Bonita Beach Mobile Home Villas: 36 owned lots on the bay side of Hickory Boulevard on Little Hickory Island, Bonita Springs. Lot and house sales, FEMA AE 11 flood, MH-1 zoning and building rules, from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Bonita Beach Mobile Home Villas is a 36-lot recorded subdivision of small, individually owned lots on the bay side of Hickory Boulevard inside Little Hickory Island in Bonita Springs, Florida. Its plat name is Mobile Villas, Plat Book 12, Page 94. It sits just south of the Bay Harbor Club condominiums. On the Lee County roll of October 2026, 31 of the 36 lots are vacant, three carry conventional single-family houses and two carry mobile homes.
This is our guide to Bonita Beach Mobile Home Villas for owners and sellers first and buyers second. McGreevy and Comisar list and sell homes and land across Bonita Springs and Bonita Beach from our office at 24031 S Tamiami Trl #101, and we wrote this page from the public record: the county roll and sale file, the plat, the state corporation record, FEMA's own flood map and the City of Bonita Springs codes. Every figure carries its source and date, and every gap is named. Our Little Hickory Island community guide covers the whole island, and our Bonita Beach guide covers the beach market.
The roll shows owned lots, not rented spaces: each of the 36 lots has its own folio, its own owner and its own sale history, with 35 different owners across the 36 lots. Two more parcels, Lot 13 (0.69 acre) and Tract A, a 0.06-acre recreation tract, are common elements owned by Bonita Beach Mobile Homes Village Inc, a Florida profit corporation filed in 1957. Florida's Mobile Home Act defines a mobile home subdivision as one where individual lots are owned by owners and a portion is retained by the developer (section 723.003, F.S.); which statute governs the village's documents is a question for the recorded documents, not the roll.
| Item | Public record |
|---|---|
| Location | Bay side of Hickory Boulevard, just south of Bay Harbor Club |
| Parcels | 36 owned lots plus 2 common-element parcels |
| Plat | Mobile Villas, Plat Book 12, Page 94 (2.47 acres) |
| On the roll, October 2026 | 31 vacant lots, 3 single-family houses, 2 mobile homes |
| Year built (structures) | four in 2024, one in 2025 |
| Lot size | 0.038 to 0.048 acre for a single lot (about 1,650 to 2,100 square feet); 0.087 to 0.092 acre combined |
| Common elements | Lot 13 (0.69 acre) and Tract A recreation (0.06 acre), owned by the village corporation |
| Corporation | Bonita Beach Mobile Homes Village Inc, profit corporation, filed March 7, 1957, active |
| Zoning | MH-1 mobile home district; conventional houses allowed since the 2014 and 2016 code amendments |
| FEMA flood zone | AE, base flood elevation 11 feet; panel 12071C0651G |
| Evacuation zone | Zone A |
| Wind design speed | 170 mph; HUD Wind Zone III for manufactured homes |
The village is unlike anything else on the island: lots of about 2,000 square feet, a corporation that owns the shared land, a zoning district written for mobile homes that now also allows conventional houses, and a market split between lot sales near $300,000 and new houses above $1,000,000. An owner deciding whether to sell a lot, build or sell a finished house needs that record in one place.
If you're searching for the best realtor for Bonita Beach Mobile Home Villas on Little Hickory Island, Bonita Springs, whether you're ready to sell your Bonita Beach Mobile Home Villas 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, and we are the #5 real estate team in Florida (RealTrends 2026).
Recent Bonita Beach Mobile Home Villas track record: In the 60 months to October 27, 2026 we tracked every Bonita Beach Mobile Home Villas closing in the Southwest Florida MLS and every qualified sale in the Lee County record. The county qualified two house sales, $330,000 in November 2021 and $1,750,000 in June 2025, and eight vacant-lot sales, all in 2023, from $250,000 to $325,000. One newly built home was listed on October 27, 2026 at $1,399,000.
Honors and recognition:
Selling your Bonita Beach Mobile Home Villas home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072. Our guides to selling a home in Bonita Springs and to what a Bonita Springs home is worth cover the steps and the pricing method.
Buying in Bonita Beach Mobile Home Villas? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers in Southwest Florida or read our guide to buying a home in Bonita Springs.
