Bonita Fairways - Botanika

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

McGreevy and Comisar are the team Botanika sellers call first, and the team Botanika buyers call when they want the public record instead of a sales brochure: what each of the 76 recorded Botanika sales actually paid (69 direct from the developer, 7 resales, and 5 of the 7 same-unit resales below the price the first owner paid), who the developer is under the 2024 recorded documents, what Florida’s milestone inspection and structural integrity reserve study laws mean for three residential floors over parking, and what the recorded $2,500 Bonita Fairways contribution does and does not cover. Botanika at Bonita Fairways is a 75-unit condominium inside the master-planned community of Bonita Fairways in Bonita Springs, Florida. It is three buildings on Rosewood Pointe Drive, each with three residential floors over ground-level parking, first declared in July 2024, and it is the newest condominium inside the gate and the most expensive per heated square foot. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This guide is built from the Lee County Property Appraiser’s parcel roll and every recorded Botanika sale, the Florida Division of Condominiums project record (PR77170), the state’s corporation filings for the condominium association and the developer, the recorded Bonita Fairways instruments and the association’s posted budget and notices, FEMA’s flood map service, the Florida Statutes that govern new condominiums, and a Southwest Florida MLS pull dated September 29, 2026. Where the public record stops, we say so and name the document that answers the question. Botanika’s own declaration, budget and rules are not posted online, and that gap shapes most of this page.

If you own in Botanika and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on the developer, the fees, the warranties and the comparison with The Gardens at Bermuda Links will tell you whether Botanika fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Botanika

McGreevy and Comisar are the best realtor for Botanika because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Botanika market read built from every qualified Botanika deed, the state’s condominium record, the recorded Bonita Fairways instruments and the MLS.

If you’re searching for the best realtor for Botanika in Bonita Fairways, in Bonita Springs, whether you’re ready to sell your Botanika home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters in Botanika for a specific reason. Seventy-five units in a building that sold out almost entirely in six months, from August 2024 to February 2025, produce a market with two very different halves: a first-sale market run by the developer, and a thin resale market of seven recorded sales. A listing agent who prices a Botanika resale off the developer’s first-sale prices, or off a Bonita Fairways average, is guessing. A buyer’s agent who has not read the developer’s disclosure package is guessing too.

Recent Botanika track record (last 12 months): In the last 12 months Botanika has seen 3 resales in the Lee County qualified-deed record (September 2025 onward): $343,895 on September 12, 2025, $250,000 on February 17, 2026 and $339,000 on March 16, 2026, the highest being $343,895. Three sales are too few for a median, so they are listed individually. The first window with ten or more sales is 24 months (September 2024 onward): 62 recorded sales at a median of $399,670 (the mean of the middle pair, $399,420 and $399,920), from $250,000 to $606,460, at a median of $356.00 per heated square foot, 55 of them first sales from the developer. The Southwest Florida MLS, pulled September 29, 2026, shows 2 closed Botanika sales in the last 12 months at a $294,500 median, 174 median days on market and 94.8 percent of list, and 10 active listings at a $529,950 median asking price. We tracked every recorded Botanika deed against its county record, so a Botanika price is built from these numbers and not from a community average.

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

Buying a home in Botanika? Call Marc at (239) 287-5873 for a personalized buyer consultation, see our Botanika buyer page, or read how we represent buyers in Bonita Springs.

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

Key Takeaways

• Botanika at Bonita Fairways is 75 condominium units in three buildings at 26589, 26600 and 26610 Rosewood Pointe Drive, each with three residential floors over ground-level parking, recorded with the state as project PR77170 on July 19, 2024.
• The Lee County qualified-deed record shows 76 Botanika sales since August 2, 2024 on 69 distinct units: 69 first sales direct from the developer and 7 resales, so 91 percent of recorded sales to date were builder-direct.
• In the first window with ten or more sales, 24 months from September 2024, Botanika recorded 62 sales at a median of $399,670, a range of $250,000 to $606,460 and $356.00 per heated square foot; the 12-month window has only 3 sales, all resales, from $250,000 to $343,895.
• First sales by bedroom on the county roll ran at medians of $277,308 for 12 one-bedroom units, $394,660 for 36 two-bedroom units and $523,588 for 21 three-bedroom units (all history, n shown), and the 7 resales recorded a $320,000 median.
• Five of seven Botanika units that resold did so below the first owner’s price, a median change of minus 10.9 percent over a median hold of 369 days; the two that rose gained 8.0 and 1.1 percent.
• The Southwest Florida MLS shows 2 closed sales in 12 months at a $294,500 median with 174 median days on market, and 10 active listings asking a $529,950 median, about 28 percent above the $413,860 median first-sale price.
• The developer of record is Cedar Green Homes, L.L.C., managed by JAXI CMD, L.L.C.; the 2018 launch entity, Katalyst Botanika, LLC, was administratively dissolved in September 2021.
• A buyer who purchases from the developer pays no $2,500 Bonita Fairways resale contribution, because the recorded exemption names Cedar Green Homes; a buyer of a resale pays it.
• All three buildings meet Florida’s three-habitable-story trigger, so the milestone inspection and structural integrity reserve study laws apply, and FEMA’s map places all three in shaded Zone X on panel 12071C0656G.
• McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group; call Jesse direct at (239) 898-6072.

Table of Contents

Botanika at Bonita Fairways, section by section. Each link below jumps to its part of this guide, from the market snapshot and the developer’s record to the fee layers, the statutory warranties, the comparison with The Gardens at Bermuda Links, the seller section and the sources behind every figure on the page.

What Is It Like to Live in Botanika as a Homebuyer?

Botanika Market Snapshot: What Do Botanika Homes Sell For?

How Did Botanika Come to Be?

The Homes: What Will You Find in Botanika?

What Amenities Come With a Botanika Home?

What Are the HOA and Condo Fees in Botanika?

Botanika Layered Costs: Master Assessments, Special Assessments and Property Tax

Botanika Documents, Bylaws and Architectural Control

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

Is Botanika a 55+ Community?

Can You Rent Out a Botanika Home?

What Are the Pet Rules in Botanika?

Hurricanes, Flood Zone and Insurance in Botanika

Should You Buy Botanika From the Developer or on Resale?

Which Schools Serve Botanika?

City Permits for Botanika Homes

What Is Around Botanika? Zoning and Neighbors

Daily Logistics in Botanika

How Does Botanika Compare With the Other Bonita Fairways Neighborhoods?

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

How Botanika Compares With Other Bonita Springs Communities

Honest Pros and Cons of Owning in Botanika

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

Your Local Real Estate Experts

Frequently Asked Questions, Buyer Edition

Frequently Asked Questions, Seller Edition

Sources and Authoritative References

Downloadable Documents

What Is It Like to Live in Botanika as a Homebuyer?

Living in Botanika means owning a condominium unit of about 770 to 1,640 heated square feet on the first, second or third residential floor of one of three buildings on Rosewood Pointe Drive, with reserved parking beneath the building and, per the developer’s own site, private elevator lobbies, a resort-style pool and spa, and the Bonita Fairways clubhouse and public golf course inside the same gate.

What Kind of Home a Botanika Unit Is

A Botanika unit is a condominium unit, not a villa or a single-family house. The Lee County Property Appraiser codes all 75 unit parcels as condominiums with a 2024 year built, in three buildings: Building A at 26589 Rosewood Pointe Drive with 24 units, Building B at 26600 with 27 units and Building C at 26610 with 24 units. Unit numbers on the roll run on three residential floors, eight units to a floor in Buildings A and C and nine in Building B, and every unit carries two baths. The county roll counts 12 one-bedroom, 36 two-bedroom and 27 three-bedroom units.

Who Botanika Fits

Botanika fits the buyer who wants the newest construction inside the Bonita Fairways gate, with impact windows, a screened balcony and an elevator building, and who wants a lock-and-leave home with no yard. The county roll points to a seasonal buyer: 43 of the 75 owners list a mailing address outside Florida or outside the United States, 8 of them in Ontario, and only 5 parcels carried a homestead exemption on the 2026 roll, which is set as of January 1. That is an inference from the roll and not a survey, but it fits a building where leases of 30 days or more are allowed under the master declaration and where a buyer can close on a finished unit directly with the developer.

Who Should Look Elsewhere

Botanika is the wrong fit for a buyer who wants the lowest price per square foot in Bonita Fairways, because its $356.00 median per heated square foot in the 24-month window is well above the older condominiums. It is the wrong fit for a buyer who needs a 55+ community, for one who needs short-term vacation rental income, which the association’s tenant access form says is not permitted, and for one who needs a published monthly fee before making an offer, because Botanika’s own condominium fee is not published. A buyer who wants a private garage should also look at the Gardens at Bermuda Links, where six buildings have garages.

A Day in Botanika

A Botanika morning starts at the building’s parking level and elevator lobby and moves to the resort-style pool, spa and cabana the developer describes. The Bonita Fairways clubhouse, fitness rooms, pickleball, tennis and bocce courts and the Bobcat Cafe are inside the same gate, and the public 18-hole golf course is owner-controlled with no mandatory membership. Off the property, the Old 41 downtown and the nearest Publix are about 4 minutes from the golf club, Interstate 75 about 9 and Bonita Beach Park about 11, in free-flowing traffic.

A Straight Answer on Botanika Real Estate Agents

Botanika is a small market with an unusual seller: the developer, Cedar Green Homes, sold almost every unit itself from a sales center in Building B, and it still appears as owner of record on some parcels. No resale agent controls Botanika listings, and a buyer is free to ask an independent buyer’s agent to negotiate with the developer or on a resale. What separates agents here is what they have read: the recorded Botanika instruments, the developer’s disclosure package under section 718.503, the county sale record and the statutes that govern a new building. Ask any agent for the last three recorded Botanika sales, the building they were in and what the 2026 asking prices are being compared to. We can answer those in one call, and we will show you the record behind every number.

Botanika Market Snapshot: What Do Botanika Homes Sell For?

Botanika condominiums have sold for a median of $399,670 across 62 recorded sales in the 24 months from September 2024, the first window with ten or more sales, at $356.00 per heated square foot, but that figure blends 55 first sales from the developer with 7 resales that carried a $320,000 median, and the 12 months from September 2025 hold only 3 sales.

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

The yardstick is the county’s own record: deeds the Lee County Property Appraiser marks as qualified, arm’s-length sales of improved condominium units, joined to the county roll for each unit’s heated area and bedrooms. The county file was built on September 29, 2026 and its newest Botanika sale is dated March 16, 2026, because recorded sales reach the roll with a lag. Windows here start on the first of the month, so 24 months means September 2024 onward. A strict day count from September 29, 2024 holds 55 sales at a $399,420 median, 48 of them first sales and 7 resales; a strict 12 months from September 29, 2025 holds only the February and March 2026 resales.

Sales by Window: 12, 24, 36 and 60 Months

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

The table shows every window we measured. A window with fewer than ten sales gets a count and a range only, because a median of three sales describes three units, not the building. Botanika’s first recorded sale is August 2, 2024, so the 36-month, 60-month and all-history windows are identical.

Across all 76 sales, the 69 first sales total $28,167,041 in recorded consideration and the 7 resales $2,198,895. Because the median is the middle of an even count in the 24-month, 36-month, 60-month and all-history rows, each is stated as the mean of the middle pair.

The Three Botanika Sales in the Last 12 Months

All three sales since September 2025 are resales, and building addresses stand in for unit numbers.

The Seven Recorded Botanika Resales

Every resale on record, from the first in June 2025 to the newest in March 2026, is below.

The seven resales have a median of $320,000, a range of $250,000 to $416,000 and a median of $325.26 per heated square foot, which is 91.2 percent of the first-sale median of $356.46 per square foot. They skew small, with a median size of 978 square feet against 1,160 for the first sales, so compare price per square foot and the same-unit pairs below, not the headline medians. One first sale in the file, a 1,635-square-foot unit in Building B recorded at $319,279 on August 27, 2024, works out to $195.28 per square foot against $370.92 for the only other unit of that size, and looks like a discounted transfer; we kept it in the counts, and the medians are robust to it.

What the Southwest Florida MLS Shows

Data updated: September 2026 (Southwest Florida MLS, pulled 29 Sep 2026).

The MLS is a different system from the county deed record. The pull covers Botanika by the MLS Sub/Condo field, with windows ending September 29, 2026, and it counts agent-reported closings and divides by the listing’s living area.

The 24-month and longer MLS medians are dominated by developer closings that were entered in the MLS, which is why days on market are short and sale-to-list sits at 100 percent; the two closings of the last 12 months, both resales, took a median of 174 days and closed at 94.8 percent of the final list price. Those are the two numbers a Botanika resale seller should plan around. The county and MLS counts differ for four reasons: builder closings that never touched the MLS, sales recorded by the county but not entered by an agent, recording lag, and 19 MLS sales across Bonita Fairways that carry only the community name and are not assigned to any neighborhood.

The 10 Active Botanika Listings

On September 29, 2026 the MLS showed 10 active Botanika listings and none pending, with a median list price of $529,950 and asking prices from $300,000 to $587,460. That median asking price is about 28 percent above the $413,860 median of the 69 first sales and about 33 percent above the $399,670 median of the 24-month window, while the only two closings of the last 12 months printed at $250,000 and $339,000. The MLS field does not say which active listings are developer inventory and which are owner resales, so read the median ask as a marker of what sellers hope for, not what buyers have paid. Asking price above recorded price is the most important pricing fact in Botanika today.

