Bonita Lakes
McGreevy and Comisar of Domain Realty Group: Top 1% nationally since 2008. #1 SW Florida team since 2012, selling and buying Bonita Lakes homes in Bonita Springs. $900M+ personal, $2.5B+ team sales.
McGreevy and Comisar of Domain Realty Group: Top 1% nationally since 2008. #1 SW Florida team since 2012, selling and buying Bonita Lakes homes in Bonita Springs. $900M+ personal, $2.5B+ team sales.
Updated July 2026 · A resident-level guide from McGreevy and Comisar
When it is time to sell a home in Bonita Lakes, the single decision that moves the number on your closing statement most is the listing team you hire, and in this community that team is McGreevy and Comisar. Bonita Lakes is a gated Toll Brothers community in Bonita Springs, Florida, built around seven fountained lakes, and it is now a resale-only market because Toll Brothers sold out and no longer builds here. That resale-only reality is exactly why a seller-first, listing-expert team matters: with no builder inventory competing, the way your home is priced and marketed decides what it nets. Sellers who understand this community’s levers, the lakefront premium, the no-CDD value story, the natural-gas differentiator, do better. Jesse McGreevy and Marc Comisar have been the study of that kind of nuance since 2008, and they are the reason so many Southwest Florida owners have sold at the top of their range.
We are, first, a listing team, ranked as Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. We are also, when you are buying into Bonita Lakes out of Bonita Springs or from out of state, the most useful guides you can have, because we can tell you which homesites carry the lake views, what the true all-in cost of ownership is with no CDD on the bill, and what a fair price looks like before you write an offer. Whether you are selling or buying, the fastest way to start is a call to Jesse McGreevy at (239) 898-6072.
Bonita Lakes is a gated, all-ages single-family community of roughly 285 to 291 Toll Brothers homes off Imperial Parkway in Bonita Springs, Florida, where daily life is organized around seven lakes with fountains, a resort-style amenity center, and a staffed guard gate. This guide is our resident-level briefing on how the community actually works, and why, when you are ready, McGreevy and Comisar are the team to call at (239) 898-6072.
McGreevy and Comisar are the best real estate team for Bonita Lakes because they pair a genuinely elite production record with a document-level command of this specific community: the Toll Brothers Executive and Estates collections, the lakefront premium, the no-CDD value story, the HOA scope, and the leasing and pet rules that decide what a home is worth and how fast it sells. In a resale-only market this specialized, that depth is what protects a seller’s price and a buyer’s downside. We are the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 Billion sold and $900 million in personal sales, and we bring that weight to every Bonita Lakes listing and every Bonita Lakes buyer.
Here is the record that backs that up:
Recent Bonita Lakes track record (last 12 months): 15 homes sold · $13.2 million in dollar volume · 54 days average time to contract · 94.5 percent average sale-to-list · highest sold $1,130,000 · fastest sold the same day it listed. Those are the numbers that matter when you are deciding who lists your home, and we are happy to walk through the comparable-by-comparable detail behind them on a call.
Selling your Bonita Lakes home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying in Bonita Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation.
If you read nothing else, these are the facts that shape value, cost, and strategy in Bonita Lakes.
Bonita Lakes is a gated, all-ages, single-family community in Bonita Springs where daily life is organized around seven fountained lakes, a resort-style amenity center, and a staffed guard gate, with lakefront homesites sitting at the top of the product ladder. It suits full-time residents, snowbirds, and seasonal families who want a manicured, low-key lakefront lifestyle without a golf membership or a marina slip attached.
The texture of everyday living here comes down to a few things photos never quite capture. First, the water is the organizing feature. Toll Brothers built the community’s largest homes, the three-car-garage Estates Collection, onto the lake lots, and steered the Executive Collection homes onto southern exposures, so a lakefront address genuinely is the premium tier here (Source: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/). The lakes are beautiful, fountained, and calming to live beside. They are also decorative and part of the stormwater system, not recreational, so plan on enjoying the view rather than a swim or a cast (Source: https://websites.vertilinc.com/bonitalakes/).
Second, this is a natural-gas community, which is unusual for Southwest Florida and shapes daily life more than buyers expect. Every home is on natural gas, feeding gas cooking, a tankless gas water heater, gas pool and spa heat, and a whole-home gas generator that keeps the house running through a power outage (Source: https://websites.vertilinc.com/bonitalakes/). For a cook, that is a real kitchen upgrade. For anyone who has sat through a multi-day outage after a storm, the standby generator is the amenity that matters most.
Third, this is a manicured, rules-forward community, which most buyers come to appreciate. Lawn and landscape maintenance and full irrigation are handled through the association, an Architectural Review Committee signs off on any exterior change before you make it, and pets are limited to two dogs under the recorded community standards (Source: https://websites.vertilinc.com/bonitalakes/). The upside is that your neighbor cannot paint the house a surprising color or park a boat in the driveway overnight. The tradeoff is that you cannot either, and you will want to read the community-wide standards before you buy.
Fourth, the location is a quiet, central-Bonita advantage. Bonita Lakes sits on Imperial Parkway between Coconut Road and Terry Street, about three miles north of Bonita Beach Road and a few minutes from I-75, on the northeast edge of Bonita Springs where it meets Estero. Imperial Parkway, which becomes Three Oaks Parkway to the north, is a continuous, low-stoplight arterial that lets residents reach the hospital, Coconut Point, and the interstate while bypassing much of the US-41 stop-and-go. The drive-times section below breaks down each destination in detail.
Thinking about a move into Bonita Lakes? Call Marc at (239) 287-5873 to talk through which collection and which view fit how you actually want to live, and if you are selling first to make the move, call Jesse at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, our whole job is making both sides of that transition smooth.
Bonita Lakes is a resale-only, single-family market inside a broader Bonita Springs landscape that has stayed in demand thanks to gated living, low flood risk, and Toll Brothers construction quality. Because Toll Brothers has sold out, essentially all activity now runs through resale, which makes accurate, comp-based pricing and expert listing representation the deciding factors in what a home nets.
Over the trailing twelve months, 15 homes changed hands in Bonita Lakes at a median of $925,000, or about $311 per square foot, with homes averaging 54 days on market. Current standing inventory sits at roughly 6 active listings, representing about 4.8 months of supply, with asking prices ranging from $799,900 to $1,100,000. Those live figures are the ones we confirm on request and update constantly, and they are the honest basis for any pricing conversation. We do not price homes off national portal estimates, which routinely misread a lakefront, no-CDD, natural-gas community like this one.
A few structural realities shape the numbers. The two Toll Brothers collections do not price the same: the larger Estates homes on three-car-garage lakefront lots sit above the Executive Collection homes on southern-exposure interior lots, and within either collection a true lake view carries a measurable premium over a preserve, landscaped, or privacy-wall view (Source: https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). A valuation here has to be view-aware and collection-aware. An agent who prices a lakefront Estates home against interior Executive comps, or vice versa, gets the number wrong in a way that costs a seller real money or overexposes a buyer.
Reference points from the county record help ground the range. A representative Bonita Lakes single-family home on Sanabria Loop, a three-bedroom of 2,572 square feet first on the tax roll in 2017, carried a 2025 just value of $730,693 (down from $862,872 the prior year, consistent with the 2024 to 2026 Southwest Florida cooling) (Source: https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10568325). That is a data point, not a valuation. For your specific home, the only number that counts is the one built from current, view-matched Bonita Lakes comps.
Want the real number on your home? Call Jesse at (239) 898-6072 for a view-aware, comp-based valuation, or start online at https://mcgreevyandcomisar.com/home-valuation. Buyers, call Marc at (239) 287-5873 to get a candid read on where a listing sits relative to the market before you offer.
Bonita Lakes was built by Toll Brothers, the national luxury homebuilder, through its Florida West Division, not by D.R. Horton as some sources assume. The community launched its models in 2013, sold new construction through 2017, and is built out and resale-only today. Getting the builder right matters, because the Toll Brothers pedigree, tile roofs, block construction, impact front glass, natural gas, is a real part of the value story.
The builder is confirmed at the primary-source level three ways: a recorded City of Bonita Springs zoning ordinance states plainly that “the home developer for the community is Toll Brothers,” a U.S. Fish and Wildlife Service federal document lists “Toll Brothers communities include Bonita Lakes in Bonita Springs,” and Naples Daily News reported the community as a Toll Brothers creation throughout its build-out (Sources: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf; https://www.fws.gov/sites/default/files/documents/DOI-FWS-2021-000364-Final-Release-Combined_0.pdf; https://www.naplesnews.com/story/money/real-estate/2017/08/12/bonita-lakes-toll-brothers-offers-final-homes/552106001/). The D.R. Horton confusion likely comes from that builder’s other Bonita Springs communities, such as Paloma and Seasons, which are entirely separate from Bonita Lakes.
