Casa Bonita Grande is a 54-unit, eight-story Gulf-side condominium at 25900 Hickory Blvd on Bonita Beach. We read the 2021 declaration, the rules and the county sales record. Call Jesse at (239) 898-6072 for a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
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Casa Bonita Grande is a 54-unit, eight-story Gulf-side condominium at 25900 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. It sits in the middle of a short run of older beachfront buildings, and it is one of four separate Casa Bonita associations on the strip. Sellers deciding who should list a unit here, and buyers deciding whether to own one, are the readers this page is written for, and we put sellers first because the unit-level facts below decide how a listing should be priced.
This page is our own audit of the building. We read the 89-page Second Amended and Restated Declaration recorded in the Lee County Official Records, the association’s 2024 Rules and Regulations, its public rentals and storm pages, the Lee County Property Appraiser roll for all 55 parcels, the FEMA National Flood Hazard Layer at the building, and the county’s recorded-sales history. Where those sources disagree with each other, we publish both versions and say who said what.
Casa Bonita Grande is a different association from Casa Bonita I and Casa Bonita II, which are separate corporations with separate declarations, and it is a different place from the larger Bonita Beach Club just to the north on Hickory Blvd. The sibling overview for the Casa Bonita name is on our Casa Bonita page.
The building is at 25900 Hickory Blvd, Bonita Springs, Florida 34134, on the Gulf side of the road. The county roll codes the view on all 54 unit parcels as GULF. The legal description in the declaration places the land on Little Hickory Island in Government Lot 1, Section 25, Township 47 South, Range 24 East, and the original 1975 declaration also describes Lot 21, Block K of the Bonita Beach plat recorded in Plat Book 8, Page 65.
Hickory Blvd runs the length of the island. Bonita Beach Park and the numbered county beach accesses sit to the south along the same road, and the association’s own beach frontage is private to owners and their guests.
Item | Record |
|---|---|
Address | 25900 Hickory Blvd, Bonita Springs, FL 34134 |
Island | Little Hickory Island, Gulf side of Hickory Blvd |
Residential units | 54 (declaration and state condominium record), against 55 county parcels (one is a common-area parcel) |
Levels | 8 (our inference from unit numbers 101 to 807 and the county heated-area pattern) |
Year built | 1976 (Lee County Property Appraiser); declaration first recorded August 1, 1975 |
Floor plans | Four, from 1,030 to 1,496 sq ft heated per the county roll |
Declaration | Original in Official Records Book 1098, Page 1742; Second Amended and Restated Declaration recorded December 13, 2021, instrument 2021000407543 |
Association | Casa Bonita Grande Condominium Association, Inc., Florida document 738061, filed February 9, 1977, active |
Management | Folio Association Management on the association website; HomeRiver Group named in the 2024 Rules PDF (see below) |
FEMA flood zone | VE, base flood elevation 13 ft NAVD88, FIRM panel 12071C0651G, effective November 17, 2022 |
Lee County evacuation zone | A |
Qualified recorded sales, last 60 months | 3, from $900,000 to $1,010,000 (October 2021 to date); the county file holds 109 qualified sales since 1975 |
If you’re searching for the best realtor for Casa Bonita Grande in Bonita Beach, Bonita Springs, whether you’re ready to sell your Casa Bonita Grande 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 building-level proof behind it.
Recent Casa Bonita Grande track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS Matrix pull for this building 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 109 qualified sales the county file holds for Casa Bonita Grande since 1975, and every transfer the county roll shows on all 54 unit parcels, so the numbers below come from the recorded deeds and not from a listing feed.
Selling your Casa Bonita Grande 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 Grande? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read our buyer guide.
Living at Casa Bonita Grande means owning a concrete, Gulf-side apartment in a 54-unit, eight-story building with a private beach path, a pool, a fitness center that runs all day, assigned parking and storage, and a quiet, residential feel. It is a place for owners and 30-day-plus tenants, not for weekly vacation rentals.
Owners walk out to the sand. The association’s resources page describes a pool, a community room, a second-floor deck with a grill, shopping and valet carts, and a fitness center open around the clock to residents age 16 and older. Cleaning crews run twice a week and maintenance staff are on the property three times a week, according to the same page. Two trash chutes sit beside the elevators, and recycling bins are provided.
The building is not a resort. The declaration limits use to single-family residential occupancy, caps a two-bedroom unit at six permanent occupants, and the rules set quiet hours from 10 PM to 8 AM. The association’s public pages describe no restaurant, club membership or golf. Dining, groceries and services are a short drive away, covered in the daily logistics section.
