Bonita Beach Plantation House is a 48-unit, four-story condominium on Bonita Beach Road SW in Bonita Beach, with two-bedroom units of 721 to 759 square feet, built in 1985 per the county. Call McGreevy and Comisar, (239) 898-6072.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
Bonita Beach Plantation House is a 48-unit, four-story condominium at 5220 Bonita Beach Road SW in Bonita Beach, Bonita Springs, Florida, built in 1985 according to the county roll, with two-bedroom, one-bath units of 721 to 759 square feet and a county-recorded median sale of $342,500 over the last 60 months.
Data updated: October 2026
It is the smaller, roomier alternative to the 360-unit efficiency community down the road, and it is also a building whose recent record needs careful reading. Prices climbed from 2021 to a $450,000 sale in March 2024, then fell to $225,000 by June 2026, so the 60-month median of $342,500 and the 12-month median of $257,500 describe two different markets. This page shows both, with every sale listed.
We wrote this page the way we would brief a buyer or seller we were representing. Every fact carries a source, every conflict between sources is printed with both sides, and every figure that comes from the Southwest Florida MLS, which we could not pull on the publication date, is marked as unavailable instead of estimated. The association does not publish its fees, rules or budget on any public page we could find, so where those facts matter we name the document that settles them.
The building sits at 5220 Bonita Beach Road SW, Bonita Springs, Florida 34134, on the north side of Bonita Beach Road, about a quarter mile east of the five Beach and Tennis Club buildings and roughly half a mile by road from the public beach at Bonita Beach Park. A USGS aerial from the National Agriculture Imagery Program shows one long white-roofed slab running east to west between the road on its south side and a tidal waterway with mangroves on its north side, with boats along the water at the building’s north wall, a pool and a small pool house at the east end, and parking at both ends. The aerial’s collection date is not stated, so we treat it as a picture of the layout and not of today’s condition.
The property is inside the City of Bonita Springs, and the county roll lists it in the City of Bonita Springs and Bonita Springs Fire taxing districts. Map-routing distances and the park access details are in the daily logistics section below.
The state’s condominium database lists Bonita Beach Plantation House as a single project, number PR1S012653, with 48 units, recorded January 14, 1986. The county roll holds 48 residential unit parcels at this address and one more parcel for the common land and pool, which settles a question that the earlier research notes raised about 48 versus 49: it is 48 homes plus one common-element parcel. The Florida Division of Corporations lists Bonita Beach Plantation House Condominium Association, Inc. as an active Florida not-for-profit corporation, filed November 14, 1985, with amended and restated articles on file from April 18, 2016.
Two other records carry a similar name. A for-profit corporation called Bonita Beach Plantation, Inc. was filed in October 1985 and administratively dissolved in September 2006, and we assume no connection to the condominium association. A time-share property called Plantation House Condo sits on Captiva Island, a different place with a different county use code. Searches that match only on the words plantation and house can return either, so everything on this page is filtered to the 5220 Bonita Beach Road SW address and the county legal description.
Item | Record |
|---|---|
Address | 5220 Bonita Beach Road SW, Bonita Springs, FL 34134 |
Units | 48 residential unit parcels on the county roll, plus one common-element parcel; 48 units in the state record |
Building | 1 four-story building; unit numbers 101 to 112, 201 to 212, 301 to 312 and 401 to 412 |
Year built | 1985 on the county roll; the state recorded the condominium January 14, 1986 |
Bedrooms and baths | 2 bedrooms and 1.0 bath for all 48 units on the roll |
Heated area | 759 sq ft for 32 units, 726 sq ft for 8 units, 721 sq ft for 8 units |
Water | Tidal waterway on the north side per the aerial; the roll codes the land as on the bay |
Association | Bonita Beach Plantation House Condominium Association, Inc., Florida document N12102 |
State project | PR1S012653, status approved and recorded |
FEMA flood zone | AE, base flood elevation 10 ft NAVD88, Lee County FIRM panel 12071C0654G |
County recorded sales | 14 qualified sales in 60 months, median $342,500; 4 in the last 12 months, median $257,500 |
If you’re searching for the best realtor for Bonita Beach Plantation House in Bonita Beach, Bonita Springs, whether you’re ready to sell your Bonita Beach Plantation House 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.
Recent Bonita Beach Plantation House track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull that would give the Bonita Beach Plantation House resale count, our team’s share of those transactions, the highest-priced sale and the sale-to-list ratio was parked on the publication date, and we will not substitute an estimate. What we can state from public records: Lee County’s recorded-sales file holds 4 qualified sales between October 2025 and June 2026, from $225,000 to $265,000. We tracked every one of the 14 qualified closings in the county’s last 60 months, and every Bonita Beach Plantation House sale in the county’s record since 2009, for this page.
Honors and recognition:
Selling your Bonita Beach Plantation House home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation-bonita-beach-plantation-house OR call Jesse direct at (239) 898-6072. Our guide to selling a Bonita Beach Plantation House condo has the recorded sales, the costs and the documents.
Buying a home in Bonita Beach Plantation House? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we help buyers on the Gulf coast.
Jesse McGreevy is a top-reviewed Bonita Beach realtor. Read the five-star reviews on Google.
A Bonita Beach Plantation House homebuyer gets a two-bedroom, one-bath condominium of 721 to 759 square feet in a 48-unit, four-story building with a pool and a waterway behind it, within about half a mile of the Gulf beach by road. The trade is age, an unpublished fee schedule, a 10-foot flood zone and a recent price decline.
Data updated: October 2026
The association publishes nothing we could find, so the evidence for what the building offers comes from county and state records and an aerial photograph. The county roll flags a pool for every unit and holds a separate common-element parcel of 2.34 acres whose legal description ends in the words “C/E POOL.” The aerial shows the pool and pool house at the east end of the building and parking at both ends. Whether there is a dock, a boat lift, a slip, a clubhouse, a grill area or a storage room is not in any public record we found, and the Declaration and the association’s rules govern each of those. We treat anything beyond a pool and common land as unconfirmed until the disclosure package is in hand.
Bonita Beach Plantation House suits a buyer who wants two bedrooms within walking or short driving distance of the Gulf beach at a price well below the larger Gulf-side buildings, and who is comfortable with a 1985 building and a one-level unit layout with no garage. The county roll shows owners with mailing addresses in 12 states and Ontario, 31 of 48 outside Florida, which fits a seasonal profile. It also suits a buyer who will read the documents before offering and who has priced insurance and assessments into the budget.
It does not suit a buyer who needs a clean, public fee schedule on day one, because none is published. It does not suit a buyer who needs more than one bathroom, a garage or covered parking, because the roll shows one bath and no garage or carport on any unit. And it does not suit anyone who would be surprised by a special assessment or by a lender’s questions about a 1985 four-story building, because the milestone inspection and reserve study rules apply to buildings of this height and age, and the building lies in a mapped coastal flood zone that took Hurricane Ian’s surge in 2022.
Florida gives condominium buyers a statutory right to the association’s governing documents, and the seller pays to produce them. Under Florida Statute 718.503, the seller must give the buyer the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document described in Florida Statute 718.504. Ask for three things first:
Buying at Bonita Beach Plantation House? Call Marc at (239) 287-5873, or start with our buyer page and we will request the document set before you make an offer. Choosing an agent for the City of Bonita Springs more broadly? See our guide to the best real estate agents in Bonita Springs.
Bonita Beach Plantation House units recorded 14 qualified sales in Lee County’s record over the 60 months from October 2021, a median of $342,500 from $225,000 to $450,000, and 4 in the last 12 months at a median of $257,500. These are county records of qualified Department of Revenue sales, not Southwest Florida MLS closings.
Data updated: October 2026
We widened the window as our method requires, starting at 12 months and stopping at the first window with at least 10 qualified sales. The 12-month window held 4, the 24-month window 6 and the 36-month window 9, so the 60-month window, with 14, is the first that qualifies. The county’s roll was exported September 27, 2026, and the newest qualified sale in it is dated June 1, 2026. Because small windows swing with every sale, we show all four.
Window | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
12 months since October 2025 | 4 | $257,500 | $225,000 | $265,000 | $346.75 |
24 months since October 2024 | 6 | $265,000 | $225,000 | $345,000 | $349.14 |
36 months since October 2023 | 9 | $302,500 | $225,000 | $450,000 | $416.67 |
60 months since October 2021 | 14 | $342,500 | $225,000 | $450,000 | $463.06 |
The 14 sales in the 60-month window total $4,642,500, a mean of $331,607. Qualified Department of Revenue sales are a county record, not MLS. They exclude transfers the state does not treat as arm’s length, and they can lag a closing by weeks. Every one of the 14 is a recorded sale of a single unit, and we list them all below so a buyer or seller can check our work against the Official Records.
The 60-month median is $85,000 above the 12-month median, which is about 25 percent. The reason is not noise. The 60-month window starts in the climb of 2021 and 2022, includes the $450,000 sale in March 2024, and ends in a run of four sales between $225,000 and $265,000 in 2026. A median across that span describes neither the peak nor the present. If you are pricing a unit today, the 12-month and 24-month rows are the closer yardstick, and if you want the whole arc, read the sale list that follows. We will not average the two into a single number, because that would describe a market that did not exist.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median from the MLS, days on market, sale-to-list ratio, active listings and months of supply, our team’s share of Bonita Beach Plantation House transactions, and any split by floor or plan. We are not estimating them from the county record, because the two sources measure different things.
All 14 sales are listed with no adjustment. The first digit of a unit number is its floor. Heated area is from the county roll.