McGreevy and Comisar is a top-reviewed Bonita Beach Mobile Home Villas realtor. Read the five-star reviews on Google.
Living in Bonita Beach Mobile Home Villas as a homebuyer means a small owned lot on the island at a price far below the bay-front houses nearby, a short walk or drive to the Gulf beach accesses, and a village corporation that owns the shared land. The trade is a lot of about 2,000 square feet, a FEMA flood zone that sets how high any new home must sit, and a thin sales record.
Data updated: October 2026
It suits a buyer who wants a place on Little Hickory Island and is ready to build: a new conventional house raised to the design flood elevation, or a new manufactured home set at the frame height the City now requires. It suits a buyer who values a compact lot and a beach nearby over a big yard.
A buyer who wants a finished house today has had few choices: the October 27, 2026 MLS pull showed one. A buyer who has not read the village's recorded documents should not sign a contract: the roll does not show the corporation's rules, fees, rental or pet rules, or what the common elements contain.
Before any showing we pull the village's recorded sales, the flood zone and the corporation record so you see the numbers first. Selling? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or start with how we represent buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008. Comparing agents across the city? See our guide to the best real estate agents in Bonita Beach.
Bonita Beach Mobile Home Villas sells in two markets: vacant lots, which traded in a burst in 2023, and new houses, which reached $1,750,000 in 2025. Two records count the sales, the Lee County sale file of state-qualified deeds and the Southwest Florida MLS, and both are shown.
Data updated: October 2026 (Lee County sales to September 25, 2026; Southwest Florida MLS pulled October 27, 2026)
| Window to September 25, 2026 | Qualified house sales | Range |
|---|---|---|
| 12 months | 0 | none |
| 24 months | 1 | $1,750,000 |
| 60 months | 2 | $330,000 and $1,750,000 |
With fewer than ten sales in each window, we list the sales rather than state a median.
| Month | Price |
|---|---|
| April 2023 | $250,000 |
| April 2023 | $275,000 |
| April 2023 | $300,000 |
| April 2023 | $290,000 |
| April 2023 | $320,000 |
| June 2023 | $275,000 |
| August 2023 | $325,000 |
| November 2023 | $325,000 |
Eight qualified vacant-lot sales, all in 2023, from $250,000 to $325,000, median $295,000. We tracked every qualified lot deed on the plat in the county file.
| Month | Price | What sold |
|---|---|---|
| November 2021 | $330,000 | one lot with a home (MLS: 2 bedrooms, 928 square feet of living area) |
| June 2025 | $1,750,000 | two combined lots with a 2024 house of 1,814 square feet of county heated area |
The MLS pull of October 27, 2026 shows one closing in 60 months, the November 2021 sale at $330,000 after 44 days, against a $339,900 list price. It also shows one active listing, a newly built home at $1,399,000 (3 bedrooms, 1,720 square feet of MLS living area, 32 days on market), and no village listing was pending. The roll records that home at 2 bedrooms and 1,568 heated square feet with a 2024 year built, so the two sources are labeled separately. The MLS files the village under the subdivision name Bonita Beach. Vacant-land closings were not part of the residential pull.
The county file holds 55 qualified sales on the plat since January 1969. Lot and home prices ran from $11,000 in 1969 to $349,900 in 2019, with five sales in 2020 at a median of $200,000 and two in 2021 at $286,500 and $330,000.
| Group | 2026 just value |
|---|---|
| Most single vacant lots | $255,659 |
| Smaller single lots | $219,651 |
| Combined lots, land | $360,084 |
Just value is the county's assessment, not a price; the 2023 lot sales ran from $250,000 to $325,000. Request a free home valuation for a price on your own lot or house.
The village came from the Mobile Villas plat, Plat Book 12, Page 94 of the Lee County public records, covering 2.47 acres in Section 25, Township 47 South, Range 24 East. Bonita Beach Mobile Homes Village Inc was filed with the State on March 7, 1957 and amended on April 2, 1996, per the Florida Division of Corporations record.
The plat says Mobile Villas, the corporation says Bonita Beach Mobile Homes Village, the roll's street lines say Bonita Beach Mobile Home Villas and the MLS says Bonita Beach. They are the same 2.47 acres.
The county's sale file shows lots changing hands from 1969 onward, with steady trading through the 1990s and 2010s, a burst of eight vacant-lot sales in 2023, and the first new houses on the roll in 2024 and 2025.
