Bonita Del Sol is a 248-home, no-CDD Pulte community in Bonita Springs, built on the former Bonita Springs Golf and Country Club. Now a resale community about a half mile from Old 41 and roughly 7 miles from the Gulf beaches, it offers brand-new single-family homes, a heated community pool, a 36.5-acre lake, and a low-maintenance, low-fee lifestyle. McGreevy and Comisar are the best realtor for Bonita Del Sol, for buyers and sellers alike.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the real estate team Bonita Del Sol homeowners call first. If you are searching for the best realtor for Bonita Del Sol, whether you want to sell your Bonita Del Sol home or buy one in this brand-new Pulte community, we are the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group as the #1 team in Southwest Florida since 2012, and Jesse and Marc alone have closed over $900 million in personal sales. Bonita Del Sol is a 248-home, no-CDD, single-family community in Bonita Springs, Florida, built by Pulte Homes on the site of the former Bonita Springs Golf and Country Club, and we know it street by street.
Selling your Bonita Del Sol home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Buying in Bonita Del Sol? Call Marc at (239) 287-5873 for a personalized buyer consultation.
McGreevy and Comisar are the best realtor for Bonita Del Sol because we pair the #1 team in Southwest Florida with genuine, street-level knowledge of this new Pulte community, its resale market, and its no-CDD cost story. Whether you are selling your Bonita Del Sol home or buying one, we bring the marketing reach, pricing discipline, and negotiating record that a brand-new resale community deserves.
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 our Domain Realty Group team and over $900 million in personal sales between Jesse and Marc.
The Bonita Del Sol market, last 12 months: In the last 12 months we tracked 36 Bonita Del Sol closings totaling roughly $25 million in sales, including 29 genuine open-market resales. Resales ran from $440,000 to $1,229,000, sold at an average of 96.8% of list price, and went to contract in a median of just 30 days. The highest-priced home traded at $1,229,000, and the fastest resale went under contract in 5 days. That is a tight, fast-moving, seller-favorable market, and it is exactly the kind of data we build every listing and every offer around. (Aggregate market statistics from the Southwest Florida MLS, Bonita Del Sol development report, pulled July 2026.)
For Bonita Del Sol sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, and discretion or off-market capability when you want it.
Honors and recognition:
Selling your Bonita Del Sol home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome for every price point.
Buying a home in Bonita Del Sol? Call Marc at (239) 287-5873 for a personalized buyer consultation.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. See our client reviews on Google.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
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★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
Here is Bonita Del Sol at a glance, the facts buyers and sellers ask about most before they ever pick up the phone.
Jump to any section: Living in Bonita Del Sol · Market Snapshot · How Bonita Del Sol Came to Be · The New-Construction to Resale Story · Homes and Floor Plans · The No-CDD Cost Advantage · Governance and the HOA · Amenities and Lifestyle · Location and Proximity · Storm, Flood, and Insurance · Schools · Healthcare · Drive Times · What Is Coming Nearby · Leasing and Pet Rules · Comparable Communities · Honest Pros and Cons · Selling Your Home · Your Local Experts · Buyer FAQ · Seller FAQ · Sources · Downloadable Documents
Living in Bonita Del Sol means owning a brand-new Pulte single-family home in central Bonita Springs without a CDD bond, about a half mile from Old US 41 and roughly 7 miles from the Gulf. It is a non-gated, all-ages community of 248 homes wrapped around a 36.5-acre lake, built for buyers who want new construction and a low monthly carrying cost over a big-club amenity deck.
The everyday appeal here is straightforward. Your home was built in 2024 or 2025, so the roof, the block, the impact-rated openings, and the mechanical systems are new, and the community itself is one of the freshest single-family products anywhere in Bonita Springs. The homeowners association handles the lawn and the irrigation, which makes Bonita Del Sol an easy lock-and-leave choice for seasonal owners while staying welcoming for full-time families. Because there is no golf course, no marina, and no equity club to fund, the monthly cost of ownership stays modest, and the trade for that is a light amenity package built around a heated community pool, a pool cabana, and walking and biking paths around the lakes.
Location does a lot of the work. Downtown Bonita Springs and the Old 41 corridor are minutes away and in the middle of a multi-year revitalization, the Gulf beaches at Bonita Beach and Barefoot Beach are a short drive, and Coconut Point in Estero, RSW airport, and I-75 are all close. For a buyer weighing new construction, cost, and a genuine downtown-and-beaches position, Bonita Del Sol lands in a sweet spot that very few brand-new Bonita Springs communities occupy.
Bonita Del Sol is a tight, seller-favorable resale market: over the trailing 12 months only 2 homes were actively listed at any given time against 36 closings, homes went to contract in a median of about 30 days, and sellers netted roughly 97% of their asking price. That combination of low active supply, fast absorption, and near-full-price closings is the signature of a liquid, in-demand submarket.
Here is the detail behind those numbers, drawn from the Southwest Florida MLS Bonita Del Sol development report pulled in July 2026. We separate the true open-market resales from a handful of builder data-entry closings so the market signal is honest.
Bonita Del Sol, trailing 12 months | Figure |
|---|---|
Active resale listings (current) | 2 |
Active list price range | $524,900 to $618,888 |
Total closings (all types) | 36 |
Genuine open-market resales | 29 |
Median resale sold price | $633,000 |
Average resale sold price | $669,346 |
Resale sold price range | $440,000 to $1,229,000 |
Average sale-to-list ratio (resales) | 96.8% |
Median days on market (resales) | 30 |
Approximate median price per square foot | $296 |
A few reads for buyers and sellers. First, supply is genuinely tight. Two active listings in a 248-home community is a thin shelf, and it means a well-prepared, correctly priced listing tends to draw attention quickly. Second, the price ladder is wide. Smaller two-bedroom-plus-den homes around 1,400 square feet have traded in the mid-$400,000s, while the largest optioned homes past 4,200 square feet have crossed $1 million, so Bonita Del Sol works for right-sizers and large families alike. Third, sellers are getting paid. A 96.8% average sale-to-list ratio, with at least one home closing above list, tells you buyers are competing rather than grinding.