Date | Unit and floor | Recorded price | Heated sq ft | Price per sq ft |
|---|---|---|---|---|
Mar 31, 2022 | 306, floor 3 | $340,000 | 721 | $471.57 |
Apr 14, 2022 | 110, floor 1 | $350,000 | 726 | $482.09 |
Jun 3, 2022 | 205, floor 2 | $335,000 | 759 | $441.37 |
Jul 28, 2022 | 312, floor 3 | $400,000 | 759 | $527.01 |
May 17, 2023 | 107, floor 1 | $355,000 | 721 | $492.37 |
Oct 13, 2023 | 204, floor 2 | $380,000 | 759 | $500.66 |
Mar 29, 2024 | 408, floor 4 | $450,000 | 759 | $592.89 |
May 23, 2024 | 307, floor 3 | $380,000 | 721 | $527.05 |
Mar 10, 2025 | 401, floor 4 | $345,000 | 759 | $454.55 |
May 23, 2025 | 203, floor 2 | $302,500 | 726 | $416.67 |
Feb 20, 2026 | 105, floor 1 | $265,000 | 759 | $349.14 |
Mar 3, 2026 | 103, floor 1 | $250,000 | 726 | $344.35 |
Apr 20, 2026 | 302, floor 3 | $265,000 | 759 | $349.14 |
Jun 1, 2026 | 412, floor 4 | $225,000 | 759 | $296.44 |
The highest and lowest prices in the list are the most instructive. Unit 408 sold for $450,000 on March 29, 2024, and unit 412 sold for $225,000 on June 1, 2026. Both are fourth-floor units of 759 square feet, in the same building, and the later price is exactly half the earlier one. The county file does not carry condition, renovation, view or terms, and we do not guess at the reason. It is a reminder that a unit’s own condition and the date of sale can matter more than the building average.
Annual medians over a handful of sales move a lot with each closing, so we show the count beside every median and start at 2015, when the county record is complete and a year first holds more than a few sales. This is a pattern, not a price signal for any one unit.
Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
2015 | 8 | $208,000 | $183,000 | $225,000 |
2016 | 3 | $223,000 | $210,000 | $233,000 |
2017 | 2 | $242,500 | $225,000 | $260,000 |
2018 | 4 | $259,750 | $225,000 | $275,000 |
2019 | 4 | $231,500 | $220,000 | $255,000 |
2020 | 4 | $235,500 | $225,000 | $248,000 |
2021 | 5 | $307,000 | $290,000 | $340,000 |
2022 | 4 | $345,000 | $335,000 | $400,000 |
2023 | 2 | $367,500 | $355,000 | $380,000 |
2024 | 2 | $415,000 | $380,000 | $450,000 |
2025 | 2 | $323,750 | $302,500 | $345,000 |
2026 to June | 4 | $257,500 | $225,000 | $265,000 |
Read in order, the table shows a long flat stretch with medians from $208,000 to $260,000 from 2015 to 2020, a jump in 2021 and 2022, a 2024 peak and then a decline. The 2026 median of $257,500 is about 38 percent below the 2024 median of $415,000, and it is back inside the range of 2018 to 2020. Two sales a year in 2023, 2024 and 2025 is a thin record, so we do not call the turn precisely. We call it a decline from the 2024 peak, which the four 2026 sales confirm.
The county’s record holds 132 qualified sales of Bonita Beach Plantation House units since 1986, the year after the building was completed and the year the state recorded the condominium. It is complete from 2009, with 53 qualified sales, and it is partial before 2009, because the county roll keeps only each unit’s last four sales, so the older sales that remain are the ones that were the last four for their unit. For that reason we do not publish an all-history price signal. The table below is context for how long the building has existed, not a measure of value.
Decade | Qualified sales in the record | Median | Low | High |
|---|---|---|---|---|
1980s | 35 | $77,900 | $68,900 | $90,000 |
1990s | 33 | $94,000 | $85,000 | $120,000 |
2000s | 12 | $224,500 | $120,000 | $369,900 |
2010s | 29 | $220,000 | $150,000 | $275,000 |
2020s to June 2026 | 23 | $307,000 | $225,000 | $450,000 |
The counts add to 132: 35 plus 33 plus 12 plus 29 plus 23. The first recorded sale is unit 101 in February 1986 at $72,900.
The roll shows three plan sizes, and the building has four floors, so we cut the 14 sales both ways. The groups are small, so read the cuts as directional.
Floor | Sales in 60 months | Median | Low | High |
|---|---|---|---|---|
1 | 4 | $307,500 | $250,000 | $355,000 |
2 | 3 | $335,000 | $302,500 | $380,000 |
3 | 4 | $360,000 | $265,000 | $400,000 |
4 | 3 | $345,000 | $225,000 | $450,000 |
Heated area | Sales in 60 months | Median price | Median per sq ft |
|---|---|---|---|
721 sq ft | 3 | $355,000 | $492.37 |
726 sq ft | 3 | $302,500 | $416.67 |
759 sq ft | 8 | $340,000 | $447.96 |
The counts add to 14 in each table. The first floor has the lowest median here, and the fourth floor holds both the highest and the lowest sale, so a floor premium is not clear in this sample. The 726-square-foot units sold for less per square foot than the others, though three sales is too few to call it a pattern. We do not have a view, renovation or orientation field in the county file, and those are the likelier drivers.
Thirty-four of the 48 units have sold at least once since 2009, and 16 have sold more than once, which is a useful record of what a buyer who held through the cycle experienced. Unit 110 sold for $187,000 in February 2015, $225,000 in July 2020 and $350,000 in April 2022. Unit 307 sold for $185,000 in April 2015, $220,000 in May 2019 and $380,000 in May 2024. Unit 410 sold for $225,000 in June 2014, $252,000 in April 2018 and $340,000 in April 2021. Unit 312 went from $225,000 in May 2015 to $400,000 in July 2022, and unit 107 from $225,000 in April 2018 to $355,000 in May 2023. These are recorded prices, and none of them includes what the owner spent in between.
Four distinct units sold in the last 12 months, which is 8.3 percent of the 48, and 14 units sold in 60 months, which is 29.2 percent. At the 12-month pace a given unit changes hands about once in 12 years, though the real distribution is uneven and many owners hold much longer. Annual sales of 2 to 8 in the county record also tell a buyer to expect a short list of comparables, so one or two sales can reset the picture.
The yardstick is the median qualified sale price in each association’s own county window. The windows differ because each association needed a different window to reach 10 or more sales, so treat the comparison as directional, not exact.
Association | County window | Qualified sales | Median | Range | Median per heated sq ft | Units | Built | FEMA zone, BFE |
|---|---|---|---|---|---|---|---|---|
Bonita Beach Plantation House | 60 months | 14 | $342,500 | $225,000 to $450,000 | $463.06 | 48 | 1985 | AE, 10 ft |
12 months | 20 | $280,000 | $199,900 to $425,000 | $551.18 | 360 | 1977 to 1980 | AE, 10 ft | |
24 months | 12 | $555,000 | $450,000 to $750,000 | $412.64 | 104 | 1983 to 1984 | AE, 11 ft | |
60 months | 10 | $592,500 | $370,000 to $850,000 | $568.39 | 136 | 1979 | AE, 12 ft | |
24 months | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | 198 | 1977 to 2009 | AE, 12 ft | |
60 months, fewer than 10 | 8 | not stated (fewer than 10 sales) | $395,000 to $833,000 | see list | 84 | 1980 | AE, 11 ft |
On the median, Bonita Beach Plantation House sits at the low end of the strip, above only the 360 efficiency units at Bonita Beach and Tennis Club, and its $463.06 median per square foot is above Bay Harbor Club’s $412.64 which fits smaller units, though we have not tested that. The windows differ, and the 60-month figure for this building spans the whole decline described above, so the like-for-like comparison with Bonita Beach and Tennis Club is in the comparison section below.
The county record gives you a range, but it cannot tell you which floor, which plan and which condition your own unit belongs to. We can. Request a free home valuation or call Jesse direct at (239) 898-6072, text or call.
Bonita Beach Plantation House was organized as a Florida condominium in 1985 and 1986: the association’s corporation was filed on November 14, 1985, the county roll dates the building to 1985, and the state’s condominium database records the project on January 14, 1986. The county’s legal description points to the declaration at Official Records Book 1823, page 3997.
Data updated: October 2026
The dates below come from three independent records, and none comes from the association. The corporation, listed by the Florida Division of Corporations under document N12102, was filed on November 14, 1985, and has filed an annual report every year from 1995 through 2026, the most recent on January 28, 2026. Its articles were amended and restated on May 15, 2003 and again on April 18, 2016. The county roll lists a built year of 1985 for all 48 units. The state’s condominium public records list the condominium as recorded January 14, 1986, and the first sale in the county’s record is unit 101 in February 1986. The common-element parcel carries a county creation year of 1987.
Every unit parcel’s legal description cites the declaration at Official Records Book 1823, page 3997, and the common-element parcel cites page 4006 of the same book, for the pool and common area. The county writes the name two ways. Forty-five parcels read Bonita Beach Plantation HS and three, units 410, 411 and 412, read Bonita Beach Plantation House Condo. A roll search on the word condo therefore finds only 3 of the 48 homes, a useful warning for anyone who builds a sales list by keyword. We matched on the full legal name and the Bonita Beach Road SW address instead.
The recorded declaration is the document that creates the condominium, fixes each owner’s share of expenses and common elements and sets the rules for use, rental, pets, approval of buyers and assessments. The plat and the surveys that locate each unit are normally exhibits to it. We did not retrieve the recorded declaration or its exhibits for this page, and we do not describe their contents. The Lee County Property Appraiser lists the Official Records reference above, and the Lee County Clerk’s records can produce the instrument. Your title company will pull the same documents, and the seller’s package under Florida Statute 718.503 must include the declaration and its amendments.
