Bonita Fairways - Bermuda Links

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

McGreevy and Comisar are the team Bermuda Links sellers should call first, and the team Bermuda Links buyers call when they want the public record instead of a listing brochure: what each of the 15 recorded Bermuda Links resales in the last 24 months actually paid, which of the 14 buildings have garages and which have carports, when every roof was replaced, and what the state’s records say about the condominium’s 14 recorded phases. Bermuda Links at Bonita Fairways is a 142-unit, two-bedroom condominium in 14 two-story buildings inside the master-planned community of Bonita Fairways in Bonita Springs, Florida. It was built in 2005 and 2006 on about 10.6 acres beside the Bonita Fairways clubhouse and golf course, and it is the largest condominium in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This guide is built from the Lee County Property Appraiser’s parcel service and all 142 unit records, the county’s recorded-sale file, the recorded condominium phase instruments, the state’s condominium registry and corporation filings, all 233 City of Bonita Springs permits on the 14 buildings, FEMA’s flood map service, the Bonita Fairways Community Association’s budget and recorded amendments, and the Southwest Florida MLS. Where the public record stops, we say so and name the document that answers the question.

If you own in Bermuda Links and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, garage and carport, roof and comparison sections will tell you whether a Bermuda Links condominium fits before you tour, and how it differs from The Gardens at Bermuda Links next door.

Why McGreevy and Comisar Are the Best Realtor for Bermuda Links

McGreevy and Comisar are the best realtor for Bermuda Links because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bermuda Links market read built from every qualified county deed, all 233 building permits, the recorded phase instruments and the association’s own filings.

If you’re searching for the best realtor for Bermuda Links in Bonita Fairways, in Bonita Springs, whether you’re ready to sell your Bermuda Links 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.

That matters in Bermuda Links for a specific reason. One hundred forty-two identical-looking two-bedroom units are not one product: 86 sit in eight larger buildings with garages, and 56 sit in six smaller buildings with carports, and the county record shows the two groups trade about $66,000 apart at the median. A listing agent who prices a Bermuda Links unit off a Bonita Fairways average, or off the last sale in the complex, is guessing.

Recent Bermuda Links track record (last 12 months): In the last 12 months the Lee County qualified-deed record shows 4 Bermuda Links resales (September 29, 2025 through September 29, 2026): $265,000 on November 26, 2025, $310,000 on March 25, 2026, $300,000 on April 22, 2026 and $295,000 on June 15, 2026, the highest being $310,000. Four sales are too few for a median of the whole complex, so they are listed individually. Over 24 months, the first window with ten or more sales, the county shows 15 resales at a median of $312,500. The Southwest Florida MLS, pulled by our team on September 29, 2026, shows 2 Bermuda Links closings in the last 12 months at a median of $302,500 after a median of 29.5 days on the market and a median sale-to-list ratio of 96.9%, and 12 closings in 24 months at a median of $323,750 after a median of 78.5 days and 95.2%. We tracked every recorded deed against its building, floor, parking type and roof permit, and we will walk you through each one.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Bermuda Links home? Get a free home valuation at our Bermuda Links home valuation page OR call Jesse direct at (239) 898-6072.

Buying a home in Bermuda Links? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help you buy in Bermuda Links.

Selling in Bermuda Links also runs through the Bonita Springs market as a whole, and our comparison of the best real estate agents in Bonita Springs sets out how we compare with the other teams working this corridor, on license dates, reviews and production.

Key Takeaways

• Bermuda Links is 142 two-bedroom, two-bath condominium units in 14 two-story buildings on about 10.6 acres, recorded in 14 phases from 2005 to 2006, and registered with the state as a single condominium.
• The Lee County qualified-deed record shows 15 Bermuda Links resales in the 24 months to September 29, 2026, the first window with ten or more sales, at a median of $312,500, a range of $265,000 to $400,000 and a median of $247 per heated square foot.
• Only 4 resales recorded in the last 12 months, between $265,000 and $310,000, and all four were in carport buildings; garage buildings sold at a median of $361,875 over 24 months against $296,000 for carport buildings.
• The Southwest Florida MLS shows 12 Bermuda Links closings in 24 months at a median of $323,750, a median of 78.5 days on the market and a median sale-to-list ratio of 95.2%, with 3 active listings at a median list price of $369,000.
• Every building was re-roofed under 42 City of Bonita Springs permits applied for on July 17 and 20, 2020 and finaled between November 18, 2020 and January 5, 2021, so every roof is about six years old in 2026.
• The 2026 Bonita Fairways master assessment is $1,100 a year, billed as two $550 payments, and a buyer also pays a one-time $2,500 resale contribution; the Bermuda Links condominium’s own fee is not published and comes from the estoppel certificate.
• All 14 buildings sit in FEMA shaded Zone X on panel 12071C0656G, and the record holds exactly one approved letter of map amendment, for Building 18 in 2023.
• Florida’s milestone inspection and structural integrity reserve study laws apply to buildings of three stories or more, and the county records every Bermuda Links building at two stories.
• The first recorded qualified resales came from December 2009 to 2011, at a median of $117,750, and units that traded twice more than a year apart have appreciated a median of 7.2% a year over a median hold of 4.97 years.
• McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group; call Jesse direct at (239) 898-6072.

Table of Contents

What Is It Like to Live in Bermuda Links as a Homebuyer?

Bermuda Links Market Snapshot: What Do Bermuda Links Homes Sell For?

How Did Bermuda Links Come to Be?

The Homes: What Will You Find in Bermuda Links?

What Amenities Come With a Bermuda Links Home?

What Are the HOA and Condo Fees in Bermuda Links?

Bermuda Links Layered Costs: Master Assessments, Special Assessments and Property Tax

Bermuda Links Documents, Bylaws and Architectural Control

Do Florida’s Milestone Inspection and SIRS Laws Apply to Bermuda Links?

Is Bermuda Links a 55+ Community?

Can You Rent Out a Bermuda Links Home?

What Are the Pet Rules in Bermuda Links?

Hurricanes, Flood Zone and Insurance in Bermuda Links

Which Schools Serve Bermuda Links?

City Permits for Bermuda Links Homes

What Is Around Bermuda Links? Zoning and Neighbors

Daily Logistics in Bermuda Links

How Does Bermuda Links Compare With the Other Bonita Fairways Neighborhoods?

Bermuda Links vs The Gardens at Bermuda Links: Which Should You Choose?

How Bermuda Links Compares With Other Bonita Springs Communities

Honest Pros and Cons of Owning in Bermuda Links

Thinking of Selling Your Bermuda Links Home? List With the #1 Team in Southwest Florida Since 2012

Your Local Real Estate Experts

Frequently Asked Questions, Buyer Edition

Frequently Asked Questions, Seller Edition

Sources and Authoritative References

Downloadable Documents

What Is It Like to Live in Bermuda Links as a Homebuyer?

Living in Bermuda Links means owning a two-bedroom, two-bath condominium in one of 14 two-story buildings that sit a short walk from the Bonita Fairways clubhouse, pool, courts and public golf course, behind the community’s West Terry Street gate, with a homeowners master fee on top of a condominium fee that the association does not publish.

Who Bermuda Links Fits

Bermuda Links fits a buyer who wants the lowest entry price in Bonita Fairways and a condominium with no age restriction, in a 2005 or 2006 building with a recent roof. The 2026 county roll puts the median just value of a Bermuda Links unit at about $258,077, the lowest of the six neighborhoods in the community, and all 142 units are two bedrooms and two baths, from 1,180 to 1,662 heated square feet. It also fits a second-home buyer who wants a lock-and-leave building without elevators, and an owner who is comfortable that the community allows leases of 30 days or more. The clubhouse sits roughly 560 to 1,260 feet from the buildings in a straight line, so the amenity center is a walk, not a drive.

Who Should Look Elsewhere

Look elsewhere if you need a single-story home with no stairs: 71 of the 142 units are on the second floor, and there are no elevators in a two-story building. Look elsewhere if you want a Bermuda Links-specific pool, since we found none documented and the pool is the master pool at the amenity center. Look elsewhere if you need to know your monthly cost to the dollar before you tour, because the condominium association’s budget is not public. And look elsewhere if you want brand-new construction: the nearest is Botanika at Bonita Fairways, completed in 2024.

A Straight Answer on Bermuda Links Real Estate Agents

Most agents who list in Bermuda Links treat it as a single market and quote the last sale. The better question is which building, which floor and whether it has a garage or a carport, because the record shows those choices move price by tens of thousands of dollars. McGreevy and Comisar price a Bermuda Links unit from its own building group, then check it against the resale record in The Gardens at Bermuda Links and the other four condominium and home neighborhoods in Bonita Fairways. If you would like that read for a specific unit, request a free Bermuda Links home valuation or call Jesse at (239) 898-6072.

Bermuda Links Market Snapshot: What Do Bermuda Links Homes Sell For?

Bermuda Links condominiums sell in a narrow band: the Lee County qualified-deed record shows 15 resales in the 24 months to September 29, 2026 at a median of $312,500, every sale between $265,000 and $400,000, and a median of $247 per heated square foot, with garage buildings trading well above carport buildings.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).

The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified, arm’s-length sales of improved condominium units, matched to each unit’s record on the county parcel layer. Recorded sales reach the county file, built from the parcel roll and the state’s sales file, with a lag of roughly three months, and the newest Bermuda Links sale in the file was recorded on June 15, 2026, so the 12-month window really covers September 29, 2025 to mid-June 2026. The window we lead with is 24 months because it is the shortest window with ten or more sales. Even counts use the mean of the middle pair, and we show both prices.

The 36 and 60-month medians are higher because they reach back into 2022 and 2023, when Bermuda Links traded at $373,750 and $412,500 medians. The 24-month median is the honest read of today’s market. A window counted from September 1, 2024 instead picks up one more sale, $380,000 on September 17, 2024, for 16 sales at a $323,750 median, which shows how much a single deed moves a small complex.

Southwest Florida MLS Windows: Days on Market and Sale-to-List

The MLS adds what a deed cannot: how long units sat and how far below the final list price they closed. Our team pulled these figures from the Southwest Florida MLS on September 29, 2026, by the MLS Sub/Condo field, with windows ending that day.

Three Bermuda Links units are active at a median list price of $369,000, from $315,000 to $385,000, and one is pending. The active median sits about $45,000 above the 24-month MLS median of $323,750, which is the gap a buyer should expect to negotiate. The 13-day median in the 60-month window reflects the 2021 and 2022 market, when units sold almost on the day they listed; the 78.5-day median over 24 months is what current sellers face.

Every Recorded Sale in the Last 12 Months

All four came from carport buildings, so the 12-month median of $297,500 describes the smaller units, not the whole complex. The last garage-building resale before that run recorded on September 2, 2025.

