Casa Bonita

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

More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page. Top 1% Real Estate Agents Nationally Since 2008.

Casa Bonita Condominiums on Bonita Beach: Four Associations on One Strip

Casa Bonita is the shared name of four separate condominium associations on Hickory Blvd, on Little Hickory Island in Bonita Beach, inside the City of Bonita Springs, Florida. Three face the Gulf, Casa Bonita I, Casa Bonita II and Casa Bonita Grande, and Casa Bonita Royale sits on the bay side.

Each association has its own declaration, board, budget and rules, so a fee or a rule at one says nothing about another. This page is the overview that sits above the building pages. It compares the four on the county’s recorded sales, on flood zone, on rules and on the public documents each association publishes, and it tells you which building page to read next.

We put sellers first. The unit-level facts decide how a listing should be priced, and the gaps decide what a buyer will ask. Where an association keeps its documents behind an owner login, or publishes nothing at all, we say so and do not fill the gap with a guess.

What we read to write this page

We read the Lee County Property Appraiser roll for all 223 parcels whose legal description begins with the name Casa Bonita, then kept the 202 residential units and four common-element parcels that belong to the four Casa Bonita associations. We read the FEMA National Flood Hazard Layer at each building, the county’s recorded-sales history for each, and the public documents each association posts, including Casa Bonita Royale’s declaration, budget and policies and Casa Bonita Grande’s declaration and rules. Where those sources disagree, we publish both versions and say who said what.

Where the four buildings are, precisely

Hickory Blvd runs the length of the island, and street numbers rise toward the south. Casa Bonita II is at 25870 Hickory Blvd, Casa Bonita Grande at 25900, Casa Bonita Royale at 25901 on the bay side of the road, and Casa Bonita I at 26000. By county parcel centroids, Grande is about 85 meters from II and about 93 meters from I, and Royale is about 120 meters from Grande, about 132 meters from II and about 161 meters from I. All distances are approximate.

Which building page to read next

Casa Bonita I, II and Grande each have a dedicated page on this site, linked above, and each goes deeper than this overview. Casa Bonita Royale is a full association of its own, with its own building page coming, and until that page is published it is covered here in full. The larger Bonita Beach Club and Seascape are separate communities to the north and are not part of the Casa Bonita name.

Quick reference, the four Casa Bonita buildings

Why McGreevy and Comisar Are the Best Realtor for Casa Bonita

If you’re searching for the best realtor for Casa Bonita in Bonita Beach, Bonita Springs, whether you’re ready to sell your Casa Bonita 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.

Our work on Bonita Springs condominiums is collected on our page for the best real estate agents in Bonita Springs, and this page is the overview behind the four Casa Bonita building pages.

Recent Casa Bonita track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull for these buildings has not been run, so we publish no resale count, no share of transactions and no sale-to-list ratio rather than estimate one. What we can publish is the county record, which follows in the market sections.

We tracked every one of the 459 qualified Casa Bonita sales in the county record across the four buildings, from October 1973 to July 2026, and every transfer the county roll shows on all 202 units, so the numbers below come from the recorded deeds and not from a listing feed. The county record is complete from 2009 and partial before 2009.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Selling your Casa Bonita home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Casa Bonita? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read our buyer guide.

What Is It Like to Live at Casa Bonita as a Homebuyer?

Living at Casa Bonita means owning a two-bedroom, two-bath concrete apartment in a mid-rise building of 40 to 54 units on Little Hickory Island, with a pool and a community room in each building and the beach a short walk away. Three buildings front the Gulf, and Royale fronts the bay with its own docks.

Data updated: October 2026

The honest daily picture

At the three Gulf-side buildings, owners walk out through the building’s own beach access to the sand. Casa Bonita I’s public pages describe a pool, a Club Room, shuffleboard courts and a grill area, and Casa Bonita Grande’s describe a pool, a community room, a second-floor deck with a grill and a fitness center open around the clock to residents age 16 and older. Casa Bonita Royale’s welcome letter describes a community room, pool and sun deck, barbecue areas and a 22-slip dock, and says the building was designed for adult occupancy, with no facilities for children to play unsupervised.

None of the four is a resort. Each is a residential condominium with a board, a rule book and an approval process for buyers and tenants. Dining, groceries and services are a short drive away, covered in the daily logistics section.

How the Gulf side and the bay side differ

The county roll codes the land under Casa Bonita I, II and Grande as GULF on every unit parcel and under Royale as BAY. Royale’s own policies say the Gulf is reachable only through the driveways on either side of Casa Bonita Grande, for access only, and that Grande’s patio, pool and lounge chairs are off limits to Royale residents and renters. That is a real difference in daily life, and it is the main reason Royale prices lower.

Who buys here

The pattern in the recorded deeds is a seasonal one. The county roll shows owner mailing addresses outside Florida on 33 of 54 units at Casa Bonita I, 33 of 54 at Casa Bonita II, 33 of 54 at Casa Bonita Grande and 23 of 40 at Casa Bonita Royale, which is 122 of 202 units (counts and arithmetic in the number audit below). Buyers here are most often snowbirds, retirees and investors who want a beach apartment they can lock and leave.

Who should look elsewhere

If you need weekly vacation rentals, a pet of any size in a rented unit, or a heavily amenitized campus with a restaurant, a club membership or tennis, this strip will not fit. The larger Bonita Beach Club and the bay-side Bay Harbor Club offer more amenities, and the other beachfront communities we cover, Seascape and Sea Isles, have different rules and fees.

What Does the Casa Bonita Market Snapshot Show?

The county record for the four Casa Bonita buildings shows 12 qualified sales in the last 24 months, a median of $749,500, a range of $520,000 to $950,000 and a median of $672.8 per heated square foot. The Southwest Florida MLS figures for these buildings are not published on this page, because the Matrix pull has not been run.

Data updated: October 2026

Southwest Florida MLS figures

Closed sales, median price, price per square foot, days on market, sale-to-list ratio, active listings, median list price and months of supply: Information not available at time of publishing (checked 2026-10-01).

County recorded sales, the figures we can stand behind

The county sales index was built on October 1, 2026, and its newest recorded sale across the four buildings is dated July 2, 2026. For each building we use the first window of 12, 24, 36 or 60 months that holds at least ten qualified sales, and when no window does, we list every qualified sale of the last 60 months and write a median of fewer than ten sales only as the median of these sales. No building reaches ten qualified sales in 60 months: Casa Bonita I holds 8, Casa Bonita II 8, Casa Bonita Grande 3 and Casa Bonita Royale 2, and the sales table in the next section lists every one of them. Pooled across the four buildings, the 12-month window holds 8 qualified sales and the 24-month window holds 12, so the strip figure leads with the 24 months since October 2024: a median of $749,500, a range of $520,000 to $950,000 and a median of $672.8 per heated square foot. The county record is complete from 2009 and partial before 2009, because the roll keeps each unit’s last four sales and the state sale files add every recorded sale from 2009 on, so a count of all recorded history is a count of what the file holds and not a claim of every sale ever.

Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries deed consideration, which is the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale. We never average them.

Why the low prices should not worry you

The lows are old. The lowest sale on each county file is from the building’s first month on file: $40,300 at Casa Bonita I (October 1973, unit 201), $46,900 at Casa Bonita II (August 1974, unit 303), $45,800 at Casa Bonita Grande (November 1975, unit 105) and $59,900 at Casa Bonita Royale (April 1978, unit 305). A strip whose recorded history starts between 1973 and 1978 carries more than five decades of price levels, so an all-history median says where a building has traded across its life, not what a unit is worth today, and we publish none. The next table splits each building’s sales by decade.

Median recorded price by decade, qualified sales

This is a history table by decade, not a price signal, and each cell’s median is the median of the sales counted in that cell. The 2020s columns are the better guide to current value. On 51 sales across the four buildings in this decade the Gulf-side buildings sit between $701,500 and $775,000 and Royale at $500,000.

What the county shows since 2021

Data updated: October 2026

Between January 2021 and the roll’s September 27, 2026 pull, the county roll lists 61 recorded sales across the four buildings. Of those, 42 carry a conveyance code that the county file counts as a qualified sale, and 19 carry another code and are not counted, which is 6 at Casa Bonita I, 7 at Casa Bonita II, 6 at Casa Bonita Grande and none at Casa Bonita Royale. Because the qualified file is the one we use for every median, the rest of this page uses the 42.

By year, the 42 qualified sales fall as 22 in 2021, 1 in 2022, 6 in 2023, 1 in 2024, 5 in 2025 and 7 in 2026 to date. The 2021 cluster is more than half of the sample, and the thin 2022 and 2024 counts are a fact about the county file, not a statement that nothing sold, because the roll shows the other transfers with other codes.

What Have Casa Bonita Units Actually Sold For Since 2021?

Forty-two qualified Casa Bonita sales are recorded between January 2021 and July 2026, priced from $445,000 to $1,305,000, and the table lists each one with its building, unit, heated area from the county roll and the price per square foot we computed. The median is $701,500 and the mean of per-sale ratios is $676.8 per square foot.

Data updated: October 2026

How to read the table

The 42 prices sum to $31,533,130, a mean of $750,789 and a median of $701,500, which is the mean of the 21st and 22nd sorted prices. The median of the 42 per-square-foot ratios is $635.4. We use the mean of per-sale ratios, not a ratio of means, and we compute every ratio from the county roll’s heated area, which is the county’s number and not a declaration’s.

The Gulf side against the bay side

Remove Royale’s nine sales and the 33 Gulf-side sales have a median of $775,000 and a median of $693.4 per square foot. Royale’s nine have a median of $520,000 and $459.5 per square foot, the medians of these 9 sales. The difference is a different product, a bay-side building with smaller units, docks and beach access that runs only through a neighbor’s driveway, and Royale’s highest sale, $645,000, is below the Gulf-side median.

The last 12 months

From October 1, 2025, the county file shows eight qualified sales across the four buildings: five at Casa Bonita II ($700,000 on October 2, 2025, $796,000 on February 5, $675,000 on February 26, $690,000 on March 19 and $703,000 on June 9, 2026), one at Casa Bonita Grande ($900,000 on April 16, 2026), one at Casa Bonita I ($850,000 on June 8, 2026) and one at Casa Bonita Royale ($520,000 on July 2, 2026). The median of these 8 sales is $701,500, the mean of $700,000 and $703,000. Eight sales is a thin base, so we show them and do not extend the claim. The 24-month window holds 12 qualified sales, with a median of $749,500.

What this means for a seller

A Casa Bonita listing should be priced against specific units of the same plan and floor in the same building, not against a strip average and not against another association’s sales. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.

How Do the Four Casa Bonita Buildings Compare on Price?

On the county’s recorded-sales yardstick since January 2021, Casa Bonita Grande leads at $818,750 (the median of these 8 sales), Casa Bonita I follows at $775,000 on 12, Casa Bonita II at $730,000 on 13, and Casa Bonita Royale trails at $520,000 (the median of these 9 sales).

Data updated: October 2026

Where a building holds fewer than 10 sales in a window, each median in its row is the median of those sales only: 8 at Casa Bonita Grande and 9 at Casa Bonita Royale since January 2021, and 8, 8, 3 and 2 in the last 60 months.

