Bonita Beach area guide, the Bonita Springs area guide, the guide to the best real estate agents in Bonita Springs, and the neighboring condominiums Seascape, Bay Harbor Club and Sea Isles.
These are the questions buyers ask about Bonita Beach Club, drawn from the autocomplete suggestions Google and Bing show for the building and from the documents above. Autocomplete suggestions are search-box completions, not a ranking of what people ask, and each answer below names its source.
Bonita Beach Club is a 198-residence condominium of five buildings on the Gulf at 25710 to 25750 Hickory Blvd in Bonita Springs, built in 1977. It is not a membership club. Owners hold a unit and a share of the common elements, and pay quarterly dues to Bonita Beach Club Association, Inc. Boat slips are a separate purchase from a separate corporation. Names like “Bahia Bonita Beach Club” and “La Bonita Beach Club” are different places.
Five buildings, A through E, and 198 units according to the state condominium registry, the association and the structural study. The Lee County roll carries 197 parcels because one unit, which the roll’s pattern places at D 440, is not listed as a separate parcel. The unit mix is 5 one-bedroom, 1 two-bedroom one-bath, 144 two-bedroom two-bath and 48 three-bedroom units.
The FY2027 quarterly dues, effective October 1, 2026, are $2,039 for a one-bedroom, $2,041 for the one two-bedroom one-bath, $3,038 for a two-bedroom two-bath and $3,262 for a three-bedroom. That is $12,152 and $13,048 a year for the two main plans. Storage, bike and kayak fees, and a possible plumbing charge-back, are billed separately.
The Lee County recorded-sale file lists 17 qualified sales in the 24 months through June 2026, with a median of $690,000 and a range of $455,000 to $1,075,000. The median is $608.61 per square foot of heated area. Prices vary by plan: the nine 1,098 sq ft sales have a median of $668,250.
The January 2026 rules set a minimum rental period of 30 days for owners who bought after June 2006, with occupancy limits of 3, 5 and 6 persons for one-, two- and three-bedroom units when the owner is absent, a $140 registration fee for each registered rental or guest stay and no pets for renters. The 2006 amendment grandfathered earlier owners to rent for 6 to 30 days up to three times a year.
Owners may keep one cat and up to two birds. Dogs are not allowed on association property, pets must stay inside the unit except in a closed carrier, and family members, guests and renters may not keep pets at all. The rules we read do not mention service or assistance animals, which federal and Florida law address separately.
Yes. FEMA’s flood hazard layer shows zone AE with a base flood elevation of 12 feet at the buildings, on Lee County panel 12071C0651G effective November 17, 2022. The property is in Lee County Evacuation Zone A. Bare-earth ground at the buildings measures 5.57 to 5.88 feet NAVD88. A flood elevation certificate for the specific building is what an insurer rates from.
The National Hurricane Center put maximum inundation at Bonita Beach at 8 to 12 feet above ground. No public building-by-building damage table for Bonita Beach Club exists in the sources we read, and the association’s home page says “Hurricane Ian Restoration In-Progress.” Its 2026 projects include a pool house and a walkway refinishing project. Ask the association for the post-Ian repair scope.
We found no current special assessment in the public documents. That is not a statement that none is pending, because the board’s funding path for the reserve study is not published. The association’s transfer letter says assessments follow the unit regardless of the sale, so the estoppel certificate and the budget are the documents that settle it for a specific unit.
SOCOTEC’s Structural Integrity Reserve Study, dated August 19, 2026, lists 11 funded elements with a total current cost of $3,501,764.71, including a one-time plumbing stack replacement in each of 2027, 2028 and 2029 (about $306,040 inflated) and exterior paint in 2033. It offers $272,000 a year fixed, or $223,000 rising 2% a year, from a $0 starting balance. The study is public.
No. The 34 boat slips and the social pier are owned and operated by BBC Club Boat Slips, Inc., a separate corporation, and slip use rights are available only to Bonita Beach Club owners. The pier rules say several slips are for sale. See the corporation’s pier and docking rules.
The seller gives the association 20 days’ written notice and pays a $150 application fee. The title company requests the estoppel certificate. You sign the governing-documents acknowledgment, return the resident and e-voting forms and take a call with a board member. After closing you send proof of purchase to get your access code. The transfer letter lists every step.