The 11 Sales From 12 to 24 Months Back

Every row is read from the unit’s own county record, and the building numbers match the phase table later in this guide. Three Building 9 units sold between January 9 and March 13, 2025, at $363,750, $380,000 and $360,000, a reminder that units in one building still differ by size, floor and condition.

By Bedrooms, Size and Building

Every Bermuda Links unit is a two-bedroom, two-bath, so a bedroom split is a single row. Size is the real split. Over 24 months, the seven units of 1,180 to 1,216 square feet sold at a median of $296,000, or $243 per foot; the seven of 1,341 to 1,386 square feet at a median of $360,000, or $267; and the single 1,662-square-foot unit at $365,000. Over 60 months, the 12 small-plan sales had a $305,000 median, the 23 mid-plan sales $380,000 and the five largest-plan sales $380,000. The most active buildings in 60 months were Buildings 8 and 20 with six sales each, Building 9 with five and Building 16 with four.

Garage Buildings and Carport Buildings

The county parcel layer records a garage on every unit in the eight larger buildings (8, 9, 13, 14, 15, 18, 19 and 20; 86 units of 1,341 to 1,662 square feet) and a carport on every unit in the six smaller buildings (10, 11, 12, 16, 17 and 21; 56 units of 1,180 to 1,216 square feet). The split is the biggest pricing fact in Bermuda Links.

Garage and size move together, so this is a product split, not a pure garage premium. It still means a buyer comparing a $296,000 carport unit with a $362,000 garage unit is comparing two different homes, and a seller should never price off the other group.

Ground Floor or Second Floor

Over 24 months, the seven first-floor sales had a median of $360,000 and the eight second-floor sales a median of $306,250 (mean of $300,000 and $312,500). Parking type is not the whole story here, because four of the seven first-floor sales and four of the eight second-floor sales were in garage buildings, but the samples are tiny. Read it as a pattern, not a floor premium, and compare a unit with sales in its own building group.

Price Bands

Of the 15 sales in 24 months, one closed at or below $275,000, five between $275,001 and $300,000, two between $300,001 and $325,000, two between $325,001 and $350,000, three between $350,001 and $375,000 and two between $375,001 and $400,000. Two thirds of the sales closed below $350,000.

Bermuda Links Prices Year by Year

Data updated: September 2026 (Lee County Property Appraiser recorded sales, retrieved 29 Sep 2026).

The county file starts with the first recorded qualified sale on December 31, 2009. Counts are qualified improved-unit deeds only, and a year with three or four sales is a data point, not a trend.

The median more than tripled from a $113,550 low in 2011 to $412,500 in 2023, with the steepest step between 2021 and 2022. Since 2023 the per-foot median has fallen about 17 percent, from $297 to $247. Turnover is slow: about 9.6 recorded sales a year, or roughly 6.7 percent of the 142 units.

The First Sales, and What Came After

The county file’s earliest qualified deeds are not the builder’s sales. Of the 90 units whose transfer history on the county roll reaches back to the original deed, 87 first sold in 2005 or 2006 (25 in 2005 at a median of $196,800, 62 in 2006 at a median of $214,600, and one in 2007 at $229,900). The file’s first recorded qualified sales, 22 units from December 2009 to 2011 at a $117,750 median, or about $93 per square foot, are therefore first resales after the builder closings, at roughly 40 percent of today’s per-foot price. Among 54 roll transfer records dated 2009 to 2012, 13 carry the county’s transfer code 12, a transfer to or from a financial institution, and at least seven of those fall in 2010. That is consistent with lender-related resales, but the roll keeps only four transfers per unit and the file carries no deed type, so we do not call any sale bulk, bank-owned or a builder closeout. The 2009 to 2011 sales spread across 12 buildings and never fell on the same day; 39 units have no qualified sale in the file at all.

Repeat-Sale Appreciation

Fifty-two Bermuda Links pairs of recorded sales, from 44 units, are more than a year apart. The median hold is 4.97 years and the median total gain is 51 percent, a median of 7.2 percent a year (mean 8.2 percent, range from an 11.6 percent annual loss to a 41.8 percent annual gain), before purchase costs, improvements and taxes.

Leaving out the 2009 to 2011 starts, the 38 remaining pairs gained a median of 6.0 percent a year over 4.8 years. Garage-building pairs (29) gained 7.5 percent a year over 5.2 years and carport-building pairs (23) 6.2 percent over 4.3 years. Only three pairs were under two years apart, and three pairs lost money. Past gains say nothing certain about the next sale, and a 2022 buyer who sells at today’s per-foot price would likely be one of the losing pairs.

Seasonality

Of 159 recorded sales, 87 (55 percent) recorded from January through May, 76 of them from February through May, and 37 (23 percent) from August through November. A Bermuda Links unit listed in the fall competes for a thinner pool of buyers than one listed after the seasonal residents arrive, and the MLS medians of 29.5 days in 12 months and 78.5 in 24 months are consistent with that.

Homestead Share

Forty-five of the 142 units, 32 percent, carry a homestead exemption on the 2026 roll, which means roughly one owner in three lives in the unit as a Florida primary residence, and the rest are second homes, rentals or otherwise not claimed as a primary residence. That matters for the property tax example later in this guide.

How the County Record and the MLS Differ

The county deed record and the Southwest Florida MLS are two different systems. The county counts deeds it has qualified and divides by its own heated area, and recorded sales reach it months late; the MLS counts agent-reported closings by the Sub/Condo field and divides by living area. A private sale appears only in the deed record, and 19 MLS sales in Bonita Fairways carry a Sub/Condo field that reads only “Bonita Fairways” and are not assigned to any neighborhood, so the MLS Bermuda Links counts above could be understated. That is why the county shows 4 sales in 12 months and the MLS shows 2.

Our Read of the Bermuda Links Market

Bermuda Links is a slow, steady market of about ten sales a year across 142 units, priced mostly by parking type and size. In the last 12 months we tracked each of the four recorded sales against its building’s roof permit, floor and carport, and the pattern is clear: over 24 months carport units sold from $265,000 to $312,500 and garage units from $285,000 to $400,000, with seven of the eight garage sales at $335,000 or more. If you own here, get a Bermuda Links-specific number from our free valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our Bermuda Links buyer page.

How Did Bermuda Links Come to Be?

Bermuda Links came to be as a single Florida condominium of 142 units, registered with the state’s Division of Condominiums as project PR69771 on September 8, 2005 and built one building at a time in 14 recorded phases: Buildings 8 to 12 in 2005 and Buildings 13 to 21 in 2006, inside the Bonita Fairways community that was declared in 1997.

Data updated: September 2026 (Lee County Property Appraiser, Florida DBPR and Florida Division of Corporations records, retrieved 29 Sep 2026).

The 14 Recorded Phases

Bermuda Links was declared in phases, one building per phase. The county parcel layer lists all 14 phase instruments in the legal description of the condominium’s common-element parcel, and the county’s condominium boundary layer draws the condominium’s 10.6-acre boundary. Building numbers run from 8 to 21 in the county record.

Buildings 8 to 12 hold 52 units built in 2005, and Buildings 13 to 21 hold 90 units built in 2006. The first instrument carries a low 2005 sequence number that suggests an early-2005 recording, before the association was incorporated in September; the Lee County Clerk’s document images were not available to us, so we could not read its recording date, and a title company can confirm it.

Thinking of Selling or Buying in Bermuda Links at Bonita Fairways? Start With the 15 Recorded Sales in 24 Months

Bermuda Links is the 142-unit, two-bedroom condominium beside the Bonita Fairways clubhouse, and its 15 recorded resales in 24 months ran from $265,000 to $400,000 at a $312,500 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Bermuda Links unit against its own building, floor and parking type. Get your free Bermuda Links home valuation or call Jesse direct at (239) 898-6072. Buying? See our Bermuda Links buyer page or call Marc at (239) 287-5873.

The Association and the State Registration

The Bermuda Links Condominium Association, Inc. was incorporated on September 1, 2005 (Florida document N05000009023) and is active, with its 2026 annual report filed on April 13, 2026. A 2011 amendment on the state’s corporation record changed only the officer slate. The state’s condominium registry extract lists the project as “BERMUDA LINKS, A CONDO,” 142 units, recorded September 8, 2005, status approved and recorded. The state’s payment file shows an annual fee of $568, which is $4 for each of the 142 units. The state’s key financial indicators file has no row for Bermuda Links, so no association-reported budget or reserve figure is public there.

What the Record Does Not Say About the Developer

No document we could read names the developer of Bermuda Links or states the date it turned control to owners. Three limited liability companies named Bermuda Links One, Two and Three appear on the state’s entity list as dissolved in 2005, but nothing we found says what they were for, so we do not treat them as the developer. What the record does show is the master framework: Bonita Fairways was declared in 1997 at Official Records Book 2872, Page 2887, and every Bermuda Links owner is a member of the master association that sits over the neighborhood associations.

Bermuda Links Timeline at a Glance

The Homes: What Will You Find in Bermuda Links?

A Bermuda Links home is a two-bedroom, two-bath condominium of 1,180 to 1,662 heated square feet in a two-story building of 8, 10 or 12 units, built in 2005 or 2006, with either a garage or a carport and a tile roof replaced in 2020. All 142 units share those bones, and the size, floor and parking type are what differ.

Data updated: September 2026 (Lee County Property Appraiser parcel layer, retrieved 29 Sep 2026).

Sizes and Floor Plans on the County Record

The county records ten distinct heated sizes. Six plans of 1,180 to 1,216 square feet make up the 56 carport-building units, and four plans of 1,341 to 1,662 square feet make up the 86 garage-building units. Specifically, the county counts 8 units at 1,180 square feet, 20 at 1,187, 4 at 1,189, 6 at 1,212, 4 at 1,213, 14 at 1,216, 22 at 1,341, 32 at 1,347, 16 at 1,386 and 16 at 1,662. Total heated area is 188,458 square feet, an average of 1,327 per unit, on about 10.6 acres, or roughly 13.4 units to the acre. Seventy-one units are on the first floor and 71 on the second.

Two Stories, No Elevators

The county records a maximum of two stories on all 14 buildings. That makes Bermuda Links a walk-up condominium: an upstairs unit means a flight of stairs, and no elevator is documented. It also sets the condominium outside Florida’s three-story safety-inspection statutes, covered below.

Garages and Carports

The eight larger buildings have a garage on every unit, and the six smaller buildings have a carport on every unit, per the county parcel layer. The number of bays per garage, and whether a carport is assigned or shared, is not stated in any record we could read, so confirm both against the unit’s own documents. The garage or carport is a big part of the price difference in the market snapshot above.

Construction and Code

The record we could read does not state the framing or exterior wall type. The buildings were built in 2005 and 2006, after Florida’s first statewide building code took effect on March 1, 2002, so they fall under the Florida Building Code line. The county roll records every unit as two bedrooms and two baths.