For the wider area picture, Bonita Del Sol sits in ZIP 34135, one of the most active single-family markets in Bonita Springs, and its resale pricing generally holds at or above the original Pulte base pricing that ran from the low $400,000s into the $800,000s. We keep a live pull of the development running, so when you want the current active list, the newest pending, or a precise per-plan comp set, we can produce it the day you ask.
As Top 1% Real Estate Agents Nationally Since 2008, we translate this data into a real strategy for your home. For a current Bonita Del Sol market read or a specific comp set, call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Bonita Del Sol is Pulte Homes’ 248-home community on roughly 113 acres of the former Bonita Springs Golf and Country Club, a defunct course that sat vacant for nearly two decades through three separate redevelopment attempts before Barron Collier Companies bought it, rezoned it, and sold it to Pulte in 2023. The name itself is older than the homes: it was first attached to a 155-home plan approved on the golf course back in January 2008.
The golf course closed in the mid-2000s, and the land became one of the longest-running redevelopment stories in Bonita Springs. Platinum Coast Financial Corporation, a Naples group led by Michael Miceli, owned the closed course and won city approval in January 2008 to build a 155-home project already named Bonita Del Sol, but the housing crash stalled it. In November 2016, the same owner floated a revised plan for about 305 homes at an informal city meeting that drew more than 100 residents, and that plan also went nowhere.
The break came at the end of 2021, when Barron Collier Companies purchased the shuttered course for $6 million. Barron Collier first offered the land to Lee County’s Conservation 20/20 program in the $15 to $19 million range, but the county’s advisory committee voted 11 to 2 against a public purchase in March 2022, citing contamination risk, deferred maintenance, and an entitlement-inflated price. Barron Collier then pursued residential redevelopment. After a nearly four-hour hearing, the Bonita Springs City Council approved the rezoning 6 to 1 in February 2022, reducing an initial 500-home request down to a plan capped at 350 single-family or two-family units. The last hurdle was drainage: the golf course had long been seen as a key piece of land for controlling neighborhood flooding, and it was not until February 2023 that the council accepted a final stormwater plan, a decision the local paper headlined as the end of a 16-year struggle.
Pulte closed on the land from Barron Collier and announced Bonita Del Sol in May 2023. Model-home construction followed in late 2023, three furnished models opened by November 2024, and sales moved quickly. Pulte’s community page still showed final-opportunity homes from $525,990 in April 2026 and read SOLD OUT by May 2026, roughly two years after sales launched and about three years after the land closing. Bonita Del Sol is now, fully and permanently, a resale community.
Bonita Del Sol has crossed the line that every successful new community eventually reaches: Pulte is sold out, and the neighborhood now trades entirely on the resale market. For buyers that means the only way in is a resale, and for sellers it means the builder is no longer your competition, a shift that quietly improves every homeowner’s negotiating position.
While Pulte was still selling, a seller in Bonita Del Sol had to compete with a builder that could offer incentives, rate buydowns, and a brand-new home on the next lot. That pressure is gone. The last Pulte closing is behind us, and the resale market has taken over cleanly. The trailing-year data shows what a healthy handoff looks like: 29 genuine resales, a median sold price of $633,000, and homes closing at nearly 97% of list in about 30 days. Original Pulte base pricing ran from the low $400,000s into the $800,000s, and trailing-year resales span $440,000 to $1,229,000, with the larger, higher-optioned homes now trading past $1 million. In plain terms, resales are generally holding at or above what the earliest buyers paid.
This is the moment where a knowledgeable listing agent earns their keep. Pricing a two-year-old home is not the same as pricing a 20-year-old one: you are reconciling the original Pulte base and options against a thin, fast-moving resale comp set, and against the reality that a buyer can no longer get the exact same home new from the builder. We build every Bonita Del Sol pricing opinion on condition-matched MLS solds, the county property record, and the specific Pulte plan and lot, then reconcile that against the automated estimates that tend to run high because they are condition-blind. If you bought early and are wondering whether now is the time, that is a conversation worth having, and it starts with real numbers.
Bonita Del Sol is an all-Pulte, single-family community of 248 homes offering one- and two-story designs across three homesite series, ranging from about 1,405 to roughly 4,400 square feet, 2 to 7 bedrooms, and up to 6 baths, with two- and three-car garages. Every home is concrete-block, craftsman-styled new construction delivered in 2024 and 2025, which is the backbone of both the quality story and the insurance story on this page.
Pulte launched Bonita Del Sol with 13 home designs at announcement and expanded the lineup to about 15 designs by the time the models opened, organized across three homesite-size series (marketed by Pulte as the Scenic, Distinctive, and Echelon collections, from the smaller homesites up to the largest). Three professionally decorated model homes anchored the sales launch. Representative Pulte plans offered here included smaller two- and three-bedroom designs in the low-to-mid 2,000-square-foot range, mid-size four- and five-bedroom plans near 2,900 square feet, and flagship designs above 4,000 square feet with as many as six or seven bedrooms. Buyers who want the exact plan name and specification for a specific home should confirm it on the Pulte plan documentation and the individual listing, since options and elevations vary home to home.