The state’s records show a principal address at the building and a mailing address and registered agent in care of a management company in Cape Coral, both updated in 2025 and 2026. The state’s condominium database lists the managing entity’s mailing address in Bonita Springs. A registered agent is a legal contact for service of process and does not by itself tell a buyer who runs the building day to day, and we do not claim that it does. The question to ask is who the manager of record is and what the management agreement covers, and the answer is in the estoppel certificate and the budget.
Bonita Beach Plantation House is one four-story building of 48 two-bedroom, one-bath condominiums, 12 per floor, built in 1985, with 32 units of 759 square feet, 8 of 726 and 8 of 721 on the county roll. No unit has a garage or a carport on the roll. Interior condition, layout and finishes vary by owner and are not public.
Data updated: October 2026
Units are numbered 101 to 112 on the first floor, 201 to 212 on the second, 301 to 312 on the third and 401 to 412 on the fourth, so the first digit is the floor. The roll shows a maximum of four stories. Whether the building has an elevator, how many stairwells it has and how the corridors run are not in the county roll or any public document we found, so ask the association and look at the building, because those details shape the experience of the third and fourth floors in particular.
The roll’s heated area follows the unit’s last two digits. Units ending in 01, 02, 04, 05, 08, 09, 11 and 12 are 759 square feet, which is 32 units. Units ending in 03 and 10 are 726 square feet, 8 units. Units ending in 06 and 07 are 721 square feet, 8 units. The total heated area is 35,864 square feet and the mean is 747 square feet. The earlier research notes gave a range of 726 to 759, and the roll shows 721 as the true low end, so this page uses 721 to 759.
All 48 are coded two bedrooms and 1.0 bath, built in 1985, with a swimming-pool flag, and none lists a garage or carport. The roll does not carry the interior finish, the view, the balcony or lanai area, the flooring or the appliances. Floor plans are not public: searches for Bonita Beach Plantation House floor plans are common enough to show up in autocomplete suggestions, and the recorded condominium plat and the seller’s documents are the places a real layout lives. We recommend a measured walk-through, because a county square-foot figure is not an appraiser’s measurement.
A 1985 building is roughly 41 years old as of this page. At that age the building’s roof, windows, doors, balcony structures, plumbing risers and electrical service are all candidates for replacement or major repair, and Florida’s milestone inspection and reserve study rules apply to a four-story building of this age, as the milestone section explains. We do not know which of those items the association has completed. The reserve study and the inspection summary are the documents that tell you.
The public record documents a swimming pool and a common-element parcel of 2.34 acres at Bonita Beach Plantation House, and the aerial shows a pool house at the east end, parking at both ends and boats along the waterway at the north wall. Everything else, including any dock, slip, clubhouse, fitness room, grill area or storage, is unconfirmed.
Data updated: October 2026
The county roll flags a pool for every unit, and the common-element parcel’s legal description ends in “C/E POOL.” The 2.34-acre common parcel holds the land under and around the building and the pool. The aerial from the National Agriculture Imagery Program, served through the USGS imagery service, shows a pool and a small structure beside it at the east end of the building, a second small structure at the west end, a lawn and palms between the building and the road and parking areas at both ends. The aerial’s collection date is not stated, and mangroves in it appear storm-affected, so it is a layout guide and not a condition report.
The association has no public website that we could find, after checking the likely domains and the state’s records. We therefore cannot confirm hours, guest rules, pool-heating status, the number or kind of any boat docks, whether slips are assigned or leased, whether a boat lift is allowed, or whether the building has bicycle or kayak storage. The boats visible along the north wall in the aerial are evidence that the water is used by someone, and they are not evidence of who owns the right to a slip. That right, if it exists, would be in the Declaration or in a separate agreement, and a buyer who wants a boat slip should treat it as a contract term to be proved, not assumed.
What is certain is what is nearby. Bonita Beach Park, at 27954 Hickory Boulevard, is about half a mile by map routing from the building, and the county’s numbered beach accesses run north along Hickory Boulevard. The logistics section below sets out the current parking and closure notices, which changed in September 2026 for the park at the end of the road.
The Bonita Beach Plantation House association has not published its monthly assessment or what that assessment covers, so the fee bundle for this building is not public. The budget, which the seller must provide under Florida law, lists every line item, and a buyer should read it before making an offer.
Data updated: October 2026
We searched for a public assessment amount in the state’s records, the county roll, the association’s corporate filings, the search results that buyers use and about thirty likely association web addresses. We found none. The county roll does not carry an assessment, and the state’s corporate filings carry none either. We did not use any figure from a listing site or a sales aggregator, because those figures are often stale or are tied to a different building with a similar name.
A condominium budget lists the association’s expenses by line: management, insurance, water, sewer, trash, cable or internet if bundled, pest control, landscaping, pool maintenance, building maintenance, elevator service if any, reserves and legal or audit costs. Which of those the assessment covers in this building is a fact in the budget and the Declaration. Under Florida Statute 718.503 the seller must give you the budget and the annual financial statement, and under Florida Statute 718.111 an association of 25 or more units must post its official records on a website or app, in a protected owners-only area. We found no public association site, so the records may be behind a login, and we do not say what is in them.
Ask whether the monthly assessment includes building insurance, flood insurance, water and sewer, trash, internet and cable, and pest control. Ask whether reserves are funded in full, partly or waived, and what the next planned major project is. Ask for the three most recent annual budgets so you can see how fast the assessment has moved. A building with a low monthly number and no reserves is not the same as one with a higher number and funded reserves, and the budget tells you which one you are buying.
Owning at Bonita Beach Plantation House means a monthly association assessment that is not published, any special assessment, a condominium unit-owner insurance policy, property tax, and closing costs, of which Florida’s deed stamp tax is $1,802.50 on a $257,500 sale and $2,397.50 on a $342,500 sale. Those two sales are the 12-month and 60-month county medians.
Data updated: October 2026
The county roll shows a just value for each unit, the Property Appraiser’s market-value estimate, which is set using the factors in Florida Statute 193.011. For the 48 units, the just values run from $214,929 to $275,142, with a median of $261,165, which is about 101 percent of the 12-month recorded median of $257,500. Eleven of the 48 units carry a homestead exemption, 23 percent, and the other 37 are not homesteaded. Your own tax bill depends on the taxable value after any exemption and on the millage rate set by the taxing authorities, and the Lee County Tax Collector and the Property Appraiser publish the bill by parcel. We do not estimate a tax figure here, because the right one depends on whether you will homestead the unit.
Three insurance layers sit on a condominium unit. The association carries the building policy, and its cost is spread into the assessment. The owner carries an HO-6 policy for the interior, contents, liability and loss assessment. And because the building is in a mapped flood zone, the owner may need flood coverage for the contents and any improvements the building policy does not cover, and a lender may require it. The insurance section below sets out what the public record shows about condominium-association premiums statewide.
Florida’s documentary stamp tax on a deed is 70 cents per $100 under Florida Statute 201.02. On the 12-month median of $257,500 that is $1,802.50, and on the 60-month median of $342,500 it is $2,397.50. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls. The association may charge an estoppel fee, which Florida Statute 718.116 caps at $250 if there is no delinquency, plus $100 if expedited and up to $150 more if there is a delinquency. Whether the association charges a transfer fee, capital contribution or application fee is in the Declaration and the rules, and we do not know.
A lender financing a condominium purchase looks at the association’s budget, reserve funding, insurance, owner-occupancy and delinquency rates. The association’s answers are in the lender’s condominium questionnaire, which is the association’s document, not ours. A building with an unpublished record is a building where the questionnaire is the first real look, and a cash buyer can skip it, which is why the buyer pool for a building like this one can narrow.
The Bonita Beach Plantation House declaration, bylaws, articles and rules govern rentals, pets, parking, approvals and assessments, and none is published on a public page we could find. Florida law entitles a buyer to them, and the seller must provide them, so the safe path is to request them before an offer.
Data updated: October 2026
The articles of incorporation, the declaration of condominium and the bylaws are the three governing documents, and the association’s rules and regulations sit under them. The state’s corporate filing shows the articles were amended and restated in 2016. Amendments to the declaration, if any, are recorded in the county’s Official Records, and a title search finds them. Florida Statute 718.113 addresses maintenance duties, alterations to common elements and hurricane protection, and disputes about the documents can go to the Division’s mediation and arbitration program under Florida Statute 718.1255.
Florida Statute 718.111 lists the official records an association must keep and, for 25 or more units, post on a website or app: the declaration, bylaws, articles and rules, twelve months of minutes, the budget and financial report, inspection reports, the structural integrity reserve study and building permits, among others. Owners can request them. A buyer’s right comes through the seller’s package under Florida Statute 718.503, and the buyer may void the contract within seven days, excluding weekends and holidays, after receiving the package if it was not delivered before signing.
Whether Bonita Beach Plantation House requires approval of a purchaser or a tenant is a Declaration term. Some associations require an application and an interview, and some do not. If this one does, the estoppel certificate will say what the fee and timeline are. We do not know the answer for this building, so ask before you commit.
We do not describe what the association’s records contain. A document that is behind an owners-only login might have everything a buyer wants or might not, and we have not seen it. The right posture is to ask for the documents and read them, and to treat a refusal or a delay as information.
Whether a Bonita Beach Plantation House owner may rent a unit, for how long and how often is set by the Declaration and rules, which are not published. The City’s rental permit does not apply to a condominium this size, Lee County’s tourist tax covers stays of six months or less, and state licensing can apply to frequent short stays.