Roofs and Their Permit Dates

The City of Bonita Springs permit record shows every Bermuda Links building re-roofed in 2020. Each of the 14 buildings has three roof permits, 42 in all, applied for on July 17 or July 20, 2020 as a tear-off tile re-roof with the permit text citing Hurricane Irma, and finaled between November 18, 2020 and January 5, 2021. That makes every roof about six years old in September 2026. No later roof permit exists, and no permit on the buildings mentions Hurricane Ian. Who paid for the roofs, by assessment, loan or reserves, is not published; the estoppel certificate shows any assessment or loan still being paid.

What to Check on a 20-Year-Old Condominium Unit

Buildings from 2005 and 2006 are now about 20 years old, so the checklist is the same for every unit: the unit’s own air conditioner age (the City record shows 89 mechanical permits, covered below), windows and doors, water heater and supply lines, and whether the shutters or impact glass carry a permit. For a second-floor unit, ask what is above and below; for a ground-floor unit, ask about drainage at the slab. A wind-mitigation report and a four-point inspection give an insurer what it asks for first.

What Amenities Come With a Bermuda Links Home?

A Bermuda Links home comes with the Bonita Fairways master amenities: the clubhouse, a pool and spa, tennis, pickleball, bocce and shuffleboard, and access to a public, owner-controlled golf course. We found no Bermuda Links-specific pool, clubhouse or court documented, so the master amenity center is the neighborhood’s pool.

Data updated: September 2026 (Bonita Fairways Community Association budget, rules and 2025 insurance appraisal, retrieved 29 Sep 2026).

The Clubhouse, Pool and Courts

The Bonita Fairways clubhouse at 26771 Bonita Fairways Boulevard is a two-story, elevator-served building of about 18,800 gross square feet (2025 insurance appraisal); the county roll records 15,856 square feet under roof. It holds a 215-person banquet hall, a cafe and patio, card, game, billiards, craft and computer rooms, a library and two fitness rooms, and is open to residents by fob. The master pool is about 1,831 square feet with one spa, open dawn to dusk, per the association’s community page. A second master pool approved in 2024 is unbuilt after members rejected its funding on July 16, 2026 by 735 votes to 122. The court complex has four dedicated pickleball courts, one lighted tennis court also lined for pickleball, bocce courts and two shuffleboard courts. The association’s rules set the hours and the guest limits.

How Far Is the Clubhouse From Each Building?

Measured centroid to centroid on the county parcel layer, the Bermuda Links buildings sit roughly 170 to 384 meters, about 560 to 1,260 feet, from the clubhouse parcel. Building 13 is nearest at about 170 meters and Building 21 farthest at about 384. Those are straight-line distances, not walking routes.

Does Bermuda Links Have Its Own Pool?

The county parcel layer flags every one of the 142 units with a pool. That is the appraiser’s common-pool flag and is not proof of a neighborhood pool; The Gardens at Bermuda Links documents two pools of its own, and no comparable Bermuda Links pool appears in any record we read. Treat the master pool as the pool unless the association tells you otherwise.

Golf Is Public and Optional

The Bonita Fairways Community Association bought the golf course on March 27, 2020 for $1,200,000, per the county’s recorded deed, a purchase Business Observer reported that April, and leases it to a wholly owned subsidiary that runs it as a public, pay-to-play course. No owner must join or pay golf dues. Owners get 10 percent off the daily rate, and the summer player card, May 1 to September 30, costs $550 single, $750 couple and $950 family, with a $20 cart fee. The Bermuda Links Articles of Incorporation give the association the power to acquire country club memberships, but we found no Bermuda Links membership obligation.

What Are the HOA and Condo Fees in Bermuda Links?

A Bermuda Links owner pays two associations: the Bonita Fairways master association, whose 2026 assessment is $1,100 a year, and the Bermuda Links Condominium Association, whose fee is not published in any source we could cite. A buyer also pays a one-time $2,500 master resale contribution, and the estoppel certificate is the document that shows the rest.

Data updated: September 2026 (Bonita Fairways Community Association 2026 budget and recorded amendments, retrieved 29 Sep 2026).

That last point is the one most buyers miss, so we put it plainly: the $1,100 master fee is not the whole cost. It is one layer, and the Bermuda Links condominium layer is unpublished. Third-party listing pages quote monthly figures for Bermuda Links, and we do not use them because none traces to a Bermuda Links budget or estoppel certificate.

The Bermuda Links Fee Stack

Who Is Exempt From the $2,500 Contribution?

The recorded amendment, approved by members on March 6, 2024 and recorded March 12, 2024, exempts transfers to a spouse or co-owner, transfers by inheritance or to an estate-planning trust, foreclosures by a lender or the association, an owner who sells one Bonita Fairways home and buys another within one year, and a buyer’s first purchase directly from Home Dynamics or Cedar Green Homes. Nothing in that list reaches an ordinary Bermuda Links resale, so the buyer pays it. The buyer owes it under the amendment, and who bears it economically is a contract term.

What Is the Condominium Fee Likely to Cover?

The Bermuda Links declaration was not available to us, so we cannot say which items the condominium fee pays for. In a two-story Florida condominium the association typically carries the property policy on the building and common elements, maintains the roofs, exteriors and common grounds, and keeps reserves. Whether Bermuda Links also bundles water, sewer, trash or cable in that fee is unknown, and the estoppel and adopted budget are the documents that answer it.

How to Get the Real Numbers Before You Sign

Ask for three documents before you write an offer: the Bermuda Links association’s current adopted budget, a recent estoppel certificate showing the regular assessment and any special assessment, and the master association’s current budget. Florida’s condominium assessment statute gives the estoppel certificate, lets the association charge a capped fee for it and requires the association to name a person to receive requests. We did not find a public Bermuda Links association website, so start with the management company: the state filing lists Gulf Breeze Management Services, Inc., while the county tax notice for the common-element parcel is addressed in care of Vesta Property Services, so confirm which company manages the association today. Call Marc at (239) 287-5873 and we will assemble all three documents for the unit you are considering.

Bermuda Links Layered Costs: Master Assessments, Special Assessments and Property Tax

A Bermuda Links owner at the $312,500 county median, with no homestead exemption, pays about $4,007 in property tax at the 2026 proposed millage of 12.8217, plus $1,100 in master assessments and a $20 city stormwater fee, before the condominium fee and insurance, and a buyer adds $2,500 at closing. With homestead, the tax drops to about $3,497.

Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notice for the district, Bonita Fairways 2026 budget, retrieved 29 Sep 2026).

Every Billed Layer for a Bermuda Links Unit, 2026

Bermuda Links sits in taxing district 017, the City of Bonita Springs and Bonita Springs Fire, with no community development district. The 2026 proposed millage is 12.8217 mills, made up as follows.

The table comes from a 2026 county TRIM notice for a Bonita Fairways home in the same tax district, which the parent community guide also uses. The city’s 2026-27 stormwater fee is $20 a year for condominiums and homes under 1,800 square feet.

A Worked Example at the Bermuda Links Median

Take a buyer at the 24-month county median of $312,500. The arithmetic below assumes the county’s taxable value equals that price, which is how a new owner’s bill resets in the year after a purchase; the appraiser sets the actual value each year.

The homestead saving is $509.31 a year at any price above $75,000 under the base exemptions, per Florida’s homestead statute; the second exemption is indexed to inflation, so the real saving is slightly higher. The same method gives a non-homestead bill of $3,397.75 at a $265,000 price and $5,128.68 at $400,000, against $2,888.44 and $4,619.37 with homestead. These figures leave out the Bermuda Links condominium fee, the unit owner’s insurance and any special assessment, none of which we could price from public documents.

Special Assessments and What Is Pending

The only assessment vote in the master record is the $500 per-home request for a second master pool, which failed on July 16, 2026 by 735 votes to 122. Nothing in the record we read shows a pending Bermuda Links special assessment, but the association’s own assessments appear only on the estoppel certificate. The 2020 roofs are the biggest building expense the record documents, and how they were funded is not published.

Tax Bills in a Homestead Complex

Only 45 of 142 units carry homestead, so most Bermuda Links tax bills resemble the left column of the example rather than the right. A buyer who plans to make the unit a primary residence should model the right column and confirm the exemption filing deadline with the Lee County Property Appraiser. A buyer who plans to rent should model the left. Call Marc at (239) 287-5873 for the numbers on a specific building.

Bermuda Links Documents, Bylaws and Architectural Control

The recorded documents that govern Bermuda Links are 14 phase instruments, the association’s Articles of Incorporation and the Bonita Fairways master declaration with its amendments. We could read the Articles and the master documents; the Bermuda Links declaration and bylaws were not available to us, so every rule below is labeled by the document it comes from.

Data updated: September 2026 (Florida Division of Corporations, Lee County Clerk instruments and Bonita Fairways Community Association documents, retrieved 29 Sep 2026).

The Recorded Instruments

The 14 phase instruments in the phase table (2005-15574 through 2006-225729) are the condominium’s declaration and phase amendments. The Articles of Incorporation were filed in September 2005 and amended in March 2011. The master documents are the 1997 declaration at O.R. Book 2872, Page 2887, the 2014 amendment and supplemental declaration (Instrument 2014000101383), the 2024 resale contribution (Instrument 2024000069667) and the 2026 guest-limit amendment (Instrument 2026000086991).

What the Articles Say About Approvals

Article 2(f) of the Bermuda Links Articles gives the association the power to approve or disapprove transfers and leasing. That is a power the document grants; whether the declaration exercises it, and how, is in the declaration we could not read, so ask the association whether a sale or lease needs approval. Article 2(o) gives the association responsibility for surface water management under the South Florida Water Management District permit, and Article 2(j) the power to acquire country club memberships.

Architectural Control and Exterior Changes

The master declaration requires architectural approval for exterior changes, bars window air conditioners, limits fences to six feet, requires board consent for any sign, including real estate signs, and requires approval for satellite dishes except as federal rules protect them. Bermuda Links’ own exterior standards, including its hurricane-shutter rules, are not published. The City permit record shows owners have applied for 58 shutter permits, so shutters are common, and the standard for color and style is a question for the association.

Where to Read the Documents

The master association’s public documents archive has the master declaration, amendments, budget, rules and minutes. The Bermuda Links declaration is a recorded instrument that the Lee County Clerk can supply, and the association or the seller’s estoppel package will carry it. McGreevy and Comisar obtain the full condominium document package for every buyer before the inspection period ends.

Do Florida’s Milestone Inspection and SIRS Laws Apply to Bermuda Links?

No. Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112(2)(g), apply to condominium buildings of three or more stories, and the Lee County Property Appraiser records every one of the 14 Bermuda Links buildings at a maximum of two stories, so neither requirement applies to them.

Data updated: September 2026 (Florida Statutes 2025 and Lee County Property Appraiser parcel layer, retrieved 29 Sep 2026).

