The Gardens at Bermuda Links is a 134-unit, two-bedroom condominium of twelve buildings in Bonita Fairways, Bonita Springs, built 2007, with two pools, new 2022 roofs and 12 recorded sales in 24 months. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
If you own at The Gardens at Bermuda Links and are weighing a sale, McGreevy and Comisar are the team to call first, and Jesse McGreevy is the person to call: this page shows what the twelve county-recorded Gardens sales of the last 24 months actually paid, which of your building’s neighbors sit in a FEMA flood zone, and what the association’s own posted rules say about leasing and pets. Start with the Gardens seller page or ask for a free Gardens home valuation, and buyers can start with our Gardens buyer guide.
The Gardens at Bermuda Links is a 134-unit, two-bedroom condominium of twelve buildings and two pools inside the master-planned community of Bonita Fairways in Bonita Springs, Florida. All 134 units were built in 2007, two of the twelve buildings are three stories, and the association’s own website calls it one of several condominium associations inside Bonita Fairways. 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 recorded-sale and parcel records, the association’s posted budget, rules, settlement notice and wind-mitigation forms, the City of Bonita Springs roof permits, FEMA’s flood map service, Florida statutes, and the Southwest Florida MLS. Where the public record stops, we say so and name the document that answers the question. Sellers should read the market snapshot and the seller section first; buyers should read the fee, flood and rental sections before touring.
McGreevy and Comisar are the best realtor for The Gardens at Bermuda Links because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Gardens market read built from every qualified Gardens deed, the association’s own postings and FEMA’s current flood map.
If you’re searching for the best realtor for The Gardens at Bermuda Links in Bonita Fairways, Bonita Springs, whether you’re ready to sell your home at The Gardens at Bermuda Links 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 here for a specific reason. A 134-unit condominium with a dozen buildings sells only about ten units a year, and the units are not interchangeable: a ground-floor carport unit of 1,190 square feet on Rosewood Pointe Drive, a third-floor garage unit of 1,347 square feet in a three-story building, and a garage unit of 1,662 square feet on Bonita Fairways Boulevard sit in different flood zones, on different floors, at different prices. An agent who prices a Gardens unit off a Bonita Fairways average, or off the last sale in the complex, is guessing.
Recent Gardens track record (last 12 months): In the 24 months ending September 29, 2026, the first window with ten or more sales, The Gardens at Bermuda Links has 12 sales in the Lee County qualified-sale record at a median of $327,450 (the mean of the middle pair, $325,000 and $329,900) and a highest sale of $365,000; the last 12 months hold 9 of them at a $325,000 median, the newest recorded June 15, 2026. The Southwest Florida MLS shows 11 closed sales over the 12 months ending September 29, 2026, a $325,000 median, a median of 85 days on market and a median sale-to-list ratio of 96.6%, with 2 active listings and 1 pending sale on September 29, 2026. In the last 12 months we tracked each of those closings against the recorded deed, and we will walk you through every one that resembles your unit.
Honors and recognition:
Selling your home at The Gardens at Bermuda Links? Get a free home valuation → our Gardens home valuation page OR Call Jesse direct at (239) 898-6072.
Buying a home at The Gardens at Bermuda Links? Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Gardens buyer guide, or start a buyer consultation.
Selling here 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.
What Is It Like to Live in The Gardens at Bermuda Links as a Homebuyer?
The Gardens at Bermuda Links Market Snapshot: What Do The Gardens at Bermuda Links Homes Sell For?
How Did The Gardens at Bermuda Links Come to Be?
The Homes: What Will You Find in The Gardens at Bermuda Links?
What Amenities Come With a Home at The Gardens at Bermuda Links?
What Are the HOA and Condo Fees in The Gardens at Bermuda Links?
The Gardens at Bermuda Links Layered Costs: Master Assessments, Special Assessments and Property Tax
The Gardens at Bermuda Links Documents, Bylaws and Architectural Control
Do Florida’s Milestone Inspection and SIRS Laws Apply to The Gardens at Bermuda Links?
Is The Gardens at Bermuda Links a 55+ Community?
Can You Rent Out a Home at The Gardens at Bermuda Links?
What Are the Pet Rules in The Gardens at Bermuda Links?
Hurricanes, Flood Zone and Insurance at The Gardens at Bermuda Links
Which Schools Serve The Gardens at Bermuda Links?
City Permits for The Gardens at Bermuda Links Homes
What Is Around The Gardens at Bermuda Links? Zoning and Neighbors
Daily Logistics at The Gardens at Bermuda Links
How Does The Gardens at Bermuda Links Compare With the Other Bonita Fairways Neighborhoods?
The Gardens at Bermuda Links vs Bermuda Links: Which Should You Choose?
How The Gardens at Bermuda Links Compares With Other Bonita Springs Communities
Honest Pros and Cons of Owning at The Gardens at Bermuda Links
Your Local Real Estate Experts
Frequently Asked Questions, Buyer Edition
Frequently Asked Questions, Seller Edition
Sources and Authoritative References
Living at The Gardens at Bermuda Links means owning a two-bedroom condominium in a 2007 complex of twelve buildings inside the Bonita Fairways gate, with two neighborhood pools, resident-only access to the master clubhouse, and a public golf course next door. It suits owners who want low-maintenance space and rewards buyers who check the building and floor.
The association’s own activities page lists bingo on the third Thursday, a bocce league, golf leagues, pickleball, poker and mahjong on Tuesdays and canasta on Thursdays, and those are 2023 postings, so confirm what is running today. Every unit is two bedrooms and two baths, the smallest is 1,190 heated square feet and the largest is 1,688, and most owners either winter here or live here year-round in a building where the association handles the roof, the exterior and the grounds.
The Gardens fits a buyer who wants two bedrooms, two baths and a lock-and-leave condominium inside a gated golf community for a price in the $280,000 to $365,000 band where most 2025 and 2026 sales fell. It suits seasonal owners, retirees who want no yard, and buyers who want a private garage (76 of the 134 units have one) or a covered carport (the other 58). It also suits a buyer who plans to rent annually, because the rules allow an annual lease.
Look elsewhere if you want three bedrooms, a pet-friendly rental plan, or a private yard. Every Gardens unit is a two-bedroom, so a buyer who needs three should look at Natura or Carousel Cove. Renters cannot keep pets here, short stays are limited to four monthly rentals a year, and a buyer who wants a brand-new building should see Botanika, the 2024 four-story condominium inside the same gate. Every Bonita Fairways address, the Gardens included, is in Lee County Evacuation Zone A, so plan to leave early when that zone is called.
The honest test for any Gardens real estate agent is whether they can tell you, without looking it up, which of the twelve buildings sit in a flood zone, which two are three stories, when the roofs were replaced and what the rules say about leasing and pets. We can, because we built this page from the recorded deeds, the City’s permits and FEMA’s map. Ask any agent you interview for the recorded sales in your own building and floor, and for the estoppel certificate before you write an offer. Then compare what each agent shows you. Call Marc at (239) 287-5873 if you are buying, or ask Jesse for a Gardens valuation at (239) 898-6072 if you own.
The Gardens at Bermuda Links homes sell for about $325,000: the Lee County qualified-sale record shows 12 sales in the 24 months ending September 29, 2026 at a $327,450 median and a $280,000 to $365,000 range, and 9 in the last 12 months at $325,000, while the Southwest Florida MLS shows 11 closings in 12 months, 85 median days on market and a 96.6% sale-to-list ratio.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).
The yardstick 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 the county parcel layer for size, floor and parking. The index was built September 29, 2026 and the newest Gardens sale in it is June 15, 2026, because recorded sales reach the roll with a lag. Every window ends September 29, 2026 (the 12-month window runs from September 30, 2025). The 12-month window holds 9 sales, under our ten-sale floor, so we list all nine and lead with the 24-month window. The MLS shows two more 12-month closings because recorded sales reach the county roll with a lag (the newest county sale is June 15, 2026) and the two sources qualify some sales differently.
Measure (Lee County qualified sales) | The Gardens at Bermuda Links |
|---|---|
Window | 24 months, September 30, 2024 through September 29, 2026 (first with 10 or more); newest recorded sale June 15, 2026 |
Qualified sales | 12 |
Median sale price | $327,450 (even count: mean of the middle pair, $325,000 and $329,900) |
Range | $280,000 to $365,000 |
Dollar volume | $3,872,900 |
Median price per heated square foot | $245.99 (median of each sale’s own ratio; the mean of ratios is $251.87) |
Last 12 months (to September 29, 2026) | 9 sales, $325,000 median, $280,000 to $365,000, $241.28 a square foot, $2,877,900 in all |
Highest sale in the file | $400,000, reached twice: April 7, 2023 (a 1,386 square foot unit in Building 34) and March 26, 2024 (a 1,341 square foot unit in Building 24) |
Every one of the nine, by building and floor, with no unit numbers. Eight are resales; the March 2026 Building 24 sale is the first qualified sale the county file shows for that unit. A September 19, 2025 sale ($295,000, Building 29) falls just outside this window.