Botanika Prices by Bedrooms

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

The county roll counts bedrooms differently from the developer’s floor plan names, which add dens, so the table uses the roll. Where the count of first sales is even, the median is the mean of the middle pair.

Price per square foot is nearly flat across bedroom counts, $342 to $363, so the price steps come from size, not from a bedroom premium. No three-bedroom unit has resold on record.

Botanika Prices by Size, Building and Floor

Size explains more of the spread than anything else. Among the 69 first sales, units under 900 heated square feet sold for a median of $280,556 (15 sales), 900 to 1,099 for $346,660 (17), 1,100 to 1,299 for $433,752 (18), 1,300 to 1,499 for $509,156 (11) and 1,500 and up for $570,067 (8, the mean of $546,891 and $593,242).

The floor pattern is the reverse of what many buyers expect: first-floor first sales carried the highest median and third-floor sales the lowest. The reason is size, not floor premium, and the developer’s unit mix by floor is not published, so we do not draw a price rule from it. Building B sold first, with a median first-sale date of August 23, 2024, then Building C on October 31, 2024, then Building A on January 13, 2025.

Botanika Price Bands

Of the 76 recorded sales, 14 were under $300,000 (11 first sales and 3 resales), 24 from $300,000 to $399,999 (21 and 3), 25 from $400,000 to $499,999 (24 and 1) and 13 at $500,000 or more, all first sales. The median of the sales under $300,000 was $276,059, of the $300,000 band $342,620, of the $400,000 band $437,312 and of the $500,000-plus band $541,860. A buyer shopping under $300,000 has bought one-bedroom and small two-bedroom units almost exclusively.

Botanika Resales Against First Sales

Seven units have sold twice, and every pair is a first sale from the developer followed by a resale.

Across the seven pairs, the median change is minus 10.9 percent over a median hold of 369 days, and five of the seven resold below the first owner’s price. The four pairs held longer than a year show a median annualized change of minus 4.15 percent over a median hold of 1.13 years. With seven pairs this is a description, not a trend, and the deed record does not show upgrades, furniture or credits between the two sales. What it does show is that a Botanika first buyer who sold within about 16 months usually sold below the developer’s price, which is why a resale seller competes with the price the first owner paid the developer.

The Botanika Sell-Out and Its Pace

Botanika’s first sales came in a wave: 66 of the 69 first sales closed from August 2024 to February 2025, with 14 in August, 7 in September, 14 in October, 10 in November and 12 in December 2024, then 8 in January and 2 in February 2025. Half the units (38) had first sales recorded by November 6, 2024, and 90 percent (68) by May 12, 2025. After that the record is thin: one first sale in May 2025 and one in June 2025, and then only resales. Resales so far cover June 2025 to March 2026, seven sales in all, which is too few to call a season. The pooled calendar counts are dominated by the launch curve, not by any seasonal pattern.

Who Owns in Botanika, From the County Roll

The Lee County roll lists 75 unit parcels and 3 common-element parcels. Of the 75 unit owners, 32 have a Florida mailing address, 13 of them in Bonita Springs, and 43 have an address outside Florida or the United States, 8 of them in Ontario. Only 5 parcels carried a homestead exemption on the 2026 roll, and homestead is set as of January 1, so 2026 closings are not yet reflected. The developer entity still appears as owner of record on some parcels. The 2026 just value on the roll has a median of $316,015, with $260,638 for one-bedroom, $298,056 for two-bedroom and $367,533 for three-bedroom units; those are appraiser-set tax values and sit well below sale prices. A low homestead share and an out-of-state majority read as second-home and investor ownership.

How the County Record and the MLS Differ

The county deed record counts qualified deeds and divides by the county’s heated area. The MLS counts agent-reported closings and divides by the listing’s living area. The county’s 62 sales in 24 months against the MLS’s 27 reflect the developer’s direct closings, which mostly were not MLS transactions, and the county’s newest record is March 16, 2026 because recorded sales reach the roll with a lag. Both are shown throughout this page, each with its window.

Our Read of the Botanika Market

Botanika is two markets in one building. The first was a six-month developer sell-out that closed at prices from $272,059 for a small one-bedroom to $614,008 for a large three-bedroom. The second is a resale market that has produced seven recorded sales in ten months, June 2025 to March 2026, at a median 8.8 percent under the first-sale price per square foot, while the ten active listings ask a median 28 percent above what the developer’s buyers paid. A Botanika seller who prices from the asking prices will wait; one who prices from the recorded resales, adjusted for building, size and condition, will sell. In the last 12 months we tracked each of the three Botanika closings against its county record, its size and its floor, because that is the work a Botanika price needs. If you are selling, get a Botanika-specific number from our free Botanika home valuation or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.

How Did Botanika Come to Be?

Botanika came to be as a three-building, 75-unit condominium first announced in 2018, the year a Florida company named Katalyst Botanika, LLC was formed, and completed in 2024 by developer Cedar Green Homes, L.L.C., managed by JAXI CMD, L.L.C., with the condominium declared in phases in 2024 and recorded with the state as project PR77170 on July 19, 2024.

Cedar Green Homes and JAXI: The Developer of Record

Every 2024 to 2026 record names one developer and declarant, Cedar Green Homes, L.L.C., a Florida limited liability company filed on December 20, 2010 (Florida Division of Corporations document L10000129396), active, with a Doral address and annual reports on file through January 2026. Its registered agent and sole authorized manager is JAXI CMD, L.L.C. The developer’s own team page lists Cedar Green Homes, LLC as developer and JAXI CMD, LLC as its management company, with prior condominium and home projects named Majestic Palms, Bella Casa Luxury Condominiums, Cedar West Homes, Cedar Woods Homes, Cedar West Estate Homes and Merrick Manor. The builder is JAXI Builders, whose project page confirms 75 units in a three-building complex. The Bonita Fairways amendment recorded in March 2024 names “Cedar Green Homes, L.L.C.” in its developer exemption, which ties the entity to Botanika in a recorded instrument, and the master association’s posted 2026 annual meeting materials list a “Declarant” seat among the trustees. We name entities and not individuals here; the officers appear in the state filings.

The 2018 Launch and the Katalyst Entity

Botanika was not first announced by Cedar Green. Katalyst Botanika, LLC (Florida document L18000030321) was filed on February 2, 2018 with a Fort Lauderdale address and was administratively dissolved on September 24, 2021. It does not appear on any 2024 instrument, budget notice or state project record we found. Earlier research recorded a September 15, 2018 Naples Daily News headline reporting the first building 50 percent sold; the newspaper’s site blocked retrieval for this edition, so we do not link it and treat the headline as secondary. The county deed record we searched starts in August 2024, and no public record we reached explains how the 2018 launch became the 2024 project, so this page does not guess. What a buyer can rely on is the record of 2024 onward: one developer of record, Cedar Green Homes, and one recorded condominium.

The Association and the Phased Declaration

The condominium’s association, Botanika at Bonita Fairways Condominium I Association, Inc., was incorporated on November 22, 2022 (Florida document N22000013123) and is active. It has filed annual reports on January 25, 2023, February 6, 2024, June 30, 2025 and February 12, 2026, all c/o Gulf Breeze Management Services of SWFL, Inc. at 8910 Terrene Court, Suite 200 in Bonita Springs. The state record lists three directors by title: a President, a Vice President and Secretary, and one further director who is a developer-side executive. On the county roll the first two each own at least one Botanika unit, which is consistent with a board that has begun to pass from developer to owners but does not prove turnover.

The condominium was created in phases. The county roll’s legal descriptions cite three recorded instruments: Instrument 2024000204129 for Phase II, Building B; Instrument 2024000268473 for Phase III, Building C; and Instrument 2024000318618 for Phase I, Building A. Instrument numbers rise in the order B, C, A, so Building A was declared last, and that matches the closings: Building B’s first recorded sale is August 2, 2024, Building C’s is October 14, 2024 and Building A’s is December 9, 2024. The state’s Division of Condominiums lists the project as “Botanika at Bonita Fairways Condo I,” project PR77170, 75 units, recorded July 19, 2024, with a managing entity on file.

Botanika Timeline at a Glance

Thinking of Selling or Buying in Botanika at Bonita Fairways? Start With the 76 Recorded Sales

Botanika is the 75-unit condominium on Rosewood Pointe Drive inside Bonita Fairways, and its 76 recorded sales since August 2024 ran from $250,000 to $614,008, with a resale market that has closed at a median 8.8 percent under the first-sale price per square foot. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Botanika unit against its own building, size and floor. Get your free Botanika home valuation or call Jesse direct at (239) 898-6072. Buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.

What the Record Does Not Show About Botanika’s History

Four gaps matter to a buyer. The certificates of occupancy for each building are not in any record we could search, so the dates that start Florida’s warranty clocks are estimates. The City of Bonita Springs permit portal is where they live. The architect and the frame type are not stated in any document we read; the developer says “concrete construction,” which is a marketing claim. Trade-press items that name an architect and describe “three stories over covered parking” returned errors on a second fetch, so we cite none of them. And the name has three spellings: the state and the county write “Botanika,” the developer’s site header once reads “Botanika at Botanika Fairways,” and the master association’s minutes and fee sheet write “Botanica.” Search all of them when you look for Botanika records.

The Homes: What Will You Find in Botanika?

A Botanika home is a two-bath condominium unit of 771 to 1,639 heated square feet on the county roll, with one, two or three bedrooms, on the first, second or third residential floor of a 2024 building on Rosewood Pointe Drive, with reserved parking beneath the building, a screened balcony and impact windows per the developer’s site.

Sizes, Bedrooms and Floors on the County Roll

The roll’s heated area for the 75 units has a median of 1,197 square feet, a mean of about 1,186, a quarter of units at or under 977 and a quarter at or over 1,409. Heated area is the county’s figure for air-conditioned living space, so it is smaller than the developer’s marketed square footage and leaves out balconies.

Buildings, Addresses and Floors

The site is about 2.54 acres, in the City of Bonita Springs and the Bonita Springs Fire district, with no community development district. All three buildings show a 2024 year built and a county story count of four, which most likely counts the parking level; the unit numbering shows three residential floors.

The Developer’s 12 Floor Plans

The developer’s floor plan page lists 12 plans, all with two baths. The marketed square footage is the developer’s figure and does not equal the county’s heated area.

The developer’s plan names count dens as bedrooms in some cases and the county roll does not, so two units of the same 1,263 heated square feet can carry two and three bedrooms on the roll. Use the plan name and the unit’s own county card when you compare.

Finishes and Construction: The Developer’s Claims

The developer’s amenities page describes screened-in balconies on every unit, storm-resistant impact windows, quartz counters, stainless appliances, thermo-foil designer cabinetry, en suite primary baths with dual vanities, designer flooring choices, 9 and 10 foot ceilings, energy-efficient air conditioning, cable and high-speed internet wiring, storage units, and a washer and dryer in every unit, and it calls the building concrete construction built to the newest building codes. These are marketing claims, and we mark them as such: the recorded declaration and the developer’s disclosure package are the documents that say which appliances and fixtures convey with a unit, and the certificate of occupancy is the document that states the construction type. Confirm each item against the disclosure package at contract, not against a website.

Parking Under the Building

Botanika’s parking is under the buildings, not in private garages. The developer’s amenities page describes under-building parking with private elevator lobbies and reserved parking with each unit, and the county roll’s garage and carport fields are blank for all 75 units. Some sales copy uses the word “garage,” so ask exactly what a unit’s space is: assigned or limited common element, covered or open, one space or two, and where guest parking is. The Botanika declaration is the document that answers it, and it is not posted. Under the master rules, gate access is two vehicles per condominium.

Elevators and Stairs

The developer says each building has private elevator lobbies. The number of elevators per building is not stated in any record we found. Elevators are a reserve item that Florida’s turnover rules examine, so ask for the elevator count, the service contract and the turnover inspection report’s findings before you buy.

Year Built, Certificates of Occupancy and the Code Era

The county roll shows 2024 for all 75 units, and the developer’s news page says the project was officially completed in the fall of 2024; first closings started in August 2024. The Florida Building Code, 8th Edition took effect on December 31, 2023 per the Florida Building Commission, but which edition governed depends on the building permit application date, which is on the City of Bonita Springs permit portal and not in the sources we could query. A project sold from 2018 was most likely permitted under the 2020 edition, and that is our inference, not a record. Plan to say only that Botanika was built to the Florida Building Code in force when it was permitted, and ask the city for the permit dates if a lender or insurer wants them.

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

A new building has different risks from an old one. Ask for the certificate of occupancy dates by building, because the statutory warranty clocks start there. Ask whether the developer has turned control over to owners and see the turnover inspection report. Ask for the association’s adopted budget, the reserve schedule and any special assessment. Ask what the developer’s punch list process was, and whether the unit’s appliances and impact windows carry manufacturer warranties that follow the unit. Then have your own inspector look at the balcony screens, window seals, drainage at the parking level and the air handler’s condensate line, the items most likely to surface in the first three years.

What Amenities Come With a Botanika Home?

A Botanika home brings two sets of amenities: the condominium’s own resort-style pool, spa, cabana, lounge and barbecue grills, described by the developer and the builder, and the Bonita Fairways clubhouse, courts and public golf course, funded by the master assessment, with no mandatory golf membership.

Inside Botanika: Pool, Spa, Cabana and Lounge

The developer lists a resort-style pool and spa, a resident’s pool cabana, poolside furnishings, community-wide Wi-Fi, professionally designed tropical landscaping and, on the home page, a setting “surrounded by an expansive nature preserve.” The builder’s project page adds a resident’s lounge with a catering kitchen, and barbecue grills. The county roll shows no pool on any unit parcel; the pool and cabana sit on common-element parcels. Hours, heating, guest limits and pool rules are set by the Botanika association and are not published.