What the benchmark shows

Since January 2021, Casa Bonita Grande’s median of $818,750 (the median of these 8 sales) is $43,750 above Casa Bonita I ($818,750 less $775,000, which is 5.6 percent of $775,000), $88,750 above Casa Bonita II (12.2 percent of $730,000) and $298,750 above Casa Bonita Royale (57.5 percent of $520,000, the median of these 9 sales). Casa Bonita I’s median is $45,000 above Casa Bonita II (6.2 percent of $730,000). On price per square foot, Grande’s $721.7 and Casa Bonita I’s $711.7 are within 1.4 percent of each other, and Casa Bonita II’s $670.3 is 7.1 percent below Grande’s.

Same plans, different buildings

Casa Bonita I and Casa Bonita II have identical plan sizes, 1,058, 1,089 and 1,148 square feet, and 22, 16 and 16 units on those plans at Casa Bonita I, with a near-identical count at Casa Bonita II. Their recent medians by plan differ in both directions, which is a sample-size effect more than a finding:

With two to six sales in each cell, one unusual sale moves a median, so we use this table to show spread and not to rank the buildings. Two units of the same plan and floor can sit at very different prices when condition differs, and the roll cannot tell us what changed in a unit between sales.

Three cautions on these tables

The county file starts in different years, from October 1973 at Casa Bonita I to April 1978 at Casa Bonita Royale, and it is complete from 2009 and partial before, so we publish no all-history median. The last 60 months give the same order as the since-January-2021 medians, with Grande first and Royale last, but each rests on 2 to 8 sales. The since-2021 columns are the closer guide for current value, but they rest on 8 to 13 sales each. The county file counts only qualified sales, and the roll carries other recorded transfers that it does not count. The Southwest Florida MLS figures that would let us compare days on market and sale-to-list across these buildings are not published here: Information not available at time of publishing (checked 2026-10-01).

What Is Your Casa Bonita Unit Worth Against the Recorded Sales?

If you own at Casa Bonita I, II, Grande or Royale, the buildings that make up Casa Bonita in Bonita Beach, the county shows 12 qualified sales in the last 24 months and 42 since January 2021, and your unit’s building, plan, floor and condition decide which of them are real comparables. Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying here instead? Call Marc at (239) 287-5873 and read our buyer guide first.

Which Casa Bonita Is Which? Four Separate Associations on One Strip

Casa Bonita I, Casa Bonita II, Casa Bonita Grande and Casa Bonita Royale are four separately incorporated condominium associations on Hickory Blvd, each with its own declaration, board and budget. Using the wrong building’s documents in a resale is a real risk, so the street number, not the name alone, identifies the association.

Data updated: October 2026

The four corporations

The Florida Division of Corporations lists them as separate entities, and the state’s records show the following in our research:

• Casa Bonita I Condominium Association, Inc., document 727261, filed August 27, 1973, at 26000 Hickory Blvd.
• Casa Bonita II Condominium Association, Inc., document 730426, filed August 13, 1974, at 25870 Hickory Blvd.
• Casa Bonita Grande Condominium Association, Inc., document 738061, filed February 9, 1977, at 25900 Hickory Blvd.
• Casa Bonita Royale Condominium Association, Inc., document 741673, filed February 21, 1978, name changed April 29, 2023, with a Hickory Blvd principal address.

Why the name matters when you search

Searches for the name return a mix of unrelated businesses and the four associations. When you read a listing or an estoppel certificate, check the association name and the street number: 26000 is Casa Bonita I, 25870 is Casa Bonita II, 25900 is Casa Bonita Grande and 25901 is Casa Bonita Royale. The budgets, rules and approval fees differ.

Two data cautions we corrected for

The county roll has other subdivisions that begin with the words Casa Bonita, including a Casa Bonita condominium on a canal in Cape Coral. We matched every parcel on the full association legal description, for example CASA BONITA GRANDE, so no Cape Coral parcel enters any figure on this page. Separately, one Casa Bonita II unit, unit 704, is recorded on the roll under the legal text CASA BONITA 11 CONDO, a typing error for II. Its four sales, dated 1978, 2005, 2010 and April 30, 2020, are in the county sales file for Casa Bonita II that this page uses, and none falls in the last 60 months or since January 2021, so every recent figure on this page is unaffected.

The sibling overview and the building pages

This page is the overview. Casa Bonita I, Casa Bonita II and Casa Bonita Grande each have a dedicated building page that reads the association’s own documents in detail. Casa Bonita Royale, whose own building page is coming, is covered on this page.

How Did the Casa Bonita Buildings Begin? Declarations, Dates and Restatements

The four Casa Bonita condominiums were built between 1973 and 1979, per the county roll, and each was created by its own declaration. Casa Bonita I and II date to 1973, Grande to 1976 and Royale to 1978 or 1979. Three of the four also carry a restated declaration, so an old date is rarely the governing text today.

Data updated: October 2026

Casa Bonita I

The county roll dates the building to 1973. The state condominium record shows the declaration recorded June 12, 1972, and the association was filed with the state on August 27, 1973 and amended and restated on September 26, 1997. The roll’s legal text ties the condominium to Lee County Official Records Book 969, Page 616. The association keeps its current declaration behind an owner login, so we have not read it.

Casa Bonita II

The county roll dates the building to 1973, and the association was filed with the state on August 13, 1974. We found no public association website for Casa Bonita II and have not read its declaration, so we do not state its rules.

Casa Bonita Grande

The declaration was first recorded on August 1, 1975 in Official Records Book 1098, Page 1742, restated in 1990 at Official Records Book 2154, Page 4651, and restated again on December 13, 2021 as instrument 2021000407543. The county roll dates the building to 1976, and the association was filed on February 9, 1977. The association publishes the Second Amended and Restated Declaration, which our Grande page reads in full.

Casa Bonita Royale

The original declaration is recorded at Official Records Book 1254, Pages 1012 to 1048 and was later amended several times, most recently in the Amended and Restated Declaration and Bylaws that the association publishes as a 2013 signed declaration. The county roll gives the year built as 1978 to 1979, the state corporation was filed on February 21, 1978, and the association’s flood policy gives a date of construction of January 1, 1977.

Three dates for Royale that do not match

The roll, the corporate filing and the flood policy give 1978 to 1979, 1978 and 1977. A declaration, a corporation and a completed building are different events, and the building may have been permitted or begun before it was finished. We use the county’s figure for year built and show the others wherever the year matters.

Equal shares, unequal shares

Casa Bonita Grande’s declaration gives each of 54 units an undivided one-fifty-fourth share, which is 1.85 percent (1 divided by 54). Casa Bonita Royale’s declaration is different: each of 40 units is liable for one-fortieth, which is 2.5 percent, except the 12 end apartments, which pay a ten percent surcharge, and dock costs, which fall on the units assigned a dock. We did not read the share provisions of Casa Bonita I or II.

What Do the Four Casa Bonita Buildings Look Like, and Which Floor Plans Exist?

The four Casa Bonita buildings are two-bedroom, two-bath concrete mid-rises with 202 units between them: 54 each at Casa Bonita I, II and Grande and 40 at Royale. Every unit on the county roll is coded two bedrooms and two baths, and the buildings differ in plan size, floor count and what sits beside them.

Data updated: October 2026

Floor plans by building

Casa Bonita II’s table shows 53 units because one unit, 704, is recorded under a mistyped legal description and sits in the county roll with the others, bringing the building to 54. Casa Bonita I and II share plan sizes, which is why they compare so cleanly.

How many floors

At Casa Bonita I, II and Grande the unit numbers run 101 to 807 with five units on the first floor and seven on each of floors two through eight, which gives 5 + (7 x 7) = 54. We infer eight floors from those numbers and label it as our inference. Casa Bonita Royale is different: its unit numbers run 101 to 607 with five on the first floor and seven on each of floors two through six, which gives 5 + (7 x 5) = 40, and the association’s flood policy declarations page describes the building as slab on grade with six floors, so six floors is a documented figure for Royale.

Royale’s end units

Royale’s declaration names twelve end apartments, 101, 107, 201, 207, 301, 307, 401, 407, 501, 507, 601 and 607. The county roll has twelve units on the 1,399 square foot plan, and every one of the 25 qualified county sales for that plan is a unit on that list, including the two since January 2021, units 107 and 307, so we read the large plan as the end apartments. That is our inference from the roll, not a statement in a document.

Carports, pools and docks on the roll

The county roll flags a carport on 42 of 54 unit parcels at Casa Bonita I, 30 of 54 at Casa Bonita II, 46 of 54 at Casa Bonita Grande and 18 of 40 at Casa Bonita Royale. It flags a pool on every unit parcel of all four buildings. Royale’s association is the lessee of a 22-slip docking facility under a state submerged lands lease, one slip belongs to the association and the other 21 are assigned to individual units, per its declaration, and the roll codes the Royale parcels as BAY.

Elevators, stairs and the ground floor

Casa Bonita I’s public pages describe two elevators, a larger north elevator reserved for deliveries and debris, and ground-floor access to trash through the garage doors. Casa Bonita Grande has two elevators and stairs at the north and south ends, and its storm page says both elevators are anchored on the eighth floor in a storm. Casa Bonita Royale’s public documents list elevator contracts and elevator repairs in its budget, and its January 2025 annual meeting minutes record that the south elevator was out of service during repairs.

What Amenities Do the Casa Bonita Buildings Offer, and What Do They Cost to Use?

The amenities across the four Casa Bonita buildings are a pool, a community room and a beach path or dock at each building, plus extras: a grill area and shuffleboard at Casa Bonita I, an all-day fitness center at Casa Bonita Grande, and a 22-slip dock at Casa Bonita Royale. No separate membership fee is published for any of them.

Data updated: October 2026

Amenity comparison

Pools

Casa Bonita Grande’s resources page gives pool hours of 8 AM to 9 PM and its 2024 rules give 9 AM to dusk, so those two association documents disagree and we publish both. Casa Bonita Royale’s rules say food and glass containers are not allowed in the pool area or the second-floor sundeck, and that docks are not for sunbathing. Casa Bonita I’s lease form bars occupants of a rental under 30 days from the pool and the parking lot.

Beach and sea turtle season

Casa Bonita I’s turtle season page cites Lee County Land Development Code section 7-40 and reports 187 nests on the beach in 2025. Casa Bonita Grande’s rentals page notes sea turtle season from May 1 to October 31. The county’s sea turtle lighting layer places the strip in the Bonita Beach lighting zone, so exterior lighting is a compliance question for owners in all three Gulf-side buildings.

Docks at Casa Bonita Royale

Royale’s declaration says the association is lessee of a 22-slip docking facility under a state submerged lands lease recorded July 6, 2001, that one slip belongs to the association and 21 are assigned to units, and that slips cannot be transferred to a non-owner. Dock users pay dock fees, and the state is entitled to a share of revenue a dock user receives from renting or selling the use of a dock. Royale’s proposed 2026 budget lists a dock slip assessment of $200 per slip for 21 slips.

What none of them has

None of the four publishes a restaurant, a club membership, tennis, golf or a marina store, and none is gated by an amenity campus. Buyers who want those should look at the Bonita Beach Club or the Bonita Beach and Tennis Club.

What Do Casa Bonita HOA Fees Cover, and Which Building Publishes Them?

Only Casa Bonita Royale publishes its dues. Its proposed 2026 budget shows quarterly maintenance of $3,273.70 for 28 units and $3,601.32 for 12 end units, which is $13,094.80 and $14,405.28 a year. Casa Bonita I, II and Grande do not publish a dollar figure, so we publish none for them.