Ask for the Declaration as amended, the Bylaws, the January 2026 rules, the FY2027 budget, the most recent annual financial statement, the reserve study, any milestone inspection summary, the estoppel certificate, the insurance contact summary and the restoration scope. Fla. Stat. 718.503(2)(a) entitles you to most of these at the seller’s expense, and the 7-day cancellation window runs from receipt.
Not for short stays. The 30-day minimum rental period applies to owners who purchased after June 2006, and Citizens’ eligibility rules treat units rented more than three times a year for under 30 days as transient use. Lee County’s 5% tourist development tax still applies to stays of six months or less. A buyer who needs short-term rental income should look elsewhere.
Owners have the association’s private beach on the north and west sides of the property, with footbaths at Buildings A and E. Parking at the building is assigned. Public Lee County beach parks nearby charge $2 per hour, and several of their lots close this fall for restoration construction, per the county’s pages.
Bonita Beach Club has 198 units in five buildings and publishes its dues, rules, reserve study and transfer process publicly. Seascape has 136 units in three buildings and keeps its governing documents behind an owner login. Both are in FEMA zone AE with a 12-foot base flood elevation. Our Seascape page and the decision table above compare them.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We read the association’s public documents, the county record and the flood and elevation data before we advise, and we publish what we could not verify. Call Marc at (239) 287-5873 or start with the buyer guide.
Selling a Bonita Beach Club condo? Request a free valuation or call Jesse at (239) 898-6072.
These are the questions Bonita Beach Club owners ask before they list. There are no seller-specific autocomplete suggestions for this building, so the questions follow the seller-side suggestions Google and Bing show for Bonita Beach and Florida condo sales, plus the association’s own process. Each answer names its source, and anything we could not verify says so.
It depends on your plan, your stack, your floor and your condition, which is what a valuation adjusts for. The county’s qualified sales from October 2024 through June 2026 give a starting range: a median of $668,250 on nine 1,098 sq ft sales, $822,500 on four 1,181 sq ft sales and $875,000 on three 1,222 sq ft sales. Request a free valuation for your unit.
The Lee County recorded-sale file shows 17 qualified sales in the 24 months through June 2026, median $690,000, range $455,000 to $1,075,000. The newest recorded sale is dated June 18, 2026 (unit A 306, $690,000, 1,098 sq ft). The full 17-sale table with unit, size and price per square foot is in the market section above.
The county’s qualified file shows 11 sales dated in 2025 and 6 dated January through June 2026, and none in the last quarter of 2024. Eleven sales in 2025 is about one unit in 18 in a 198-unit building (198 divided by 11 is 18.0). The Southwest Florida MLS, pulled October 3, 2026, shows 9 closings in the last 12 months, 19 in the last 24 months and 31 in the last 60 months, with 6 units listed for sale and none under contract on that date. The county file and the MLS count sales differently, so the totals do not match.
In the record we have, 11 of the 17 recorded sales are dated April, May or June, and none in July, September, October, November or December. Seventeen is a small sample and recorded dates are closing dates, not list dates, so we treat it as a pattern to plan around, not a rule. Plan the listing so the transfer clocks, 20 days’ notice and up to 10 business days for the estoppel, fit inside your target closing month.
Bonita Beach Club closings in the Southwest Florida MLS show 102 median days on market in the 24 months to October 3, 2026, across the 18 of 19 sales that carry a figure, with individual sales from 6 to 351 days (pulled October 3, 2026). The record also shows the process clock: 20 days’ written notice to the association, up to 10 business days for the estoppel and a 7-day buyer cancellation window, which run together once a contract is signed.
Under Fla. Stat. 718.503(2)(a), at your expense: the Declaration, Articles, Bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent reserve study or a statement that none has been completed, and the frequently-asked-questions document, along with the Division’s governance form. The association posts most of these on its document page.
An estoppel certificate is the association’s written statement of what is owed on a unit and its status, used by the title company at closing. The association’s July 2026 letter lists $299, or $349 if needed within three business days, requested by the title company and paid through closing. The statute allows up to $299 for the certificate and up to $119 more for an expedited request, its $250 and $100 base amounts as adjusted for inflation by the Florida DBPR (fee schedule), and the title company can confirm the figure.
Under Fla. Stat. 718.116(8), the association must deliver an estoppel within 10 business days of the request, or it may not charge a fee. The certificate is effective for 30 days if hand delivered or emailed and 35 days if mailed. An amended certificate, if a mistake or new information comes up in that period, carries no fee.