Construction quality is a genuine differentiator. These are current-code homes: concrete-block construction, new 2024 to 2025 roofs, Pulte’s smart-home and energy-efficiency packages, and impact-rated windows and doors on many homes (verify the specific glass package per home, since it varied by plan and option). For a buyer comparing Bonita Del Sol to older Bonita Springs stock, the practical takeaway is that you are buying a home built to the newest standards, which shows up again later in this page as lower storm risk and stronger insurance credits.
A dedicated street-by-street subdivision page for Bonita Del Sol, with per-plan comps and lot detail, is on our build list. We will link it here when it goes live.
Bonita Del Sol has no Community Development District, which is one of its most underrated advantages: there is no CDD bond baked into your annual tax bill, and the homeowners association runs a modest roughly $800 per quarter that includes lawn care and irrigation. In a market full of CDD-bonded communities, that difference can mean meaningfully lower fixed carrying costs for the same-priced home.
It helps to understand what a CDD is and why its absence matters. A Community Development District is a special taxing district that many Southwest Florida communities use to finance their roads, drainage, and amenities, repaid through an assessment that appears on the annual property-tax bill, often for 20 to 30 years, sometimes running into the thousands of dollars per home per year. Bonita Del Sol was confirmed as a no-CDD community in Pulte’s own launch materials, so buyers here carry the HOA assessment and their normal Lee County property taxes, and nothing more.
The HOA assessment covers lawn maintenance and irrigation, which is what keeps the community turnkey for seasonal owners and keeps the streetscape consistent. Fee levels were originally tiered by homesite series when Pulte was selling, and resale listings have quoted assessments in the neighborhood of $800 per quarter, or roughly $3,200 per year. Because assessments and inclusions can change as a developer-era community matures and the board transitions, any buyer should confirm the exact current assessment, plus any one-time capital contribution or transfer fee, through the estoppel certificate during a purchase. What does not change is the structural point: no CDD bond, a single modest HOA, and a monthly cost of ownership that compares favorably to nearby communities carrying both a CDD and a larger amenity budget.
Bonita Del Sol is governed by a single mandatory homeowners association, Bonita Del Sol Homeowners Association, Inc., a Florida not-for-profit that is active, current on its state filings, and professionally managed by Access Management. There is no master-and-sub-HOA layering and no CDD, which keeps governance simple and costs contained.
The association was incorporated in January 2024 (Florida Division of Corporations document number N24000000307) as Pulte stood the community up for sales, and it remains in active status with annual reports filed through 2026. Day-to-day management sits with Access Management, a large Florida community-management firm headquartered in Celebration, whose transition into the registered-agent and management role is already reflected in the state record. For a buyer, an active, professionally managed HOA that is current on its filings is a clean governance signal.
Two documents govern what you can and cannot do here. The recorded Declaration of Covenants, Conditions and Restrictions (recorded with the Lee County Clerk in January 2024) sets the community’s use, leasing, pet, architectural, and vehicle rules, and the recorded plats define the lots, streets, lake-maintenance easements, and drainage. We cover the leasing and pet specifics in their own section below, since those are the questions buyers ask most and the ones no other public page answers clearly. Both the Declaration and the plat are public record, and we link them in the Downloadable Documents section at the bottom of this page.
Bonita Del Sol is an intentionally light-amenity, low-fee community: the amenity package is a heated community pool, a pool cabana, and walking and biking paths around a 36.5-acre lake and several smaller lakes. There is no golf course, no marina, no equity club, and no gate, and that is by design, because the trade for a lighter amenity deck is a lower monthly cost of ownership and brand-new homes.
What is here is genuinely pleasant and easy to maintain. The heated pool and cabana are the social core of the community, the lakes create scenic and water-view lots along with passive recreation, and the paths make for an easy morning walk or bike ride. All of it is owned and managed by the HOA and included in your assessment, with no separate club dues.
It is just as important to be clear about what Bonita Del Sol is not, because several third-party pages have described it inaccurately. It is not a resort-style or club community: there is no golf, no tennis or pickleball complex, no marina or boat access, no beach club, and no large clubhouse or fitness center. It is also non-gated, designed open with easy access to the surrounding neighborhoods and downtown Bonita, which is consistent with the MLS record and, again, part of what keeps the HOA overhead and fees low. Buyers who want a full club-and-golf lifestyle should look at communities built for that, and we will happily point you to them. Buyers who want new construction, a quiet pool-and-lakes neighborhood, and a low monthly bill will find Bonita Del Sol fits well.
Bonita Del Sol’s location is one of its strongest selling points: the community sits between Imperial Parkway and Old US 41 off Paradise Road, about a half mile from Old 41 and roughly 7 miles from the Gulf beaches, with I-75, RSW airport, and Coconut Point all within a short drive. Few brand-new Bonita Springs communities combine new construction with this central a position.
Working outward from the community: downtown Bonita Springs and the Old 41 corridor, with Riverside Park, Everglades Wonder Gardens, and a growing cluster of restaurants and live-music venues, are only about 5 minutes away. Coconut Point, the large open-air shopping and dining center in Estero, is roughly 10 minutes. The Gulf beaches at Bonita Beach and Barefoot Beach are about 7 miles, or 15 to 20 minutes. I-75 at the Bonita Beach Road interchange (Exit 116) is about 10 minutes, Southwest Florida International Airport (RSW) is roughly 20 to 25 minutes, and both downtown Naples and Fort Myers are about 30 to 35 minutes. Bonita Springs Utilities serves the area for water and sewer, and multiple Publix stores are a short drive.
For a buyer, this is the practical difference between a community that feels remote and one that feels connected. Bonita Del Sol is close enough to walk or bike toward downtown, close enough to be at the beach before lunch, and close enough to the airport that hosting seasonal guests is easy. All drive times are approximate and depend on traffic and your exact home, but the pattern is consistent: this is a central, well-connected address inside a brand-new community.