What the Two Statutes Say

Section 553.899 requires a milestone inspection of a condominium building three stories or higher at 30 years old, and every 10 years after, with an earlier date where a local official requires it. Section 718.112 requires an association of a building three stories or higher to complete a structural integrity reserve study and fund the structural reserves it lists. Both laws trace to the 2021 Surfside collapse: Senate Bill 4-D of 2022 created them and House Bill 913 of 2025 revised them.

Why Bermuda Links Buildings Are Outside Both

Every Bermuda Links building is recorded at two stories on the county parcel layer. We could not retrieve a structural integrity reserve study for Bermuda Links from the state’s SIRS reporting database, which is what the statute predicts for two-story buildings. Even if the milestone rule applied, the first inspection would not come due until 2035 for the 2005 buildings and 2036 for the 2006 buildings. This is the sharpest contrast with Botanika, whose four-story buildings are covered, and with two three-story buildings at The Gardens at Bermuda Links.

What Still Applies: Reserves, Roofs and Paint

Two stories do not mean no long-term costs. Roofs, paint, paving and air conditioning still wear out, and buildings outside the SIRS requirement can, under section 718.112, have reserves waived or reduced by a vote of the owners. The roofs were replaced in 2020, so a full re-roof should not be due for many years; the question for a buyer is whether reserves for exterior paint, paving and other items exist, and the estoppel and adopted budget show it.

The 2020 Roofs and What They Mean for a Buyer

Because all 14 roofs date from 2020, a Bermuda Links buyer does not have to sort buildings by roof age, as a buyer in an older complex does. Citizens Property Insurance’s roof rule looks at age only once a shingle roof passes 25 years or a tile or metal roof passes 50, so a 2020 tile roof sits far inside Citizens’ threshold; private insurers set their own roof rules, so ask the carrier. Ask for the roof permit number for the building, which we supply, and a wind-mitigation report for the unit; the state’s milestone inspection page explains which buildings the law does reach.

Is Bermuda Links a 55+ Community?

No. Bermuda Links is not a 55+ community: the Articles we read and the master documents carry no age restriction, and we found no housing-for-older-persons declaration for Bermuda Links. Only Carousel Cove in Bonita Fairways is recorded as a 55+ community, in a separate association, so buyers of any age can buy in Bermuda Links.

Can You Rent Out a Bermuda Links Home?

You can rent a Bermuda Links home, but only for 30 consecutive days or more under the master declaration, and the condominium association’s own leasing rule is not published. The Articles give the association the power to approve or disapprove leasing, so confirm the current rule and any approval fee before you buy to rent.

The Master Rule

Bonita Fairways bars any lease of fewer than 30 consecutive days, counts a full-February lease as 30 days, and states in its tenant access form that short-term rentals, VRBO and Airbnb are not permitted. Pets are not allowed in leased units. An owner who delegates recreation rights to a tenant gives up his or her own use of the common areas during the lease.

The Bermuda Links Rule

We found no Bermuda Links leasing rule in a public document, and we do not borrow the rules of The Gardens at Bermuda Links, which allows an annual lease or up to four monthly rentals a year and requires board approval. Bermuda Links’ minimum lease term, number of leases a year, approval process and fee are answered by the estoppel and the declaration.

What That Means for an Investor

Roughly two thirds of Bermuda Links units do not claim homestead, so seasonal, second-home and rental use are part of the mix, but the record does not say how many units are leased. An investor should get the leasing rule in writing, model the non-homestead tax bill, and price the unit against carport or garage sales as appropriate. The $2,500 contribution applies to the buyer, whatever the plan.

What Are the Pet Rules in Bermuda Links?

The master rules allow ordinary household pets in reasonable number, on a leash outdoors and never on the golf course, and bar pets in leased units, while Bermuda Links’ own pet rule, including any number or weight limit, is not published. Ask the association for its rules before you commit if a specific pet matters.

The Gardens at Bermuda Links caps owners at two pets, but that is the Gardens’ rule and does not tell you Bermuda Links’ rule. In a two-story walk-up, dog owners should also consider the stairs and the distance from the building to grass. A tenant cannot bring a pet under the master rules, which narrows the rental pool for pet owners.

Hurricanes, Flood Zone and Insurance in Bermuda Links

All 14 Bermuda Links buildings sit in FEMA shaded Zone X on flood map panel 12071C0656G, the whole community is in Lee County Evacuation Zone A, and Hurricane Ian’s surveyed high-water marks of 8.7 to 9.0 feet stopped below the 10.28-foot median ground at Bermuda Links building sites, according to the county’s 2018 elevation survey.

Data updated: September 2026 (FEMA National Flood Hazard Layer, USGS high-water marks, 2018 Lee County LiDAR and NHC reports, retrieved 29 Sep 2026).

FEMA Zone X on Every Building

We tested all 14 buildings against FEMA’s National Flood Hazard Layer, and every building center falls in shaded Zone X, the 0.2 percent annual chance area, on Lee County panel 12071C0656G, effective November 17, 2022. It replaced panel 0656F, effective August 28, 2008. A high-risk AE polygon touches only the north edge of the condominium boundary and does not reach a building. Zone X carries no federal flood insurance requirement for a federally backed mortgage, but flood insurance is a sensible purchase in Zone X too, because flooding does not stop at a map boundary, and the FEMA Flood Map Service Center lets you check the current panel. This is the sharpest flood difference from The Gardens at Bermuda Links, where six of twelve buildings are in an AE zone.

The Letters of Map Change: One Approved

FEMA’s letter-of-map-change records for Bermuda Links show four entries, and only one was approved.

The 2023 letter for Building 18 is the single approved letter. The record does not say which zone the building was in when the request was filed, and the current map shows it in shaded Zone X, so the letter’s practical effect is for the owner and lender to confirm. A buyer should not read “several letters” as several removals.

Evacuation Zone A and Storm Surge

Every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone ordered to leave. The National Hurricane Center’s storm surge maps show more than 3 feet of water above ground across the community in a Category 2 hurricane and more than 9 feet in a Category 4. Those are planning maps, not forecasts, but they are why evacuation, not the flood zone, is the safety decision for a Bermuda Links owner.

Hurricane Ian and the Bermuda Links Record

The U.S. Geological Survey’s surveyed Ian high-water marks within about a mile of Bonita Fairways ran 8.7 to 9.0 feet above sea level. The county’s 2018 LiDAR spot elevations put the median ground at Bermuda Links building sites at 10.28 feet, with a stated accuracy of plus or minus 0.57 feet. Ground is not finished-floor elevation, which is on each building’s elevation certificate. We found no report naming Bermuda Links as flooded, and no City permit on the 14 buildings names Ian; the only permits that cite a storm are the 2020 roof permits, which cite Irma. The National Hurricane Center’s Ian report records 8 to 12 feet of inundation in the lower-lying parts of Bonita Springs. A condominium on Pennsylvania Avenue about 1.3 kilometers away flooded on the first floor, which is why elevation and location matter more than the neighborhood name.

Who Insures What

Florida’s condominium insurance statute generally makes the association responsible for insuring the building and common elements, and the unit owner insures the interior, contents and personal liability, unless the declaration says otherwise. We could not read the Bermuda Links declaration, so ask for the association’s master policy declarations page, the deductible, and the wind and named-storm deductible, which is often a percentage of insured value. The master association reported insurance increases of 42 and then 45 percent in its 2024 budget presentation, which shows how volatile Florida premiums are.

What a Bermuda Links Owner’s Policy Should Cover

An owner policy should cover interior finishes and fixtures, personal property, loss assessment, which pays your share of an assessment after a covered loss, and liability. Ask a local agent about flood coverage on a Zone X unit, which is usually inexpensive, and about the deductible that applies to a special assessment. The City of Bonita Springs participates in FEMA’s Community Rating System, which the City and FEMA’s April 2025 list record as Class 5, a 25 percent discount on National Flood Insurance Program premiums citywide; check the current FEMA list before relying on the exact percentage.

Wind Mitigation, Code Line and Roof Age

Florida law requires insurers to offer credits for documented wind-resistant features, recorded on the state’s Uniform Mitigation Verification Inspection Form. Bermuda Links buildings were built after the first statewide Florida Building Code took effect in March 2002, and all 14 roofs were replaced in 2020, which are the two facts an insurer asks about first. The roofs are tile, and Citizens Property Insurance’s roof rule asks for an inspection only when a tile or metal roof passes 50 years.

Irma, Milton and Flood Claims

Hurricane Irma in 2017, described in the NHC’s Irma report, was a river event in Bonita Springs: the Imperial River gauge at Interstate 75 set a record crest of 15.32 feet on September 12, 2017, while river high-water marks about a kilometer south of the community were 4.0 to 7.6 feet, several feet below Bonita Fairways ground. FEMA’s national flood claims file shows 19 claims ever filed in the census block group that nearly matches Bonita Fairways plus a few older adjoining blocks, mostly on buildings built between 1950 and 1989. FEMA does not release claim addresses.

What a Bermuda Links Seller Must Disclose About Flooding

Florida’s flood disclosure law, section 689.302, requires a seller of residential property to give the buyer a written flood disclosure at or before the contract. Anything the seller knows about past flooding, flood insurance claims or federal disaster assistance belongs on it. For Bermuda Links, the answer is short: we found no report of flooding, and the seller’s own knowledge governs.

Which Schools Serve Bermuda Links?

Bermuda Links falls in the School District of Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3. Lee County does not assign students to one school by address, so families rank schools on a choice application each winter, and the zone mainly decides bus transportation.

Data updated: September 2026 (School District of Lee County 2026-27 school locator and Florida Department of Education 2025-26 school grades, retrieved 29 Sep 2026).

How the Assignment Was Checked

We tested ten points across Bonita Fairways in the district’s own 2026-27 locator and every one returned the same zones. Do not rely on the school fields in a listing, which are often ZIP-level. The district’s Student Enrollment office is at (239) 337-8247, and its enrollment page and school zones page carry the current rules.

School Grades, 2025-26

Grades are from the Florida Department of Education and the district’s grades report, and drive times are free-flow estimates from OpenStreetMap routing. Two public charter schools in Bonita Springs, including Bonita Springs Charter School, take applications from any Lee County family.

City Permits for Bermuda Links Homes

The City of Bonita Springs permit record shows 233 permits on the 14 Bermuda Links buildings: 42 roof permits in 2020, 89 mechanical or air conditioning permits, 58 shutter permits, 14 window and door permits and 30 others, so the buildings carry a fuller repair history than most condominium buyers ever read.

Data updated: September 2026 (City of Bonita Springs permit portal, retrieved 29 Sep 2026).

The Permit Record by Category

Counts are by the year of application and come from the City’s EnerGov permit portal.

2020 was the busiest year, with 59 permits, of which 42 were the roofs. No permit names Hurricane Ian, and the only storm named in any permit is Irma, in the roof permits.