Date | Building address | Floor | Heated sq ft | Price | Per sq ft |
|---|---|---|---|---|---|
Oct 1, 2025 | 26681 Rosewood Pointe Dr (Bldg 28) | 2 | 1,190 | $339,000 | $284.87 |
Oct 7, 2025 | 26681 Rosewood Pointe Dr (Bldg 28) | 1 | 1,190 | $294,000 | $247.06 |
Mar 3, 2026 | 26650 Bonita Fairways Blvd (Bldg 31) | 2 | 1,216 | $280,000 | $230.26 |
Mar 6, 2026 | 26640 Rosewood Pointe Dr (Bldg 24) | 3 | 1,347 | $329,900 | $244.91 |
May 8, 2026 | 26630 Rosewood Pointe Dr (Bldg 25) | 2 | 1,688 | $365,000 | $216.23 |
May 13, 2026 | 26681 Bonita Fairways Blvd (Bldg 32) | 2 | 1,347 | $325,000 | $241.28 |
May 14, 2026 | 26650 Bonita Fairways Blvd (Bldg 31) | 1 | 1,216 | $335,000 | $275.49 |
May 15, 2026 | 26630 Rosewood Pointe Dr (Bldg 25) | 3 | 1,347 | $325,000 | $241.28 |
Jun 15, 2026 | 26660 Rosewood Pointe Dr (Bldg 23) | 2 | 1,190 | $285,000 | $239.50 |
Small units sell at higher rates per square foot and large ones at lower rates: the lowest rate belongs to the 1,688 square foot unit ($216.23) and the highest to 1,190 and 1,216 square foot units, so price per square foot alone will mislead you.
The median has stayed between $325,000 and $335,000 in every window back to September 30, 2021, and the 60-month range of $275,000 to $400,000 is only $125,000 wide.
Window (county qualified sales) | Sales | Median | Range | Median per sq ft |
|---|---|---|---|---|
12 months, from Sep 30, 2025 | 9 (under ten: listed above) | $325,000 | $280,000 to $365,000 | $241.28 |
24 months, from Sep 30, 2024 (first with ten or more) | 12 | $327,450 (mean of $325,000 and $329,900) | $280,000 to $365,000 | $245.99 |
36 months, from Sep 30, 2023 | 14 | $332,450 (mean of $329,900 and $335,000) | $280,000 to $400,000 | $247.48 |
60 months, from Sep 30, 2021 | 28 | $335,000 (mean of the middle pair, both $335,000) | $275,000 to $400,000 | $272.65 |
All history since April 2009 | 222 | $175,300 | $89,900 to $400,000 | $139.23 |
The all-history line is dominated by the 2010 closeout described below.
The Southwest Florida MLS adds what the deed cannot: how long a unit sat and how close it sold to its final asking price. We pulled these figures on September 29, 2026 using the Gardens value in the MLS subdivision field.
MLS window (ending Sep 29, 2026) | Closed sales | Median sold | Median days on market | Median sale-to-list | Median per sq ft |
|---|---|---|---|---|---|
12 months | 11 | $325,000 | 85 | 96.6% | $241 |
24 months | 13 | $325,000 | 45 | 97.1% | $241 |
36 months | 14 | $325,000 | 65 | 96.9% | $243 |
60 months | 25 | $329,900 | 36 | 98.3% | $247 |
All MLS history | 71 | $240,000 | 24.5 | 97.1% | $181 |
On September 29, 2026 the MLS showed 2 active Gardens listings at a median list price of $352,000 (from $299,000 to $405,000) and 1 pending sale. Median days on market of 85 over 12 months against 45 over 24 says the market has slowed.
Parking and building matter more than floor. In the last 12 months (9 sales) carport-building sales had a $294,000 median at $247.06 a square foot and garage-building sales a $327,450 median at $241.28, a $33,450 gap that comes from larger plans, not a higher rate.
Segment (county qualified sales) | 12 months (from Sep 30, 2025) | 60 months (from Sep 30, 2021) |
|---|---|---|
Carport buildings (58 units) | 5 sales, $294,000 | 17 sales, $333,000 |
Garage buildings (76 units) | 4 sales, $327,450 | 11 sales, $365,000 |
Two-story buildings (98 units) | 6 sales, $309,500 | 20 sales, $334,000 |
Three-story buildings (36 units) | 3 sales, $329,900 | 8 sales, $357,500 |
Ground floor | 2 sales, $314,500 | 7 sales, $335,000 |
Second floor | 5 sales, $325,000 | 18 sales, $336,250 |
Third floor (12 units) | 2 sales, $327,450 | 3 sales, $329,900 |
By size over 60 months, the 17 sales of the 1,190 and 1,216 square foot plans had a $333,000 median, the 10 sales of the 1,341 to 1,400 square foot plans $357,500, and the single 1,662 to 1,688 square foot sale $365,000. Floor is the weakest signal: over 60 months the ground and second-floor medians are almost the same. With fewer than 30 sales, one or two can move any median by $10,000, so treat these as a guide to comparables.
In the last 12 months, 3 of 9 sales were under $300,000, none were between $300,000 and $324,999, 5 were between $325,000 and $349,999 and 1 was $350,000 or more. Over 60 months the split was 6, 1, 12 and 9. The empty $300,000 to $324,999 band is the useful fact: buyers have been choosing between a $295,000 unit and a $325,000 unit, and rarely paying in between.
Our read is a steady, thin, mid-priced market with softening days on market. A seller at or under $325,000 for a 1,190 to 1,347 square foot unit has the recorded sales behind them; a seller asking $350,000 or more needs a garage, a third floor, a large plan or a renovation to justify it. We price every Gardens unit against its own building, parking type and floor first. For a written number, request a free Gardens home valuation or call Jesse at (239) 898-6072.
The Gardens at Bermuda Links is the 134-unit, two-bedroom condominium of twelve buildings inside Bonita Fairways, and its 12 recorded sales in the 24 months to September 29, 2026 ran from $280,000 to $365,000 at a $327,450 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Gardens unit against its own building, parking type and floor. Get your free Gardens home valuation or Call Jesse direct at (239) 898-6072. Buying? See our Gardens buyer guide or Call Marc at (239) 287-5873, or start a buyer consultation.
The Gardens at Bermuda Links was built in 2007 as a 134-unit condominium inside Bonita Fairways, incorporated as an association in January 2007 and recorded in five phase instruments during that year. Its first recorded sales came in a burst of 61 in February and March 2010, and its roofs were replaced in 2022 after the association settled its Hurricane Irma roofing litigation.
Data updated: September 2026 (Florida Division of Corporations, Lee County recorded instruments and sales, City of Bonita Springs permits, retrieved 29 Sep 2026).
The Gardens is the last of the Bonita Fairways condominium neighborhoods built under the original golf-community plan, after Rosewood Pointe Garden and Bermuda Links, and before the 2016 start of Natura and the 2024 completion of Botanika. Bonita Fairways itself is described in our Bonita Fairways community guide.
The Gardens at Bermuda Links Condominium Association, Inc. filed with the Florida Division of Corporations on January 30, 2007 and is active on Sunbiz with annual reports on file from 2008 through 2026, the latest filed April 13, 2026. The state’s condominium project number is PR71940, with 134 units recorded May 9, 2007. The county roll’s legal descriptions cite five recorded instruments, which together add up to the 134 units.
Recorded instrument | Phases | Buildings | Units |
|---|---|---|---|
Instrument 2007-49066 | 7 | 28 | 10 units plus a common element |
Instrument 2007-49067 | 8 and 9 | 29 and 30 | 20 |
Instrument 2007-151587 | 1, 2 and 10 | 22, 23 and 31 | 28 |
Instrument 2007-236450 | 3 and 4 | 24 and 25 | 36 |
Instrument 2007-256239 | 11 to 14 | 32 to 35 | 40 |
Phases 5 and 6 have no parcels and building numbers 26 and 27 do not exist, which is why twelve buildings carry numbers from 22 to 35. The master association’s 2014 supplemental declaration lists the Gardens as “170 planned” with the state showing 134 built, so a larger plan was scaled back before recording. We have not read the recorded declaration itself, because the Lee County Clerk’s images were not retrievable when we researched this page; it is one of the documents in the documents section below.