Bonita Del Sol has a strong storm and insurance posture for one simple reason: every home was built in 2024 or 2025 to the current Florida Building Code, after Hurricane Ian, on a regraded site with a large stormwater lake, so there is no Ian damage history, the roofs are new, and wind-mitigation credits are strong. Most lots also sit in FEMA Flood Zone X, the minimal-hazard designation.
On flood, the authoritative source is the community’s own recorded plat, which carries the surveyor’s FEMA determination. Per that plat, the community is predominantly in FEMA Flood Zone X (minimal flood hazard, where lenders do not federally require flood insurance), and only lots 24 through 27 are in Zone AE, with a base flood elevation of 13.4 feet NAVD. The governing FEMA map is panel 12071C0556G, effective November 17, 2022. The plat also sets a minimum building elevation of 12.6 feet NAVD even on the Zone X lots, a local resilience standard that reflects the elevated, filled nature of the site. Flood zones are assigned lot by lot, so any buyer should verify the FEMA zone and any flood-insurance requirement for the specific address before closing, and no one should assume a home carries no flood insurance obligation without checking. As a citywide backstop, Bonita Springs participates in the FEMA Community Rating System and carries a 25% discount on National Flood Insurance Program premiums, which FEMA confirmed it would maintain as of late 2024.
On wind, new construction is the whole story. These homes are concrete-block, built to the current code in the wind-borne debris region, with new roofs and, on many homes, impact-rated windows and doors. That combination generates strong wind-mitigation credits, which are the discounts insurers apply for roof age and shape, opening protection, and code-plus construction, and those credits materially lower homeowners premiums compared with older Southwest Florida homes. Because the community was built after Hurricane Ian in September 2022, there is also no storm-damage history to disclose or repair. We do not publish specific premium quotes, because insurance depends on the home, the carrier, and the buyer, but the structural facts (new code, likely Zone X pads, new roof, and the citywide CRS discount) add up to a real carrying-cost advantage that we are glad to walk through for any specific home.
Bonita Del Sol is served by the Lee County School District, which uses a proximity and school-choice model rather than strict address-based zoning, so the neighborhood schools are the Bonita Springs cluster: Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Bonita Springs High School. Always confirm the current assignment for a specific address through the Lee County Schools locator.
Because Lee County families select from a choice zone rather than a single fixed school, the schools below are the Bonita Springs proximity options, and the exact assignment can vary by address and year. At the elementary level, both Spring Creek Elementary (on Elementary Way in Bonita Springs) and Bonita Springs Elementary serve the area. For middle school, Bonita Springs Middle Center for the Arts serves grades 6 through 8 on West Terry Street. For high school, Bonita Springs High School, which opened in 2018 on Imperial Parkway, is right at the community’s western edge, an unusually convenient position for a high-school-age household. Private and charter options exist in the broader Bonita and Estero area as well. Families should pull the current state school grades and confirm the assigned schools for their exact address through the district before relying on any assignment.
Bonita Del Sol has strong, close healthcare access: two 24-hour emergency departments, Lee Health Coconut Point and NCH Bonita Springs, are each roughly 10 minutes away, and a Lee Health urgent-care and specialty campus sits nearby in Bonita Springs. Major hospital care in Fort Myers and Naples is about 30 to 35 minutes out.
For emergencies, the Lee Health Coconut Point Emergency Department is a 24/7 freestanding ER near Coconut Point in Estero, just north of the community, and the NCH Bonita Springs Emergency Department sits on South Tamiami Trail in Bonita Springs, each about 10 minutes away. For everyday and urgent-but-not-emergency needs, the Lee Health Bonita Health Center on Health Center Boulevard offers walk-in urgent care seven days a week along with imaging, rehabilitation, and specialty clinics. Tertiary and trauma care at Gulf Coast Medical Center in Fort Myers or NCH in downtown Naples is roughly a half hour away. For a community with a meaningful seasonal and retiree population, that layered access, two nearby ERs, a full urgent-care campus, and major hospitals within a half hour, is a genuine quality-of-life point.
From Bonita Del Sol, most of daily life is within a 25-minute drive: downtown Bonita Springs is about 5 minutes, Coconut Point and I-75 are about 10 minutes, the Gulf beaches are 15 to 20 minutes, and RSW airport is roughly 20 to 25 minutes. Downtown Naples and Fort Myers are each about 30 to 35 minutes.
Destination from Bonita Del Sol | Approximate drive |
|---|---|
Downtown Bonita Springs / Riverside Park (Old 41) | ~5 minutes |
Coconut Point (Estero) | ~10 minutes |
I-75, Exit 116 (Bonita Beach Road) | ~10 minutes |
Bonita Beach and Barefoot Beach (Gulf) | ~7 miles, 15 to 20 minutes |
RSW Southwest Florida International Airport | ~20 to 25 minutes |
Downtown Naples / 5th Avenue South | ~30 to 35 minutes |
Fort Myers | ~30 to 35 minutes |
All times are approximate and depend on traffic, the season, and your exact home within the community. The headline is that Bonita Del Sol keeps the beach, the airport, downtown, and everyday shopping all within an easy radius.
The area around Bonita Del Sol is in an active, mostly positive redevelopment cycle: downtown Bonita Springs is rebuilding Riverside Park, a major mixed-use project called Imperial 41 is under construction, and the city has funded large stormwater and pathway projects that directly reduce the historic flooding that shaped this land. A few longer-horizon road studies and additional nearby homes are worth knowing about too.