The timeline is well documented. Toll Brothers recorded the Phase 1 plat in 2012, opened the community in fall 2012, and introduced its floor-plan collections in 2013, with contemporaneous coverage describing luxury single-family homes around seven lakes (Sources: https://archive.naplesnews.com/business/toll-brothers-holds-ground-breaking-for-community-clubhouse-at-bonita-lakes-ep-512451230-331056511.html/; https://www.leepa.org/Search/PropertySearch.aspx). The clubhouse broke ground in September 2013 and opened in July 2014, becoming the social center of the community (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). By August 2017 Toll Brothers was “offering its final homes,” an Athena Renaissance and an Athena Bordeaux, move-in ready January 2018, and the community sold out shortly after (Source: https://www.naplesnews.com/story/money/real-estate/2017/08/12/bonita-lakes-toll-brothers-offers-final-homes/552106001/). Toll Brothers’ Bonita Lakes listing is now marked no longer available, confirming the sold-out status (Source: https://www.newhomesource.com/community/fl/bonita-springs/bonita-lakes-executive-collection-by-toll-brothers/66345).
The community sits on 121.37 acres in Section 14, Township 47 South, Range 25 East, with roughly 285 to 291 platted parcels, of which a small number are common-area, lake, and clubhouse tracts and the rest are single-family homesites. The parcel count comes straight from the Lee County Property Appraiser’s legal-description search for “Bonita Lakes,” which returns 291 matches, and the acreage from the recorded legal description in the city zoning exhibit (Sources: https://www.leepa.org/Search/PropertySearch.aspx; https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). When we tell a buyer or seller a fact about this community, it comes from the recorded record, not from a listing aggregator, and that discipline is part of why our pricing holds up.
The homes in Bonita Lakes are Toll Brothers single-family designs, eleven one- and two-story floor plans ranging from 2,058 to 4,354 square feet with three to five bedrooms, split into two collections: the smaller Executive Collection and the larger, three-car-garage Estates Collection. Ten of the eleven designs feature a first-floor primary suite, every design offered four exterior elevation options, and every home is built to the same Toll Brothers construction package. This is a single-builder, single-product community, so the “neighborhood” you buy here is really the collection and the view.
The two collections are the core distinction a buyer should understand (Source: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/):
Collection | Square footage | Bedrooms | Garage | Homesite focus |
|---|---|---|---|---|
Executive Collection | ~2,058 to ~3,000 sq ft | 3 to 4 | 2-car | Southern exposures, interior lots |
Estates Collection | 2,710 to 4,354 sq ft | 3 to 5 | 3-car | Picturesque lakefront homesites |
Toll Brothers marketed the Estates Collection lakefront homesites as the premium tier and the Executive Collection on desirable southern exposures, which is why the largest homes with three-car garages tend to sit on the lakes. Model names seen in Toll Brothers coverage include the Sandpiper, Aragon, Royale, Bolano, and Diplomat in the Estates Collection, plus the Salerno and the Athena, which was the final home offered in 2017 (Sources: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/; https://www.naplesnews.com/story/money/real-estate/2017/08/12/bonita-lakes-toll-brothers-offers-final-homes/552106001/). Homes generally date from 2013 to 2018.
The construction package is a genuine part of the value here, and it comes straight from Toll Brothers’ own outstanding-features sheet (Source: https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf):
This is a single-family community only. Some early Toll Brothers marketing loosely used “villa and estate homes,” but the built product and every later description are detached single-family homes, and there are no condos or townhomes at Bonita Lakes (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). For a buyer weighing a home here, the takeaway is straightforward: you are buying a like-new luxury-builder home, on a lot whose view sets much of its value, in a community where the builder is gone and the only way in is resale.
There is no new construction in Bonita Lakes. Toll Brothers sold its final homes in 2017 and the community is 100% resale today, so a buyer cannot order a new build here, cannot pick a lot from a builder, and cannot buy at a base price from a sales center. The only way into Bonita Lakes is to buy an existing Toll Brothers home from its current owner, and that shapes the entire buying and selling strategy.
For a buyer, the resale-only reality is a mixed bag that mostly favors the informed. On the plus side, you are buying a home built by a national luxury builder between 2013 and 2018 with mature landscaping, established lakes and fountains, a finished amenity center, and a community that has already gone through its shakeout years, all with no CDD bond on the tax bill, which many competing new-construction communities carry (Source: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025). You also see exactly what you are buying, rather than a rendering. On the other side, you inherit a home’s age, its finishes, and any deferred maintenance, and you compete for a limited pool of listings rather than choosing from builder inventory. Natural gas, uncommon in the area, is an added plus that transfers with the home.
For a seller, resale-only is a genuine tailwind, and it is the reason a listing-expert team matters most here. With no builder discounting new homes down the street and no model-home competition, your home is not fighting a builder’s incentives for a buyer’s attention. The demand that exists flows entirely to resale listings, and the price your home commands is set by how it is positioned against the right comparable sales. Price a lakefront Estates home against interior comps and you underprice it. Price an interior Executive home against lakefront comps and it sits while buyers wonder why it costs as much as a water view they are not getting. That is exactly the deed-aware, view-aware discipline we bring to a Bonita Lakes listing.
Buying into a resale-only community and want an edge? Call Marc at (239) 287-5873 to get matched to the right collection, view, and price before you compete for it. Selling into that same demand, call Jesse at (239) 898-6072, because the way a Toll Brothers resale is priced and marketed is the whole game now that the builder is gone.
Bonita Lakes is built around seven lakes with fountains, and lakefront homesites are the top of the product ladder, marketed by Toll Brothers as the premium tier and generally home to the largest, three-car-garage Estates Collection houses. Homes here enjoy lake, preserve, landscaped, or privacy-wall views, and the water is the community’s defining feature, but the lakes are decorative and part of the stormwater system, so swimming and fishing are not permitted in them.
The official HOA site confirms the count and the character: “within the Bonita Lakes community, homes surround seven lakes featuring fountains” (Source: https://websites.vertilinc.com/bonitalakes/). Toll Brothers steered its premium product onto these lots, marketing the Estates Collection lakefront homesites as the top tier while selling Executive Collection homes on southern exposures, which is why a lakefront address here is both the largest-home tier and the highest-value view (Source: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/). In practice, a lake view carries a measurable premium over a preserve, landscaped, or privacy-wall view on an otherwise-comparable home, which is exactly why a valuation here has to be view-aware.
It is worth being honest about how the lakes function so buyers do not arrive with the wrong expectation. The recorded community-wide standards state that residents are prohibited from performing aquatic vegetation control around the lakes and that no swimming or fishing is permitted (Source: https://websites.vertilinc.com/bonitalakes/). These are engineered, fountained, decorative water bodies that also serve as the community’s South Florida Water Management District-permitted stormwater retention system, and they are complemented by a protected preserve that residents may not alter or enter. In other words, the value of the lakes here is the view, the setting, and the storm-management function, not boating or angling.
For a lakefront-lifestyle buyer, that is a clean and attractive proposition: wake up to a fountained lake view in a luxury Toll Brothers home, with mature landscaping and a resort amenity center a short walk away, in a community where the water is the amenity and the stormwater infrastructure at once. For a seller, the lake view is the single feature most worth marketing correctly, because it is the difference between top-of-market and mid-pack pricing on two otherwise-identical homes.
Bonita Lakes has a single resort-style amenity center, not a sprawling club campus, which keeps it a lean, gated single-family community with modest dues rather than a golf-and-marina mega-community. The set is genuinely nice and complete for its scale: a clubhouse, a free-form resort pool with a lap lane, a detached spa, a kids’ splash pad, a fitness center, two lighted Har-Tru tennis courts, and two lighted Har-Tru bocce courts, all behind a staffed guard gate.
Here is the full amenity picture, drawn from the official HOA site and the Toll Brothers-era coverage (Sources: https://websites.vertilinc.com/bonitalakes/; https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html):
It is just as important to be plain about what Bonita Lakes does not have, because buyers ask about these constantly and answering honestly prevents mismatched expectations. Bonita Lakes has no golf course, no marina or boat access, no pickleball courts, no playground, and no dog park (Source: https://websites.vertilinc.com/bonitalakes/). One AI-generated third-party directory page has falsely listed pickleball, a playground, a dog park, and “fishing lakes” for this community; none of those exist, and the official HOA amenity list and recorded rules confirm it. If pickleball or golf is a must-have, this is not your community, and we would rather tell you that up front than waste your time.