The most distinctive number in the Gardens record is 2010: the county file shows 70 first recorded sales that calendar year, and 61 of them fell between February 1 and March 31, 2010 (43 in February and 18 in March) at a median of $119,900, a range of $89,900 to $169,900 and a median of $92.72 per heated square foot. Buildings 24 and 25 supplied 22 of those 61, with 13 and 9. By the end of 2010, 75 of the 124 units with any sale in the file had a first recorded sale, rising to 82 by the end of 2011. That pattern looks like a closeout of unsold inventory, but the record cannot prove it, because it lacks the seller. It matters today for two reasons: many of those buyers hold low-basis units, and those units are now 16 years into ownership, which is when roofs, air conditioning and reserves come due.
The Gardens at Bermuda Links has 134 two-bedroom, two-bath condominium units in twelve buildings, all built in 2007. Ten buildings are two stories and two are three stories, six buildings have garages and six have carports, the units range from 1,190 to 1,688 heated square feet, and all twelve roofs were replaced under July 2022 City permits.
Data updated: September 2026 (Lee County Property Appraiser parcel layer, City of Bonita Springs permits and the association’s wind-mitigation forms, retrieved 29 Sep 2026).
The county’s parcel layer records every unit as a two-bedroom, two-bath condominium, and gives each building’s story count and parking type.
Building | Address | Units | Stories | Parking | Heated sq ft on the roll |
|---|---|---|---|---|---|
22 | 26670 Rosewood Pointe Dr | 10 | 2 | Carport | 1,190 and 1,216 |
23 | 26660 Rosewood Pointe Dr | 10 | 2 | Carport | 1,190 and 1,216 |
24 | 26640 Rosewood Pointe Dr | 18 | 3 | Garage | 1,341 to 1,688 |
25 | 26630 Rosewood Pointe Dr | 18 | 3 | Garage | 1,341 to 1,688 |
28 | 26681 Rosewood Pointe Dr | 10 | 2 | Carport | 1,190 and 1,216 |
29 | 26691 Rosewood Pointe Dr | 10 | 2 | Carport | 1,190 and 1,216 |
30 | 26680 Bonita Fairways Blvd | 10 | 2 | Carport | 1,190 and 1,216 |
31 | 26650 Bonita Fairways Blvd | 8 | 2 | Carport | 1,190 and 1,216 |
32 | 26681 Bonita Fairways Blvd | 10 | 2 | Garage | 1,341 to 1,662 |
33 | 26651 Bonita Fairways Blvd | 10 | 2 | Garage | 1,341 to 1,662 |
34 | 26641 Bonita Fairways Blvd | 10 | 2 | Garage | 1,341 to 1,662 |
35 | 26621 Bonita Fairways Blvd | 10 | 2 | Garage | 1,341 to 1,662 |
The eight floor plans on the roll are 1,190 square feet (34 units), 1,216 (24), 1,341 (20), 1,347 (28), 1,386 (8), 1,400 (6), 1,662 (8) and 1,688 (6). The total heated area is 177,092 square feet and the median unit is 1,341. A separate 256 square foot common-element improvement is on the roll, and the county’s building layer shows a one-story recreational building at 26699 Rosewood Pointe Drive. Our parent community guide gives a range of 1,190 to about 1,580 square feet; the county roll shows 1,190 to 1,688, and we use the roll.
Six buildings have garages, 24, 25 and 32 to 35, holding 76 units, and six have carports, 22, 23 and 28 to 31, holding 58 units, according to each unit’s garage or carport flag on the county roll. Every unit has exactly one or the other. The garage buildings are also the ones with the larger plans, so a garage unit costs more partly for its parking and partly for its size. Carport buildings have shared covered spaces, and the association’s rules cap owners at two vehicle spaces.
All twelve Gardens roofs were torn off and replaced under City of Bonita Springs permits issued July 6, 2022: concrete tile, 5/12 pitch, a two-layer self-adhered underlayment, installed by Advanced Roofing & Sheetmetal, LLC, with the association as owner of record. The permit printouts are embedded in the association’s wind-mitigation forms. The permit valuations are declared values, not contract prices; the eleven legible ones total about $1,250,243.
Buildings | Permit valuation each |
|---|---|
22, 28, 29 and 30 | $98,401 |
24 and 25 | $148,055 |
31 | $78,853 |
32, 33, 34 and 35 | $120,419 |
23 | Not legible on the scan |
The forms, completed in February 2023, list the year of installation as 2023, so the work most likely finished between the July 2022 permits and early 2023; final inspection dates are not in the record we read. The roofs are three to four years old, which contradicts our community guide’s statement that original Gardens roofs are about 19 years old. The association’s March 2022 settlement notice reads: “A settlement has been offered in our roofing litigation case, and your Board of Directors has accepted it. This means we can now develop a plan to move forward to get new roofs on our buildings.” The notice does not give the amount and does not say the settlement alone paid for the roofs, and whether an assessment or loan was also used is not in the public record we found. Ask for the estoppel and the last two years of financial statements.
A Gardens home comes with two neighborhood pools inside the condominium, resident access to the Bonita Fairways clubhouse, courts and master amenities, and a public golf course next door that is owned by the homeowners’ master association. The amenities split into three layers: what the Gardens association runs, what the master association runs, and what you pay for separately.
The association’s website says the Gardens has twelve buildings and two pools, and its 2020 board letter refers to Pool 1 and Pool 2 and to replacing the Pool 2 heater in 2020. The rules mention pool restrooms and hot tubs. Whether Pool 1 is heated is not stated anywhere we found, so ask. The county roll flags every unit as sharing a condominium pool, without counting them. The 2021 reserve schedule lists the pools on a 15-year life at $65,000, planned for 2023, so they are worth a look at any showing.
Master amenities are open to Bonita Fairways residents and paid through the master assessment. The clubhouse is a two-story building of 18,784 gross square feet in the association’s 2025 insurance appraisal (the county roll records 15,856 square feet under roof), with a banquet hall, cafe, card and game rooms, a library and fitness rooms. The court complex has four pickleball courts, a lighted tennis court, bocce and two shuffleboard courts, and there is one master pool and spa. Members rejected a second master pool assessment of $500 per home on July 16, 2026, by 735 votes to 122, so as of September 2026 the second master pool is unbuilt. Our Bonita Fairways community guide has the full amenity list.
The Bonita Fairways golf course is owned by the master association, which bought it on March 27, 2020 for $1.2 million (Instrument 2020000078155), and it is open to the public, so no membership is required to play. A summer player card is offered for May through September. The course is a separate line in the master budget, and Gardens owners pay for golf only when they play. The community guide covers the golf clubhouse, the restaurant and the course itself.
The Gardens at Bermuda Links owners pay a condominium fee to their own association, a master assessment of $1,100 for 2026 to Bonita Fairways, and a one-time $2,500 master resale contribution at purchase. The only Gardens fee posted online is a 2021 figure of $998 a quarter, so today’s fee comes from an estoppel certificate.
Data updated: September 2026 (association 2021 budget, master 2026 budget and recorded amendment, Florida Statutes, retrieved 29 Sep 2026).
The association’s proposed 2021 budget, prepared October 22, 2020 for a board meeting on November 17, 2020, set the Gardens assessment at $998.00 a quarter, or $3,992 a year, for each of the 134 units, all charged equally. That was $859.75 a quarter for operating ($3,439.01 a year) and $138.25 a quarter for reserves ($552.99 a year), up 7.1% from $932 a quarter ($3,727.99) in 2020. The board’s cover letter said the bulk of the increase “reflects a 40% increase in our property insurance premium” while the association worked to resolve its outstanding Hurricane Irma claim. This is a 2020 proposal for 2021: the public record does not confirm it was adopted as proposed, and it is five budget years old, so treat $998 a quarter as a historical marker, never as today’s fee.
The Bonita Fairways Community Association’s 2026 budget sets the master assessment at $1,100 per home for 2026 ($964 operating plus $136 reserve), billed as two $550 payments. It was $932 in 2025 and $1,000 in 2023 and 2024. It pays for the clubhouse and amenity center, courts, gates, private roads outside the neighborhoods, lakes, common landscaping, sheriff patrols, insurance, management, reserves and interest on the golf loan.
A buyer pays a one-time $2,500 capital contribution to the master association, under a Certificate of Amendment (Instrument 2024000069667) approved March 6, 2024 and recorded March 12, 2024. The recorded exemptions are a transfer to a spouse or co-owner, a transfer by inheritance or to an estate-planning trust, a foreclosure by a lender or the association, an owner who sells one Bonita Fairways home and buys another within one year, and a first purchase directly from Home Dynamics or Cedar Green Homes, which does not apply at the Gardens. A separate Gardens-specific capital contribution is not found in anything posted.