Hurricane Ian made landfall on September 28, 2022; the National Hurricane Center's tropical cyclone report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. All eight 2023 lot sales were coded vacant at sale, and the 2026 roll codes 31 lots vacant. The record does not say why any given home is gone.
The village is governed by three layers: Bonita Beach Mobile Homes Village Inc and its recorded documents, the City of Bonita Springs codes and permits, and the state statutes for mobile home communities and homeowners' associations. The public record shows who owns what; the recorded documents say what an owner may do.
The state corporation record lists Bonita Beach Mobile Homes Village Inc as an active Florida profit corporation, document 200537, with a president, vice president, treasurer and two further officers, and annual reports filed in 2024, 2025 and 2026. The corporation search shows no separate nonprofit association. The roll records the corporation as owner of Lot 13 and Tract A.
The roll and the corporation record do not show the village's restrictions, bylaws, fees, rental rules, pet rules or plan approval. Those live in the recorded documents and the corporation's own records, which a buyer should obtain before contract.
Florida's Chapter 723 governs mobile home parks and subdivisions, and Chapter 720 governs homeowners' associations, including the disclosure a seller owes. Which applies to this village turns on its recorded documents; we quote the definitions and do not assert the answer.
The village lies inside the City limits. The City's Land Development Code sets the MH-1 zoning and the City issues building, floodplain and rental permits. Height on the island is limited under section 4-1874(1), illustrated in the City's height explainer.
You can place a manufactured home or build a conventional single-family house on a Bonita Beach Mobile Home Villas lot, subject to the MH-1 zoning, the flood rules and the village's recorded documents. The roll shows both: three conventional houses and two mobile homes, four of them dated 2024 and one 2025.
The City's 2020 notice explains that City Council amended the code in 2014 and 2016 to allow conventional single-family homes in the MH-1 and MH-2 districts, and Ordinance 20-12 adopted the development standards. That is why houses now stand where mobile homes once did.
The City's manufactured home elevation notice states that Ordinance 22-05, section 24-93, requires every new or replacement manufactured home to be elevated so the bottom of the frame is at or above the design flood elevation, the base flood elevation plus one foot. Here that is 12 feet NAVD88.
A manufactured home sited in Lee County must be built to HUD Wind Zone III under 24 CFR 3280.305.
A conventional house follows the same design flood elevation under the City's Flood Hazard Reduction ordinance 22-05, which on most lots means living space over parking or storage.
A single lot is 0.038 to 0.048 acre, about 1,650 to 2,100 square feet; the roll shows combined lots of 0.087 to 0.092 acre. The $1,750,000 sale of June 2025 was two combined lots.
No production builder sells in the village. Each new home is built for or by an individual lot owner; the City permit record names the contractor by address.
Bonita Beach Mobile Home Villas lies on the bay side of Hickory Boulevard, on the same line as Bay Harbor Club, with the Gulf-side buildings across the road. The village's shared land is Lot 13, 0.69 acre, and Tract A, a 0.06-acre recreation tract, both owned by the corporation on the roll.
What Lot 13 and Tract A contain, whether a dock, a ramp or open space, is not on a public document we could read; the corporation's records answer it.
The roll does not code any individual lot as waterfront. Boating access for owners turns on whatever the common elements and the corporation's rules provide.
The NOAA Coast Pilot 5 lists the Hickory Boulevard bridge over Big Hickory Pass at 10 feet of vertical clearance and New Pass at 30 feet. The NOAA nautical charts show the marked channels, and Florida DEP adopted an inlet management plan for Big Hickory Pass in June 2026. Lee County waters carry manatee protection zones shown on the county manatee map; the FWC sets snook rules. Docks on the bay may need a Florida DEP authorization under the dock permitting guide as well as a City permit under Ordinance 23-11, explained in the City's dock notice.
The village's amenities beyond its own common elements are public: the numbered Bonita Beach accesses across Hickory Boulevard, Lee County's Bonita Beach Park at the south end of the road, Lovers Key State Park to the north and Barefoot Beach Preserve to the south.
The City lists the numbered Bonita Beach accesses along Hickory Boulevard; the Gulf-side buildings across the road sit on the beach.