Data updated: October 2026

Casa Bonita Royale, from its published budget

The association’s 2026 proposed budget, version 1 dated November 10, 2025, sets total maintenance fees of $548,220, paid in four installments a year. The notice for the November 24, 2025 adoption meeting says the Board would consider a budget with no fee changes between 2025 and 2026. We could not find the adopted version, so we label these figures as proposed.

The monthly equivalents are $1,091.23 for the 28 standard units ($13,094.80 divided by 12) and $1,200.44 for the 12 end units. Insurance and flood premiums together are $141,247.70 ($78,600.50 plus $62,647.20), which is 25.8 percent of the $548,220 maintenance total.

What the budget says is in the fee

At Royale the budget carries water and sewer, cable television and internet, insurance and flood premiums, trash collection, pool maintenance, elevator service, janitorial service, grounds maintenance, electricity for the common areas and a management fee as operating lines, so those costs sit inside the maintenance fee, not on top of it. The air conditioning, carport and dock lines are extra assessments for the units that have them.

Casa Bonita Grande, from its declaration

Casa Bonita Grande’s regular assessment is paid quarterly, and its declaration, which we read, defines common expenses to include water and sewer service to the units and, if contracted in bulk, pest control and communications and internet. Each owner pays a one-fifty-fourth share. The association does not publish the dollar amount of its assessment.

Casa Bonita I and Casa Bonita II

Casa Bonita I’s public pages describe cleaning, trash, recycling, the pool and a Club Room, and name Summit Broadband for television and internet, but publish no budget, and its declaration is behind an owner login. We found no public documents for Casa Bonita II. A buyer at either building should request the current budget and an estoppel certificate before an offer.

Reserves and the structural study

Royale’s proposed 2026 budget shows a pooled structural integrity reserve study line of $290,679 in its reserve table after moving roof, spalling and other balances into it, which tells a reader that the association has begun funding the study’s components. Grande’s bylaws say reserves are fully funded unless a majority of the owners present vote to fund none or less, and Florida law limits that waiver for structural items. We do not state what any association’s reserve study contains.

What Other Costs Layer on Top of the Regular Assessment at Casa Bonita?

Beyond the regular assessment, a Casa Bonita owner or buyer can face an approval or application fee, an estoppel certificate fee, a special assessment or capital call, late fees and interest, insurance on the unit interior, electricity, property taxes and, for landlords, tenant screening fees. The fees differ by building, and the table shows what each association publishes.

Data updated: October 2026

Fee comparison

The statutory limits

Florida Statutes section 718.112(2)(k) allows an association to charge a transfer fee only if the declaration provides for one, and caps it at $150 per applicant. Section 718.116 caps the estoppel certificate fee at $250 when no amounts are delinquent, adds $100 if the certificate is expedited within three business days and $150 if the unit is delinquent, so the highest combined fee is $250 + $100 + $150 = $500.

Royale’s application fee and penalty

Royale’s lease application form asks for a completed form and a $100 check at least 15 days before the lease starts. It adds a $150 penalty, for a total of $250, if a copy of the lease is not mailed within the 15-day period. Our reading is that $100 is the application fee and $150 is a late-notice penalty, not a second application fee.

The conflict at Grande

Three Grande sources give three figures: $100 plus $100 on the rentals page, $250 in the 2024 rules and a declaration ceiling that the document describes as currently $150. A $250 fee for one applicant would exceed the statutory figure as written, and we do not decide which is current. The manager’s written fee schedule controls.

Special assessments and capital calls

We found no special assessment published for Casa Bonita I, II or Grande. Royale’s January 2025 annual meeting minutes record that elevator repairs were covered and that another capital call was not necessary, which tells a reader that at least one capital call was made, and its proposed 2026 budget shows a special project line with an estimated $131,430 in fiscal 2025 and $43,979.75 spent on hurricane storm damage in the first six months of 2025. We do not state any amount levied on owners.

Insurance and utilities owners carry

At every building the association insures the building and the owner insures the unit’s interior items, contents and loss assessment exposure. Electricity to the unit is the owner’s cost on the strip, since the declarations we read do not make it a common expense, and property tax is billed by the county and resets for a buyer under Florida’s assessment rules.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Do the Casa Bonita Declarations, Bylaws and Rules Actually Say, Building by Building?

The four Casa Bonita associations publish very different amounts of their governing documents. Royale and Grande post their declarations and rules, Casa Bonita I posts forms and public pages and keeps its declaration behind an owner login, and we found no public documents for Casa Bonita II. A rule at one building is never a rule at another.

Data updated: October 2026

What each association makes public

What we read, line by line

We read the Casa Bonita I lease application, purchase application and renovation plan, and 16 pages of its public site, all on October 1, 2026. We read Casa Bonita Grande’s 2021 declaration and 2024 rules as summarized on its page. For Casa Bonita Royale we read its Policies and Regulations, its lease form, its welcome letter, its 2026 proposed budget, its flood policy declarations page, its January 2025 annual meeting minutes and, after optical character recognition of the scanned pages, all 48 pages of its 2013 amended and restated declaration. We did not read Royale’s bylaws in full. We did not find any Casa Bonita II document.

Governance structure

Casa Bonita I’s board page describes five directors on two-year terms, with two seats elected in odd years and three in even years at a February annual meeting. Casa Bonita Grande’s bylaws provide for a five-member board on two-year staggered terms. Royale’s January 2025 annual meeting minutes show a five-member board re-elected at the annual meeting. We do not name any director, officer or manager on this page.

Use and occupancy

Casa Bonita Grande’s declaration limits use to single-family residential occupancy and caps a two-bedroom unit at six permanent occupants, with quiet hours from 10 PM to 8 AM. Casa Bonita Royale’s policies limit occupancy to four people permanently and six temporarily for seven days, and ask for no loud noises before 8 AM or after 10 PM. Casa Bonita I’s public pages do not state an occupancy cap.

Renovations

Casa Bonita I’s renovation plan, effective August 25, 2026, asks for submission 30 days before work and gives its Architectural Control Committee up to 30 days to respond. Casa Bonita Grande’s 2024 rules limit renovation work to May 1 through September 30. Royale’s declaration requires board approval for alterations and treats extensive remodeling and heavy construction as approval items.

Smoking

All three associations whose rules we read restrict smoking. Casa Bonita I allows it inside a unit with all openings closed, in a closed vehicle in the lots and at the common tables near the shuffleboard courts. Casa Bonita Royale allows it only at the far ends of the seawall walkway by the docks and not in any screened lanai. Casa Bonita Grande lists the north and south beach patios, the second-floor deck and grill area and the shuffleboard grounds.

Where the public documents disagree, in one place

How Does a Sale or Lease Get Approved at Each Casa Bonita Building?

Every sale and lease at the Casa Bonita buildings we could read needs association approval. Casa Bonita I’s board approves purchases for $100 plus a $75 certificate, Grande requires 20 days’ written notice, and Royale requires 15 days’ notice and must act within 15 days or the transfer is deemed approved. Casa Bonita II publishes nothing.

Data updated: October 2026

Casa Bonita I

The association’s notices page says board approval is required to buy. The purchase application asks for a copy of the purchase agreement, background consents, a $100 application fee payable to the association and a $75 Certificate of Approval fee payable to the manager. We found no published number of days for the board to act.

Casa Bonita Grande

Section 14 of the declaration requires board approval of any sale or gift, with at least 20 days’ written notice before closing. The board must act within 20 days of complete information and in any case within 60 days of notice, or the sale is deemed approved. A transfer that was not approved is void under the declaration, and a purchaser may not hold more than three units.

Casa Bonita Royale

Royale’s declaration requires an owner to give written notice at least 15 days before the start of a sale or lease. The association must approve or disapprove within 15 days of receiving the information and fees, and a request not acted on in 15 days is deemed approved. A disapproval comes with a short statement of the reason. The declaration lists grounds for disapproval that include a felony conviction involving violence or dishonesty, a history of disruptive behavior, a record of financial irresponsibility including bankruptcies and foreclosures, unpaid assessments on the unit and a material misrepresentation in the application.

What this means for timing

A cash buyer and a financed buyer both need the approval and the estoppel certificate. Our rule for a seller is to submit the buyer’s packet the day the contract is signed and to write the approval into the contract as a condition with a closing date that leaves room, which at Grande means no closing inside 20 days of notice and at Royale no closing inside 15 days.

Why approval exists and what it does not do

Approval is the association’s way of screening occupants, not a right of first refusal on price. We found no right of first refusal in the Grande or Royale declarations we read, and none on any Casa Bonita I public page, which is not proof that none exists in a declaration we could not read.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Rental Rules at Each Casa Bonita Building?

Casa Bonita I, Grande and Royale each set a one-month or 30-day minimum lease, so none allows weekly vacation rentals, and Casa Bonita II’s rule is not published. Grande also caps a lease at 12 months and Royale caps occupants at two per bedroom. The application fee, lead time and common-area rules differ at each building.

Data updated: October 2026

Rental rules side by side

Casa Bonita I

The rental page says every renter files a lease application each year, that the minimum term is one month and that renting for less may be fined. The lease form says a rental under 30 days bars all occupants and guests from the common areas, including the pool and parking lot, and requires every tenant to agree that no animal of any kind comes into the unit, onto the property or onto the beach.

Casa Bonita Grande

Section 13 of the declaration requires leases to be in writing for the entire unit, with a minimum of one month or 30 continuous days and a maximum of 12 months. No new lease can begin until 30 days after the first day of the last lease, subleasing is prohibited and the occupant cap is six. A lockbox needs written board permission.

Casa Bonita Royale

Royale’s declaration sets a minimum term of one month or 30 days, with a hardship exception only by prior written permission, no more than two occupants per bedroom and no subleasing. An owner whose unit is leased may not use the common elements during the lease. The association may require a security deposit of the greater of $750 or one month’s rent, and a violation by a tenant can bring fines against the owner or eviction by the board as the owner’s agent.

Why a one-month minimum matters for an investor

A one-month minimum rules out weekly vacation rentals, which is a buyer-pool and an income decision. A rental of 30 days or more is outside Florida’s transient-rental licensing trigger, which is rentals of less than 30 days or one calendar month, and the City of Bonita Springs rental permit does not apply to condominiums of more than six units. Lee County Ordinance 13-14, which sets the 5 percent tourist development tax, applies to rentals of six months or less and names condominiums, so a landlord should confirm whether a lease is taxable. We cite those programs and do not give tax advice.

Statute on rental amendments

Florida Statutes section 718.110(13) provides that an amendment limiting the number or frequency of rentals applies only to owners who consent to it and to owners who acquire title after it takes effect. Whether that grandfathering matters at any of the four buildings depends on the history of its rental provisions, which we did not trace, so a buyer who wants to rent for shorter terms should ask counsel.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Pet Rules at Each Casa Bonita Building?

Casa Bonita pet rules differ. Grande allows one owner pet up to 30 pounds, Royale allows one dog or cat up to 18 inches at the shoulder, Casa Bonita I’s lease form states that its declarations prohibit all animals, and Casa Bonita II’s rule is not published. Tenants and guests may not keep pets at any building we could read.

Data updated: October 2026

Pet rules side by side

Casa Bonita Grande

Under Section 12.2 and 12.8 of the declaration and item 18 of the 2024 rules, only owners may keep a pet, one per unit, at 30 pounds or less at maturity. Guests may not bring pets, and pets may not use the community room, the exercise room, the enclosed pool area or the second-floor deck.