For the buyer who wants a manicured, gated, lakefront single-family home with a good resort pool, tennis, bocce, and a fitness center, without paying golf-and-marina dues for amenities they will not use, the Bonita Lakes amenity package is right-sized and part of the value story.
Bonita Lakes is governed by a single master homeowners association, Bonita Lakes Homeowners Association, Inc., with no sub-associations and no CDD, and the quarterly HOA dues cover the community’s landscaping, lakes, gate, and amenities. The exact current dues figure is set annually in the association budget and confirmed live from the manager, so we state the scope here and the current dollar amount for a specific home before you buy or list.
The association is a Florida not-for-profit, Sunbiz document number N12000005646, originally filed in 2012, active and current, governed by an elected five-director board with professional management (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&aggregateId=domnp-n12000005646-3b94e19c-1dc9-4e71-bd76-7a309b7120c7). The community’s management appears to be transitioning between professional firms per the most recent recorded documents, so we describe it as professionally managed and confirm the current manager and phone at the time of a transaction rather than publishing a name that may be mid-change. Because every home, both Executive and Estates, sits under one master association with no separate condo or villa sub-association, the ownership story is simpler than in many layered communities.
The HOA dues are billed quarterly, and the current amount is $1,685 per quarter. What matters as much as the number is the scope, which is confirmable from the governing documents and the official HOA site (Source: https://websites.vertilinc.com/bonitalakes/). The dues cover:
Deed restrictions run through the recorded declaration and the current community-wide standards, adopted October 2025, which every buyer should read (Source: https://websites.vertilinc.com/bonitalakes/). The headline rules: pets are limited to two dogs (cats and dogs allowed, exotic animals prohibited), with a Lee County six-foot leash law and a $50 fine for un-picked-up waste; recreational vehicles, boats, and trailers may be outside a maximum of eight hours and never overnight unless fully garaged, with no overnight street parking; and any exterior change requires Architectural Review Committee approval before work begins. Leasing is permitted with tenant-conduct rules, but the exact minimum lease term and any annual lease cap live in the recorded declaration rather than the published standards, so we confirm the current leasing rule for investors from the declaration or the manager rather than stating a term we cannot cite. That single-master-HOA, no-CDD, professionally managed structure is a clean governance story, and we walk clients through the full rule set so there are no surprises after closing.
Selling a home here and want the fee and rule story presented accurately to buyers? Call Jesse at (239) 898-6072, and we will make sure the honest cost and governance picture works for your listing rather than against it. Buyers, call Marc at (239) 287-5873 to get the current dues, the leasing rule, and the pet policy laid out before you commit.
Owning in Bonita Lakes means a Lee County property-tax bill at roughly a 1.2% effective rate on just value with no CDD assessment on top, plus homeowners insurance where wind, not flood, is the real cost driver. The combination of no CDD bond debt and a Toll Brothers construction package that earns Florida wind-mitigation credits makes the all-in carrying cost cleaner than many newer Southwest Florida communities.
On the tax side, Bonita Lakes homes sit in the Bonita Springs 34135 millage stack, which totaled about 12.82 mills for tax year 2025 (12.8205 proposed, 12.7875 in 2024), with line items for Lee County, the school district, the City of Bonita Springs, the Bonita Springs Fire District, the library, three South Florida Water Management District levies, and mosquito and navigation districts, and no CDD line (Source: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025). For a homesteaded owner, that works out to roughly 1.2% of just value: the representative Sanabria Loop parcel, at a 2025 just value of $730,693, carried about $8,854 in proposed 2025 taxes with homestead (down from $10,526.76 in 2024 on a higher value). A new, non-homestead buyer resets to just value near the purchase price, so budget roughly 1.2 to 1.3% of the price for annual taxes, plus modest separate non-ad-valorem items like solid waste, and again, no CDD line.
The absence of a CDD is a genuine value point worth stating plainly. Many newer communities in the Bonita Springs and Estero corridor carry a Community Development District bond assessment that adds hundreds to a couple thousand dollars per home per year to the tax bill, often for 20 to 30 years. Bonita Lakes has none, confirmed on a live Bonita Lakes tax bill and in the city zoning record, so your annual bill is not padded with district bond debt (Sources: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025; https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf).
On insurance, wind and hurricane coverage is the cost driver in Southwest Florida, not flood, because the community sits in flood Zone X outside the Special Flood Hazard Area (more on that below). The good news is that the Toll Brothers construction package maps directly to Florida wind-mitigation credits that reduce the wind portion of a premium: architectural concrete tile roofs, impact-rated front doors and windows, Low-E windows, and block construction all count toward roof-cover, opening-protection, and roof-deck credits on a wind-mitigation inspection (Source: https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). The whole-home natural-gas generators are not a direct discount but reduce post-storm loss-of-use and spoilage claims. Homeowners typically carry wind through a private-market policy or, where private carriers decline, through Citizens Property Insurance, and we recommend a current agent quote for a specific home, since the market shifts quarterly. Optional flood coverage still earns the Lee County and Bonita Springs Community Rating System discount if a buyer chooses to carry it.
Bonita Lakes sits in FEMA flood Zone X, outside the Special Flood Hazard Area, on an inland ridge along Imperial Parkway that kept it beyond the storm surge that devastated the Lee County coast in Hurricane Ian, so flood insurance is not federally required here, though a lender may still require it. Combined with block construction, tile roofs, impact glass, whole-home gas generators, and seven engineered stormwater lakes, the community has a genuinely strong storm-resilience profile.
On the flood zone, the City of Bonita Springs describes the local map plainly: properties in the blue 100-year zones (AE and VE) face mandatory flood insurance, the yellowish 0.2% X zone is the 500-year zone, and areas with no coloring are minimal-hazard Zone X (Source: https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information). Bonita Lakes’ inland location falls in the non-hazard X family (Zone X, with a live resale listing citing X500), outside the Special Flood Hazard Area. The city’s community development office is explicit about what that means: for property in a moderate-to-low-risk area rather than a high-risk area, “federal law does not require flood insurance; however, a lender can still require it,” and it remains recommended because about one in four flood claims come from lower-risk areas (Source: https://www.cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html). Because inland Bonita zones can vary block to block, we confirm the exact Zone X designation for a specific parcel on the city or FEMA map viewer before a transaction.
On hurricane history, the record for this inland area is reassuring relative to the coast. NOAA’s official storm database for Hurricane Ian in 2022 split Lee County into coastal Lee, with 60 deaths and roughly $7 billion in surge-driven damage, and inland Lee, with zero deaths and no recorded property damage in that zone entry; inland communities like Bonita Lakes saw wind and rain rather than surge (Source: https://www.ncei.noaa.gov/stormevents/eventdetails.jsp?id=1058677). Naples Daily News reported in real time that “Bonita may have fared better than other parts of Lee County,” with surge covering coastal roadways while inland buildings remained standing (Source: https://www.naplesnews.com/story/weather/hurricane/2022/09/30/hurricane-ian-bonita-springs-rescue-recovery-efforts-curfew-boil-water-notice-federal-help-florida/10461036002/). Hurricane Irma in 2017 flooded older, low-lying downtown Bonita neighborhoods along the Imperial River, not this inland ridge, and it hit just as Toll Brothers was finishing the community to modern code (Source: https://en.wikipedia.org/wiki/Effects_of_Hurricane_Irma_in_Florida).
Two structural features reinforce the resilience story. First, the seven lakes are not just an amenity; they are the community’s South Florida Water Management District-permitted surface-water retention system, designed into the master plan with per-lot drainage exhibits and grading inspections required at construction, exactly the higher-retention standard the city’s post-Irma flood plan calls for (Source: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). Second, every home has a whole-home natural-gas generator, so a Bonita Lakes house keeps running through the multi-day outages that often follow a storm (Source: https://websites.vertilinc.com/bonitalakes/). For the wind risk that does apply, both Lee County and the City of Bonita Springs hold a Community Rating System Class 5 rating, which supports a 25% NFIP discount for those who carry optional flood coverage (Sources: https://www.cityofbonitasprings.org/FEMACRS; https://swfloridabusinesstoday.com/lee-county-notified-of-fema-decision-to-maintain-community-rating-system-classification-and-policyholder-discounts/).