The pattern in the recorded deeds is a mix of long holders and newer owners. Of the 54 unit parcels, the county roll shows the latest recorded transfer in 2000 or earlier on 11 units and in 2021 or later on 12 units (arithmetic in the number audit below). The benchmark table below shows where Casa Bonita Grande sits among its neighbors.
If you need to keep a larger dog, rent weekly, park a boat trailer as of right or keep a pet in a rented unit, this building’s declaration will not allow it as written. If you want boat slips or a gated, amenity-heavy campus, look at buildings with those features, such as the larger Bonita Beach Club or the bay-side Bay Harbor Club.
The county file holds 109 qualified sales for Casa Bonita Grande since 1975, but only 3 in the last 60 months, which is fewer than the 10 it takes to state a building median. So we list all 3: $1,010,000 on August 28, 2023, $945,000 on May 9, 2025 and $900,000 on April 16, 2026. The median of these 3 sales is $945,000. The Southwest Florida MLS figures for this building are not published on this page, because the Matrix pull has not been run.
Data updated: October 2026
Closed sales, median price, price per square foot, days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-01).
Active listings, median list price and months of supply: Information not available at time of publishing (checked 2026-10-01).
The county sales index was built on October 1, 2026, and its newest recorded sale for this building is dated April 16, 2026. No window of 12, 24, 36 or 60 months holds ten qualified sales (the 12-month window holds 1, the 24-month and 36-month windows hold 2 each and the 60-month window holds 3), so instead of a median we list every qualified sale of the last 60 months.
Measure | Casa Bonita Grande, county file |
|---|---|
Qualified sales, last 12 months | 1 ($900,000 on April 16, 2026) |
Qualified sales, last 24 months and last 36 months | 2 in each window ($900,000 and $945,000) |
Qualified sales, last 60 months (since October 2021) | 3 |
Lowest and highest of those 3 | $900,000 and $1,010,000 |
Median of these 3 sales | $945,000 |
Median price per heated square foot of these 3 sales | $917.48 |
Qualified sales in the file since 1975 (a count, not a price signal) | 109 |
Builder-direct sales in that count (first sale of a new unit, within a year of the 1976 build) | 14 |
Resale transactions in that count | 95 |
Unit parcels on the county roll | 54 (55 with the common-area parcel) |
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.
What this record is and is not: the county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on. So the record is complete from 2009 and partial before 2009. Counts since 2009 are complete counts (34 qualified sales for this building since 2009), and an all-history count is a count of what the file holds, never a claim of every sale ever.
We state no median, low or high for all 109 sales, because a figure that mixes 1970s prices with today’s tells a reader nothing about a unit now. The count by decade shows the spread:
Decade of sale | Qualified sales in the file | Lowest | Highest |
|---|---|---|---|
1970s | 21 | $45,800 | $175,000 |
1980s | 12 | $100,500 | $182,000 |
1990s | 18 | $140,000 | $259,000 |
2000s | 25 | $275,000 | $900,000 |
2010s | 24 | $420,000 | $900,000 |
2020s (to April 16, 2026) | 9 | $547,500 | $1,100,000 |
Total | 109 |
The rows before 2009 are partial, so a thin decade means missing sales, not no sales. Of the 9 sales in the 2020s, 3 fall in the last 60 months.
Data updated: October 2026
The county roll lists the latest recorded transfer on each unit parcel, whatever its transfer code. Twelve of the 54 units show a latest transfer dated January 2021 or later. Six of those twelve are qualified sales in the county file (units 806, 804, 701, 603, 204 and 206), and three of those six fall in the last 60 months.
The other six carry transfer codes outside the county’s qualified arm’s-length codes, 01 and 02 for sales from 2009: five transfers in 2022 coded 03, priced from $835,000 to $1,250,000, and one transfer on March 30, 2026 coded 11, at $350,000 on unit 407. We do not use those six as price signals and we publish no median from the roll. The deed settles what each one was.
Three Casa Bonita Grande units have a qualified county sale in the last 60 months, since October 2021, priced from $900,000 to $1,010,000, and the table lists each one with its heated area and the price per square foot from the county file.
Data updated: October 2026
Recorded date | Unit | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|---|
August 28, 2023 | 603 | $1,010,000 | 1,030 | $980.58 |
May 9, 2025 | 204 | $945,000 | 1,030 | $917.48 |
April 16, 2026 | 206 | $900,000 | 1,030 | $873.79 |
The median of these 3 sales is $945,000, and the median of their three per-square-foot figures is $917.48. With only three sales neither is a building median, and we state them only as the median of these 3 sales. All three are on the 1,030 square foot plan, on floors 6, 2 and 2, and each is lower than the one before it: $1,010,000 to $945,000 is a drop of $65,000, and $945,000 to $900,000 is a drop of $45,000.