The Bonita Fairways Clubhouse and Courts

The Bonita Fairways clubhouse at 26771 Bonita Fairways Boulevard is a two-story, elevator-served building of about 18,800 gross square feet in the association’s 2025 insurance appraisal (18,784); the county roll records 15,856 square feet under roof. It holds a 215-person banquet hall, a cafe and patio, card, game and craft rooms, a library and two fitness rooms, and it is open to residents by fob. The community has four pickleball courts, one lighted tennis court, bocce courts and two shuffleboard courts, and one master pool of about 1,831 square feet with a spa; whether the master pool is heated is not stated in any association document we found.

Golf: Public, Owner-Controlled, No Membership Required

The Bonita Fairways Community Association bought the 18-hole, par-61 Gordon Lewis executive course on March 27, 2020 for $1,200,000 (Instrument 2020000078155) and runs it through its wholly owned Bonita Fairways Golf Club, Inc. as a public, pay-to-play course. No Botanika owner is required to join or pay golf dues, and owners get 10 percent off. The Summer Player Card is $550 for a single player, $750 for a couple and $950 for a family, valid May 1 to September 30, with a $20 cart fee per round, per the golf club’s card page.

Who Pays for Botanika’s Amenities

The Bonita Fairways master assessment funds the clubhouse, courts, master pool, gates, roads, lakes and common landscaping, and Botanika’s own condominium assessment would fund the Botanika pool, cabana, landscaping and building. The developer’s site does not say which listed amenities are paid from which assessment, and Botanika’s assessment is not published, so a buyer’s estoppel certificate and the association’s adopted budget are the documents that connect each amenity to a dollar figure.

The Second Master Pool That Was Not Built

The master association approved a second pool in 2024 and financed it with a loan of up to $900,000, but on July 16, 2026 members rejected a $500 special assessment to complete the funding. Botanika’s vote was 2 yes and 73 no of 75 units; the master result was 122 yes to 735 no, per the results posted in the association’s documents archive. As of this edition the pool is not built and its funding is unresolved, and the 2024 resale contribution was designed in part to repay that loan.

What Are the HOA and Condo Fees in Botanika?

Botanika’s own monthly condominium fee is not published in any public record we could reach; the layers we can document are the Bonita Fairways master assessment of $1,100 for 2026, which probably applies to Botanika but is unconfirmed, and the one-time $2,500 resale contribution, which a buyer from the developer does not pay and a buyer of a resale does.

The Botanika Fee Stack

What the Developer Says the Fee Pays For

The developer’s site advertises “Maintenance-Free, Lock and Leave Living,” reserved parking, storage units and community Wi-Fi as features of the community, but it states no monthly fee anywhere on its floor plan, amenity, about or news pages. Whether the Wi-Fi, insurance, water and trash are inside the condominium assessment is not stated in any record we found. The recorded declaration and the developer’s estimated operating budget in the disclosure package under section 718.504 are the documents that say. Until a buyer has read them, any monthly figure from a listing is unverified.

The Master Assessment: Does Botanika Pay It?

The master association’s 2026 budget uses “736 doors @ $1,100,” and the 2026 annual meeting roll call counts 744 units including Botanika’s 75. The two counts differ by only 8, which is hard to square with Botanika’s 75 doors sitting outside the budget base, so Botanika is very probably assessed. The budget does not itemize Botanika, though, and the pool vote sheet counted Botanika’s 75 doors as voting members. Until an estoppel certificate or the Botanika budget confirms the line, treat the $1,100 as probable and unconfirmed.

Who Is Exempt From the $2,500 Contribution?

The recorded amendment, Declaration §9.12, imposes a one-time $2,500 capital contribution on the transferee of a lot or living unit, secured by a lien with interest at the legal maximum and the late fee in F.S. 720.3085. It exempts a transfer to the owner’s spouse, to a person who was a co-owner immediately before, to the owner’s estate, surviving spouse or heirs on death, to a trustee or spouse solely for bona fide estate planning or tax reasons, to a mortgagee, the community association or a neighborhood association after foreclosure, to a person who acquires within a year of conveying another unit, and, in clause (g), “to the purchaser of a Lot or Living Unit from Home Dynamics Bonita, LLC, Home Dynamics Bonita Fairways, LLC, Cedar Green Homes, L.L.C., or their affiliates, successors and assigns.”

That last clause is narrower than the association’s public summary sheet, which says “Botanica / Natura 1st time buyers” do not pay. The recorded text controls, and it exempts a purchase from the developer or its affiliates, not a first-time buyer of a resale. So a buyer who closes with Cedar Green Homes on a developer-held unit pays no $2,500 contribution, a buyer of a resale from an owner pays it, and an existing owner who buys a second unit pays it. Because 69 of the 76 recorded Botanika sales were builder-direct, the exemption has covered almost every closing to date, and the seven resales were fee-paying by the text unless a spousal, estate or other exemption applied.

What Is Still Unknown About Botanika Fees

Five numbers are not published: the condominium’s regular assessment, what it covers, any working-capital or initial contribution charged at a first sale, any application or approval fee on a resale, and any special assessment. The developer’s $475 initial capital contribution in the master association’s records applies to Natura lot closings and not to Botanika. Each of the five is in the purchase contract, the estoppel certificate or the adopted budget.

How to Get the Real Numbers Before You Sign

Three documents give a buyer the numbers. The Botanika association’s estoppel certificate, required on request under section 718.116, states the regular assessment, amounts owed and any special assessment, at a statutory fee cap of $299 (the statute’s $250 base as adjusted for inflation) that the seller customarily pays in Lee County. The Bonita Fairways estoppel certificate under section 720.30851 states the master charges. And the disclosure package, delivered under section 718.503 with a developer contract and in nondeveloper form with a resale, carries the budget. We request all three for every Botanika client before an offer is written.

Thinking about selling? See what your Botanika home is worth or call Jesse direct at (239) 898-6072. Thinking about buying? See how we represent buyers in Bonita Springs or call Marc at (239) 287-5873.

Botanika Layered Costs: Master Assessments, Special Assessments and Property Tax

Owning a Botanika condominium at the $399,670 24-month median costs, before a Botanika condominium fee that is not published, about $1,100 a year in master assessment, about $5,124 in property tax on a non-homestead basis at the 2026 proposed 12.8217 mills and a $20 city stormwater fee, plus a one-time $2,500 contribution if the purchase is a resale from an owner.

Every Billed Layer for a Botanika Unit, 2026

A Worked Example at the Botanika Median

That is about $520 a month in known layers before the condominium assessment and insurance. A buyer using homestead would pay less: the first $25,000 of taxable value is exempt from every levy and a second slice from the non-school levies, worth roughly $500 a year at this millage, but only 5 of Botanika’s 75 parcels carried the exemption on the 2026 roll, and a seller’s exemption and Save Our Homes cap do not carry to a buyer. The taxable value on a buyer’s first bill is set from market value, so a buyer at the median should budget on the sale price, not on the county’s 2026 just value of $316,015, which would tax at $4,052.

One-Time Costs at a Purchase

A buyer from an owner pays the $2,500 Bonita Fairways contribution under the recorded amendment unless an exemption applies, and the owner’s title, estoppel and closing charges follow Lee County custom unless the contract says otherwise. A buyer from the developer pays no $2,500 contribution, and the contract’s disclosure package states any working-capital contribution, which is not published elsewhere. Ask for the closing cost estimate with the contract.

Property Taxes on a Botanika Unit

Botanika is taxed in City of Bonita Springs district 017, where the 2026 proposed total millage is 12.8217. The table is from the 2026 TRIM notice for a Bonita Fairways home in the same district.

Taxes are billed in November and paid in arrears, and the seller credits the buyer for the seller’s days of ownership at closing. Botanika has no CDD, so no CDD line appears on the bill. The rail trail bond that Bonita Springs voters approved on August 18, 2026 will add a voted debt levy once its rate is set.

The Master Assessment Over Time

The master assessment was $1,000 a unit in 2023 and 2024, $932 in 2025 and $1,100 in 2026, of which $964 is operating and $136 is reserve. The 2026 budget also expects about $106,000 from resale capital contributions and $14,000 from initial capital contributions, a $120,000 capital line, which shows how much the master budget now counts on resales across Bonita Fairways.

Botanika Documents, Bylaws and Architectural Control

Botanika is governed by two recorded layers: the Botanika at Bonita Fairways Condominium I declaration, recorded in phases in 2024 at Lee County Instruments 2024000204129, 2024000268473 and 2024000318618 and administered by the Botanika association, and the 1997 Bonita Fairways master declaration at Official Records Book 2872, Page 2887, administered by the Bonita Fairways Community Association and its architectural committee.

Instruments Found for Botanika

What the Botanika Declaration Would Answer, and Where to Get It

The Botanika declaration, articles, bylaws, rules and architectural rules are not posted online, and the Florida Division of Condominiums does not post the prospectus and estimated budget filed under project PR77170 on any page we could reach. Those documents would state the regular assessment, the maintenance split, parking assignments, leasing and pet rules, buyer approval, insurance and shutters. Three routes reach them: the Lee County Clerk’s Official Records for the three instruments above, the disclosure package a developer delivers at contract, and the association’s manager, Gulf Breeze Management Services of SWFL, Inc., through the estoppel process. We include them in our pre-offer checklist for every Botanika buyer.

What the Master Declaration Says That Binds Botanika

Botanika is a “neighborhood” under the master declaration, with 75 voting interests represented by one appointed voting representative at master meetings. Section 11.5 lets neighborhood documents be stricter than the master on “pets, parking, architectural controls, leasing and guest occupancy,” so Botanika’s own declaration can be stricter than everything below. Section 5.17 sets a 30-consecutive-day minimum lease, §5.18 allows ordinary household pets in reasonable number but not in leased units, §5.15 restricts commercial vehicles, boats, trailers, campers and inoperable vehicles, and §5.10 requires architectural approval for antennas and satellite dishes except those federal law protects. The master text we read does not require association approval of a buyer and applies the resale capital contribution instead; Botanika-level approval rights are not found.

Architectural Control and Exterior Changes

Exterior changes at Botanika answer to two bodies: the Botanika association for the building and the Bonita Fairways architectural committee for anything the master declaration covers. The master text does not use the word “shutter,” and the developer says all units have impact windows and screened balconies, so Botanika’s rules for balcony screens, storm panels and window film are not found and sit in the Botanika declaration. Do not order a balcony enclosure, shutters or a satellite dish for a Botanika unit before you have read that declaration and asked for approval in writing.

Bylaws, Articles and Elections

The association’s articles were filed with the state on November 22, 2022, and the association is active under Florida Division of Corporations document N22000013123. The bylaws are not posted. Chapter 718 governs election notices, board terms and the developer’s turnover of control, which is the biggest governance event in a new condominium’s life and is covered in the milestone section below.

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

Yes. Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and each Botanika building has three residential floors over parking, so both laws apply to all three buildings; the first milestone inspection is not due until 2049 or 2054, but a turnover inspection report with a reserve study is required before a developer hands control to owners.

What the Two Statutes Say

The milestone inspection statute, section 553.899, applies to “a building that is three habitable stories or more in height as determined by the Florida Building Code” and subject to condominium ownership, and requires a milestone inspection by December 31 of the year the building reaches 30 years of age, from the certificate of occupancy date, and every 10 years after. The local enforcement agency may set 25 years for local conditions such as proximity to salt water. The reserve study rule in section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years after the condominium’s creation for each building three habitable stories or higher.

Why Botanika’s Buildings Count

Each building has three residential floors over ground-level parking. The unit numbers on the county roll run on floors 1, 2 and 3, with eight or nine units on each, and the county’s story count is four for all 75 parcels, which most likely counts the parking level. Parking is not a habitable story, so the statutory count is three, which meets the threshold; the developer and the county count is four, which exceeds it. Either way Botanika is inside both laws, unlike the two-story buildings elsewhere in Bonita Fairways. This is our reading of the record; a buyer’s attorney can confirm it for a specific purchase.

When the Milestone Inspection Comes Due

The county roll dates all three Botanika buildings to 2024, so if their certificates of occupancy issued that year, on the 30-year rule the first milestone inspection is due by December 31, 2054, or by December 31, 2049 if the City of Bonita Springs has adopted the 25-year option for coastal proximity. The City’s adoption status was not found. That is 23 to 28 years away, so the milestone inspection is not a live buyer issue for Botanika.

The Reserve Study and the Turnover Requirement

The structural integrity reserve study is the live issue. It covers roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any item over $25,000 (inflation-adjusted) whose failure would affect those. Before a developer turns over control of an association, the developer must deliver a turnover inspection report for each building of three stories or higher under section 718.301(4)(p) and (q), and (s) requires delivery of the association’s most recent study. The December 31, 2025 deadline in section 718.112(2)(g) applies to associations that existed on or before July 1, 2022 and are controlled by unit owners other than the developer; Botanika’s association was incorporated in November 2022, so its clock is the turnover report and then a study at least every 10 years after the condominium’s creation on July 19, 2024. On that count the next full study is due by about 2034, our arithmetic.

Reserves Before and After Turnover

Before turnover, Florida law says the developer-controlled association “may not vote to waive the reserves or reduce funding of the reserves.” After turnover, the developer may vote the units it still owns to waive or reduce reserves along with other owners, which is why the turnover reserve study matters to every buyer. A buyer should ask who controls the board today, what the reserve schedule says and whether any unit-owner vote has reduced funding.

