Explore Bonita Village Homes in Bonita Springs, FL

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

Bonita Village is a gated condominium of 80 residences in five mid-rise buildings in Bonita Springs, Florida, built in 2007 on Kens Way and Bonita Village Boulevard just off Bonita Beach Road, about two road miles from Bonita Beach Park. It has a two-story clubhouse called the Island House, a beach-entry resort pool and a second quiet pool by the lake, and a recorded rule that lets an owner lease for as little as seven days with no yearly limit. In the 36 months to September 25, 2026, Lee County recorded 19 Bonita Village sales at a $625,000 median. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, from an office in Bonita Springs.

A word on the name, because search results blur it. This page covers The Residences at Bonita Village I, a Condominium (60 units) and The Residences at Bonita Village II, a Condominium (20 units), under the master Bonita Village Community Association, Inc., in the City of Bonita Springs, ZIP 34134. It is not Sun Village Estates, the neighborhood off East Terry Street; "Sun Village" here is only the name of the on-site rental and sales companies. And it is not Cabana, the new resort being built on the rest of the Bonita Village land, which we cover in its own section below.

If you own a Bonita Village condo and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Bonita Village condo costs, what the two recorded declarations say about rentals, pets and board approval, the three separate charges an owner pays, how Florida's milestone and reserve-study laws reach these buildings, and what the public record does not show.

Why McGreevy and Comisar Are the Best Realtor for Bonita Village

McGreevy and Comisar are the best realtor for Bonita Village in Bonita Springs because an 80-unit resort condominium is sold on its records: we read both 2007 declarations, the master association and district filings, the district's adopted budget, the flood layer at the buildings and every recorded Bonita Village sale before we price or advise, and our office is in Bonita Springs.

If you're searching for the best realtor for Bonita Village in Bonita Springs, whether you're ready to sell your Bonita Village condo or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Bonita Springs should ask each agent to price one specific Bonita Village condo from the community's own recorded sales, bedroom count by bedroom count, and we do exactly that below, in the open.

Recent Bonita Village market: In the 12 months to September 25, 2026, Lee County recorded 3 Bonita Village sales, from $535,000 to $810,000. Three is too few for a median, so we widen to the first window with ten sales: 19 sales in the 36 months to September 25, 2026, at a median of $625,000, a range of $535,000 to $820,000 and $524.33 per square foot of county heated area. Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10).

We tracked every one of those 19 recorded Bonita Village sales, and all 47 recorded in the 60 months to September 25, 2026, each sorted by bedroom count and size. Each sale is listed in the market snapshot below by month, price and size only.

For Bonita Village sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. A Bonita Village sale also needs the board's prior written approval, with a possible interview, and the county roll shows most owners mailing their tax bills out of state, so a rental history file and a clean resale package carry as much weight as the photos.

For Bonita Village buyers: the first question is the bedroom count, because 50 of the 80 units are two-bedroom, 26 are three-bedroom and only 4 are one-bedroom. The second is the carry: an owner pays a condominium assessment, a master association assessment and a district charge on the tax bill, three lines, not one. The third is the building: these are three-to-five-story condominium buildings from 2007, so Florida's structural integrity reserve study and milestone inspection laws apply, and their reports belong in your due diligence.

Honors and recognition:

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

Selling your Bonita Village condo? Get a free home valuation, read how we sell homes in Bonita Springs, or Call Jesse direct at (239) 898-6072.

Buying in Bonita Village? Call Marc at (239) 287-5873, read our Bonita Springs buyer guide, or see how we represent buyers in Southwest Florida.

Key Takeaways: What Should Bonita Village Buyers and Sellers Know?

Bonita Village buyers and sellers in Bonita Springs should know eight facts from the record: the unit count and buildings, the bedroom mix, the price, the three layers of governance, the seven-day lease rule, the pet rule, the flood and evacuation zones and the resort being built next door, each drawn from the recorded declarations, the county roll and recorded sales, the district's budget and FEMA's flood layer.

• 80 condominium units, five buildings, 2007. Two condominiums declared by Bonita Village, LLC: The Residences at Bonita Village I (60 units, April 16, 2007) and II (20 units, recorded September 14, 2007), three to five stories over under-building parking.
• Mostly two-bedroom. 50 two-bedroom units of 1,174 to 1,267 square feet, 26 three-bedroom units of 1,411 to 1,675 and 4 one-bedroom units of 920, by county heated area.
• $625,000 median. 19 recorded sales in the 36 months to September 25, 2026, from $535,000 to $820,000; three in the last 12 months.
• Three charges. A condominium association, the master Bonita Village Community Association, Inc. and the Bonita Village Community Development District, which levies $340 per unit for fiscal 2027.
• Seven-day leases. "No Unit may be leased for a period of fewer than 7 days. There is no limit on the number of times the Unit may be leased during any calendar year," with board approval and a one-year maximum.
• Owners' pets only. Two pets, dogs no taller than 22 inches at the shoulder, five breeds barred, and tenants and guests may not keep pets.
• Shaded Zone X, Evacuation Zone A. FEMA panel 12071C0654G returns shaded Zone X at all five buildings; Lee County puts the site in Evacuation Zone A, the first zone told to leave.
• Cabana next door. A 110-residence resort with a three-acre lagoon is under construction on the remaining Bonita Village land, with its first building's occupancy anticipated in late 2026.

What Is It Like Living in Bonita Village as a Homebuyer?

Living in Bonita Village in Bonita Springs means a condominium flat with an elevator, an assigned under-building parking space and a storage room, inside a gate, steps from a resort pool and clubhouse, in a community where many units rent by the week, about two road miles from the Gulf beaches at Bonita Beach.

What Is Bonita Village?

Bonita Village is a resort-style condominium community of 80 residences. The operator's site describes it as "a 16-acre parcel located between Ft Myers and Naples, just west of US 41, bordering Bonita Beach Road." A buyer owns the unit, a flat on one floor, and a share of the common elements of that unit's condominium, and becomes a member of the master association that runs the shared clubhouse and pools.

Two Condominiums, One Village

The Residences at Bonita Village I holds 60 of the units and The Residences at Bonita Village II holds 20. Each has its own declaration, its own association and its own budget. The two declarations match on the points a buyer asks about: leasing, pets, board approval of sales and the parking and storage assignment. On the county roll, 70 units carry Kens Way addresses and 10 carry Bonita Village Boulevard addresses.

The Buildings

The roll records all 80 units as built in 2007, in buildings recorded at three stories (20 units), four stories (28) and five stories (32). The operator describes a secure lobby in each building and a parking level underneath, and listing records describe a common elevator. Ground-floor units have a spiral staircase from the terrace down to a private patio, which the declarations treat as a limited common element kept at that owner's cost.