Ask the management company for three things: the estoppel certificate, the current adopted budget and reserve schedule, and any pending special assessment. The Gardens’ registered address moved on April 26, 2024 to Gulf Breeze Management Services of SWFL, Inc., 8910 Terrene Court, Suite 200, Bonita Springs, though the association’s own website still lists another management company as its office. We request all three at contract for every buyer, and at listing for every seller; call Marc at (239) 287-5873 or ask Jesse for a valuation at (239) 898-6072.
A buyer at The Gardens at Bermuda Links’ $325,000 median would owe about $4,167 a year in property tax without homestead or $3,658 with it, plus the $1,100 master assessment, the Gardens association fee (last posted as $3,992 a year in 2021) and a one-time $2,500 master contribution at closing. There is no community development district.
Data updated: September 2026 (Lee County Property Appraiser 2026 proposed millage, Florida Statutes 196.031, master 2026 budget, retrieved 29 Sep 2026).
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Gardens association fee, last posted (2021 proposal) | $998 a quarter ($3,992 a year) | Quarterly | Insurance, water and sewer, grounds, pools, elevators, reserves | Association 2021 budget, dated |
Gardens association fee, 2026 | Not published | Quarterly | Same | Estoppel certificate or adopted budget |
Master assessment, 2026 | $1,100 ($964 operating, $136 reserve) | Two $550 payments | Clubhouse, courts, gates, roads, lakes, patrols, golf loan interest | Master 2026 budget |
Master resale capital contribution | $2,500 | One time, paid by the buyer | Reserves and capital projects | Instrument 2024000069667 |
Gardens application and approval fee | Not published | Per buyer or tenant | Screening | Rules; amount from management |
Property tax, 2026 proposed | 12.8217 mills | Yearly | County, schools, city, fire, water management, library, mosquito, navigation | Lee County 2026 TRIM notice |
City stormwater fee | $20 | Yearly, condominiums | Stormwater | City of Bonita Springs |
Special district or CDD | None | Not applicable | Not applicable | Lee County parcel layer |
Golf | Optional | Pay as you play | Public course | Bonita Fairways Golf Club |
For illustration we assume an assessed value equal to the $325,000 purchase price; the property appraiser sets the real figure. The 2026 proposed millage is 12.8217 mills: county general 3.7623, schools 2.2480 local plus 3.0230 state (5.2710 in all), city 0.8470, library 0.4218, fire 2.0100, water management 0.2301, mosquito 0.2401 and navigation 0.0394. Without homestead, tax is $325,000 x 12.8217 / 1,000 = $4,167.05, or about $347 a month. With homestead, the first $25,000 of assessed value is exempt from all levies and a second exemption of up to $25,000 applies to value above $50,000 for levies other than school levies, per Florida Statute 196.031 and Article VII, section 6 of the Florida Constitution; that second exemption is now indexed to inflation, so the real saving is slightly larger. $325,000 is the 12-month median in both the county record (9 sales) and the MLS (11 closings). School tax is $300,000 x 5.2710 / 1,000 = $1,581.30 and non-school tax is $275,000 x 7.5507 / 1,000 = $2,076.44, for $3,657.74 a year, or about $305 a month.
Yearly cost at a $325,000 purchase | Non-homestead | Homestead |
|---|---|---|
Property tax, 2026 proposed millage | $4,167.05 | $3,657.74 |
City stormwater fee | $20.00 | $20.00 |
Master assessment, 2026 | $1,100.00 | $1,100.00 |
Gardens fee if it were unchanged from the 2021 proposal (it probably is not) | $3,992.00 | $3,992.00 |
Total, yearly | $9,279.05 | $8,769.74 |
One time at closing: master contribution | $2,500.00 | $2,500.00 |
The total excludes your own insurance and any amounts the estoppel shows for 2026. The homestead saving applies only to a full-time Florida resident who qualifies, and a homestead assessment cap protects the owner in later years while the first year is assessed near market value.
The Gardens at Bermuda Links is governed by a Chapter 718 declaration recorded in five phases in 2007, by the association’s articles and bylaws, and by rules last updated May 2, 2023. The declaration, articles and bylaws are not posted online, so the rules and the master documents are what a buyer can read today.
The five phase instruments (2007-49066, 2007-49067, 2007-151587, 2007-236450 and 2007-256239) are on file with the Lee County Clerk, and the state’s condominium project is PR71940. We did not retrieve the recorded declaration, so we do not describe its text: the sections it controls, including maintenance responsibility, insurance, assessments and unit boundaries, are why you should read it before you sign. The association’s rules cite “Declarations 12.2a” for leasing.
The association’s posted Rules and Regulations, updated May 2, 2023, add these constraints. Guests may stay at most 30 days, in aggregate four times a year. Upper-floor hard-surface flooring needs board approval. Shutters must be white, or white or off-white on the second and third floors, and non-builder shutters need board approval. Window treatments must look white or off-white. Cooking devices are not allowed on lanais or within 10 feet, except tabletop electric grills up to 200 square inches. Holiday decorations are allowed from 30 days before to 20 days after a holiday. Keys go to the management company, and gate fobs and stickers come from the main clubhouse, black for owners and red for renters.
Exterior changes at the Gardens are controlled twice: by the association’s board for shutters, flooring and window treatments, and by the master association’s covenants for use restrictions, which the rules cite as “Master Covenants USE RESTRICTIONS #12 a. and b.” on leasing. The master’s declaration and its 2014 amendment and supplemental declaration are posted by the master association, and a 2026 certificate of amendment limits guests at the recreation facilities.
Florida’s milestone inspection and structural integrity reserve study laws apply at The Gardens at Bermuda Links only to Buildings 24 and 25, the two three-story buildings, because both laws trigger at three habitable stories. The other ten buildings are two stories and outside both. Whether the two buildings filed their reserve study is not verified.
Data updated: September 2026 (Florida Statutes 553.899 and 718.112, Florida DBPR, retrieved 29 Sep 2026).
Section 553.899 requires a milestone inspection of a building “three habitable stories or more in height” by December 31 of the year it reaches 30 years of age, or 25 years if the local enforcement agency finds local conditions require it, with age counted from the certificate of occupancy. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher; an association that existed on or before July 1, 2022 and is controlled by unit owners had to complete its first by December 31, 2025, and the paragraph does not apply to buildings under three stories. The state’s inspection page summarizes both.
Buildings 24 and 25 have 18 units each and three stories, so they are inside both laws. The roll year is 2007, so a 30-year milestone inspection would fall due by December 31, 2037, or by December 31, 2032 if the City of Bonita Springs adopted the 25-year rule, and we found no City ordinance doing so. The certificate-of-occupancy date, which starts the clock, is not in the record we read. No milestone inspection is due today. The structural integrity reserve study deadline for the association was December 31, 2025, which has passed.
We could not verify whether the association filed a structural integrity reserve study. The state’s reporting database did not render for our tools, and the association’s site posts no study and no budget newer than 2021, so we do not say “filed” or “not filed.” Check the state’s database yourself, SIRS submitted before July 2025 and July 2025 and after, or ask the association for its copy at contract.
The Gardens at Bermuda Links is not a 55+ community as far as the public record shows: the association’s rules, posted documents and state filings contain no age restriction, so buyers and tenants of any age can apply. The only recorded 55+ neighborhood in Bonita Fairways is Carousel Cove.
Florida’s housing-for-older-persons rules are set out in section 760.29, and a community must record its own declaration to qualify. We found no such recorded declaration for the Gardens. Because the recorded Gardens declaration was not retrievable, confirm this in the estoppel or the declaration, and see our guide to Carousel Cove if a 55+ community is what you want.
Yes, with limits: The Gardens at Bermuda Links allows an annual lease or up to four monthly rentals a year, each at least 30 days and 120 days in aggregate, and the board must approve every lease. An application and fee are required before any new owner buys or a tenant moves in.
The association’s rules read that an application and fee are required “prior to any new owner purchasing a unit or a tenant moving in,” allow an annual lease or up to four monthly rentals a year with a 30-day minimum and 120 days in aggregate, and state that “The BOD must approve all leases.” Renters make no changes to the unit, get red rather than black gate stickers, and may not keep pets. The rules do not state board approval of a sale, so our community guide’s statement that the board approves “every lease and sale” overstates the posted rule.
The master covenants set a community-wide 30-day minimum lease and bar pets in leased units, and the master association’s tenant access form states that short-term rentals such as Airbnb and VRBO are not permitted. An owner who delegates recreation rights to a tenant gives up his or her own use of the common areas during the lease. The City of Bonita Springs rental permit program, as its page describes it, does not reach condominiums of more than six units governed by Chapter 718, so confirm with the City before assuming a permit is needed.