Where Botanika’s Filing Stands: Not Found

The state’s structural integrity reserve study database is a browser app that would not display Botanika’s status to automated retrieval on September 29, 2026, so Botanika’s filing status is not found here. The Division of Condominiums’ reporting page links both databases, one for submissions from July 2025 and one for earlier; open them in a normal browser and search for “BOTANIKA.” Note that the database shows only complete submissions exactly as submitted, and the reporting form is due within 45 days of the study’s completion, so a turnover study not yet filed would not appear even if it exists. We found no milestone or reserve study news, and no special assessment, for Botanika.

What This Means for a Buyer or a Seller

A buyer should ask for the turnover inspection report, the reserve study and the adopted budget’s reserve schedule before signing, and should ask whether the developer still controls the board. A seller should have the same documents, the estoppel certificate and the state disclosure forms ready at listing, because a buyer’s lender and insurer will ask for them and a missing reserve study slows a Florida condominium closing more than almost any other item.

Is Botanika a 55+ Community?

Botanika is not a 55+ community as far as the record shows: no age restriction appears in the master declaration we read, the roster found none, and Botanika’s own declaration, the document where a housing-for-older-persons designation would appear, is not posted, so an all-ages purchase is the working assumption until the declaration says otherwise.

The only 55+ neighborhood in Bonita Fairways is Carousel Cove, a recorded housing-for-older-persons community with its own declaration. Housing for older persons is defined in Florida Statute 760.29 and the federal Housing for Older Persons Act. Botanika buyers skew seasonal and out-of-state on the county roll, but that is a pattern of ownership and not a restriction.

Can You Rent Out a Botanika Home?

A Botanika home can be rented for terms of 30 consecutive days or more under Bonita Fairways master declaration §5.17, and the association’s tenant access form says short-term rentals such as VRBO and Airbnb are not permitted; Botanika’s own leasing rule, which may be stricter, is not posted and sits in its declaration.

The Master Rule

Under master declaration §5.17, no living unit may be leased or rented for fewer than 30 consecutive days, and a full-month February lease counts. The section lets neighborhood covenants set stricter standards and sets no annual cap or approval step at the master level. The master association’s tenant access form states that short-term rentals are not permitted. A 2026 amendment limits how many guests an owner or tenant may bring to the recreation facilities.

What the Botanika Declaration May Add

Botanika’s minimum term, any annual limit, any approval or interview step and any application fee are not found. That gap matters for a buyer who plans to rent, because a stricter Botanika rule governs over the master. Vacation-rental listings that use the Botanika name appear in search results, and we cannot tell from a listing whether a rental complies; a buyer should treat the declaration, not a listing, as the answer.

Pets and Tenants

Under master declaration §5.18, pets are not allowed in leased units, so a Botanika owner who rents cannot offer a pet-friendly lease unless the Botanika documents say otherwise. That single sentence removes many investor strategies.

What That Means for an Investor

Botanika works as a seasonal rental of a month or more and for annual tenants, but not as a short-term vacation rental, and it does not work for a tenant with a pet. A Botanika investor should budget for the season when the owner and the tenant cannot both use the amenities, for the $2,500 contribution on a resale purchase and for the unknown condominium assessment. Before you list a Botanika unit with a tenant in place, tell us the lease end date so showings can be scheduled around it.

What Are the Pet Rules in Botanika?

Botanika’s own pet rule is not posted, so the rule that applies today is master declaration §5.18: ordinary household pets in reasonable number may be kept by owners, leashed outdoors and never on the golf course, and pets are not allowed in leased units; Botanika’s declaration may be stricter under §11.5.

The Master Declaration’s Words

Section 5.18 reads that “Ordinary household pets (cats, dogs, tropical fish, and birds in cages) in reasonable number may be kept by owners. Pets are not allowed in leased units.” Pets must be leashed, may not be kept for commercial purposes and may not go on the golf course, and the board may require removal of a pet that is an unreasonable annoyance after notice and hearing. There is no weight or breed limit at the master level.

What a Condominium May Add

Section 11.5 lets neighborhood documents restrict pets more than the master does. Many Florida condominiums cap pet count or weight, and Botanika’s declaration is where a cap would appear. A buyer with a large dog or more than two pets should read that declaration before contract.

Assistance Animals

Assistance animals are governed by federal and state fair housing law rather than by pet limits; ask the association for its procedure.

What It Means for Buyers and Sellers

For a buyer with a pet, Botanika is workable as an owner-occupant, subject to the declaration. For a seller, we state the pet rule in the listing so every showing is a qualified one, rather than letting it surface after an offer.

Hurricanes, Flood Zone and Insurance in Botanika

Botanika’s three buildings all sit in FEMA flood Zone X (shaded, the 0.2 percent annual chance area) on Lee County panel 12071C0656G, in Lee County Evacuation Zone A, with residential floors built above ground-level parking; that is a moderate flood-risk designation, not the “no-flood zone” that sales materials describe.

Data updated: September 2026 (FEMA National Flood Hazard Layer queried September 29, 2026; USGS, NOAA and Lee County GIS records retrieved September 24, 2026).

What FEMA’s Map Says About Each Botanika Building

We queried FEMA’s live National Flood Hazard Layer at the center of each of the three Botanika buildings on September 29, 2026. All three return Zone X with the description “0.2 percent annual chance flood hazard,” outside the Special Flood Hazard Area, with no base flood elevation, on Lee County Flood Insurance Rate Map panel 12071C0656G, effective November 17, 2022. The query also returns a Collier County panel because the two counties’ map extents overlap; the property is in Lee County and the Lee panel governs.

Why “No-Flood Zone” Is Not the Same as Zone X

Sales materials for the community describe its location as a no-flood zone, and buyers who read that line deserve the map’s wording instead. FEMA does not have a “no-flood” category. Zone X shaded means the area is inside the 0.2 percent annual chance floodplain, which is a moderate-to-low hazard, and a federally backed lender generally does not require flood insurance there. It does not mean water cannot reach the site, and it does not mean a policy is unavailable or unwise. A buyer should read the sales language as a marketing summary and rely on the flood map, the building’s elevation certificate and the developer’s flood disclosure.

The Building A Question and the 2023 FEMA Letter

Earlier in-house research from FEMA and county layers found that Building A, at 26589 Rosewood Pointe Drive, touches the edge of a small coastal AE polygon with a base flood elevation of 9 feet (NAVD88), and that FEMA’s records list a 2023 letter of map amendment for the Botanika project. We did not retrieve the letter itself, so we do not say what it decided or which structure it covers. What we can say is that the three building centers test as Zone X today and that the edge contact is the reason to ask for Building A’s elevation certificate. An owner in Building A who is quoted a flood premium should ask the agent whether the quote used the building center or the polygon edge.

Ground, Finished Floors and Ian

Botanika’s residential floors sit above ground-level parking, which lifts every home off the ground by design, but a design feature is not a surveyed elevation and we did not find Botanika’s finished-floor elevation. The 2018 Lee County LiDAR puts the median ground at Botanika’s building sites at 10.78 feet (NAVD88), plus or minus 0.57 feet, and the United States Geological Survey’s surveyed Hurricane Ian high-water marks within about a mile of Bonita Fairways ran 8.7 to 9.0 feet. Those are community measurements, not Botanika measurements. The three buildings were completed after Hurricane Ian, so they have no Ian claim history to report and we do not describe them as having come through it. The ground-level parking is the part of a building like this that a storm would meet first, and the elevator lobbies, equipment rooms and storage sit in the developer’s plans and the association’s insurance file, which is where a buyer learns how they are protected.

Evacuation Zone A and Storm Surge

Every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone the county orders to leave, according to the county’s evacuation zone layer. The National Hurricane Center’s storm surge risk maps show worst-case surge of more than 3 feet above ground across the community in a Category 2 hurricane and more than 9 feet in a Category 4. An evacuation zone is a surge planning tool and a flood zone is a rainfall-and-river insurance map; Botanika can be in Zone X and Zone A at once, and the county’s own comparison of the two explains why.

The Bonita Springs Flood Insurance Discount

Botanika is inside the City of Bonita Springs, so the city’s standing in FEMA’s Community Rating System applies to National Flood Insurance Program policies there. The city and FEMA’s April 2025 list record Class 5, a 25 percent premium discount, and the city’s FEMA Community Rating System page reports that policyholders keep it after the post-Ian review. Confirm the class on FEMA’s current list before you rely on the exact percentage.

Who Insures What in a Botanika Condominium

Under F.S. 718.111(11), the association insures the building as originally installed, and the owner insures floor, wall and ceiling coverings, electrical fixtures, appliances, the water heater, cabinets, countertops, window treatments and personal property. Botanika’s declaration and master policy are not posted, so the exact split, the hurricane deductible and whether the association carries flood insurance on the buildings are not published. Ask the association for its master policy declarations page before you get a quote. A Botanika owner needs a condominium unit-owner policy, commonly called an HO-6, with loss-assessment coverage for a share of a master-policy deductible, and should ask separately about flood coverage for the unit.

The Citizens Flood Rule and Wind Mitigation

Citizens Property Insurance is phasing in a requirement that most new and renewing personal residential wind policies carry flood coverage, and its flood page states that condominium unit-owner policies are not required to. A Botanika owner with a Citizens unit-owner policy is outside that rule, while the association’s building coverage is a question for its board. Wind-mitigation credits run through the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which asks about roof covering, roof deck attachment, roof-to-wall connections, opening protection and the code the building was built under. The developer advertises storm-resistant impact windows on every unit, and a current form documenting them is worth asking the seller for.

The Code Era Behind the Buildings

The Florida Building Code, 8th Edition (2023), took effect December 31, 2023, and the edition that governed each Botanika building depended on its permit application date, which we could not retrieve from the city’s portal. The buildings were sold from 2018 and declared in 2024, so the permits were most likely issued under the prior 2020 edition, but that is our inference and not a record. Either way the code line that matters for an insurer, March 1, 2002, is far behind these buildings.

What a Botanika Seller Must Disclose About Flooding

A resale seller must give the buyer the flood disclosure required by F.S. 689.302, stating whether the seller knows of flood damage, has filed a flood insurance claim or has received federal flood assistance. A developer contract carries its own flood disclosure under F.S. 718.503. A Zone X designation removes neither duty.

Should You Buy Botanika From the Developer or on Resale?

Buying Botanika from the developer gives you the statutory disclosure package, the $2,500 Bonita Fairways contribution exemption and the first-owner warranties, while buying a resale gives you a recorded price history, an estoppel certificate and the building warranties that remain; 69 of the 76 recorded Botanika sales were builder-direct and 7 were resales.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Florida Statutes 718.203 and 718.301, retrieved September 29, 2026).

What the Recorded Sales Show

Of the 76 recorded Botanika sales, 69 were first sales direct from the developer, at a median of $413,860 and $356.46 per heated square foot, from $272,059 to $614,008, for $28,167,041 in volume. The 7 resales carried a $320,000 median at $325.26 per heated square foot, from $250,000 to $416,000, for $2,198,895 in volume. Of the seven units that resold, five did so below the first owner’s price, at a median change of minus 10.9 percent over a median hold of 369 days, and two rose by 8.0 and 1.1 percent. That is a small sample and not a trend line, but it is the recorded evidence of what a Botanika owner who sold within about a year netted against a developer’s first-sale price.

What Differs for a Buyer

The Statutory Warranties Under F.S. 718.203

Section 718.203 gives owners of new condominium units warranties that run automatically, whether or not the contract mentions them. The periods below are the statute’s words condensed; the dates are our arithmetic, because Botanika’s certificate of occupancy dates are not in any record we could search.

Under subsection (3), “completion” means the certificate of occupancy, temporary or otherwise, for the entire building. Under F.S. 95.11(3), a construction-defect action has a seven-year outer limit from the earliest certificate, which on our arithmetic runs to about 2031. All of these dates are estimates until the city’s certificates are read.

Who the Warranties Pass To

Subsection (5) says the warranties “inure to the benefit of each owner and his or her successor owners.” A Botanika resale buyer in 2026 therefore inherits the building and unit warranties with whatever time remains, roughly a year on our arithmetic for the unit warranty. The one-year warranty on items conveyed with the unit and the manufacturer warranties on appliances belong to the initial purchaser, and a resale buyer should check each manufacturer’s transfer terms. A warranty claim is also conditioned on routine maintenance by the owner or the association, so a buyer should confirm that the association’s maintenance is being done and documented.

Turnover of Control Under F.S. 718.301

While the developer controls the association, it sets the budget, holds the board majority and may vote its own units. Section 718.301 hands the majority of the board to owners on the first of several triggers, including three years after 50 percent of units are conveyed and three months after 90 percent are conveyed. Botanika’s recorded first sales put those milestones as follows.

Turnover status is not published in any public record we found: no turnover meeting notice, turnover inspection report or turnover financial statement is posted. The master association’s 2026 annual meeting minutes still list a declarant seat for Botanika, and the state’s record for the condominium association lists one developer-side director alongside two who own units, which is consistent with turnover having occurred or being in process. That is an inference. The document that answers it is the association’s official records, which an owner may request under F.S. 718.111(12).

What Turnover Gives a Buyer

At turnover the developer must deliver the association’s financial records, plans and specifications, insurance policies, warranty files and, for a building of three stories or more, a turnover inspection report that includes a structural integrity reserve study. Before turnover the developer-controlled association may not vote to waive reserves or reduce their funding, and after turnover the developer may vote its remaining units to do so. A buyer should read the turnover documents the way a buyer of a used car reads the service file.