Who Owns Here, by the Record

The 2026 county roll shows a homestead exemption on 9 of the 80 units, about one in nine, so most units are second homes or rentals. Eighteen owners have Florida mailing addresses, 60 list other states and 2 list Canada. We describe the property and the record, not the people who live there.

A Rental Community by Design

The seven-day minimum lease is the defining rule here, and the operator's own page calls it a selling point: "minimum 7-DAY rental policy." An on-site vacation rental company, Sun Village Vacations, works from the Island House. For a buyer who wants a quiet full-time home, that means neighbors who change by the week in season. For a buyer who wants rental income, it means a rule set that allows it, subject to board approval of each lease.

What Bonita Village Does Not Have

Five things buyers sometimes assume. No beach on site: Bonita Beach Park is 1.9 to 2.0 road miles west. No golf. No private garage: parking is an assigned space under the building. No age restriction: the declarations say "There is no restriction on the ages of occupants." No published fee in the public record: the condominium and master assessments arrive with the resale package.

Ready to Sell or Buy in Bonita Village? Talk to the Team That Tracked All 47 Sales

Bonita Village is an 80-unit resort condominium in Bonita Springs whose 47 recorded sales over 60 months ran from $405,000 to $820,000. If you own one of those units, ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a price built from Bonita Village's own sales by bedroom count and size. Selling? Get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You can also see Bonita Springs condos listed for sale on our team site, Domain Realty Group's Bonita Springs page.

What Do Bonita Village Condos Sell For?

Bonita Village condos in Bonita Springs sold 19 times in the 36 months to September 25, 2026 at a $625,000 median, from $535,000 to $820,000, or $524.33 per square foot of county heated area, in Lee County's recorded sales. In the last 12 months three sales closed, from $535,000 to $810,000, all resales.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll of October 2026)

The Window Ladder

Every Recorded Sale in the Last 36 Months

The $625,000 Two-Bedroom

Eight of the 19 sales closed at exactly $625,000 and a ninth at $625,500, every one a two-bedroom unit of 1,174 to 1,267 square feet, between February 2024 and April 2025. Each was its own deed on its own date, apart from two pairs that closed the same day, so this is not one bulk purchase. It reads as a settled price for the standard two-bedroom. The two sales at $535,000, in August 2024 and May 2026, were also 1,174 square foot two-bedrooms, which shows how far condition and position can move a price inside one plan.

By Bedroom Count

• Two-bedroom: 13 sales in the 36 months, median $625,000, from $535,000 to $635,000.
• Three-bedroom: 6 sales, from $650,000 to $820,000. Six is too few for a median.
• One-bedroom: no recorded sale in the 36 months among the four 920 square foot units.

Sales by Calendar Year

Recorded prices rose from a $315,000 to $525,000 range in 2020 to a $634,950 median in 2022 and have held near $625,000 for the standard two-bedroom since. Turnover is the change to watch: 13 recorded sales in 2024, then 3 in each of 2025 and 2026 so far.

What We Measured for This Page

We ran one county statistic on the Lee County Property Appraiser's roll and recorded sales for the 80 units, matched by the recorded legal description of both condominiums. A window with fewer than ten sales gets its count and range, never a median. Price per square foot uses the county's heated area, not a listing's living area.

What the County Record Does Not Show

The county record does not show days on market, list prices, concessions, furnishings sold with the unit or rental income. Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10). Active listings: Information not available at time of publishing (checked 2026-10-10).

How Did Bonita Village Come to Be?

Bonita Village came to be in three steps: the City of Bonita Springs created the Bonita Village Community Development District in 2005 at the developer's request, Bonita Village, LLC declared two condominiums in 2007 and sold 80 residences with an on-site rental program, and the rest of the land is now being built out as Cabana, a separate resort.

The 2005 District

The City Council passed Ordinance No. 05-11 on July 6, 2005, "establishing Bonita Village Community Development District" on the petition of Bonita Village LLC, effective 30 days after adoption; the district gives its establishment date as August 5, 2005. The district describes its land as "lying south of the Imperial River bounded on the east by Meadowlark Lane, on the south by Bonita Beach Blvd. and on the north by Quails Walk," and its service as "Maintenance of Storm Drainage." The master association, Bonita Village Community Association, Inc., had been filed with the state two months earlier, on May 3, 2005.

Two Declarations in 2007

Bonita Village, LLC declared The Residences at Bonita Village I on April 16, 2007, and the county's first recorded sale in the community followed that day. It made the declaration of The Residences at Bonita Village II on September 10, 2007, recorded on September 14, 2007 as Instrument 2007000285249, 93 pages. Both submit the land "to the condominium form of ownership and use, in the manner provided by Chapter 718, Florida Statutes."

The Rental Model

From the start the community was sold with a short-stay rental rule and an on-site rental office. The operator's page says "Residences may be leased for a minimum of seven days, fifty-two times a year," and the declarations say the same in their own words. The developer entity is now inactive on the state's records, and the associations and the district run the community.

Cabana on the Rest of the Land

The 80 residences did not use all of the district's land. The district's fiscal 2027 budget still assesses 10.5195 units of "Undeveloped Land" beside the 80 condominium units. That land fronts Bonita Beach Road, and it is where Cabana, a resort of condominiums with a three-acre lagoon, broke ground in April 2024. We cover what that means for an owner in the section on what is being built nearby.

Timeline

What Are the Bonita Village Floor Plans Like?

Bonita Village floor plans are single-level condominium flats in three sizes on the county roll: four one-bedroom, one-and-a-half-bath units of 920 square feet, 50 two-bedroom, two-bath units of 1,174 to 1,267 square feet and 26 three-bedroom, two-bath units of 1,411 to 1,675 square feet.

The One-Bedroom

Four units are recorded at 920 square feet with one bedroom and one and a half baths, the smallest and scarcest plan. None sold in the 36 months to September 25, 2026, so a seller of one prices from older sales and from the two-bedroom market.

The Two-Bedroom

The two-bedroom is the community's standard unit: 50 of 80, and 30 of them share the 1,174 square foot plan. Thirteen of the 19 sales in the last 36 months were two-bedrooms, at a $625,000 median.

The Three-Bedroom

Twenty-six units have three bedrooms. Eighteen share the 1,411 square foot plan and eight are larger, at 1,642 or 1,675 square feet. Six sold in the 36 months, from $650,000 to $820,000.

Parking, Storage and the Ground-Floor Patios

Each declaration requires that "The exclusive use right to at least 1 such parking space and at least 1 storage space shall be assigned to each Unit," on the parking level under the building, and no unit may hold more than two of each. The operator describes the storage room as "temperature controlled," a place for "bikes, beach chairs, fishing rods." Ground-floor units add a spiral staircase to a private patio.