The association’s transfer letter describes notice, an application fee, an estoppel, a buyer acknowledgment and a board interview call. It does not say the board can reject a buyer or mention a right of first refusal, and we did not read the Declaration’s section 12.5.3 text. Ask the title company to confirm whether the Declaration contains a right of approval or first refusal.
It is the fee the association’s letter requires the seller to pay, payable to Bonita Beach Club Association, when the seller gives written notice of the proposed sale at least 20 days before closing with a copy of the contract. The letter does not explain it further, and the statute’s estoppel cap is a separate item.
In Lee County, the seller customarily pays for the owner’s title insurance policy, and the purchase contract controls who actually pays. The estoppel fee is ultimately paid by the seller through closing costs, according to the association’s letter. Your contract and your closing agent decide the rest.
Under Fla. Stat. 689.302, a seller of residential property must give a flood disclosure at or before the contract: whether the seller knows of flooding during ownership, any flood insurance claim, including NFIP, and any federal flood assistance received. If you owned through Hurricane Ian and had water in the unit, answer accurately and keep your claim records.
Your flood disclosure covers flooding and claims. Repairs, permits and the association’s restoration are separate facts a buyer will ask about, and the association’s restoration scope is in its updates. Keep your repair invoices and any permit numbers. For a legal question about what you must disclose, consult a Florida real estate attorney.
If the association has not completed a required milestone inspection, a contract signed after December 31, 2024 must carry a conspicuous statement saying so under Fla. Stat. 718.503(2)(e). We did not find a completed milestone summary for Bonita Beach Club in the public documents, and the association’s January 2026 letter says the inspection follows the restoration. Ask the association which statement applies before you list.
The buyer is entitled to the most recent study, and the 7-day cancellation window runs from receipt of the documents. The study is public and lists $3,501,764.71 in funded elements, with plumbing stacks scheduled for 2027 to 2029. Know the study before the buyer’s agent quotes it to you, and be ready to explain the board’s funding path.
The estoppel certificate lists amounts owed, and the transfer letter says assessments follow the unit regardless of the sale, so the buyer and seller decide who pays what in the contract. We found no current special assessment in the public documents. If the board has discussed one, a buyer will ask, and you should be ready to answer from the meeting minutes.
The contract controls. The association’s letter says “all assessments will be collected from the unit regardless of the sale, thus it is your responsibility to review the relevant information with the Seller to decide who pays for what.” Put the allocation in writing in the contract.
Autocomplete suggestions for Florida condo sellers include this question. The answer depends on the use of the property and your tax situation, and a special assessment is not generally a simple deduction. Ask your CPA. We do not give tax advice.
Assigned parking is a limited common element tied to the unit. Under the recorded 2025 amendment, owners may transfer or exchange parking-space use rights between units by a Certificate of Transfer signed with the formalities of a deed, and at least one limited-common-element space must remain with each unit. Confirm which space is yours and whether you have transferred any.
According to the transfer letter, any storage option the previous owner had is automatically returned to the association at closing. The seller must clean out rented storage before closing, and anything left is considered abandoned and disposed of. The buyer joins the waitlist for extra lockers, bike storage and personal-watercraft storage.
A slip is held through BBC Club Boat Slips, Inc., a separate corporation, subject to its bylaws and rules and the state’s submerged-lands lease. The association’s documents do not say how a slip transfers with a unit sale. Ask the corporation for its transfer rules before you list, and market the slip separately from the unit.
If you bought after June 2006, the minimum rental period is 30 days, and renters must register, receive their own gate PIN, sign the renter addendum and bring no pets. A renter in place during a listing also affects showings. The lease terms and the 30-day rule should be in the listing remarks.
No, not under the association’s rules for owners who purchase after June 2006. A buyer who wants income from shorter stays cannot use Bonita Beach Club for it, which narrows the investor pool. Lee County’s 5% tourist development tax still applies to stays of six months or less.
It narrows the buyer pool, and every buyer’s agent will raise it. The recorded sales already reflect a market that knows the rule. Say it plainly in the listing so that a buyer who cannot live with it never schedules a showing.