Bonita Lakes sits on Imperial Parkway between Coconut Road and Terry Street in northeast Bonita Springs, about three miles north of Bonita Beach Road and a few minutes from I-75, which makes the location its single biggest practical asset. Imperial Parkway, which becomes Three Oaks Parkway to the north, is a continuous, low-stoplight arterial that lets residents reach the hospital, Coconut Point, Estero, and the interstate while bypassing much of the US-41 congestion, with the beaches, RSW airport, and Naples all within an easy drive.
Here are the concrete drive times from Bonita Lakes, off-peak, keeping in mind that seasonal traffic from January through April can lengthen them and the Imperial and Three Oaks corridor is the mitigant (Source: https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports):
Destination | Approx. distance | Off-peak drive time |
|---|---|---|
I-75 at Bonita Beach Road (Exit 116) | ~3 mi | ~4 to 6 min |
I-75 at Corkscrew Road (Exit 123) | ~7 to 8 mi | ~10 to 12 min |
Lee Health Coconut Point (hospital and ER), Estero | ~6 to 7 mi | ~10 to 12 min |
Coconut Point Mall, Estero | ~6 to 8 mi | ~10 to 12 min |
Miromar Outlets, Estero | ~9 to 10 mi | ~13 to 16 min |
Bonita Beach and Barefoot Beach Preserve | ~8 to 10 mi | ~15 to 20 min |
Gulf Coast Town Center, Fort Myers | ~13 to 15 mi | ~18 to 22 min |
RSW Southwest Florida International Airport | ~20 to 21 mi | ~20 to 25 min |
Downtown Naples and Fifth Avenue South | ~14 to 15 mi | ~25 to 30 min |
The headline is the interstate. The Bonita Beach Road interchange at I-75 Exit 116 is about three miles south of the community, roughly four to six minutes away, and the Corkscrew Road interchange at Exit 123 is the northern on-ramp used for the Coconut Point and Miromar corridor (Source: https://www.iexitapp.com/Florida/I-75/Exit%20116/45440). Everyday retail and grocery are close, with Publix and the shops along US-41 a few minutes east and the open-air Coconut Point center, with 110-plus stores including Dillard’s, Target, and Apple, about ten to twelve minutes north (Sources: https://www.publix.com/locations/1449-the-center-of-bonita-springs; https://www.simon.com/mall/coconut-point). The City of Bonita Springs itself states RSW airport is “just 20 minutes” away (Source: https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports).
The corridor advantage is real, not marketing. Bonita Lakes literally sits between the two things buyers care about most, I-75 access about three miles south and the Coconut Point hospital and retail hub about ten minutes north, on an arterial that skips the worst of the US-41 stop-and-go. For a full-time resident commuting, a seasonal owner running errands, or a traveler heading to the airport, that positioning is a daily quality-of-life benefit. We confirm exact minutes for a specific address against a live map, but the geography here is genuinely convenient.
Bonita Lakes is served by Lee County public schools through the district’s proximity-based choice model, and the zoned Bonita Springs High School is essentially next door on the same Imperial Parkway corridor, a real advantage for an all-ages community where families with children actually live. Lee County uses a proximity-choice system rather than fixed one-address-one-school zoning, so a buyer should confirm current-year placement for a specific home, but the nearby Bonita Springs schools are the natural fit.
The high school is the standout. Bonita Springs High School sits at 25592 Imperial Parkway, the same corridor as the community’s 25580 Imperial Parkway zoning address, putting at least part of Bonita Lakes within the district’s Proximity 1 (within two miles) radius of the school, and the school offers an FGCU Collegiate program and a Cambridge program (Sources: https://bnh.leeschools.net/; https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). For middle school, Bonita Lakes falls in a proximity zone that includes Bonita Springs Middle Center for the Arts, at 10141 W Terry Street very close to the community, and Three Oaks Middle (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). For elementary, the proximity zone includes Bonita Springs, Pinewoods, San Carlos, Spring Creek, and Three Oaks elementary schools, with Bonita Springs Elementary at 10701 Dean St SE (Source: https://web03.fldoe.org/schools/schoolreport.asp?id=36).
How the choice model works matters for a buyer. Lee County families rank schools within their proximity zone during open enrollment, and placement favors students within two miles of a school, then the nearest school, with a lottery resolving demand (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). Because assignment is address-specific and lottery-based, the safest framing is that Bonita Lakes sits in the Bonita Springs proximity zone, which includes Bonita Springs Elementary, Middle, and High, and we recommend confirming a representative address in the district’s School Site Locator before making a hard zoned-school claim. Current-year Florida Department of Education letter grades for each school should be pulled from FLDOE at the time of a purchase, since grades reissue annually. For families weighing private or charter options, Bonita Springs Charter School (tuition-free, K-8) is at 25380 Bernwood Drive in 34135, with 3 Oaks Academy in Estero and additional independent schools in North Naples and Fort Myers (Source: https://nces.ed.gov/globallocator/).
Because Bonita Lakes is all-ages and not a 55+ community, this strong public-school access is a genuine differentiator, not an afterthought, and it is one of the reasons the community draws families as well as seasonal owners.
Bonita Lakes has excellent healthcare access, with Lee Health Coconut Point, a full-service hospital with a 24/7 emergency department, about ten to twelve minutes north in Estero, and the community’s position right at the Lee and Collier county line giving residents realistic access to both the Lee Health and NCH systems. For a community that draws seasonal residents and families alike, close, high-quality medical care is a meaningful part of the location story.
The nearest hospital and emergency room is Lee Health Coconut Point at 23450 Via Coconut Point in Estero, roughly six to seven miles and ten to twelve minutes north via Imperial and Three Oaks Parkway (Source: https://www.leehealth.org/locations/find-a-location/coconut-point). It was Lee County’s first freestanding emergency department and offers, under one roof, 24/7 emergency medicine, cardiology, general and vascular surgery, imaging, orthopedics, primary and pediatric care, women’s care, and more (Source: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-room). For walk-in needs, Lee Convenient Care at the Bonita Health Center is part of the same Estero campus.
For higher-acuity and trauma care, Gulf Coast Medical Center, Lee Health’s tertiary and trauma hospital at 13681 Doctors Way in Fort Myers, is about 25 to 30 minutes north on I-75 (Source: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center). To the south, NCH North Naples Hospital at 11190 Healthpark Blvd in Naples is about 20 to 25 minutes away in Collier County (Source: https://quality.healthfinder.fl.gov/Facility-Provider/Profile/?LID=10147). Sitting essentially on the county line, Bonita Lakes residents can reasonably use either the Lee Health network to the north or the NCH network to the south, which is a practical advantage that many single-county communities do not have.
Bonita Lakes itself is built out with no in-community construction, but several nearby projects will shape the corridor over the next several years: a new gated community and a walkable mixed-use development along Bonita Beach Road, the I-75 widening from six to eight lanes, and a stormwater and road improvement project on East Terry Street at the community’s north edge. For a buyer or seller, the net is generally value-supportive, with the real caveat of construction-period traffic.
The two residential and mixed-use projects worth knowing are a few miles south and east. Revana Lakes, by Seagate Development Group, is a gated community of custom homes on roughly 204 acres on Bonita Beach Road about two miles south, across from Palmira, that Bonita Springs City Council advanced on a 4-3 transmittal vote in October 2025; it is planned for about 299 homes plus roughly 100,000 square feet of commercial and would build out over time (Sources: https://seagatedevelopmentgroup.com/residential/communities/revana-lakes/; https://www.wgcu.org/government-politics/2025-10-17/plans-advance-on-controversial-new-bonita-springs-development). Midtown at Bonita is a 68-acre walkable, mixed-use development at Bonita Beach Road and Bonita Grande Drive just east of I-75, planned for about 400 residential units, a 165-key boutique hotel, and retail, under construction through 2025 and 2026 (Source: https://midtownbonita.com/). A high-quality gated neighbor and a walkable retail-and-hotel hub are generally supportive of nearby values, with more rooftops and traffic on Bonita Beach Road the honest downside.