Finishes, as Built

The developer's standard finishes, from its own residence page, were granite counters "with a thickness of 3 cm," 42-inch upper cabinets, 18-inch porcelain tile laid on the diagonal, solid-core interior doors and crown molding in the main rooms. After 19 years, many units have been redone, so the finish list is a starting point, not a description of any one unit.

Roll Values

The 2026 roll sets a just value median of $502,504 across the 80 units, from $399,062 to $649,988. Just value is the county's mass appraisal, usually below recorded sale prices here: the 36-month sale median is $625,000.

What Amenities Come With a Bonita Village Condo?

Bonita Village amenities are the Island House, a two-story clubhouse of 8,200 square feet with a fitness center and game and social rooms, a beach-entry resort pool with a waterfall and a chickee bar, and a second quiet pool and spa by the lake, all inside the gate and shared by the 80 residences.

The Island House

The operator calls it "Our inviting two-story clubhouse" with "8,200 square feet of recreational space," first- and second-floor verandas over the pool and an elevator to the second floor. Inside are a fitness center, a billiard and game room, a social room for gatherings, a media room and an internet cafe. The district holds its board meetings in the Social Room.

Two Pools

"There are two luxury pools," says the operator's FAQ. The resort pool next to the Island House has a walk-in beach entry, a landscaped center island, a waterfall with rock formations and a chickee bar, the Groggy Frog. The second, "Another Quiet pool and spa," sits in the middle of the buildings by the lake.

The Beach Shuttle Question

Older marketing for Bonita Village promised a private shuttle to Bonita Beach. We could not confirm that a shuttle runs today. Ask the association and the rental office before you count on it; Bonita Beach Park is a 4 to 5 minute drive.

Beaches Nearby

Bonita Beach Park is 1.9 to 2.0 road miles away, about 4 to 5 minutes. Little Hickory Island Beach Park is 3.1 to 3.2 miles, Barefoot Beach Preserve 3.5 to 3.6 miles and Lovers Key State Park 7.4 to 7.5 miles, by our drive-time model.

Parks, the River and Town

The Imperial River boat ramp on Tamiami Trail is 1.4 to 1.5 miles away, Riverside Park downtown 3.2 to 3.3 miles, Everglades Wonder Gardens 3.5 to 3.6 miles and the Bonita Springs Community Park and Recreation Center 4.0 to 4.1 miles. The Promenade at Bonita Bay, for shops and restaurants, is 2.5 to 2.6 miles; Coconut Point in Estero is 6.2 to 6.3 miles.

Who Governs Bonita Village?

Bonita Village is governed in three layers: each condominium has its own association, the master Bonita Village Community Association, Inc. runs the shared community areas over both, and the Bonita Village Community Development District, a unit of local government, owns the storm water system and levies a charge on the tax bill.

Two Condominium Associations

The Residences at Bonita Village I Condominium Association, Inc. and The Residences at Bonita Village II Condominium Association, Inc. are both active Florida not-for-profit corporations. Each runs its own condominium's buildings and common elements, sets its own assessment and approves sales and leases of its own units.

The Master Association

Bonita Village Community Association, Inc. has been active since May 3, 2005, at 27901 Bonita Village Boulevard, the Island House address. The Residences at Bonita Village II declaration defines it as the entity "which is responsible for the operation of Community Common Areas," with membership "composed exclusively of Parcel Owners." The Residences at Bonita Village I declaration calls each condominium association a "Neighborhood Association" under the community declaration for Bonita Village.

The Community Development District

The Bonita Village Community Development District "does or shall own, operate and maintain the Water Management Facilities," says the Residences at Bonita Village II declaration. It is a public body under Chapter 190 of Florida Statutes, with a five-member board, public meetings at 1 PM on the third Tuesday of the month in the Island House Social Room, and a management company, Governmental Management Services, South Florida. Its fiscal 2027 budget is $75,590.

How the Board Approves Things

The condominium board approves every sale, gift and lease. "No Unit owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors." The owner gives written notice "at least 14 days before the intended closing date," with the contract, and "The Board may require a personal interview with any purchaser." If the board disapproves, the owner may demand that the association supply an approved alternate purchaser at the same price and terms.

What Are the HOA Fees and Costs to Own a Bonita Village Condo?

The cost to own a Bonita Village condo is three recurring charges, the condominium assessment, the master association assessment and the district's $340 per unit charge for fiscal 2027, plus property tax at 12.7942 mills, insurance on the unit's interior and the one-time charges at a sale; the two association amounts are not in any public record.

Data updated: October 2026 (Bonita Village CDD fiscal 2027 adopted budget; 2026 Lee County millage book; Florida Statutes 718.116 and 718.112)

Three Charges, Not One

The declarations say the condominium's common expenses do "not include any expenses of the Community Association or District." So an owner receives a condominium assessment from the unit's own association, a separate assessment from the master association for the clubhouse, pools and community areas, and the district charge on the county tax bill. Current condominium and master assessments: Information not available at time of publishing (checked 2026-10-10).

The District Line

The district's fiscal 2027 adopted budget charges each of the 80 condominium units $340.00 a year gross, the same as fiscal 2026, and spreads a larger share, $3,619.94 a unit, across 10.5195 units of undeveloped land. The budget shows no debt service, so the charge pays for operations: management, legal, insurance, audit and storm drain upkeep. It appears on the tax bill as a non-ad valorem assessment.

The 2026 Tax Rate and a Worked Example

Bonita Village sits in Lee County taxing district 017, at 12.7942 mills for 2026. At the $625,000 median with no exemption, the ad valorem tax would be 12.7942 times $625,000 divided by 1,000, or $7,996.38, before the $340 district line. With a homestead exemption it would be ($625,000 minus $25,000) times 12.7942 per 1,000, minus $25,000 times the 7.5232 non-school mills per 1,000, or $7,488.44. Both assume the assessed value equals the price; a buyer's assessed value resets after a sale because the Save Our Homes cap does not transfer.

One-Time Charges at a Sale

• Estoppel certificate: Florida's statutory base is $250, plus $100 if expedited and $150 if the account is delinquent; the state's adjusted caps are $299, $119 and $179, and an association may charge less.
• Approval fee: a condominium association may charge no more than $184 per applicant for approving a transfer, adjusted by the state for inflation.
• Documentary stamps: $0.70 per $100 on the deed, $4,375 at $625,000.
• Master association charges: any capital or transfer contribution is set by the master's own documents; confirm it on the estoppel.

The Carry, Line by Line

What Do the Bonita Village Declarations Say?

The Bonita Village declarations allow leases of the whole unit to a natural person for seven days to one year, as often as the owner likes, after board approval; allow owners two pets with a 22-inch height limit for dogs and five breeds barred; set no age restriction; require board approval of every sale; and require a named occupant when a company or trust owns.