On the upside, and all within roughly a mile, downtown Bonita’s Riverside Park is being rebuilt with a new event lawn, performance stage, and expanded gathering space, with completion expected in the winter of 2026. Imperial 41, a mixed-use development from Barron Collier and CAPREIT on a long-vacant downtown site along the Imperial River, broke ground in December 2025 and will add about 120 apartments and 19,000 square feet of ground-floor restaurant and retail space, along with public parks and a kayak launch, with completion expected in early 2027. New downtown venues like Sugarshack and the Rooftop at Riverside are already open, and Everglades Wonder Gardens is rebuilding an event space with a state grant. On resilience, the city approved a roughly $17.8 million East Terry Street stormwater and multi-use pathway project in April 2026, and an adjacent Quinn, Downs, and Dean neighborhood stormwater program (just west of the community’s Imperial Parkway edge) is adding two new retention ponds, both aimed squarely at the flooding history that long defined this corridor.
A few items to watch. The Florida Department of Transportation is studying an $83 million widening of Old US 41 (CR 887), the community’s nearest arterial, which could add lanes and new signalization; the public hearing was held in November 2025, and the project is in the decision-and-funding stage. A six-laning of Bonita Beach Road toward Old US 41 is planned but long-horizon and currently unfunded, and the I-75 widening through the region runs from 2026 into the early 2030s. A telco data center was approved about two miles east in the Bonita Beach Road corridor, and up to roughly 500 additional homes have been proposed on the remaining former golf-course parcels along Paradise Road, which represents future nearby supply rather than any change to Bonita Del Sol itself. On balance, the nearby pipeline strengthens the location, adding downtown amenities and flood resilience, while the road studies are the normal growing pains of a desirable corridor.
Bonita Del Sol allows leasing with landlord-friendly guardrails: whole homes only, a 30-day minimum and one-year maximum lease term, no more than 3 leases per home per calendar year, and HOA approval of tenants, with short-term and Airbnb-style rentals prohibited. On pets, owners may keep up to 3 household pets, with no exotic animals, livestock, or aggressive-breed dogs. These rules come straight from the recorded Declaration, and they are the answers no other public page provides clearly.
On leasing, the recorded Declaration allows an owner to rent, but only entire homes (no room rentals), for a minimum of 30 days and a maximum of one year, and no home may be leased more than three times in any calendar year. Tenants must be approved by the HOA board, which issues a certificate of approval, and short-term or transient Airbnb-style rentals are expressly prohibited. Unapproved leases are void under the Declaration. In practical terms, Bonita Del Sol is a reasonable community for an owner who wants the flexibility to lease annually or seasonally within the 30-day floor, but it is not a vacation-rental play. Separately, the City of Bonita Springs requires a rental permit for leased homes, so an owner planning to rent should account for both the HOA approval and the city permit.
On pets, the Declaration permits up to three usual, non-exotic household pets (tropical fish are excluded from the count), and it prohibits livestock, poultry, exotic animals, wolf-hybrids or dogs prone to aggressive behavior, and any commercial breeding. Pets must be kept on the owner’s parcel, leashed or carried in common areas, and owners are responsible for cleanup. The community also has standard architectural-review rules for exterior changes and typical vehicle rules (standard cars in driveways, with commercial vehicles, RVs, boats, and trailers generally required to be garaged or screened). Bonita Del Sol is not age-restricted, so it is an all-ages, family-friendly community. Because governing documents can be amended, a buyer should always review the current recorded Declaration and any amendments during their due-diligence period, and we provide the recorded documents at the bottom of this page as a starting point.
Buyers weighing Bonita Del Sol often compare it to Pulte’s newer Bonita Springs communities and to nearby age-restricted or CDD-bonded neighborhoods. The short version: Bonita Del Sol is the sold-out, no-CDD, all-ages, lower-amenity resale option, while Vivid Shores and Solis Grande are still-selling new construction, and Valencia Bonita is a 55-plus community.
If you like Bonita Del Sol but want brand-new construction you can still buy from the builder, Vivid Shores is Pulte’s newer, larger gated lakefront community in Bonita Springs, co-developed with Stock Development at higher price points, with a full clubhouse and its own CDD. Solis Grande is a newer Pulte gated townhome community in Bonita Springs at a lower entry price for buyers who want attached product. If age-restricted living appeals to you, Valencia Bonita (a GL Homes 55-plus community) offers a large amenity campus but carries a CDD and an age restriction that Bonita Del Sol does not. And if you want the full golf-and-club lifestyle, the established Bonita Springs country-club communities are a different category entirely. Each of these is a legitimate choice depending on what you value, new versus resale, amenities versus cost, all-ages versus 55-plus, and we are glad to run a side-by-side on any pairing. We never steer you toward or away from a community to suit us; we give you the honest comparison and let the fit decide.
Bonita Del Sol is an excellent fit for buyers who want brand-new construction, a central Bonita Springs location, and a low monthly cost of ownership with no CDD, and a weaker fit for buyers who want a gated, amenity-rich, club-and-golf lifestyle. Here is the honest ledger, with no marketing gloss.
The strengths are real. Every home is new 2024 to 2025 construction built to the current code, which means new roofs, block construction, strong insurance credits, and no storm-damage history. There is no CDD bond, and the single HOA is modest at around $800 per quarter with lawn and irrigation included, so fixed carrying costs stay low. The location is central and connected, about a half mile from Old 41, roughly 7 miles from the beach, and minutes from a downtown that is actively improving. The resale market is tight and seller-favorable, with fast absorption and near-full-price closings. And the product range is wide, from right-sizer homes near 1,400 square feet to large family homes past 4,000.
The trade-offs are equally honest. The amenity package is light: a pool, a cabana, and lake paths, with no golf, no clubhouse, no fitness center, and no gate, so buyers who want a resort-style community should look elsewhere. A few lots (24 through 27) sit in FEMA Zone AE rather than Zone X, so flood zone must be verified per address. As a brand-new, developer-era HOA, the association is still maturing, so assessments and reserves should be reviewed carefully during due diligence. And nearby road studies (the Old 41 widening in particular) and up to roughly 500 proposed homes on the remaining golf-course parcels are worth understanding before you buy. For the right buyer, the pros clearly outweigh the cons, and our job is to make sure you see both clearly before you decide.