The per-square-foot figures use heated area from the county roll, which is the county’s number and not the declaration’s. The declaration defines unit boundaries by the slab surfaces, and lanais are inside the unit boundary, so a county heated figure and an owner’s measured figure can differ. Ask for the unit’s own figures in the disclosure package.
The three qualified sales step down from $1,010,000 in August 2023 to $945,000 in May 2025 to $900,000 in April 2026. A listing at Casa Bonita Grande should be priced against specific units of the same floor plan and floor, not against a building average. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.
Casa Bonita Grande has 3 qualified county sales in the last 60 months, and neither its Casa Bonita neighbors nor Ambassador has the 10 it takes to state a median, so the table shows each building’s window, count and range, and a median appears only as the median of that building’s own few sales. The yardstick is the same for every row: qualified county sales since October 2021, the last 60 months.
Data updated: October 2026
Association | Address on Hickory Blvd | Units | Built | FEMA zone | Window used | Qualified sales (n) | Range | Median of these n sales | All-history count (first year) |
|---|---|---|---|---|---|---|---|---|---|
Casa Bonita Grande | 25900 | 54 | 1976 | VE 13 | 60 months, fewer than 10 sales | 3 | $900,000 to $1,010,000 | $945,000 (these 3 sales) | 109 (since 1975) |
Casa Bonita I | 26000 | 54 | 1973 | VE 13 | 60 months, fewer than 10 sales | 8 | $550,000 to $1,215,000 | $824,500 (these 8 sales) | 127 (since 1973) |
Casa Bonita II | 25870 | 54 | 1973 | VE 13 | 60 months, fewer than 10 sales | 8 | $675,000 to $1,305,000 | $749,500 (these 8 sales) | 130 (since 1974) |
Ambassador | 26300 | 60 | 1982 | AE 11 | 60 months, fewer than 10 sales | 4 | $712,500 to $1,147,000 | $987,000 (these 4 sales) | 119 (since 1982) |
Read against each other, the medians of these few sales put Casa Bonita Grande ($945,000, 3 sales) $120,500 above Casa Bonita I ($945,000 less $824,500, which is 14.6 percent of $824,500), $195,500 above Casa Bonita II ($945,000 less $749,500, which is 26.1 percent of $749,500) and $42,000 below Ambassador ($987,000 less $945,000, which is 4.3 percent of $987,000). These are small-sample medians over different mixes of floors and plans, so they are a pointer and not a price.
No row in this table reaches the 10-sale line, so none is a building median. Ambassador’s 4 sales are on 1,203 and 1,253 square foot units and the Casa Bonita sales are on 1,030 to 1,148 square foot units, so part of Ambassador’s higher median is simply larger units.
Each row holds 3 to 8 qualified sales from the last 60 months, so one unusual sale moves a median a long way. The all-history counts in the last column are counts of what each county file holds, partial before 2009, and carry no price signal. The three recorded sales listed above are the closer guide for current value at Casa Bonita Grande.
The unit counts are from each building’s own state condominium record, and Ambassador’s county parcel count is 60 or 61 depending on how common parcels are counted. The Ambassador year built and flood zone are from the county roll and the FEMA layer. 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).
If you own at Casa Bonita Grande, one of the Casa Bonita buildings in Bonita Beach, the county file shows 3 qualified sales in the last 60 months, and your unit’s floor, plan 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.
Casa Bonita Grande is one of four separately incorporated Casa Bonita associations on Hickory Blvd, each with its own declaration, board and budget. The others are Casa Bonita I, Casa Bonita II and Casa Bonita Royale. A fee, a rule or a special assessment at one of them says nothing about another.
The Florida Division of Corporations lists them as separate active entities:
Our Casa Bonita overview page sits above this page for readers comparing the group, and this page covers only Casa Bonita Grande.
Searches for the name return a mix of unrelated businesses and the four associations. When you are reading a listing or an estoppel certificate, check the association name and the street number: 25900 Hickory Blvd is Casa Bonita Grande, and the legal entity is Casa Bonita Grande Condominium Association, Inc. Using the wrong association’s documents is a real risk in a resale, because the budgets and rules differ.
Casa Bonita Grande’s declaration of condominium was first recorded on August 1, 1975 in Lee County Official Records Book 1098, Page 1742. It was restated in 1990 at Official Records Book 2154, Page 4651, and the Second Amended and Restated Declaration was recorded on December 13, 2021 as instrument 2021000407543.
