Looking to buy or sell in Bonita National? McGreevy and Comisar are the #1 team in Southwest Florida since 2012, with deed-level knowledge of this bundled-golf community's Social versus Golf and Social structure, fees, and CDD. Call Jesse direct at (239) 898-6072.
Updated July 2026 · A resident-level guide from Jesse McGreevy and Marc Comisar of McGreevy and Comisar
When it is time to sell a home in Bonita National, 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 National is a nuanced, deed-driven market where a golf-deeded home and a social-deeded home two doors apart can carry very different values, where a resale application has to be filed thirty days before a sale, and where open houses are allowed only on Sunday afternoons. Sellers who understand those levers net more. Marc Comisar and Jesse McGreevy have been the study of this kind of nuance since 2008, and they are the reason so many Bonita National 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 National out of Bonita Springs or from out of state, the most useful guides you can have, because we can tell you exactly which streets and buildings carry golf, what the real all-in cost of ownership is, 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 National Golf and Country Club is a Lennar-built, bundled-deed golf community in east Bonita Springs, Florida, where every one of its 1,459 homes is deeded either "Social" or "Golf and Social," an 18-hole Gordon Lewis championship course sits at the center, and a Troon-managed amenity campus rounds out the lifestyle. 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 National because they pair a genuinely elite production record with a document-level command of this specific community: the two-tier golf deed, the full fee stack, the CDD assessment, and the leasing rules that decide what a home is worth and how fast it sells. In a resale market this specialized, that depth is what protects a seller's price and a buyer's downside.
Here is the record that backs that up:
Recent Bonita National market track record. Over the trailing twelve months, 52 homes have closed in Bonita National totaling $36.9 million in sales volume, with homes going to contract in an average of 86 days at a 96.6% sale-to-list ratio, including the community's highest sale of the period at $1,660,000. 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.
Ready to make a move? If you are selling, call Jesse direct at (239) 898-6072 to get a true-to-market pricing strategy built on Bonita National comps, not a Zestimate. You can also start with a no-pressure home value estimate at mcgreevyandcomisar.com/home-valuation. If you are buying, call Marc at (239) 287-5873 to get matched to the right deed, the right collection, and the right lot before you compete for it.
If you read nothing else, these are the facts that shape value, cost, and strategy in Bonita National.
Bonita National is a gated, all-ages, bundled-golf community in east Bonita Springs where daily life is organized around a Gordon Lewis golf course, a Troon-run amenity campus with resort pool, spa, tennis, pickleball, and three dining venues, and a 24/7 roving guard. It suits full-time residents, snowbirds, and seasonal owners who want an active club lifestyle without an inland-lot beach club.
The texture of everyday living here comes down to a handful of things that photos never capture. First, the deed you buy matters more than the floor plan. Two identical Coach Homes can carry different lifestyles and different price tags depending on whether the building is deeded golf or social, so the very first question a serious buyer should ask is not "how many bedrooms" but "is this address golf or social." We keep the deed-by-address map close, and we will tell you before you fall for a home whether it comes with course access.
Second, this is a manicured, rules-forward community, which most buyers come to appreciate. Lawn and common landscaping are handled through the association, an Architectural Review Committee signs off on any exterior or landscaping change before you make it, and pets are limited to two per home with an aggressive-breed ban (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). The upside is that your neighbor cannot paint their house a surprising color or park a boat in the driveway. The tradeoff is that you cannot either, and you will want to read both the master rules and, if you buy a condo, your specific building's condominium documents.
Third, the location is honestly inland. Bonita National sits roughly three to five miles east of Interstate 75, which means quick access to the highway, RSW airport, Coconut Point, and Miromar Outlets, but a drive of eighteen to twenty-eight minutes to the Gulf beaches and no deeded beach club. For buyers who prioritize golf, value, newer construction, and low flood risk over walking to the sand, that math works beautifully. The drive-times section below breaks down each destination in detail.
Fourth, the community is genuinely social. Between the member-run "club within a club" groups, the travel program, tennis and pickleball leagues, wine dinners, and concerts on the lawn, an owner who wants a full calendar can have one, and an owner who wants quiet golf and a resort pool can have that instead. It is a flexible lifestyle, and it is one of the reasons resales here tend to attract committed, ready buyers.
Thinking about a move into Bonita National? Call Marc at (239) 287-5873 to talk through which collection and deed 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 National is a resale-driven, six-collection market inside a broader Bonita Springs landscape that has stayed in strong demand thanks to newer construction, low flood risk, and bundled amenities. Because Lennar has sold out, essentially all activity now runs through the resale market, which makes accurate, comp-based pricing and expert listing representation the deciding factors in what a home nets.
Over the trailing twelve months, 52 homes changed hands in Bonita National at a median of $599,500, with the market ranging from $331,000 on the condominium end to $1,660,000 at the top of the single-family range. Homes are averaging 86 days to contract at a 96.6% sale-to-list ratio, and current standing inventory sits at roughly 23 active listings representing about 5.3 months of supply. 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 bundled-golf, CDD-assessed community like this one.
A few structural realities shape the numbers. The community's entry point is the Terrace condominium, the highest-velocity resale product, followed by Verandas, Coach Homes, and then the single-family Executive, Manor, and Estate collections at progressively higher tiers (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). Within any given collection, the golf-versus-social deed distinction creates a real, measurable pricing spread on otherwise-identical floor plans, which is why a Bonita National valuation has to be done deed-aware. A team that prices a golf-deeded Estate home against social-deeded comps, or vice versa, will get the number wrong in a way that costs a seller real money or overexposes a buyer.
For a broader look at how Bonita National fits among nearby communities, see the comparable-communities section below and the Bonita Springs area guide for the peer set. For your specific home, the only number that counts is the one built from current, deed-matched Bonita National comps.
Want the real number on your home? Call Jesse at (239) 898-6072 for a deed-aware, comp-based valuation, or start online at 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 National works well for seasonal and monthly landlords but is closed to short-term vacation rentals. The recorded rules set a 30-day minimum lease, a hard cap of 12 leases per year, a 30-day gap between leases, mandatory board approval with the signed lease submitted 15 days in advance, and no subleasing, which makes this a snowbird-season market rather than an Airbnb play (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf).
On the income side, a golf-deeded home leased for the January-through-April high season commands the strongest rents, while off-season and social-deeded units earn less. In the trailing twelve months, seasonal leases in Bonita National have been renting in a range of roughly $5,000 to $16,500 per month depending on collection, deed, view, and furnishings, with annual (unfurnished) leases closer to $3,000 per month. Those are figures we confirm from current lease comps rather than guess at, because seasonal rents in particular swing hard with the calendar and the specific home.
Two rules deserve an honest flag for any investor doing the math. First, golf access does not automatically travel to a tenant. On a golf-deeded home, the owner may keep the golf membership (in which case the tenant gets none) or, with prior written club approval, delegate golf to the tenant through a transfer membership that carries a $500 golf transfer fee, and during any period a transfer membership is in effect the owner loses guest-pass rights (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Second, owner amenity access is capped at eight guest passes per calendar year, shared with any tenant, and during the November-through-April season guest passes are only issued when the member is in residence or holds a transfer membership (Source: https://www.bonitanationalgolfcc.com/documents/20124/133753/Guest+Pass+Policy+6.24.2025+V2.pdf).
Our honest investor take: Bonita National is a good fit for an owner who wants to offset carrying costs with a winter-season monthly lease, especially on a golf-deeded home that can pass golf to a well-qualified seasonal tenant. It is a poor fit for anyone underwriting nightly or weekly short-term-rental income, and the 12-lease ceiling plus the 30-day floor mean you should model one turnover a month at most. We help owners run those numbers realistically before they buy, and we can connect you with property managers who know the community's approval process. The community itself explicitly makes no promise about rental income, and neither will we; we will give you comps and rules and let you decide.
Weighing a Bonita National home as an investment? Call Marc at (239) 287-5873 for a straight answer on realistic seasonal rents and the rules that govern them. If you already own here and want to sell into current demand, call Jesse at (239) 898-6072, because as the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, we know exactly what your home is worth in this market.
Bonita National has two developer stories that most sources conflate. The land was assembled, zoned, and set up as a special taxing district years before a single home was built by one developer, Beach Road Development, L.P., and then acquired and built out entirely by Lennar Homes, LLC starting in 2013. Getting both names right is part of understanding why the community is structured the way it is today.
The original land developer of record was Beach Road Development, L.P., a Delaware limited partnership, which won the planned-development zoning from the City of Bonita Springs in 2006 and petitioned the City to create the community's Community Development District in 2008 (Source: https://beachroadgolfestatescdd.net/_assets/documents/general/BRGECDD-ordinance-08-03.pdf). The site was not raw wilderness. Roughly 500 of its 657.59 acres had been cleared and farmed as row crops, with the remaining acreage a vegetated preserve, and a pre-development environmental cleanup removed 128 tons of soil impacted by legacy above-ground diesel tanks from the farm era, certified clean in September 2013 (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). That farmland origin matters more than it sounds: the community's 122 acres of lakes and 162 acres of preserve were engineered and retained out of an agricultural site, which is part of both its nature-forward character and its stormwater resilience.
Then the recession hit, and the entitled land sat largely dormant from 2008 until Lennar arrived. On September 6, 2013, Lennar Homes, LLC paid $45,000,000 for the 657.59-acre site plus 145.26 adjacent acres and roughly 640 acres of environmental-mitigation land in Hendry County (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). Lennar Homes, LLC is a Florida company wholly owned by Lennar Corporation, which trades on the New York Stock Exchange under the symbol LEN, and it became both the builder of every home and the legal "Declarant" of the community's covenants (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf).
The zoning that made all of this possible is City of Bonita Springs Ordinance 06-04, approved May 22, 2006, which established the land as a Residential Planned Development allowing up to 1,601 dwelling units and a 60-foot maximum building height, with a conversion mechanism that let the builder trade one single-family unit for every two multi-family units (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). Bonita National was ultimately built well under that 1,601-unit ceiling. County records tag the parcels "RPD" and the master Declaration calls the community a "Planned Unit Development," but all three labels point to the same 2006 entitlement.
From there the build-out was quick and well-documented. Construction of Phase One began in January 2014, the Welcome Home Center opened for presales in April 2014, the golf course opened in January 2015 alongside the first home closings, and the final residential unit plat was recorded in October 2019, with vertical construction generally complete by around 2020 (Sources: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf ; https://www.news-press.com/story/money/industries/realestate/2014/04/06/lennar-to-open-welcome-center-at-bonita-national-country-club/7350801/). In practice, Lennar sold out faster than its own conservative absorption forecast in a strong Southwest Florida market.
Just as important for a buyer or seller today: the community has fully completed the arc from developer control to resident control. The first association boards were Lennar employees, but the registered agent changed to Troon Management on April 29, 2022, and the membership adopted an Amended and Restated Declaration and Bylaws on June 24, 2024 with a flat one-vote-per-lot structure and no remaining developer-control provisions (Sources: https://search.sunbiz.org/Inquiry/corporationsearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BONITANATIONALHOMEOWNERSASSOCI%20N130000104920&aggregateId=domnp-n13000010492-9c504ed6-6683-4458-be52-1fc542e79e69 ; https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf). That maturity is a genuine selling point. It means established reserves, a resident-elected board, and settled governance rather than the uncertainty of a community still under builder control. On the litigation front, no Bonita National-specific construction-defect lawsuit surfaced in our research, which is a clean record for a Lennar community of this size (Source: https://www.gulfshorebusiness.com/collier/lamorada-condo-group-files-suit-against-lennar-homes/article_d1fc6713-ef0f-4bd5-98b1-83d06ad9dbfd.html).
Bonita National occupies approximately 657.59 gross acres in Lee County, of which about a quarter is protected preserve. The engineered land plan devotes 98.36 acres to the golf course, 122.1 acres to lakes and flowways, and 162.12 acres to preserve tracts, and the community was planned for 1,469 residential units and built out to 1,459 as-built voting interests (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf).
Those acreage figures come from the CDD Engineer's Report prepared by Banks Engineering, the most authoritative land-use breakdown that exists for the community. Here is the full master land-use summary:
Land use | Acres | Share of total |
|---|---|---|
Single-family residential tracts | 128.61 | 19.5% |
Multi-family residential tracts | 63.10 | 9.6% |
Clubhouse and maintenance facility | 15.53 | 2.4% |
Public right-of-way | 35.11 | 5.3% |
Golf course | 98.36 | 15.0% |
Lakes and flowways | 122.1 | 18.6% |
Preserve tracts | 162.12 | 24.7% |
Open space and buffers | 32.66 | 4.9% |
Total | 657.59 | 100% |
(Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf)
The headline number worth remembering is that roughly 25 percent of Bonita National is protected preserve, and combined with the golf course and lakes, well over half the community footprint is green space and water rather than rooftops. That is a real, verifiable amenity that shapes both the views and the environmental character, and it is one reason so many homes back to water, fairway, or preserve rather than to another house.