An investor at the Gardens has two workable models: one annual lease, or up to four monthly leases a year adding up to no more than 120 days. Vacation-rental income is off the table, tenants cannot bring pets, and every tenant needs board approval and an application fee before move-in, which adds days to a turnover. Buyers of investment units should model an annual tenant at the market rent and an owner’s own use for the rest, and ask the estoppel about any pending or recent lease violations.
The Gardens at Bermuda Links allows owners no more than two pets of a normal domesticated household type, such as a cat or dog, all registered with the management company. Renters, lessees and guests may not have pets, and the posted rules set no weight or breed limit.
The rules limit each unit to two “of a normal domesticated household type (such as a cat or dog),” require registration with the management company, and require pets to be leashed or carried outside the unit. No reptiles, amphibians, poultry or livestock are allowed, while tropical fish and caged birds are, though birds may not be kept on lanais.
The Gardens at Bermuda Links has a split flood map: FEMA’s current panel puts the six Rosewood Pointe Drive buildings in shaded Zone X and the six Bonita Fairways Boulevard buildings in Zone AE, all twelve roofs were replaced in 2022, and every building is in Lee County Evacuation Zone A.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective 17 Nov 2022, Lee County evacuation and elevation layers, retrieved 29 Sep 2026).
We queried FEMA’s live National Flood Hazard Layer at the center of each of the twelve buildings on September 29, 2026. The governing map is Lee County Flood Insurance Rate Map panel 12071C0656G, effective November 17, 2022, listed with the FEMA Map Service Center.
Buildings | Street | Units | Parking | FEMA zone at building center |
|---|---|---|---|---|
22, 23, 28 and 29 | Rosewood Pointe Drive | 40 | Carport | X shaded, 0.2% annual chance |
24 and 25 | Rosewood Pointe Drive | 36 | Garage | X shaded, 0.2% annual chance |
30 and 31 | Bonita Fairways Boulevard | 18 | Carport | AE, special flood hazard area |
32, 33, 34 and 35 | Bonita Fairways Boulevard | 40 | Garage | AE, special flood hazard area |
That is 76 units in shaded Zone X and 58 units in Zone AE. The AE zone is a riverine zone along Spring Creek with no single published base flood elevation, and no base-flood-elevation line lies within 250 meters of any building. A federally backed lender generally requires flood insurance on a mortgage for a building in Zone AE, and it is a sensible purchase in Zone X too. The map result above is at each building’s center, so an edge of another building’s footprint can touch a different zone.
Lee County’s evacuation layer, behind its Find My Evacuation Zone lookup, places all twelve Gardens buildings in Zone A, the first zone ordered to leave. The National Hurricane Center’s worst-case surge maps show no surge above ground at six buildings and under 3 feet at the other six in a Category 1 storm, more than 3 feet in Category 2, more than 6 feet in Category 3, and more than 9 feet in Category 4 and 5. Those maps are planning tools, not forecasts, but they are why you should leave early when Zone A is called.
The Gardens’ own recorded storm is Hurricane Irma in 2017: roof damage, an insurance claim, litigation, a settlement in spring 2022 and a full re-roof. The association’s January 2021 board letter describes the roofing claim as in litigation with the insurer, with “ongoing roof repairs.” We found no Gardens-specific damage report for Hurricane Ian in 2022, and that is an absence of records, not proof of no damage; ask any seller for the unit’s storm and claim history. For context, USGS surveyed Ian high-water marks of 8.7 to 9.0 feet (NAVD88) within about a mile of Bonita Fairways, and the Imperial River set a record crest of 15.32 feet on September 12, 2017, at the NOAA gauge. FEMA’s national claims file shows 19 flood claims in the census block group that almost exactly covers Bonita Fairways and a few adjoining older blocks, most on buildings built between 1950 and 1989. A lake sits behind Buildings 22 to 25.
The association carries the building’s property, liability and flood insurance, which is why the 2021 budget shows $107,681 for property and liability and $65,500 for flood insurance. Section 718.111(11) limits the association’s policy to the property as originally installed and leaves finishes, appliances, cabinets and window treatments to the owner. An owner needs a condominium unit-owner policy, often called an HO-6, covering interior finishes, contents, liability and loss assessment for a share of the association’s deductible.
Florida Statute 689.302 requires a residential seller to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage, has filed a flood claim or has received federal flood assistance. That duty applies in Zone X and Zone AE alike, and we prepare it with every Gardens listing.
The Gardens at Bermuda Links is in the School District of Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3, the same zones the district’s locator returned across Bonita Fairways. Lee County does not assign students by address, so families rank schools on a choice application and placement is by lottery.
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).
Grades are from the Florida Department of Education’s 2025-26 school grades file. Drive times are approximate free-flow times measured from the Bonita Fairways golf clubhouse on Sammoset Way, so add a minute or two from a Gardens building.
School | Level | Address | State grade | Drive from the golf clubhouse |
|---|---|---|---|---|
Bonita Springs Elementary | Elementary | 10701 Dean St SE, Bonita Springs | C | 2.0 mi, about 6 min |
Spring Creek Elementary | Elementary | 25571 Elementary Way, Bonita Springs | B | 2.9 mi, about 7 min |
Pinewoods Elementary | Elementary | 11900 Stoneybrook Golf Dr, Estero | A | about 5 mi straight line |
Three Oaks Elementary | Elementary | 19600 Cypress View Dr, Fort Myers | A | 10.4 mi, about 19 min |
San Carlos Park Elementary | Elementary | 17282 Lee Rd, Fort Myers | A | 12.0 mi, about 22 min |
Bonita Springs Middle Center for the Arts | Middle | 10141 W Terry St, Bonita Springs | B | 0.7 mi, about 2 min |
Three Oaks Middle | Middle | 18500 Three Oaks Pkwy, Fort Myers | A | 11.7 mi, about 20 min |
Bonita Springs High | High | 25592 Imperial Pkwy, Bonita Springs | B | 5.1 mi, about 11 min |
Estero High | High | 21900 River Ranch Rd, Estero | B | 7.7 mi, about 15 min |
South Fort Myers High | High | 14020 Plantation Rd, Fort Myers | C | 15.8 mi, about 27 min |
The City of Bonita Springs permit record for The Gardens at Bermuda Links shows twelve roof permits issued July 6, 2022, one for each building, all for concrete tile tear-offs, with declared values from $78,853 to $148,055. The association is the owner of record and Advanced Roofing & Sheetmetal, LLC is the contractor of record on every permit we read.
Data updated: September 2026 (City of Bonita Springs permit printouts in the association’s wind-mitigation forms, retrieved 29 Sep 2026).
The printouts are embedded in each building’s wind-mitigation form. The forms for Building 22, Building 24 and Building 32 are typical, and the full set is in the source list below.
Buildings | Permits issued | Work described | Declared value each |
|---|---|---|---|
22, 28, 29 and 30 | July 6, 2022 | Tear-off, concrete tile, 5/12 pitch | $98,401 |
24 and 25 | July 6, 2022 | Same | $148,055 |
31 | July 6, 2022 | Same | $78,853 |
32, 33, 34 and 35 | July 6, 2022 | Same | $120,419 |
23 | July 6, 2022 | Same | Not legible on the scan |
Permit numbers on the printouts are text-recognition readings from scans, so we do not print them. Ask the City’s portal or the management company for the final inspection dates, which the forms do not show.
Search the City’s EnerGov public permit portal by the building’s street address, and look for the roof permits, the certificate of occupancy for Buildings 24 and 25 (which starts the milestone clock) and any elevation certificate filed on Bonita Fairways Boulevard buildings. We include the permit history for the specific unit in every Gardens listing packet.
The Gardens at Bermuda Links sits inside the gated Bonita Fairways planned development, between the Bermuda Links and Rosewood Pointe Garden condominiums and the golf course, on Rosewood Pointe Drive and Bonita Fairways Boulevard. The community’s zoning caps it at 1,105 homes, and the biggest nearby change is the August 2026 sale of 106 Natura Phase 3 lots.
Lee County’s 1997 resolution rezoned the Bonita Fairways tract to a residential planned development with a cap of 1,105 homes, and the City of Bonita Springs has governed it since 1999. That cap is the community’s, not the Gardens’, and the Gardens’ 134 units were recorded within it; the master association’s 2014 supplemental declaration lists the Gardens as 170 planned and 134 built. Our Bonita Fairways guide covers the master plan in full.