Questions to Ask Before You Sign

Ask the seller or the developer for the certificate of occupancy date for your building, the date of turnover, the turnover inspection report, the current budget and reserve schedule, the master insurance declarations page, the condominium declaration and rules, the elevation certificate, and any special assessment or loan approved or proposed. A developer who will not provide them is answering a question. A resale seller who cannot is asking you to price the uncertainty, and a buyer’s agent should do that arithmetic before the offer, not after. Buying? Call Marc at (239) 287-5873, or start at our Botanika buyer page.

Which Schools Serve Botanika?

Every Botanika address falls in the School District of Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3, which puts Bonita Springs, Spring Creek, Pinewoods, Three Oaks and San Carlos Park elementary schools, Bonita Springs and Three Oaks middle schools and Bonita Springs, Estero and South Fort Myers high schools on a Botanika family’s choice list.

Data updated: September 2026 (School District of Lee County 2026-27 school locator, Florida Department of Education 2025-26 school grades and OpenStreetMap routing, retrieved September 24, 2026).

How the Assignment Was Checked

Lee County does not assign a student to one school by address. Families rank schools on a choice application each winter, placement is by lottery, and the zone mainly determines which schools come with bus transportation. We tested ten points across Bonita Fairways in the district’s own 2026-27 school locator and every point returned the same three zones. The district’s Student Enrollment office can confirm a specific address. Do not rely on the school fields in a listing, which are often ZIP-level.

Schools, Grades and Drive Times

Botanika’s buildings are inside the same gate as the golf club, so add or subtract about a minute for the Rosewood Pointe Drive address. Grades come from the Florida Department of Education’s school grades and the district’s 2025-26 grades report.

Charter and Private Options

Two public charter schools in Bonita Springs take applications from any Lee County family: Bonita Springs Charter School, graded A in 2026, and Oak Creek Charter School, graded C. Private options within about half an hour include Community School of Naples, St. John Neumann Catholic High School and Seacrest Country Day School in Naples and Canterbury School in Fort Myers. Botanika’s mix of one-bedroom, two-bedroom and three-bedroom units, and its heavy second-home and investor ownership, means school assignment matters to a minority of owners, but it matters to resale buyers with children and belongs in the listing.

City Permits for Botanika Homes

Botanika’s building permits and certificates of occupancy are issued by the City of Bonita Springs, and none of them could be retrieved for this guide because the city’s permit portal did not return results to automated search; the record we can cite is the county roll, which dates all 75 units to 2024, so a buyer should pull the permit history for the building and the unit before a contract.

What the Record Shows and Does Not Show

The Lee County Property Appraiser’s roll lists year built 2024 on all 75 Botanika unit parcels. No roof replacement permit is expected on a building finished in 2024, and a roof permit before about 2029 would itself be news. The certificate of occupancy dates, the permit application dates that decide the code edition, and any unit-level alteration permits sit in the city’s online permit portal, which requires a person at a browser to search by address: 26589, 26600 and 26610 Rosewood Pointe Drive.

Certificates of Occupancy and the Warranty Clock

The certificate of occupancy is the document that starts the statutory warranty clocks, so it is the single most useful permit record for a Botanika buyer. Proxy dates from the county’s sale records put the first recorded closings in Building B on August 2, 2024, Building C on October 14, 2024 and Building A on December 9, 2024, and the developer says the project was completed in the fall of 2024, but a closing date is not a certificate date.

Unit-Level Permits After Purchase

Because the buildings are new, unit-level permit histories will be short: window treatments, shutters, air-conditioning changes and flooring are the usual first permits. A city permit does not show the association’s consent, and Botanika’s declaration is where the consent rule sits, so a buyer should confirm both. An open or expired permit is among the most common reasons a condominium closing slows down.

How to Check a Botanika Permit History

Search the city’s EnerGov permit portal by address and unit and pull the history before you list or make an offer. Ask the association for its own architectural approval file as well. We will pull both for a Botanika client before listing, and you can start with our Botanika seller page.

What Is Around Botanika? Zoning and Neighbors

Botanika sits inside the gated Bonita Fairways community on Rosewood Pointe Drive, in a Residential Planned Development whose master plan allows multifamily buildings up to four stories and 48 feet, with The Gardens at Bermuda Links’ two three-story buildings on the same street and the golf course, lakes and preserve tracts of the master plan around it.

The Master Plan That Allowed Four Stories

The Bonita Fairways master concept plan, from Lee County zoning case DCI2004-00081, covers about 184 acres and up to 1,105 homes, with 50 acres of golf course, 18 acres of lakes, 18.5 acres of indigenous preserve and 47 percent open space. Multifamily buildings may rise to four stories and 48 feet. The county roll records Botanika’s buildings as four stories, which matches three residential floors over ground-level parking, and that is the height the master plan anticipated. Botanika is the tallest product in the community; the single-family homes are limited to 25 feet.

The Neighbors on Rosewood Pointe Drive

Botanika’s address block is 26589 to 26610 Rosewood Pointe Drive. Six of the twelve buildings of The Gardens at Bermuda Links, including its two three-story buildings at 26630 and 26640 Rosewood Pointe Drive, carry addresses on the same street, and the Rosewood Pointe Garden condominiums share the street name. The developer describes Botanika as surrounded by a nature preserve with protected trees, which is a marketing description; the master plan’s preserve acreage is community-wide, and what a specific unit’s balcony looks at is a question for the tour, since the county cards do not record views.

Construction, Trails and Roads Nearby

Three projects change the edges of Bonita Fairways. All 106 Natura Phase 3 homesites changed hands on August 12, 2026 for $12,985,000, so a new round of home construction is likely inside the gate. Bonita Springs voters approved a $35 million general obligation bond for the Bonita Estero Rail Trail in the August 18, 2026 primary with 68 percent of the vote, and the Seminole Gulf Railway corridor runs along the community’s northeast boundary. The city is also building a stormwater and pathway project on East Terry Street and has completed a shared-use path on the north side of West Terry Street in front of the community. Any of these can matter to a Botanika buyer’s view of the surroundings, and none is a Botanika project.

Utilities and Services

Florida Power and Light provides electricity, Bonita Springs Utilities provides water and sewer, Waste Management collects trash under the city contract and the Bonita Springs Fire Control and Rescue District provides fire service. There is no community development district on the Botanika tax bill. What the Botanika condominium fee covers among these services is not published.

Daily Logistics in Botanika

Daily life in Botanika runs through the unmanned Bonita Fairways gate on West Terry Street, under-building reserved parking, the elevator lobbies the developer describes and the master association’s rules for guests, vehicles and contractors; the Botanika condominium adds its own rules, which are not posted.

The Gate and Getting In

The Bonita Fairways gate on West Terry Street is unmanned. Residents enter with a radio-frequency sticker on the vehicle, with two vehicles per condominium, and visitors use the call box to reach the resident, who opens the gate from a phone. License-plate cameras shared with the Lee County Sheriff and paid sheriff patrols, budgeted at $18,000 for 2026, back up the gate. The community’s internal streets carry a 25 mph limit. The association’s tele-entry instructions explain the process step by step.

Parking and Storage

Botanika’s parking is under the buildings, and the developer says each unit has reserved parking and a storage unit. Whether the reserved space is assigned as a limited common element in the declaration, how many guest spaces exist and what the storage units are titled as are not published. Parents of young drivers, second-car households and owners of large vehicles should confirm the number of spaces before contract, since the master allows two vehicles per condominium at the gate.

Guests, Rentals and Contractors

A 2026 amendment, recorded as Instrument 2026000086991, allows an owner up to 2 non-family day guests when accompanied, up to 6 family day guests and up to 6 family and 6 non-family overnight guests at the recreation facilities. Contractors and moving trucks for Botanika are governed by the master rules and the condominium’s own rules, which we could not read, so schedule a move-in or a renovation with the management company first. Real estate signs need board consent, and open houses need advance planning at the gate.

Trash, Mail and Elevators

The developer describes private elevator lobbies at each building, and the number of elevators per building is not published. Trash collection under the city contract is by Waste Management, and where Botanika’s trash and mail are handled, at each building or at a common point, is a question for the association. A resale buyer who relies on an elevator to reach a third-floor home should ask how many elevators serve the building, since a single-elevator outage matters more on the upper floors.

Drive Times From Botanika

From the Bonita Fairways golf club, the Old 41 downtown and the nearest Publix are about 4 minutes away, Interstate 75 at Exit 116 about 9, Bonita Beach Park and Coconut Point about 11, Mercato in North Naples about 15, and Southwest Florida International Airport and downtown Naples about 30, in free-flowing traffic. Every route out leaves by Bonita Fairways Boulevard onto West Terry Street. The nearest full hospital is NCH North in North Naples, about 15 minutes away, with the NCH freestanding emergency department on South Tamiami Trail about 9 minutes and the Lee Health Coconut Point emergency department about 11. These are computed on OpenStreetMap routing from the golf club and are longer in season.

How Does Botanika Compare With the Other Bonita Fairways Neighborhoods?

Botanika is the newest condominium of the six Bonita Fairways neighborhoods and the highest in price per square foot, with a 24-month county median of $399,670 on 62 sales at $356.00 per square foot, against medians of $323,750 to $472,500 for the other five on their first 10-plus-sale windows.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS pulled September 29, 2026; each row uses the first window with 10 or more sales, on month-start windows from September 2025 or September 2024).

The Six-Neighborhood Benchmark

The yardstick below is the county’s qualified-deed median in each neighborhood’s first window with at least 10 sales, so a small neighborhood is not compared on a two-sale year. It is a county record, so builder-direct and resale sales are together; the MLS figures follow in the second table.

Botanika’s premium is a new-construction premium: $356.00 against $233.33 to $277.35 per square foot, or 28 to 53 percent above the other five. It also carries the most built-in uncertainty, because Botanika’s fee and rules are not published, and the resale row shows what a Botanika owner who sold received: $320,000 and $325.26 per square foot, which is closer to the older condominiums than to the first-sale price.

MLS Days on Market and Sale-to-List by Neighborhood

The Southwest Florida MLS pull of September 29, 2026 assigns sales to a neighborhood by the Sub/Condo field, and 19 sales that carry only “Bonita Fairways” are not assigned to any neighborhood, so the neighborhood rows do not sum to the community total. Botanika’s 24-month MLS median days on market of 31 reflects the developer’s early closings, and the 12-month median of 174 days reflects two resales.

Which Neighborhood Fits Which Buyer

A buyer who wants a new building, an elevator and the lowest maintenance chores looks at Botanika. A buyer who wants the least cost per square foot compares Bermuda Links, The Gardens at Bermuda Links and Rosewood Pointe Garden. A buyer who wants a detached house with a yard looks at Natura, and a buyer who is 55 or older and wants a single-story home compares Carousel Cove. All six sit inside the same Bonita Fairways gate and share the same master clubhouse and golf course.

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

Choose Botanika for a 2024 building with three residential floors over parking, a developer-era warranty and the newest finishes at a county median of $399,670, and choose The Gardens at Bermuda Links for a 2007 condominium at a $325,000 median with two pools, a published leasing and pet rule and a fee history, if a lower price per square foot and known rules matter more than newness.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS pulled September 29, 2026, and each association’s posted documents, retrieved September 24 and 29, 2026).

Botanika vs The Gardens at Bermuda Links Decision Table

Who Should Choose Botanika, and Who Should Choose The Gardens

Choose Botanika if you want a new building, if you are comfortable buying before the fee and rules are read, if you value elevator-lobby access and under-building parking and if you will use the home seasonally, since 43 of the 75 owners have an out-of-state or foreign mailing address. Choose The Gardens if you want the lowest price per square foot in the community’s condominium tier, a garage, a documented rule set and a 2022 roof on the building, and if two-bedroom, two-bath is the plan you want. Buyers who need a rental should read both leasing rules, because The Gardens’ posted rule is friendlier to investors than Botanika’s unread rule may prove to be. For a comparison run on your own numbers, call Marc at (239) 287-5873 or read our Botanika buyer page.

How Botanika Compares With Other Bonita Springs Communities

Compared with other Bonita Springs communities, Botanika is a new elevator condominium inside a public-golf, owner-controlled master community, priced at a $399,670 county median and $356.00 per square foot, which is well above Grand Pines at Hunters Ridge per square foot and below the house medians of Highland Woods, Worthington and Spanish Wells in absolute price.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, September 2025 to August 2026 unless noted, retrieved September 24 to 26, 2026).

Botanika Against Golf Communities and Condominiums

What the Comparison Says

At $356.00 per heated square foot, Botanika sits above the per-square-foot figures for houses in Worthington ($328) and Spanish Wells ($320) and close to Highland Woods ($362), while selling a condominium at less than half the absolute price of those houses, and the difference is the new-building premium. Grand Pines shows what a 1996-to-2005 coach-home condominium with a garage and a published fee costs in a golf community at $243.18 per square foot, so a Botanika buyer is paying roughly $113 more per square foot for 2024 construction. Highland Woods bundles an equity golf membership, Worthington is a private club and Spanish Wells makes membership optional outside Cordova, while Bonita Fairways golf is public with no membership at all, which lowers the cost of entry and raises the value of the master fee’s clubhouse. Our Hunters Ridge guide sets out how membership works there. We compare on the record, and where a community’s record is thin we say so.