If you are searching for the best Bonita Del Sol listing agent, or thinking “I need to sell my house in Bonita Del Sol,” McGreevy and Comisar are the team to call. Bonita Del Sol is a tight, seller-favorable market right now, with only 2 active resale listings against 36 trailing-year closings, homes going to contract in a median of 30 days, and sellers netting about 97% of list. In a market that thin and that fast, correct pricing and premium marketing are what separate a good result from a great one.
We bring the credentials to match the moment:
Selling a two-year-old Pulte home is its own skill. You are pricing against a thin resale comp set, reconciling your original base and options against current solds, and positioning a home whose buyers can no longer get the same thing new from a sold-out builder. We handle all of it: a data-driven price built on condition-matched MLS comps and the county record, premium marketing with cinematic video, drone, and professional photography, and access to a qualified-buyer database across Southwest Florida. When discretion matters, we can market off-market. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we put that full weight behind every listing, at every price point.
What is your Bonita Del Sol home worth? Get a free valuation at mcgreevyandcomisar.com/home-valuation, or talk to Jesse direct at (239) 898-6072. Text or call, confidential conversations welcome.
A dedicated “Sell Your Home in Bonita Del Sol” page with our full listing process and marketing plan is coming, and we will link it here when it goes live.
McGreevy and Comisar are your local Bonita Del Sol real estate experts, the #1 team in Southwest Florida, ready to help you buy or sell with data, marketing, and negotiating strength most agents cannot match.
Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about McGreevy and Comisar and about our team at DomainRealtyGroup.com. You can also explore the wider Bonita Springs market and read our neighborhood guide, Explore Bonita Del Sol.
McGreevy and Comisar are a top-reviewed Bonita Springs real estate team. Read our reviews on Google.
Below are the questions buyers ask most about Bonita Del Sol, answered straight, with our sources listed at the bottom of the page. If your question is not here, call Marc at (239) 287-5873 and we will answer it.
Bonita Del Sol is a 248-home, single-family, new-construction community built by Pulte Homes in Bonita Springs, Florida, on the site of the former Bonita Springs Golf and Country Club. It has no CDD, a modest HOA, a heated community pool, and a 36.5-acre lake, and it is now a resale community after selling out in 2026.
Pulte Homes built Bonita Del Sol. Pulte closed on the land in 2023, opened models in November 2024, and sold out the community in the spring of 2026.
Yes. Pulte’s community page read SOLD OUT by May 2026, so there are no new homes left to buy from the builder. The only way to buy in Bonita Del Sol now is through a resale.
Yes, through the resale market. Homes come up for sale regularly, though supply is tight, with only about 2 active listings at a time over the past year. We can set you up on a live alert for new Bonita Del Sol listings the day they hit the market.
Bonita Del Sol has 248 single-family homes, confirmed in two Pulte releases. Some third-party sites list 284, which is incorrect; the official figure is 248.
Homes were built primarily in 2024 and 2025. Sales launched in 2024 with three model homes opening in November 2024, and the community sold out by the spring of 2026.
Bonita Del Sol sits between Imperial Parkway and Old US 41, off Paradise Road, in Bonita Springs, Florida 34135 (Lee County), about a half mile from Old 41 and roughly 7 miles from the Gulf beaches.
Bonita Del Sol is in Lee County, in the city of Bonita Springs, ZIP 34135.
Bonita Del Sol was built on roughly 113 acres of the former Bonita Springs Golf and Country Club, a golf course that closed in the mid-2000s and sat vacant for nearly two decades. The recorded plat confirms the community is a replat of former Bonita Springs Country Club land.
No. Bonita Del Sol is non-gated, designed open with easy access to the surrounding area and downtown Bonita, which is consistent with the MLS record. Some third-party sites incorrectly call it gated.
Resale listings have quoted the HOA assessment at roughly $800 per quarter (about $3,200 per year), which includes lawn care and irrigation. Fees were originally tiered by homesite series, and assessments can change, so confirm the exact current amount through the estoppel certificate during a purchase.
The HOA assessment covers lawn maintenance and irrigation, plus upkeep of the community pool, cabana, paths, lakes, and common landscaping. There are no separate club dues because there is no equity club.
No. Bonita Del Sol has no Community Development District, confirmed in Pulte’s launch materials. That means no CDD bond assessment on your annual tax bill, a real cost advantage over many nearby communities.
The Bonita Del Sol Homeowners Association is professionally managed by Access Management, a Florida community-management firm. The association is an active Florida not-for-profit (state document number N24000000307), incorporated in January 2024 and current on its filings.
Generally yes, on a total-carrying-cost basis. Because there is no CDD and the amenity package is light, Bonita Del Sol’s fixed costs tend to compare favorably with communities that carry both a CDD bond and a large amenity budget. Always compare the specific homes and current assessments.
Pulte offered one- and two-story designs across three homesite series (the Scenic, Distinctive, and Echelon collections), with about 13 designs at announcement expanding to roughly 15 by the model launch. Confirm the exact plan for a specific home on the Pulte documentation and the listing.
Homes range from about 1,405 to roughly 4,400 square feet, with 2 to 7 bedrooms, up to 6 baths, and two- or three-car garages. Trailing-year resales have run from smaller two-bedroom-plus-den homes to large five-bedroom homes.
Original Pulte pricing ran from the low $400,000s into the $800,000s. By the final-opportunity phase in early 2026, the lowest advertised price was around $525,990.