Lee County's Bonita Beach Park sits at the south end of Hickory Boulevard. Lee County reports its parking lot and amenities closed from September 8, 2026 for Hurricane Ian construction, with pedestrian access open (Lee County Ian progress page); the county's beach management page covers renourishment.
Lovers Key State Park is 7 minutes and 3.2 miles north by road. Barefoot Beach Preserve in Collier County is 15 minutes and 4.4 miles south.
The cost of owning in Bonita Beach Mobile Home Villas is property tax, insurance on any home, and whatever the village corporation charges under its documents, which the public record does not show. A lot owner who builds also carries the cost of raising the home to the design flood elevation.
Data updated: October 2026
The lots are in taxing district 017, City of Bonita Springs and Bonita Springs Fire, at 12.7970 mills for 2025 and 12.8217 proposed for 2026, set through the TRIM process. On a $1,750,000 taxable value, 12.7970 mills is about $22,394.75 a year before exemptions and non-ad valorem charges. A buyer's assessment resets toward the purchase price under section 193.155 or section 193.1554. Four parcels carry a homestead exemption under section 196.031.
Any fee or assessment the corporation charges is set by its documents; the public record we read does not show one. Ask for the charges and the budget before contract.
Every lot is in a FEMA special flood hazard area, so a lender requires flood insurance. FEMA's NFIP questions and answers cover the $250,000 building and $100,000 contents caps and the 30-day wait; FEMA flood insurance prices each building on its features, and Citizens Property Insurance requires flood coverage in special flood hazard areas.
The design wind speed is 170 mph in a wind-borne debris region; a wind mitigation inspection sets the credits insurers give.
| Item | Who customarily pays in Lee County | On $1,750,000 (the June 2025 county sale) |
|---|---|---|
| Deed documentary stamps, 70 cents per $100 (section 201.02) | Seller | $12,250.00 |
| Owner's title policy, promulgated rate (Rule 69O-186.003) | Seller, by Lee custom | $6,950.00 |
| Mortgage documentary stamps, 35 cents per $100 (section 201.08) | Buyer | on the loan amount |
| Intangible tax, 2 mills (section 199.133) | Buyer | on the loan amount |
On a $295,000 lot sale, the median of 2023, the deed stamps are $2,065.00. The contract controls who pays what.
Bonita Beach Mobile Home Villas sits in FEMA Zone AE with a base flood elevation of 11 feet on FEMA's own National Flood Hazard Layer, read October 17, 2026, on panel 12071C0651G, effective November 17, 2022. Laid over Lee County's building footprints, every footprint on the plat is wholly AE 11.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County hazard layers queried October 17, 2026)
We queried FEMA's National Flood Hazard Layer directly, the flood zone at the village and the FIRM panel, and laid the zone polygons over the county's building footprints. FEMA's letter of map revision layer shows no revision over the village; the nearest, 23-04-1949P, lies at the Seascape condominiums about 0.8 km north. FEMA's Map Service Center holds the printed panel.
The City sets the design flood elevation at the base flood elevation plus one foot, 12 feet NAVD88 here, in Ordinance 22-05. Work costing 50 percent or more of a building's market value is a substantial improvement under the City's substantial damage notice. The City's flood protection page and flood information page cover elevation certificates.
Lee County's hazard layers place the village in evacuation Zone A and storm surge zone 1, with a 170 mph design wind speed. Lee County's evacuation zone lookup confirms the zone by address.
The National Hurricane Center's Hurricane Ian report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. The City's Hurricane Ian page covers recovery permits.
A seller owes the buyer the written flood disclosure in section 689.302. FEMA's coastal construction manual explains how coastal homes are elevated.
Bonita Beach Mobile Home Villas is served by the School District of Lee County, which assigns students through choice zones. The district's 2026-27 proximity-zone layer returns elementary zone Q, middle zone GG and high school zone South 3 for points on the island.
The district's 2026-27 student enrollment plan lists the zone choices, and the proximity zone layer draws the zones. Zone Q includes Bonita Springs Elementary and Spring Creek Elementary among its choices, GG includes Bonita Springs Middle, and South 3 includes Bonita Springs High.
| School | Drive (free-flow) |
|---|---|
| Bonita Springs Middle | 14 min / 6.9 mi |
| Spring Creek Elementary | 14 min / 7.3 mi |
| Bonita Springs High | 19 min / 10.1 mi |
Families confirm the assignment with the School District of Lee County; Bonita Springs Elementary is another zone Q choice, and Florida's school grades are published by the Department of Education.