Leasing

"The ability of a Unit owner to lease his Unit to others is a privilege, not a right." Leases must be in writing, for the whole unit, "after receiving the approval of the Association. The tenant must be a natural person." Then the term: "No Unit may be leased for a period of fewer than 7 days. There is no limit on the number of times the Unit may be leased during any calendar year." And "No lease may be for a period of more than 1 year." Subleasing and assignment need board approval.

Seven-Day Rentals in Practice

Many Bonita Springs condominiums set longer minimums; Sanctuary at Imperial River, for one, sets 90 days. A seven-day floor opens the door to weekly vacation rentals through the on-site office or an outside manager, subject to the board's approval process for each lease, and to the City's and the state's rules for transient rentals. A buyer planning to rent should ask the association how it handles weekly lease approvals in practice and what it charges.

Pets

"Each unit owner shall be entitled to keep no more than 2 commonly accepted domesticated household pets such as a dog or cat." "No dog who exceeds a height of 22" measured at the shoulder when fully grown shall be permitted," and pit bulls, bull mastiffs, rottweilers, Doberman pinschers and German shepherds are barred. No reptiles, rodents, ferrets, amphibians or exotic animals. "Tenants and guests of unit owners shall not be permitted to keep pets on the condominium property." Assistance animals follow federal and state fair housing law, not the pet rule.

Owning Through a Company or Trust

A trust, corporation, partnership or other entity may own a unit if approved, but must name one natural person as the "primary occupant," and "No more than one such change will be approved in any 12-month period except in the case of the death or incapacity of the primary occupant." A change of primary occupant is treated as a transfer and needs approval.

Hurricane Shutters

"The Board of Directors shall adopt hurricane shutter specifications for each building," and no shutter may be installed that does not meet them; the board may not refuse a shutter that does. Listing records describe impact-resistant windows and doors on at least some units.

Is Bonita Village a 55+ Community?

No. The declarations state: "There is no restriction on the ages of occupants of units; however all occupants under 18 years of age shall be closely supervised at all times by an adult."

Do Florida's Condo Milestone and SIRS Laws Apply to Bonita Village?

Yes. Florida's milestone inspection law and structural integrity reserve study law both reach buildings of three habitable stories or more, and every Bonita Village building is three to five stories, so each association must keep a reserve study on a ten-year cycle and each building faces a milestone inspection as it ages.

The Milestone Inspection

Under Florida Statutes 553.899, a condominium building "three habitable stories or more in height" must have a milestone inspection "by December 31 of the year in which the building reaches 30 years of age," and every 10 years after. For a 2007 building, that is 2037, or 2032 if the City applies the law's 25-year option for buildings near salt water. Phase one is a visual inspection by a licensed engineer or architect; phase two follows only if phase one finds substantial structural deterioration.

The Structural Integrity Reserve Study

Under Florida Statutes 718.112(2)(g), "A residential condominium association must have a structural integrity reserve study completed at least every 10 years" for each building three habitable stories or higher. The study covers the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other large items that affect them. Associations that existed by July 1, 2022 had to complete their first study by December 31, 2025.

What to Ask For

Ask each association for its reserve study, its current reserve schedule, any special assessment adopted or proposed, and its insurance declarations page. Florida requires the reserve study and the milestone summary in a resale buyer's disclosure package. Condominium I, at 60 units, must also post its official records on a website or app; Condominium II, at 20 units, is under the 25-unit line. Whether each association has completed its study is not in any public record we could find: Information not available at time of publishing (checked 2026-10-10).

What Flood Zone Is Bonita Village In, and How Do Hurricanes Affect It?

Bonita Village is in FEMA's shaded Zone X, the 0.2 percent annual chance flood hazard in the coastal zone, at all five building points on panel 12071C0654G, effective November 17, 2022; it is not a special flood hazard area, but Lee County places it in Evacuation Zone A, the first zone ordered out in a storm surge threat.

Data updated: October 2026 (FEMA National Flood Hazard Layer; Lee County evacuation zones; Lee County Property Appraiser wind layer)

Shaded X at the Buildings

We tested FEMA's flood layer at the Property Appraiser's point for all five buildings, which carry all 80 units, and at both common-element parcels. All seven returned Zone X with the subtype "0.2 PCT ANNUAL CHANCE FLOOD HAZARD IN COASTAL ZONE" and no base flood elevation. A Zone AE coastal floodplain area with a 9-foot base flood elevation lies about 90 to 130 feet from three of the building points, so the lender's flood determination for a specific building is worth reading. That is moderate risk on FEMA's scale. Shaded X is not a promise that the ground stays dry: the coastal subtype says the area lies where a rarer, larger storm could push water in.

Evacuation Zone A

Lee County's evacuation layer puts Bonita Village in Zone A, storm surge zone 1, at every point we tested. Zone A is called first when surge threatens. A flood zone and an evacuation zone answer different questions: FEMA's map prices flood insurance risk, while the county's map tells you when to leave. Owners who are away in summer should know how their association secures the buildings and who checks the unit after a storm.

Wind

The county's wind layer gives a design wind speed of 160 mph and places the site in the wind-borne debris region, which is why impact-rated windows and doors or approved shutters matter. The board sets the shutter standard for each building.

Insurance for a Condominium Owner

In a Florida condominium the association insures the building under its master policy and the owner insures the unit's interior, contents and loss assessment exposure, usually on an HO-6 policy. Outside a special flood hazard area a lender may not require flood insurance, and Citizens Property Insurance's own flood page says its flood requirement does not apply to condominium unit-owner policies; the association's master policy is a separate question, and a flood policy is still worth pricing even in shaded X. Ask the association for its master policy declarations, its deductible and how it would fund a deductible after a storm.

Which Schools Serve Bonita Village?

Bonita Village sits in the School District of Lee County's South Zone, in choice zones ES Zone Q, MS Zone GG and HS South Zone 3 (study area 2203), so a family chooses from a list of eligible schools; the nearest public schools are Bonita Springs Elementary and Bonita Springs Middle Center for the Arts, each about three and a half road miles away.

How Assignment Works

Lee County uses a choice plan. The address places a student in zones, and each zone lists the schools a family may rank. Seats and transportation depend on the district's enrollment plan for the year, so check the SchoolSite Locator with the exact address and the current enrollment plan before you buy for a school.

Private and Charter Options

The Florida Department of Education's school list shows Grace Classical Academy about half a mile from the site and Wilostar3D Academy under a mile, in straight-line distance, and Bonita Springs Charter School about 2.7 miles. We list them by distance, not by recommendation.

How Far Is Bonita Village From Beaches, Airports and Hospitals?

Bonita Village is 1.9 to 2.0 road miles from Bonita Beach Park, about 4 to 5 minutes, 6.2 to 6.3 miles from Coconut Point, 14.1 to 14.3 miles from downtown Naples and 20.5 to 20.6 miles from Southwest Florida International Airport, about 29 minutes, by a free-flow drive model run from five building points.