Data updated: October 2026
Condominium rental rules vary widely. Some associations set a minimum lease term, limit the number of rentals per year, require approval of a tenant or bar rentals during the first year of ownership. Which of those apply here is a Declaration or rule term, and we have not seen either. Under Florida Statute 718.110, an amendment that changes rental terms binds only owners who consent to it and later purchasers, so the date of an amendment matters, and the estoppel certificate and the recorded amendments tell you which version governs your unit.
The City of Bonita Springs rental permit page describes a $100-per-unit permit that lasts three years and excludes properties of more than six dwelling units that are regulated under Chapter 718. A 48-unit condominium falls on the excluded side, so the City’s permit does not apply, and the association’s own rules are the control. We verified that wording on the City’s page on October 1, 2026.
Lee County levies a tourist development tax of 5 percent on the gross rent of stays of six months or less, and the Lee County Clerk administers it. The state’s tourist development tax rate table lists the county rate, and Florida Statute 125.0104 is the enabling law. Platforms that book the stay usually collect and remit the tax on their own listings, and an owner who books directly must register and remit. The Clerk’s website blocks automated checks, so we cite the state’s table as the linkable source.
Florida’s Division of Hotels and Restaurants treats a unit rented more than three times a year for periods under 30 days as a vacation rental that may need a license. See the state’s vacation rental guide and Florida Statute 509.242. A condominium’s own documents can be stricter than the state’s rules, so a buyer who plans to rent weekly should treat the Declaration as the gate and the license as a second step.
On the roll, 17 of the 48 owners have a Florida mailing address, 31 have mailing addresses outside Florida in 11 states and Ontario, and 14 of the 48 use the building itself as a mailing address. That fits a mix of year-round residents and seasonal owners, and it does not tell us how many units are rented. We do not publish that figure because the public record does not hold it.
Whether pets are allowed at Bonita Beach Plantation House, and how many, how large and of what kind, is set by the Declaration and rules, which are not published. Federal and Florida law separately protect assistance animals for people with disabilities, and Lee County restricts pets at several nearby beach accesses.
Data updated: October 2026
A condominium may limit pets by number, weight, species or breed, may require registration and may set leash or elevator rules. We found no public pet rule for this building, and we do not guess. If a pet matters to your decision, request the rules first and ask the board in writing, and keep the answer with the contract.
Federal fair housing law requires housing providers, including condominium associations, to consider reasonable accommodation requests for assistance animals, and HUD’s guidance on assistance animals explains the standard. An accommodation request is separate from the pet rule, and a buyer or tenant who has one should raise it with the association early.
Lee County’s Bonita Beach access pages for the numbered accesses 2 through 9 on Hickory Boulevard say that pets are not permitted and that fires and grilling are not allowed. A resident who wants to walk a dog on sand should confirm the rules for the specific access before going, since the county changes them with park projects.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, and the National Hurricane Center reports surge of 8 to 12 feet above ground along the Bonita Beach and Bonita Springs coast. No association letter, insurance summary or damage report for Bonita Beach Plantation House is public, so we set out the nearby record.
Data updated: October 2026
The National Hurricane Center’s tropical cyclone report on Hurricane Ian gives inundation ranges for the Southwest Florida coast, with 8 to 12 feet above ground for the Bonita Beach and Bonita Springs segment. That is a regional range, and it does not measure the water at any one building. The Center’s storm surge pages explain the difference between inundation above ground and surge above a datum, which matters when you compare two numbers.
We queried the U.S. Geological Survey’s flood event database for the Ian marks recorded in Florida, 360 in all, and found the nearest to the building. The closest is a mark at Barefoot Beach about 0.28 miles away, 458 meters, at 11.76 feet above the NAVD88 vertical datum and 4.5 feet above the ground there, graded by the survey as quality 2. The nearest quality-1 mark is at 4872 Esplanade Street, about 880 meters away, at 10.8 feet NAVD88 and 5.18 feet above ground. The USGS flood event data and the event list are public.
The federal 3DEP elevation service puts the ground at the building’s centroid at 5.67 feet NAVD88, through the point query service we used for a nearby point. Subtracting, water at the level of the two nearby marks would stand about 6.1 feet and 5.1 feet above the ground at the building: 11.76 minus 5.67 is 6.09, and 10.8 minus 5.67 is 5.13. That is our inference from nearby marks, not a measurement at the building, and it does not say whether water entered a unit. Ground-floor units are the ones that would be exposed first.
The Center’s reports on Hurricane Helene and Hurricane Milton in 2024 give lower surge ranges for the coast around Bonita Beach, as we read them: about 3 to 5 feet for Helene and 4 to 6 feet for Milton in the segment that runs up to Bonita Beach, and 2 to 4 and 3 to 5 feet to the south. The City of Bonita Springs and the county’s after-action report on Ian set out the recovery and permitting response. WGCU’s report on the City’s assessment of Milton’s impact describes the 2024 storm for the City.
News coverage of the storm in Bonita Springs and at Bonita Beach is available from WUSF, the Tampa Bay Times and WINK News. We cite it as background and take no figure from it.
The county’s qualified record shows no sale between July 28, 2022 and May 17, 2023, a gap of almost ten months that spans the storm. The file does not say why, and we do not draw a conclusion from it. The earlier sections list every sale, so a reader can see the timing.
Ask whether any unit or common area flooded in Ian, Helene or Milton, what the association’s insurance paid, whether any special assessment followed, and whether repairs were permitted. The City’s permit portal shows permits by address, and the association’s insurance summary and board minutes, which the statute makes available to owners, would show the rest. Florida Statute 689.302 also requires a residential seller to disclose flood damage and flood-claim history.
Bonita Beach Plantation House sits in FEMA flood zone AE with a base flood elevation of 10 feet NAVD88, in evacuation Zone A and Surge Zone 1 for Lee County. Ground at the building is about 5.7 feet, so the mapped 1-percent-annual-chance flood stands about 4.3 feet above ground at the centroid.
Data updated: October 2026
On October 1, 2026 we queried FEMA’s National Flood Hazard Layer at six points: the roll’s centroid for the 48 units, the common parcel’s centroid and four offsets of 30 meters to the north, south, east and west. All six returned zone AE, base flood elevation 10 feet NAVD88, a coastal floodplain subtype and a special flood hazard area, on Lee County panel 12071C0654G, effective November 17, 2022. An overlapping Collier County panel also appears in the data, and we treat that as a boundary artifact, since the building is in the City of Bonita Springs and Lee County. You can run the same lookup through FEMA’s Map Service Center or the National Flood Hazard Layer viewer.
FEMA also maps a Limit of Moderate Wave Action line, which separates the coastal A zone, where waves of 1.5 to 3 feet can occur, from the inland part of the zone. A line sits about 26 meters, roughly 84 feet, from the building’s centroid in the data we queried. We did not resolve which side of the line the building lies on, and that is the point at which an elevation certificate or a surveyor’s work is the better source than our query. The City’s flood code treats coastal A areas with extra care, and the design flood elevation is the base flood elevation plus one foot, which is 11 feet for an AE 10 area.
Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1, as of the layer’s last edit on March 11, 2025. Zone A is the first zone ordered to leave. The county’s evacuation zone map, the county evacuation page and the state’s Know Your Zone tool let a resident confirm a specific address.
The City’s initial flood insurance rate map took effect September 19, 1984, and the building’s roll year is 1985. That suggests construction began after the initial map, so the building would be post-FIRM for flood-insurance rating purposes, but the National Flood Insurance Program uses the building permit date, not the roll year, so an elevation certificate settles the question.
For a condominium building, the NFIP’s Residential Condominium Building Association Policy covers up to the lesser of replacement cost or $250,000 per unit, and for 48 units that is a maximum of $12,000,000 for the building, with contents covered separately up to $250,000 and increased cost of compliance up to $30,000. Divided by the 35,864 square feet of unit area on the roll, $12,000,000 comes to about $335 per square foot. The FEMA summary of coverage for residential condominium buildings and FloodSmart set out the terms. Whether this association buys NFIP coverage, private flood coverage or none is not public.
FEMA’s Community Rating System listing, which we read on September 30, 2026, shows the City of Bonita Springs at Class 5, a 25 percent discount on flood premiums inside mapped flood zones. The City’s Community Rating System page and FEMA’s CRS guide explain the program. A class can change at the next verification, so confirm it when you price a policy.
The Florida Office of Insurance Regulation publishes quarterly market-share workbooks, and our sums of the condominium-association rows, all four policy types combined, give a statewide average annual premium of $72,570 on 11,268 policies in the second quarter of 2022, $147,381 on 13,841 policies in the second quarter of 2024 and $135,100 on 11,763 policies in the second quarter of 2026. The sources are the 2022, 2024 and 2026 workbooks, listed on the OIR market-share page. The 2026 average is 86 percent above 2022 and 8 percent below 2024. These are statewide averages across buildings of every size and risk, not a quote for this building, and they are not per unit.
Citizens Property Insurance Corporation held 15.1 percent of those policies in 2022, 36.5 percent in 2024 and 9.8 percent in 2026, and its 2026 rate filing notice shows average increases of 7.7 percent for commercial residential multiperil condominium associations and 14.1 percent for wind-only coverage on policies effective on or after July 1, 2026. The Community Associations Institute coverage of the 2024 data and the state’s property insurance changes page give context. The premium for this building is not published.
Ask for the association’s insurance summary: carrier, limits, deductibles, whether wind is included, whether flood is carried, and the renewal date. Ask what the owner’s HO-6 policy must cover for loss assessment. Ask whether the association is in Citizens or the private market. The state’s MySafe Florida Condo program funds some hardening projects for condominiums.
Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories, and Bonita Beach Plantation House is four stories on the county roll and was built in 1985. No result is public, so we state the statutory timeline and assert no status.
Data updated: October 2026
Florida Statute 553.899 requires a milestone inspection of condominium buildings three stories or more at the 30-year point, and Florida Statute 718.112 requires a structural integrity reserve study at least every 10 years for buildings three habitable stories or higher. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item whose deferred maintenance would cost more than $25,000. The Legislature’s 2025 changes in House Bill 913, analyzed in the Senate’s staff analysis and a city summary, adjusted dates and duties, and a 2026 House bill analysis is also on file. The state’s condominium inspections page and timeline page summarize the sequence.
The building reached 30 years in 2015, before July 1, 2022, so as we read the statutes the initial milestone inspection was due by December 31, 2024 and the reserve study by December 31, 2025. Those are inferences from the statutes and the roll’s year built and story count. The certificate of occupancy date and the Florida Building Code’s story count control the real answer, and neither is public here. We do not say that the building passed, failed, completed or missed anything.
Ask for the milestone inspection summary, the structural integrity reserve study or the statement that none has been completed, and any phase-two report. Ask what repairs the reports call for, what they cost and how the association plans to pay. The summary is a seller document under Florida Statute 718.503, and contracts signed after December 31, 2024 must carry a conspicuous statement about whether the association owes and has completed these items. The state’s condominium services page and education page describe what the Division publishes.
Before the 2022 reforms an association could waive reserves, and many did. For the items covered by the study the statute now limits waiver, and an association that has not funded them faces a gap that unit owners fill through assessments. In an older building the question of how much has been set aside, and against what estimated cost, is the question that most separates one building from another. The study is the evidence, and we recommend that a buyer read it before reading anything else.
The Lee County School District assigns schools by address, and the district’s school locator is the authoritative way to find the schools for a given Bonita Beach Plantation House unit. We do not name an assigned school on this page, because zone lines and enrollment plans change from year to year.
Data updated: October 2026
Open the district’s school site locator, enter 5220 Bonita Beach Road SW, Bonita Springs, FL 34134, and read the elementary, middle and high school zones it returns. The district’s school zones page and its student enrollment plan explain the zone and choice rules. Zones can change when the district opens a school or revises boundaries, and the locator reflects the current ones.
A neighborhood’s school is a high-stakes fact for a family, and a stale answer can cost a buyer a lot. We have not confirmed the assignment for this address against the locator in a way we can show, so we send you to the source. If you are buying for a school, call the district’s enrollment office and get the answer in writing before you remove contingencies.
The county roll shows owners from 12 states and Ontario, many with out-of-state mailing addresses, and 14 of 48 using the building as a mailing address. Public records do not show who has children at home, and we do not infer it. School assignment matters most to the owner who plans to live here year-round.
Bonita Beach Plantation House is inside the City of Bonita Springs, which issues building permits for the property, and the City’s zoning district for the parcel is not confirmed on any source we could read. The roll’s zoning field is blank, and the City’s published zoning map is dated 2013.
Data updated: October 2026
The City of Bonita Springs handles building permits and zoning for this address through its Community Development Department and its building questions page, and the public permit portal lists permits by address. Lee County’s Community Development site governs unincorporated areas, which does not include this building. The City’s post-storm permitting guide and Ian progress report describe the rules that applied after 2022.
The county roll lists a zoning area code of CBS for the parcel and leaves the zoning field blank. The City’s zoning map was created in 2013, so we do not rely on it for a current district. The City’s code is online through Municode, and Community Development can confirm the district and whether a condominium of this density is a conforming use. If you plan a renovation, do not rely on our page for zoning.
The City’s flood hazard reduction ordinance and its substantial damage and substantial improvement notice set the rule that matters after a storm or a major renovation: if the cost of repairs or improvements to a structure in a flood zone reaches 50 percent of the structure’s market value, the whole structure must be brought into compliance with current flood code, including the design flood elevation. For an AE 10 area the design flood elevation is 11 feet. For a condominium, the test applies to the building, not to a single unit, and the association manages the process.
The Florida Department of Environmental Protection’s coastal construction control line program regulates construction seaward of state control lines. Using the department’s line data and the roll’s centroid for the building, we measured the building to lie landward of both the 1991 line, by about 1,165 feet, and the 1978 line, by about 2,116 feet, and so we do not expect the program to govern ordinary work at the building. The Department decides jurisdiction, and a contractor or engineer should confirm.
Bonita Beach Plantation House is about half a mile by map routing from Bonita Beach Park and its pedestrian access, and 24.4 miles, about 35 minutes, from Southwest Florida International Airport by car. Beach parking has changed, so check the county’s current notices before planning a day.
Data updated: October 2026
Map routing from the building to Bonita Beach Park at 27954 Hickory Boulevard is about 0.53 mile, 854 meters, and to Bonita Beach Access 1 at 27890 Hickory Boulevard it is 0.51 mile, 822 meters. At a walking pace of 3 miles per hour, 0.53 mile is a bit over ten minutes. The routing service returned the same distance for walking and driving, so treat these as map-routing distances. The county’s Bonita Beach Park page, Access 1 page and Access 2 through 9 page are the current sources, and the county beaches index lists the rest.
The county’s pages say that Bonita Beach Park’s lot and amenities close to patrons from September 8, 2026 for Hurricane Ian restoration work, with pedestrian access through Access 1, that parking costs $2 per hour, and that the annual subscription is not accepted at the park. They say that Access 1’s lot closes November 1, 2026, with pedestrian access remaining, at $2 per hour with an annual pass listed. Little Hickory Island Park at 26082 Hickory Boulevard, Access 10, closes its lot and amenities on September 8, 2026 with pedestrian access remaining. Accesses 2 through 9 are free to park, with no pets, fires or grilling. The county’s pages also say the beaches are not restored to pre-Ian conditions, and the Little Hickory Island Park page carries the Access 10 notice. The City’s beach access page covers the City’s role, and WINK News reported in September 2024 on county funds for nourishment at Lovers Key and Bonita Beach. See WGCU’s report on the closures, the county’s paid-parking announcement and Visit Fort Myers on the park. Residents of a building within walking distance have an advantage while the lots are closed.
Bonita Beach Road is the route between the mainland and the beach area, and the county has bridge work underway in the area. The county’s Big Hickory Pass bridge update and WGCU’s report on three bridge reconstructions describe the project. We did not confirm its current status or any effect on traffic, so check it before relying on a route.
Condominium trash is often collected at a common dumpster, and whether this building uses the county’s solid waste program or a private hauler, and whether it is in the assessment, is a budget item. The county’s solid waste page and residential page describe the county program, and WGCU’s report covers a 2025 pickup-schedule change. Bonita Springs Utilities lists its service area. The building’s mailing address is on the street and its ZIP code is 34134. Confirm electric, internet and cable providers for your unit, and ask whether the association pays any of them.
Map routing puts Southwest Florida International Airport, the RSW airport, at 24.4 miles and 35 minutes by car, and the Naples Pier at 16.6 miles and 29 minutes, with no traffic. Those are map-routing estimates, and season and storms change them. LeeTran runs the county’s buses, and its route map shows what serves Bonita Beach Road. Wikipedia’s Bonita Springs entry gives the City’s background.
Bonita Beach Plantation House units sold for a median of about $463 per heated square foot across 14 qualified county sales in 60 months, and about $347 across 4 sales in the last 12 months, from $296.44 to $592.89. Units of 721 to 759 square feet make price per square foot a workable yardstick.
Data updated: October 2026
For each of the 14 qualified sales we divided the recorded price by the unit’s heated area on the county roll, 721, 726 or 759 square feet. The median of the 14 results is $463.06, which is the average of the seventh and eighth values, $454.55 and $471.57. For the four sales since October 2025 the median is $346.75, the average of $344.35 and $349.14. Both are arithmetic on county records, and neither is an appraisal.
The 2022 sales ran from $441.37 to $527.01 per square foot, with a median of $476.83. The four 2026 sales ran from $296.44 to $349.14, with a median of $346.75, which is about 27 percent below the 2022 median. The highest value in the record is the $450,000 sale of unit 408 in March 2024 at $592.89, and the lowest is the $225,000 sale of unit 412 in June 2026 at $296.44, both 759-square-foot units on the fourth floor.
Applying the 12-month median of $346.75 per square foot to the three plan sizes gives $263,183 for a 759-square-foot unit, $251,741 for a 726-square-foot unit and $250,007 for a 721-square-foot unit. Those are illustrations of the arithmetic, and the 12-month median price itself is $257,500, so the two methods agree within a few percent. They are not valuations. A particular unit’s condition, view and floor, and the date of sale, move the number, and the right way to price one is a comparison with the nearest like unit.
The range from $296 to $593 per square foot is large relative to the median, and the county file carries none of the usual explanations: condition, renovation, balcony, view, flooring, or whether the sale included furnishings. The timing of the sale explains much of it, since the low and high are separated by 26 months. A buyer’s best test is a side-by-side walk-through of two units, and a seller’s best preparation is a comparison against the last four sales.
Bonita Beach Plantation House on Bonita Beach Road SW is not the same as Plantation House, a time-share condominium on Captiva Island, nor as Bonita Beach Plantation, Inc., an inactive Florida corporation, nor as the beach plantation resorts of other states that appear in search suggestions. A search that matches only on the words returns the wrong property.