The two infrastructure projects are closer to home. The I-75 widening from six to eight lanes, from Golden Gate Parkway in Collier to Corkscrew Road in Estero and Lee, is a Florida Department of Transportation project accelerated under Moving Florida Forward, with construction imminent per 2026 coverage and multi-year duration expected; it will add capacity to the interstate Bonita Lakes residents use, with construction-period congestion before the benefit (Sources: https://www.swflroads.com/project/452544-1; https://www.news-press.com/story/news/local/2026/04/30/when-is-the-fdot-i-75-widening-project-in-sw-florida-starting-lee-collier-naples-estero-noise-plan/89838860007/). And the City of Bonita Springs’ East Terry Street improvement project, an roughly $18 to $20 million stormwater and roadway effort targeted for 2026, runs along the road at the community’s north edge and includes new signals, roundabouts, an added westbound turn lane approaching Imperial Parkway, and a multi-use pathway toward I-75 (Source: https://www.cityofbonitasprings.org/services___departments/public_works/east_terry_street_improvements). Improved drainage and a new pathway near the community’s north edge are net positives once complete.
Buyers weighing Bonita Lakes almost always compare it against other gated Bonita Springs communities, and the useful way to think about it is by structure and lifestyle, not by any ranked “best.” Bonita Lakes is a gated, all-ages, single-family, no-CDD, natural-gas community with a lean resort amenity set and no golf or marina, which distinguishes it from the golf communities and the 55+ communities nearby. We discuss those peers factually and never disparage another community.
The natural comparison set includes Paloma, Bonita Isles, Valencia Bonita, Palmira, and Vasari. Paloma and Bonita Isles are other gated, non-golf Bonita Springs communities that a Bonita Lakes buyer often cross-shops, and the deciding factors there tend to be builder and vintage, home size and price per square foot, HOA scope and whether a CDD applies, and the specific view and lot. Valencia Bonita is a large 55+ active-adult community, and the contrast is fundamental: Bonita Lakes is all-ages and family-friendly, while Valencia is age-restricted, so the choice usually comes down to whether a buyer wants an age-qualified lifestyle or an all-ages one. Palmira and Vasari are golf communities, so the comparison is really golf-versus-no-golf: Bonita Lakes has no course and no golf dues, which is a value advantage for a non-golfer and a non-starter for someone who wants to play from home.
Where Bonita Lakes tends to stand out in this set is the combination of a national luxury builder (Toll Brothers), no CDD on the tax bill, natural gas in every home, a Zone X flood posture, and a lakefront-centric single-family plan, at a lean-amenity, modest-dues cost structure. Where it will not be the answer is for a buyer who wants golf or a boat slip from home, or the deep multi-venue club life of a golf-and-marina community. What we will not do is tell you in the abstract which community is “right,” because that depends on whether you golf, whether you want an all-ages or 55+ setting, your budget for dues and taxes, and how much you value a lake view and natural gas. Those are exactly the variables we model with clients across the Bonita Springs market. Call Jesse direct at (239) 898-6072 for a straight, numbers-first read on how Bonita Lakes stacks up against the specific communities on your list.
Bonita Lakes is a strong fit for buyers who want a like-new Toll Brothers single-family home on or near a lake, in a gated, all-ages, no-CDD community with natural gas and a low flood profile, and a poor fit for golfers, boaters, and anyone who needs pickleball or a builder’s new-construction warranty on a brand-new home. The real cons are the resale-only, aging-home reality, the lean amenity set, the decorative-only lakes, and nearby construction. The real pros are the no-CDD value story, natural gas, the flood posture, the lakefront lifestyle, and Toll Brothers construction quality.
We believe in naming the downsides plainly, because buyers and sellers see through sales copy. Here is the honest ledger.
The real cons, stated straight:
The real pros, equally documented:
Whether the pros outweigh the cons is a personal calculation, different for a lakefront-lifestyle buyer, a snowbird, and a family. We help buyers run that math honestly, and sellers price to it precisely. Call Jesse direct at (239) 898-6072, or call Marc at (239) 287-5873.
If you are selling in Bonita Lakes, list with the team that knows this community’s collections, lakefront premium, no-CDD value story, and resale mechanics cold. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and we sell Bonita Lakes homes by pricing to the view and the collection, marketing the natural-gas and no-CDD advantages, reaching qualified buyers including our off-market network, and running the paperwork on time so your closing does not slip. Get your free valuation, then call Jesse direct at (239) 898-6072.
Here is who you are hiring:
What Bonita Lakes sellers are earning right now. We work from live MLS data, never invented numbers. Over the trailing twelve months, 15 homes sold in Bonita Lakes for $13.2 million in total volume, averaging 54 days on market at a 94.5 percent sale-to-list ratio, with the top sale reaching $1,130,000 and the fastest going to contract the same day it listed. Those figures move with the season and with your specific collection, view, and updates, which is exactly why a real valuation beats an automated estimate.
How we market a Bonita Lakes home to qualified buyers. Bonita Lakes is a resale-only community now that Toll Brothers has sold out, so the buyers are real and searching, and they are sophisticated about the lakefront premium, the natural-gas differentiator, and the no-CDD advantage. We position each listing to the right buyer pool from day one: professional photography and 3D tours, syndication across the major search platforms, and targeted exposure to our active buyer database and our agent network across Southwest Florida. Many of our sales start before a sign ever goes in the yard, through our off-market and coming-soon network of buyers already waiting for a specific home, a lake lot, or an Estates floor plan.
The lakefront-value angle, priced right. A lakefront Bonita Lakes home is a scarcer, higher-value asset than an interior home, and marketing it correctly, leading with the water view, the collection, and the gas generator, and pricing it against the right comps rather than mismatched ones, is how you capture the premium instead of leaving it on the table. Price a lakefront Estates home against interior comps and you underprice it. Price an interior Executive home against lakefront comps and it sits. We know how to price and market both, and that discipline is what Top 1% Real Estate Agents Nationally Since 2008 bring to every Bonita Lakes listing.
Two calls to action, both easy. Start with a free, no-obligation home valuation at https://mcgreevyandcomisar.com/home-valuation. Then call Jesse direct at (239) 898-6072 to talk strategy, timing, and the exact seller-side steps unique to Bonita Lakes. We are a top-reviewed Bonita Lakes real estate team, and you can read what clients say on our Google reviews before you ever pick up the phone.
McGreevy and Comisar are Southwest Florida’s #1 team since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and Bonita Lakes sellers and buyers work directly with Jesse McGreevy and Marc Comisar, not a handoff to a junior agent. We combine national-level production with block-by-block knowledge of Bonita Lakes’ collections, lakefront premium, storm posture, fees, and resale rules.
Reach us directly:
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at DomainRealtyGroup.com.
We are a top-reviewed Bonita Lakes real estate team, and you can read our clients’ words on our Google reviews. Whether you are selling a lakefront Estates home or buying your first Executive Collection home in the community, you get the same senior attention and the same straight, numbers-first advice. Call Jesse direct at (239) 898-6072 to sell, or call Marc at (239) 287-5873 to buy.
Bonita Lakes is a gated, all-ages, single-family community of roughly 285 to 291 Toll Brothers homes on 121.37 acres off Imperial Parkway in Bonita Springs, Florida, built around seven fountained lakes with a resort-style amenity center (Source: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). It is now a resale-only market, since Toll Brothers sold out in 2017 and 2018.
Bonita Lakes is on Imperial Parkway (which becomes Three Oaks Parkway to the north), between Coconut Road and Terry Street, about three miles north of Bonita Beach Road, on the northeast edge of Bonita Springs near the Lee and Collier county line, ZIP 34135 (Source: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). It is just east toward I-75.
Bonita Lakes is in the City of Bonita Springs, Lee County, ZIP 34135, though it sits on the northeast edge of Bonita Springs where it meets Estero, and daily life runs north into the Estero corridor for shopping and the hospital (Source: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). The zoning authority is the City of Bonita Springs.
Bonita Lakes is in ZIP code 34135, in Lee County, Florida (Source: https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10568325). Note this is Bonita Lakes in Bonita Springs, Florida, not the public park of the same name in Meridian, Mississippi.
Yes, Bonita Lakes was built by Toll Brothers through its Florida West Division, confirmed by a recorded City of Bonita Springs zoning ordinance, a federal U.S. Fish and Wildlife Service document, and Naples Daily News (Sources: https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf; https://www.fws.gov/sites/default/files/documents/DOI-FWS-2021-000364-Final-Release-Combined_0.pdf). It was not built by D.R. Horton, which builds other, separate Bonita Springs communities.
Toll Brothers recorded the first plat in 2012, opened the community in fall 2012, launched its floor-plan collections in 2013, and offered its final homes in August 2017 with last move-ins in early 2018 (Sources: https://archive.naplesnews.com/business/toll-brothers-holds-ground-breaking-for-community-clubhouse-at-bonita-lakes-ep-512451230-331056511.html/; https://www.naplesnews.com/story/money/real-estate/2017/08/12/bonita-lakes-toll-brothers-offers-final-homes/552106001/). Homes generally date from 2013 to 2018.