Free-flow minutes are a floor. Bonita Beach Road and US 41 slow sharply in season.

Hospitals and Emergency Care

What Are the Daily Logistics at Bonita Village?

Daily life at Bonita Village runs on an assigned under-building parking space and storage room for each unit, guest parking outside, a gate, central water and sewer from Bonita Springs Utilities, electricity from Florida Power and Light, and Bonita Springs Fire's Station 22 response zone.

Parking

Every unit holds the exclusive right to at least one space in the parking level under its building, and at most two. "All unassigned parking spaces located in a parking garage under a building shall be guest" parking, and the operator notes outside guest parking near each building. Large vehicles, boats and trailers are a board rules question; ask before you buy if you own one.

Storage

Each unit has at least one storage space on the parking level. It is the place for beach gear and bikes, since lanais and balconies are not storage.

Utilities

Water and sewer come from Bonita Springs Utilities and electricity from Florida Power and Light. Listing records describe central water and sewer and central electric heat and cooling. Cable and internet arrangements are set by the association; ask what the assessment includes.

Guests and Renters

Renters must be approved by the board and must be natural persons; they use the common facilities during the lease, and they may not keep pets. Guests of owners follow the association's rules on registration and length of stay; ask the association for the current rules and gate procedures.

Trash

Listing records describe a trash chute, so household trash goes through the building. Recycling and bulk pickup follow the City's hauler schedule.

What Is Being Built or Planned Near Bonita Village?

The project that matters most to a Bonita Village owner is Cabana, a resort of 110 condominiums with a three-acre lagoon being built on the Bonita Beach Road frontage of the original Bonita Village land, with its first building's occupancy anticipated in the fourth quarter of 2026 and a second building now taking reservations.

Cabana

The Naples Daily News reported in November 2020 that Bonita Development LLC would develop "its twenty-five acre Bonita Beach Road frontage property into Cabana Resort," with "110 new condominiums." In April 2024 the paper reported that "Heatherwood Construction has broken ground on the first phase of Cabana Resort" after "regulatory hurdles" and "supply chain shortages." The developer's site now says "Building 1 Sold Out," with "occupancy anticipated in Q4 2026," and "Building 2 Now Taking Reservations," and describes a "3-acre crystal lagoon with a lazy river, a curated retail promenade and a planned private beach club." Cabana lists its address as 27901 Bonita Village Boulevard, the same address as the Island House.

What Cabana Means for an Owner

Three things. First, construction: an owner should expect site work beside the community through at least the end of 2026. Second, new supply: Cabana's prices start, by the developer's statement, in the $600s, which puts new units in direct competition with Bonita Village resales. Third, the relationship: whether Cabana owners share any Bonita Village facilities or pay into the master association depends on the community declaration and the master's budget, which are not in the public sources we reached. Ask the master association directly, in writing, before you buy or list.

The Barefoot Beach Hotel Proposal

In 2019 the Naples Daily News reported a three-building project with "a 75-foot-tall hotel and condominium tower" proposed on vacant land on the north side of Bonita Beach Road along Imperial River Road, and noted that "Bonita Village ... is about a quarter mile away." We found no later report of its approval or construction.

Zoning Cases

The county's zoning case layer shows case DCI2006-00095, "BONITA VILLAGE MPD," closed and approved, a rezoning of 19 acres to a mixed-use planned development, 0.06 mile from the center of the site. Bonita Village is inside the City of Bonita Springs, and newer City cases may not appear on the county layer.

How Does Bonita Village Compare With Other Bonita Springs Condos?

Bonita Village compares with other Bonita Springs condominiums as a newer, higher-priced, mid-rise resort condominium with a seven-day lease minimum, far shorter than the 30 and 90 days at the two older, lower-priced condominiums below, and with the same Evacuation Zone A as its riverfront rival on Lee County's evacuation map, the zone ordered out first.

Fairway Dunes is a condominium of one-story houses inside the old country club land; Sanctuary at Imperial River is a 198-unit riverfront condominium of three-story buildings; Imperial Shores is the Imperial River neighborhood of mostly single-family homes for buyers who want a house rather than a condominium.

Bonita Village vs Sanctuary at Imperial River: Which Fits Your Priorities?

Bonita Village and Sanctuary at Imperial River are both Bonita Springs condominiums of three stories or more under Florida's reserve-study law and both in Evacuation Zone A, but Bonita Village is newer, larger per unit, about three times the price, in shaded Zone X rather than Zone AE, and allows seven-day leases where Sanctuary requires 90 days.

Which Fits Which Buyer's Priorities

A buyer who wants weekly rental flexibility, a resort pool and a flood zone outside the special hazard area, and can carry a $600,000-plus price and three charges, fits Bonita Village. A buyer who wants the lowest entry price in a condominium near the river and shops, and will live in the unit or rent for a season at a time, fits Sanctuary at Imperial River, with its flood insurance cost in the budget.

What Does It Cost to Sell a Bonita Village Condo?

Selling a Bonita Village condo in Bonita Springs costs the listing commission, Lee County's customary seller items, the owner's title policy and documentary stamps of $0.70 per $100, which is $4,375 at the $625,000 median, the estoppel certificate from each association that bills the unit, prorated taxes and assessments, and any repairs the contract requires.

Data updated: October 2026 (Florida documentary stamp rate; Lee County closing custom; Florida Statutes 718.116)

The Seller's Line Items

• Documentary stamps on the deed: $0.70 per $100, $4,375 at $625,000.
• Owner's title policy: customarily paid by the seller in Lee County; the contract controls.
• Estoppel certificates: one from the condominium association and one from the master; the condominium's statutory base is $250, with current adjusted caps of $299, plus $119 expedited and $179 if delinquent.
• Prorations: property tax, the district charge and the assessments are prorated to closing.
• Commission: set by the listing agreement and negotiable.

Costs That Shift by Contract

The buyer's approval fee, capped at $184 per applicant for the condominium, is customarily the buyer's. Any special assessment already adopted appears on the estoppel, and the contract decides who pays it. Rental bookings that run past closing need a written plan in the contract. Florida's flood disclosure law requires the seller to disclose known flood damage, flood claims and federal flood assistance at or before contract.

What Are the Pros and Cons of Owning in Bonita Village?

The pros of owning in Bonita Village in Bonita Springs are seven-day leasing, a resort pool and clubhouse inside a gate, an elevator building with assigned covered parking and storage, shaded Zone X and a two-mile drive to Bonita Beach; the cons are three separate charges, board approval of every sale and lease, Evacuation Zone A, reserve-study obligations and a large resort under construction next door.

Pros

• Seven-day minimum lease with no yearly cap, after board approval.
• Resort amenities: the Island House, a beach-entry pool and a quiet pool and spa.
• Assigned under-building parking and a storage room for every unit.
• Shaded Zone X at all five building points.
• About two road miles to Bonita Beach Park.
• No age restriction.