A word on numbers you will see elsewhere. Some third-party profiles cite "200 acres of lakes" or a community total of "1,489 homes," and Lennar's own grand-opening publicity once said the community would feature "more than 2,200 homes." None of those figures is supported by the primary documents. The 122.1-acre lake figure and the 1,469-planned / 1,459-built unit counts come straight from the CDD Engineer's Report and the recorded Declaration, and those are the figures we use (Sources: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf ; https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf). When we tell a buyer or a 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 community also secured its major environmental permits before build-out, including an Army Corps of Engineers Dredge and Fill Permit and a South Florida Water Management District Environmental Resource Permit, with the 162.12-acre on-site preserve backed by roughly 640 acres of off-site mitigation land in Hendry County (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). For a buyer, that permitting history is quiet reassurance that the preserve and lake systems are permanent features of the plan, not placeholders that could be built on later.
Bonita National is governed by a layered structure that every buyer and seller should understand before signing anything: a master homeowners association, a separate golf club entity, eleven individual condominium sub-associations, and a Community Development District that appears on the tax bill. Each of these bills its own money, and together they produce a total cost of ownership that is higher than a quick HOA-fee glance suggests. Knowing the full stack is exactly how we protect clients from surprises at closing.
The master association is Bonita National Homeowner's Association, Inc., a Florida not-for-profit corporation, document number N13000010492, filed November 20, 2013 and in good standing, with a resident-elected board and Troon Management as registered agent (Source: https://search.sunbiz.org/Inquiry/corporationsearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BONITANATIONALHOMEOWNERSASSOCI%20N130000104920&aggregateId=domnp-n13000010492-9c504ed6-6683-4458-be52-1fc542e79e69). Alongside it sits a legally distinct entity, Bonita National Golf Club, Inc., document number N13000010493, with its own recorded Declaration governing the bundled golf and social memberships (Source: https://www.bonitanationalgolfcc.com/web/pages/declarations-covenants). This two-entity design is the structural reason a home here carries both a master HOA assessment and a separate golf or club assessment. It is not a billing quirk; it is baked into the recorded covenants.
The community publishes its own fee schedule each year. For 2026, effective January 1, the recurring annual master-level assessments on a golf-deeded home break down like this (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works):
Annual line item (2026) | Amount |
|---|---|
Master HOA | $4,256 |
New capital fund (HOA) | $145 |
Capital replacement (HOA) | $526 |
Cable | $914 |
Golf association (golf-deeded) | $3,002 |
Golf reserves (golf-deeded) | $946 |
Single-family homes then add a lawn-care line that varies by collection: roughly $2,920 per year for Estate homes, $2,633 for Manor homes, and $2,381 for Executive homes in 2026 (Source: https://www.bonitanationalgolfcc.com/documents/20124/242121/2026+Real+Estate+Informational+Packet+12.10.25.pdf). Put together, a single-family golf home runs approximately $12,170 to $12,709 per year all-in with lawn care, depending on the collection and series (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works). A social-deeded home drops the golf association and golf reserve lines, which is a meaningful annual difference and part of why social homes carry a lower price and a lower carrying cost.
An honest note on the trend: these fees have been rising. Comparing the community's published sheets, the master HOA rose from $4,141 in 2025 to $4,256 in 2026, the golf association from $2,765 to $3,002, and golf reserves from $860 to $946, while the cable line actually dropped from $1,299 to $914 as the bulk-services structure changed for 2026 (Sources: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf ; https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works). Reserve lines in particular have climbed as this maturing, resident-run community funds future capital needs. A buyer should model dues escalation rather than treat today's number as static, and we walk clients through that projection so the budget is realistic five years out, not just at closing.
Beyond the annual dues, Bonita National charges one-time capital contributions when a home changes hands, and the buyer pays them. For 2026 these are a $4,000 HOA capital contribution plus a $5,000 golf capital contribution on golf-deeded homes, along with a $150 non-refundable resale application processing fee, which totals roughly $9,150 at closing on a golf home (Source: https://www.bonitanationalgolfcc.com/documents/20124/242121/2026+Real+Estate+Informational+Packet+12.10.25.pdf). The golf capital contribution rose from $4,000 in 2025 to $5,000 in 2026, so this is another moving number worth confirming at contract. These contributions are separate from the CDD, separate from Lee County recording and estoppel charges, and separate from prorated dues, and they are exactly the kind of line item a buyer needs surfaced early rather than discovered on the closing disclosure.
The condominium product sits in eleven individual sub-associations layered under the master HOA: five Terrace associations, four Veranda associations, and two Coach Homes associations, each with its own budget and quarterly fee, all verified through the Florida Division of Corporations (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/OfficerRegisteredAgentName/Tropical%20Isles%20Management%20Services/Page1). Note that we say eleven, not fifteen. Some sources fold the master and golf entities into the count; the primary, Sunbiz-verified number of condominium sub-associations is eleven. Single-family homes are fee-simple and belong only to the master HOA, with no separate sub-association.
Condominium quarterly fees for 2025 ranged roughly from $1,074 to $1,620 per quarter depending on the building, with the associations managed by either Tropical Isles Management Services or Vesta Property Services rather than by the master HOA (Source: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf). Here is the 2025 quarterly picture and the deed type per association:
Sub-association | Quarterly fee (2025) | Deed type |
|---|---|---|
Coach Homes I | $1,620 | Golf |
Coach Homes II | $1,570 | Golf |
Coach Homes III | $1,180 | Social |
Coach Homes IV | $1,332.13 | Social |
Coach Homes V | $1,481 | Social |
Terrace I | $1,200 | Golf |
Terrace II | $1,074 | Golf |
Terrace III | $1,580 | Golf |
Terrace IV | $1,167 | Golf |
Terrace V | $1,140 | Social |
Veranda I | $1,386 | Golf |
Veranda II | $1,289 | Golf |
Veranda III | $1,182 | Social |
Veranda IV | $1,247 | Golf |
Veranda V | $1,350 | Golf |
(Source: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf. Note the packet lists building-level Veranda and Coach designations that are grouped under the eleven Sunbiz sub-associations; confirm the exact association and current quarterly figure per address at contract.)
What this means in practice is that a condominium buyer needs to add the master bundle, the golf lines if the home is golf-deeded, and the specific building's quarterly fee to get the true annual cost, and then layer the CDD on top. For a golf-deeded Terrace III condo in 2025, for example, the master bundle plus the quarterly fee ran to roughly $15,850 per year before the CDD assessment and before closing capital contributions. That is the "true cost of ownership" number a listing agent should be able to state cold, and it is the number we build for every client so there are no surprises.
Here is a fact that a large share of online sources get wrong: Bonita National does sit inside a Community Development District, it is just not named "Bonita National." The district's legal name is the Beach Road Golf Estates Community Development District, a Chapter 190 special-purpose local government established in 2008, and its bond documents state plainly that the district lands "developed as a residential community known as Bonita National" (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). The district's board even meets at the Bonita National clubhouse. Any competitor page or aggregator that tells a buyer "there is no CDD here" is simply wrong, and it is a costly thing to be wrong about, because a CDD assessment is a lien that runs with the land.
The district financed the community's master infrastructure, meaning the roads, stormwater management, irrigation, and wetland mitigation, but not the golf course or clubhouse, which were developer-funded. In January 2015 the district issued $30,980,000 in Special Assessment Revenue Bonds, Series 2015, and as of the audited financial statements for the fiscal year ended September 30, 2024, roughly $26,930,000 remained outstanding, with final maturity on November 1, 2046 (Source: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20beach%20road%20golf%20estates%20community%20development%20district.pdf).
For an owner, the number that matters is what shows up on the annual Lee County tax bill. The district's adopted FY2026 assessment schedule sets the total per-home charge, combining the debt-service portion that repays the bonds and a general-fund operations portion of about $235.52 per unit:
Product type | FY2026 total CDD assessment |
|---|---|
Single-family Executive (50') | $1,991.89 |
Single-family Executive (52') | $2,028.43 |
Single-family Executive (53') | $2,046.70 |
Single-family Manor | $2,064.97 |
Single-family Manor (63') | $2,156.31 |
Single-family Estate | $2,192.85 |
Coach Home | $1,407.30 |
Veranda Condo | $1,297.69 |
Terrace Condo | $1,261.16 |
(Source: https://beachroadgolfestatescdd.net/_assets/documents/fy-2026/2026-BRGECDD-general-funds.pdf)
So the CDD adds roughly $1,261 to $2,193 per year per home on top of everything else, running through 2046 unless an owner elects to prepay the remaining debt-assessment principal in a lump sum at closing, which carries no early-payment discount (Source: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20beach%20road%20golf%20estates%20community%20development%20district.pdf). The debt-service portion amortizes away by 2046, but the small operations portion continues afterward to maintain the roads, lakes, and stormwater the district owns. This is a required seller disclosure and a genuine budget line for buyers, and it is precisely the sort of detail a seller wants handled correctly and a buyer wants explained honestly. Handling it right is part of what Top 1% Real Estate Agents Nationally Since 2008 do that a discount listing service will not.
Selling a home here and want the fee story presented accurately to buyers? Call Jesse at (239) 898-6072, and we will make sure the full, honest cost picture works for your listing rather than against it. Buyers, call Marc at (239) 287-5873 to get every line item, HOA, golf, condo, and CDD, laid out before you commit.
Every home in Bonita National is deeded either "Social" or "Golf and Social," and this single distinction drives resale value more than any other feature. There are exactly 866 golf memberships fixed in the recorded Golf Declaration, which means roughly 593 of the community's 1,459 homes are social-only, you cannot upgrade a social home to golf, and the golf membership is welded to the deed and transfers automatically to the buyer at closing. If you understand nothing else about this community, understand this.
Bonita National markets itself as a bundled-golf community, and that phrase misleads a lot of buyers. It does not mean every home comes with golf. The club states it directly: "There are two types of memberships, Golf and Social, and each is deeded directly to the home" (Source: https://www.bonitanationalgolfcc.com/). A golf-deeded home carries full golf-course access. A social-deeded home carries everything else the club offers, meaning the clubhouse, dining, fitness, spa, resort pool, tennis, pickleball, and social events, but not the golf course. Both are real memberships. Only one includes the course.
The mechanism is recorded, not informal. The master HOA's own Declaration is blunt about it: "Not all Members of the Association are Golf Members. Members of the Association have no rights to use the golf course, golf practice areas or other related facilities solely by virtue of the fact that they are Members of the Association" (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf). Golf runs through the separate Bonita National Golf Club, Inc. and its own Golf Declaration, and only homes listed in that declaration's Exhibit A carry golf.
The recorded Golf Declaration, recorded in the Public Records of Lee County and effective February 25, 2025, fixes the count precisely: "The actual number of golf memberships is 866," with one membership per lot or living unit (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Against a community of 1,459 homes, that leaves approximately 593 social-only homes. You may see an older "825 cap" figure in some sources; that was an early projection in the 2015 CDD bond document, and the recorded 866 figure supersedes it. When we tell a client there are 866 golf doors, that comes from the recorded covenant, section 4.1(A), not from a brochure.
Because the number is fixed and there is no mechanism in the declaration to create more golf memberships, golf-deeded homes are a genuinely scarce asset within the community. That scarcity is the engine behind the resale premium, and it is why a golf-deeded home and an identical social-deeded home on the same street do not sell for the same price.
This is the rule buyers most often get wrong: "It is not possible to upgrade from a Social Membership to a Golf Membership or to change a Social home to a Golf home if the property is not deeded with Golf," and "Social Members can only become Golf Members by purchasing a property with a Golf deed" (Source: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf). There is no waitlist to join, because you do not join by request. You "join" by buying a golf-deeded home, and if you buy social, golf is off the table for as long as you own that home. A buyer who wants golf must buy golf. Full stop.
That permanence cuts both ways and both ways favor the informed. A buyer set on playing the course cannot save money by buying a cheaper social home and upgrading later, so matching them to a golf deed from the start is essential. A social buyer who never intends to golf can save meaningfully on both purchase price and annual dues by deliberately choosing a social home, and we will steer them there rather than let them overpay for course access they will not use.
The golf membership is legally appurtenant to the property, which is a precise term that matters. The Golf Declaration provides that "Owner membership is appurtenant to, and may not be separated from, ownership of a Lot or Living Unit," and that on a sale "the transferor shall be deemed to have automatically assigned and transferred the membership with his property," with any attempt to separate the membership from the real estate being "null and void" (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). In plain English: the golf membership is not a separate asset you can buy, sell, or take with you. It rides with the deed and transfers to the buyer automatically at closing.
It is also a non-equity, bundled membership. There is no separate membership share or deposit to purchase up front and no share to sell back later. The declaration provides that no owner has the right to withdraw or receive a distribution of common surplus or reserves, so the value and cost of membership are wrapped entirely into the property itself (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). This is fundamentally different from an equity or non-equity private club where membership is a separate transaction, and it is the standard structure for newer Lennar bundled-golf communities. The comparable-communities section below places this model next to the equity and non-equity clubs buyers weigh against it.