Air Conditioning and Shutters

The 89 mechanical permits from 2009 to 2026, against 142 units, suggest that many original air handlers have been replaced, but not every replacement is permitted, so a missing permit does not prove a unit is original. The shutter record is more recent: 20 of the 58 shutter permits were filed from 2022 to 2026, a pattern that is consistent with owners adding protection after Ian. Shutters and impact windows also reduce wind-mitigation premiums.

Fire Systems

The 2026 fire-line permits for Buildings 8, 20 and 21 and the alarm-panel replacements in Buildings 10 and 18 show that building-level life-safety systems have been worked on in recent years. A buyer should ask whether the building’s fire alarm and sprinkler inspections are current, which the estoppel and association records show.

How to Check a Bermuda Links Permit History

Search the building address in the City’s permit portal, see the City’s permit application page for what each permit type means, or ask us. McGreevy and Comisar pull the building’s roof permit, the unit’s mechanical, window and shutter permits and any open permit before a buyer’s inspection period ends. An open or unfinaled permit is a title and insurance problem that is easier to fix before closing.

What Is Around Bermuda Links? Zoning and Neighbors

Bermuda Links sits inside the Bonita Fairways planned development, and within about 50 meters of its buildings are The Gardens at Bermuda Links, Rosewood Pointe Garden, Carousel Cove homes and the lakes along the Natura homes, plus the master clubhouse, the golf course and a Bonita Fairways right-of-way parcel.

Data updated: September 2026 (Lee County zoning records and parcel layer, retrieved 29 Sep 2026).

The Parcels Next Door

Using the county parcel layer, the neighbors within roughly 50 meters of the Bermuda Links boundary are 40 units of The Gardens at Bermuda Links, 32 units of Rosewood Pointe Garden, 38 Carousel Cove lots, Natura homes on the lakes (Phase 2), the master association’s right-of-way parcel, a submerged golf-course parcel and the clubhouse parcel. That puts Bermuda Links next to almost every other neighborhood in Bonita Fairways. See our guides to Rosewood Pointe Garden, Carousel Cove and Natura.

Zoning and the Master Plan

Bonita Fairways is a Lee County planned development approved under zoning case DCI2004-00081, and its county planned development data sheet and master concept plan govern land use across the community, now within the City of Bonita Springs. Bermuda Links is fully built out at 142 units, so its own density is fixed.

What Is Being Built Nearby

The biggest changes are at the community’s edges: 106 Natura Phase 3 homesites sold on August 12, 2026 for $12,985,000, so home construction and construction traffic are likely elsewhere in Bonita Fairways. Bonita Springs voters approved a $35 million bond for the Bonita Estero Rail Trail on August 19, 2026, according to WINK News, and the corridor runs along the community’s northeast edge. The city has planned Terry Street sidewalks and drainage, and the downtown Imperial 41 apartments are due in 2027. We did not measure where each project sits relative to the Bermuda Links buildings.

Daily Logistics in Bermuda Links

Getting into Bermuda Links means passing the unmanned West Terry Street gate with a sticker on the headlight, then driving 25 mph to your building, with two vehicles per condominium and a limit on guests at the amenities. Water, sewer, power, trash and fire service come from the utilities below.

The Gate and Getting In

The gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the passenger-side headlight, two vehicles per condominium, and visitors use the call box to reach the resident, who opens the gate from a phone. License-plate cameras shared with the Lee County Sheriff and paid sheriff patrols, budgeted at $18,000 for 2026, back up the gate; see the association’s tele-entry instructions and gate sticker form. Every route out of the community leaves by Bonita Fairways Boulevard onto West Terry Street.

Parking, Vehicles and Guests

Commercial vehicles, boats, trailers, campers and inoperable vehicles must be kept fully enclosed, which makes a garage a real advantage for anyone with a boat or trailer. A 2026 amendment allows up to two non-family day guests per home with the owner, up to six family day guests and up to six family and six non-family overnight guests at the recreation facilities.

Utilities

Florida Power & Light provides electricity, Bonita Springs Utilities water and sewer, Waste Management trash under the city contract, and the Bonita Springs Fire Control and Rescue District fire service. Whether water, sewer, trash or cable is bundled into the condominium fee is not published.

Contractors, Signs and Open Houses

No signs, including real estate signs, may go up without board consent, so a showing is by appointment and an open house depends on gate arrangements. Contractors working on a unit should know the association’s rules and hours through the manager.

Drive Times and Healthcare

From the golf club, a few hundred yards from most buildings, the Old 41 downtown and the nearest Publix are about 4 minutes, Interstate 75 about 9, Bonita Beach Park and Coconut Point about 11, Mercato about 15, and Southwest Florida International Airport and downtown Naples about 30, in free-flowing traffic. The nearest emergency care is the NCH freestanding emergency department about 9 minutes away, Lee Health Coconut Point about 11, and NCH North Hospital about 15, with Gulf Coast Medical Center about 26 minutes away.

How Does Bermuda Links Compare With the Other Bonita Fairways Neighborhoods?

Bermuda Links is the largest and lowest-priced condominium among the six Bonita Fairways neighborhoods: 142 two-bedroom units at a $312,500 county median over 24 months, against $327,450 at The Gardens, $358,750 at Rosewood Pointe Garden, $360,000 at Carousel Cove, $486,250 at Natura and a Botanika that is mostly builder sales.

Data updated: September 2026 (our tabulation of each neighborhood’s Lee County recorded-sale file, windows ending September 29, 2026, retrieved 29 Sep 2026).

Each row uses the first window with ten or more county-recorded sales, so the windows differ, and even counts use the mean of the middle pair. The yardstick is our tabulation of each neighborhood’s county file, not the MLS.

All six pay the same $1,100 master assessment and $2,500 resale contribution, and all are inside the same gate. Bermuda Links’ edge is size and price: it has the largest supply of two-bedroom units, so buyers have the most choice and sellers face the most direct competition.

What the Table Shows

Bermuda Links and The Gardens price within about $15,000 of each other at the median and within $1 of each other per square foot, so they compete directly. Rosewood Pointe Garden trades higher per foot on far fewer sales. Carousel Cove’s $360,000 median is for single-story homes with an age restriction, a different buyer. Natura’s $486,250 is a new-construction resale market, and Botanika’s product is mostly first sales from its developer. If your budget is under $325,000, Bermuda Links and The Gardens are the two neighborhoods to compare.

Bermuda Links vs The Gardens at Bermuda Links: Which Should You Choose?

Bermuda Links and The Gardens at Bermuda Links are neighboring two-bedroom condominiums that sell within about $15,000 of each other, but they are separate associations with different buildings: Bermuda Links has 142 units built in 2005 and 2006 with 2020 roofs and no AE flood exposure, while The Gardens has 134 units built in 2007 with two pools and six AE buildings.

Data updated: September 2026 (Lee County Property Appraiser, Southwest Florida MLS, FEMA and each association’s public records, retrieved 29 Sep 2026).

Bermuda Links vs The Gardens Decision Table

The two neighborhoods are separate associations with separate budgets, and buyers should never assume one’s rules or fees apply to the other. The Gardens’ association site posts a 2021 budget of $998 a quarter, about $333 a month, which included water, sewer and trash. It is five years old and belongs to the Gardens, but it shows how large the condominium layer can be in a Bonita Fairways condominium, and why the Bermuda Links estoppel matters.

Who Should Choose Bermuda Links, and Who Should Choose The Gardens?

Choose Bermuda Links if you want the widest choice of two-bedroom units, a garage option in eight buildings, a uniform 2020 roof record, a shaded-X flood map on every building and the lowest median price in Bonita Fairways. Choose The Gardens if you want a neighborhood pool close to home, published rules and a budget you can read before you buy, or a 2007 building. Buyers who care most about published documents should lean to The Gardens, and buyers who care most about flood exposure and roof age should lean to Bermuda Links. Read our full Gardens guide, then request a free Bermuda Links valuation or call Marc at (239) 287-5873 to tour both.

How Bermuda Links Compares With Other Bonita Springs Communities

Bermuda Links is an entry-price golf-community condominium: a $312,500 county median for a two-bedroom, without the golf membership that Highland Woods bundles, the private clubs of Worthington and Hunters Ridge, or the price level at Spanish Wells, and with the tradeoff of an unpublished condominium fee and a walk-up building.

Data updated: September 2026 (our Bonita Springs neighborhood guides and Lee County recorded sales, retrieved 29 Sep 2026).

Bermuda Links and Grand Pines at Hunters Ridge

Grand Pines at Hunters Ridge is the closest condominium comparison inside the Hunters Ridge gate: 46 two-story coach homes with a garage on every unit, built from 1996 to 2005. Our Grand Pines guide shows 17 recorded resales in 60 months to September 24, 2026 at a $365,000 median, a $2,076 quarterly fee and a strict pet rule. Over 60 months Bermuda Links’ median was $364,500, almost identical to Grand Pines’ $365,000, but today’s 24-month Bermuda Links median is $312,500, about $52,500 lower. Bermuda Links has no published fee and comes with public golf rather than a private club.

Bermuda Links, Highland Woods and Spanish Wells

Highland Woods sits directly west of Bonita Fairways and bundles an equity golf membership into every one of its 799 homes. Spanish Wells Golf and Country Club is a gated community of 1,361 owners where the homeowners association owns a 27-hole club, and our guide records a $623,750 MLS median across all types. Both offer full golf clubs, which Bermuda Links does not, and neither is a like-for-like condominium comparison, so use them to decide how much golf you want, not what a two-bedroom condominium costs.

Bermuda Links and Worthington

Worthington is a private-club golf community in Bonita Springs; see our guide for its current prices. A buyer who wants a private club should look there; a buyer who wants golf as an option, not an obligation, will find Bermuda Links’ public course simpler. The full Bonita Springs picture is in our Bonita Springs real estate guide.

Honest Pros and Cons of Owning in Bermuda Links

Owning in Bermuda Links means the lowest entry price in Bonita Fairways, uniform 2020 roofs, shaded-X flood maps on every building and public golf at the door, in exchange for an unpublished condominium fee, no elevators and a $2,500 contribution at purchase.

The Pros

• The lowest median price in Bonita Fairways: $312,500 over 24 months, against $327,450 to $486,250 elsewhere in the community.
• All 14 roofs replaced under 2020 permits, so roof age is uniform and about six years.
• All 14 buildings in FEMA shaded Zone X.
• Garages in eight of 14 buildings, which carry the higher prices.
• No age restriction, no CDD, and public golf with no required membership.
• Outside the milestone inspection and SIRS laws because every building is two stories.
• A steady resale market of about ten recorded sales a year, with a median of 7.2 percent a year for units held about five years.