Cons

• Three recurring charges: condominium, master and district.
• Board approval of every sale and lease, with a possible interview.
• Evacuation Zone A on Lee County's map.
• Reserve study and milestone obligations for three-to-five-story buildings.
• Cabana construction next door through at least 2026, and new units priced near resales.
• Pets for owners only, and a 22-inch height limit for dogs.

Selling a Bonita Village condo? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Bonita Village? Call Marc at (239) 287-5873 or read our Bonita Springs buyer guide.

Thinking of Selling Your Bonita Village Condo? List With the #1 Team in Southwest Florida Since 2012

Selling a Bonita Village condo in Bonita Springs means pricing against 19 recorded sales from $535,000 to $820,000 over 36 months, preparing two estoppels and the board's approval package early, documenting the unit's rental history for buyers who plan to rent, and marketing against new Cabana units next door, which is the work McGreevy and Comisar do before a Bonita Village listing goes live.

If you're searching for a Bonita Village listing agent, or thinking, 'I need someone to sell my Bonita Village condo...', McGreevy and Comisar bring the credentials and the record:

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

Bonita Village's Recent Sales, by the Numbers

In the last 12 months we tracked 3 recorded Bonita Village sales to September 25, 2026, from $535,000 to $810,000, $1,975,000 in total recorded value. Over 36 months we tracked 19 recorded sales at a $625,000 median and $524.33 per square foot of county heated area, $12,650,400 in total recorded value. Days on market: Information not available at time of publishing (checked 2026-10-10). Sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10).

Selling in Bonita Village Is Different in Five Ways

1. Two approvals and two estoppels. The condominium board approves the buyer, and both the condominium and the master association issue estoppels, so we order both the day the contract is signed.
2. Rental buyers read the books. Many buyers plan to rent by the week, so a rental history, the booking calendar and the rental contract terms belong in the listing file.
3. The two-bedroom has a price. Nine two-bedroom sales clustered at $625,000 in 2024 and 2025, so condition, furnishings and position, such as pool view or a corner, carry the difference.
4. Reserve-study questions come early. Buyers and lenders ask for the reserve study and any special assessment, so we gather them before listing.
5. New units next door. Cabana's new condominiums start in the $600s, by the developer's statement, so we price a resale against new construction as well as against Bonita Village sales.

What Is Your Bonita Village Condo Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation, then read how we sell homes in Bonita Springs and our Bonita Springs home valuation guide. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

What is my Bonita Village condo worth today?

Your condo's value starts from Bonita Village's own recorded sales: 19 in the 36 months to September 25, 2026 at a $625,000 median, from $535,000 to $820,000. Two-bedroom units sold at a $625,000 median and three-bedroom units from $650,000 to $820,000. Condition, furnishings, view and floor move it within that range.

How long does a Bonita Village sale take?

Days on market: Information not available at time of publishing (checked 2026-10-10). The declaration's 14-day notice to the board before closing, the board's review and the two estoppels set a floor on the timeline, so plan for at least a month from contract to closing.

Do I need the board's approval to sell my Bonita Village condo?

Yes. "No Unit owner may dispose of a Unit or any interest in a Unit by sale or gift (including agreement for deed) without prior written approval of the Board of Directors," and "The Board may require a personal interview with any purchaser."

Can I sell my Bonita Village condo with rentals booked?

Yes, if the bookings were approved leases. The contract should say whether the buyer takes over the bookings or the seller cancels them, and how rents and deposits are split at closing.

Should I sell my Bonita Village condo furnished?

Buyers who plan to rent often ask for a furnished unit. The county record does not show furnishings, so a furniture list and its value belong in the contract.

Your Local Real Estate Experts

Bonita Village owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group from an office in Bonita Springs, about five miles down Tamiami Trail, and who read both Bonita Village declarations and every recorded Bonita Village sale before writing this guide.

You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Bonita Village guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Between them they bring over 45 years of combined direct experience, and our Bonita Springs office is the team's headquarters.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Bonita Village realtor, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words, each labelled with the site where it was posted. We publish no aggregate score and no star rating widget. Read more of them on the McGreevy and Comisar Google Maps listing.

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review

★★★★★ “Jesse was great from the moment we met him, during our travels to find a home, supporting us through closing and following up after the sale. He was patient while we sorted through our options and gave us honest feedback that helped us make our decision. We had many questions during the process and he always responded within a short period of time with answers or checking resources to get the information. We were referred to Jesse from friends who had connected with him through a purchase of a property and they assured us he would be wonderful to work with. He has proven himself to be personable, professional and an ally in our quest for home buying.” Verified Zillow review

Contact McGreevy and Comisar

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

Selling your Bonita Village condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Bonita Village? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Bonita Village Buyer Edition

These are the questions buyers ask us most about Bonita Village, answered from the recorded declarations, the county roll and the public filings. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer the rest by phone.

Where is Bonita Village?

Bonita Village is in the City of Bonita Springs, ZIP 34134, on Kens Way and Bonita Village Boulevard just off Bonita Beach Road, west of US 41 and south of the Imperial River, about two road miles from Bonita Beach Park.

Is Bonita Village gated?

Yes. The operator describes it as a "gated condominium community," and listing records describe the community type as gated.

How many units are in Bonita Village?

Eighty: 60 in The Residences at Bonita Village I and 20 in The Residences at Bonita Village II, in five buildings of three to five stories.

When was Bonita Village built?

The county roll records every unit as built in 2007, the year both declarations were made.

Do the buildings have elevators?

Listing records describe a common elevator, and the Island House clubhouse has an elevator to its second floor. Confirm the elevator for the specific building you are considering.

How big are Bonita Village condos?

From 920 square feet for the four one-bedroom units to 1,675 square feet for the largest three-bedrooms, by county heated area. Most units are two-bedroom, at 1,174 to 1,267 square feet.

What do Bonita Village condos cost?

The recorded median was $625,000 on 19 sales in the 36 months to September 25, 2026, from $535,000 to $820,000.

What are the HOA fees at Bonita Village?

An owner pays a condominium assessment, a master association assessment and the district's $340 a year. Current condominium and master assessments: Information not available at time of publishing (checked 2026-10-10). The resale package states them.

Is there a CDD at Bonita Village?

Yes. The Bonita Village Community Development District owns the storm water system and charges each condominium unit $340.00 a year gross for fiscal 2027, collected on the tax bill. Its budget shows no debt service.

Is there a master association?

Yes. Bonita Village Community Association, Inc. runs the community common areas over both condominium associations.

Can I rent my Bonita Village condo by the week?

Yes, after board approval of each lease. "No Unit may be leased for a period of fewer than 7 days," there is no limit on how many leases a year, and no lease may run longer than one year.