For a seller, the deed is the story. A golf-deeded home is a scarcer, higher-value asset than its social-deeded neighbor, and marketing it correctly, meaning leading with the included golf membership, pricing it against golf comps rather than social comps, and explaining the automatic transfer to buyers who may not understand it, is how you capture the premium instead of leaving it on the table. Price a golf home against social comps and you underprice it. Price a social home against golf comps and it sits unsold while buyers wonder why it costs as much as course access they are not getting.
This is where an expert listing team earns its keep. We know the deed-by-address map, we price deed-aware, and we build the listing narrative around the exact membership the home carries. It is also why we tell buyers to confirm a specific home's deed status before writing an offer, because the floor plan and the collection do not tell you golf versus social; only the deed does.
A dedicated /neighborhoods/bonita-national-golf-vs-social-membership page is coming with full detail on the deed structure, the transfer process, and the resale premium a golf home commands. We'll link it here when it goes live.
Selling a golf-deeded home and want the premium captured, not lost? Call Jesse at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, we know precisely how to price and market the golf deed. Buyers, call Marc at (239) 287-5873 before you offer, and we will confirm the deed status and match you to the right membership from the start.
Bonita National is one Lennar masterplan with six product collections, not a cluster of separately branded villages. From most affordable to most premium, they run Terrace condominiums, Veranda condominiums, Coach Homes, and then the single-family Executive, Manor, and Estate collections, together totaling 1,459 homes (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). Because there is one builder and one master plan, the searchable "neighborhood" here is really the collection you own and the deed it carries.
The authoritative planned unit mix, from the CDD bond document, is 667 single-family homes (383 Executive, 157 Manor, 127 Estate) and 802 multi-family homes (280 Coach, 252 Veranda, 270 Terrace) (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). Here is how the six collections compare on the features buyers actually ask about:
Collection | Ownership type | Planned count | Beds / baths | Square footage | Parking | Resale tier |
|---|---|---|---|---|---|---|
Terrace | Condominium | 270 | 2 / 2 | ~1,194 to 1,408 sq ft | Carport (covered) | Entry |
Veranda | Condominium | 252 | 2 / 2 (many with den) | ~1,400 to 1,900 sq ft (varies by plan and measurement basis) | Detached 1-car garage + two lanais | Entry-plus |
Coach Homes | Condominium (attached) | 280 | 3 / 2 | 1,741 to 2,110 sq ft | Attached 2- or 3-car garage | Mid |
Executive | Fee-simple single-family | 383 | 2 to 3 / 2 to 3 | 1,649 to 2,246 sq ft | Attached garage, 50' lots | Entry single-family |
Manor | Fee-simple single-family | 157 | 4 to 6 / 2 to 4.5 | 2,245 to 3,828 sq ft | Attached garage, 60' lots | Mid-to-upper |
Estate | Fee-simple single-family | 127 | 3 to 5 / 2.5 to 4 | 2,394 to 3,800 sq ft | Attached garage, 75' lots | Premium |
(Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf. Square-footage ranges are original-plan under-air figures; Veranda in particular is shown differently across sources, so confirm exact under-air square footage per plan at contract.)
A few things about this table are worth spelling out, because they change how a home should be bought or sold.
The Coach Homes are legally condominium, not villas. This is the single most common "gotcha" in the community. Coach Homes look and live like attached single-family homes, with private direct-entry two- and three-car garages, but they are owned and governed as condominiums under "Coach Homes at Bonita National Condominium Association" entities (Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/OfficerRegisteredAgentName/Tropical%20Isles%20Management%20Services/Page1). That legal status carries real consequences for financing, for insurance, and for the Florida structural-integrity-reserve-study and milestone-inspection regime that applies to condominiums. A buyer who assumes a Coach Home finances and insures like a single-family house can be surprised at the loan-application stage. We flag it up front.
Terrace is the entry point and the highest-velocity resale product. With 270 units in four-story elevator buildings and covered carport parking, Terrace condominiums are the most affordable way into Bonita National and by far the most-searched. They are the classic "cheapest way to get bundled golf in Bonita Springs" home, and they turn over faster than anything else in the community, which makes them prime listing territory.
Verandas add privacy and a garage. Lennar's two-story Veranda condominiums each include a detached one-car garage and two screened lanais, front and back, a real step up from the Terrace in outdoor space and privacy for a modest price difference (Source: https://www.newhomesource.com/community/fl/bonita-springs/bonita-national-veranda-condominiums-by-lennar/71812).
Coach Homes are the largest collection by unit count. At 280 units, Coach Homes are the single biggest collection in the community, the "condo that lives like a house," and a natural fit for buyers who want single-family feel with condominium exterior maintenance.
The single-family collections grade by lot width. Executive homes sit on 50-foot lots and are the entry single-family option, Manor homes on 60-foot lots offer the widest square-footage range in the community including the largest floor plans, and Estate homes on 75-foot lots are the scarcest and most premium, the community's true luxury tier where larger homes reach well past a million dollars (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). All three single-family collections are fee-simple with no sub-association, belonging only to the master HOA.
Across every one of these collections, remember the deed. Within any collection you will find both golf-deeded and social-deeded homes, and that designation, not just the collection, sets the value. Deed-aware pricing is not optional in Bonita National; it is the entire game.
Dedicated collection pages are on the way, each with full HOA fee schedules, recent sale comps, and floor-plan analysis. We'll link them here when they go live:
/neighborhoods/bonita-national-terrace-condos/neighborhoods/bonita-national-veranda-condos/neighborhoods/bonita-national-coach-homes/neighborhoods/bonita-national-executive-homes/neighborhoods/bonita-national-manor-homes/neighborhoods/bonita-national-estate-homes/neighborhoods/bonita-national-floor-plansNot sure which collection fits your budget and your goals? Call Marc at (239) 287-5873 and we will walk you through the tradeoffs, from a Terrace condo to an Estate home, and match you to the right one. Selling a home in any collection? Call Jesse at (239) 898-6072 for pricing built on comps from your exact collection and deed.
Bundled golf at Bonita National means the golf membership is included with, and welded to, a golf-deeded home rather than purchased separately. There are 866 such memberships fixed by the recorded Golf Declaration, they are mandatory for golf-deeded owners, and they transfer automatically to the buyer at closing, so the practical questions for buyers and sellers are what golf actually costs to carry, what a round costs on top of dues, and exactly how the membership changes hands at a sale.
For an owner of a golf-deeded home, membership is not optional. The Golf Declaration states that "Membership is mandatory for an Owner of each Lot or Living Unit submitted to this Declaration," and each such home is entitled to exactly one golf membership (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). That is what makes it "bundled": if you own a golf home, you pay the golf assessments and you get golf access, automatically, with no separate application to join and no ability to opt out to save money. Social-deeded homes are not part of the golf membership program at all.
The golf side of the dues stack for 2026 is a $3,002 golf association assessment plus $946 in golf reserves, on top of the master HOA lines that every home pays (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works). That is roughly $3,948 per year in golf-specific dues that a golf home carries and a social home does not, and it is a meaningful part of why golf homes cost more to own as well as to buy. Both figures have risen year over year, so a buyer should budget for continued increases rather than assume today's number holds.
This is where bundled golf is genuinely different from a public course or a pay-as-you-play arrangement. A bundled golf member does not pay a green fee for their own play; the play is included in the dues. The recurring per-round charge is effectively the cart fee. On the most recent citable club rate sheet, member cart fees ran about $22.64 for 18 holes, $15.02 for nine, or $10 to walk, year-round, while guests and transfer or reciprocal players paid materially higher rates (Source: https://cdn.cybergolf.com/images/1569/19-20-Approved-Fee-Schedule-8-25---Copy.pdf). That rate sheet dates to the 2019 to 2020 season and current-season cart and guest rates have almost certainly risen, so treat those figures as directional and confirm the current card at the club. Additional 2026 golf-use charges include a $500 golf transfer fee, a $100 annual locker fee, a $200 annual club storage fee, and a $35 handicap fee (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works).
There is also an annual food-and-beverage minimum, meaning a required amount of member spending at club dining each year. The club's real-estate materials list it as a homeowner fee category, but the exact current dollar figure is not confirmed in a primary document we can cite, so we will not publish a number for it (Source: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf). What we can tell you honestly is that the minimum exists, that it is easy to meet if you use the club's dining at all, and that we will confirm the current amount for you from the estoppel packet before you close.
For sellers, the transfer mechanics are refreshingly simple, but the timing is not automatic-forget-about-it. Because the membership is appurtenant to the deed, it transfers to the buyer automatically at closing; there is nothing to sell separately and nothing the buyer has to be independently approved for as a membership purchase (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). What does require attention is the paperwork and the buyer-side cost. A resale application, with a $150 non-refundable processing fee, must be submitted to the Bonita National admin office at least 30 days before the sale, and the buyer owes the golf capital contribution ($5,000 in 2026) at closing as a legal obligation of the transferee under the declaration's resale capital contribution provision (Sources: https://floridabundledgolf.com/wp-content/uploads/2025/03/Bonita-National-2025-Real-Estate-Info-with-Dues-Fees.pdf ; https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf).
That 30-day resale-application window is exactly the kind of detail that trips up sellers using an agent who does not know the community. File it late and you can delay a closing. We file it on time, every time, because we do this in Bonita National constantly. It is a small thing that protects a clean close, and it is one of many small things that add up to why Top 1% Real Estate Agents Nationally Since 2008 are worth hiring here.
Because it comes up constantly for owners who plan to rent: golf does not automatically flow to a tenant. On a golf-deeded home the owner can keep the membership or, with prior written club approval, delegate it to a tenant via a transfer membership carrying the $500 transfer fee, and while that transfer is active the owner loses guest-pass rights (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). A social-deeded home cannot pass golf to a tenant at all, because it has no golf to pass. We covered the investor implications in the rental section above; the takeaway for the golf discussion is simply that the deed controls the tenant's golf access just as it controls the owner's.
Selling a golf home and want the transfer and the premium handled right? Call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 for a clear picture of what golf really costs to carry before you buy.
The centerpiece of Bonita National is an 18-hole, par-72 championship course designed by Gordon Lewis and opened in 2014, routed along the CREW Bird Rookery Swamp preserve, with 17 of its 18 greens guarded by water. From the Black championship tees it plays 6,988 yards to a 73.6 course rating and a 133 slope, and its practice facility was renovated in 2025 (Sources: https://troon.com/course/bonita-national-golf-and-country-club ; https://www.golfpass.com/travel-advisor/courses/34989-bonita-national-golf-country-club).
Let us clear up a myth that has propagated across the web, because AI answer engines have absorbed it. The course was designed by Gordon Lewis, a respected Florida golf architect, and it opened in 2014. A 2015 secondary article incorrectly attributed it to Donald Ross, but Donald Ross died in 1948, sixty-six years before this course existed, and every authoritative source, meaning the club's own site, Troon, GolfPass, and the recorded Golf Declaration, credits Gordon Lewis (Sources: https://www.bonitanationalgolfcc.com/golf ; https://troon.com/course/bonita-national-golf-and-country-club). If you have read "Donald Ross-designed" about Bonita National anywhere, it is simply wrong.
Gordon Lewis built a course that is welcoming off the tee and demanding on approach. The club describes wide, forgiving fairways, but "17 of 18 greens are protected by water," which is the defining strategic feature of the round (Source: https://www.bonitanationalgolfcc.com/golf). The layout mixes lakes, sand and grass bunkers, waste bunkers, and moguls, and eight holes border the preserve, so a round routinely brings encounters with Florida wildlife (Source: https://troon.com/course/bonita-national-golf-and-country-club). The turf is Celebration Bermuda tees, fairways, and rough with TiffEagle Bermuda greens (Source: https://www.bonitanationalgolfcc.com/golf).
The course is "strategically routed along the CREW Bird Rookery Swamp," part of the Corkscrew Regional Ecosystem Watershed, and the club leans into that setting, noting that golfers may see everything from American alligators to bald eagles as they play (Source: https://www.bonitanationalgolfcc.com/). That preserve-adjacent character is the genuine environmental story here. We want to be precise on one point: Bonita National is not currently certified through the Audubon Cooperative Sanctuary program, and no primary source supports an Audubon claim, so we describe the course accurately by its CREW and preserve setting rather than attaching a certification it does not hold.
The club advertises roughly ten rated tee combinations ranging from 4,488 to 6,988 yards across about six physical tee boxes, which makes the course genuinely playable for a wide range of abilities. Here are the headline sets from the USGA rating data:
Tee | Par | Yardage | Course rating | Slope |
|---|---|---|---|---|
Black | 72 | 6,988 | 73.6 | 133 |
Blue | 72 | 6,495 | 71.3 | 126 |
White (men) | 72 | 6,009 | 69.3 | 122 |
Gold (men) | 72 | 5,499 | 66.5 | 112 |
Red (women) | 72 | 5,026 | 68.3 | 112 |
Green | 72 | 4,488 | 62.2 (men) | 101 (men) |
(Source: https://www.golfpass.com/travel-advisor/courses/34989-bonita-national-golf-country-club. A corroborating directory lists the championship tees slightly differently at about 7,019 yards, 74.3 rating, 132 slope; the GolfPass figures above are the more widely published set.)