Where Botanika Wins and Where It Does Not

Botanika wins on newness, elevator access, no required golf membership and no community development district on the tax bill. It does not win on published rules, on a track record of resales, on garage parking or on the depth of its resale market: 7 recorded resales against 76 sales. A buyer weighing Botanika against a golf community should price the club, the fee, the rule set and the resale evidence together and not compare list prices.

Honest Pros and Cons of Owning in Botanika

Owning in Botanika means a 2024 building with three residential floors over parking, an elevator lobby, a public golf course with no required membership and warranties still running, in exchange for an unpublished condominium fee, unread rules, a resale record that has mostly closed below first-sale prices and a milestone-and-SIRS regime that applies to every building.

The Pros

• A 2024 building, so the roofs, systems and finishes are years from the first replacement cycle, and the 2023 or 2020 Florida Building Code applies.
• Statutory warranties under F.S. 718.203 that run to successor owners with whatever time remains.
• The lowest chore load in the community: the developer advertises “Maintenance-Free, Lock and Leave Living,” impact windows, screened balconies and washer and dryer on every unit.
• No required golf membership and no community development district on the tax bill, with the clubhouse, courts and public golf course inside the same gate.
• FEMA Zone X shaded at all three building centers, with residential floors above ground-level parking.
• A larger pool of unit types than the older condominiums: 12 plans from 1 to 3 bedrooms, so one building serves a couple, a family or a seasonal owner.

The Cons

• The Botanika condominium fee, its reserve schedule and its declaration are not published, so the true monthly cost is unknown until an estoppel or a developer budget is read.
• The highest price per heated square foot in the community, $356.00 in the 24-month county record, against $233.33 to $277.35 elsewhere.
• Five of the seven recorded resales closed below the first owner’s price, at a median of minus 10.9 percent, on a small sample.
• Milestone inspection and SIRS laws apply to all three buildings, so the reserve study and its funding are live issues at turnover.
• Under-building parking, not a private garage, and storage that the declaration must define.
• Heavy second-home and investor ownership, with only 5 of 75 units carrying a homestead exemption, which can mean thin year-round community and more rentals than the master rule alone would allow.
• Turnover status and certificate of occupancy dates are not published, so the warranty end dates are our estimates.

How We Weigh It

A Botanika buyer who reads the developer’s disclosure package, the association’s budget and the warranty dates before signing is buying a new building with its risks priced. A buyer who does not is buying a brochure. We would rather help a buyer find the missing documents than sell a unit on a floor plan, and that is the standard we apply when we price a Botanika home for a seller.

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

If you’re searching for a Botanika listing agent, or thinking, ‘I need someone to sell my Botanika home…’, start with the record: 3 recorded Botanika resales in the last 12 months at $343,895, $250,000 and $339,000, 62 recorded sales in the 24 months from September 2024 at a $399,670 median, and 10 active MLS listings asking a $529,950 median. McGreevy and Comisar price, prepare and market Botanika units from that record, not from a Bonita Fairways average.

Our credentials as your Botanika listing agent:

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

Recent Botanika Sold Record

In the last 12 months Botanika has seen 3 resales in the Lee County qualified-deed record, at $343,895, $250,000 and $339,000 between September 2025 and March 2026, for $932,895 in volume. Across all recorded history the 7 resales total $2,198,895. The Southwest Florida MLS, pulled September 29, 2026, shows 2 closed Botanika sales in the last 12 months at a $294,500 median with 174 median days on market and a 94.8 percent sale-to-list ratio, and 27 closed sales in the last 24 months at a $411,860 median with 31 median days on market and 100.0 percent of list, most of them the developer’s own closings. We tracked every qualified Botanika deed against the MLS record, and we will walk you through each one; we do not claim a Botanika closing of our own.

What Makes Selling in Botanika Different

Four things. First, a Botanika seller competes with the developer and with 10 active listings that ask a $529,950 median, about 28 percent above the $413,860 median first-sale price, so a resale priced off a listing instead of a sale will sit. Second, the resale record is thin and has mostly closed below the first owner’s price, so a unit prices from its own building, size and floor, and from the recorded resales, before it prices from the developer’s brochure. Third, the buyer pays the $2,500 Bonita Fairways contribution on a resale and the developer’s buyers do not, which is a cost the developer’s buyers never face, so the estoppel, the condominium documents and the warranty dates should be in hand before the first showing. Fourth, the statutory warranties still running on the building, and the 2024 roof and systems, are the best facts a Botanika resale has that a 2007 condominium cannot match.

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

Start with a free Botanika home valuation, and we will price your unit against the recorded sales in its own building, size and floor. Or talk to Jesse direct: (239) 898-6072, text or call. You can also read how we run a listing on our Botanika seller page.

Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Bonita Springs.

How should I price my Botanika condo when only three resales closed in the last year?

Price it from the 76 recorded Botanika sales since August 2024, weighted toward the 7 resales and toward the units in your own building, size and floor, then adjust for view, upgrades and floor. Three sales are three data points; seven resales, the 62-sale 24-month window and a fair read of the active listings are a price.

Will my buyer pay the $2,500 Bonita Fairways contribution?

Yes. The recorded Bonita Fairways amendment exempts a purchaser from the developer, but a purchaser from you pays the $2,500 contribution at closing, so it is a buyer cost and we tell buyers up front, before they negotiate.

Do the warranties transfer to my buyer?

The building and unit warranties under F.S. 718.203 pass to successor owners with whatever time remains, and your buyer inherits them. The one-year warranty on items conveyed with a unit, and the manufacturer warranties, belong to the first purchaser and may not transfer.

What documents will a Botanika buyer ask for first?

The association’s estoppel certificate, the current budget and reserve schedule, the declaration and rules, the master insurance declarations page, the turnover status and any reserve study, the elevation certificate for your building, and your unit’s permits. Having them ready at listing shortens the buyer’s review and protects your price.

Should I disclose the flood zone and the rental rule up front?

Yes. Botanika is in FEMA Zone X shaded and Evacuation Zone A, and a resale seller owes the flood disclosure under F.S. 689.302. A buyer who plans to rent will ask about the leasing rule, which is the master 30-day minimum and whatever Botanika’s declaration adds, so we state both in the listing.

Should I sell my Botanika condo now or wait for the warranty period to run?

Sell when the numbers work for you, not when a warranty ends. The warranties pass to your buyer, and they are a selling point while time remains on them, so a listing before the unit warranty runs out on our estimate, about mid to late 2027, carries the argument with it.

Your Local Real Estate Experts

Your local real estate experts for Botanika are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the team that leads Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Bonita Fairways gate, and they read the Botanika sales record, the state’s condominium file and the recorded Bonita Fairways instruments before writing a word.

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

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

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

What Our Clients Say

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

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google 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 a Botanika home? Get a free Botanika home valuation, or call Jesse direct at (239) 898-6072.

Buying in Botanika? Call Marc at (239) 287-5873, or read how we represent buyers in Bonita Springs.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida DBPR license numbers: Jesse McGreevy SL3101296 (Sales Associate) and Marc Comisar BK3060671 (Broker Associate), with the brokerage Domain Realty.

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

Where Else to Find the Team

Follow our Southwest Florida market updates on Facebook, Instagram and YouTube. For the wider community around Botanika, see our guide to Bonita Fairways, our Bonita Springs area page and our Bonita Fairways guides to Natura, Carousel Cove, Bermuda Links, The Gardens at Bermuda Links and Rosewood Pointe Garden. Selling or buying across Bonita Fairways rather than in Botanika alone? Start with the community pages to sell your Bonita Fairways home, get a Bonita Fairways home valuation or buy a home in Bonita Fairways.

Frequently Asked Questions, Buyer Edition

The buyer questions below are the ones Botanika buyers ask us most, answered from the same records as the rest of this guide: the Lee County recorded sales, the state’s condominium file, the Bonita Fairways instruments, FEMA’s map and the Florida Statutes, with the record gap named wherever the record stops.

What is Botanika at Bonita Fairways?

Botanika at Bonita Fairways is a 75-unit condominium in three buildings on Rosewood Pointe Drive inside the gated Bonita Fairways community in Bonita Springs, with three residential floors over ground-level parking, first declared in July 2024 and recorded with the state as project PR77170. It is the newest condominium inside the gate.

Where is Botanika located?

Botanika’s buildings are at 26589, 26600 and 26610 Rosewood Pointe Drive inside Bonita Fairways, which is entered from West Terry Street in Bonita Springs, about 4 minutes from the Old 41 downtown and 9 minutes from Interstate 75 at Exit 116, per our routing from the golf club.

How many units and buildings are in Botanika?

Botanika has 75 units in 3 buildings: 24 units in Building A at 26589, 27 units in Building B at 26600 and 24 units in Building C at 26610, on three residential floors per building, according to the Lee County Property Appraiser’s roll.

Who developed Botanika?

The developer of record on the 2024 documents is Cedar Green Homes, L.L.C., managed by JAXI CMD, L.L.C. The project was first announced in 2018, the year Katalyst Botanika, LLC was formed; that company was administratively dissolved in September 2021 and does not appear on the 2024 instruments.

When was Botanika built?

The county roll dates all 75 units to 2024. The state recorded the condominium on July 19, 2024, the first recorded closing was August 2, 2024 in Building B, and the last building to close its first sale was Building A, from December 9, 2024. Certificate of occupancy dates are not published.

What floor plans does Botanika have?

The developer lists 12 plans, from the one-bedroom-with-den Aspen at a marketed 833 square feet to the three-bedroom-with-den Cottonwood at a marketed 1,673 square feet, and every plan has two baths. The county roll’s heated areas run from 771 to 1,639 square feet, and the developer’s marketed figures do not equal the county’s.

How large are Botanika units?

The county roll’s heated area runs from 771 to 1,639 square feet, with a median of 1,197: 12 one-bedroom units at 771 to 921, 36 two-bedroom units at 878 to 1,635 and 27 three-bedroom units at 1,263 to 1,639, using the roll’s bedroom counts.

How much do Botanika condos cost?

The 69 recorded first sales from the developer had a median of $413,860, from $272,059 to $614,008. The 7 recorded resales had a median of $320,000, from $250,000 to $416,000. Ten active MLS listings on September 29, 2026 ask a median of $529,950, from $300,000 to $587,460.

Can I still buy a Botanika condo from the developer?

The developer’s site presents the project as complete and lists some plans as available, and it does not publish prices or a remaining-unit count, so we do not print one. Ask the developer’s sales center, and compare any offer to the recorded first sales and resales in this guide.

What are the HOA and condo fees in Botanika?

The Botanika condominium fee is not published anywhere we could reach. The estoppel certificate or the developer’s budget shows it. The master Bonita Fairways assessment is $1,100 per door in the 2026 budget, and whether that is billed separately to Botanika owners or within the condominium fee is also not stated in the documents we read.

Do I pay the $2,500 Bonita Fairways transfer fee when I buy in Botanika?

If you buy from the developer, no: the recorded exemption in clause (g) names Cedar Green Homes, L.L.C. If you buy a resale, yes: the $2,500 contribution is paid by the buyer at closing. Confirm the current status with the title company.

Does Botanika have garage parking?

No. Botanika’s parking is under the buildings, not in private garages, and the developer describes reserved parking with each unit. Whether each space is deeded or assigned, and how many guest spaces exist, is a question for the declaration.

Does Botanika have elevators?

The developer describes private elevator lobbies at each building. The number of elevators per building is not published, and a buyer of an upper-floor unit should ask.

What amenities does Botanika have?

Inside Botanika the developer lists a resort-style pool and spa, a pool cabana, poolside furnishings, community Wi-Fi and landscaping, and the builder adds a resident’s lounge and barbecue grills. Bonita Fairways adds the clubhouse, lighted tennis, pickleball, bocce, a master pool and a public 18-hole golf course.

Do I have to join the golf club if I buy in Botanika?

No. The Bonita Fairways golf course is public and pay-to-play, owned by the community association, and owners get 10 percent off. No Botanika owner is required to join or pay golf dues.

Is Botanika in a flood zone?

FEMA’s map puts all three Botanika buildings in Zone X shaded, the 0.2 percent annual chance area, on panel 12071C0656G effective November 17, 2022. That is a moderate-to-low hazard designation and not “no flood risk.” Building A touches the edge of a coastal AE polygon per earlier research, which is why we ask for the elevation certificate.

Do I need flood insurance for a Botanika condo?

A federally backed lender generally does not require it in Zone X, and the association’s coverage is a separate question. Flood insurance for the unit is available and sensible, and Bonita Springs’ Class 5 Community Rating System standing gives a 25 percent discount on National Flood Insurance Program premiums.

Did Botanika flood in Hurricane Ian?

Botanika’s buildings were completed after Hurricane Ian in September 2022, so there is no Ian history to report. Surveyed Ian high-water marks near Bonita Fairways were 8.7 to 9.0 feet, and the median ground at Botanika’s building sites is 10.78 feet, but ground is not floor elevation.

Does Botanika need a milestone inspection or a structural integrity reserve study?

Yes. Botanika’s three buildings have three residential floors, which meets Florida’s three-habitable-story trigger for the structural integrity reserve study under F.S. 718.112(2)(g) and the milestone inspection under F.S. 553.899. The first milestone inspection is due by 2054, or 2049 if the city adopts the 25-year option.

Does Botanika have a warranty?

Yes, by statute. F.S. 718.203 gives owners warranties on the unit, the building’s roof, structure and systems and common improvements, running from completion of each building, and they pass to successor owners. On our arithmetic the unit warranty ends mid to late 2027, because certificate of occupancy dates are not published.