The changes to watch are 106 Natura Phase 3 lots that changed hands on August 12, 2026 for $12,985,000, which means new construction traffic inside the gate for a period, and the voter-approved Bonita Estero Rail Trail, approved with 68% of the vote on August 18, 2026, which will run along the community’s northeast edge. West and East Terry Street are getting new sidewalks, paths and drainage, and downtown’s Imperial 41 apartments are due in 2027. Our Natura guide covers the lots.
Daily life at The Gardens at Bermuda Links runs through one unmanned Bonita Fairways gate on West Terry Street, two vehicle stickers per condominium, a carport or garage for every unit, and a management company that holds your keys. Trash, water and mail are ordinary, and the nearest grocery is about four minutes away.
The gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the passenger-side headlight, with 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 back up the gate, and internal streets carry a 25 mph limit. Gate stickers and fobs come from the main clubhouse, black for owners and red for renters.
The association pays water and sewer, a $78,000 line in the 2021 budget, so there is no separate water bill for a Gardens owner. Florida Power and Light provides electricity, and Bonita Springs Utilities supplies water and sewer service. On trash, the association’s Useful Info page lists Advance Disposal Services at 239-334-1224 while our community guide says Waste Management collects under the City contract, so confirm the hauler with management. The same page lists Bonita Springs Fire at 239-949-6211, the sheriff’s non-emergency line at 239-477-1000, animal control at 239-432-2083 and the wildlife conservancy at 866-392-4286.
Measured from the Bonita Fairways golf clubhouse on OpenStreetMap roads with the OSRM routing engine, the Old 41 downtown and the nearest Publix are about 4 minutes away, 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, with season traffic adding 20% to 50%. The nearest hospital is NCH North Hospital, about 15 minutes away, with the Lee Health Coconut Point emergency department about 11 minutes away.
The Gardens at Bermuda Links is the third-largest of the six Bonita Fairways neighborhoods, with 134 condominium units built in 2007, and on a common 24-month yardstick its $327,450 median sits with Bermuda Links ($312,500) at the low end of the community, well below Natura’s $499,950 resale median and Carousel Cove’s $360,000.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, retrieved 29 Sep 2026).
Each neighborhood’s own first window with ten or more county-recorded sales is shown first, because that is how we report every neighborhood page; every window ends September 29, 2026 and runs back to the same day of the month.
Neighborhood | Product | Homes | Built | County window and sales | Median (range) | Median per sq ft | 55+ | Sub-association fee |
|---|---|---|---|---|---|---|---|---|
The Gardens at Bermuda Links | Two-bedroom condominiums, 10 two-story and 2 three-story buildings | 134 | 2007 | 24 months, 12 sales | $327,450 ($280,000 to $365,000) | $246 | None found | Last posted 2021: $998 a quarter; 2026 not published |
Two-bedroom condominiums, 14 two-story buildings | 142 | 2005 to 2006 | 24 months, 15 sales | $312,500 ($265,000 to $400,000) | $247 | None found | Not published | |
Two- and three-bedroom condominiums, seven two-story buildings | 68 | 1997 to 2005 | 36 months, 10 sales | $358,750 ($329,000 to $465,000) | $277 | None found | Not published | |
Single-story homes, 56 manufactured and 50 site-built | 106 | 1992 to 2017 | 24 months, 11 sales | $360,000 ($260,000 to $475,000) | $233 | Yes, recorded 55+ community | Not published | |
Patio homes and villas | 329 lots, 217 or more built | 2016 to 2024 | 12 months, 10 sales, all resales | $486,250 ($380,000 to $579,990) | $235 | None found | Not published; developer-controlled | |
Condominiums, three residential floors over parking | 75 | 2024 | 24 months, 55 sales (48 builder-direct) | $399,420 ($250,000 to $606,460); 7 resales $320,000 | $356 all, $325 resales | None found | Not published |
Because the windows differ, here is the same table on one window, the 24 months from September 30, 2024 through September 29, 2026, with the Southwest Florida MLS 24-month figures beside it.
Neighborhood | County sales, 24 months | County median | County median per sq ft | MLS closed, 24 months | MLS median | MLS median days on market |
|---|---|---|---|---|---|---|
The Gardens at Bermuda Links | 12 | $327,450 | $246 | 13 | $325,000 | 45 |
Bermuda Links | 15 | $312,500 | $247 | 12 | $323,750 | 78.5 |
Rosewood Pointe Garden | 6 | $346,500 | $262 | 6 | $342,000 | 60 |
Carousel Cove | 11 | $360,000 | $233 | 11 | $315,000 | 15 |
Natura, resales only | 18 | $499,950 | $263 | 17 | $472,500 | 144 |
Botanika, resales only | 7 | $320,000 | $325 | 27 | $411,860 | 31 |
The Botanika MLS figure includes new-construction closings and the Natura MLS figure includes some builder sales, which is why the resale-only county lines are the fairer comparison; Rosewood Pointe Garden has six county sales in this window, too few for more than a guide. The 19 MLS sales that carry only the Bonita Fairways community name are not assigned to any neighborhood.
Rosewood Pointe Garden is the older, smaller condominium of 68 units in seven two-story buildings, with two-bedroom and three-bedroom units. It has sold at a higher median ($358,750 over 36 months) and a higher price per square foot ($277) than the Gardens, and its buildings date from 1997 to 2005, so a Gardens buyer gets newer construction for slightly less.
Botanika is the 2024 condominium of 75 units in three buildings of three residential floors over parking. In the 24 months to September 29, 2026, its 48 builder-direct sales had a $412,860 median and all 55 sales a median of about $356 a square foot, while the seven resales sold at $320,000, close to the Gardens’ median. A buyer who wants new construction and elevators pays a builder premium at Botanika; a buyer who wants space for the money finds it at the Gardens.
The Gardens at Bermuda Links vs Bermuda Links comes down to newer 2007 construction, a 2022 roof, garages in half the buildings and two posted pools at the Gardens, against a 2020 roof, all-two-story buildings and all Zone X flood status at Bermuda Links. Prices are close, so building, flood zone and rules decide it.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, FEMA, City of Bonita Springs permits, retrieved 29 Sep 2026).
Criterion | The Gardens at Bermuda Links | Bermuda Links |
|---|---|---|
Units and buildings | 134 units, 12 buildings | 142 units, 14 buildings |
Year built | 2007 | 2005 and 2006 |
Unit type and size | Two bed, two bath; 1,190 to 1,688 heated sq ft | Two bed, two bath; about 1,180 to 1,662 heated sq ft |
Stories and condo safety law | 10 two-story buildings and 2 three-story (24 and 25) subject to milestone and SIRS | All two-story, outside both laws |
Roofs | All twelve replaced, permits July 6, 2022 | All fourteen replaced, permits applied July 2020, finaled November 2020 to January 2021 |
FEMA flood zone | 6 buildings shaded X, 6 buildings AE | All 14 buildings shaded X |
Parking | Garages in 6 buildings (76 units), carports in 6 (58 units) | Garage structures at every building (City roof permits); which units have one is not confirmed, so check by unit |
County sales, 24 months | 12 sales, $327,450 median, $246 per sq ft | 15 sales, $312,500 median, $247 per sq ft |
MLS, 12 months | 11 closed, $325,000 median, 85 days on market | 2 closed, $302,500 median, 29.5 days on market |
MLS active listings, Sep 29, 2026 | 2, median list $352,000 | 3, median list $369,000 |
Leasing and pets | Posted: annual lease or 4 monthly rentals a year, 2 pets, none for renters | Association rules not public; ask |
Sub-association fee | Last posted 2021: $998 a quarter; 2026 not published | Not published; ask |
Management | Gulf Breeze (address since April 2024) | Gulf Breeze |
Do not carry the Gardens’ posted rules over to Bermuda Links or the reverse: they are separate corporations with separate documents, and Bermuda Links has no public association website.
Choose the Gardens if you want a garage (76 units have one), two neighborhood pools, a posted and readable rule set, or a slightly newer building, and if a Zone AE building on Bonita Fairways Boulevard is not a problem or you buy on Rosewood Pointe Drive. Choose Bermuda Links if you want every building in shaded Zone X, no structural integrity reserve study question, and a slightly larger complex, and if you can get its rules and fee from the estoppel. Investors should note that only the Gardens has a posted annual-lease and four-monthly-rental rule to underwrite. Whichever you choose, we compare the actual building, floor and flood zone before we compare the names; ask us for a Gardens buyer consultation or a valuation.
The Gardens at Bermuda Links competes with other gated Bonita Springs condominium and golf communities on price and low maintenance: its $335,000 median over 60 months is about $30,000 below the coach-home condominiums at Grand Pines in Hunters Ridge, and far below the single-family golf communities. It offers newer construction than most condominiums nearby.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, retrieved 29 Sep 2026).