Who manages rentals on site?

The operator names Sun Village Vacations as "the official on-site vacation rental company of Bonita Village," with its office in the Island House. An owner may choose a manager; the board still approves each lease.

Are pets allowed at Bonita Village?

Owners may keep two pets. Dogs may not exceed 22 inches at the shoulder, five breeds are barred, and tenants and guests may not keep pets.

Is Bonita Village a 55+ community?

No. "There is no restriction on the ages of occupants of units."

Does each unit have parking?

Yes. Each unit holds the exclusive right to at least one parking space on the parking level under its building and at least one storage space, and no more than two of each.

Does the board approve buyers?

Yes. Every sale and gift needs the board's prior written approval, and the board may require a personal interview.

Can a company or trust buy a Bonita Village condo?

Yes, if approved, with one natural person named as the primary occupant and no more than one change of that person in any 12 months.

What flood zone is Bonita Village in?

Shaded Zone X, "0.2 PCT ANNUAL CHANCE FLOOD HAZARD IN COASTAL ZONE," at all five building points on FEMA panel 12071C0654G.

Do I need flood insurance at Bonita Village?

A lender may not require it outside a special flood hazard area, and Citizens does not require flood coverage on a condominium unit-owner policy; the association insures the building and you insure the interior. We recommend pricing a flood policy.

What evacuation zone is Bonita Village?

Zone A, storm surge zone 1, on Lee County's map, the first zone called to leave.

Do the milestone inspection and SIRS laws apply?

Yes. Every building is three to five stories, so the reserve study is due every 10 years and the first milestone inspection by the end of the year each building turns 30, or 25 if the City applies the salt-water option.

Which schools serve Bonita Village?

The address is in choice zones ES Zone Q, MS Zone GG and HS South Zone 3. The nearest public schools are Bonita Springs Elementary, 3.2 to 3.3 road miles, and Bonita Springs Middle Center for the Arts, 3.5 to 3.6 miles.

How far is Bonita Village from the beach?

Bonita Beach Park is 1.9 to 2.0 road miles, about 4 to 5 minutes without traffic.

Is there a beach shuttle?

Older marketing described a private beach shuttle. We could not confirm it runs today; ask the association.

What is Cabana, and is it part of Bonita Village?

Cabana is a new resort of 110 condominiums being built on the rest of the original Bonita Village land along Bonita Beach Road. How it shares facilities or costs with Bonita Village is a question for the master association's documents.

Frequently Asked Questions: Bonita Village Seller Edition

What is my Bonita Village condo worth?

Start from 19 recorded sales in the 36 months to September 25, 2026: a $625,000 median, from $535,000 to $820,000. Ask us for a price built for your bedroom count, floor and condition.

How many Bonita Village condos sold last year?

Three recorded sales in the 12 months to September 25, 2026, from $535,000 to $810,000. That is down from 13 in calendar 2024.

What was the highest recorded Bonita Village sale?

$820,000, a three-bedroom of 1,411 square feet, in August 2024; it is also the highest in the county's record for the community.

Are Bonita Village prices going up or down?

Flat at the core. The calendar-year median was $634,950 in 2022, $601,500 in 2023 and $625,000 in 2024, and sales since have run from $535,000 to $810,000. Volume, not price, has fallen.

Do three-bedroom units sell for more?

Yes. The six three-bedroom sales in 36 months ran from $650,000 to $820,000, against a $625,000 two-bedroom median.

Why did so many sales close at $625,000?

Eight two-bedroom sales closed at exactly $625,000 and one at $625,500 between February 2024 and April 2025, each its own deed. It reflects a settled price for the standard two-bedroom, not one buyer.

How long does it take to sell a Bonita Village condo?

Days on market: Information not available at time of publishing (checked 2026-10-10). Allow at least a month from contract for the board's approval and the estoppels.

What sale-to-list ratio do Bonita Village condos get?

Sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10).

Do I need board approval to sell?

Yes, the board's prior written approval of the buyer, with written notice at least 14 days before closing.

Will the board interview my buyer?

It may. "The Board may require a personal interview with any purchaser."

What if the board turns my buyer down?

The declaration lets you demand that the association supply an approved alternate purchaser at the same price and on substantially the same terms.

What does the estoppel certificate cost?

Florida's base for a condominium estoppel is $250, with adjusted caps of $299, plus $119 expedited and $179 if delinquent. The master association issues its own.

What is the transfer or approval fee?

A condominium association may charge no more than $184 per applicant to approve a sale, adjusted by the state for inflation; the buyer customarily pays it.

Who pays title insurance in Lee County?

The seller customarily pays the owner's title policy in Lee County, but the contract controls.

How much are documentary stamps?

$0.70 per $100 of price: $4,375 at $625,000.

Can I sell with rentals on the calendar?

Yes, if each lease was approved. Put the treatment of future bookings, rents and deposits in the contract.

Do furnishings change the price?

They can, for a rental buyer. List the furnishings and their value in the contract so the appraisal and the price line up.

Does the seven-day lease rule help my sale?

It widens the buyer pool to rental buyers, who value the rule. Bring rental income records to show what the unit has earned.

Do I have to give my buyer the reserve study?

Florida requires the reserve study and milestone information in the resale disclosure package, so gather them before you list.

What if there is a special assessment?

An adopted special assessment shows on the estoppel. The contract decides who pays installments due after closing.

Do I have to give a flood disclosure?

Yes. Florida requires a seller to disclose known flood damage, flood insurance claims and federal flood assistance at or before contract.

Will my buyer's taxes be higher?

Often yes. Your Save Our Homes or non-homestead cap does not transfer, so the buyer's assessed value resets toward the sale price.

Can I take my homestead savings with me?

If you hold a homestead exemption here, Florida's portability rule may let you carry part of the savings to your next Florida homestead; apply with your new county.

How do appraisers value Bonita Village condos?

From recorded Bonita Village sales first, matched by bedroom count and size, then from similar condominiums nearby, including new construction.

Does a pool view or a corner sell for more?

The county record does not record view, so we price view and position from the listing history of comparable units and the buyer feedback we gather.

Can investors buy Bonita Village condos?

Yes, with board approval. A company or trust must name a primary occupant.

Does the Cabana project hurt my resale?

It adds new supply at nearby prices and construction next door through at least 2026; it also brings new amenities and attention to the area. We price against both.

What records does my buyer receive?

The declarations and amendments, articles, bylaws, rules, the budgets, the reserve study and milestone summary where required, the estoppels and the governance form, under Florida's resale disclosure law.

Do I pay the assessments through closing?

Yes. Condominium, master and district charges are prorated to the closing date.

What happens to unpaid assessments at closing?

They are paid from your proceeds at closing, as stated on the estoppels.