Renting out a home in the village takes a City of Bonita Springs rental permit, the state transient license for short stays, and whatever the corporation's recorded documents allow, which the public record does not show. An owner who plans to rent should read those documents before buying.
The City's rental permit page and Code Chapter 12, Article VI require a permit for a rented non-owner-occupied dwelling: $100, an inspection, valid three years.
A home rented more than three times a year for less than 30 days needs a license from the Division of Hotels and Restaurants under section 509.242, and stays of six months or less owe the Lee County tourist development tax.
Any village rental rule sits in the recorded documents; read them before planning a rental.
Daily life in the village runs on Bonita Springs Utilities for water and wastewater, the Bonita Springs Fire Control and Rescue District for fire and rescue, and Hickory Boulevard north to Lovers Key or south to Bonita Beach Road for every trip off the island.
| Destination | Drive (free-flow) |
|---|---|
| Southwest Florida International Airport (RSW) | 39 min / 26.6 mi |
| NCH North Naples Hospital | 17 min / 9.6 mi |
| Gulf Coast Medical Center | 33 min / 20.0 mi |
| Coconut Point, Estero | 17 min / 9.7 mi |
| Fifth Avenue South, Naples | 31 min / 17.6 mi |
| Lovers Key State Park | 7 min / 3.2 mi |
| Barefoot Beach Preserve | 15 min / 4.4 mi |
Source: OSRM public router, OpenStreetMap road network, free-flow speeds, queried October 17, 2026; season traffic adds time.
The State's coastal construction control line locator shows the line that governs Gulf-front construction under section 161.053; the village lies on the bay side of the road.
Bonita Beach Mobile Home Villas and Kinleyland are the two owned-lot neighborhoods on Little Hickory Island that we cover at this level, and they answer different questions. The village sells small lots near $300,000 for a buyer who will build; Kinleyland sells finished bay and canal houses near $2,000,000.
Data updated: October 2026
| Yardstick | Bonita Beach Mobile Home Villas | Kinleyland |
|---|---|---|
| Parcels | 36 lots plus 2 common elements | 30 lots |
| On the roll | 31 vacant, 5 with homes | 3 vacant, 27 houses |
| Typical lot | about 2,000 sq ft | median 0.293 acre |
| County sales, 60 months | 2 houses ($330,000 and $1,750,000) and 8 lots ($250,000 to $325,000) | 6 houses ($1,800,000 to $2,100,000) |
| FEMA zone | AE 11 | AE 10 |
| Zoning | MH-1 | RS-1 |
| Shared land | owned by the village corporation | none |
| Water | bay side of Hickory Boulevard; no lot coded waterfront | 15 bay, 15 canal |
The Kinleyland figures are from the same Lee County roll and sale file of October 2026.
Choose the village to build a compact new home on the island at a lot price near $300,000, accepting the corporation's documents and the 12-foot design flood elevation. Choose Kinleyland for a finished house with its own dock and pool on a much larger lot.
The Bay Harbor Club condominiums stand just north of the village on the same side of the road, for a buyer who wants a finished unit rather than a lot.
The pros and cons of owning in the village come straight from the records on this page: what the county roll, the City codes, FEMA's flood map and the sale file show about the lots, set side by side so a buyer can weigh them before an offer.
If you're searching for a Bonita Beach Mobile Home Villas listing agent, or thinking, 'I need someone to sell my lot on Hickory Boulevard...', McGreevy and Comisar bring the village's full record to your listing: the lot sales, the house sales, the flood rules your buyer will build to and the corporation documents your buyer will ask for.
Listing-agent credentials:
In the 60 months to October 27, 2026 we tracked every sale on the plat in the county and MLS records: eight vacant-lot sales in 2023 from $250,000 to $325,000, median $295,000, and two house sales, $330,000 in November 2021 and $1,750,000 in June 2025.
Buyers here are mostly builders and future owners who will build, so they price your lot on the design flood elevation, the lot size and the village's documents. We bring the survey, the flood zone and the corporation's documents to the first conversation. In Lee County the seller customarily pays the owner's title policy and the deed stamps; the contract controls.