Spanish Wells Golf and Country Club is a gated community of 1,361 owners on 591 acres where the homeowners association owns a 27-hole club, and Highland Woods sits directly west of Bonita Fairways as a bundled equity golf community of 799 homes. Both are single-family golf communities at much higher prices, with Spanish Wells’ MLS median at $623,750 across all property types in our Spanish Wells guide, and both attach golf to the home in ways the Gardens does not. A Gardens owner plays a public course owned by the homeowners with no membership bill.
Grand Pines at Hunters Ridge, in the Hunters Ridge community, is the closest condominium comparison: 46 two-story coach-home condominiums built from 1996 to 2005, with 17 recorded resales in the 60 months to September 2026 at a $365,000 median. The Gardens’ 60-month median is $335,000 on 28 sales, with newer buildings and a lower price, but Grand Pines has garages in every unit and Hunters Ridge’s club membership structure.
Worthington is another Bonita Springs golf community with its own guide. For the whole city, see our Bonita Springs real estate guide and our Bonita Fairways guide for the master community.
Owning at The Gardens at Bermuda Links gives a buyer 2007 two-bedroom construction, new 2022 roofs, garages in half the buildings, two pools and a public golf course inside the gate, at a $327,450 county median over 24 months. The trade-offs are a split flood map, a dated public fee record, an evacuation zone and rental limits.
If the pros fit, our Top 1% Real Estate Agents Nationally Since 2008 team is ready: sellers can request a free Gardens valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read our Gardens buyer guide.
If you’re searching for a Gardens at Bermuda Links listing agent, or thinking, ‘I need someone to sell my Gardens at Bermuda Links home…’, start with the record: 12 qualified Gardens sales in the 24 months to September 29, 2026 at a $327,450 median (9 in the last 12 months at $325,000), and 11 MLS closings in the last 12 months at 85 median days on market and a 96.6% sale-to-list ratio. We price Gardens units from that record, not from a Bonita Fairways average.
Our credentials as your Gardens at Bermuda Links listing agent:
Start with a free Gardens at Bermuda Links home valuation, and we will price your unit against the recorded sales in its own building, parking type and floor. Or talk to Jesse direct: (239) 898-6072, text or call. Read how we sell here on our Gardens seller page, or see our Bonita Fairways seller page and home valuation page.
Buying rather than selling? Call Marc at (239) 287-5873, or read our Gardens buyer guide and our Bonita Fairways buyer page.
Price it from the 28 qualified Gardens sales of the last 60 months, weighted toward the 9 of the last 12 and toward units in the same building type and on the same floor, then adjust for condition. Check the result against Bermuda Links’ $312,500 county median over 24 months (15 sales). Nine sales are data points; 28 sales with honest adjustments are a price.
Yes. A buyer’s lender and insurer ask for the flood zone first. Buildings 30 to 35 on Bonita Fairways Boulevard are in Zone AE on FEMA’s current map, and Buildings 22 to 25, 28 and 29 on Rosewood Pointe Drive are in shaded Zone X, so we put the map panel, the date and any elevation certificate in the listing.
The posted Gardens rules require an application and fee before a new owner buys, but they do not state that the board approves a sale, and board approval is stated for leases. Confirm the process with the management company before you list, and plan for the $2,500 master capital contribution the buyer pays at closing.
The estoppel certificate showing the current fee and any assessment, the current budget and reserve schedule, the rules, your building’s roof permit and wind-mitigation form, and, for Buildings 24 and 25, the structural integrity reserve study. Having them ready at listing shortens the buyer’s review and protects your price.
Yes. The Gardens allows two pets for owners, none for renters, and annual leases or up to four monthly rentals a year. A buyer who learns that after an offer is a buyer who walks. We state it in the listing so every showing is a qualified one.
Your local real estate experts for The Gardens at 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, and they read the Gardens’ posted rules, budget, permits, flood map and every qualified deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Gardens 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:
Jesse McGreevy is a top-reviewed Gardens at Bermuda Links realtor, and you can read every review on McGreevy and Comisar’s Google Business Profile. A few, in the clients’ own words:
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
As the leaders of Domain Realty Group, our Domain Realty Group team has sold over $2.5 billion in real estate.
Selling a Gardens home? Get a free Gardens home valuation, or Call Jesse direct at (239) 898-6072.
Buying at the Gardens? Call Marc at (239) 287-5873, or read our Gardens buyer guide.
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.
Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider market around the Gardens, see our Bonita Fairways guide and our guides to Bermuda Links, Rosewood Pointe Garden, Botanika, Carousel Cove and Natura.
These are the questions buyers ask us about The Gardens at Bermuda Links, answered from the county record, the association’s postings, City permits, FEMA’s map and Florida statutes.
The Gardens at Bermuda Links is a 134-unit condominium of twelve buildings and two pools inside gated Bonita Fairways in Bonita Springs. Every unit is a two-bedroom, two-bath condominium built in 2007, and the association’s website calls it one of several condominium associations in Bonita Fairways.
The Gardens has 134 units in twelve buildings numbered 22 to 25 and 28 to 35: ten buildings hold 98 units, and Buildings 24 and 25 hold 18 each. The state’s condominium project number is PR71940.
All twelve were built in 2007 per the county roll, with permit applications dated 2006 on the association’s wind forms. The association was incorporated January 30, 2007, so the buildings are now 19 years old.
Units run from 1,190 to 1,688 heated square feet in eight plans (1,190, 1,216, 1,341, 1,347, 1,386, 1,400, 1,662 and 1,688). The median unit is 1,341 square feet, and 58 units are the two smallest plans.
Only Building 24 at 26640 Rosewood Pointe Drive and Building 25 at 26630 Rosewood Pointe Drive, with 18 units each. The other ten are two stories, and the story count decides whether Florida’s milestone and reserve-study laws apply.
Every unit has one or the other. Buildings 24, 25 and 32 to 35 have garages (76 units) and Buildings 22, 23 and 28 to 31 have carports (58 units), and the garage buildings have the larger plans.
The last posted fee is $998 a quarter ($3,992 a year) in the 2021 proposed budget, a dated figure, not today’s. Get the current fee from the estoppel. Owners also pay the $1,100 master assessment for 2026.
The master assessment is $1,100 for 2026, in two $550 payments. A buyer also pays a one-time $2,500 capital contribution under a recorded amendment, unless an exemption such as a spouse or inheritance applies.
The association, as owner of record on the 2022 City roof permits. How the re-roof was funded, whether by the insurance settlement, reserves, an assessment or a loan, is not in the public record, so ask.
About three years. All twelve roofs were replaced in concrete tile under City permits issued July 6, 2022. The association’s forms list 2023 as the installation year; final inspection dates are not in the record we read.
Yes, two. The association’s site says twelve buildings and two pools, and a 2020 board letter mentions Pool 1, Pool 2 and a new Pool 2 heater. Whether Pool 1 is heated is not stated. Residents can also use the master pool.
No membership is bundled or required. The homeowners’ master association bought the course on March 27, 2020 for $1.2 million and it is open to the public, so Gardens owners pay to play, with an optional summer card.
Yes, through the unmanned Bonita Fairways gate on West Terry Street. Residents use a headlight sticker, two vehicles per condominium, and visitors use a call box. License-plate cameras and paid sheriff patrols back it up.
Not as far as the record shows: the posted rules and public filings contain no age restriction. Carousel Cove is the only recorded 55+ neighborhood in Bonita Fairways. Confirm in the recorded declaration.
Yes, within limits. The posted rules allow an annual lease or up to four monthly rentals a year of at least 30 days each, 120 days in aggregate, with board approval of every lease and an application fee.
Owners may keep up to two household pets such as a cat or dog, registered with management and leashed or carried outside; no weight or breed limit is posted. Renters, lessees and guests may not have pets.
It depends on the building. On FEMA’s current map (panel 12071C0656G, effective November 17, 2022), the six Rosewood Pointe Drive buildings are in shaded Zone X and the six Bonita Fairways Boulevard buildings, 30 to 35, are in Zone AE. Order an elevation certificate.
A federally backed lender generally requires it for a unit in a Zone AE building, and the association carries building flood coverage ($65,500 in the 2021 budget). Zone X owners are not required to buy it. Ask your insurer and lender.
We found no report of Ian damage, which is an absence of records, not proof. Building-site ground has a median of 10.24 feet against USGS Ian high-water marks of 8.7 to 9.0 feet nearby. The Gardens’ own storm was Irma in 2017, which damaged its roofs.