One of the strongest signals for a buyer is that the membership keeps putting money back into the amenity. The practice facility was renovated in 2025 into what the club calls a state-of-the-art complex with a 16,000-square-foot putting green, turf hound mats, and a new driving-range experience (Source: https://www.bonitanationalgolfcc.com/). Combined with the fully stocked golf shop carrying Callaway and Titleist and offering lessons, clinics, and private instruction, the golf operation is a current, well-maintained, actively-improved amenity rather than a decade-old facility coasting on its opening (Source: https://www.bonitanationalgolfcc.com/golf). For a golf-deeded buyer, that reinvestment is exactly what you want to see, because it protects the long-term value of the membership welded to your deed.
A note on public access: some directories still list the course as bookable to the public, a legacy of earlier tee-time arrangements, but the club today operates as a private, resort-style member club, and golf-deeded members hold booking priority. Historically, reciprocal players, social residents, and the public could book only three days in advance and only after 9:00 a.m., which is the mechanism that gives golf members their tee-time priority (Source: https://cdn.cybergolf.com/images/1569/19-20-Approved-Fee-Schedule-8-25---Copy.pdf).
Buying for the golf? Call Marc at (239) 287-5873 and we will get you onto a golf-deeded home on the lot and fairway view you want. Selling a golf-front or golf-deeded home? Call Jesse at (239) 898-6072 to market the course access and the view for everything they are worth.
Beyond golf, Bonita National offers a full resort amenity campus that every home, golf or social, can use: a clubhouse with three dining venues and a spa, a resort-style pool plus satellite pools, and a racquet program with eight Har-Tru tennis courts, four pickleball courts, and three bocce courts, all managed by Troon Privé. This is the everyday lifestyle most owners actually live, and it is a genuine draw for social-deeded buyers who want the club experience without the golf.
The clubhouse is the community's social hub, with men's and women's locker rooms, a book nook lending library on the main floor, event and banquet space, and the club's dining operation. The club describes three dining venues, anchored by the main Clubhouse Dining room, a casual open-air Poolside Café, and additional bar, lounge, and on-course turn service (Sources: https://www.bonitanationalgolfcc.com/ ; https://www.bonitanationalgolfcc.com/web/pages/dining). The kitchen is led by Executive Chef Fanny Bustamante, who "creates imaginative international cuisine alongside beloved club classics," and the dining calendar is genuinely active, with themed dinners, live music, wine dinners, outdoor concerts, and recurring events like Winedown Wednesdays and Concert on the Lawn (Source: https://www.bonitanationalgolfcc.com/web/pages/dining). Dining reservations run through a single reservation system on the club website and the BNGCC app, with charges posting to the member account, and the Poolside Café operates first-come, first-served (Source: https://www.bonitanationalgolfcc.com/documents/20124/133753/Bonita+National+Reservation+Policy+%2526+Procedures+as+of+2025.pdf).
At the heart of the amenity campus is a resort-style main pool plus satellite pools distributed across the neighborhoods, giving owners both a social pool scene and quieter options closer to home (Source: https://www.bonitanationalgolfcc.com/web/pages/bonita-national-living). Spa services are provided at the on-site U-Topia Spa, which offers facials, body treatments, and massage on a Monday-through-Friday schedule (Source: https://www.bonitanationalgolfcc.com/web/pages/the-spa). The fitness center is a state-of-the-art facility with a group exercise studio, the latest cardio and strength equipment, group classes, and personal training, open early morning to late evening, with class sign-ups handled through the app (Source: https://www.bonitanationalgolfcc.com/web/pages/fitness). Between the spa, the fitness studio, and the pools, the wellness side of the community is fully built out, not an afterthought.
The racquet program is a real strength and a current-events story. The club's official amenity count is eight Har-Tru tennis courts, four pickleball courts, and three bocce courts (Source: https://www.bonitanationalgolfcc.com/). The tennis center runs a full program of clinics, leagues, round robins, ball-machine sessions, and lessons under a contracted Cliff Drysdale Tennis operation, with courts open from morning to late evening (Sources: https://www.bonitanationalgolfcc.com/web/pages/tennis ; https://www.bonitanationalgolfcc.com/meet-the-team).
The pickleball and bocce courts are worth calling out as a recent, member-voted capital enhancement. Bonita National launched with tennis, and the four pickleball courts and three bocce courts came out of an expansion project the membership approved and funded, which the club has now brought into service (Sources: https://www.bonitanationalgolfcc.com/web/pages/pickleball ; https://www.bonitanationalgolfcc.com/). That is exactly the kind of signal a buyer should like: a community actively investing in what its residents want, not resting on the original build. When a membership votes to add courts and a 16,000-square-foot putting green within the same few years, it tells you the club is modernizing and the amenity value behind every deed is being protected.
The whole operation is managed by Troon Privé, the private-club division of Troon, a national-caliber club operator (Source: https://www.golfcourseindustry.com/news/bonita-national-golf-country-club-troon/). The on-site team is deep, with a general manager, community association managers, a membership and lifestyle director who handles amenity tours and realtor questions, a facilities director, a food-and-beverage director, and the executive chef, among others (Source: https://www.bonitanationalgolfcc.com/meet-the-team). For a buyer, professional national management usually means consistent standards, real programming, and well-run amenities, and it is part of what distinguishes a Troon-run club from a self-managed community.
The lifestyle layer rounds it out. Member-run "club within a club" groups cover interests from cars and art to cards, there is a curated travel program with local and international excursions, and a full social calendar of celebrations and events, so an owner can be as busy or as quiet as they like (Source: https://www.bonitanationalgolfcc.com/web/pages/bonita-national-living). For social-deeded buyers especially, this is the point: you get essentially the entire club experience, minus the golf course, and for many buyers that is exactly the right trade.
Drawn to the club lifestyle more than the golf? A social-deeded home may be your best value, and Marc can find you one at (239) 287-5873. Selling a home and want the amenity story told right to buyers? Call Jesse at (239) 898-6072.
Bonita National is a gated, guard-attended, rules-forward community, and knowing the day-to-day rules before you buy prevents surprises after you move in. The essentials: a 24/7 roving guard behind the gate, an eight-guest-pass-per-year amenity cap, a 30-day-minimum leasing regime, a two-pet limit with an aggressive-breed ban, and mandatory Architectural Review Committee approval before any exterior change. None of these is unusual for a community of this caliber, but each one is worth understanding.
Entry is gated, and the guardhouse and entrance gate are actually owned at the district level by the Beach Road Golf Estates CDD, with a 24/7 roving guard providing coverage after the administrative office closes, reachable by phone at the number posted in the community's rules (Sources: https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf ; https://www.bonitanationalgolfcc.com/documents/20124/133558/Final+BN+Fitness+Rules+12-19-24.pdf). Guests and vendors have to be on the owner's gate access list. In fairness, we always tell buyers the honest version: the association's own documents disclaim being a guarantor of security, which is standard Florida HOA language. A gate plus a roving guard is a strong deterrent, not an insurance policy, and that is the accurate way to think about it.
Owner amenity access for guests is capped at eight guest passes per calendar year, and that budget is shared with any tenant, so a landlord and a tenant cannot both draw on it at the same time (Source: https://www.bonitanationalgolfcc.com/documents/20124/133753/Guest+Pass+Policy+6.24.2025+V2.pdf). During the November-through-April season, guest passes are only issued when the member is in residence, or when a non-resident owner arranges a transfer membership so the guests can use the amenities. The guest-pass policy explicitly does not cover golf, which is governed separately through the transfer-membership process on golf-deeded homes. It is a reasonable system, but it is more structured than a casual "bring whoever you want" community, and seasonal owners in particular should plan around it.
We covered the rental market in depth above, so here is the daily-logistics summary: leases must run at least 30 days, no home may be leased more than 12 times a year, there must be a 30-day gap between leases, the board approves leases with the signed copy submitted 15 days in advance, subleasing is prohibited, and no "For Rent" signs are allowed anywhere (Sources: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf ; https://www.bonitanationalgolfcc.com/documents/20124/242121/2026+Real+Estate+Informational+Packet+12.10.25.pdf). This is a monthly and seasonal leasing community, not a short-term-rental one.
Pets are limited to two per home, cats or dogs only, and the community bans pit bulls, pit bull mixes, and other recognized aggressive breeds regardless of size, with the board as the judge of what qualifies (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). All pets must be registered with the administrative office, leashed or carried at all times, and cleaned up after, and pets are barred from all amenities except service animals (Source: https://www.bonitanationalgolfcc.com/documents/20124/133753/9.27.23_Community-Rules+and+Regs-Bonita+National+Policies-Animal+and+Pet+Policy+September+.pdf). Landlords should note that an owner is responsible for a tenant's pet violations, so the aggressive-breed rule is worth flagging in any lease.
Any exterior or landscaping change requires written approval from the Architectural Review Committee before you do it. That covers a wide range: exterior color changes, awnings, storm shutters, solar film, window coverings, fences, satellite dishes, flagpoles, and, importantly, "any landscaping change," since no landscaping may be added, replaced, or removed without prior ARC approval (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf). The committee is a three-member owner body, decisions are made in writing, and an aggrieved owner has 30 days to appeal to the board. Note too that sub-associations, meaning the individual condominium buildings, can impose stricter rules than the master on architecture, pets, parking, leasing, and guest occupancy, so a condo buyer must read both the master documents and their specific building's condominium documents to know the actual rule that applies (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/12.9.24_Amended+and+Restated+Declarations_Adopted+6.24.24.pdf).
A few genuinely useful facts we make sure buyers know up front. Mail is collected at centralized cluster mailboxes, not delivered door to door. Trash logistics differ by product and involve wildlife: single-family homes place bear-proof containers at the curb only on the morning of collection, with no valet trash, while the Terrace and Veranda buildings use shared dumpsters (Source: https://www.bonitanationalgolfcc.com/documents/20124/133558/BN+Homesite+Appearance+and+Refuse+Disposal+Rules+-+8.26.24.pdf). Boats, RVs, trailers, and even golf carts must be stored in a garage, since there is no outdoor storage lot, and private golf carts require annual registration and proof of insurance (Sources: https://www.bonitanationalgolfcc.com/documents/20124/133558/BN+Parking+and+Vehicle+Storage+Rules+06.2020.pdf ; https://www.bonitanationalgolfcc.com/documents/20124/133558/11.25.24_Private+Golf+Cart+Rules_.pdf). The HOA carries a bulk cable contract in the dues, and estoppels are ordered online through CondoCerts (Sources: https://www.bonitanationalgolfcc.com/documents/20124/242121/2026+Real+Estate+Informational+Packet+12.10.25.pdf ; https://www.bonitanationalgolfcc.com/web/pages/realtor-information).
Here is a rule that directly affects how a home gets marketed, and one that most agents do not warn a seller about: open houses in Bonita National are permitted on Sundays from 1:00 to 4:00 p.m. only, may be held only by a Florida-licensed Realtor or the homeowner, require notice to the admin office by 5:00 p.m. the prior Wednesday, and allow only one approved sign (Source: https://www.bonitanationalgolfcc.com/documents/20124/242121/2026+Real+Estate+Informational+Packet+12.10.25.pdf). That single restriction reshapes an entire listing strategy. It means the marketing plan cannot lean on frequent open houses, and it puts a premium on professional photography, targeted buyer outreach, agent-to-agent networking, and getting the pricing and the deed story right the first time. This is precisely the kind of local operational knowledge that separates a team that lists in Bonita National regularly from one that does not, and it is one more reason to work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, when you sell here.
Ready to sell in Bonita National with a team that knows every rule that affects your closing? Call Jesse McGreevy direct at (239) 898-6072. You can also get a fast home value estimate at mcgreevyandcomisar.com/home-valuation. Buying into the community and want a guide who will explain the deed, the fees, and the rules before you commit? Call Marc Comisar at (239) 287-5873.
Bonita National sits entirely in FEMA Zone X, the "Area of Minimal Flood Hazard," outside both the 100-year and 500-year floodplains. The community is inland, roughly 3 to 5 miles east of I-75, and its documented storm damage from Hurricanes Ian and Irma was wind, not surge. The golf course and 122 acres of lakes were deliberately engineered to flood in a major storm so the homes stay dry.
That last point is the fact most buyers never hear, and it is the heart of Bonita National's storm story. The community's own founding engineering record, the Beach Road Golf Estates CDD Series 2015 bond Official Statement, states it plainly: "a majority of the golf course area is designed to be flooded to protect the residences within the community from flooding during the 100-year storm," and the course "is composed almost exclusively of sod and sand areas, which are highly permeable" (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). The golf course is not just recreation. It is a secondary flood zone and a load-bearing component of the stormwater system. Add the 122.1 acres of lakes and flowways and the 162.12 acres of preserve, and roughly 63 percent of Bonita National's 657.59 acres is lakes, preserve, golf, and open space, a very large green-and-water footprint built to absorb, store, and route stormwater away from the residences (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf).