Can I sell my Bonita Village condo as is?

Yes. An as-is contract still requires the disclosures the law requires, and the buyer may still inspect.

Can I sell to a family member?

Yes, with the board's approval like any other sale; a gift also needs approval.

How do I start?

Get a free home valuation or Call Jesse direct at (239) 898-6072, text or call. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will price your unit from Bonita Village's own sales.

Sources and Authoritative References

Every figure on this page traces to one of the public records below, read October 10 to October 17, 2026. Amenity descriptions quote the operator's site and the Cabana figures quote the developer and the press; neither is a county record.

1. Lee County Clerk, Declaration of Condominium of The Residences at Bonita Village I, Instrument 2007000125014 (accessed October 17, 2026)
2. Lee County Clerk, Declaration of Condominium of The Residences at Bonita Village II, Instrument 2007000285249 (accessed October 17, 2026)
3. Florida Division of Corporations, Bonita Village Community Association, Inc. (accessed October 17, 2026)
4. Florida Division of Corporations, The Residences at Bonita Village I and II condominium associations (accessed October 17, 2026)
5. Florida Division of Corporations, Bonita Village entity list (accessed October 17, 2026)
6. Bonita Village Community Development District, home and meeting schedule (accessed October 17, 2026)
7. Bonita Village Community Development District, CDD information (accessed October 17, 2026)
8. City of Bonita Springs, Ordinance No. 05-11 establishing the district (accessed October 17, 2026)
9. Bonita Village Community Development District, Adopted Budget FY 2027 (accessed October 17, 2026)
10. Bonita Village Community Development District, audits and budgets (accessed October 17, 2026)
11. Florida Auditor General, Bonita Village Community Development District filings (accessed October 17, 2026)
12. Florida Statutes Chapter 190, community development districts (accessed October 17, 2026)
13. Bonita Village, operator home page (accessed October 17, 2026)
14. Bonita Village, FAQ (accessed October 17, 2026)
15. Bonita Village, amenities (accessed October 17, 2026)
16. Bonita Village, residences and finishes (accessed October 17, 2026)
17. Cabana, developer site (accessed October 17, 2026)
18. Naples Daily News, Cabana Resort, November 14, 2020 (accessed October 17, 2026)
19. The News-Press, Cabana Resort breaks ground, April 15, 2024 (accessed October 17, 2026)
20. Naples Daily News, hotel and condo tower proposed on Bonita Beach Road, July 17, 2019 (accessed October 17, 2026)
21. Lee County Property Appraiser (accessed October 17, 2026)
22. Lee County Property Appraiser, 2026 Taxing District Millage Book (accessed October 17, 2026)
23. Lee County Property Appraiser, parcel layer (accessed October 17, 2026)
24. Lee County Property Appraiser, hazards and wind layer (accessed October 17, 2026)
25. Florida Statutes 718.112 (accessed October 17, 2026)
26. Florida Statutes 718.116 (accessed October 17, 2026)
27. Florida Statutes 718.111 (accessed October 17, 2026)
28. Florida Statutes 718.503 (accessed October 17, 2026)
29. Florida Statutes 553.899 (accessed October 17, 2026)
30. Florida Statutes 689.302 (accessed October 17, 2026)
31. Florida Statutes 193.155 (accessed October 17, 2026)
32. Stewart Title, estoppel fee bulletin FL2022001 (accessed October 12, 2026)
33. DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes (accessed October 17, 2026)
34. HUD, assistance animals (accessed October 17, 2026)
35. Florida Department of Revenue, documentary stamp tax (accessed October 17, 2026)
36. FEMA, National Flood Hazard Layer (accessed October 17, 2026)
37. FEMA, FIRM panels layer (accessed October 17, 2026)
38. FEMA Flood Map Service Center (accessed October 17, 2026)
39. FEMA, Community Rating System (accessed October 17, 2026)
40. City of Bonita Springs, Community Rating System (accessed October 17, 2026)
41. Lee County, evacuation zones layer (accessed October 17, 2026)
42. Lee County Emergency Management (accessed October 17, 2026)
43. Lee County, fire station response zones (accessed October 17, 2026)
44. Bonita Springs Fire Control and Rescue District (accessed October 17, 2026)
45. National Hurricane Center, Hurricane Ian report (accessed October 17, 2026)
46. Citizens Property Insurance, flood requirement (accessed October 17, 2026)
47. City of Bonita Springs, Community Development Department (accessed October 17, 2026)
48. Lee County, zoning cases layer (accessed October 17, 2026)
49. Lee County, park locations layer (accessed October 17, 2026)
50. City of Bonita Springs Parks and Recreation (accessed October 17, 2026)
51. Lee County Parks, Bonita Beach Park (accessed October 12, 2026)
52. Lee County Parks, Little Hickory Island Beach Park (accessed October 12, 2026)
53. Lee County Solid Waste (accessed October 17, 2026)
54. Bonita Springs Utilities, service area (accessed October 17, 2026)
55. Florida Power and Light (accessed October 17, 2026)
56. School District of Lee County, school zones (accessed October 17, 2026)
57. School District of Lee County, Student Enrollment Plan 2026-2027 (accessed October 17, 2026)
58. School District of Lee County, SchoolSite Locator (accessed October 17, 2026)
59. Florida Department of Education, school grades (accessed October 17, 2026)
60. Bonita Springs Elementary School (accessed October 17, 2026)
61. Spring Creek Elementary School (accessed October 17, 2026)
62. Bonita Springs Middle Center for the Arts (accessed October 17, 2026)
63. Bonita Springs High School (accessed October 17, 2026)
64. Bonita Springs Charter School (accessed October 17, 2026)
65. NCH, North Naples Hospital (accessed October 17, 2026)
66. NCH, Emergency Department, Bonita (accessed October 17, 2026)
67. Lee Health, Coconut Point Emergency Department (accessed October 17, 2026)
68. OSRM routing service (accessed October 17, 2026)
69. LeeTran (accessed October 17, 2026)
70. Lee County Property Appraiser, 2026 tax roll (parcel data file of October 2026): the 80 Bonita Village units and two common elements, year built, stories, bedrooms, baths, county heated area, exemptions and recorded legal description.
71. Lee County recorded sales, DOR-qualified, all years on file through September 25, 2026, as carried in the county sale data file, matched to the 80 Bonita Village units and analyzed October 17, 2026.

Downloadable Documents

Bonita Village's key documents are published by the Lee County Clerk, the City of Bonita Springs, the Bonita Village Community Development District and the State of Florida; the table links each to its issuing authority. The associations' budgets, rules, reserve studies and minutes are member records available from the associations, not public files.

Market data from Lee County recorded sales through September 25, 2026 (county roll of October 2026); MLS fields are marked where they are pending. McGreevy and Comisar, Best Realtor for Bonita Village. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.