Only Buildings 24 and 25, the three-story buildings. Their reserve study was due December 31, 2025 and we could not verify its filing; a milestone inspection would be due by December 31, 2037. The other ten buildings are outside both laws.
Lee County Evacuation Zone A for all twelve buildings. It is not a flood zone; check the county’s evacuation lookup each season.
South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3. Lee County uses choice applications, so families rank schools each winter. Bonita Springs Middle is about two minutes from the golf clubhouse.
The 24-month county median is $327,450 on 12 sales from $280,000 to $365,000, and the 12-month county (9 sales) and MLS (11 closings) medians are both $325,000. Two units were listed on September 29, 2026 at a $352,000 median list price.
At the 2026 proposed 12.8217 mills, a $325,000 assessed value owes about $4,167 a year without homestead and $3,658 with it. There is no CDD. The exemption is set out in Florida Statute 196.031.
We are Top 1% Real Estate Agents Nationally Since 2008, and we start from the recorded sales, the building’s flood zone and roof permit, and the association’s rules, and we get the estoppel before you write an offer. Call Marc at (239) 287-5873 or start with our Gardens buyer guide.
These are the questions sellers ask us about The Gardens at Bermuda Links, answered from the recorded sales, the MLS, the association’s rules and Florida statutes.
The 12 Gardens sales of the last 24 months ran from $280,000 to $365,000 at a $327,450 median, but your unit’s value depends on its building, parking, floor and plan. Request a free valuation for a specific number.
Nine county-recorded sales from September 30, 2025 through September 29, 2026 (the newest recorded June 15, 2026) ran from $280,000 to $365,000 at a $325,000 median and $241.28 a square foot. The MLS shows 11 closings at the same median.
The MLS median is 85 days on market over 12 months, against 45 over 24 months and 36 over 60, so the market has slowed. Add the association’s application and estoppel time to the contract-to-closing period.
Usually a little under. The MLS median sale-to-list ratio is 96.6% over 12 months, 97.1% over 24 and 98.3% over 60, so recent sellers closed about 3.4% below their final list price.
Since 2012, 34% of qualified Gardens sales closed in the second quarter and 30% in the first, with March to May accounting for 51 of 132. Listing in January or February fits that pattern.
From the recorded sales of your own building type, floor and plan, adjusted for condition, roof and flood status, then checked against the active listings and Bermuda Links’ $312,500 24-month county median, not from a Bonita Fairways average.
Yes, partly through size. Garage-building sales had a $327,450 median over 12 months (4 sales) and carport-building sales $294,000 (5 sales); over 60 months the medians were $365,000 and $333,000. Garage buildings have the larger plans.
Less than buyers expect. Over 60 months the medians were $335,000 (ground), $336,250 (second) and $329,900 (third, three sales). In the last 12 months the two ground-floor sales had a $314,500 median against $325,000 for the five second-floor sales.
It can, through the buyer’s insurance and lender. Buildings 30 to 35 are in Zone AE and Buildings 22 to 25, 28 and 29 in shaded Zone X. We show the panel and date, and an elevation certificate can support a lower flood quote.
No law requires one for a sale, but for a Building 30 to 35 unit it is what a buyer’s insurer will ask for. Ask the association or the City for an existing certificate before paying for a new one.
Yes. A roof permitted in July 2022 is three to four years old, and a buyer’s insurer asks for the roof date first. We include your building’s permit and 2023 wind-mitigation form in the listing.
Yes. Section 689.302 requires a flood disclosure at or before the contract, in Zone X and Zone AE alike.
A one-time capital contribution to the Bonita Fairways master association, paid by the buyer at closing under an amendment recorded March 12, 2024. It is not a seller cost, but it affects a buyer’s cash to close.
The association’s signed statement of your assessment, amounts owed and any special assessment. Under section 718.116 the fee may not exceed $250 if nothing is delinquent, plus $100 if expedited and up to $150 more if delinquent.
The association must issue it within 10 business days of a written request, or within three business days if you pay the expedite fee. We order it at listing. Requests go to the management company, Gulf Breeze Management Services of SWFL, Inc. per the Sunbiz record.
Under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the latest structural integrity reserve study or a statement that none exists, the FAQ document and the governance form. A buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them.
The posted rules require an application and fee before a new owner buys but state board approval only for leases. We have not read the recorded declaration, so we confirm the process with management before listing.
Give the tenant proper notice under the lease and Florida law, keep showings within the lease terms, and disclose the lease and its end date. A buyer who keeps the tenant accepts the lease and its board approval.
Yes: an annual lease or up to four monthly rentals a year, 120 days in total, with board approval and no pets for tenants. Vacation rentals are not permitted, so investors should underwrite an annual tenant.
Yes, and with only 37 of 134 units homesteaded, investors look like part of the market. They must accept the lease model, board approval of leases and the no-pet rule for tenants.
If it was your main home for two of the last five years, IRS Publication 523 lets you exclude up to $250,000 of gain, or $500,000 on a joint return. A second home does not qualify. Ask a tax adviser about your basis.
At $325,000, Florida documentary stamp tax is $2,275 at $0.70 per $100 and the promulgated owner’s title policy is about $1,700, which the seller customarily pays in Lee County. Add the estoppel fee, prorations and negotiable commission.
It can. We found none in the public record, and the master’s $500 second-pool assessment was rejected July 16, 2026, but the estoppel must disclose any levied or pending assessment.
If you own in Building 24 or 25, yes: a buyer will ask for the structural integrity reserve study, which was due December 31, 2025. For the other ten buildings the rules do not apply.
Only what the sales support; the county record shows no renovation premium at the Gardens, so we promise none. Fix what an inspector will flag and check the rules on upper-floor flooring and shutters first.
Yes, though only 36% of sales since 2012 closed in the third and fourth quarters. A storm can delay closings and insurance binders, so allow extra time; a 2022 roof and current wind form help.
The inheritance transfer is exempt from the $2,500 master contribution, but your sale to a buyer is not. You will need the estate’s documents, the estoppel and clear title, and a tax adviser on basis.
Delinquent assessments are paid at or before closing, and the estoppel fee rises by up to $150. Fines run $100 a day up to $1,000 under the posted rules. We check both before listing.
The master covenants bar real estate signs without board consent, and the gate is unmanned, so visitors use the call box. We schedule showings by appointment and arrange gate access for each visitor.
Yes. Many owners are seasonal, and we handle photos, showings, the estoppel, the documents and a remote closing. The rules send keys to management, so ask it how showings are arranged.
We are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012 and price a Gardens unit from its own building’s sales, flood zone and roof. Call Jesse at (239) 898-6072 or ask for a free valuation.
Use our Gardens home valuation page or call Jesse direct at (239) 898-6072, text or call. We reply with a written range based on your building type, floor and plan.
Every figure on this page traces to a primary source below: county, city, state and federal records, the Gardens association’s own postings, and the master association’s documents. Web sources were retrieved September 29, 2026 unless a document date is shown, and sale figures come from an index built that day, with the newest recorded sale on June 15, 2026.
Southwest Florida MLS figures are from a Matrix pull on September 29, 2026, using the Gardens value in the MLS subdivision field; the MLS is a members-only system and is cited here as the source of days on market, sale-to-list ratio and listing counts.
The official documents below are published by the Gardens association, the Bonita Fairways master association, the state and FEMA. They are the documents we read for this page, and the ones a Gardens buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Proposed 2021 Budget | The Gardens at Bermuda Links Condominium Association | Prepared October 22, 2020 | $998 a quarter assessment, operating lines, reserve schedule | |
Notice of roofing litigation settlement | The Gardens at Bermuda Links Condominium Association | March 2022 | Settlement accepted by the board, plan for new roofs | |
Rules and Regulations | The Gardens at Bermuda Links Condominium Association | Updated May 2, 2023 | Leasing, pets, parking, flooring, shutters, guests | |
Wind-mitigation form and City roof permit, Building 22 | Association, licensed general contractor | February 2023 | Roof deck, roof-to-wall, openings, July 2022 roof permit | |
Bonita Fairways master declaration | Bonita Fairways Community Association | Recorded 1997 | Assessments, use restrictions, leasing, pets | |
Certificate of Amendment, resale capital contribution | Bonita Fairways Community Association | Recorded March 12, 2024 | $2,500 contribution and exemptions | |
2026 master budget | Bonita Fairways Community Association | 2026 | $1,100 master assessment, golf loan, reserves | |
SIRS and milestone inspection program | Florida DBPR | Current | Deadlines, reporting and database links |
The Gardens’ recorded declaration, articles and bylaws, its current budget and reserve schedule, and any structural integrity reserve study are not posted online; they come with the condominium documents package at a sale, and recorded 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 The Gardens at Bermuda Links. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