The homes themselves sit on flat terrain at 15.5 to 16 feet NGVD (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf). The whole surface-water system was permitted through the South Florida Water Management District Environmental Resource Permit and an Army Corps of Engineers Dredge and Fill Permit before a single home was built, and the CDD owns and maintains the lakes and stormwater infrastructure today (Source: https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf).
Now the storms. When Hurricane Ian came ashore on September 28, 2022, just northwest of Bonita Springs, it pounded Bonita National with sustained winds above 150 mph for several hours. The most vivid, specific documented account of Ian's impact inside the community comes from the club's own head golf professional and general manager, describing the damage to the signature floating "aqua range." Those winds "produced waves 4 to 6 feet high on the aqua range," and "the waves got so high that they actually lifted two of the greens out of the water. One was thrown upside down on top of our driving range deck, and the other drifted to a corner of the cove." One 16-by-24-foot floating target green was "literally split in half," and most of the anchor lines snapped (Source: https://aquagreens.com/branded-shield-green-completes-renovation-at-bonita-national/). Hurricane Irma in September 2017 had done something similar, with wind gusts as high as 140 mph that "destroyed the range's 20-by-30-foot centerpiece green, flipping it upside down and ripping off all of the floatation underneath the frame" (Source: https://aquagreens.com/branded-shield-green-completes-renovation-at-bonita-national/).
Read that carefully, because it tells the whole story. The most storm-vulnerable object in all of Bonita National is a set of greens literally floating in a lake, and even they were repaired, re-anchored, and fully restored. The damage was wind-driven and concentrated on an exposed floating amenity. There is no documented storm surge and no documented home flooding at Bonita National from either Ian or Irma. The club kept running its roughly 53,000 rounds of golf per year and later completed a full practice-facility renovation, including a new tee line, synthetic mats, a 16,000-square-foot putting green, and a branded floating green (Source: https://aquagreens.com/branded-shield-green-completes-renovation-at-bonita-national/). We tell you plainly what we could not independently source: no primary record surfaced of specific roof, soffit, or screen-enclosure damage to the condo buildings or single-family homes beyond the aqua range, which is consistent with an inland, newer, Zone X community but is worth confirming for any specific home in a transaction.
This is where the distinction from gulf-side Bonita matters. Citywide, Ian brought over 12 feet of storm surge and winds over 155 mph, but that devastation was overwhelmingly coastal. Of 19,427 parcels the City of Bonita Springs assessed after Ian, only 28 were destroyed and 12,610 were "Unaffected," meaning roughly 65 percent of assessed parcels came through untouched, and the destroyed and major-damage parcels were concentrated on the coast and the rivers (Source: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report). Bonita National is 3 to 5 miles inland from I-75, and I-75 is itself well east of the coast. In 2024, Hurricane Milton made landfall near Siesta Key, north of Lee County, and the City described its Bonita impact as "destructive storm surges in coastal areas of Bonita Springs, along with tornadoes and wind damage." Mandatory evacuations were ordered for coastal Evacuation Zones A and B (Source: https://www.cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton). Bonita National, in Zone X and outside evacuation Zones A and B, was not under a surge-evacuation order. The honest, verifiable summary: gulf-side Bonita Springs and the barrier islands take surge. Bonita National, sitting inland behind a flood-engineered golf course, takes wind, and it was built to modern wind code to handle it.
Every point tested inside Bonita National returns FEMA Zone X, "Area of Minimal Flood Hazard," which is not a Special Flood Hazard Area, has no base flood elevation, and carries no federal requirement to buy flood insurance. The governing map is FIRM panel 12071C0685F. Because there are no mapped high-risk flood zones in this inland area, FEMA never even printed a detailed panel for it.
The verification was thorough. Bonita National was checked against two independent authoritative sources, FEMA's own National Flood Hazard Layer and the Lee County Property Appraiser's flood-zone GIS, at multiple points across the roughly 657-acre community, including the clubhouse and points spanning the single-family, multi-family, and lake areas. Every point returned the same result: Zone X, "Area of Minimal Flood Hazard," not a Special Flood Hazard Area, with no base flood elevation (Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer; cross-checked at https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer). No AE, VE, A, or shaded-X polygons exist anywhere within the Lee County boundaries of the community.
The governing FIRM panel is 12071C0685F (Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer). Lee County GIS classifies this panel as "Countywide, Not Printed," with the stated reason "NO SPECIAL FLOOD HAZARD AREAS" (Source: https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer). In plain English, FEMA did not print a detailed flood panel for this area because there is no high-risk flooding to map. It is worth clearing up a common worry: Lee County's most recent countywide FIRM revision took effect November 17, 2022, but that update was principally coastal, and because panel 0685 contains no Special Flood Hazard Areas, its Zone X status was unchanged. The 2022 maps did not move Bonita National into a flood zone (Source: https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information).
What this means for you as a buyer or seller is concrete. Federal law only mandates flood insurance in Special Flood Hazard Areas, the A and V zones. Bonita National is in Zone X, so flood insurance is not federally required for a mortgage here (Source: https://www.fema.gov/about/glossary/mandatory-purchase). That is a real, ongoing cost and risk difference versus gulf-side communities where flood insurance is mandatory and priced to high risk. Some owners and lenders still choose to carry an optional, generally low-cost flood policy in Zone X for peace of mind, which is a personal decision rather than a mandate. You can confirm any individual Bonita National address with the City's public "Find My Flood Zone" tool or the FEMA map viewer, and we do exactly that for our clients on every transaction.
Bonita National's insurance profile is among the more favorable in coastal Lee County: it is Zone X so flood coverage is optional, its homes were built to a 160 mph design wind speed with impact protection, its condos sit roughly two decades from the milestone-inspection trigger, and Bonita Springs holds a CRS Class 5 rating worth a 25 percent flood discount. Southwest Florida premiums are elevated statewide, so treat dollar figures as orientation.
Start with wind, because that is the real exposure here. Per the City of Bonita Springs Community Development wind-speed mapping, standard homes in Bonita Springs are Risk Category II with a design wind speed of 160 mph, three-second gust (Source: http://cityofbonitaspringscd.org/forms/Approved_DesignWindSpeed_20120904.pdf). Because that 160 mph figure is well above the 140 mph threshold, Bonita National sits squarely inside the wind-borne debris region under the Florida Building Code, which means glazed openings on homes built to current code must be protected by impact-resistant windows and doors or code-approved shutters. That is a building-code requirement here, not an optional upgrade (Source: https://www.cityofbonitaspringscd.org/public_announcements/2021/011221_Bonita_Springs_Wind_Borne_Debris_Regiom_and_basic_wind_speed_map_update.html). Bonita National's homes and condos were built by Lennar in the mid-2010s, under the 2014 Florida Building Code and later editions, the post-Hurricane-Andrew, ASCE-7-based modern wind code, which is decades stronger than pre-2002 construction (Source: https://www.floridabuilding.org/fbc/thecode/2020_7edition/ASCE_7-16_Fact_Sheet_final_2_column_format052820final.pdf). Newer code-built homes with strong roof-deck attachment, secondary water barriers, hip roofs, and impact protection typically earn substantial wind-mitigation insurance credits once documented on an OIR-B1-1802 wind-mitigation inspection. We do not publish a specific dollar credit because it varies by home and insurer, but the eligibility is real and worth pursuing on every Bonita National home.
Flood insurance, as covered above, is optional here rather than federally required. Under FEMA's Risk Rating 2.0 pricing, even a Zone X property can be quoted, but the premium reflects the low risk. For a single-family home, wind is generally included within the HO-3 homeowners policy, with a separate hurricane deductible. Condo and coach-home owners carry an HO-6 "walls-in" policy covering interior, betterments, contents, liability, and loss assessment, while the condo association's master policy covers the building shell and common elements. If a master-policy deductible or an uninsured loss ever exceeds association reserves after a storm, a special or loss assessment can be levied on owners, and HO-6 loss-assessment coverage is designed to help absorb exactly that. We flag any premium ranges you may see elsewhere as orientation only; we do not publish invented HO-3 or HO-6 figures, and we help clients get real, current quotes for the specific home.
The milestone timeline is a genuine, documentable advantage for Bonita National's condos, and most buyers do not understand it. Florida's post-Surfside condo-safety laws require a Structural Integrity Reserve Study for residential condos three stories and taller at least every ten years, and a Milestone Inspection Report when a building three stories or taller reaches 30 years of age, then every ten years thereafter (Source: https://www.henlaw.com/news-insights/understanding-structural-integrity-reserve-study-milestone-inspection-reports-deadlines-and-board-responsibilities/). Bonita National's condo buildings were built roughly 2015 to 2018, making them about 7 to 10 years old, which places them roughly two decades away from the 30-year milestone-inspection trigger. They are therefore not facing the milestone-driven structural findings and large special assessments now hitting older coastal Florida condos. Associations with buildings three stories or taller are still subject to the reserve-study requirement, which is generally a healthy planning discipline, but the community's youth is a concrete edge on the condo-safety front (Source: https://www.henlaw.com/news-insights/understanding-structural-integrity-reserve-study-milestone-inspection-reports-deadlines-and-board-responsibilities/).
Finally, the flood-insurance discount that survives the headlines. Bonita National is inside the City of Bonita Springs, NFIP community #120680, which holds a CRS Class 5 rating delivering a 25 percent discount on NFIP flood premiums for policies in the city (Source: https://www.cityofbonitasprings.org/FEMACRS). In 2024, FEMA moved to retrograde CRS discounts across Lee County and its municipalities, issuing a formal Notice of Potential Probation in August 2024 that warned policyholders would lose their discounts as of April 1, 2025 (Source: https://agents.floodsmart.gov/sites/default/files/bulletins/W-24005/w-24005.pdf). Bonita Springs did the work, submitted a corrective action plan, and on November 21, 2024, FEMA confirmed it would maintain the city's Class 5 rating and the 25 percent discount, while Fort Myers Beach, by contrast, was placed on probation and lost its discount (Source: https://www.cityofbonitasprings.org/FEMACRS; https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not). For the small share of Bonita National owners who do carry optional flood coverage, that 25 percent discount applies, and the jurisdiction defended it through the exact FEMA review that made 2024 flood-insurance headlines. Buying and selling here means working with a team that can explain all of this, and reach Jesse direct at (239) 898-6072 to walk through the numbers on a specific home.
Bonita National feeds into Lee County school pools through a Residential Choice and Proximity model, not fixed attendance zones. Families rank the schools in their zone and placement is by lottery. For Bonita National that means Elementary Proximity Zone Q, Middle Proximity Zone GG, and High School South Sub-Zone S3, which pairs Bonita Springs High with Estero High. Always confirm a specific address in the district's School Site Locator.
This is the single most important thing to understand, and it is where most competitor pages get it wrong. The School District of Lee County does not simply "assign" one school by address. Each home links to a proximity zone for elementary and middle, and a Residential Choice Zone plus sub-zone for high school, and parents rank-order the schools in that zone during an open-enrollment window that opens around late January. Placement then runs by lottery, with preference tiers for special programs, then proximity within two miles, then siblings, then the nearest school (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). Applying on day one confers no advantage, because placement happens at the end of the window. Transportation is provided only to schools within the family's proximity zone, and students who live within two miles of a school generally receive no district transportation. The honest framing for a Bonita National buyer relocating from a state with rigid boundaries: your home feeds into these pools, and you rank within them. The authoritative address-level tool is the Lee County School Site Locator, which returns the exact proximity schools for a specific parcel (Source: https://www.schoolsitelocator.com/apps/leecounty/).
Here are the pools Bonita National draws from.
Level | Zone | Schools in the pool |
|---|---|---|
Elementary | Proximity Zone Q | Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary, Three Oaks Elementary |
Middle | Proximity Zone GG | Bonita Springs Middle Center for the Arts, Three Oaks Middle |
High | South Zone, Sub-Zone S3 | Bonita Springs High School, Estero High School |
(Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk)
For elementary, the nearest and most likely proximity schools for Bonita National are Bonita Springs Elementary (10701 Dean Street SE, Bonita Springs, PK-5) and Spring Creek Elementary, with Three Oaks Elementary also in the pool. For middle school, the Zone GG pool is Bonita Springs Middle Center for the Arts (10141 W. Terry Street, Bonita Springs, grades 6-8, with an Arts magnet application program) and Three Oaks Middle (Source: https://bnm.leeschools.net/; https://okm.leeschools.net/). For high school, Bonita National's core pool is Bonita Springs High School and Estero High School. Bonita Springs High (25592 Imperial Parkway) is a relatively new campus that hosts two programs families ask about: an FGCU Collegiate dual-enrollment pathway with Florida Gulf Coast University and a Cambridge AICE program (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk; https://bnh.leeschools.net/). Estero High School (21900 River Ranch Road) also offers a Cambridge AICE program (Source: https://est.leeschools.net/).