The Lee County Property Appraiser’s legal-description search for “Bonita Lakes” returns 291 platted parcels, of which a small number are common-area, lake, and clubhouse tracts, so there are roughly 285 to 291 single-family homes (Source: https://www.leepa.org/Search/PropertySearch.aspx). All are detached single-family; there are no condos or townhomes.
Bonita Lakes is sold out and resale-only. Toll Brothers offered its final homes in August 2017, and its Bonita Lakes listing is now marked no longer available (Source: https://www.newhomesource.com/community/fl/bonita-springs/bonita-lakes-executive-collection-by-toll-brothers/66345). The only way into the community today is to buy an existing home from its current owner.
Yes, Bonita Lakes is gated with a staffed guard gate during attended hours, where guests and vendors show a valid driver’s license, plus a MyQ community access system for after-hours and vendor entry (Source: https://websites.vertilinc.com/bonitalakes/). It is a manned, guarded gate, not a bare self-gate.
Bonita Lakes is a gated community with a staffed guard gate, a MyQ access system, anti-tailgating rules, and a vendor curfew, all of which support a secure, controlled-access environment (Source: https://websites.vertilinc.com/bonitalakes/). For neighborhood-level crime data, we point buyers to official Lee County Sheriff’s Office resources rather than quoting third-party estimates.
Bonita Lakes has a single resort-style amenity center: a clubhouse with a catering kitchen, a free-form resort pool with a lap lane, a detached spa, a kids’ splash pad, a fitness center, two lighted Har-Tru tennis courts, and two lighted Har-Tru bocce courts, all behind a staffed guard gate (Source: https://websites.vertilinc.com/bonitalakes/). It does not have golf, a marina, pickleball, a playground, or a dog park.
Yes, Bonita Lakes has a clubhouse with a community and social room, a catering kitchen, and covered lanais, designed by Toll Architecture and opened in July 2014, and it is reservable for private resident events through the property manager (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). The social room seats about 80.
Yes. Bonita Lakes has a free-form resort-style pool with a marked lap lane and a large seating deck, a separate detached spa or hot tub, and a shallow kids’ splash pad and kiddie zone (Sources: https://websites.vertilinc.com/bonitalakes/; https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). The pool is open dawn to dusk with no night swimming.
Yes, Bonita Lakes has a state-of-the-art fitness center that stays open even during private clubhouse rentals (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). It is part of the single resort-style amenity complex.
Yes, Bonita Lakes has two lighted Har-Tru clay tennis courts (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). They are lit for after-dark play.
No, Bonita Lakes does not have pickleball courts. The racquet amenities are two Har-Tru tennis courts and two Har-Tru bocce courts (Source: https://websites.vertilinc.com/bonitalakes/). An AI-generated third-party directory falsely lists pickleball for this community, but the official HOA amenity list confirms there are none.
Yes, Bonita Lakes has two Har-Tru bocce courts, illuminated for after-dark play (Source: https://websites.vertilinc.com/bonitalakes/). Bocce and tennis are the community’s racquet-and-court amenities.
No, Bonita Lakes has no golf course and no marina or boat access. It is a gated single-family community with a resort-style amenity center, not a golf-and-marina community (Source: https://websites.vertilinc.com/bonitalakes/). Buyers who want golf or a boat slip from home should look at other communities, and we can point you to them.
Bonita Lakes has internal sidewalks and paths around its lakes for walking and biking, on private community roads, and e-bikes are permitted on the roads while ATVs and gas micromobility are not (Source: https://websites.vertilinc.com/bonitalakes/). This is community-internal walkability, not a public trail system.
Bonita Lakes is built around seven lakes featuring fountains, per the official HOA site (Source: https://websites.vertilinc.com/bonitalakes/). Homes surround the lakes, and lakefront homesites are the community’s premium tier.
No, the recorded community-wide standards prohibit swimming and fishing in the Bonita Lakes community lakes, which are decorative, fountained water bodies that also serve as the stormwater retention system (Source: https://websites.vertilinc.com/bonitalakes/). They are a view-and-stormwater amenity, not a recreational one.
Lakefront homes carry a measurable premium over interior homes because Toll Brothers marketed the lakefront homesites as the premium tier and steered the largest, three-car-garage Estates Collection homes onto them (Source: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/). The exact premium depends on the home and the market, which is why a valuation here has to be view-aware. Call Marc at (239) 287-5873 for current lakefront comps.
Bonita Lakes homes have lake, preserve (wetland), landscaped, or privacy-wall views, with lake views the premium (Source: https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). A protected preserve borders part of the community and cannot be built on or altered.
The HOA dues are billed quarterly, and the current amount is $1,685 per quarter. They cover lawn and landscape maintenance and irrigation, lake and fountain maintenance, the staffed guard gate and MyQ access system, the amenity center, and pest control, with no CDD line (Source: https://websites.vertilinc.com/bonitalakes/). We confirm the current figure for a specific home before you buy.
Bonita Lakes HOA dues are billed quarterly and are comparatively modest for a gated community because the amenity set is a single resort-style center rather than a golf-and-marina campus, and there is no CDD assessment on top (Source: https://websites.vertilinc.com/bonitalakes/). We give buyers the exact current quarterly figure for a specific home.
No, Bonita Lakes has no Community Development District, confirmed on a live Bonita Lakes tax bill that lists every taxing authority with no CDD line, and in the city zoning record showing a standard HOA rather than a district (Sources: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025; https://www.cityofbonitaspringscd.org/forms/ADD20-69938-BOS_Bonita_Lakes_Amendment_Final.pdf). This means no CDD bond debt on your annual tax bill, a genuine value advantage over many newer communities.
Bonita Lakes homes sit in the Bonita Springs 34135 millage stack, about 12.82 mills for 2025, which works out to roughly 1.2% of just value for a homesteaded owner and 1.2 to 1.3% for a new non-homestead buyer, with no CDD line (Source: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025). A representative home carried about $8,854 in 2025 proposed taxes with homestead.
Over the trailing twelve months, Bonita Lakes homes sold at about $311 per square foot, with a median sale price of $925,000. Price per square foot varies meaningfully by collection and view, so we translate the community figure into a real number for your specific home.
Current asking prices in Bonita Lakes range from about $799,900 to $1,100,000, with a trailing-twelve-month median sale price of $925,000. Price depends heavily on the collection, whether the home is on a lake, and its updates. Call Marc at (239) 287-5873 for the current active listings and recent sales.
Bonita Lakes homes are Toll Brothers single-family designs from 2,058 to 4,354 square feet with three to five bedrooms, in two collections (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). Ten of the eleven designs feature a first-floor primary suite.
Bonita Lakes has eleven Toll Brothers designs across the Executive and Estates collections, with model names in the coverage including the Sandpiper, Aragon, Royale, Bolano, Diplomat, Salerno, and Athena (Sources: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/; https://www.naplesnews.com/story/money/real-estate/2017/08/12/bonita-lakes-toll-brothers-offers-final-homes/552106001/). The Athena was the final home offered in 2017.
Bonita Lakes is single-family homes only, detached, with no condos or townhomes. Some early Toll Brothers marketing loosely used “villa and estate homes,” but the built product and every later description are detached single-family homes (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html).
Estates Collection homes have three-car garages, while Executive Collection homes have two-car garages, and most designs offer a den or study option (Source: https://archive.naplesnews.com/business/toll-brothers-releases-additional-homesites-at-bonita-lakes-ep-641940235-330726311.html/). Many homes have private pools and spas, often gas-heated, though this varies by home.
Bonita Lakes has both one- and two-story Toll Brothers designs among its eleven floor plans, and ten of the eleven feature a first-floor primary suite (Source: https://archive.naplesnews.com/business/clubhouse-open-in-bonita-lakes-by-toll-brothers-ep-539048391-330733401.html). Both single-level and two-story homes are available on resale.
Yes, every Bonita Lakes home has natural gas, which is rare for Southwest Florida. It serves gas cooking, a gas or tankless gas water heater, gas pool and spa heat, gas grills, and a whole-home standby gas generator (Source: https://websites.vertilinc.com/bonitalakes/). The natural-gas package is one of the community’s genuine differentiators.
Natural gas in Bonita Lakes serves the kitchen range and cooktop, the water heater (with a tankless gas option), pool and spa heating, gas grills, and a whole-home gas generator that keeps the house running through a power outage (Source: https://websites.vertilinc.com/bonitalakes/). The regional provider is TECO Peoples Gas.