Yes. Pulte offered both one- and two-story single-family designs across its three homesite series.
Pulte built across three homesite-size series, so lot widths vary by series. Exact lot dimensions are recorded on the community’s plat; we can pull the dimensions for a specific home on request.
Many do. The community is built around a 36.5-acre lake plus several smaller lakes, so a significant share of homesites have water views. We can identify which listings are true lakefront versus lake-view.
Many homes have impact-rated windows and doors, since they are current-code new construction, but the glass package varied by plan and option. Verify the specific window and door package on the individual home before relying on it.
Bonita Del Sol has a heated community pool, a pool cabana, and walking and biking paths around the lakes. It is intentionally a light-amenity, low-fee community.
No. There is no clubhouse, fitness center, golf course, tennis or pickleball complex, or marina. The amenity package is the pool, cabana, and lake paths, which is part of what keeps the HOA fees low.
About 7 miles, or roughly 15 to 20 minutes, to the Gulf beaches at Bonita Beach and Barefoot Beach.
Very close. The community is about a half mile from Old US 41, and downtown Bonita Springs with Riverside Park and the Old 41 dining corridor is roughly 5 minutes away.
Downtown Bonita Springs (Riverside Park, Everglades Wonder Gardens, and a growing set of restaurants and live-music venues), Coconut Point in Estero, and the Gulf beaches are all close, along with easy access to Naples and Fort Myers.
Lee County uses a proximity and choice model, and the Bonita Springs cluster schools are Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Bonita Springs High School. Confirm the current assignment for a specific address through the Lee County Schools locator.
Most of Bonita Del Sol is in FEMA Flood Zone X, the minimal-hazard designation, per the community’s recorded plat. Only lots 24 through 27 are in Zone AE. Always verify the FEMA zone for a specific address before closing.
If a home is in Zone X, lenders do not federally require flood insurance, though it can still be purchased. Homes in Zone AE (lots 24 through 27) typically do require it with a mortgage. Confirm the requirement for the specific address, and do not assume any home carries no flood-insurance obligation.
The surrounding corridor has a documented flooding history, which is why the golf-course site was regraded with a large stormwater lake and why the city has funded major nearby stormwater projects. Bonita Del Sol’s homes were built after Hurricane Ian, so the community itself has no Ian damage history.
The homes are concrete-block, built in 2024 and 2025 to the current Florida Building Code in the wind-borne debris region, with new roofs and, on many homes, impact-rated openings. That is a strong storm posture compared with older Southwest Florida homes.
We do not quote specific premiums, because insurance depends on the home, carrier, and buyer. That said, new-construction homes here generally price better than older stock thanks to wind-mitigation credits from new roofs and code-plus construction, plus the citywide FEMA CRS 25% flood-insurance discount.
Property taxes are based on Lee County’s millage rates and the assessed value, with no CDD bond added here. Because there is no CDD, the annual tax picture is often simpler than in CDD-bonded communities. Confirm the exact figure for a specific home through the Lee County Property Appraiser.
No. Bonita Del Sol is an all-ages, family-friendly community, not a 55-plus community. Its homes range from smaller designs to large family plans.
Bonita Del Sol is a sold-out, no-CDD, non-gated resale community with a lighter amenity package and generally lower price point. Vivid Shores is Pulte’s newer, larger gated lakefront community, co-developed with Stock Development, still selling new construction at higher price points, with a full clubhouse and its own CDD.
Bonita Del Sol is single-family homes; Solis Grande is a newer Pulte gated townhome community in Bonita Springs at a lower entry price. Choose based on whether you want a detached single-family home or attached townhome living.
Bonita Del Sol is all-ages with no CDD; Valencia Bonita is a 55-plus GL Homes community with a large amenity campus and a CDD. The decision comes down to whether you want an age-restricted, amenity-rich lifestyle or an all-ages, lower-fee new-construction home.
Bonita Springs offers Gulf beaches, a reviving downtown, strong healthcare access, no state income tax, and a central position between Naples and Fort Myers, balanced against seasonal traffic and hurricane season. For buyers who want new construction near the coast at a lower cost than Naples, it is a strong choice.
Pulte’s limited warranty, including its structural coverage, generally follows the home rather than the original owner, subject to the terms in Pulte’s warranty booklet. Review the specific warranty documents for the home, since coverage periods and transfer terms vary by component.
Yes, within the HOA rules: whole homes only, a 30-day minimum and one-year maximum lease, no more than 3 leases per home per year, and HOA-approved tenants. Short-term and Airbnb-style rentals are prohibited, and the city also requires a rental permit.
If you own in Bonita Del Sol and are thinking about selling, these are the questions we hear most. For a specific answer about your home, call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the best listing team for Bonita Del Sol: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales and premium marketing built for a tight, fast resale market like this one.
Your home’s value depends on its plan, square footage, lot, view, upgrades, and condition, measured against recent Bonita Del Sol resales. Trailing-year resales ran from $440,000 to $1,229,000, with a median of $633,000. We will build you a free, condition-matched valuation rather than a condition-blind online estimate.
Over the trailing 12 months, genuine resales had a median sold price of $633,000 and an average of $669,346, ranging from $440,000 to $1,229,000, at roughly $296 per square foot. Active listings recently ranged from about $525,000 to $619,000.
Supply is tight. Over the past year there were typically only about 2 active listings at a time in the 248-home community. We can give you the exact current count and the newest pending sales on request.
Trailing-year closings ran at approximately $296 per square foot on a median basis. Price per square foot varies with plan size, lot, view, and finish level, so we price each home individually rather than by a blanket figure.
The median time to contract for resales over the past year was about 30 days, with an average of 43 days. Well-prepared, correctly priced homes have gone under contract in as little as 5 days.