The Cons

• The condominium fee is not published, so the monthly cost cannot be known without an estoppel.
• No elevators, and 71 units are on the second floor.
• Carport buildings, 56 units, sold about $66,000 below garage buildings at the 24-month median.
• The recent market is soft: the per-foot median is about 17 percent below its 2023 peak, and MLS days on market run 78.5 days over 24 months.
• Leasing and pet rules are not public, so an investor or pet owner has more to confirm.
• The master association charges a $2,500 resale contribution and carries golf loan interest in its budget, and the failed second-pool assessment shows how owners react to new charges.

Thinking of Selling Your Bermuda Links Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Bermuda Links listing agent, or thinking, ‘I need someone to sell my Bermuda Links home…’, start with the record: 15 qualified Bermuda Links deeds in 24 months, a $312,500 median, a $265,000 to $400,000 range, and four sales since September 2025 at $265,000, $310,000, $300,000 and $295,000. McGreevy and Comisar price, prepare and market Bermuda Links units from that record, not from a Bonita Fairways average.

Our credentials as your Bermuda Links listing agent:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Bermuda Links Sold Record

In the last 12 months the Lee County qualified-deed record shows 4 Bermuda Links resales, at $265,000, $310,000, $300,000 and $295,000 between November 2025 and June 2026, for $1,170,000 in volume. Over 24 months it shows 15 resales and $4,887,250 in volume. The Southwest Florida MLS shows 2 closings in 12 months at a median of 29.5 days on the market and a 96.9% sale-to-list ratio, and 12 closings in 24 months at 78.5 days and 95.2%. We tracked every recorded deed against its building, floor and parking type, and we will walk you through each one.

What Makes Selling in Bermuda Links Different

Three things. First, the comparable set splits by parking: garage buildings sold at a $361,875 median over 24 months and carport buildings at $296,000, so a unit prices from its own group, then from The Gardens at Bermuda Links. Second, the sale-to-list ratio matters: the three active listings have a median list price of $369,000, and at the 95.2% median sale-to-list ratio a $369,000 list price implies a close near $351,000, which is above every sale in the last 12 months and inside the garage-building range. Third, the paperwork sells: the estoppel certificate, the condominium documents package, the building’s 2020 roof permit and the master association’s $2,500 contribution should be in hand before the first showing, because Bermuda Links publishes no fee or rules of its own. Owners inside the Bonita Fairways community compete with the same seasonal buyer pool, which is why sales cluster from January through May.

What Is Your Bermuda Links Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Bermuda Links home valuation, and we will price your unit against the recorded sales in its own building group and floor. Or talk to Jesse direct: (239) 898-6072, text or call. If you would rather plan the sale first, see how we sell Bermuda Links homes.

Buying rather than selling? Call Marc at (239) 287-5873, or read how we help you buy in Bermuda Links.

How should I price my Bermuda Links unit when only four sold in the last year?

Price it from the 15 qualified Bermuda Links deeds in 24 months, weighted toward the last 12 months and toward units in the same parking group and building, then adjust for condition, updates and floor. Check the result against the MLS’s 12 closings at a $323,750 median and against The Gardens’ recent $325,000 median. Four sales are data points; 15 sales with honest adjustments are a price.

Does my building’s garage or carport matter to buyers?

Yes, more than almost anything else. Garage buildings sold at a $361,875 median over 24 months and carport buildings at $296,000, a gap of about $66,000, and every one of the last four recorded sales was a carport unit. We show your building’s parking type, size and floor in the listing so the comparables match.

Will the 2020 roof help me sell?

Yes. All 14 buildings were re-roofed under permits finaled between November 2020 and January 2021, so every roof is about six years old, and a buyer’s insurer asks for the roof date first. We put your building’s permit date in the listing and in the buyer’s insurance package.

What documents will a Bermuda Links buyer ask for first?

The Bermuda Links estoppel certificate, the condominium documents package with the current budget and any reserve schedule, the master association’s estoppel and budget, your building’s roof permit, your unit’s air conditioner, window and shutter permits, and a recent wind-mitigation report. Ordering the estoppel before you list shortens the buyer’s review and protects your price.

Does the association have to approve my buyer?

The Bermuda Links Articles give the association the power to approve or disapprove transfers and leasing, and we could not read the declaration to see whether it uses that power for sales. Ask the association and your title company before you list. We found no master association approval requirement for sales, only the $2,500 contribution owed by the buyer.

Who pays the $2,500 contribution when I sell?

Under the recorded amendment the buyer owes the $2,500 resale contribution at closing, unless an exemption applies, such as a transfer to a spouse or co-owner or an owner who sells one Bonita Fairways home and buys another within a year. Who bears it in practice is a contract term, and we price offers with it in mind.

Your Local Real Estate Experts

Your local real estate experts for Bermuda Links are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Bonita Fairways gate, and who read the recorded instruments, permits and every qualified deed before writing a word of this guide.

McGreevy and Comisar are the Domain Realty team behind this Bermuda Links guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. You can read how the team was built on our about McGreevy and Comisar page.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Our Clients Say

Jesse McGreevy is a top-reviewed Bermuda Links realtor, and you can read every review on McGreevy and Comisar’s Google Business Profile. A few, in the clients’ own words:

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

As the leaders of Domain Realty Group, McGreevy and Comisar’s team has sold over $2.5 billion in real estate.

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Bermuda Links home? Get a free Bermuda Links home valuation, or call Jesse direct at (239) 898-6072.

Buying in Bermuda Links? Call Marc at (239) 287-5873, or read how we help you buy in Bermuda Links.

Licensure, and the Office of Record

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). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Where Else to Find the Team

Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider market around Bermuda Links, see our Bonita Fairways guide and our guides to Natura, Carousel Cove, Botanika and Rosewood Pointe Garden. Community-wide, see our Bonita Fairways seller page, Bonita Fairways home valuation and Bonita Fairways buyer page.

Frequently Asked Questions, Buyer Edition

These are the questions buyers ask us about Bermuda Links at Bonita Fairways, answered from the county record, the state’s condominium and corporation filings, the City permit record, the Bonita Fairways association’s documents and the Southwest Florida MLS.

What is Bermuda Links at Bonita Fairways?

Bermuda Links is a 142-unit, two-bedroom condominium in 14 two-story buildings on Rosewood Pointe Drive, Circle, Lane and Terrace and Bonita Fairways Boulevard, inside the gated Bonita Fairways community in Bonita Springs. It was built in 2005 and 2006, is registered with the state as project PR69771 and has its own condominium association.

Is Bermuda Links in Bonita Fairways?

Yes. Bermuda Links is one of the neighborhoods of Bonita Fairways, alongside The Gardens at Bermuda Links, Rosewood Pointe Garden, Carousel Cove, Natura and Botanika, and its owners belong to the Bonita Fairways Community Association as well as their own condominium association.

What is the Bermuda Links condo association?

The Bermuda Links Condominium Association, Inc. is a Florida not-for-profit corporation filed on September 1, 2005 (document N05000009023) that governs the 142 units. Its 2026 annual report was filed on April 13, 2026, and the state filing lists Gulf Breeze Management Services as its manager, though a county tax notice names Vesta Property Services.

How many units and buildings are in Bermuda Links?

There are 142 units in 14 buildings: five buildings of 12 units, five of 10 and four of 8, and the county parcel service lists 142 condominium unit parcels plus one common-element parcel. Every unit is a two-bedroom, two-bath, and every building is two stories.

When were the Bermuda Links buildings built?

Buildings 8 to 12, 52 units, were built in 2005, and Buildings 13 to 21, 90 units, in 2006, according to the county parcel layer. The condominium was recorded in 14 phases, beginning with instrument 2005-15574 and ending with instrument 2006-225729.

How large are Bermuda Links condos?

Heated area runs from 1,180 to 1,662 square feet on the county record, across ten distinct sizes, with an average of 1,327. The smaller 1,180 to 1,216 square-foot plans are in the carport buildings, and the larger 1,341 to 1,662 square-foot plans are in the garage buildings.

Do Bermuda Links units have garages?

Units in the eight larger buildings, 86 units in Buildings 8, 9, 13, 14, 15, 18, 19 and 20, have garages, and units in the six smaller buildings, 56 units in Buildings 10, 11, 12, 16, 17 and 21, have carports, per the county parcel layer. The number of garage bays is not stated in any record we could read.

Is there an elevator in Bermuda Links?

No elevator is documented, and none is expected: the county records every Bermuda Links building at two stories, so 71 units are on the second floor and reached by stairs. If stairs are a concern, look at first-floor units or at Botanika’s elevator buildings.

What are the HOA fees for Bermuda Links condos?

The Bermuda Links condominium fee is not published in any source we could cite. The Bonita Fairways master assessment is $1,100 for 2026, billed as two $550 payments. The estoppel certificate and adopted budget show the condominium fee, and McGreevy and Comisar obtain both before a buyer’s inspection period ends.

What does the Bonita Fairways master fee pay for?

The 2026 master budget spends the $1,100 on the clubhouse and amenity center, pool, courts, gates, private roads, lakes and stormwater, common landscaping, sheriff patrols, insurance, management, reserves ($136 of the $1,100) and interest on the golf course loan. It does not include the Bermuda Links condominium fee.

Is there a transfer fee when buying in Bermuda Links?

Yes. The Bonita Fairways master association charges the buyer a one-time $2,500 resale capital contribution, recorded on March 12, 2024 as instrument 2024000069667. Exemptions cover transfers to a spouse or co-owner, inheritance, estate-planning trusts, foreclosures, and an owner who sells one Bonita Fairways home and buys another within a year.

Who pays for the roof at Bermuda Links?

All 14 roofs were replaced in 2020 under 42 City permits, but how the work was funded is not published. Roofs on a condominium are normally an association expense, and the estoppel certificate shows any assessment or loan still being paid, which is the document to read before you buy.

How old are the Bermuda Links roofs?

About six years old. The permits were applied for on July 17 and 20, 2020 as tear-off tile re-roofs and finaled between November 18, 2020 and January 5, 2021. No later roof permit exists, so all 14 buildings share the same roof age.

Does Bermuda Links have its own pool?

We found none documented. The county parcel layer flags every unit with a pool, but that is the appraiser’s common-pool flag, not proof of a neighborhood pool. The sure pool is the Bonita Fairways amenity center’s, about 1,831 square feet with a spa, a short walk from most buildings.

Does a Bermuda Links condo come with golf?

No. The golf course is owned by the Bonita Fairways Community Association and runs as a public, pay-to-play course, so no Bermuda Links owner must join or pay golf dues. Owners get 10 percent off the daily rate, and the summer player card costs $550 single, $750 couple or $950 family.

Is Bermuda Links gated?

Bermuda Links sits inside the Bonita Fairways gate on West Terry Street. The gate is unmanned: residents use a headlight sticker, visitors use a call box, and license-plate cameras are shared with the Lee County Sheriff. There is no separate Bermuda Links gate that we found.

Is Bermuda Links a 55+ community?