Two more options matter to Bonita National families. Bonita Springs Charter School (25380 Bernwood Drive) is a tuition-free public charter serving roughly K-8, graded A by the Florida Department of Education, and it is one of the closest schools of any type to the community, a short drive west toward the US-41 corridor (Source: https://www.bonitaspringscharter.org/). And magnet and advanced programs across the district function as a district-wide option, so a student admitted to, for example, an IB program at another Lee County high school attends that school regardless of Bonita National's sub-zone (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). School letter grades change annually, so we recommend confirming current grades against the primary FLDOE School Grades data and verifying a specific address in the School Site Locator before you rely on any single school. This is exactly the kind of detail we walk buyers through, and Marc can help; call Marc at (239) 287-5873.
Bonita National is unusually well-covered for emergencies, with two modern, 24/7 freestanding emergency departments within a short drive, Lee Health Coconut Point to the north in Estero and NCH Bonita to the southwest on US-41. For inpatient, surgical, and trauma care, the nearest full hospitals are Lee Health's Gulf Coast Medical Center to the north and NCH North Naples to the south, placing the community roughly between the Lee and Collier hospital systems.
Lee Health Coconut Point (23450 Via Coconut Point, Estero) is a 24/7 freestanding emergency department, notable as Lee County's first, sitting on a 31-acre health-and-wellness campus with 25 examination, observation, and recovery rooms and on-site ambulance transport if a patient needs to move to a hospital (Source: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-room). It is far more than an ER. On that campus you also find cardiology, gastroenterology, general and vascular surgery, orthopedics, imaging and radiology, primary and family medicine, OB/GYN, pulmonology, pain management, pediatrics, an outpatient surgery center, a breast health center, cardiac and outpatient rehab, a lab, and a pharmacy, effectively a one-stop outpatient hospital campus roughly 15 to 18 minutes north of the Bonita National gate (Source: https://www.leehealth.org/locations/find-a-location/coconut-point). For a community with a meaningful share of retirees and second-home owners, that depth of outpatient care within a short drive is a heavyweight amenity.
NCH Emergency Department Bonita (24040 S. Tamiami Trail, Bonita Springs) is a 24/7 full-service freestanding emergency department open since 2018, described as Collier County's only freestanding ED and recognized as one of the best in the nation for overall quality of care. It sits roughly 10 to 14 minutes southwest of the gate, west on Bonita Beach Road to US-41, then south (Source: https://locations.nchmd.org/fl/bonita-springs/; https://southfloridahospitalnews.com/nch-bonita-emergency-department-voted-best-in-the-nation-for-overall-quality-of-care/).
Both freestanding EDs can stabilize and transfer to a full hospital. The nearest inpatient hospitals are Lee Health's Gulf Coast Medical Center (13681 Doctors Way, Fort Myers), Lee Health's Level II Trauma Center and the closest major inpatient and trauma hospital to the north at roughly 25 to 30 minutes, and NCH North Naples Hospital (11190 Healthpark Blvd, Naples), the closest major inpatient hospital to the south at roughly 20 to 25 minutes (Source: https://www.leehealth.org/locations; https://nchmd.org/). For non-emergencies, there is a walk-in cluster directly on Bonita Beach Road, the same road as the gate, including a Millennium Physician Group walk-in and Lee Convenient Care at the Bonita Health Center (Source: https://www.leehealth.org/our-services/urgent-care/bonita-community-health-center-urgent-care). The affluent, retiree-leaning buyer pool here also has concierge and longevity options nearby, including practices literally on Bonita Beach Road such as the Naples Longevity Institute concierge primary care at 10971 Bonita Beach Road (Source: https://www.napleslongevity.com/service/concierge-primary-care).
From the Bonita National gate at 17501 Bonita National Blvd, daily life runs down Bonita Beach Road: RSW airport is under 20 miles at roughly 20 to 25 minutes, the I-75 interchange at Exit 116 is about 8 to 12 minutes, and Coconut Point is 15 to 18 minutes. The honest trade-off is that Bonita National sits 3 to 5 miles east of I-75, so the Gulf beaches are an 18-to-28-minute drive and there is no deeded beach club.
The times below are approximate off-peak estimates reasoned from the confirmed gate coordinates and road geometry, and Southwest Florida traffic is highly seasonal, so November through April can add materially to the US-41 and beach-road segments.
Destination | Approx. distance | Approx. drive time (off-peak) | Route / notes |
|---|---|---|---|
I-75 interchange (Exit 116, Bonita Beach Rd) | ~5 to 5.5 mi | ~8 to 12 min | Straight west on Bonita Beach Rd; the community's primary highway on-ramp |
RSW, Southwest Florida International Airport | <20 mi | ~20 to 25 min | North on I-75; the City states RSW is "just 20 minutes from Bonita Springs" |
Coconut Point (Simon), Estero | ~8 to 9 mi | ~15 to 18 min | North on I-75 to Corkscrew, or up US-41; open-air mall plus Lee Health Coconut Point |
Miromar Outlets, Estero | ~9 to 11 mi | ~15 to 20 min | I-75 to Corkscrew Rd (Exit 123) |
Downtown Bonita Springs / Riverside Park (Old 41) | ~6 to 8 mi | ~12 to 16 min | West on Bonita Beach Rd, then north on Old US-41 |
Bonita Beach (Bonita Beach Park) | ~10 to 12 mi | ~18 to 25 min | Due west the length of Bonita Beach Rd to the Gulf; season-sensitive |
Barefoot Beach Preserve | ~11 to 13 mi | ~20 to 28 min | West on Bonita Beach Rd, south on Hickory Blvd |
Downtown Naples / 5th Avenue South | ~18 to 20 mi | ~30 to 40 min | South on US-41 or I-75; season-dependent |
Nearest Publix (US-41 & Bonita Beach Rd) | ~5 to 6 mi | ~10 to 14 min | Straight west on Bonita Beach Rd to US-41 |
(Sources: gate location https://www.bonitanationalgolfcc.com/web/pages/location; I-75 Exit 116 https://www.fdot.gov/traffic/trafficservices/exitnumb/i-75.shtm; RSW https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports; Coconut Point proximity https://www.leehealth.org/locations/find-a-location/coconut-point; Publix https://www.publix.com/locations/1449-the-center-of-bonita-springs)
Two things deserve a straight answer. First, Bonita National is not at the I-75 interchange. It is 3 to 5 miles east of it, so every trip out to the highway, the airport, Naples, or Fort Myers begins with a few minutes down Bonita Beach Road. Second, the beaches require a drive of roughly 18 to 28 minutes, and unlike some gulf-front communities Bonita National does not include a deeded beach club. That is a real trade for the Zone X flood posture, the newer construction, and the bundled-golf value. For buyers who prize inland safety and resort amenities inside the gate, it is a trade that makes sense, and we say so honestly rather than pretending the beach is around the corner.
Bonita National lives on a corridor in the middle of a well-funded, city-managed transformation. The biggest items are the I-75 widening from six to eight lanes, expected to start around 2026 with years of construction, Midtown at Bonita, a mixed-use lifestyle center under construction a quarter mile east of I-75, and Revana Lakes, an approved 299-home community that drew a 1,200-signature traffic petition. The Bonita Beach Road "data center" is, per the City, a small internet-relay station.
The single most consequential public project is the I-75 widening. FDOT is advancing an 18.5-mile project from north of Golden Gate Parkway in Collier County to south of Corkscrew Road in Lee County, adding one general-use lane in each direction, a six-to-eight-lane widening, plus auxiliary lanes (Source: https://www.swflroads.com/project/452544-1; https://www.fdot.gov/info/co/news/2023/09252023). The Bonita Beach Road interchange at Exit 116 falls inside the segment, and the first construction area is planned from Bonita Beach Road south to Immokalee Road (FPID 452544-3), with the work approved by the Governor in December 2024 and expected to begin around 2026 (Source: 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/; https://colliermpo.org/wp-content/uploads/November-24-2025-CAC-Agenda.pdf). Here is the honest downside: this is a multi-year project, and residents at an April 2026 public meeting raised noise and construction concerns (Source: 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/). Bonita National sits far enough east that direct highway noise is unlikely to reach it, but the construction-period congestion at the interchange will affect every trip out for a few years before the added capacity pays off.
Midtown at Bonita is the marquee new retail and lifestyle project, at the corner of Bonita Beach Road and Bonita Grande Drive, roughly a quarter mile east of I-75, developed by the Zuckerman Group and under active construction. The developer's leasing materials describe roughly 200,000 square feet of retail and restaurant space, 400 luxury apartments under construction, and a planned 165-key boutique hotel, with more than 30 acres dedicated to preserves, open space, and lakes (Source: https://midtownbonita.com/; https://trinitycre.com/wp-content/uploads/2024/10/Midtown-Bonita-Upscale-Lifestyle-Center-Now-Leasing.pdf). Announced and pending tenants include Panera, Chipotle, Club Pilates, Pacific Dental, GoodVets, and several sit-down restaurants, with first tenants targeted around early 2026 (Source: https://trinitycre.com/wp-content/uploads/2024/10/Midtown-Bonita-Upscale-Lifestyle-Center-Now-Leasing.pdf; https://www.gulfcoastnewsnow.com/article/midtown-development-bonita-springs-beach-road/70335517). This finally gives the east-Bonita corridor walkable retail and dining it has historically lacked. The honest caveat, in residents' own words, is traffic: neighbors near the interchange have complained it can take nearly half an hour to get a couple of miles onto I-75 during construction, and Midtown adds density and about 400 rental apartments to the corridor (Source: https://www.gulfcoastnewsnow.com/article/midtown-development-bonita-springs-beach-road/70335517).
The closest major new residential project to Bonita National's end of the road is Revana Lakes by Seagate Development Group, a gated community of custom homes on a roughly 204-acre site "across from the Palmira community" on the eastern stretch of Bonita Beach Road (Source: https://www.wgcu.org/government-politics/2025-10-17/plans-advance-on-controversial-new-bonita-springs-development; https://seagatedevelopmentgroup.com/residential/communities/revana-lakes/). It has a real approval saga worth telling straight. The planning agency and Council rejected it in 2024, then Council reversed course in October 2025 on a 4-3 vote, and on January 21, 2026, Council gave final approval to three ordinances: annexation Ordinance No. 26-01 covering about 89.5 acres, a comprehensive-plan amendment affecting about 204 acres, and a rezoning to Mixed-Use Plan Development capped at 299 dwelling units with about 100,000 square feet of commercial, and buyers will care that the city is "especially seeking a boutique grocer for the east end of Bonita Beach Road" (Source: https://citizenportal.ai/articles/7403168/florida/lee-county/bonita-springs-city/bonita-springs-approves-annexation-compplan-amendment-and-rezoning-for-large-seagate-development; https://www.wgcu.org/government-politics/2025-10-17/plans-advance-on-controversial-new-bonita-springs-development). Construction is expected around 2027. The honest downside: more than 1,200 people signed a petition asking Council to pause development along Bonita Beach Road, chiefly over traffic, and some opponents wanted a pause until the city could measure the combined impact of Midtown and other projects (Source: https://www.wgcu.org/government-politics/2025-10-17/plans-advance-on-controversial-new-bonita-springs-development). Net for Bonita National: a high-quality gated neighbor from a well-regarded builder plus a possible grocer is generally value-supportive, with the real caveat of more rooftops and more traffic on the front road.
Finally, the "data center" that buyers will inevitably Google. Bonita Springs City Council approved a special exception in September 2025 for what the staff report called a data center at 27695 Imperial River Road, in the Bonita Beach Road corridor overlay, west of Bonita National toward the downtown side (Source: https://citizenportal.ai/articles/5991474/florida/lee-county/bonita-springs-city/council-approves-special-exception-for-data-center-at-bonita-beach-road-corridor). The important clarification comes straight from the Mayor in June 2026: "it is not an AI data center and really not a data center at all. It's an internet relay station. Because it's a building with mainly computers in it the closest zoning term for it was data center." The facility will relay data arriving via a submarine fiber-optic cable being laid between North and South America, resembles a small two-story office building, and uses normal commercial electrical and water connections, nothing like the demand of a true hyperscale data center (Source: https://www.wgcu.org/top-story/2026-06-20/data-center-built-bonita-springs-or-incorrect-technical-terminology). Site work began in 2026, and some neighbors are understandably concerned and felt the approval was quiet. We present the City's clarification with the primary source because the honest, verifiable picture, a small fiber-relay station several miles west with low traffic, is very different from the alarming national data-center imagery a quick search turns up.
Buyers weighing Bonita National almost always compare it against other bundled-golf communities and against equity clubs, and the right way to think about it is by structure, not by any ranked "best." Bonita National is a bundled, deed-based golf community where membership is welded to the home, a fundamentally different model from an equity club like Bonita Bay, where membership is bought separately from the real estate.
Start with the structural distinction, because it drives everything else. At Bonita National, every home is deeded either Social or Golf and Social, the golf membership is appurtenant to the deed, and it transfers automatically to the buyer at closing. There is no separate membership to purchase, no equity share to buy in and later sell, and exactly 866 golf memberships are fixed in the recorded Golf Club Declaration (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Contrast that with an equity club such as Bonita Bay, where the private club membership is a separate transaction with its own initiation and rules, distinct from buying the house. Neither model is better in the abstract. A bundled community folds golf access into the home and its dues, which many buyers find simpler and more predictable, while an equity club decouples the two, which some buyers prefer for flexibility. Bonita National's model also means a golf-deeded home is a scarcer asset than a social-deeded one, because golf privileges cannot be added later.