Casa Bonita Royale

Section 10.2 of Royale’s declaration permits no more than one small pet of a normal household type, one dog or one cat, no taller than 18 inches at the shoulder. It bars pets that are aggressive or loud and lists four breeds, says tenants and guests may not keep pets, and says the owner’s pet may not be left in the unit unless the owner is permanently and physically residing there or has made proper arrangements.

Casa Bonita I and Casa Bonita II

Casa Bonita I’s lease form puts a blanket animal rule in capital letters in the acknowledgment every tenant signs. We could not read its declaration, so we cannot say how an owner’s pet is handled, and we do not guess. We found nothing public on Casa Bonita II, so a buyer with a pet should treat the rule as unknown until the manager provides it in writing.

Assistance animals

Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation request. A pet rule does not decide that request, and a buyer or tenant who relies on an assistance animal should raise it early and in writing.

The public beach is also pet-free

Lee County’s Bonita Beach Park, Accesses 1 through 9 and Little Hickory Island Park, Access 10, each state that no pets are allowed on their county pages. A pet owner on this strip therefore has no nearby county beach for an animal, and the leash rules at each association’s own beach access are not public.

What Flood Zone Are the Casa Bonita Buildings In?

Casa Bonita I, II and Grande are in FEMA flood zone VE with a base flood elevation of 13 feet NAVD88, and Royale is in zone AE with a base flood elevation of 11 feet, on Lee County FIRM panel 12071C0651G effective November 17, 2022. VE is FEMA’s coastal high-hazard zone, where wave action is expected.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer at each building’s county parcel centroid on October 1, 2026, and read the zone, base flood elevation and panel. At Casa Bonita I we also read the bare-earth ground elevation from the federal 3D Elevation Program, 7.16 feet NAVD88, so the 13-foot base flood elevation sits 5.84 feet above the ground there (13 minus 7.16).

A boundary worth knowing about

The common-element parcels sit on the other side of a zone line from the buildings. The common parcels at Casa Bonita I and Casa Bonita II return AE 11 while the unit parcels return VE 13, and Royale’s unit and common parcels both return AE 11. A flood determination for a unit should be made at the building and, for a loan, by the lender’s certification.

Royale’s own policy says VE

The association’s flood policy declarations page for 25901 Hickory Blvd, covering June 10, 2026 to June 10, 2027, lists the flood risk as VE, against the AE 11 our map query returned at the building’s centroid. We cannot tell whether the policy rates the building conservatively, uses a different point or reflects a later map, so we publish both. A buyer should ask for an elevation certificate and the lender’s flood determination.

The City’s design flood elevation

The City of Bonita Springs treats the design flood elevation as the base flood elevation plus one foot. That is 14 feet NAVD88 for the VE 13 buildings, 6.84 feet above the ground at Casa Bonita I (14 minus 7.16), and 12 feet for Royale at AE 11. It applies to a building that is substantially damaged or substantially improved.

The 50 percent rule

The City defines substantial damage as repair cost that equals or exceeds 50 percent of a structure’s pre-damage market value, and substantial improvement as five-year improvements that equal or exceed 50 percent, per the City’s notice. For a condominium, the building is the structure, so one owner’s renovation does not trigger the rule by itself, but a major association project and storm repairs can.

Evacuation zone and coastal lines

Casa Bonita I’s association and Grande’s storm page both state Lee County Evacuation Zone A, and the county’s evacuation zone map lets any owner check an address. Our point checks place Casa Bonita I seaward of the state’s 1978 coastal construction control line and landward of the 1991 line by 78 meters, and Grande about 87 meters landward of the 1991 line, so a rebuild or major addition on the Gulf side would need a state permit as well as a City permit.

City community rating

The City of Bonita Springs participates in the National Flood Insurance Program and, per the City’s own page, is rated in the Community Rating System, with FEMA having announced a planned revision. Whether a discount applies to a given building’s policy is a rating question for the insurance agent.

What Did Hurricane Ian, Helene and Milton Do Near Casa Bonita?

Hurricane Ian’s storm surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center, and the U.S. Geological Survey surveyed a high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, which is Casa Bonita Royale. That mark sits in the middle of the Casa Bonita strip.

Data updated: October 2026

What the surveyed mark does and does not tell you

The mark at 25901 Hickory Blvd is 2.53 feet above the ground at that point, and 25901 is Royale’s address, confirmed by Royale unit 107 on the county roll. It is 0.3 foot above Royale’s own base flood elevation of 11 feet (11.3 minus 11). It is 1.7 feet below the 13-foot base flood elevation of the Gulf-side buildings (13 minus 11.3), and it is about 120 meters from Grande, 132 meters from II and 161 meters from I. We do not treat it as a measurement of any other building.

Helene and Milton

The National Hurricane Center reports storm surge of 3 to 5 feet above ground for Helene from south of Englewood to Bonita Beach, and 4 to 6 feet above ground for Milton from south of Boca Grande through Bonita Beach. Local reporting after Milton described damage to about 1,300 homes in Bonita Springs, including Hickory Island, and erosion of 30 to 35 feet on the south end of Bonita Beach, per the City’s assessment as reported by WGCU.

What the associations say about repairs

Royale’s January 2025 annual meeting minutes describe repairs made necessary by three previous hurricanes, including a resurfaced parking lot, repaired pool pumps and a sundeck still to be repaired, and its proposed 2026 budget lists $43,979.75 of hurricane storm damage spending in the first six months of 2025. We found no public damage or repair record for Casa Bonita I, II or Grande for any of the three storms, and we do not state one.

Storm preparation pages

Casa Bonita I’s storm preparation page states Zone A and links to Lee County and state emergency pages and a printable close-of-season checklist. Casa Bonita Grande’s storm page states that the building has no emergency generator and that both elevators are anchored on the eighth floor in a storm. Ask each manager for the repair history and any insurance claims from Ian.

How Are the Casa Bonita Buildings Insured, and What Does the Owner Insure?

Each association insures its building under its declaration and the owner insures what the master policy excludes. Under Florida law the excluded items are floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments. Only Casa Bonita Royale publishes a flood declarations page and an insurance budget line, so only its premiums can be shown.

Data updated: October 2026

What Florida law requires of the master policy

Florida Statutes section 718.111(11) requires an association to insure the building at full replacement cost, to obtain a replacement cost appraisal at least every three years, and says the master policy excludes the owner’s floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments. Casa Bonita Grande’s declaration adds an independent appraisal every 36 months.

Casa Bonita Royale, from its published documents

The association’s flood declarations page for the policy period June 10, 2026 to June 10, 2027 lists a residential condominium building policy covering 40 units with building coverage of $10,000,000, contents coverage of $40,000, a $2,000 deductible and a total annual payment of $63,042. The building limit equals the program’s ceiling of $250,000 per unit for 40 units (40 times $250,000 is $10,000,000), and the premium works out to $1,576.05 per unit ($63,042 divided by 40). The proposed 2026 budget lists $78,600.50 for other insurance premiums and $62,647.20 for flood.

Casa Bonita I, II and Grande

The three Gulf-side associations do not publish a master policy, a premium or a flood declarations page. FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, so the ceiling would be $13,500,000 for a 54-unit building (54 times $250,000). Whether any carries the full amount is not public, so ask for the declarations page.

The statewide premium trend, as context only

The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent (147,381 divided by 72,570 is 2.03), and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across many building sizes and are not any Casa Bonita building’s premium.

Citizens and rate changes

Citizens Property Insurance’s 2026 rate and rule changes page lists approved changes for commercial residential condominium associations effective on or after July 1, 2026: an overall average increase of 7.7 percent for multiperil and 14.1 percent for wind-only. Eligibility for associations with significant short-term rental use differs, which is one more reason the 30-day minimum matters on this strip.

My Safe Florida Condo

The state’s My Safe Florida Condo pilot program offers eligible associations free wind mitigation inspections and grants. We did not find whether any Casa Bonita association applied, and we do not state it. Ask the manager.

What owners carry themselves

Owners should carry an HO-6 policy with loss assessment coverage and contents coverage and, for a Gulf-side or bay-side unit, a separate flood policy for contents and interior improvements. Lenders and associations may require proof, and an agent should quote after reading the master policy.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

What Are the Milestone Inspection and Structural Reserve Study Rules, and How Do They Apply to Casa Bonita?

All four Casa Bonita buildings are older than 30 years and have three or more habitable stories by the unit numbering, so under Florida Statutes section 553.899 each needed a first milestone inspection before December 31, 2024 and, under section 718.112(2)(g), a structural integrity reserve study by December 31, 2025. We label this our inference from year built and floors.

Data updated: October 2026

The arithmetic of the deadline

The county years built are 1973 for I and II, 1976 for Grande and 1978 to 1979 for Royale, so the 30-year marks fell in 2003, 2003, 2006 and 2008 or 2009 (1973 + 30, 1973 + 30, 1976 + 30 and 1978 + 30). Each was reached before July 1, 2022, which under section 553.899 sets the initial inspection deadline at December 31, 2024.

What a milestone inspection is

Phase 1 is a visual inspection by a licensed architect or engineer within 180 days of the local agency’s written notice. Phase 2 happens only if substantial structural deterioration is found, with a progress report within 180 days of the Phase 1 report and repairs commenced within 365 days after the local agency receives the Phase 2 report. The association distributes the summary to unit owners within 45 days.

The structural integrity reserve study

Florida Statutes section 718.112(2)(g) requires a study at least every 10 years for buildings three habitable stories or taller, and associations existing on or before July 1, 2022 had to complete one by December 31, 2025. The study sets reserve amounts for specified structural components and the statute limits owners’ ability to waive them.

What each association shows

Royale’s proposed 2026 budget shows pooled reserve accounts for the structural integrity reserve study, which implies the association has organized its reserves around the study, but we did not find the study itself. Casa Bonita I, II and Grande publish nothing on their status, and we do not state whether any completed a milestone inspection or a study.

What to ask for

Request the milestone inspection summary, the structural integrity reserve study, the current budget with reserve schedule, the last two years of assessments and special assessments, and any engineering reports. Under Florida Statutes section 718.503, a seller must give a buyer the milestone summary if applicable and the most recent study or a statement that none has been completed, and a contract signed after December 31, 2024 carries a conspicuous statement on whether the association is required to have them and has completed them.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

Which Lee County Schools Serve the Casa Bonita Buildings?

The Casa Bonita strip falls in Lee County School District elementary zone Q, middle school zone GG and high school choice zone South 3, per the county’s 2026-27 proximity layer, tested at Casa Bonita I’s coordinates on October 1, 2026. The district assigns through a choice plan, so a zone is a starting list, not a guaranteed seat.

Data updated: October 2026

What the county layer returned

We tested the coordinates of 26000 Hickory Blvd against the Lee County school proximity zones layer for 2026-27, published by Lee County GIS. The elementary layer returned zone Q, the middle layer returned zone GG and the high school layer returned South 3. We tested one point, at Casa Bonita I, and not each of the four buildings. The other three are within roughly 90 to 180 meters, but a zone line can fall between two addresses, so confirm the zone for the exact address you are buying.

Elementary and middle schools

In the district’s Student Enrollment Plan for 2024-2025, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, with barrier island schools as optional. Zone GG lists Bonita Springs Middle and Three Oaks Middle, with the Sanibel School as an optional school. We read the plan from 2024-2025 and the zone layer from 2026-27, so the school lists may have changed since the plan was published.