Leasing is permitted in Bonita Lakes with tenant-conduct rules, but the exact minimum lease term and any annual lease cap live in the recorded declaration rather than the published community standards (Source: https://websites.vertilinc.com/bonitalakes/). We confirm the current leasing rule, including whether board approval is required, from the declaration or the manager before an investor buys, rather than stating a term we cannot cite.
Yes, cats and dogs are allowed, with a limit of two dogs and exotic animals prohibited, subject to the Lee County six-foot leash law and a $50 fine for un-picked-up waste (Source: https://websites.vertilinc.com/bonitalakes/). Any DCCR-level breed or weight limits should be confirmed from the recorded declaration; the community standards set the two-dog cap and conduct rules.
Bonita Lakes is all-ages and not age-restricted. The community has a kids’ splash pad and pool and social-room rules for minors, all inconsistent with a 55+ community, and no age restriction appears in any source (Source: https://websites.vertilinc.com/bonitalakes/). Families with children live here alongside seasonal owners.
Bonita Lakes works for both, an all-ages, family-and-seasonal community with a splash pad and pool for children, next to a zoned Bonita Springs high school, and equally suited to retirees and snowbirds who want a manicured, gated, single-level lakefront home (Sources: https://websites.vertilinc.com/bonitalakes/; https://bnh.leeschools.net/). It is a mix of year-round residents and seasonal owners.
Bonita Lakes is in FEMA flood Zone X, outside the Special Flood Hazard Area, on an inland ridge, so flood insurance is not federally required, though a lender may still require it and it remains recommended (Source: https://www.cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html). We confirm the exact Zone X designation for a specific parcel on the city or FEMA map viewer before a purchase.
No documented flooding at Bonita Lakes was found in Hurricane Ian or Irma reporting, consistent with its inland Zone X ridge position. In Ian, inland Lee County recorded no surge damage while the coast was devastated, and Irma flooded older downtown Bonita along the river, not this ridge (Sources: https://www.ncei.noaa.gov/stormevents/eventdetails.jsp?id=1058677; https://en.wikipedia.org/wiki/Effects_of_Hurricane_Irma_in_Florida). The community saw wind and rain, not surge.
Bonita Lakes fared well because it is inland in Zone X beyond the storm surge, with block construction, concrete tile roofs, impact front glass, seven engineered stormwater lakes, and whole-home gas generators (Sources: https://www.ncei.noaa.gov/stormevents/eventdetails.jsp?id=1058677; https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). Naples Daily News reported inland Bonita “may have fared better than other parts of Lee County” after Ian.
Wind, not flood, is the cost driver in Bonita Lakes, and the Toll Brothers construction package (tile roof, impact front glass, block construction) earns Florida wind-mitigation credits that lower the wind premium (Source: https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). Because the market shifts quarterly, we recommend a current agent quote for a specific home rather than a published figure.
Bonita Lakes sits in the Bonita Springs proximity zone under Lee County’s choice model: the zoned high school is Bonita Springs High at 25592 Imperial Parkway (essentially next door), middle options include Bonita Springs Middle Center for the Arts and Three Oaks Middle, and elementary options include Bonita Springs Elementary (Sources: https://bnh.leeschools.net/; https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). Confirm a specific address in the district’s School Site Locator.
The nearby Bonita Springs schools include Bonita Springs High, which offers FGCU Collegiate and Cambridge programs, and Bonita Springs Middle Center for the Arts with an arts program (Source: https://bnh.leeschools.net/). Current-year Florida Department of Education letter grades should be pulled from FLDOE at the time of a purchase, since grades reissue annually.
The I-75 Bonita Beach Road interchange is about three miles and four to six minutes south, the Gulf beaches are about 15 to 20 minutes west, and RSW airport is about 20 to 25 minutes (Sources: https://www.iexitapp.com/Florida/I-75/Exit%20116/45440; https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports). Coconut Point shopping and the hospital are about ten to twelve minutes north.
Coconut Point in Estero is about ten to twelve minutes north, downtown Naples is about 25 to 30 minutes south, and Gulf Coast Town Center in Fort Myers is about 18 to 22 minutes north (Sources: https://www.simon.com/mall/coconut-point; https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports). The Imperial and Three Oaks corridor is the local’s bypass of US-41.
Near Bonita Lakes, residents have Coconut Point’s 110-plus stores and dining about ten to twelve minutes north, Miromar Outlets and Gulf Coast Town Center a bit farther, Publix and US-41 retail a few minutes east, and Bonita and Barefoot beaches about 15 to 20 minutes west (Sources: https://www.simon.com/mall/coconut-point; https://www.publix.com/locations/1449-the-center-of-bonita-springs). Downtown Bonita Springs and Riverside Park are about eight to ten minutes away.
Bonita Lakes is a gated, all-ages, single-family, no-CDD, natural-gas community with a lean resort amenity set. Paloma and Bonita Isles are other gated non-golf Bonita Springs communities cross-shopped on builder, vintage, and view; Valencia Bonita is 55+, so the contrast is all-ages versus age-restricted (Source: https://websites.vertilinc.com/bonitalakes/). Call Jesse at (239) 898-6072 for a numbers-first comparison.
Palmira and Vasari are golf communities, so the comparison to Bonita Lakes is really golf-versus-no-golf: Bonita Lakes has no course and no golf dues, which is a value advantage for a non-golfer and a non-starter for someone who wants to play from home (Source: https://websites.vertilinc.com/bonitalakes/). We help buyers decide which structure fits how they will actually live.
Bonita Lakes offers a strong value case: a Toll Brothers home with no CDD on the tax bill, natural gas, and a low flood profile, at a lean-amenity dues cost (Sources: https://leepa.org/TrimDetail/WebTrim.aspx?FolioID=10568325&TaxYear=2025; https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). Whether it is a good investment for you depends on the specific home, the view, and the leasing rule, which we model with clients. Call Marc at (239) 287-5873.
Bonita Lakes gives you the best of the Bonita and Estero corridor: a Bonita Springs address with Estero’s shopping and hospital minutes north, and Naples about 25 to 30 minutes south, without Collier County millage (Source: https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports). The choice among the towns comes down to lifestyle and budget, and we help buyers weigh it honestly.
Ask five things: Is this specific home lakefront or interior, and Executive or Estates? What are the current quarterly HOA dues and exactly what do they cover? What is the leasing rule if I plan to rent? What is the exact FEMA flood zone for this parcel? And what is the age and condition of the roof, HVAC, and gas systems? We answer every one of these in writing for our buyers before they commit.
McGreevy and Comisar. As the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold, we bring community-level knowledge of Bonita Lakes’ collections, lakefront premium, no-CDD value story, and resale mechanics. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, with the team having sold over $2.5 Billion in Real Estate and Jesse and Marc alone accounting for over $900 million in Sales. That production, paired with Bonita Lakes expertise, is why sellers here list with us. Call Jesse direct at (239) 898-6072.
A Bonita Lakes listing specialist knows the two Toll Brothers collections, the lakefront-versus-interior pricing spread, the natural-gas and no-CDD selling points, and the HOA rules that shape a sale, and prices your home against the right comps rather than mismatched ones. Getting the view-and-collection pricing wrong costs a seller real money, which is exactly what we prevent. Call Jesse at (239) 898-6072.
It depends on your collection, whether the home is on a lake, the view, your updates, and the season. The right way to find out is a real, human valuation rather than an automated estimate. Get yours free at https://mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to review it.
We work only from live MLS data. Over the trailing twelve months, 15 homes sold in Bonita Lakes at a median of $925,000, and county records show values softening modestly from the 2022 peak into 2026. Because trends move by collection and view, we translate them into a price band for your specific home. Call Jesse at (239) 898-6072.
Over the trailing twelve months, 15 homes sold in Bonita Lakes for $13.2 million in total volume, with the top sale reaching $1,130,000. Because those figures shift by collection, view, and season, we translate them into a realistic number for your specific home from current comps.
Over the trailing twelve months, the median sale price in Bonita Lakes was about $925,000, or roughly $311 per square foot, per live MLS data. Both vary by collection and view, which is why a deed-aware, view-aware valuation beats a community average for pricing your home.
Over the trailing twelve months, homes in Bonita Lakes averaged 54 days on market, with the fastest going to contract the same day it listed. Pricing and presentation drive that speed in a resale-only community, which is exactly where our marketing plan earns its keep. Call Jesse at (239) 898-6072.