Update what a buyer’s inspector will find. The rules require owners to replace tank water heaters more than 10 years old and to keep supply lines and valves in good order. Condition within a size group is where the $455,000 to $850,000 spread among the nine 1,098 sq ft sales lives, and a walkthrough shows where your unit sits.
If a leak comes from plumbing that serves only your unit, Declaration section 6.3.4 and the association’s 2022 process require repair within ten days, after which the manager can arrange the repair and charge you. The association is responsible for firestopping, inside wall insulation and drywall repair without inside finish. A buyer’s agent will ask whether any leak history exists.
The association’s rules history includes a 2007 preparedness amendment about hurricane shutters and protective glass on all openings, and the 2026 rules describe how shutters are to be operated and maintained. Confirm what your unit has and that it works manually. A buyer’s insurance agent will ask.
The walkway refinishing schedule limits access in a building for about a week during Phase 3, 8 a.m. to 8 p.m., and the preliminary schedule has Buildings B and A starting that phase on October 6 and October 14. Anyone other than a registered owner must sign a Temporary Occupancy Agreement. Confirm your building’s status with the office before you schedule showings.
Cancel any automatic payments you set up for the association, Hotwire and FPL, notify the manager’s office with proof of sale and clear your account balance, which you can pay by check to the lockbox or online through the Frontsteps portal. The title company’s closing statement usually settles a final balance. Auto-ACH covers quarterly dues, special assessments and storage fees, so end it deliberately.
Yes, the buyer is entitled to the annual budget at your expense under Fla. Stat. 718.503(2)(a). The public dues memo shows the FY2027 budget total of $2,425,136, up 6.6%, and the quarterly dues by unit type. The line-item budget sits on the association’s document page and a buyer will ask for it.
Price each against its own group. The 1,181 sq ft end stacks and the 1,098 sq ft interior stacks pay the same $3,038 quarterly dues. From October 2024 through June 2026 the four end-plan sales have a median of $696.44 per square foot and the nine interior-plan sales $608.61. A seller of an end unit should expect buyers to compare the premium to the interior stacks.
There are six ground-floor units across the five buildings: five one-bedrooms at 790 or 902 sq ft and unit 126 at 1,414 sq ft. None of them appears in the recorded sales in the 24 months through June 2026 except C 126, which recorded $500,000 on May 15, 2026 ($353.61 per square foot). Six units do not make a market, so value them by walkthrough.
Building C holds the 48 three-bedroom units, at 1,222 sq ft interior and 1,305 sq ft end. The record shows three sales in the 24 months through June 2026, all 1,222 sq ft units, at $975,000, $875,000 and $735,000, and none of the 1,305 sq ft end units. Three-bedroom quarterly dues are $3,262.
McGreevy and Comisar. Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We price a Bonita Beach Club listing from the association’s public documents and the county record, we say what we could not verify, and we plan your listing around the transfer clocks. Call Jesse McGreevy direct at (239) 898-6072.
Buying here instead? See our buyer guide or call Marc at (239) 287-5873.
Every figure above comes from a document or a data query we could name. The items below are the ones we looked for and could not confirm from a public source, with the route to the answer. The Southwest Florida MLS figures on this page were pulled October 3, 2026.
Every figure and rule on this page traces to one of the primary sources below, listed by type. Each link was probed on October 1, 2026 and returned a successful response.
Five primary documents answer most of what a Bonita Beach Club buyer or seller asks, and the association publishes all of them without a login. Read them in this order: dues, reserve study, rules, transfer process, then the recorded amendment. Each opens as a PDF from the association’s own site.
Document | What it tells you | Date | Link |
|---|---|---|---|
FY2027 HOA Quarterly Dues Memo | Quarterly dues by unit type, the 6.6% budget increase and payment methods | Effective October 1, 2026 | |
Structural Integrity Reserve Study | Eleven funded elements, $3,501,764.71 at current cost, two 2027 funding options | August 19, 2026 | |
Amended and Restated Rules and Regulations | Pets, rentals, occupancy, parking, fines and the Exhibit A fee schedule | January 26, 2026 | |
Sale or Transfer of Ownership letter | Notice, application fee, estoppel fees and the buyer’s steps | July 2026 | |
Amendment to Declaration Sections 7.1 and 5.4.2.1 | Recorded ownership shares and parking-space transfers | Recorded November 13, 2025 |
Southwest Florida MLS figures pulled October 3, 2026; county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Bonita Beach 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.