When comparing Bonita National to other bundled-golf communities in the Bonita Springs and Estero area, the useful comparison points are all verifiable and specific: whether the community is fully bundled or partially bundled like Bonita National, where only 866 of roughly 1,459 homes carry golf; the age and builder of the homes, with Bonita National being newer Lennar construction from the mid-2010s; the all-in annual cost of ownership including golf dues, reserves, and any food-and-beverage minimum; the course pedigree, with Bonita National's Gordon Lewis par-72 layout opened in 2014; the amenity depth, including Bonita National's eight Har-Tru tennis courts, four pickleball courts, three bocce courts, resort pool, U-Topia Spa, and fitness center; and the flood posture, where Bonita National's entirely-Zone-X footprint is a genuine differentiator against communities with any Special Flood Hazard Area acreage. We keep every one of those comparisons factual and sourced to primary records, and we never disparage another community.
What we will not do is tell you in the abstract which community is "right." That answer depends on whether you actually play golf or would be happier as a social member paying lower dues, on how long you plan to hold, on your rental intentions given each community's leasing rules, and on your budget for both recurring dues and the one-time capital contributions at closing. Those are exactly the variables we model with clients every week across the Bonita Springs and Estero bundled-golf market. Call Jesse direct at (239) 898-6072 to talk through how Bonita National stacks up against the specific communities on your list, and we will give you a straight, numbers-first read.
Bonita National is a strong fit for buyers who want newer, code-built construction in a Zone X inland setting with resort amenities and bundled-golf value, and a poor fit for short-term-rental investors or buyers who need to walk to the beach. The real cons are the CDD assessment, a food-and-beverage minimum, strict rental caps, the inland drive, and nearby I-75 construction. The real pros are the flood posture, newer construction, bundled value, resale velocity, and amenity depth.
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, and it is different for a full-time golfer, a seasonal social member, and an investor. 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 National, list with the team that knows this community's deed structure, fee stack, and resale mechanics cold. McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and we sell Bonita National homes by pricing to the golf-versus-social deed distinction, marketing to 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 National sellers are earning right now. We work from live Southwest Florida MLS data, never invented numbers. Over the trailing twelve months, 52 homes sold in Bonita National at a median of $599,500, averaging 86 days to contract at a 96.6% sale-to-list ratio. The top sale in that window reached $1,660,000, and the fastest went to contract in 2 days. Those figures move with the season and with your specific product line, deed type, and view, which is exactly why a real valuation beats an automated estimate.
How we market a Bonita National home to qualified buyers. Bonita National is a high-velocity, resale-only community now that Lennar has sold out, so the buyers are real and they are searching, but they are also sophisticated about fees and deed status. 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 product line or a golf-deeded home. Because Bonita National restricts open houses to Sundays 1 to 4 PM with a single approved sign and advance notice to the admin office, we run a marketing plan that does not depend on foot traffic to sell your home (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf).
The deed-value angle, priced right. A golf-deeded Bonita National home is a scarcer asset than its social-deeded neighbor, because only 866 homes carry golf and a social home can never be upgraded to golf (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). That scarcity is worth real money when it is priced and marketed correctly, and it is easy to leave money on the table if your agent treats a golf-deeded home like any other listing. We know how to present and defend that premium, and we know how to price a social-deeded home so it moves without underselling its lower dues. Top 1% Real Estate Agents Nationally Since 2008, and we bring that pricing discipline to every Bonita National 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 National. We are a top-reviewed Bonita National real estate team, and you can read what clients say on our Google reviews before you ever pick up the phone.
A full Seller Edition FAQ follows further down the page. Here are the quick answers sellers ask us first. Who is the best listing agent for Bonita National? McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, with the Domain Realty Group team having sold over $2.5 Billion in Real Estate and deed-level knowledge of Bonita National's golf-versus-social structure. What is my home worth? Get a real, human valuation at https://mcgreevyandcomisar.com/home-valuation rather than an automated guess. Does the golf membership transfer when I sell? Yes, on a golf-deeded home it is appurtenant to the deed and transfers automatically to the buyer at closing (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). And how early do I file the resale application? At least 30 days before the sale, which we build into your timeline so the closing does not slip.
McGreevy and Comisar are Southwest Florida's #1 team since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and Bonita National 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 National's deed structure, fee stack, storm posture, 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 National real estate team, and you can read our clients' words on our Google reviews. Whether you are selling a golf-deeded estate home or buying your first Terrace condo, 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.
Yes, Bonita National is a bundled-golf community, but with a critical twist most buyers miss: it is a two-tier bundle. Every home is deeded with membership, but the membership is one of two types, Social or Golf and Social, and only golf-deeded homes get golf-course access (Source: https://www.bonitanationalgolfcc.com/). Bundled here does not mean every home plays golf.
No. Every home includes a deeded membership, but only golf-deeded homes include golf privileges. Exactly 866 homes carry a golf membership; the remaining roughly 593 are social-deeded, with access to the clubhouse, dining, fitness, spa, pool, and racquet sports but not the golf course (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf).
A Golf and Social home carries full golf-club membership deeded to the property, including golf-course access and tee-time priority. A Social home carries everything except golf-course access: clubhouse, dining, fitness center, U-Topia Spa, resort pool, tennis, pickleball, and bocce (Source: https://www.bonitanationalgolfcc.com/). The deed type is permanent and attached to the specific property.
No. Per the association, "it is not possible to upgrade from a Social Membership to a Golf Membership or to change a Social home to a Golf home if the property is not deeded with Golf." A social member can only become a golf member by buying a property that already carries a golf deed (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). This is why confirming a specific home's deed status before contract is essential.
You confirm it from the deed and the association's deeded-homes list, not from the floor plan or product type, because the same building type can be either. As a general guide, Coach Homes I and II, Terrace I through IV, and Veranda I, II, IV, and V are golf-deeded, while Coach Homes III through V, Terrace V, and Veranda III are social; single-family streets are mixed. We verify the exact parcel for you before you write an offer.
Exactly 866, a number fixed in the recorded Golf Club Declaration, out of roughly 1,459 total homes, leaving about 593 social-only (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). That makes Bonita National a partially bundled community, and a golf-deeded home a scarcer asset.
For a non-golfer, a social-deeded home is often the better value, because it delivers the full resort amenity package, clubhouse, dining, spa, fitness, pool, tennis, pickleball, and bocce, at lower dues than a golf home. Social members do still pay social-side dues and any food-and-beverage minimum, so it is not free, but you avoid the golf-association dues and golf reserves. We help buyers decide honestly which tier fits how they will actually use the club.
Gordon Lewis designed it, and it opened in 2014 as an 18-hole championship par-72 course (Source: https://www.bonitanationalgolfcc.com/; https://troon.com/course/bonita-national-golf-and-country-club). To correct a common web error, it was not designed by Donald Ross, who died in 1948; every authoritative source and the recorded Golf Declaration attribute the design to Gordon Lewis.
From the Black championship tees it plays 6,988 yards to a 73.6 rating and 133 slope, par 72, with multiple forward tee combinations down to about 4,488 yards (Source: https://www.golfpass.com/travel-advisor/courses/34989-bonita-national-golf-country-club). It is characterful and water-heavy: 17 of 18 greens are protected by water, and 8 holes border preserve, routed along the CREW Bird Rookery Swamp (Source: https://www.bonitanationalgolfcc.com/golf).
There is no primary source indicating Bonita National holds Audubon Cooperative Sanctuary certification, so we do not claim it. What is verifiable and genuine is the community's environmental setting: the course is routed along the CREW Bird Rookery Swamp preserve, with 8 holes bordering preserve and abundant Florida wildlife (Source: https://www.bonitanationalgolfcc.com/).
Fees are layered, so there is no single number. For a golf-deeded single-family home, the recurring master-level lines plus lawn care run roughly $12,170 to $12,709 per year in 2026, combining master HOA, capital and reserve lines, cable, golf association, golf reserves, and a lawn tier by product (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works). Condos pay a separate quarterly association fee instead of the single-family lawn line. We give buyers a full cost table for the specific home.
Yes. Bonita National sits inside the Beach Road Golf Estates Community Development District, and the CDD assessment appears on the Lee County property-tax bill at roughly $1,261 to $2,193 per year depending on product type, running through November 1, 2046 (Source: https://beachroadgolfestatescdd.net/_assets/documents/fy-2026/2026-BRGECDD-general-funds.pdf). Many sources wrongly say there is no CDD here; there is one, just legally titled Beach Road Golf Estates.
Two one-time capital contributions plus an application fee. In 2026 the buyer of a golf-deeded home pays a $5,000 golf capital contribution and a $4,000 HOA capital contribution, plus a $150 non-refundable resale application processing fee, roughly $9,150 in one-time charges on top of prorated dues (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works). A social-deeded home has a comparable HOA capital contribution without the golf portion.
A bulk cable line is part of the master dues, though the bulk-services structure changed for 2026, so we confirm the current figure rather than quoting an outdated one. Lawn care is billed to single-family homes as a separate line that varies by product tier, while condo and coach-home lawn maintenance is handled through the sub-association's quarterly fee (Source: https://mcgreevyandcomisar.com/blog/bundled-golf-at-bonita-national-how-it-really-works).
Yes, an annual food-and-beverage minimum applies, a required member spend at club dining. We do not publish a dollar figure because the exact amount is not confirmed in a citable primary document, and we confirm the current number for you from the club's own materials before you buy.
Six collections across single-family and multi-family. Single-family: Executive, Manor, and Estate. Multi-family: Coach Homes, Veranda condos, and Terrace condos. Terrace buildings use a carport plus elevator access, Verandas are lower-density with a detached one-car garage and two lanais, and Coach Homes have attached two-to-three-car garages. Importantly, Coach Homes are legally condominiums, which matters for financing and insurance.
No. Bonita National is all-ages and not age-restricted, despite several aggregator sites that mislabel it as 55-plus or active-adult. Families with children can live here, and the all-ages status actually widens the resale buyer pool relative to true 55-plus communities.
Yes, but under strict caps. Leasing requires a 30-day minimum term, no more than 12 leases per year, no lease beginning within 30 days of a prior lease, no subleasing or assignment, and a fully executed lease provided to the association at least 15 days before occupancy, subject to Board approval (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). Sub-30-day and Airbnb-style rentals are prohibited.
Only if the owner delegates it with prior written club approval, and the owner then loses use of the membership during the tenancy. By default, on a lease the owner keeps golf and the tenant gets none, and the owner remains responsible for the golf-club assessments regardless (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf).
It can appreciate and hold value well as a primary or seasonal home in a high-velocity, resale-only community, but the rental caps make it a poor fit for short-term-rental cash flow. A 30-day-minimum, up-to-12-leases-per-year strategy is workable for seasonal tenants; nightly and weekly investing is not permitted (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). For live-in and seasonal buyers, the fundamentals are strong; call Marc at (239) 287-5873 to run the numbers.
The entire community is FEMA Zone X, "Area of Minimal Flood Hazard," verified at multiple points against both FEMA and Lee County GIS, governed by FIRM panel 12071C0685F (Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer). It is not a Special Flood Hazard Area, and there is no base flood elevation.
No. Because Bonita National is in Zone X rather than a Special Flood Hazard Area, federal law does not require flood insurance for a mortgage here (Source: https://www.fema.gov/about/glossary/mandatory-purchase). Some owners still choose an optional, generally low-cost flood policy, and if they do, the city's CRS Class 5 rating provides a 25 percent NFIP discount (Source: https://www.cityofbonitasprings.org/FEMACRS).
There is no documented home flooding at Bonita National from Ian. The community's documented Ian damage was wind-driven and concentrated on the floating driving-range greens, which were repaired and restored; there was no storm surge here, because the community is inland in Zone X behind a flood-engineered golf course (Source: https://aquagreens.com/branded-shield-green-completes-renovation-at-bonita-national/; https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf).
Well, and the difference is structural. Bonita National is 3 to 5 miles inland in Zone X, so it takes wind rather than surge, while the catastrophic Ian and Milton damage in Bonita Springs was coastal. After Ian, about 65 percent of the roughly 19,400 parcels the city assessed were "Unaffected," with destruction concentrated on the coast (Source: https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report). The homes are also newer, built to a 160 mph wind code.
Bonita National feeds into Lee County choice pools rather than fixed zones: Elementary Proximity Zone Q, Middle Proximity Zone GG, and High School South Sub-Zone S3, which pairs Bonita Springs High and Estero High (Source: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). Families rank schools within the pool and are placed by lottery. Bonita Springs Charter (K-8, A-rated, tuition-free) is one of the closest options. Always confirm a specific address in the district's School Site Locator.
The gate is 3 to 5 miles east of I-75, roughly 8 to 12 minutes to the Exit 116 interchange. The Gulf beaches are an 18-to-28-minute drive west, and Southwest Florida International Airport is under 20 miles at about 20 to 25 minutes (Source: https://www.bonitanationalgolfcc.com/web/pages/location; https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports). Coconut Point shopping is roughly 15 to 18 minutes.