No. The Articles and master documents we read carry no age restriction, and buyers of any age can purchase. The only recorded 55+ community in Bonita Fairways is Carousel Cove, which has its own declaration and its own association.

Can I rent out my Bermuda Links condo?

Yes, for 30 consecutive days or more under the master declaration; VRBO and Airbnb-style short-term rentals are not permitted, and pets are not allowed in leased units. Bermuda Links’ own leasing rule, approval process and fee are not published, so get them in writing from the association before you buy to rent.

Can I have a dog in Bermuda Links?

The master rules allow ordinary household pets in reasonable number, on a leash and never on the golf course. Bermuda Links’ own pet rule, including any number or weight limit, is not published, so ask the association about a specific pet before you commit.

Is Bermuda Links in a flood zone?

All 14 buildings sit in FEMA shaded Zone X on panel 12071C0656G, effective November 17, 2022, the 0.2 percent annual chance area. An AE polygon touches only the north edge of the condominium boundary and no building. The record holds one approved letter of map amendment, for Building 18 in 2023.

Do I need flood insurance for a Bermuda Links condo?

Federally backed lenders do not require it in Zone X, but it is a sensible purchase, and it is usually inexpensive on a Zone X unit. The whole community is in Evacuation Zone A, and the association’s master policy does not replace an owner’s flood or contents coverage.

Did Bermuda Links flood in Hurricane Ian?

We found no report naming Bermuda Links as flooded. Surveyed Ian high-water marks near Bonita Fairways were 8.7 to 9.0 feet, while the median ground at Bermuda Links building sites is 10.28 feet, with a stated accuracy of plus or minus 0.57 feet. No City permit on the buildings names Ian.

Does Bermuda Links need a milestone inspection or a SIRS?

No. Florida’s milestone inspection and structural integrity reserve study laws apply to buildings of three stories or more, and the county records every Bermuda Links building at two stories. Even if the milestone rule applied, the first inspection would not come due until 2035 to 2036.

Is Bermuda Links one association or two?

Two layers apply to every owner: the Bermuda Links Condominium Association for the buildings, and the Bonita Fairways Community Association for the amenities, gate, roads and golf course. Each charges its own assessment, and only the $1,100 master assessment is published.

What schools serve Bermuda Links?

Bermuda Links is in Lee County’s South Zone 3: elementary Zone Q, middle Zone GG and high school South Zone 3. Families rank schools on a choice application each winter, and Bonita Springs Middle Center for the Arts is about 0.7 miles from the golf club.

How much do Bermuda Links condos cost?

In the 24 months to September 29, 2026 the county recorded 15 resales from $265,000 to $400,000 at a $312,500 median, and the last 12 months’ four sales ran $265,000 to $310,000. Active MLS listings have a median list price of $369,000, from $315,000 to $385,000.

Are there condos under $300,000 in Bermuda Links?

Yes, but not many. Six of the 15 sales in 24 months closed at $300,000 or below, from $265,000 to $300,000. Five were carport-building units of 1,213 to 1,216 square feet, and the sixth was a $285,000 garage-building sale in September 2025, the lowest garage-building price in that window.

What is the difference between Bermuda Links and The Gardens at Bermuda Links?

They are neighboring, separate condominium associations. Bermuda Links has 142 units built in 2005 and 2006, 2020 roofs and shaded-X flood maps; The Gardens has 134 units built in 2007, two pools, six AE buildings and published rules. Their county medians are $312,500 and $327,450 over 24 months.

Is Bermuda Links a good investment?

Units that traded twice more than a year apart gained a median of 7.2 percent a year over about five years, before costs. The recent market is softer, with the per-foot median about 17 percent below its 2023 peak, and the rental rule and condominium fee are unpublished, so model both before you buy.

Why work with McGreevy and Comisar to buy in Bermuda Links?

Because the answers are in documents most agents never pull: the estoppel, the budget, the roof permit and the building’s parking type. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we help you buy in Bermuda Links from the record. Call Marc at (239) 287-5873.

Frequently Asked Questions, Seller Edition

These are the questions Bermuda Links sellers ask us, answered from the county deed record, the MLS, the recorded association documents and Florida law.

What is my Bermuda Links condo worth in today’s market?

Start from the 15 county-recorded resales in 24 months, a $312,500 median and $247 per heated square foot, then adjust for your building’s parking type, floor, size and condition. Garage buildings sold at a $361,875 median and carport buildings at $296,000, so your building group matters more than the complex average.

What did Bermuda Links condos sell for in the last 12 months?

The county recorded four resales: $265,000 on November 26, 2025, $310,000 on March 25, 2026, $300,000 on April 22, 2026 and $295,000 on June 15, 2026, a median of $297,500. All four were in carport buildings. The MLS shows two closings in that window at a $302,500 median.

What is the highest recorded Bermuda Links sale in the last two years?

The highest is $400,000 on October 11, 2024, a 1,341-square-foot unit in Building 20, a garage building. In the last 12 months the highest was $310,000. The $475,000 top of the 36 and 60-month ranges was a 1,662-square-foot unit in Building 8 in May 2024.

What is the average price per square foot in Bermuda Links?

The median is $247 per heated square foot over 24 months, and the mean of the same 15 ratios is about $249. Garage buildings ran about $258.50 per foot and carport buildings about $243. The MLS shows $248 per living square foot over 24 months.

How long does it take to sell a Bermuda Links condo?

The MLS median is 29.5 days on the market over 12 months, from two closings, and 78.5 days over 24 months, from 12 closings, at a median 95.2% of list price. Expect a longer sale in the fall, when fewer seasonal buyers are in town.

Are Bermuda Links condo prices dropping?

Prices are off their peak. The per-foot median was $297 in 2023 and $247 in 2026 to date, about 17 percent lower, and the 24-month median of $312,500 sits below the 36-month median of $360,000. The steep 2021 to 2022 gain has been given back in part, not all.

When is the best time to sell in Bermuda Links?

January through May. Of 159 recorded sales, 55 percent recorded in those five months, and the winter buyers arrive with more urgency. A listing that is photographed and ready by December catches the season from its start.

What is the hardest time of year to sell in Bermuda Links?

August through November, when only about 23 percent of recorded sales fall. Sellers who list in the fall should price to the smaller buyer pool and expect a longer marketing period, or wait for January.

Who pays the $2,500 Bermuda Links resale contribution?

Under the March 2024 recorded amendment the buyer owes it at closing unless an exemption applies, such as a transfer to a spouse or co-owner or an owner who sells one Bonita Fairways home and buys another within one year. Who bears it in practice is a contract term.

Do I need an estoppel certificate to sell my Bermuda Links condo?

Yes, in practice: a buyer’s lender and title company ask for it. Florida law lets the association charge a capped fee and requires it to issue the certificate on request. Order it before you list, since it shows your assessments, any special assessment and any unpaid balance.

Does my Bermuda Links condo need a milestone inspection or SIRS to sell?

No. Those laws apply to buildings of three stories or more, and the county records every Bermuda Links building at two stories. A buyer’s lender may still ask for the association’s budget, reserves and insurance, which the estoppel and condominium package provide.

Do I need my association’s approval to sell?

The Bermuda Links Articles give the association the power to approve or disapprove transfers and leasing, but we could not read the declaration to see whether it applies to sales. Ask the association and your title company before you list. We found no master association approval requirement for sales, only the buyer’s $2,500 contribution.

Can I sell my Bermuda Links condo with a pending special assessment?

Yes, but it must be disclosed, and the estoppel will show it. Sellers commonly pay assessments that are due before closing and negotiate the rest, so a buyer’s offer will reflect it. We found no pending Bermuda Links assessment in public records, and the $500 pool assessment failed in July 2026.

Do I have to disclose flooding when I sell?

Yes. Florida’s flood disclosure law requires a written disclosure of known past flooding, flood insurance claims and disaster assistance at or before the contract. We found no report of flooding at Bermuda Links, and all 14 buildings are in shaded Zone X, but your own knowledge governs.

What does it cost to sell a Bermuda Links condo?

Costs are the agent’s fee, which is negotiable, Florida documentary stamp tax on the deed, the estoppel fee, title work, prorated taxes and assessments, and any repairs. Documentary stamps are $0.70 per $100 of price, which is $2,187.50 at $312,500. We prepare a net sheet before you list.

How much are seller closing costs on a $312,500 Bermuda Links condo?

Documentary stamps are $2,187.50, and the rest depends on your agreement with us, title company rates, the estoppel fee and proration of taxes and the $1,100 master assessment. A net sheet built on your actual figures is more reliable than a percentage, and we build it with the valuation.

Can I sell my Bermuda Links condo as-is?

Yes. A seller can sell as-is, and the 2020 roofs remove the largest exterior objection for these buildings. As-is still requires the standard disclosures, and a buyer’s inspection can still lead to a price negotiation.

Should I sell to a cash buyer?

A cash buyer can close faster and skip financing and appraisal contingencies, but usually pays less than a retail buyer would after inspection. In a complex where the MLS median sale-to-list ratio is 95.2%, compare a cash offer with a net sheet for a listed sale before you decide.

Can I sell my Bermuda Links condo to an investor?

Yes, and the buyer’s plan matters. The master rules bar rentals shorter than 30 days and the condominium’s own leasing rule is unpublished, so an investor will ask for it in writing. Only 45 of 142 units claim homestead, so investors are a familiar part of the buyer pool.

How do rental restrictions affect my Bermuda Links sale?

The 30-day minimum and no-pets-in-leased-units rules narrow the pool for buyers who want short-term rentals or a tenant with a pet. Put the association’s leasing rule in the listing so every showing is a qualified one, and have the estoppel ready.

How should I price my Bermuda Links condo against The Gardens?

Use The Gardens as a cross-check, not a comp. Its county median is $327,450 over 24 months and its MLS median is $325,000, close to Bermuda Links, but it has two pools, published rules and different roofs and flood exposure. Adjust for those differences before you quote a number.

Should I price my garage unit differently from a carport unit?

Yes. Garage buildings sold at a median of $361,875 over 24 months and carport buildings at $296,000, so a garage seller should not price off the recent carport sales. We match your unit to its own building group, size and floor.

How do you market a Bermuda Links condo?

We market it as a specific building, not a generic condo: the parking type, the 2020 roof permit, the flood zone, the distance to the clubhouse and the fee documents, with professional photography and the comparison to The Gardens ready for buyers. We also target seasonal buyers before January.

Can Bermuda Links homes be listed off-market?

Yes, a quiet listing is possible. The tradeoff is a smaller buyer pool and usually a lower price, since the MLS’s 24-month median sale-to-list ratio of 95.2% reflects full exposure. We discuss it if privacy or timing matters more than price.

What documents should I gather before listing my Bermuda Links condo?