Data updated: October 2026
The words plantation and house are common property names across Florida and the Southeast, and the search suggestions people see for this building mix in resorts in other states. Our check of the autocomplete suggestions for this name found most were names of plantation-style resorts elsewhere. The county roll spells our property two ways, and a keyword match on one spelling misses the other.
The state’s corporate records list Bonita Beach Plantation, Inc., a for-profit corporation filed in October 1985 and administratively dissolved in September 2006, with a street address of 5164 Bonita Beach Road, and a trade name Bonita Beach Plantation that is active. We do not assume either is connected to the condominium association. The Captiva property’s county record carries a Captiva ZIP code, a different taxing district and a Gulf-front code.
Look at the street address. A unit at 5220 Bonita Beach Road SW, ZIP 34134, with a unit number from 101 to 412, is in this building. The listing’s association name, building address and unit number should agree with the county’s records, and the legal description should cite Official Records Book 1823, page 3997. If you are not sure, send us the address and we will check it against the roll.
We built this page from primary records, not a listing feed. We tracked every one of the 48 Bonita Beach Plantation House unit parcels in the Lee County roll and every one of the 14 qualified sales in the county’s last 60 months, and we queried FEMA, Lee County and the U.S. Geological Survey ourselves.
Data updated: October 2026
A team with the Top 1% Real Estate Agents Nationally Since 2008 recognition still has to show its work, so each step below is one a reader can repeat. We read the county roll for the building, which the Department of Revenue distributes through its assessment roll data portal, and counted units, floors, years built and heated area from it. We read the county’s recorded-sales files and kept the county’s window and qualification rules intact, with the Department of Revenue’s sale qualification codes and the county’s transfer code list beside us. We downloaded the state’s condominium extract and read the building’s project record, and we read the association’s filings at the Division of Corporations. We queried FEMA’s flood layer at six points, the county’s evacuation layer, the U.S. Geological Survey’s elevation service and its high-water-mark database, read the statutes cited here from the Legislature’s website, and read the Lee County Parks pages for the beach accesses. Then we opened every link in the sources list.
Four things stood out. A roll search on the word condo finds 3 of the 48 homes, and an early roster of the strip carried only 4 parcels for the building. The state’s record carries an older ZIP code, 33923-3867, where the county uses 34134. The 12-month median is about 25 percent below the 60-month median, and the highest and lowest sales are two same-size fourth-floor units 26 months apart. And no public page for the association itself exists, which is unusual for a building of 48 units and the reason this page prints so many routes to the documents.
We could not pull Southwest Florida MLS data for Bonita Beach Plantation House, so every MLS-derived figure on this page is marked unavailable and not estimated. We could not read the declaration, bylaws, rules, budget, reserve study or milestone summary, because the association does not post them publicly. We list these gaps again, in one place, at the end of the page.
Bonita Beach Plantation House and Bonita Beach and Tennis Club are the two condominium communities on Bonita Beach Road SW, about a quarter mile apart, and they are different products: 48 two-bedroom units of 721 to 759 square feet against 360 efficiency units of about 508 square feet, with 12-month county medians within about 8 percent of each other.
Data updated: October 2026
Bonita Beach and Tennis Club is a 360-unit community of five ten-story buildings at 5500 through 5900 Bonita Beach Road SW, built from 1977 to 1980 on the county roll, with ten tennis courts and two heated pools per its association site. The map distance from the Plantation House to its nearest building is about 381 meters, 0.24 mile. The figures below come from the same county method on each page.
Question | Bonita Beach Plantation House | Bonita Beach and Tennis Club | Who it fits |
|---|---|---|---|
Size | 48 units in 1 four-story building | 360 units in 5 ten-story buildings | Plantation House for a smaller community, Beach and Tennis Club for the widest choice |
Built | 1985 | 1977 to 1980 on the roll | Plantation House for a newer building |
Unit size | 721 to 759 sq ft, 2 bedrooms, 1 bath | 508 or 540 sq ft efficiency units | Plantation House for space |
12-month county median | $257,500 (4 sales) | $280,000 (20 sales) | Plantation House for entry price, on a thin sample |
12-month median per sq ft | $346.75 | $551.18 | Plantation House per square foot |
60-month county median | $342,500 (14 sales) | $305,000 (50 sales) | Beach and Tennis Club for entry price over five years |
Amenities documented | A pool and common land; the rest unconfirmed | Ten tennis courts, two heated pools, per its site | Beach and Tennis Club for tennis |
Flood zone | AE, 10 ft | AE, 10 ft | Both mapped, neither guaranteed dry |
Fees | Not published | Not published on its public site | Read each budget |
Over the same windows, the two communities compare as follows, from the county’s record on each page. The Plantation House counts are small, so the first three rows are directional.
Window | Plantation House sales and median | Beach and Tennis Club sales and median |
|---|---|---|
12 months | 4 sales, $257,500 | 20 sales, $280,000 |
24 months | 6 sales, $265,000 | 34 sales, $280,000 |
36 months | 9 sales, $302,500 | 35 sales, $280,000 |
60 months | 14 sales, $342,500 | 50 sales, $305,000 |
In the last 12 months the Plantation House median is $22,500 lower, about 8 percent, for units with about 49 percent more heated area, 759 square feet against 508, which is why its price per square foot is about 37 percent lower, $346.75 against $551.18. Over 60 months the order reverses, at $342,500 against $305,000, because the Plantation House window includes its 2022 to 2024 peak. Beach and Tennis Club’s turnover is 20 of 360 units in 12 months, 5.6 percent, and the Plantation House’s is 4 of 48, 8.3 percent.
Choose Bonita Beach Plantation House if you want two bedrooms for about the price of an efficiency, if you prefer a 48-unit building to a 360-unit community, and if you are comfortable with the unpublished fee schedule and will read the documents first. A small association means each owner’s share of a major repair is larger, so the reserve study matters more here.
Choose Bonita Beach and Tennis Club if tennis and a resort-style social calendar matter, if you want the deepest record of comparable sales, and if a studio-scale unit suits a seasonal or investor use. Our Bonita Beach and Tennis Club page has its own audit.
Bay Harbor Club is a 104-unit bay-side community with a $555,000 county median over 24 months. Bonita Beach Club is a 198-unit Gulf-side community with a $690,000 median. Seascape is a 136-unit Gulf-side condominium, and Sea Isles is an 84-unit bay-side building with 8 qualified sales in 60 months. A buyer who wants a larger floor plan than 759 square feet will find it in those buildings at higher prices.
Selling at Bonita Beach Plantation House? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
Bonita Beach Plantation House offers two bedrooms within about half a mile of the Gulf beach at a county median of $257,500 over the last 12 months, in a 48-unit building with a pool. Its costs are an unpublished fee schedule, a 10-foot flood zone, a 1985 building’s age work and a price decline since 2024.
Data updated: October 2026
For most buyers the question is not whether these points exist but whether the documents resolve them. A buyer who reads the budget, the reserve study, the special-assessment ledger and the estoppel certificate can price a unit on facts. A buyer who cannot get those documents should treat that as information too.
Selling at Bonita Beach Plantation House? Get a free valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see our buyer page.
If you’re searching for a Bonita Beach Plantation House listing agent, or thinking, “I need someone to sell my Bonita Beach Plantation House home…”, McGreevy and Comisar is the team to call. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and we prepare every Bonita Beach Plantation House listing the way a buyer’s attorney will read it: documents first, assessments disclosed, and price tied to the county record.
Top 1% Real Estate Agents Nationally Since 2008 is the credential we list first. The full list of what we bring to a Bonita Beach Plantation House listing is below.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull that would give the 12-month Bonita Beach Plantation House closed-sale count, dollar volume, average days on market and sale-to-list ratio was parked on the publication date, so we show the public record instead. Lee County’s qualified record shows 4 Bonita Beach Plantation House sales in the 12 months from October 2025 with a median of $257,500 and a range of $225,000 to $265,000, and 14 in 60 months with a median of $342,500. With a building this small, each comparable matters.
A Bonita Beach Plantation House sale is a documents sale and a pricing sale. The buyer’s attorney and lender will ask for the budget, the reserve study or its absence, any special assessment and the milestone inspection summary, and a unit that arrives with those papers in order sells on its merits. We request the estoppel certificate and the statutory document package under Florida Statute 718.503 before we list, so the first buyer to see the home also sees the facts.
Price follows the floor, the plan and the date. With three plan sizes of 721, 726 and 759 square feet, and prices that fell from a 2024 peak, a blended average is less useful than a nearest-like-unit comparison from the last 12 months, and the recorded range of $225,000 to $265,000 in that window shows how tight the recent band is. We price from the nearest like unit in the county record and adjust for condition. Condominium projects with insurance questions, assessments or a limited number of financed buyers can narrow the pool, so we confirm early what a buyer’s lender will ask. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls.
Request your free Bonita Beach Plantation House home valuation and we will come back with the nearest comparable recorded sales, the floor and plan adjustments, and the document gaps that could affect your price.
Call or text Jesse at (239) 898-6072, text or call, with any question about selling at Bonita Beach Plantation House. Our guide to selling a Bonita Beach Plantation House condo has the recorded sales, the documents and the costs.
Six questions Bonita Beach Plantation House owners ask us before they list.
It depends on the floor, plan, condition and the date, and the county record shows a wide spread: qualified sales from $225,000 to $450,000 in 60 months, and from $225,000 to $265,000 in the last 12, with a median of $257,500. We use the nearest like unit, not the median. A free valuation from our team gives you the comparables and the adjustments.
You owe any unpaid assessments through closing, and the estoppel certificate states the amount. Under Florida Statute 718.116 the association must issue it within 10 business days and may charge a capped fee, up to $299 under the Florida DBPR’s inflation-adjusted schedule. The certificate also shows any transfer fee, capital contribution or approval requirement.