Request a free home valuation and we will price your lot or home against the recorded village sales. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
The 2023 lot sales ran $250,000 to $325,000 and the 2025 house sale on two lots reached $1,750,000; we lay out both paths with the build cost before you choose.
No. Buyers build to the 12-foot design flood elevation and price the flood policy from the plan.
In Lee County the seller customarily pays the owner's title policy and the deed stamps; the contract controls.
Against the eight 2023 lot sales, adjusted for lot size, combined lots and time.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. These reviews are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc is wonderful to have as a realtor. Very on top of things and does a great job of bringing you to homes of interest. He has been our family's realtor for awhile and I just closed on my first home with him representing us. I cannot say enough of the expertise and knowledge he brings to the table, especially for a first time homeowner such as myself. Highly recommend." Verified Zillow review
★★★★★ "We would recommend Marc to anyone seeking a gorgeous SW FL address. We found him ( blind) on a website which listed him as the top RE agent in the area. We sent an email and within 20 minutes he called us. I love someone interested in our business. This responsiveness showed through in all our communications during the process. Marc had a lot of experience in the FT Myers, Bonita springs, and Estero markets. After ascertaining our needs he led us through about 10 houses in one day and we decided on our FL dream house. After the signature, he remained with us and answered questions on the contract, insurance, and settlement process. Because it was inconvenient for us to travel to do the final walk through, Marc handled that for us too. If you need an agent, don’t hesitate to engage Marc." Verified Zillow review
★★★★★ "I was with another agent prior to Marc and we just couldn't close on a house. As soon as we switched to Marc it was night and day how quickly we could get the house we wanted. If you're looking for someone to have your back at all steps in the home buying process, go with Marc." Verified Zillow review
Your local real estate experts for Bonita Beach Mobile Home Villas are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge. Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. The partner who prices your home is the partner at your closing.
Jesse McGreevy lists and sells homes across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873.
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. More about us is on the McGreevy and Comisar about page, and you can follow us on Facebook and Instagram.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes, and the brokerage relationship rules in section 475.278.
These are the questions buyers ask about the village, answered from the public records on this page. For your own purchase, call Marc at (239) 287-5873.
On the bay side of Hickory Boulevard on Little Hickory Island, just south of Bay Harbor Club, inside the City of Bonita Springs.
The roll shows 36 individually owned lots with their own owners and sale histories, not rented spaces; the corporation owns the common elements.
On the roll, yes: each lot is its own parcel with its own owner. The recorded documents say what else comes with it.
36 lots plus 2 common-element parcels, on a 2.47-acre plat.
31 of 36 on the October 2026 roll.
Eight qualified vacant-lot sales in 2023, $250,000 to $325,000, median $295,000.
Two county-qualified house sales in 60 months: $330,000 in November 2021 and $1,750,000 in June 2025.
One new home was listed at $1,399,000 in the October 27, 2026 MLS pull; call Marc at (239) 287-5873.
MH-1 zoning allows it; the frame must sit at or above 12 feet NAVD88, and the home must meet HUD Wind Zone III.
Yes; the City allowed conventional single-family homes in MH-1 in 2014 and 2016, and three lots carry one.
0.038 to 0.048 acre for a single lot, about 1,650 to 2,100 square feet.
The roll shows combined lots of 0.087 to 0.092 acre; the $1,750,000 sale was two lots.
The state record shows Bonita Beach Mobile Homes Village Inc, a profit corporation that owns the common elements; its documents set any rules or fees.
Not on the public record we read; ask the corporation for its charges before contract.
FEMA Zone AE with an 11-foot base flood elevation, panel 12071C0651G, effective November 17, 2022.
Yes, Lee County evacuation Zone A and storm surge zone 1.
A lender requires it in a special flood hazard area; NFIP building coverage caps at $250,000.
170 mph design wind speed; HUD Wind Zone III for manufactured homes.
With a City rental permit, the state license for short stays and whatever the village documents allow.
Lee County choice zones Q, GG and South 3.
The numbered Bonita Beach accesses are across Hickory Boulevard; Lovers Key is 7 minutes north.
12.7970 mills for 2025 in the City of Bonita Springs district.
Lot 13 (0.69 acre) and Tract A (0.06-acre recreation); their contents are in the corporation's records.