Over the trailing twelve months, Bonita Lakes homes sold at a 94.5 percent sale-to-list ratio, per live MLS data. That ratio tells you how tightly homes are pricing to ask, and it moves with the season and the specific home, which is why we set your list price to protect it.
Over the trailing twelve months, 15 homes sold in Bonita Lakes out of roughly 285 to 291 total, and current inventory sits around 6 active listings, about 4.8 months of supply. We read those absorption figures live rather than quoting a stale number. Call Jesse at (239) 898-6072 for the current picture.
Market balance shifts constantly, so we read it live from MLS rather than quoting a stale number. Current inventory of about 6 active listings and 4.8 months of supply, alongside a 94.5 percent sale-to-list ratio, tells us how much pricing power sellers hold. Call Jesse direct at (239) 898-6072 for a current read.
Southwest Florida is seasonal, and buyer demand concentrates roughly November through April when snowbirds and second-home buyers are in town, often the strongest window to list a Bonita Lakes home. That said, a well-priced, well-marketed home sells year-round, and off-season listings face less competing inventory. We time your launch to your goals and current conditions.
Hurricane season can slow summer activity, but Bonita Lakes’ inland Zone X position, storm-hardened Toll Brothers construction, and whole-home gas generators are actually selling points we lead with for storm-conscious buyers (Sources: https://www.cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html; https://cdn.tollbrothers.com/communities/12287/outstanding3.pdf). We position the community’s resilience as an asset rather than let the calendar dictate your price.
You do not have to use a realtor, but in a resale-only, view-priced community, an expert listing team typically nets you far more than a cash offer or an FSBO, because cash and iBuyer offers are built to buy below market. We give you a straight net-proceeds comparison so you can decide with real numbers. Call Jesse at (239) 898-6072.
Cash buyers and iBuyers typically offer below market in exchange for speed and certainty, and in a desirable community like Bonita Lakes that discount is often meaningful. We will show you what a properly marketed sale is likely to net versus a cash offer, then let you decide honestly. Call Jesse direct at (239) 898-6072.
We position each listing to the right buyer pool with professional photography, 3D tours, full syndication across the major search platforms, targeted exposure to our active buyer database, and our agent network across Southwest Florida, leading with the lakefront premium, natural gas, and no-CDD advantages. Many of our sales begin off-market, before a sign ever goes in the yard.
Yes. We maintain an off-market and coming-soon network of buyers already waiting for a specific Bonita Lakes home, a lake lot, or an Estates floor plan, and many of our sales begin before a sign ever goes in the yard. Off-market can protect your privacy and test pricing quietly. We will tell you honestly whether an off-market approach or a full-market launch nets you more.
Price to your collection, your view (lakefront versus interior), your updates, and the season against live comparable sales, not against an automated estimate or a neighbor’s outdated list price. We build your price from current MLS data, then position it to protect the sale-to-list ratio. Overpricing stalls a resale-only listing; underpricing a scarce lakefront home leaves money on the table.
Often light staging and decluttering pay for themselves, and updates to kitchens, flooring, and the pool area move the needle most in this market, but full professional staging is not always necessary in a high-demand community. We give you a candid, room-by-room recommendation focused on improvements that actually raise price or shorten days on market, rather than upselling you.
Florida sellers typically pay the agreed real estate commission, documentary stamp tax on the deed, title-related charges by local custom, prorated taxes and HOA dues, and an HOA estoppel fee, while the buyer generally covers their own title insurance and lender costs. We give every Bonita Lakes seller a clean net-proceeds estimate before you list so nothing is a surprise at closing.
Florida law standardizes and caps HOA estoppel fees and requires delivery within 10 business days of request, and for a Bonita Lakes sale we order the estoppel from the association’s manager early so the file is clean before closing. We itemize the estoppel and every other seller-side charge in your net-proceeds estimate. Call Jesse at (239) 898-6072.
Florida requires sellers to disclose known material defects that are not readily observable and that affect the property’s value, and for a Bonita Lakes home that includes the HOA and its dues and rules, the flood zone, and any known issues with the home or its gas, pool, or roof systems. We help you complete the disclosure accurately, which protects you after closing. Call Jesse at (239) 898-6072.
Capital gains treatment depends on whether the home is your primary residence, how long you have owned it, and your gain, with a primary-residence exclusion available to many owners and second-home and investment sales treated differently. We are not tax advisors, so we coordinate with your CPA, but we flag the issue early so it is planned for, not discovered at closing. Call Jesse at (239) 898-6072.
Foreign sellers are generally subject to FIRPTA withholding on the sale of U.S. real estate, a percentage of the gross sale price withheld at closing and reconciled with the IRS, which matters for the many seasonal and international owners in the Bonita corridor. We coordinate with your tax advisor and the closing agent so the withholding is handled correctly. Call Jesse at (239) 898-6072.
We coordinate the timing of your Bonita Lakes sale and your next purchase, using tools like a home-sale contingency, a rent-back, or a bridge loan depending on your situation, so you are not caught owning two homes or none. As a team that handles both sides, we make that transition smooth. Call Jesse at (239) 898-6072 to sell and Marc at (239) 287-5873 to buy.
Your net is your sale price minus the commission, Florida closing costs, the HOA estoppel, prorated taxes and dues, and any payoff, and we build you a clean, line-by-line net-proceeds estimate before you list so there are no surprises. Get your free valuation at https://mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to review the full net.
A Bonita Lakes specialist. The collection-and-view pricing, the natural-gas and no-CDD selling points, the leasing and pet rules, and the estoppel process are specific to this community, and getting any of them wrong can cost you money or delay your closing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, know Bonita Lakes at the community level. Call Jesse direct at (239) 898-6072.
Because the track record and the local depth are both real. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and a top-reviewed Bonita Lakes team you can vet on our Google reviews before you call. We give straight, numbers-first advice, we name the downsides, and we handle the Bonita Lakes-specific paperwork so your closing holds.
Two steps. Get your free home valuation at https://mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to review your number, your timeline, and the marketing plan. We will handle the pricing, the estoppel, the disclosure, and the view-and-collection positioning, and get your home in front of the right buyers, on-market and off.
Every factual claim on this page is drawn from primary and authoritative sources: Lee County and City of Bonita Springs records, the Lee County Property Appraiser and Clerk, the Florida Division of Corporations (Sunbiz), the official Bonita Lakes Homeowners Association resident portal, Toll Brothers’ official materials, FEMA and the City of Bonita Springs floodplain program, NOAA, the Lee County School District and the Florida Department of Education, Lee Health, and established regional news outlets. Market statistics on this page are pulled from the MLS and refreshed regularly.
Most real estate sites never show you a single primary document. We do. These are the public records behind Bonita Lakes, the ones that actually answer the questions buyers and sellers ask about zoning, the HOA, the fees, and the rules. We are self-hosting clean copies of each so you can read them yourself.
The community’s Toll Brothers lifestyle brochure and outstanding-features sheet are cited in this page as research sources rather than re-hosted, and the current Community-Wide Standards (the deed-restriction rulebook adopted October 2025) and the recorded Declaration are available to residents through the official Bonita Lakes resident portal; we will pull the exact leasing and pet clauses from those documents for any buyer or seller who needs them.
Have a Bonita Lakes document you want us to review, an estoppel, an HOA budget, or a survey, before you list or make an offer? Call Jesse direct at (239) 898-6072 and we will read it with you.
1,632 people live in Bonita Lakes, where the median age is 56 and the average individual income is $50,585. Data provided by the U.S. Census Bureau.
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There's plenty to do around Bonita Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Fresh Fit Foods, Cazaroto, and Naples Yoga Center.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining · $$ | 1.6 miles | 10 reviews | 4.9/5 stars | |
| Dining | 1.91 miles | 10 reviews | 4.9/5 stars | |
| Active | 2.37 miles | 13 reviews | 5/5 stars | |
| Active | 3.57 miles | 23 reviews | 5/5 stars | |
| Active | 4.44 miles | 26 reviews | 5/5 stars | |
| Active | 3.76 miles | 33 reviews | 4.9/5 stars | |
| Beauty | 1.99 miles | 21 reviews | 5/5 stars | |
| Beauty | 2.61 miles | 8 reviews | 5/5 stars | |
| Beauty | 3.54 miles | 5 reviews | 5/5 stars | |
| Beauty | 2.04 miles | 11 reviews | 4.9/5 stars | |
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Bonita Lakes has 619 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,632 people call Bonita Lakes home. The population density is 2,790 and the largest age group is Data provided by the U.S. Census Bureau.
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