We cannot promise either way, and we do not have MLS data to measure it. What we know is that buyers will ask about every assessment, and a seller who has the notices, the payment history and the stated purposes ready removes uncertainty. We found no public assessment notice for the building.
The seller must provide the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at the seller’s expense under Florida Statute 718.503.
Slightly, but we have no MLS split to show how much. The county’s 60-month record shows floor medians from $307,500 to $360,000 on three or four sales each, and plan medians of $302,500 to $355,000 on three to eight sales, which is a small sample. The interior condition and the sale date matter more. We compare like with like.
Call Jesse at (239) 898-6072, text or call, or use the free valuation link above. We will ask for your unit number, then pull the nearest comparables and request the document package from the association manager before you decide on price.
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 Plantation House specifically. Read the five-star reviews on Google.
★★★★★ “Working with Marc Comisar at Domain Realty Group was the best decision we made. He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence. Professional, responsive, and genuinely invested, we highly recommend Marc!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
Jesse McGreevy and Marc Comisar of McGreevy and Comisar, part of Domain Realty Group, are Bonita Springs real estate experts who list and sell Bonita Beach Plantation House condominiums and other Bonita Beach homes. Our honors and recognition are below, together with how to reach us directly and the licensing information Florida requires.
Top 1% Real Estate Agents Nationally Since 2008 heads the list of honors below.
Meet Jesse McGreevy and Marc Comisar on their agent pages, and learn how we work on our McGreevy and Comisar about page. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions Bonita Beach Plantation House buyers and searchers ask most, rewritten as plain questions, with answers drawn from the records cited above. Where a fact is not published, we say so and name the document that settles it.
Bonita Beach Plantation House has 48 condominium units in one building. The state lists 48 units, and the county roll holds 48 residential unit parcels at 5220 Bonita Beach Road SW plus one common-element parcel for the land and pool. Together that makes 49 parcels, which is where a count of 49 comes from.
The county roll gives 1985 as the year built for all 48 units. The association’s corporation was filed on November 14, 1985, and the state recorded the condominium on January 14, 1986. The certificate of occupancy date is not public, and the City’s permit records would show it.
The county roll lists 721, 726 or 759 square feet of heated area: 32 units of 759 square feet, 8 of 726 and 8 of 721. The mean is about 747 square feet. Those are county figures and not appraiser measurements, so measure the unit you are considering.
All 48 units are coded two bedrooms and 1.0 bath on the county roll. None lists a garage or carport. The roll does not show the layout, so ask the seller for the recorded condominium plat and the unit’s floor plan, because layouts can differ from the coded counts after renovations.
The roll shows four stories, with units numbered 101 to 112, 201 to 212, 301 to 312 and 401 to 412, so 12 per floor. Whether there is an elevator is not in any public record we found, so ask before you consider a third or fourth floor unit.
Bonita Beach Plantation House is at 5220 Bonita Beach Road SW, Bonita Springs, Florida 34134, inside the City of Bonita Springs. It is about 0.24 mile east of the nearest Bonita Beach and Tennis Club building by map distance and about 0.53 mile by map routing from Bonita Beach Park.
By map routing the building is about 0.53 mile, 854 meters, from Bonita Beach Park and 0.51 mile from Access 1, a walk of roughly ten minutes. The park’s lot and amenities close to patrons from September 8, 2026, with pedestrian access remaining, so walking is the practical way to go.
The aerial shows a tidal waterway with mangroves along the building’s north side, with boats at the north wall, and the roll codes the land as on the bay. It is not Gulf-front. Whether any owner has dock or slip rights is a Declaration question, and we found no public record that answers it.
Not published. We found no public assessment amount in the state’s records, the county roll, the association’s filings or any association website. The seller’s budget under Florida Statute 718.503 lists it, and the estoppel certificate states the current amount. Do not rely on a figure from a listing site without that paper.
That is a budget and Declaration question, and neither is public. A condominium assessment commonly funds management, insurance, water, sewer, trash, landscaping, pool care and reserves, but which items this building’s covers differs. Ask for the budget and the three most recent annual statements and read which lines are included.
It depends on the Declaration and rules, which are not published. The City’s rental permit does not apply to a condominium of more than six units, Lee County’s tourist tax applies to stays of six months or less, and state licensing may apply to frequent short stays. Read the rental terms before you buy for income.
Unknown. The association’s minimum lease term, if any, is a Declaration or rule term, and under Florida Statute 718.110 a rental-term amendment binds only owners who consent and later buyers. Ask for the current rules and every recorded amendment, and ask the board in writing before you rely on weekly rentals.
The association’s pet rule is not published, so ask for the rules. Federal fair housing law separately requires associations to consider reasonable accommodation requests for assistance animals. The county bans pets at accesses 2 through 9 on Hickory Boulevard, so check the access before you take a dog to the beach.
FEMA zone AE with a base flood elevation of 10 feet NAVD88, on Lee County panel 12071C0654G, effective November 17, 2022. We queried six points on October 1, 2026 and all returned the same. Ground at the building is about 5.7 feet, so the mapped flood stands about 4.3 feet above ground.
We do not know. No association letter, insurance summary or damage report is public. The National Hurricane Center reported 8 to 12 feet of surge above ground for the Bonita Beach segment, and the nearest quality-1 high-water mark was 5.18 feet above ground 880 meters away. Ask the seller about damage and claims.
Yes. Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1, as of the layer’s March 11, 2025 edit. Zone A is the first zone ordered to leave. Confirm your address on the county’s evacuation map or the state’s Know Your Zone tool.
The association’s premium is not published. Statewide, the average condominium-association policy cost $135,100 in the second quarter of 2026, from $72,570 in 2022 and $147,381 in 2024, across all building sizes. Owners also carry an HO-6 policy, and may need flood coverage. Ask for the association’s insurance summary.
We found no public special-assessment notice. Florida Statute 718.116 requires the purpose of any special assessment to be stated in the written notice, so ask the seller for every notice since 2022, the payment schedule and the balance owed, and confirm in the estoppel certificate.
No result is public, and we assert none. The building has four stories and was built in 1985, so as we read the statutes the initial milestone inspection was due by December 31, 2024 and the structural integrity reserve study by December 31, 2025. The seller’s package must include the summary or a statement.
The county recorded 4 qualified sales in the 12 months from October 2025, from $225,000 to $265,000, with a median of $257,500. Over 60 months it recorded 14, from $225,000 to $450,000, with a median of $342,500. The newest qualified sale in the roll is dated June 1, 2026.
Down since 2024. The county’s annual median rose from $208,000 in 2015 to $415,000 in 2024 and fell to $257,500 in 2026 to June, which is about 38 percent lower. Two sales a year in 2023 to 2025 is a thin record, so the exact turn is uncertain, but the four 2026 sales confirm the direction.
In the county record, 4 sales in the last 12 months, 8.3 percent of the 48 units, and 14 in 60 months, 29.2 percent. Annual counts since 2015 range from 2 to 8. A buyer should expect few comparables and should look at the whole list of sales, not only the median.
The county’s median is $463.06 per heated square foot over 60 months and $346.75 over the last 12 months, from 14 and 4 qualified sales. The lowest recorded value is $296.44 and the highest is $592.89. These are arithmetic on county records, not appraisals, and condition and sale date move them.
Not documented. The aerial shows boats along the water at the building’s north wall, but boats alone do not establish dock rights, and we found no public slip count, agreement or fee. If a slip is part of your decision, make it a contract term and have it proved from the Declaration.
Yes. The county roll flags a pool, and the common-element parcel’s legal description ends in “C/E POOL.” The aerial shows a pool and a small pool house at the east end. Heating, hours and guest rules are not published, so ask the association.
None is documented. The record shows a pool and common land, and the aerial shows parking at both ends of the building. Tennis courts, a clubhouse and similar amenities are at Bonita Beach and Tennis Club, a quarter mile west, which is a separate association with its own rules.
Not documented. The roll shows no garage or carport on any unit, and the aerial shows parking areas at both ends of the building. Whether spaces are assigned, how many each unit gets, and where guests park are Declaration and rule questions, so ask before you plan for two cars.
Often, but a lender will review the association’s budget, reserves, insurance and owner-occupancy rate through a questionnaire the association completes, and a building with unresolved insurance or reserve questions can narrow the lenders. Cash buyers skip that step. Ask a lender early and ask the seller for the budget.
Under Florida Statute 718.503 the seller must provide the declaration, articles, bylaws and rules, the budget and annual financial statement, the milestone summary, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document. Add the insurance summary and any special-assessment notices.
If the documents were not delivered before you signed, Florida Statute 718.503 gives you seven days after receipt, excluding Saturdays, Sundays and holidays, to void the contract by written notice. Ask your attorney how the deadline reads on your contract, and do not let it lapse unread.
We do not know. The state’s corporate filings list the association’s principal address at the building and its mailing address and registered agent in care of a management company in Cape Coral, but a registered agent is a legal contact and not proof of day-to-day management. The estoppel certificate names the manager of record.
Lee County assigns schools by address. Enter 5220 Bonita Beach Road SW in the district’s school site locator and read the zones it returns. We do not name a school on this page, because zones change, and a family should get the answer in writing before closing.
No. Plantation House Condo on Captiva Island is a time-share property with a Captiva ZIP code and taxing district. Bonita Beach Plantation House is at 5220 Bonita Beach Road SW in Bonita Springs, and its county legal description cites Official Records Book 1823, page 3997. Check the street address on any listing.