High school

The district’s South Zone, south of Martin Luther King Jr. Boulevard and the Caloosahatchee River, holds the high schools that serve this area. Bonita Springs High School offers the FGCU Collegiate and Cambridge programs, per the plan. High school assignment uses sub-zones, which is why we report the layer’s South 3 result and send you to the district’s locator for a family-specific answer.

How to confirm for a specific unit

Use the district’s school zones page and the School Site Locator for Lee County, enter the building’s street address (26000, 25870, 25900 or 25901 Hickory Blvd), and print the result for your file. The district updates the zones and the plan every year, so verify the current year before a purchase decision depends on a school.

Why schools matter less to this strip’s buyers

The recorded pattern across the four buildings is seasonal and retired owners, with 122 of 202 owner mailing addresses outside Florida. Royale’s welcome letter says the building was designed for adult occupancy, and Grande’s fitness center is limited to residents 16 and older. Schools are rarely the deciding factor here, but they matter to resale because a buyer with children will ask. We give the address-level answer from the district’s own tools and do not rank schools.

What Do Lee County and the City of Bonita Springs Require for Permits and Zoning at Casa Bonita?

The Casa Bonita buildings are inside the City of Bonita Springs, so building permits, flood-plain rules and substantial-damage determinations come from the City’s Community Development Department, not from unincorporated Lee County. We confirmed the jurisdiction because the county’s own zoning and future land use layers returned nothing at Casa Bonita I’s coordinates, which is consistent with a City parcel.

Data updated: October 2026

Permits for unit work

Interior alterations, window and door replacement, electrical and plumbing work generally need City permits and licensed contractors. They also need the association’s approval. Casa Bonita I’s public renovation plan form asks for an application 30 days before work and gives the architectural control committee up to 30 days to respond, Royale’s declaration makes alterations a board approval item, and Grande’s 2024 rules limit renovation work to May 1 through September 30. Ask the City which permits your scope needs before you sign a contract.

Post-storm permitting

The City publishes a post-storm permitting guide and a substantial damage and substantial improvement notice, both cited in the flood section above. The 50 percent test applies to the building, and the City’s Building Official makes the determination.

Zoning

We did not retrieve the City zoning district for any of the four addresses, and we state none. The county layers that cover unincorporated land returned no district, and the City’s zoning map is the source for a Bonita Springs parcel. A buyer who relies on height, density or rebuild rights should obtain a zoning verification letter from the City before closing.

Coastal construction and beach projects

Our point check at Casa Bonita I places the building between the state’s coastal construction control lines: the 1991 line lies about 78 meters seaward and the 1978 line about 10 meters landward of the building’s center point. Grande’s centroid is about 87 meters landward of the 1991 line. Major work seaward of the controlling line needs a state permit as well as a City one. The county also maps Casa Bonita I in a Coastal High Hazard Area and in the Coastal Building Zone created by county ordinance 94-22. We did not run the coastal lines at Casa Bonita II or Royale.

Sea turtle lighting

The county’s sea turtle lighting layer places Casa Bonita I in the Bonita Beach lighting zone, and its association’s turtle season page cites Lee County Land Development Code section 7-40 and reports 187 nests on the beach in 2025. Owners of Gulf-side units should treat exterior lighting, lanai lights and window tint as a permit and compliance question, and ask the City and the association before replacing a fixture.

What Is Daily Life Like Around Casa Bonita?

Daily life at Casa Bonita runs on Hickory Blvd. The beach is steps away through each Gulf-side building’s own access, the public county beach accesses are a short drive away, and groceries and the interstate are on the mainland via Bonita Beach Road. We estimate 25 to 27 miles to Southwest Florida International Airport by map routing.

Data updated: October 2026

Public beach access and the 2026 parking closures

Lee County Parks and Recreation closed the lot at Bonita Beach Park (27954 Hickory Blvd) from September 8, 2026, at $2 per hour with no annual pass accepted and no pets. The lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026 and honors the annual pass. The lot at Little Hickory Island Park, Access 10 (26082 Hickory Blvd) closed on September 8, 2026 and also honors the annual pass. Accesses 2 through 9, covered on the county’s Accesses 2 through 9 page, offer free parking at the addresses from 26220 through 27720, and pedestrian access continues at all of them. The County lists LeeTran ULTRA On Demand as the alternative.

What this means for an owner

Owners of the three Gulf-side buildings walk to the beach through their own association’s access, so they are less exposed to the closures than visitors. Guests of an owner are the group who feel it, because the public lots are the fallback for visitors. Royale owners are in a different position, because Royale’s own policies say the Gulf is reachable only through the driveways on either side of Grande, for access only. Access 10 at 26082 Hickory Blvd is the numbered public access closest to the strip by street number, and its lot is currently closed.

Getting around

Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. Our map-routing estimate from the strip is 25 to 27 miles to Southwest Florida International Airport and 16 to 19 miles to the Naples Pier, and we label both as estimates, not official figures. We do not describe a through route north to Fort Myers Beach because we did not verify the current status of the Big Hickory Pass bridge.

Water, power, trash and mail

Bonita Springs Utilities serves the City, including Little Hickory Island, and Florida Power and Light supplies electricity. Casa Bonita I’s trash and recycling page gives pickup of trash on Monday and Thursday all year and recycling on Monday and Thursday from January 1 to April 30, then Thursday only from May 1 to December 31. At Royale, the 2026 proposed budget lists water and sewer ($29,120) and cable and internet inside the maintenance fee. The mailing ZIP code is 34134.

Dining and the waterfront

Doc’s Beach House at 27908 Hickory Blvd is a beachfront restaurant beside Bonita Beach Park, listed on the Visit Fort Myers page for the park, which gives its hours as 11 a.m. to 8 p.m. We list it as a place, not an endorsement. Groceries, pharmacies and medical offices are on the mainland along Bonita Beach Road and US 41.

Evacuation

Lee County has five evacuation zones, A through E. Casa Bonita I’s association and Grande’s storm page both state Zone A, and the county’s own surge layer returned Zone A with surge zone 1 at Casa Bonita I. The County’s evacuation zone map lets any owner check an address. Plan to leave early, because Hickory Blvd is a barrier island road.

Fire protection

The county’s fire response layer places Casa Bonita I in the Bonita Springs Fire District, response zone 27, served by Bonita Springs Fire Station 27. We state the station from the county layer and do not state a response time, because we did not find a published one.

Casa Bonita I vs Casa Bonita II vs Casa Bonita Grande vs Casa Bonita Royale: Which Should You Choose?

Choose Casa Bonita Grande for the highest county median since 2021 ($818,750, median of these 8 sales) and the largest plans, Casa Bonita I or II for a Gulf-side apartment at $775,000 and $730,000, and Casa Bonita Royale for the lowest entry price ($520,000, median of these 9 sales), a bay-side address with docks and a lower base flood elevation.

Data updated: October 2026

Decision table

How the four buildings differ on the record

The three Gulf-side buildings share a flood zone (VE 13) and a unit count (54 each). Casa Bonita I and II were completed in 1973 and Grande in 1976, per the county roll. Royale is the bay-side building at 25901 Hickory Blvd, with 40 units on 1,099 and 1,399 square foot plans, a roll year built of 1978 to 1979 and an AE 11 flood zone. The county’s Gulf-side median per square foot since 2021 is $693.4 against $459.5 at Royale (the median of these 9 sales), so the gap is a product gap, not a rounding gap.

The three that sit next to each other

Casa Bonita I, Casa Bonita II and Casa Bonita Grande sit within about 180 meters of one another by county parcel centroid, with Grande about 85 meters from II and about 93 meters from I. A buyer can tour all three in one afternoon, and we recommend it, because the association rules differ even when the buildings look alike from the beach. Our dedicated pages for Casa Bonita I, Casa Bonita II and Casa Bonita Grande go deeper on each.

Why we do not rank them

The rules, fees and finances of each building are different, and only Royale publishes its monthly dues, so we cannot compare monthly cost across all four. A building that publishes less is not worse, but you will need to ask more. Read each building’s declaration and budget before you compare monthly costs, and do not let one building’s published number stand in for another’s.

How to compare in practice

Ask each association for the same five documents: the declaration, the current budget, the master insurance summary, the milestone and structural reserve documents, and the last two years of assessments. Then compare the answers line by line. We will request them with you at any of the four buildings.

What Are the Honest Pros and Cons of Casa Bonita?

The Casa Bonita strip offers three Gulf-side buildings and a bay-side one, associations of 40 to 54 units and a county median of $749,500 on 12 sales in 24 months. Its drawbacks are coastal flood zones, buildings 47 to 53 years old under milestone and reserve rules, uneven public documents and no published dues at three of the four.

Data updated: October 2026

Pros

• Gulf-side addresses on Little Hickory Island at three of the four buildings, with a county view code of GULF on every unit parcel.
• Small associations of 40 to 54 units, so every owner vote is one of 54 or one of 40.
• Two-bedroom, two-bath plans from 1,030 to 1,496 square feet, which makes comparables easy to match.
• A recorded median of $749,500 on 12 qualified sales in the last 24 months, from $520,000 to $950,000.
• A pool on every unit parcel of the county roll, plus a community room at each building we could read.
• A one-month minimum lease at Casa Bonita I, Grande and Royale, so a seasonal owner can rent for a winter.
• Royale publishes its budget, its policies, its lease form and its flood policy, and Grande publishes its restated declaration and rules.
• A price ladder in the last 60 months from a $490,000 Royale sale to a $1,305,000 Casa Bonita II sale, so one strip serves several budgets.

Cons

• FEMA zone VE with a base flood elevation of 13 feet at three buildings, and AE 11 at Royale with its own policy listing VE, plus Evacuation Zone A.
• Older buildings, completed between 1973 and 1979 per the roll, subject to the milestone inspection and structural reserve study rules, with only Royale showing any public reserve-study funding.
• Casa Bonita I’s declaration, bylaws, rules and insurance pages are behind an owner login, and we found no public documents for Casa Bonita II.
• Pet rules range from a prohibition on all animals (Casa Bonita I’s lease form) to one small pet (Grande and Royale), and no building lets a tenant keep one.
• Rentals under one month are barred at every building we could read, which narrows the buyer pool that wants weekly rentals.
• Published documents conflict at Casa Bonita I (manager, lease lead time, contractor hours), at Grande (lease fee, pool hours) and at Royale (flood zone, year built).
• Dues are published only at Royale, so a buyer at the other three must request a budget to see them.

Who this suits

The Casa Bonita strip suits a buyer who wants a quiet, owner-oriented apartment steps from the Gulf or on the bay, accepts a pet limit and understands the cost of owning in a coastal flood zone. It is less suited to a buyer who wants weekly vacation rental income, a large dog, or a resort amenity campus.

Selling at Casa Bonita? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 and read our buyer guide.

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

If you’re searching for a Casa Bonita listing agent, or thinking, ‘I need someone to sell my Casa Bonita home…’, the first thing to know is that each of the four buildings sells through its own approval step, its own rental and pet rules and its own set of public documents. McGreevy and Comisar prepare for those differences before a unit goes on the market.

Data updated: October 2026

Our listing credentials

• 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 the last 12 months look like at Casa Bonita

Southwest Florida MLS count, dollar volume, days on market and sale-to-list ratio for the last 12 months: Information not available at time of publishing (checked 2026-10-01).