Has the developer turned over control of the Botanika association?

It is not published. The county’s sale dates put the 90-percent trigger of F.S. 718.301 at about August 2025, and the state’s record lists one developer-side director and two who own units, which is consistent with turnover having begun. The association’s official records answer it.

Can I rent out my Botanika condo?

The master declaration allows leases of 30 consecutive days or more, and the association says short-term rentals such as VRBO and Airbnb are not permitted. Botanika’s own leasing rule may be stricter and is not posted, so read the declaration before you buy to rent.

Can I have a dog in Botanika?

Owners may keep ordinary household pets in reasonable number under master declaration section 5.18, leashed and never on the golf course, and pets are not allowed in leased units. Botanika’s declaration may cap number or weight and is not posted.

Is Botanika a 55+ community?

No. Botanika has no age restriction in any document we read. The only 55+ neighborhood inside Bonita Fairways is Carousel Cove.

Is Botanika gated?

Yes, through the Bonita Fairways gate on West Terry Street, which is unmanned, with radio-frequency stickers for residents, a call box for visitors, license-plate cameras shared with the Lee County Sheriff and a 25 mph internal speed limit.

What schools serve Botanika?

Botanika is in Lee County’s South Zone 3, with elementary Zone Q, middle Zone GG and high school South Zone 3. Families choose from Bonita Springs, Spring Creek, Pinewoods, Three Oaks and San Carlos Park elementary schools, Bonita Springs and Three Oaks middle schools and Bonita Springs, Estero and South Fort Myers high schools.

How far is Botanika from the beach?

From the Bonita Fairways golf club, Bonita Beach Park is about 5.1 miles and 11 minutes away, and Barefoot Beach Preserve is about 15 to 20 minutes, in free-flowing traffic. Botanika is inland and is not a beach community.

Is Botanika a good investment?

That depends on the price you pay and how long you hold. The recorded evidence is that five of seven units that resold did so below the first owner’s price, a median change of minus 10.9 percent over a median hold of 369 days, and that rental is limited to 30-day-plus terms. We will run the numbers on a specific unit with you and will not promise appreciation.

Can I get a loan on a Botanika condo?

Lenders review the condominium as well as the borrower, including the association’s budget, reserves, owner-occupancy mix and insurance. Botanika’s budget and turnover status are not published, so a buyer using financing should ask the lender early which documents it will require.

Why work with McGreevy and Comisar to buy in Botanika?

Because we read the record before we tour: the 76 recorded sales, the state’s condominium file, the warranty and turnover dates, and the fee documents that the developer does not publish. Call Marc at (239) 287-5873, see our Botanika buyer page or read how we represent buyers.

Frequently Asked Questions, Seller Edition

These are the questions Botanika owners ask us before a sale, answered from the Lee County recorded sales, the Southwest Florida MLS pull of September 29, 2026, the Bonita Fairways instruments, the Florida Statutes and the other facts on this page, with each unpublished item named as unpublished.

What is my Botanika condo worth in today’s market?

Your Botanika unit’s value sits inside a recorded range: 76 qualified Botanika sales since August 2024 ran from $250,000 to $614,008, the 7 resales at a $320,000 median and $325.26 per heated square foot, and the 3 resales of the last 12 months at $343,895, $250,000 and $339,000. Where your unit lands depends on its building, plan, floor, view and condition. Start with a free Botanika valuation or call Jesse at (239) 898-6072.

What did Botanika condos sell for in the last 12 months?

Three resales were recorded in the county’s qualified-deed file from September 2025 onward: 26600 Rosewood Pointe Drive at $343,895 on September 12, 2025, 26589 Rosewood Pointe Drive at $250,000 on February 17, 2026 and 26610 Rosewood Pointe Drive at $339,000 on March 16, 2026. Three sales are too few for a median, so we list them. The MLS shows 2 closed sales in the same period at a $294,500 median.

Are Botanika prices going up or down?

The recorded resales lean down. Five of the seven units that resold did so below the first owner’s price, at a median change of minus 10.9 percent over a median hold of 369 days, and the two that rose gained 8.0 and 1.1 percent. Resales carried $325.26 per heated square foot against $356.46 for first sales. Seven pairs are a description and not a forecast, so price from the recorded resales in your building and size.

How long does it take to sell a Botanika condo?

The two Botanika closings of the last 12 months in the MLS took a median of 174 days on market and closed at 94.8 percent of the final list price. The 24-month median of 31 days reflects the developer’s early closings and is not the number to plan around. In the deed record, 7 resales were recorded from June 2025 to March 2026, so the pace is a few a season, and pricing to the recorded sales is what shortens the wait.

When is the best time of year to list a Botanika condo?

List by early winter if you can. Botanika’s seven resales recorded in June, August, September, February and March, which is too few to call a season, but 43 of the 75 unit owners have an out-of-state or foreign mailing address, so the buyer pool includes owners who shop when they are in Florida. A unit that is priced and photographed before the season opens is in front of them when they arrive.

Do upper-floor Botanika units sell for less than lower-floor units?

On the first sales, the median was $435,132 for first-floor units, $411,860 for second-floor units and $399,920 for third-floor units, with $361, $356 and $351 per square foot. That gap is mostly size and not a floor premium, and a $10 spread per square foot across three floors is small. We price a Botanika unit from its own size, building and view, not from a floor rule.

Do larger Botanika units sell for more per square foot?

Not much. First sales ran at $342 per square foot for one-bedroom units, $356 for two-bedroom units and $363 for three-bedroom units, so price steps come from size and not from a bedroom premium. Units under 900 heated square feet had a $280,556 median and units of 1,500 square feet and up a $570,067 median.

Which Botanika building sells for the most?

By first-sale median, Building B at 26600 Rosewood Pointe Drive led with $436,312, then Building A at 26589 with $418,971 and Building C at 26610 with $386,514, at $345, $363 and $356 per square foot. Mix and size differ by building, so per square foot is the fairer yardstick, and Building A’s resales have run lower than its first sales.

Why are Botanika resales closing below the developer’s prices?

The deed record does not say. A developer’s first-sale price can include incentives and upgrades that a resale price does not, resales compete with the developer and with 10 active listings, and the first owners who resold within about 16 months usually did so below what they paid. Two units resold higher, so the market is not uniform. We check the last comparable in your building and size before we suggest a list price.

How does a Botanika unit compare with a unit in The Gardens at Bermuda Links?

On the county’s first 10-plus-sale windows, Botanika recorded a $399,670 median at $356.00 per square foot and The Gardens at Bermuda Links a $325,000 median at $243.10, but Botanika’s 7 resales at $320,000 sit close to The Gardens’ median. Buyers who choose The Gardens are buying a 2007 condominium with a garage and posted rules; buyers who choose Botanika are buying a 2024 building with running warranties and unread rules.

What are the costs of selling a Botanika condo?

Here is an estimate on a $400,000 sale, near Botanika’s $399,670 median, for a seller with no mortgage. The listing commission is negotiated and is shown at 2.75 percent, $11,000, with optional buyer-agent compensation at 2.5 percent, $10,000. The deed stamp tax is $2,800, the owner’s title policy $2,075, the title search and settlement fee about $1,200, the estoppel certificate up to $299 and the municipal lien search about $175. A property tax credit to the buyer at a mid-year closing is about $2,527 on Botanika’s $5,124.45 non-homestead estimate. The total is about $30,076, or 7.5 percent, for a net near $369,924 before any payoff. We give you your own net sheet before you list.

How much documentary stamp tax does a Botanika seller pay?

The Florida deed documentary stamp tax is $0.70 per $100 of consideration under F.S. 201.02, customarily paid by the seller in Lee County. At $400,000 that is 4,000 units times $0.70, or $2,800, and at the $413,860 median first-sale price it is $2,897.30 on the rounded-up units. The Florida Department of Revenue publishes the rate.

Who pays for the owner’s title insurance in Lee County?

In Lee County the seller customarily selects the closing agent and pays for the owner’s title policy, while in Collier County the buyer customarily does. That is custom and not law, and the contract controls. Florida sets one promulgated rate: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it, so a $400,000 policy costs about $2,075.

What is an estoppel certificate, and what does it cost?

An estoppel certificate is the association’s signed statement of what is owed on your unit: the regular assessment, any unpaid balance and any special assessment. For a Botanika resale there may be two, one from the condominium association and one from Bonita Fairways, and the closing agent usually orders them. Under F.S. 718.116(8) the fee is capped at $299 as adjusted for inflation from the statute’s $250 base, with $119 more for delivery within three business days and $179 more if the account is delinquent. It is also where Botanika’s unpublished fee finally appears.

Do I pay the $2,500 Bonita Fairways contribution when I sell?

No, your buyer does. The recorded Bonita Fairways amendment makes the $2,500 resale capital contribution a purchaser’s payment, and only a purchaser from the developer is exempt. A Botanika resale buyer pays it at closing, which is a cost you should expect the buyer to raise in negotiation. Confirm the current amount with the title company.

What condominium documents must I give a Botanika buyer?

Florida’s section 718.503 requires a resale seller to give the buyer the condominium’s governing documents, rules, current budget and financial information and the other items it lists, and it gives the buyer a period to review them and cancel. Botanika’s declaration and budget are not posted, so obtain them from the association’s manager early. We assemble the package at listing.

Do my Botanika statutory warranties pass to my buyer?

The building and unit warranties under F.S. 718.203 pass to successor owners with whatever time remains, so your buyer inherits them, and on our arithmetic the unit warranty runs to about mid to late 2027. The one-year warranty on items conveyed with the unit and manufacturer warranties belong to the first purchaser and may not transfer, so tell your buyer which warranties they get.

Do I need a milestone inspection or SIRS to sell?

No. Milestone inspections and structural integrity reserve studies are obligations of the association and building owners, not conditions of a sale, and Botanika’s first milestone inspection is not due until 2054, or 2049 if the city adopts the 25-year option. Buyers and lenders will ask whether the association has a SIRS and how the reserves are funded, so have the answer ready.

Will a buyer ask for an elevation certificate or flood information?

Yes, often. Botanika is in FEMA Zone X shaded, so flood insurance is not usually required by a lender, but buyers and insurers ask, and Building A touches the edge of a coastal AE polygon according to earlier research. You owe the flood disclosure under F.S. 689.302. Ask the association or the city for the building’s elevation certificate before you list.

Can I list my Botanika condo with any brokerage?

Yes. Nothing in the Bonita Fairways documents we read, or in the recorded exemption, ties a resale to the developer’s sales center or to any brokerage. Choose the agent with the strongest pricing evidence and the strongest reach for your unit.

Can I sell my Botanika condo with a tenant in place?

Yes, but the lease travels with the sale until it ends. The master declaration allows leases of 30 days or more and bars pets in leased units, and Botanika’s own leasing rule is not posted. Showings need the tenant’s cooperation, and a buyer who wants the home for the next season will ask for the end date. Tell us the lease terms before we list.

Should I sell my Botanika condo or rent it out?

Renting means leases of 30 days or more under the master rule and possibly a stricter Botanika rule, no short-term rentals, no pets for tenants and an unknown condominium fee, while you keep paying the assessments and property tax. Selling puts your equity to work now. We can show you both on paper against the recorded resales and the layers on this page.

Can I sell my Botanika condo as-is?

Yes. A 2024 unit has little deferred maintenance, so an as-is sale is priced on condition and finishes. What you cannot sell around is disclosure: known defects, flood history under F.S. 689.302 and anything the association’s documents show still apply.

What should I fix before listing my Botanika condo?

Fix what an inspector will flag, such as a leak, a slow drain or an appliance not working, and if you are the first owner, check whether the one-year warranty on items conveyed with the unit is still open. Paint and flooring are optional and priced by the market. The building’s roof and exterior belong to the association, so they are not yours to fix.

Should I sell my Botanika condo furnished?

Some seasonal buyers want a turnkey unit, and Botanika units were sold with a washer and dryer per the developer’s site. Furnishings should be priced and listed separately in the contract, because a recorded price that includes furniture muddies the next Botanika comparable. Keep personal property out of the recorded price where you can.

How does under-building parking affect my sale?

Botanika has reserved parking under the building and no private garages, which narrows the buyer pool to buyers who accept covered parking and an elevator lobby, and it invites comparison with condominiums that have garages. State the number of spaces and the storage unit in the listing, and confirm both against the declaration before you list.

Do I compete with the developer when I sell a Botanika resale?

Yes. The developer’s site presents the project as complete and lists some plans as available, the county roll shows the developer entity as owner of record on some parcels, and a developer can offer incentives that a resale cannot. That is why a resale should be priced from recorded sales, and why its edge is a lower price per square foot, a set of documents ready to sign and a warranty that still has time on it.

Is there a special assessment I must pay before selling?

Botanika’s condominium special assessments are not published, and the estoppel certificate will show any balance. At the master level, members rejected a $500 per-home assessment for a second pool on July 16, 2026, with Botanika voting 2 yes and 73 no. Ask the offices for payoff letters before you list so the numbers are settled early.

Does a Botanika sale price tell me what my unit is worth?

Only after adjustment. A single sale reflects one unit’s building, floor, size, view, condition and timing, and it may include a developer’s incentives. Our valuation starts with all 76 sales, groups them by size, building and floor, and adjusts from there, which is why two neighbors can be worth different amounts.

How do I see how my unit competes with other listings?

Ask us for a current MLS search of active and pending Botanika units, matched to your unit’s size, floor and building. On September 29, 2026 there were 10 active Botanika listings, none pending, with a median list price of $529,950, and we run the live search before we recommend a price.