Plantation House has 48 two-bedroom units of 721 to 759 square feet in one four-story building. Beach and Tennis Club has 360 efficiency units of about 508 square feet in five ten-story buildings. The 12-month medians are $257,500 and $280,000, so Plantation House costs less per square foot by about 37 percent.
By map routing, 24.4 miles and about 35 minutes to Southwest Florida International Airport, with no traffic, and 16.6 miles and 29 minutes to the Naples Pier. Those are estimates from a map-routing service, and season, events and storms change them.
Interior work usually needs association approval and a City permit, and the Declaration and rules govern what is allowed, including hours, flooring and noise. The City’s permit portal shows permits by address. Exterior or structural work is the association’s, and after a storm the 50 percent rule can apply to the whole building.
None is public that we found, even though people search for them. The recorded condominium plat and the seller’s documents are the best sources, and the county roll gives the heated area by unit. Ask the seller for the unit’s plan, then measure the rooms and compare them with the roll’s square footage.
These are the questions Bonita Beach Plantation House owners ask before listing, with answers drawn from the records cited above. Southwest Florida MLS figures are marked unavailable where they would normally appear.
It depends on the floor, plan, condition and sale date. The county’s last four qualified sales, from February to June 2026, ran from $225,000 to $265,000, a median of $257,500, and the 14 sales in 60 months ran from $225,000 to $450,000. We price from the nearest like unit, and a free valuation gives you the comparables.
The four most recent qualified sales are unit 105 at $265,000 on February 20, 2026, unit 103 at $250,000 on March 3, unit 302 at $265,000 on April 20 and unit 412 at $225,000 on June 1. The first three were 759, 726 and 759 square feet. Every sale is listed in the market section.
From the recent sales. The 60-month median of $342,500 spans the 2022 to 2024 run-up and the 2026 decline, so it describes neither. The 12-month median of $257,500 on four sales is thin but current. A buyer’s lender and appraiser will look at the most recent comparable sales first.
Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS median days on market for this building was parked on the publication date, and we do not estimate it from the county record, which carries recording dates and not listing dates. We will give you the days on market of the nearest comparables at your consultation.
Under Florida Statute 718.503 you must give the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the structural integrity reserve study or a statement that none is complete, and the frequently asked questions document, at your expense. We request them before listing.
Under Florida Statute 718.116 the association must issue it within 10 business days. The fee is capped at up to $299 for the certificate, up to $119 more for an expedited request (3 business days) and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. Order it early, because the certificate often controls the closing date.
In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls, so the buyer and seller can agree differently. The buyer’s lender’s policy and the buyer’s closing costs are separate. We confirm the allocation in the contract before you sign, and your title company prices the policy.
Florida’s documentary stamp tax on a deed is 70 cents per $100 under Florida Statute 201.02. On a $257,500 sale that is $1,802.50, and on a $342,500 sale it is $2,397.50. Who pays is a contract term, and the contract controls.
Yes, any unpaid assessments through closing, and the estoppel certificate states the amount, including any special assessment installment due. The title company pays the balance from your proceeds. If a special assessment is billed in installments, ask how the contract treats the installments that fall after closing.
We cannot promise either way, and we have no MLS data to measure it. We found no public assessment notice for the building. Buyers will ask about every assessment, and a seller who has the notices, the stated purposes and the payment history ready removes the uncertainty that lowers offers.
Only if the Declaration or rules require it, and we have not seen either. Some associations require an application and a fee or an interview. The estoppel certificate shows any approval requirement, transfer fee or capital contribution, so read it before you accept an offer, and allow time for the review.
Yes, in the window the statute allows. Under Florida Statute 718.503, a buyer who did not receive the documents before signing can void the contract within seven days of receipt, excluding Saturdays, Sundays and holidays. Delivering the package with the offer, or at signing, avoids that window.
Yes. Florida Statute 689.302 requires a residential seller to make a flood disclosure about damage and claims history. The building is in FEMA zone AE and Zone A for evacuation, and buyers will ask. Gather any insurance claims, repair permits and association notices before listing so you can answer accurately.
A buyer’s attorney and lender will ask for them, and the statute requires the summary and the study, or a statement that none is complete, in the buyer’s package. No result is public for this building. If the study shows large deferred items, buyers will price the assessments they expect, so know the report before you list.
The building is in a coastal flood zone that took surge in 2022, and buyers will ask whether the unit or building flooded and what repairs followed. The county’s qualified record shows no sale between July 28, 2022 and May 17, 2023, and does not say why. Prepare your own history: damage, claims, permits and repairs.
Compare the cost with what the county’s record suggests is at stake. The 14 sales span $225,000 to $450,000 for similar plans, and the file carries no condition field, so we cannot say how much a renovation returns. Check the Declaration’s work rules and permit needs first, and we will walk the unit and advise.
Slightly, in a small sample. The 60-month floor medians run from $307,500 to $360,000 on three or four sales each, and the plan medians from $302,500 to $355,000 on three to eight. The fourth floor holds both the highest and lowest sale, so a clear floor premium is not in the record.
Not by itself. Unit 408 sold for $450,000 in March 2024, and the county’s 2024 median was $415,000 on two sales, but the 2026 median is $257,500, about 38 percent lower. The record gives no condition or terms to explain a $450,000 sale. A buyer’s appraiser will rely on recent sales, so price for the present market.
The county file does not say, and we do not guess. The decline shows in the four 2026 sales and in the annual medians. Possible factors, such as insurance costs, assessments, and interest rates, are statewide or building-level stories that the public record does not tie to this building. Your documents will show whether your building has one.
We cannot measure it, because the cash-versus-financed split is an MLS figure that is not available at publication. A condominium of 48 units can narrow its financed pool if a lender finds a problem with reserves, insurance or owner-occupancy, so we ask early what a buyer’s lender will need and prepare the documents to meet it.
Of the 14 qualified sales in the last 60 months, 10 were recorded between February and May: 1 in February, 4 in March, 2 in April and 3 in May. The others were 2 in June, and 1 each in July and October. That is the county’s recording month, not the contract date, and the sample is small.
Yes. On the roll, 31 of the 48 owners have mailing addresses outside Florida, and many sell without traveling. Florida closings can be done by mail or with a notary, and we coordinate showings, the estoppel and the documents. Your title company will tell you what signatures it needs, and a power of attorney can help.
Usually, subject to the lease and the Declaration. The buyer may need the tenant’s lease and may need to honor it, and the association may have approval rules for the lease. If the buyer wants the unit vacant, the lease terms and notice periods control. We review the lease early so the contract fits it.
The exemption belongs to you and your parcel, and the county’s roll shows 11 of the 48 units homesteaded. When you sell, the exemption ends for the buyer unless they apply for their own, and the county reassesses. Ask the Property Appraiser about portability if you are buying another Florida home, and ask your tax adviser about the details.
Not by Florida law for a condominium unit sale, but a buyer’s insurance agent may want one if the building has one. If the association holds an elevation certificate, ask for a copy, because it settles the pre-FIRM or post-FIRM question and how the building sits against the 10-foot base flood elevation.
The statute requires the association to produce them, and the seller’s package is the seller’s cost. If the manager is slow, put the request in writing, cite Florida Statute 718.111 and 718.503, and keep the date. We handle the requests for our listings and escalate through the manager, and an attorney can help if needed.
Unknown, because the Declaration and rules are not published. Some associations charge a transfer fee, a capital contribution or an application fee on sale, and the estoppel certificate lists any. Ask for the certificate early, so the fee does not surprise you at closing and you can negotiate who pays.
Cancel it effective at closing and confirm any refund with your carrier. Keep it active until then, because the contract places the risk of loss on you until closing. Ask your carrier about a claims history letter, since a buyer’s insurer may request one, and keep flood coverage active until closing if you carry it.
We list in the Southwest Florida MLS and prepare the property as a documents-first listing: the statutory package, the estoppel, the assessment history and the county’s comparable sales, then marketing built on those facts. We do not publish MLS performance numbers for this building on this page, because they were unavailable at publication.
No. A valuation from our team is free, with no obligation. Request one at our home valuation page or call Jesse at (239) 898-6072. We will ask for the unit number, then return the nearest recorded comparables, the plan and floor adjustments and the document gaps that could affect your price.
Compensation is negotiable under Florida law and is set in the listing agreement. We explain it, along with the closing costs on this page, at the listing consultation, so that you can see your net proceeds on a sample price before you decide. We do not quote a percentage on this page.
Our only data is the county’s recording months, which lean to February through May, and that is a small sample. Seasonal owners are often in town in winter and spring, which fits the pattern, but we have no MLS evidence of it. Price and documents matter more than the calendar, and we advise on timing in a consultation.
Call Jesse at (239) 898-6072, text or call, or request the free valuation. We will ask for your unit number, review the nearest comparables, request the association’s documents and the estoppel, and walk the unit. Then we set a price against the county record, prepare the package and list.
Every link below was opened and returned a working page when we checked on October 1, 2026. We list primary documents first.
This list gathers every place where this page says a figure or fact is not available, and every place where two sources disagree. Each item names the document or route that would settle it, so a buyer, a seller or our team can close the gap.
These are the public primary documents behind the sales-code, storm and cost sections of this page, hosted by the issuing agency.
Document | Issued | What it is |
|---|---|---|
Effective 2026 | Definitions of the sale codes behind the county’s qualified sales file | |
2023 | Storm summary and inundation ranges | |
May 2024 | Flood coverage limits for a condominium building | |
March 2025 | County tourist tax rates for short-term rentals | |
October 27, 2022 | The 50 percent rule and design flood elevation |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Bonita Beach Plantation House. 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.