In the last 12 months, counted from October 1, 2025, the county record shows eight qualified sales across the four buildings: five at Casa Bonita II, and one each at Casa Bonita I, Casa Bonita Grande and Casa Bonita Royale. They total $5,834,000, which is a mean of $729,250 ($5,834,000 divided by 8), and the median of these 8 sales is $701,500. Eight sales across four associations is a thin base for any one building, so we publish the strip figure and no per-building median for the window. The 24-month window holds 12 qualified sales, with a median of $749,500 and a range of $520,000 to $950,000.

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review

That quote is from a buyer, and it says nothing about Casa Bonita specifically. We include it because the same team that works with buyers on the strip also lists the units they buy.

What is different about selling at Casa Bonita

You are selling one of four different associations. Casa Bonita I, II, Grande and Royale each have their own declaration and board, so the approval, the fee, the rental rules and the pet rules a buyer meets depend on the street number. We match every document request to the right association before a unit goes on the market.

The buyer needs association approval, and the clock is the board’s. Casa Bonita I’s board approves purchases and publishes no number of days. Grande requires 20 days’ written notice and deems a sale approved if the board does not act within 60 days of notice. Royale requires 15 days’ notice and deems a request approved if the association does not act in 15 days. A listing that leaves no room for these timelines leaves a buyer waiting at the closing table.

Documents are public at some buildings and not at others. Grande and Royale post their declarations, and Casa Bonita I keeps its declaration, bylaws, rules and insurance pages behind an owner login. We found no public documents at all for Casa Bonita II. A buyer’s agent will ask for the documents before the first offer, and we help you request them early, because Florida Statutes section 718.503 puts the disclosure package on the seller’s side of the table.

The floor plan and the floor drive the price more than the building average does. The county’s 42 qualified sales since 2021 run from $445,000 to $1,305,000, and the Gulf-side median of $775,000 sits $255,000 above Royale’s $520,000, the median of these 9 sales. We price a unit against its own plan, floor and condition, and we show you the deed behind each comparable.

The pet rule and the rental minimum are part of the marketing. Grande allows one owner pet of 30 pounds or less, Royale one dog or cat up to 18 inches at the shoulder, and Casa Bonita I’s lease form says its declarations prohibit all animals. All three that publish a rental rule set a one-month minimum. Sellers should expect both questions at the first showing and should have the manager’s written answer ready.

The milestone and reserve documents are part of the sale. Under Florida Statutes section 718.503, a seller must give the buyer the inspector-prepared summary of the milestone inspection report, if applicable, and the association’s most recent structural integrity reserve study or a statement that none has been completed. Royale’s budget shows reserve lines organized around the study, and the other three do not publish their status.

Title is customary on the seller side in Lee County. In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls. Collier County custom is different, and we do not apply it here.

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

Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then talk to Jesse direct at (239) 898-6072, text or call. We will walk through the sales above against your unit.

Dedicated seller pages for the individual buildings are planned and will sit below this overview.

Seller mini-FAQ, Casa Bonita

How much will it cost to sell my Casa Bonita unit?

Seller costs include the commission you agree, the owner’s title policy that is customary on the seller side in Lee County, deed stamps, the estoppel certificate fee and any prorated assessments. The estoppel is capped by Florida Statutes section 718.116 at $250 when there is no delinquency, plus $100 if expedited. We itemize each line at the listing appointment.

Does the buyer need to be approved before closing at Casa Bonita?

At every building whose documents we could read, yes. Casa Bonita I’s board approves purchases with a $100 application fee and a $75 certificate fee, Grande’s declaration requires 20 days’ notice and Royale’s requires 15 days’ notice. We found no public approval document for Casa Bonita II, so ask its manager in writing before the contract is drafted.

Can my buyer rent the unit weekly?

No, at the three buildings that publish a rule. Casa Bonita I, Grande and Royale each set a one-month or 30-day minimum, and Casa Bonita II’s rule is not published. A buyer who needs weekly rental income should look at a different community, and we will help that buyer find one.

Can my buyer bring a dog or cat?

It depends on the building. Grande allows one owner pet of 30 pounds or less, Royale allows one dog or cat no taller than 18 inches at the shoulder, and Casa Bonita I’s lease form states that its declarations prohibit all animals. Casa Bonita II’s rule is not published, so a buyer with a pet should get the manager’s written answer before making an offer.

How long will my Casa Bonita unit take to sell?

The Southwest Florida MLS days-on-market figure for these buildings is not published here: Information not available at time of publishing (checked 2026-10-01). The approval step adds time between contract and closing, so plan the timeline from the contract date, not the listing date.

Who is the best listing agent for Casa Bonita?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the team that published the strip-wide audit on this page. Call Jesse direct at (239) 898-6072.

What Do Bonita Beach and Bonita Springs Clients Say?

Jesse McGreevy and Marc Comisar are top-reviewed Bonita Beach realtors, and every quote below is a five-star Google review from a client of the team. None of the quotes is about a Casa Bonita unit specifically, and we say so plainly. Read the five-star reviews on Google.

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

Your Local Real Estate Experts for Casa Bonita

Jesse McGreevy and Marc Comisar are McGreevy and Comisar, and they lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. They have been Top 1% Real Estate Agents Nationally Since 2008 and have over $900 million in personal sales between them.

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

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

Contact McGreevy and Comisar about Casa Bonita

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

Selling a Casa Bonita condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.

Buying at Casa Bonita? Call Marc at (239) 287-5873, and read our buyer guide.

Related reading on this site: the Bonita Beach area guide, the Casa Bonita I page, the Casa Bonita II page, the Casa Bonita Grande page, the Bonita Beach Club page and the Seascape page.

Frequently Asked Questions, Buyer Edition: Casa Bonita

These are the questions buyers ask us most about the four Casa Bonita buildings, answered from the county record, each association’s public documents and Florida law, and each answer says plainly where a gap remains. Where the answer needs a document an association keeps private, we say so and tell you what to request.

Data updated: October 2026

What is Casa Bonita?

Casa Bonita is the shared name of four separate condominium associations on Hickory Blvd, on Little Hickory Island in Bonita Beach, inside the City of Bonita Springs: Casa Bonita I at 26000, Casa Bonita II at 25870, Casa Bonita Grande at 25900 and Casa Bonita Royale at 25901. Each has its own declaration, board and budget.

How many units are in Casa Bonita?

There are 202 residential units: 54 each at Casa Bonita I, II and Grande and 40 at Royale. The county roll lists 223 parcels under the Casa Bonita name, which includes common-element parcels and a Cape Coral subdivision of the same name that we excluded from every figure.

What year were the Casa Bonita buildings built?

The county roll dates Casa Bonita I and II to 1973, Grande to 1976 and Royale to 1978 to 1979. Royale’s flood policy gives January 1, 1977 as its date of construction, so Royale’s date differs by source, and we show the county’s.

How big are the units at Casa Bonita?

Every unit on the roll is coded two bedrooms and two baths. Casa Bonita I and II have plans of 1,058, 1,089 and 1,148 square feet, Grande has 1,030, 1,161, 1,361 and 1,496, and Royale has 1,099 and 1,399, all heated area per the county roll.

What have Casa Bonita condos sold for?

In the last 24 months the county record shows 12 qualified sales across the four buildings, with a median of $749,500, from $520,000 to $950,000. Since January 2021 it counts 42 qualified sales from $445,000 to $1,305,000 with a median of $701,500. Building medians since January 2021 are $775,000 at I on 12 sales, $730,000 at II on 13 sales and, as medians of these sales, $818,750 at Grande (8) and $520,000 at Royale (9). The file holds 459 qualified sales since October 1973, complete from 2009 and partial before, so we publish no all-history median.

What is the price per square foot at Casa Bonita?

In the last 24 months the median across the 12 qualified sales is $672.8 per heated square foot. Since January 2021 the mean of the per-sale ratios across the 42 qualified sales is $676.8 per square foot and the median is $635.4. Gulf-side buildings run higher, with a median of $693.4, and Royale’s median is $459.5, the median of these 9 sales. We compute each ratio from the county roll’s heated area and the recorded price.

Which Casa Bonita building is the most expensive?

On the county’s recorded sales since January 2021, Casa Bonita Grande has the highest median, $818,750 (the median of these 8 sales), ahead of Casa Bonita I at $775,000 on 12. The highest single recorded price is $1,305,000 at Casa Bonita II. Thin samples move medians, so we read the two together.

What is the flood zone at Casa Bonita?

Casa Bonita I, II and Grande return FEMA zone VE with a base flood elevation of 13 feet NAVD88, and Royale returns AE 11, on panel 12071C0651G effective November 17, 2022. Royale’s own flood policy lists VE, and Casa Bonita I’s association and Grande’s storm page both state Lee County Evacuation Zone A.

Do I need flood insurance at Casa Bonita?

A lender decides whether flood insurance is required, and a cash buyer chooses. In a coastal zone a mortgage lender will typically ask about it. Ask the manager whether the association carries flood on the building, and ask an insurance agent about coverage for your own contents and improvements.

Can I rent my Casa Bonita unit?

Yes, for one month or longer, at the three buildings whose rules we read. Casa Bonita I asks for a yearly lease application and $150 per tenant, Grande caps leases at 12 months and Royale asks for a $100 application and 15 days’ notice. Rentals under 30 days are barred, and Casa Bonita II’s rule is not published.

Are pets allowed at Casa Bonita?

Grande allows one owner pet of 30 pounds or less and Royale one dog or cat no taller than 18 inches at the shoulder. Casa Bonita I’s lease form states that its declarations prohibit all animals, and Casa Bonita II’s rule is not published. Tenants and guests may not keep pets at any building we could read.

Do the Casa Bonita buildings have pools?

Yes. The county roll flags a pool on every unit parcel of all four buildings. Casa Bonita I’s public pages describe a pool area and Club Room, Grande’s pool hours conflict between two documents, and Royale posts pool rules that bar food and glass containers.

Is there a beach at Casa Bonita?

Yes at the three Gulf-side buildings, which each have their own beach access from the Gulf side of Hickory Blvd. Royale is on the bay side, and its policies say the Gulf is reachable only through the driveways beside Grande, for access only. Sea turtle lighting rules apply on the beach.

How much are the HOA dues at Casa Bonita?

Only Royale publishes them. Its proposed 2026 budget shows $13,094.80 a year ($3,273.70 a quarter) for each of 28 standard units and $14,405.28 a year ($3,601.32 a quarter) for each of 12 end units. For Casa Bonita I, II and Grande: Information not available at time of publishing (checked 2026-10-01). Request each association’s budget and an estoppel certificate before you make an offer.

What do the Casa Bonita fees cover?

At Royale the budget carries water and sewer, cable television and internet, insurance and flood premiums, trash, pool, elevator, janitorial, grounds, common electricity and a management fee inside the maintenance fee. Grande’s declaration defines common expenses to include water and sewer, and Casa Bonita I and II publish no budget, so we do not state what their fees cover.

Does a buyer need approval to buy at Casa Bonita?

Yes at every building whose documents we read. Casa Bonita I requires board approval with a $100 fee and a $75 certificate, Grande requires 20 days’ written notice and Royale requires 15 days’ notice. Build the approval into the contract as a condition, with a closing date that leaves room for it.

How old are the buildings and what are the milestone rules?