Do Botanika buyers pay cash?

The deed record does not show how buyers paid. With 43 of 75 owners on out-of-state or foreign addresses, many buyers are second-home buyers, and some pay cash; others finance, and a lender will review the condominium project as well as the buyer. Having the budget, insurance and reserve information ready keeps a financed sale on schedule.

Is there capital gains tax when I sell my Botanika condo?

If it was your main home for at least two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Topic 701. A second home or an investment unit does not qualify for that exclusion, and most Botanika owners do not have a Florida homestead exemption. Florida has no personal income tax. Ask your tax adviser about your case.

Do foreign or out-of-state owners face withholding when they sell?

A foreign seller is generally subject to federal withholding at closing under the Foreign Investment in Real Property Tax Act, which the buyer must remit, and the IRS explains the rates, the residence exceptions and the withholding certificate on its FIRPTA withholding page. Eight Botanika owners have Ontario addresses, so we ask the title company to run the FIRPTA question in the first week. An out-of-state U.S. owner is not subject to FIRPTA.

How long does a Botanika closing take once I have a contract?

A cash closing can move in a few weeks, and a financed closing usually takes longer while the lender reviews the buyer and the condominium project. The estoppel certificates, the condominium documents package and the Bonita Fairways contribution all run in parallel, so start them the day the contract is signed.

Should I sell now or wait?

That depends on your plans, your carrying costs and the recent record, not on a forecast. The last 12 months hold three resales, all below $344,000, while the active listings ask a $529,950 median; we will show you where your unit sits between them and let you decide. Waiting also shortens the warranty time you can offer a buyer.

Why list your Botanika condo with McGreevy and Comisar?

McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have tracked every qualified Botanika deed since the first recorded closing in August 2024 and read the state’s condominium file, the Bonita Fairways instruments and the statutes behind them. We price your unit against its own building and size and market it to buyers who understand a new condominium. Call Jesse at (239) 898-6072, or request your free Botanika valuation.

Sources and Authoritative References

Every fact on this page traces to a primary source below: public records, government data, the Bonita Fairways associations’ own posted documents, the developer’s and builder’s own pages, and news reporting. We do not cite real estate brokerage or listing sites. Each source was retrieved on the date shown, and the Botanika developer, state and statute records were read on September 29, 2026.

Bonita Fairways Association Documents and Recorded Instruments

1. Bonita Fairways Community Association, home page, retrieved 24 Sep 2026.
2. Bonita Fairways Community Association, Community and amenities page, retrieved 24 Sep 2026.
3. Bonita Fairways Community Association, public Documents archive, retrieved 24 Sep 2026.
4. Declaration of Covenants and Restrictions for Bonita Fairways, O.R. Book 2872 Page 2887 (1997), retrieved 24 Sep 2026.
5. Amendment and Supplemental Declaration, Lee Clerk Instrument 2014000101383, retrieved 24 Sep 2026.
6. Certificate of Amendment, Resale Capital Contribution, Instrument 2024000069667, retrieved 24 Sep 2026.
7. BFCA Public Notice of Transfer Fee, retrieved 24 Sep 2026.
8. Certificate of Amendment, recreational facilities and guests, Instrument 2026000086991, retrieved 24 Sep 2026.
9. Bonita Fairways 2026 Master Budget (prepared 20 Oct 2025), retrieved 24 Sep 2026.
10. BFCA 2024 Budget Presentation, retrieved 24 Sep 2026.
11. BFCA December 2025 year-end financial statements, retrieved 24 Sep 2026.
12. Bonita Fairways Golf Club, Inc. 2023 Shareholders Report, retrieved 24 Sep 2026.
13. Bonita Fairways Community Rules: general, clubhouse, pool, courts and golf, retrieved 24 Sep 2026.
14. Bonita Fairways tele-entry owner instructions, retrieved 24 Sep 2026.
15. Bonita Fairways tenant access permission form, retrieved 24 Sep 2026.
16. Bonita Fairways gate RFID sticker form, retrieved 24 Sep 2026.
17. BFCA Social Committee calendar 2025 to 2026, retrieved 24 Sep 2026.

Botanika Developer, Builder and State Records

18. Botanika at Bonita Fairways, developer home page, retrieved 29 Sep 2026.
19. Botanika at Bonita Fairways, floor plans, retrieved 29 Sep 2026.
20. Botanika at Bonita Fairways, amenities, retrieved 29 Sep 2026.
21. Botanika at Bonita Fairways, news page, retrieved 29 Sep 2026.
22. Botanika at Bonita Fairways, team page, retrieved 29 Sep 2026.
23. JAXI, Botanika project page, retrieved 29 Sep 2026.
24. Florida Division of Corporations, Botanika at Bonita Fairways Condominium I Association, Inc. (N22000013123), retrieved 29 Sep 2026.
25. Florida Division of Corporations, Botanika entity search, retrieved 24 Sep 2026.
26. Florida DBPR condominium registry extract (Lee County rows), retrieved 24 Sep 2026.
27. Florida DBPR, SIRS reporting and database, retrieved 24 Sep 2026.
28. Florida DBPR, Condominium milestone inspections, retrieved 24 Sep 2026.
29. The Gardens at Bermuda Links Condominium Association, retrieved 24 Sep 2026.

Florida Statutes, Legislation and State Rules

31. F.S. 553.899, Mandatory structural inspections for condominium and cooperative buildings, retrieved 29 Sep 2026.
32. F.S. 718.112, Bylaws (structural integrity reserve study), retrieved 29 Sep 2026.
33. F.S. 718.203, Warranties, retrieved 29 Sep 2026.
34. F.S. 718.301, Transfer of association control, retrieved 29 Sep 2026.
35. F.S. 718.503, Developer disclosure and nondeveloper disclosure, retrieved 29 Sep 2026.
36. F.S. 718.116, Assessments and estoppel certificates, retrieved 29 Sep 2026.
37. F.S. 95.11, Limitations other than for the recovery of real property, retrieved 29 Sep 2026.
38. F.S. 689.302, Flood disclosure, retrieved 29 Sep 2026.
39. F.S. 201.02, Tax on deeds and other instruments relating to real property, retrieved 29 Sep 2026.
40. F.S. 720.30851, Estoppel certificates for homeowners’ associations, retrieved 29 Sep 2026.
41. Florida Senate, CS/CS/HB 979 (2024) estoppel certificates, staff analysis, retrieved 29 Sep 2026.
42. Florida Senate, SB 4-D (2022) Building Safety, retrieved 24 Sep 2026.
43. Florida Senate, CS/CS/HB 913 (2025) Condominium and Cooperative Associations, retrieved 24 Sep 2026.
44. Florida Senate, HB 1049 (2024) Flood Disclosure in the Sale of Real Property, retrieved 24 Sep 2026.
45. Florida Department of Revenue, Documentary Stamp Tax, retrieved 24 Sep 2026.
46. Florida Building Commission, 2023 Florida Building Code effective dates, retrieved 29 Sep 2026.
47. Florida Building Commission, Key Commission Milestones (14 Apr 2026), retrieved 24 Sep 2026.

Lee County Property Appraiser, GIS and Zoning

48. Lee County Property Appraiser, parcel data roll (LCPA TXT, 1 Sep 2026), retrieved 24 Sep 2026.
49. Lee County Property Appraiser, 2026 TRIM notice for a Bonita Fairways home in district 017, retrieved 24 Sep 2026.
50. Lee County GIS, Neighborhoods and Areas layer, retrieved 24 Sep 2026.
51. Lee County GIS, Subdivisions and Condominiums layer, retrieved 24 Sep 2026.
52. Lee County GIS, Parcels layer, retrieved 24 Sep 2026.
53. Lee County GIS, Building Footprints layer, retrieved 24 Sep 2026.
54. Lee County GIS, NG911 Address Points, retrieved 24 Sep 2026.
55. Lee County GIS, 2018 LiDAR spot elevations, retrieved 24 Sep 2026.
56. Lee County GIS, Evacuation Zones, retrieved 24 Sep 2026.
57. Lee County Emergency Management, retrieved 24 Sep 2026.
58. Lee County DCD, Evacuation Zone vs. Flood Zone, retrieved 24 Sep 2026.
59. Lee County DCD, Planned Development data sheet, Bonita Fairways MHPD/RPD, retrieved 24 Sep 2026.
60. Lee County zoning case DCI2004-00081, Bonita Fairways RPD/MHPD, retrieved 24 Sep 2026.
61. Lee County, Bonita Fairways master concept plan (DCI2004-00081), retrieved 24 Sep 2026.

City of Bonita Springs and Utilities

62. City of Bonita Springs, home page, retrieved 29 Sep 2026.
63. City of Bonita Springs GIS, zoning, future land use and flood layers, retrieved 24 Sep 2026.
64. City of Bonita Springs, FEMA Community Rating System, retrieved 24 Sep 2026.
65. City of Bonita Springs, Hurricane Ian, retrieved 24 Sep 2026.
66. City of Bonita Springs, Downtown Projects Update (8 Apr 2026), retrieved 24 Sep 2026.
67. City of Bonita Springs, East Terry Street contract award (16 Apr 2026), retrieved 24 Sep 2026.
68. City of Bonita Springs, West Terry Street Improvements public meeting, retrieved 24 Sep 2026.
69. City of Bonita Springs, Rail-to-Trail funding to the 2026 ballot, retrieved 24 Sep 2026.
70. City of Bonita Springs Community Development, FEMA flood zone information, retrieved 29 Sep 2026.
71. City of Bonita Springs, EnerGov permit portal, retrieved 29 Sep 2026.
72. Bonita Springs Utilities, retrieved 24 Sep 2026.

Federal Flood, Storm, Insurance and Tax Sources

73. FEMA National Flood Hazard Layer, retrieved 24 Sep 2026.
74. FEMA, CRS Eligible Communities, April 2025, retrieved 24 Sep 2026.
75. OpenFEMA, NFIP Redacted Claims, retrieved 24 Sep 2026.
76. NOAA NHC, Tropical Cyclone Report, Hurricane Ian, retrieved 24 Sep 2026.
77. NOAA NHC, Tropical Cyclone Report, Hurricane Irma, retrieved 24 Sep 2026.
78. NOAA NHC, National Storm Surge Risk Maps, retrieved 24 Sep 2026.
79. USGS STN, Hurricane Ian high-water marks, Lee County, retrieved 24 Sep 2026.
80. NOAA National Water Prediction Service, Imperial River gauge, retrieved 24 Sep 2026.
81. Citizens Property Insurance, Roof rule changes (31 Mar 2023), retrieved 24 Sep 2026.
82. Citizens Property Insurance, flood insurance requirement, retrieved 29 Sep 2026.
83. Florida Office of Insurance Regulation, Wind Mitigation Resources, retrieved 24 Sep 2026.
84. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802, retrieved 29 Sep 2026.
85. IRS Topic 701, Sale of your home, retrieved 24 Sep 2026.
86. IRS, FIRPTA withholding, retrieved 29 Sep 2026.

Schools, Health Care, Transportation and News

87. School District of Lee County, Student Enrollment, retrieved 24 Sep 2026.
88. School District of Lee County, School Zones, retrieved 24 Sep 2026.
89. SchoolSite Locator, Lee County 26-27, retrieved 24 Sep 2026.
90. Florida Department of Education, School Grades, retrieved 24 Sep 2026.
91. School District of Lee County, 2025-2026 School Grades Report, retrieved 24 Sep 2026.
92. Bonita Springs Charter School, retrieved 24 Sep 2026.
93. NCH, Locations in Bonita Springs, retrieved 24 Sep 2026.
94. NCH North Hospital, retrieved 24 Sep 2026.
95. Lee Health, Coconut Point, retrieved 24 Sep 2026.
96. Lee Health, Gulf Coast Medical Center, retrieved 24 Sep 2026.
97. Lee Health, Lee Convenient Care Bonita, retrieved 24 Sep 2026.
98. U.S. Census Bureau Geocoder, retrieved 24 Sep 2026.
99. Project OSRM, open-source routing on OpenStreetMap, retrieved 24 Sep 2026.
100. Publix, Bonita Bay Plaza, retrieved 24 Sep 2026.
101. Collier County Parks, Barefoot Beach Preserve, retrieved 24 Sep 2026.
102. Lee County Parks, Bonita Beach Park, retrieved 24 Sep 2026.
103. WINK News, Bonita Springs voters approve $35 million for Bonita Estero Rail Trail (19 Aug 2026), retrieved 24 Sep 2026.
104. Gulfshore Business, Imperial 41 breaks ground on downtown Bonita project (11 Dec 2025), retrieved 24 Sep 2026.
105. FDOT District One, US 41 at Bonita Beach Road PD&E Study, retrieved 24 Sep 2026.
106. WGCU, Lee communities retain flood insurance discounts, for now (19 Jul 2024), retrieved 24 Sep 2026.

Downloadable Documents

The official documents below are recorded with the Lee County Clerk, published by the Bonita Fairways Community Association or issued by the State of Florida, Lee County, FEMA or the federal government. They are the documents we read for this page and the ones a Botanika buyer or seller should read before signing. Each link opens the issuing authority’s own copy.

Botanika’s own declaration, budget, rules and any recorded amendments are not posted online. The county roll cites the phase instruments as 2024000204129, 2024000268473 and 2024000318618, which the Lee County Clerk’s official records search will return, and the association’s manager can provide the current budget, rules and estoppel certificate on request.

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