No lot is coded waterfront on the roll; boating access turns on the common elements and the village rules.
The island height limit of section 4-1874(1) applies.
In Lee County the seller customarily pays the owner's title policy; the contract controls.
Mortgage stamps of 35 cents per $100 and intangible tax of 2 mills on any loan, plus lender and recording fees.
Southwest Florida International Airport is 39 minutes and 26.6 miles at free-flow speed.
The National Hurricane Center put inundation at 8 to 12 feet above ground in Estero and Bonita Beach; all eight 2023 lot sales were coded vacant.
The village sells lots near $300,000 for building; Kinleyland sells finished bay and canal houses near $2,000,000.
These are the questions village sellers ask us. For your own sale, call Jesse direct at (239) 898-6072.
Start with the eight 2023 lot sales, $250,000 to $325,000, median $295,000, then adjust for size and time. Request a free valuation at mcgreevyandcomisar.com/home-valuation.
The two house sales of 60 months, $330,000 and $1,750,000, bracket a wide range; we price your home on its size, age and elevation.
The county file records the sale date, not days on market; vacant-land MLS closings were not in our residential pull.
Eight in 2023 and none since in the county file to September 25, 2026.
In Lee County the seller customarily pays the owner's title policy; the contract controls.
Deed stamps of 70 cents per $100, the owner's title policy, the commission and closing fees by contract, and prorated taxes; on $295,000 the deed stamps are $2,065.00.
Only with the build cost in hand; the 2025 sale shows the finished-house price, and the 2023 sales show the lot price.
Yes; have the corporation's restrictions, bylaws and any charges ready.
Section 689.302 requires a written flood disclosure at or before contract.
Buyers who will place a manufactured home price the elevation to 12 feet NAVD88; show them the survey.
Yes; combined lots appear on the roll and one sold with a house for $1,750,000.
Before season, with the survey, documents and pricing ready in the fall.
Often; the assessment resets toward the purchase price at the next January 1.
Yes; we handle the showings and documents, and you can close by mail or remote notarization.
Commission is negotiated between you and your broker and stated in the listing agreement.
IRS Publication 523 explains the home-sale exclusion for a main home; a lot or second home differs, so ask your tax adviser.
On the November 2021 sale both show $330,000; the active home's bedroom and size figures differ between the roll and the MLS, so we label each.
The documents, the flood elevation, utilities and what the common elements hold.
You can carry your Save Our Homes benefit to a new Florida homestead by filing form DR-501T.
It ends with the sale; file portability with your new homestead application on form DR-501.
Request one at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Ask for the agent's read of the eight lot sales, the flood rules and the village documents before you sign; we bring all three, as Top 1% Real Estate Agents Nationally Since 2008.
Yes; disclose it and any permits, and price it against the vacant-lot sales.
Known defects that materially affect value, open permits and any flood history.
Yes, subject to the lease and the rental permit.
Only if the village documents require one; check them before listing.
One home was active on October 27, 2026; vacant-land listings were not part of the residential pull.
Many lot buyers pay cash; lot loans and construction loans are also used.
Flood coverage is available through the NFIP; the frame elevation and wind zone drive the price.
Yes; the Fair Housing Act and section 760.23 apply to every sale.
Section 475.278 sets the transaction broker presumption in Florida unless you agree otherwise in writing.
We use the village's sales first, then the nearest island sales, adjusted for size and elevation.
What we could not verify for Bonita Beach Mobile Home Villas on the publication date is listed here so a reader knows exactly where the public record stops and which document fills each gap.
Every fact on this page traces to one of these primary sources, read or queried in October 2026. Southwest Florida MLS figures come from a dated Matrix pull of October 27, 2026, which is login only and not linked.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Manufactured home elevation notice | City of Bonita Springs | Frame height at the design flood elevation | Open the notice |
| Single-family homes in MH districts notice | City of Bonita Springs | Conventional houses in MH-1 | Open the notice |
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | Design flood elevation and floodplain rules | Open the ordinance |
| Substantial damage and improvement notice | City of Bonita Springs | The 50 percent rule | Open the notice |
| 2026-27 student enrollment plan | School District of Lee County | Choice zones and school lists | Open the plan |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying a Save Our Homes benefit | Open form DR-501T |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Bonita Beach Mobile Home Villas. 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.