Your estoppel certificate, the condominium documents package and current budget, the master association’s estoppel, your building’s roof permit, your unit’s air conditioner, window and shutter permits, a wind-mitigation report and any open-permit search. We assemble the package so a buyer sees answers, not questions.

Do I pay capital gains tax when I sell my Bermuda Links condo?

Under IRS rules on the sale of your home, a seller who owned and lived in the home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. A home that was not your main home for two of the last five years generally does not qualify, so ask your tax adviser.

Should I sell now or wait?

The market is softer than in 2022 and 2023, but sales are steady, and the January to May season is the strongest. If you must sell this fall, price to the record and expect about 78 days; if you can wait, listing ready in December targets the best window.

Is spring 2027 a good time to sell a Bermuda Links condo?

January through May is when 55 percent of recorded sales happen, so a listing in that season meets the deepest pool of buyers. Nobody can promise a price, and the 24-month median of $312,500 is our reference. We update the valuation before you list so the number reflects the latest sales.

What if my Bermuda Links appraisal comes in low?

Ask for the appraiser’s comparables, and give ours: the recorded deeds for your building group. Garage and carport units are not comparable, and an appraiser working from the wrong group can undervalue a unit. If the gap remains, you can renegotiate, appeal or share the difference.

What adds the most value to a Bermuda Links condo?

The record points to size and parking first, which cannot be changed, then condition and updates. A clean, current kitchen and bathrooms, working air conditioning and a documented wind-mitigation report help every unit.

Will the Bonita Estero Rail Trail help or hurt my Bermuda Links value?

It is too early to say. Bonita Springs voters approved a $35 million bond in August 2026, the corridor runs along the community’s northeast edge, and construction is at least a few years away. We did not measure its distance to the Bermuda Links buildings, and it should not change how you price today.

Do sellers pay anything for the golf course when they sell?

No. The golf course is owned by the Bonita Fairways Community Association, and no owner must join or pay golf dues, so nothing golf-related transfers at a Bermuda Links sale. The master assessment does include interest on the golf loan, which a buyer pays as part of the $1,100.

Does the failed second-pool assessment affect my Bermuda Links sale?

Not directly. Members rejected the $500 assessment on July 16, 2026, so no charge is pending, but a buyer may ask about the unbuilt pool. Say plainly that the second master pool is unbuilt and unfunded, and that the existing pool is open.

Why is the active list price above what Bermuda Links units sell for?

The three active listings have a median list price of $369,000, while the MLS median sold price over 24 months is $323,750. Sellers often list above recent sales, and buyers close at a median of 95.2% of list, so a list price is not a value.

How do I choose between listing agents in Bonita Springs?

Compare license dates, recent reviews, production and whether the agent has read your association’s documents. McGreevy and Comisar are happy to be measured against those tests. Ask any agent to show your building’s roof permit and parking-type comparables.

Who is the best listing agent for Bermuda Links?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Bermuda Links unit against its own building, floor and parking type, and we sell Bermuda Links homes from the public record. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every figure on this page traces to one of the primary sources below: county, city, state and federal records, the recorded Bermuda Links filings, and the Bonita Fairways association’s own published documents. Sale figures are from Lee County Property Appraiser records and the county’s qualified-sale file, with windows ending September 29, 2026, and all sources were read between September 24 and September 29, 2026 unless a publication date is shown. We do not cite real estate brokerage or listing sites.

Florida Division of Corporations and Division of Condominiums

1. Florida Division of Corporations, Bermuda Links Condominium Association, Inc. (N05000009023)
2. Articles of Incorporation, filed September 2005
3. Amendment to the Articles, March 2011
4. 2026 annual report, filed April 13, 2026
5. Florida Division of Corporations, Bermuda Links entity search
6. Florida DBPR condominium registry extract (Lee County rows, project PR69771)
7. Florida DBPR condominium payment history extract
8. Florida DBPR key financial indicators extract
9. Florida DBPR, SIRS reporting and database
10. Florida DBPR, Condominium milestone inspections
11. Florida Statutes 2025, Chapter 718, the Condominium Act

Lee County Property Appraiser, GIS and Zoning

12. Lee County Property Appraiser
13. Lee County GIS, Parcels layer (142 Bermuda Links units and the common-element parcel)
14. Lee County GIS, Subdivisions and Condominiums layer
15. Lee County GIS, Building Footprints layer
16. Lee County GIS, NG911 Address Points
17. Lee County GIS, 2018 LiDAR spot elevations
18. Lee County GIS, Evacuation Zones
19. Lee County GIS, Neighborhoods and Areas layer
20. Lee County Property Appraiser, parcel data roll (LCPA TXT)
21. Lee County Property Appraiser, title deed transfer code list
22. Lee County Property Appraiser, sale qualification codes from January 1, 2025
23. Lee County Property Appraiser, 2026 TRIM notice for a Bonita Fairways home (tax district 017)
24. Lee County DCD, Planned Development data sheet, Bonita Fairways
25. Lee County zoning case DCI2004-00081, Bonita Fairways
26. Lee County, Bonita Fairways master concept plan
27. Lee County Emergency Management
28. Lee County DCD, Evacuation Zone vs. Flood Zone

City of Bonita Springs

29. City of Bonita Springs, EnerGov permit and licensing self-service portal
30. City of Bonita Springs, how to apply for a building permit
31. City of Bonita Springs, FEMA Community Rating System
32. City of Bonita Springs, Hurricane Ian
33. City of Bonita Springs GIS, zoning, future land use and flood layers
34. City of Bonita Springs, Downtown Projects Update (April 8, 2026)
35. City of Bonita Springs, East Terry Street contract award (April 16, 2026)
36. City of Bonita Springs, West Terry Street Improvements public meeting
37. City of Bonita Springs, Rail-to-Trail funding to the 2026 ballot
38. Bonita Springs Utilities

Bonita Fairways Community Association and Neighborhood Documents

39. Bonita Fairways Community Association, home page
40. Bonita Fairways Community Association, Community and amenities page
41. Bonita Fairways Community Association, public Documents archive
42. Declaration of Covenants and Restrictions for Bonita Fairways, O.R. Book 2872, Page 2887 (1997)
43. Amendment and Supplemental Declaration, Instrument 2014000101383
44. Certificate of Amendment, Resale Capital Contribution, Instrument 2024000069667
45. BFCA Public Notice of Transfer Fee
46. Certificate of Amendment, recreational facilities and guests, Instrument 2026000086991
47. Bonita Fairways 2026 Master Budget
48. BFCA 2024 Budget Presentation
49. BFCA December 2025 year-end financial statements
50. Results of vote on pool loan expansion, July 16, 2026
51. BFCA annual members meeting minutes, March 25, 2026
52. BFCA Special Members Meeting package, March 6, 2024
53. Bonita Fairways Community Rules: general, clubhouse, pool, courts and golf
54. Townsend Appraisals insurance appraisal update for Bonita Fairways, effective July 30, 2025
55. Bonita Fairways tele-entry owner instructions
56. Bonita Fairways tenant access permission form
57. Bonita Fairways gate RFID sticker form
58. Bonita Fairways Golf Club, official site
59. Bonita Fairways Golf Club Summer Player Card
60. Bonita Fairways Golf Club, Inc. 2023 Shareholders Report
61. Business Observer, Homeowners buy community golf course, plan upgrades (April 28, 2020)
62. The Gardens at Bermuda Links Condominium Association
63. The Gardens at Bermuda Links, rules and regulations
64. Gulf Breeze Management Services

FEMA, NOAA, USGS and Storm Records

65. FEMA National Flood Hazard Layer, flood zones (layer 28)
66. FEMA National Flood Hazard Layer service
67. FEMA Flood Map Service Center
68. FEMA, CRS Eligible Communities, April 2025
69. OpenFEMA, NFIP Redacted Claims
70. NOAA NHC, Tropical Cyclone Report, Hurricane Ian
71. NOAA NHC, Tropical Cyclone Report, Hurricane Irma
72. NOAA NHC, National Storm Surge Risk Maps
73. USGS STN, Hurricane Ian high-water marks, Lee County
74. NOAA National Water Prediction Service, Imperial River gauge

Florida Statutes, Legislation and Insurance

75. Florida Statutes 2025, section 553.899, milestone inspections
76. Florida Statutes 2025, section 718.112, bylaws and structural integrity reserve study
77. Florida Statutes 2025, section 718.111, association powers and insurance
78. Florida Statutes 2025, section 718.116, assessments and estoppel certificates
79. Florida Statutes 2025, section 196.031, homestead exemption
80. Florida Statutes 2025, section 689.302, flood disclosure
81. Florida Senate, SB 4-D (2022) Building Safety
82. Florida Senate, CS/CS/HB 913 (2025) Condominium and Cooperative Associations
83. Florida Senate, HB 1049 (2024) Flood Disclosure in the Sale of Real Property
84. Florida Department of Revenue, Documentary Stamp Tax
85. Florida Building Commission, Key Commission Milestones (April 14, 2026)
86. Citizens Property Insurance, Roof rule changes (March 31, 2023)
87. Florida Office of Insurance Regulation, Wind Mitigation Resources
88. IRS Topic 701, Sale of your home

Schools, Health Care, Utilities and Local News

89. School District of Lee County, Student Enrollment
90. School District of Lee County, School Zones
91. SchoolSite Locator, Lee County 26-27
92. Florida Department of Education, School Grades
93. School District of Lee County, 2025-2026 School Grades Report
94. Bonita Springs Charter School
95. NCH, Locations in Bonita Springs
96. NCH North Hospital
97. Lee Health, Coconut Point
98. Lee Health, Gulf Coast Medical Center
99. U.S. Census Bureau Geocoder
100. Project OSRM, open-source routing on OpenStreetMap
101. WINK News, Bonita Springs voters approve $35 million for Bonita Estero Rail Trail (August 19, 2026)
102. Gulfshore Business, Imperial 41 breaks ground on downtown Bonita project (December 11, 2025)
103. Gulfshore Business, Bonita Springs sets property tax ceiling for 2026-27 (July 16, 2026)

Southwest Florida MLS figures come from a pull by our team on September 29, 2026 by the MLS Sub/Condo field; the MLS is a members-only system, so it is noted here and not linked. County sale figures come from the Lee County Property Appraiser’s qualified-sale file, indexed September 29, 2026.

Downloadable Documents

The official documents below are recorded with the state or published by the Bonita Fairways Community Association, the state or the federal government. They are the documents we read for this page, and the ones a Bermuda Links buyer or seller should read before signing. Each link opens the issuing authority’s own copy.

The Bermuda Links declaration of condominium, bylaws, budget and reserve schedule are not posted online that we could find; they come with the condominium documents package at a sale, and the recorded phase instruments can be requested from the Lee County Clerk.

Market data from Southwest Florida MLS, pulled September 2026, and Lee County Property Appraiser recorded sales. McGreevy and Comisar, Best Realtor for Bermuda Links. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.