Trailing-year resales are generally holding at or above the original Pulte base pricing, and the market is seller-favorable, with tight supply and near-full-price closings. Values move with the broader Bonita Springs market, so we track the development monthly and can show you the current trend.
That depends on your goals, your equity, and the season, but the current setup is favorable: very low active supply, fast absorption, and about 97% of list price on average. We will walk you through your net proceeds and timing before you decide, with no pressure.
Yes. There is generally no builder resale restriction that prevents selling a Pulte home after two years, though you should confirm your specific purchase agreement. For capital-gains purposes, the IRS primary-residence exclusion uses a two-of-the-last-five-years test, so many owners who lived in the home qualify.
Yes. Bonita Del Sol’s trailing-year data shows a healthy resale market, with 29 genuine resales, fast absorption, and near-full-price closings. The fact that Pulte is sold out actually helps, since buyers can no longer get the same home new from the builder.
The sellout is good news for you, because Pulte is no longer competing for the same buyer with incentives and a brand-new home. We position your home against the thin resale comp set, market it aggressively, and capture the buyers who want in but can no longer buy new.
Many early Bonita Del Sol buyers are seeing resales hold at or above original Pulte pricing, though every home is different based on plan, lot, upgrades, and timing. We will compare your original purchase to current condition-matched solds so you have a realistic picture.
Florida has no state income tax, and the federal capital-gains exclusion (up to $250,000 for a single filer or $500,000 for a married couple) generally applies if the home was your primary residence for at least two of the last five years. Consult a tax professional for your specific situation.
Florida sellers typically pay documentary stamp tax on the deed and may owe federal capital-gains tax on any gain above the exclusion. Florida has no state income tax on the sale. A closing statement and a tax professional will give you the exact figures.
Southwest Florida’s strongest buyer demand generally runs from January into the spring, so listing in late fall through winter often captures the peak season. That said, with supply this tight, a well-prepared home can sell well year-round. We will time your launch around your goals and the current inventory.
Price to the condition-matched comps, not to an online estimate. We anchor to recent Bonita Del Sol resales of similar plan, size, and finish, adjust for your lot and upgrades, and reconcile against the automated values that tend to run high because they cannot see condition.
Real estate commissions are negotiable and not set by law or any board. We will explain exactly how our fee works and what it pays for, including full-service marketing, before you list.
You can sell on your own, but new-construction resales are nuanced, and national data consistently shows agent-represented homes tend to net more. Our marketing reach, pricing discipline, and negotiating record are built to capture that difference for you.
The fastest path is correct pricing plus premium marketing that reaches ready buyers, which in this tight market often produces a quick contract. We can also discuss cash-offer options and the trade-off in net proceeds if speed is your top priority.
Cash buyers close fast but usually pay below full market value. In a seller-favorable market like Bonita Del Sol’s, a properly marketed listing typically nets more, so we will run the net-proceeds math both ways before you decide.
We use cinematic video, drone, and professional photography, targeted digital campaigns, and a qualified-buyer database across Southwest Florida, all backed by the reach of the #1 team in the region. When discretion matters, we can market off-market.
Yes. For sellers who want privacy or a quiet, controlled sale, we can market off-market through our qualified-buyer network before any public listing. We will discuss whether that approach fits your goals and price point.
Seller-favorable. Only about 2 active listings against 36 trailing-year closings, roughly 30 days to contract, and about 97% of list price. Low supply plus fast absorption is a strong position for a well-prepared seller.
If your home was leased, the City of Bonita Springs requires a rental permit, and Florida law requires sellers to disclose known material defects that affect value. We will help you organize the right paperwork and disclosures before listing.
It can. Pulte’s limited warranty generally follows the home, so remaining structural coverage can be a selling point for buyers of a two-year-old home. We will surface it in the marketing where it adds value.
Because results and reach matter most in a thin market. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with premium marketing, a qualified-buyer database, and a pricing process built specifically for new-construction resales like Bonita Del Sol.
Typical seller costs include the agreed real estate commission, Florida documentary stamp tax on the deed, title and closing fees, and any negotiated concessions. There is no CDD payoff here, which simplifies the picture. We will give you a clear net-proceeds estimate before you list, so there are no surprises at closing.
Because these homes are only a couple of years old, most sell well with light preparation: decluttering, professional cleaning, and strong photography usually matter more than major updates. We will walk your home and recommend only the improvements likely to return more than they cost, and nothing that will not.
Buyers here reward move-in-ready condition, desirable lots and views, and popular options like extended lanais, pools, and upgraded kitchens. Because the resale comp set is thin, well-documented upgrades can meaningfully influence price. We will show you how your specific features compare to recent Bonita Del Sol solds.
Yes, though the lease terms and tenant rights affect timing and showings, so we plan around them. We coordinate with your tenant, market appropriately, and target buyers who want either a primary residence at lease end or an income property. We will map out the cleanest path for your situation.
Over the past year, resales sold at an average of 96.8% of list price, with at least one home closing above list. That small gap reflects a tight, competitive market. We price to the comps so your list price and your sale price finish close together, rather than chasing an inflated number and then cutting it.
The Bonita Springs market remains active, with tight single-family supply supporting values, balanced against normal seasonal swings. Bonita Del Sol specifically is seller-favorable right now given its low active inventory. We track the development and the wider ZIP 34135 market monthly, so we can give you the current read whenever you are ready.
The facts on this page are drawn from primary and authoritative sources, listed below. We cite government records, official developer and HOA filings, state and federal agencies, and reputable news media, never competitor real estate sites.
The primary-source documents that govern Bonita Del Sol are public record. We link each to its official source below. Always review the current recorded documents during your due-diligence period.
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.