They are 47 to 53 years old per the county roll. Under Florida Statutes section 553.899, a condominium of three or more habitable stories needed its first milestone inspection by December 31, 2024, and a structural reserve study was due by December 31, 2025. Only Royale’s budget shows funding organized around the study.

Who manages the Casa Bonita buildings?

We do not name managers beyond what the associations publish, and the record conflicts at Casa Bonita I, whose home page names Sterling Property Services while its other pages and forms name Resort Management. For the other buildings, ask for the current management contact when you request the estoppel certificate.

How do I renovate a Casa Bonita unit?

Each association has its own process. Casa Bonita I asks for a renovation plan 30 days before work, Grande limits renovation work to May 1 through September 30 under its 2024 rules, and Royale’s declaration makes alterations a board approval item. The City of Bonita Springs also requires permits for most unit work.

Can I smoke or vape at Casa Bonita?

Only in permitted places, and the places differ. Casa Bonita I allows it inside a unit with all openings closed, in a closed vehicle and at the common tables near the shuffleboard courts. Royale allows it only at the far ends of the seawall walkway by the docks, and Grande lists its beach patios, second-floor deck and shuffleboard grounds.

What schools serve Casa Bonita?

The Lee County 2026-27 proximity layer returns elementary zone Q, middle zone GG and high school zone South 3 at Casa Bonita I. The district uses a choice plan, so a zone is a starting list. Use the district’s locator for the exact address and a family-specific answer.

Can I have a boat at Casa Bonita Royale?

Royale’s declaration says the association is lessee of a 22-slip docking facility, that one slip belongs to the association and 21 are assigned to units, and that slips cannot be transferred to a non-owner. The budget lists a $200 per slip assessment for 21 slips. The association also posts a boat length information sheet.

What is the nearest public beach access?

Bonita Beach Access 10 (Little Hickory Island Park) at 26082 Hickory Blvd is closest by street number, and its lot closed on September 8, 2026 while pedestrian access continues. Owners of the Gulf-side buildings have their own beach access, so the public access matters mainly to guests.

Are the Casa Bonita buildings part of one master association?

No. Casa Bonita I, Casa Bonita II, Casa Bonita Grande and Casa Bonita Royale are four separate condominium corporations with separate declarations, budgets and boards, and the Florida Division of Corporations lists them under four separate document numbers. Our overview compares them, and three of the four have their own page today, with a page for Casa Bonita Royale coming.

Which Casa Bonita building should I choose?

Choose by priority, not by name. Grande has the highest recent county median and the largest plans, Casa Bonita I and II are the Gulf-side apartments at lower medians, and Royale is the lowest entry price with docks and published dues. The decision table above compares all four on one page.

Who is the best realtor for Casa Bonita?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012, and the team that audited the public record of all four buildings line by line. Call Marc at (239) 287-5873 to tour a unit and request the disclosure package.

Frequently Asked Questions, Seller Edition: Selling a Casa Bonita Condo

We tracked every one of the 459 qualified Casa Bonita sales in the county record, from October 1973 to July 2026, and every transfer the roll shows on all 202 unit parcels, so each answer below draws on the deeds and not on a listing feed.

Data updated: October 2026

What is my Casa Bonita condo worth?

Your unit’s value depends on its building, plan, floor, view, condition and the sales in your own building. In the last 24 months the county counts 12 qualified sales across the four buildings with a median of $749,500, from $520,000 to $950,000, and since January 2021 it counts 42 from $445,000 to $1,305,000 with a median of $701,500. Request a free valuation and we walk through the sales against your unit.

How much will I net from selling my Casa Bonita unit?

Net proceeds are the price less commission, the owner’s title policy that is customary on the seller side in Lee County, deed stamps, the estoppel fee, prorated assessments, any association transfer-related charges and your mortgage payoff. We itemize each line before you list so there is no surprise at closing.

What are Florida deed stamps on a Casa Bonita sale?

Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under Florida Statutes section 201.02, so a sale at $850,000 carries $5,950 (850,000 divided by 100, times 0.70). The contract decides who pays, and in Lee County the seller customarily does. We confirm the figure at the listing appointment.

What is an estoppel certificate and what does it cost?

An estoppel certificate states what the association says you owe. Florida Statutes section 718.116 caps the fee at $250 when no amounts are delinquent, with $100 more if it is expedited within three business days and $150 more if amounts are delinquent. Order it as soon as you have a contract.

What documents must I give a Casa Bonita buyer?

Florida Statutes section 718.503 entitles the buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent structural integrity reserve study or a statement that none exists, the frequently asked questions document and a state governance form. We help you obtain them.

Does the buyer have a right to cancel?

Under Florida Statutes section 718.503, a resale contract must carry a conspicuous clause either acknowledging that the buyer received the documents more than seven days before signing, or making the contract voidable within seven days, excluding weekends and legal holidays, after signing and receipt. The right ends at closing, and the contract controls.

Must I tell a buyer about flooding?

Yes. Florida Statutes section 689.302 requires the seller to complete a flood disclosure at or before signing the contract, stating whether the seller knows of flooding that damaged the property during ownership, has filed a flood claim, or has received assistance such as FEMA aid. A VE or AE zone prompts buyers to ask more.

Does the buyer have to be approved by the board?

Yes at the buildings whose documents we read. Casa Bonita I’s purchase application goes to the manager with the contract, background consents, a $100 fee and a $75 certificate fee. Grande’s board must approve a sale after 20 days’ written notice, and Royale’s must act within 15 days of receiving the information and fees.

How long does the approval take?

It depends on the building. Grande’s board must act within 20 days of complete information and in any case within 60 days of notice, or the sale is deemed approved. Royale’s must act within 15 days or the request is deemed approved. Casa Bonita I publishes no number of days, and we found no document for Casa Bonita II.

Can the board refuse a buyer?

Royale’s declaration lists grounds for disapproval, including a felony conviction involving violence or dishonesty, a history of disruptive behavior, financial irresponsibility, unpaid assessments and a material misrepresentation in the application. Grande voids a transfer that was not approved. Casa Bonita I’s public pages do not say, so ask the association’s attorney if it matters to your sale.

Who pays the association’s purchase application fee?

The forms list the fee and who it is payable to and do not say who bears it. The contract decides, and we write the allocation in. Florida Statutes section 718.112 caps a transfer fee at $150 per applicant and allows one only if the declaration provides for it.

Can I put a lockbox on my Casa Bonita unit?

It depends on the building. Grande requires written board permission, and Casa Bonita I’s notices page allows a lockbox on a unit for sale only with written permission from the Board, at a location the Board designates. We could not confirm the rule at Royale or Casa Bonita II, so we ask the manager before the listing goes live.

Can I hold an open house at Casa Bonita?

The public documents we read do not mention open houses, so we cannot say. These are controlled-access buildings, and we ask the manager in writing before we advertise one. We usually show by appointment and ask how guests enter the building.

How do I price my Casa Bonita unit?

Against sales of the same plan on a comparable floor in the same building, and then adjusted for condition. Since 2021 the 42 qualified sales run from $388.1 to $1,148.4 per square foot depending on building and plan, and two sales of the same 1,058 square foot plan at Casa Bonita I, unit 303, recorded $500,000 in 2021 and $1,215,000 in 2023.

Does a renovation increase my sale price?

It can, and the recorded sales show wide spreads on the same plan. We cannot say what any renovation added, because the roll shows prices and not conditions. We advise sellers to compare a renovated unit against other renovated units and to keep the association approvals for the work.

Are Casa Bonita units selling in cash or with financing?

Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS carries the financing type for each sale and the county file does not, so we do not state a cash share. Ask us at your appointment and we will report it from the MLS.

Does the flood zone affect my sale?

It affects the buyer’s insurance quote and the lender’s requirements, so we ask for your current flood and wind quotes early. Three buildings are in FEMA zone VE with a base flood elevation of 13 feet, Royale’s map zone is AE 11 and its own policy lists VE, and the City’s design flood elevation is the base flood elevation plus one foot.

What does the pet rule do to my sale?

It narrows the buyer pool at Casa Bonita I, where the lease form says the declarations prohibit all animals, and sets a size or breed limit at Grande and Royale. We tell a buyer early and in writing, and we obtain the manager’s answer on any exception. Hiding the rule loses a buyer at inspection, so we put it in the listing remarks.

What does the one-month minimum do to my sale?

It removes buyers who want weekly vacation rentals, and it makes each building a fit for owners who rent for a season. Casa Bonita I’s rental page says short rentals may be fined, so investor buyers read the rules closely. We market the strip as owner-oriented, Gulf-side or bay-side living.

Does the milestone inspection affect my sale?

It can. Under Florida Statutes section 718.503, contracts signed after December 31, 2024 must carry a conspicuous statement on whether the association is required to have a milestone inspection or reserve study and whether it has completed it, and a buyer will ask for both documents. We request them early.

Does hurricane protection matter when I sell?

Not to sell, but a buyer’s insurance agent will ask what protection the unit has. Casa Bonita I’s renovation plan form refers to hurricane protection to the lanai wall, and the other associations’ approvals vary. Ask the manager for the approved specification before you list.

What happens to my deposit if the buyer is not approved?

The contract decides, and we write the approval in as a condition so a deposit comes back if the board declines. Each declaration may add detail. We recommend a closing date that leaves room for the approval and a clear cancellation right.

Can I sell my unit while it is rented?

Usually yes, subject to the lease and the association’s rules, and a buyer who wants the unit empty needs the tenant’s notice. Royale’s declaration says an owner whose unit is leased may not use the common elements during the lease, and Grande caps leases at 12 months, so a buyer should know when the lease ends. We read the lease before we list.

How do taxes work after I sell?

A Florida resident has no state income tax on the sale, and the federal capital gains rules depend on your basis, holding period and use. We are not tax advisors, so talk to yours before you list. A buyer’s property tax may reset under Florida’s assessment rules, which we explain at the appointment.

What happens to my homestead if I sell?

A Florida homestead exemption ends when the property is sold, and the Save Our Homes cap may be portable to a new Florida home within a filing window. The Lee County Property Appraiser and your tax advisor decide the details, and we do not give tax advice.

Do snowbird sellers need to be in town to close?

No. Florida allows remote closings with a power of attorney or a mobile notary where the title company agrees. The county roll shows owner mailing addresses outside Florida on 122 of 202 units, so we are used to remote sellers and arrange the paperwork, board packet and key handoff.

What happens to my keys, fobs and access devices?

Each association has its own process, and Casa Bonita I’s pages describe a new keys and unit maintenance process. We could not read the rules on fobs and keys at every building, so we ask the manager what a buyer receives at closing. We list the answer in the closing checklist.

How do you market a Casa Bonita unit?

We combine a professional photo and video package, listing on the Southwest Florida MLS, our own Bonita Beach and Bonita Springs pages and direct outreach to buyers who ask about the strip. We tell the buyer about the approval, the pet rule and the flood zone up front, which keeps deals together.

Why use McGreevy and Comisar to sell my Casa Bonita unit?

We are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that read the public record of all four buildings line by line. We tell you the gaps and the rules before a buyer does. Call Jesse at (239) 898-6072.

Does a buyer’s lender condo questionnaire affect my closing?

It can. Many lenders ask the association or its manager to complete a condominium questionnaire covering reserves, litigation, owner-occupancy and insurance, and the answers can affect loan approval. We ask the manager early who completes the form and how long it takes.