Lee County. The community is in the City of Bonita Springs, ZIP 34135, on the north side of Bonita Beach Road east of I-75 (Source: https://www.bonitanationalgolfcc.com/web/pages/location). Note that some nearby retail and the NCH Bonita ER carry the 34134 ZIP, which is simply west, gulf-side Bonita.
Three big things. The I-75 widening from six to eight lanes is expected to start around 2026 with multi-year construction (Source: https://www.swflroads.com/project/452544-1). Midtown at Bonita, a roughly 200,000-square-foot retail and lifestyle center with 400 apartments and a planned hotel, is under construction a quarter mile east of I-75 (Source: https://midtownbonita.com/). And Revana Lakes, an approved 299-home gated community, is planned nearby with construction around 2027 (Source: https://citizenportal.ai/articles/7403168/florida/lee-county/bonita-springs-city/bonita-springs-approves-annexation-compplan-amendment-and-rezoning-for-large-seagate-development).
No. Per the City and the Mayor, the facility approved on Imperial River Road is "not an AI data center and really not a data center at all. It's an internet relay station," tied to a submarine fiber-optic cable, resembling a small two-story office building with normal commercial utilities (Source: https://www.wgcu.org/top-story/2026-06-20/data-center-built-bonita-springs-or-incorrect-technical-terminology). It is several miles west of Bonita National with low traffic.
No, and this is a common name-collision. Bonita National Golf and Country Club is in Bonita Springs, Lee County, off Bonita Beach Road east of I-75. The National Golf and Country Club at Ave Maria is a different Lennar community in Collier County. Search results sometimes bleed between the two, so confirm you are looking at Bonita National in Bonita Springs, 34135.
They use fundamentally different membership models, so the answer depends on you. Bonita National is bundled and deed-based: golf membership is welded to the home and transfers automatically, with no separate equity buy-in (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Bonita Bay is an equity-club model, where the membership is bought separately from the real estate. Which fits depends on how you play, budget, and plan to exit, and we will not disparage either. Call Jesse direct at (239) 898-6072 for a straight comparison.
Approval status changes over time and by association, so we verify it live at the time of your purchase rather than asserting a fixed answer. Conventional financing is widely used here, and because Coach Homes and the Terrace and Veranda buildings are legally condominiums, condo-project review applies. We check current FHA, VA, and conventional eligibility for the specific building before you write an offer.
For buyers who want newer, Zone X, code-built construction with deep resort amenities and bundled-golf value, it is an excellent fit. The honest cons are the CDD assessment through 2046, a food-and-beverage minimum, strict rental caps, the inland 3-to-5-mile drive to I-75 and the beach, and years of nearby I-75 construction. The pros are the flood posture, newer construction, amenity depth, and resale velocity. See our full Honest Pros and Cons section above, and call Marc at (239) 287-5873 to weigh it for your situation.
Ask five things: Is this specific home golf-deeded or social-deeded? What are the full annual dues plus the CDD assessment and any food-and-beverage minimum? What are the one-time capital contributions at closing? What are the exact leasing rules if I plan to rent? And what is the condo association's reserve and insurance picture if it is a condo or coach home? 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, and with the Domain Realty Group team having sold over $2.5 Billion in Real Estate, we bring deed-level knowledge of Bonita National's golf-versus-social structure, its full fee stack, and the resale mechanics that make or break a smooth closing. Call Jesse direct at (239) 898-6072.
It depends on your product line, whether the home is golf-deeded or social-deeded, the view, 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 Southwest Florida MLS data. Over the trailing twelve months, 52 homes sold in Bonita National at a median of $599,500, with the top sale reaching $1,660,000. Because those figures shift by product line, deed type, and season, we translate them into a price band for your specific home.
Bonita National is a high-velocity, resale-only community, so well-priced homes move. Over the trailing twelve months, homes here averaged 86 days to contract, and the fastest went under contract in 2 days. Pricing and presentation drive that speed, which is exactly where our marketing plan earns its keep.
Over the trailing twelve months, Bonita National homes sold at a 96.6% sale-to-list ratio, per live Southwest Florida MLS data. That ratio tells you how tightly homes are pricing to ask, and it moves with the season and with product line, which is why we set your list price to protect it.
Yes, on a golf-deeded home. The golf membership is appurtenant to the deed and, upon sale, "the transferor shall be deemed to have automatically assigned and transferred the membership with his property"; any attempt to separate it is null and void (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). The buyer receives your golf membership automatically at closing.
No. The membership is not a separate asset. It is welded to the deed, cannot be bought or sold on its own, and there is no membership share or equity to withdraw (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Its value is captured in the sale price of the golf-deeded home itself.
Yes, the club charges a golf transfer fee at resale on a golf-deeded home, and the buyer separately owes capital contributions at closing. We itemize every seller-side and buyer-side charge before you list so nothing surprises anyone at the closing table. Call Jesse direct at (239) 898-6072 to get the current figures for your home.
At least 30 days before the sale, together with the non-refundable resale application processing fee (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). Sellers who miss this timing can delay their own closing, so we build it into the listing timeline from day one. This is one of the most common ways a Bonita National sale slips, and we prevent it.
A Bonita National sale requires an estoppel from the master HOA and, for a condo or coach home, a separate estoppel from that specific sub-association, plus association approval of the transfer. Florida law standardizes estoppel fees and requires delivery within 10 business days of request. We order the right estoppels early through the correct managers so the file is clean before closing.
The buyer pays the capital contributions at closing. On a golf-deeded home in 2026 that is a $5,000 golf capital contribution and a $4,000 HOA capital contribution, plus the $150 resale application fee, and it is the transferee's legal obligation under the recorded Golf Declaration (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). We make sure both sides understand who owes what.
Generally yes, and the reason is scarcity. Only 866 homes carry golf, a social home can never be upgraded to golf, and golf buyers must buy a golf-deeded home to play (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). That scarcity supports a premium when the home is priced and marketed to golf buyers correctly, which is exactly how we position golf-deeded listings.
Price to your specific deed type, product line, view, and updates against live comparable sales, not against automated estimates or an outdated neighbor's list price. We build your price from current Southwest Florida MLS data, then position it to protect the sale-to-list ratio. Overpricing a resale-only community stalls a listing; underpricing a scarce golf-deeded home leaves money on the table. We thread that needle.
Inventory and market balance shift constantly, so we read them live from Southwest Florida MLS rather than quoting a stale number. Over the trailing twelve months, 52 homes sold at a 96.6% sale-to-list ratio, which tells us how much pricing power sellers currently hold. We give you a current snapshot of active listings, pending sales, and months of supply for your product line before you set a price. Call Jesse direct at (239) 898-6072.
Southwest Florida is seasonal, and buyer demand concentrates roughly November through March when snowbirds and second-home buyers are in town. That said, the right time also depends on your product line, your deed type, and current inventory. We read the live market for you rather than giving a one-size-fits-all answer; call Jesse direct at (239) 898-6072.
The winter high season, roughly November through March, brings the deepest pool of active buyers to Bonita Springs, which is often the strongest window to list a Bonita National home. But a well-priced, well-marketed home sells year-round in a high-velocity community, and off-season listings face less competing inventory. We time your launch to your goals and to current conditions.
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. Because the community limits open houses to Sundays 1 to 4 PM with a single approved sign, our plan does not rely on foot traffic (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). Many of our sales begin off-market.
Yes. We maintain an off-market and coming-soon network of buyers already waiting for a specific Bonita National product line, deed type, or view, 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 will net you more for your specific home.
Beyond the standard Florida costs and the commission you agree to, Bonita National sellers should plan for the $150 resale application fee and the golf transfer fee on a golf-deeded home, plus estoppel charges from the master HOA and any sub-association. Note that the larger capital contributions at closing are the buyer's obligation, not yours. We give you a clean net-proceeds estimate before you list.
Often light staging and decluttering pay for themselves, especially on condos and coach homes where buyers are comparing similar floor plans, but full professional staging is not always necessary in a high-demand community. We give you a candid, room-by-room recommendation focused on the improvements that actually move the needle on price and days on market, rather than upselling you on staging you do not need.
A Bonita National specialist. The deed structure, the resale-application timing, the estoppel and capital-contribution mechanics, the open-house restrictions, and the golf-versus-social pricing are specific to this community, and getting any of them wrong can delay your closing or cost you money. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, know Bonita National at the deed level. Call Jesse direct at (239) 898-6072.
Yes, though the existing lease conveys with the sale and shapes your buyer pool, since some buyers want immediate occupancy and others want the income. Bonita National's leasing rules, including the 30-day minimum and the 12-lease-per-year cap, also affect how a buyer can use the property afterward (Source: https://cdn.cybergolf.com/images/1638/Rules-and-Reg-Bonita-National.pdf). We market a tenant-occupied home to the buyers most likely to value it.
If your goal was short-term-rental income, Bonita National's caps have always limited that, so many investor-owners find the community works better as a long-hold or seasonal asset than a cash-flow rental. Whether to exit depends on your basis, the current market for your product line, and your alternatives. We will give you an honest hold-versus-sell read backed by live comps; call Jesse direct at (239) 898-6072.
They can, because buyers and their lenders scrutinize a condo association's reserves, any Structural Integrity Reserve Study, and any special assessment. The good news for Bonita National is that the buildings are young, roughly 7 to 10 years old and about two decades from the 30-year milestone trigger, which is a selling point (Source: https://www.henlaw.com/news-insights/understanding-structural-integrity-reserve-study-milestone-inspection-reports-deadlines-and-board-responsibilities/). We gather the association's documents up front so your listing is transparent and clean.
Chiefly the $150 resale application fee, the golf transfer fee on a golf-deeded home, and the need for estoppels from both the master HOA and any sub-association. The 30-day resale-application timing and the Sundays-only open-house rule are operational constraints unique to the community rather than fees, but they affect your timeline. We manage all of it so you never miss a step.
Start with a free, no-obligation home valuation at https://mcgreevyandcomisar.com/home-valuation, and we will follow up with a full comparative market analysis built from live Southwest Florida MLS sales, adjusted for your deed type, product line, view, and condition. Then call Jesse direct at (239) 898-6072 to walk through the pricing and marketing plan together.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, with the Domain Realty Group team having sold over $2.5 Billion in Real Estate and Jesse and Marc alone accounting for over $900 million in Sales. Our team has closed transactions across every price band in Southwest Florida, and in the last 12 months we tracked 52 Bonita National closings. That production, paired with deed-level Bonita National expertise, is why sellers here list with us. McGreevy and Comisar are licensed real estate professionals with Domain Realty Group, regulated by the Florida Real Estate Commission (FREC). 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 National team you can vet on our Google reviews before you call. We give straight, numbers-first advice, we name the downsides, and we run the Bonita National-specific paperwork so your closing holds.
Missing the 30-day resale-application deadline, or pricing a golf-deeded home as if it were social, or vice versa. Both are avoidable with a specialist. The resale application must be filed at least 30 days before the sale, and the golf-versus-social deed distinction drives value (Source: https://www.bonitanationalgolfcc.com/documents/20124/60403/Bonita+National+Golf+Club%2C+Inc.+Declaration+of+Covenants%2C+Conditions+and+Restrictions+02.25.2025.pdf). We handle both from the start.
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 resale application timing, the estoppels, and the deed-value 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 Florida Division of Corporations (Sunbiz), the Beach Road Golf Estates Community Development District, recorded declarations, FEMA, the Lee County School District and the Florida Department of Education, the Bonita National Golf and Country Club, and established regional news outlets. Market statistics on this page are pulled from the Southwest Florida MLS and refreshed regularly.
](https://www.fmsbonds.com/wp-content/uploads/2015/07/FLBeachRoad01aPOS.pdf])Most real estate sites never show you a single primary document. We do. These are the public records behind Bonita National, the ones that actually answer the questions buyers and sellers ask about fees, the golf deed, the CDD, and flood risk. Where a clean public copy exists, we host it here so you can open it yourself. For the two records that are not published online, we point you straight to the official source.
Have a Bonita National document you want us to review, an estoppel, a condo budget, a SIRS report, before you list or make an offer? Call Jesse direct at (239) 898-6072 and we will read it with you.
1,534 people live in BONITA NATIONAL, where the median age is 69 and the average individual income is $88,767. Data provided by the U.S. Census Bureau.
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There's plenty to do around BONITA NATIONAL, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Detroit Pizza Joint, North Naples CrossFit, and Renee O'Higgins.
| Name | Category | Distance | Reviews |
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| Dining | 4.56 miles | 7 reviews | 5/5 stars | |
| Active | 4.62 miles | 10 reviews | 5/5 stars | |
| Active | 4.39 miles | 7 reviews | 5/5 stars | |
| Active | 1.74 miles | 25 reviews | 4.8/5 stars | |
| Beauty | 4.23 miles | 7 reviews | 5/5 stars | |
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BONITA NATIONAL has 758 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in BONITA NATIONAL do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
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