Can I sell my unit to a family member or through an estate?

Grande’s declaration requires board approval of any sale or gift, and the other associations’ public pages say nothing about gifts, inheritances or transfers at death. The answer depends on the facts and on the declaration. Ask the manager or the association’s attorney in writing before the transfer is scheduled.

Does it matter which Casa Bonita building I sell in?

Yes. The buyer’s approval, the fees, the rental rules and the pet rules are each association’s own, and so is the price level, from a $520,000 median since 2021 at Royale (the median of these 9 sales) to $818,750 at Grande (the median of these 8 sales). A buyer who is shown the wrong building’s documents will lose confidence, so we match every document to the street number.

What should I do first if I want to sell?

Request a free valuation, then ask the manager for the current management contact, the estoppel and the disclosure package. Call Jesse at (239) 898-6072 and we will walk through the recorded sales against your unit, the approvals a buyer will need and a listing timeline.

What We Could Not Verify About Casa Bonita

Casa Bonita has facts we could not verify from a public primary document, and we list them so a buyer or seller knows what to request. Each item below names the document that would settle it. We would rather publish a gap than fill it with a guess.

Data updated: October 2026

Southwest Florida MLS market figures

Closed sales, median price, price per square foot, days on market, sale-to-list ratio, active listings, median list price and months of supply for the last 12 months: Information not available at time of publishing (checked 2026-10-01). The county recorded sales above are a different record from the MLS.

Casa Bonita II documents

We found no public association website, declaration, rules, budget or forms for Casa Bonita II. We state none of its rules, fees or approvals. The route is a request to its manager under Florida Statutes section 718.503.

Casa Bonita I declaration, bylaws, rules and insurance terms

These pages are behind Casa Bonita I’s owner login, and we did not read them. We state no rule that comes only from them, including the pet rule for owners, the board’s decision deadline, the reserve policy and the insurance coverage.

Dues at Casa Bonita I, II and Grande

None of the three publishes its budget or assessment. The route is the estoppel certificate and the current budget. We state no dollar figure for dues at those buildings, and the Royale figures are from a proposed budget, not an adopted one.

Royale’s adopted 2026 budget

We found Royale’s proposed 2026 budget, version 1, dated November 10, 2025, and the notice of the November 24, 2025 adoption meeting. We did not find the adopted version, so we label the figures as proposed.

Milestone inspection and structural reserve study status

We do not state whether any association completed either or what it found, because the records are available on request to members and are not public. Royale’s budget shows pooled reserve lines for the study, which we report without drawing a conclusion.

Who manages each building today

Casa Bonita I’s home page names Sterling Property Services, while its other pages and forms name Resort Management, and we cannot say which is current. We name no manager for the other three.

Flood zone at Royale

Our map query returns AE 11 at Royale, and the association’s own flood policy page lists VE. We cannot say which reflects the current map at the building, so we publish both and recommend an elevation certificate.

Lease lead time, contractor hours and fees

Casa Bonita I’s lease form says 10 days and its rental page says 30 days, and its renovation plan says 8:00 AM while its rebuild page says 9:00 AM. Grande’s lease fee is $100 plus $100, $250 or a declaration ceiling, depending on the document. Each needs the manager’s written answer.

Unit count, year and parcel count

Casa Bonita I’s state record says 54 units while the county roll lists 55 parcels, one being a common-elements parcel, and Royale has three dates (1977, 1978 and 1978 to 1979) from three sources. We use the county’s figures and show the rest.

Number of floors

We state eight floors at Casa Bonita I, II and Grande as our inference from unit numbers 101 to 807. Royale’s six floors are documented in its flood policy declarations page.

Storm damage and repairs at Casa Bonita I, II and Grande

We found no public record of damage or repairs at those three buildings for Ian, Helene or Milton. The surveyed Ian high-water mark we cite is at the Casa Bonita Royale address.

Zoning district

We did not retrieve the City of Bonita Springs zoning district for any of the four parcels. A City zoning verification letter is the source.

Big Hickory Pass bridge

We did not verify the current status of the Big Hickory Pass bridge, and we state none.

Sources and Authoritative References

Every figure on this page is traced to one of the sources below. No listing aggregator, competing brokerage, competing agent site or third-party neighborhood content site was used for any figure, and none is linked. Our own roll extract, recorded-sales files and query records are listed at the end.

Association documents and pages

1. Casa Bonita I Condominium Association, official website
2. Casa Bonita I, property manager page
3. Casa Bonita I, rental rules page
4. Casa Bonita I, notices to realtors and property managers
5. Casa Bonita I, smoking policy
6. Casa Bonita I, rebuild and remodel page
7. Casa Bonita I, turtle season page
8. Casa Bonita I, end-of-season storm preparation page
9. Casa Bonita I, board page
10. Casa Bonita I, forms page
11. Casa Bonita I, trash and recycle page
12. Casa Bonita I, lease application, updated June 6, 2026
13. Casa Bonita I, purchase application, June 2024 form
14. Casa Bonita I, renovation plan form, effective August 25, 2026
15. Casa Bonita Grande Condominium Association, official website
16. Casa Bonita Grande, bylaws and rules page
17. Casa Bonita Grande, realtors and rentals page
18. Casa Bonita Grande, resources and activities page
19. Casa Bonita Grande, storm, weather and county information page
20. Casa Bonita Grande, beach and sea turtles page
21. Casa Bonita Grande, board page
22. Casa Bonita Grande, Second Amended and Restated Declaration, December 13, 2021
23. Casa Bonita Royale Condominium Association, official website
24. Casa Bonita Royale, rules and documents page
25. Casa Bonita Royale, rules and declarations page
26. Casa Bonita Royale, insurance documents page
27. Casa Bonita Royale, renting and visiting documents page
28. Casa Bonita Royale, budget page
29. Casa Bonita Royale, news page
30. Casa Bonita Royale, amended and restated declaration, May 7, 2013
31. Casa Bonita Royale, bylaws, May 7, 2013
32. Casa Bonita Royale, policies and regulations, revised April 2026
33. Casa Bonita Royale, lease application form, revised June 2026
34. Casa Bonita Royale, 2026 proposed budget
35. Casa Bonita Royale, welcome letter
36. Casa Bonita Royale, flood policy certificate for 25901 Hickory Blvd
37. Casa Bonita Royale, docked boat length information

Florida statutes

38. Florida Statutes section 718.110, amendment of the declaration
39. Florida Statutes section 718.111, the association and official records
40. Florida Statutes section 718.112, bylaws, fees and structural reserve study
41. Florida Statutes section 718.116, assessments and estoppel certificates
42. Florida Statutes section 718.503, disclosures to buyers
43. Florida Statutes section 718.504, prospectus and frequently asked questions
44. Florida Statutes section 553.899, milestone inspections
45. Florida Statutes section 689.302, flood disclosure
46. Florida Statutes section 509.242, public lodging establishments
47. Florida Statutes section 201.02, tax on deeds

State agencies

48. Florida Department of Business and Professional Regulation, condominium inspections and milestone information
49. DBPR, condominium and cooperative public records
50. DBPR condominiums and cooperatives, frequently asked questions
51. DBPR vacation rental and transient public lodging guide
52. Florida Office of Insurance Regulation
53. Florida OIR residential market share reports
54. Citizens Property Insurance, 2026 rate and rule changes
55. Florida CFO, My Safe Florida Condo
56. Florida Division of Emergency Management

Federal sources

57. FEMA National Flood Hazard Layer, map service
58. FEMA Flood Map Service Center
59. FEMA NFIP summary of coverage, residential condominium buildings
60. U.S. Geological Survey Short-Term Network, storm events and high-water marks
61. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
62. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
63. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
64. U.S. Department of Housing and Urban Development, assistance animals
65. U.S. Fish and Wildlife Service, loggerhead sea turtle

Lee County

66. Lee County Property Appraiser
67. Lee County Property Appraiser, property search
68. Lee County GIS, parcels layer
69. Lee County GIS, school proximity zones, 2026-27
70. Lee County Community Development
71. Lee County Parks and Recreation, Bonita Beach Park
72. Lee County Parks and Recreation, Bonita Beach Access 1
73. Lee County Parks and Recreation, Bonita Beach Accesses 2 through 9
74. Lee County Parks and Recreation, Little Hickory Island Park, Access 10
75. Lee County Hurricane Ian After-Action Report
76. Lee County public safety, evacuation information
77. Lee County evacuation zone map
78. Lee County Ordinance 13-14, tourist development tax, on Visit Fort Myers
79. LeeTran
80. Lee County School District, school zones
81. Lee County School District, Student Enrollment Plan 2024-2025
82. School Site Locator, Lee County
83. Visit Fort Myers, Bonita Beach Park

City of Bonita Springs and utilities

84. City of Bonita Springs, FEMA and Community Rating System
85. City of Bonita Springs, rental permits
86. City of Bonita Springs, Bonita Beach access
87. City of Bonita Springs, post-storm permitting guide
88. City of Bonita Springs, substantial damage and substantial improvement notice
89. City of Bonita Springs, Hurricane Ian progress report
90. Bonita Springs Utilities, service area

News reporting

91. WGCU, parking closures at Bonita Beach and Fort Myers Beach, September 9, 2026
92. WGCU, Bonita Springs after Hurricane Milton, October 10, 2024

Our own pages

93. McGreevy and Comisar, Bonita Beach area guide
94. McGreevy and Comisar, Bonita Springs area guide
95. McGreevy and Comisar, Casa Bonita Grande
96. McGreevy and Comisar, Bonita Beach Club
97. McGreevy and Comisar, Bay Harbor Club
98. McGreevy and Comisar, Seascape
99. McGreevy and Comisar, free home valuation
100. McGreevy and Comisar, buyer guide
101. McGreevy and Comisar, about our team
102. McGreevy and Comisar, Jesse McGreevy, agent profile
103. McGreevy and Comisar, Marc Comisar, agent profile
104. Domain Realty Group
105. Google reviews for McGreevy and Comisar

Our own data

106. Lee County Property Appraiser roll for the 223 parcels whose legal description begins with CASA BONITA, 2026 roll extract, September 27, 2026 pull, of which 202 residential units and 4 common-element parcels belong to the four associations
107. Lee County recorded-sales index, county sales files for Casa Bonita I, Casa Bonita II, Casa Bonita Grande and Casa Bonita Royale, built October 1, 2026 (qualified sales, complete from 2009 and partial before), newest sale July 2, 2026
108. FEMA National Flood Hazard Layer, Lee County GIS and USGS elevation point queries at each building, run October 1, 2026
109. Optical character recognition of the scanned 48-page Casa Bonita Royale declaration, performed October 1, 2026

Downloadable Documents and Primary Sources You Can Read Yourself

These primary documents are public, and we link the official source for each one. Read them alongside the disclosure package the seller must provide, because the documents govern and this page does not replace them. Each comes from the association’s own website.

• Casa Bonita Grande, Second Amended and Restated Declaration, December 13, 2021
• Casa Bonita Royale, amended and restated declaration, May 7, 2013
• Casa Bonita Royale, policies and regulations, revised April 2026
• Casa Bonita Royale, 2026 proposed budget
• Casa Bonita I lease application form, updated June 6, 2026

Southwest Florida MLS figures were not available at publication (checked 2026-10-01); county recorded sales checked October 1, 2026. McGreevy and Comisar, Best Realtor for Casa Bonita. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.