The state condominium record lists the declaration as recorded on August 1, 1975. The Lee County Property Appraiser shows the building as built in 1976. The corporation that operates it was filed with the state on February 9, 1977. These are three different events, a recorded declaration, a completed building and a filed corporation, and we do not treat any as an error. We use 1976 as the year built because that is the county’s figure, and we say so wherever the year matters.
Owners approved the Second Amended and Restated Declaration, Articles and Bylaws by the required percentage at a meeting held on September 29, 2021, according to the certificate recorded with the instrument. The instrument is 89 pages. The association’s Articles were amended and restated on December 8, 2021 per the state corporate record. Everything this page says about rules comes from that 2021 text and from the association’s 2024 Rules and Regulations, and the 2021 declaration governs when the two conflict.
The declaration places the property on Little Hickory Island in Government Lot 1, Section 25, Township 47 South, Range 24 East. The original 1975 declaration also ties the land to Lot 21, Block K of the Bonita Beach plat, Plat Book 8, Page 65. The condominium is a single building, so there are no phases, no separate towers and no recreation lease in the pages we read.
Each of the 54 units carries an undivided one-fifty-fourth share of the common elements, which is 1.85 percent (1 divided by 54), and one vote of the association’s 54 votes. That equal-share structure matters in a sale because every unit contributes the same share of common expenses regardless of size, per the declaration’s share provision.
Casa Bonita Grande is an eight-story concrete building with 54 units on four floor plans: 1,030, 1,161, 1,361 and 1,496 square feet of heated area per the county roll. The first floor has five units and floors two through eight have seven each. We infer eight floors from the unit numbers, which run from 101 to 807.
Heated area (county roll) | Units | Where they are |
|---|---|---|
1,030 sq ft | 33 | Units ending 02 through 06 on floors 1 to 7 |
1,161 sq ft | 5 | Units 802 through 806 on floor 8 |
1,361 sq ft | 14 | Units ending 01 and 07 on floors 1 to 7 |
1,496 sq ft | 2 | Units 801 and 807 on floor 8 |
Total | 54 | 33 + 5 + 14 + 2 |
The two larger plans, ending in 01 and 07, are the end units on each floor. The eighth floor plans are each larger than the same positions below, which is consistent with the top floor being built out differently, though we have not seen the floor plans themselves and we label that reading as our inference from the roll.
Floor one has units 101, 102, 105, 106 and 107, which is five. Floors two through eight have seven units each, so the total is 5 + (7 x 7) = 54. That matches the declaration and the state condominium record. The county roll shows 55 parcels because one parcel, at 25902 Hickory Blvd, is a common-area parcel and not a residence.
The declaration puts lanais inside the unit boundary. A unit’s lower boundary is the lower surface of the floor slab and its upper boundary is the lower surface of the ceiling slab. That means an owner owns the airspace of the lanai, and it also means the owner’s insurance and maintenance responsibilities follow the unit boundary, which is covered in the storm and insurance sections.
The association maintains the exterior walls, the slabs and the originally installed windows under Section 11.1 of the declaration. Hurricane shutters are the owner’s responsibility under Section 11.2(B), subject to board approval and a board-adopted model under Section 11.10. If you buy here, ask which shutter model the board has adopted and whether the unit has them.
Section 11.4 requires board approval for alterations, and under Section 11.6 an alteration visible from the exterior also needs an owner vote. Above the ground floor, flooring changes must include soundproofing. The board can designate high-risk components, which means a buyer planning a renovation should read Sections 11.4 through 11.10 before pricing the work.
Each unit has one assigned parking space and one assigned storage space as limited common elements (Section 8.1 of the declaration). Of the parking spaces, 43 have covered carports, and owners who do not hold covered parking are assigned an uncovered space, so 54 less 43 leaves 11 units with uncovered spaces by our arithmetic. Parking and storage assignments can be exchanged between owners only with the association’s written consent.
Casa Bonita Grande’s amenities are a pool, a beach path, a community room, a second-floor deck with a grill, an all-day fitness center, shuffleboard grounds, shopping and valet carts, assigned parking and storage, and bulk TV and internet. The association’s public pages name each of these and no separate membership fee is published.
The association’s resources page gives pool hours of 8 AM to 9 PM, a bathing load of 11, no lifeguard and no diving. The 2024 Rules and Regulations give pool hours of 9 AM to dusk. These two association documents disagree, so we publish both and attribute each: the resources page, read on October 1, 2026, and the 2024 rules PDF. Ask the manager which is in force.
The building fronts the Gulf. The association’s rentals page notes sea turtle season from May 1 to October 31 and names the north and south patios on the beach as designated smoking areas. The width of the beach has changed through nourishment projects and storms, and the storm section covers that.
The fitness center is open 24 hours for residents age 16 and older, per the resources page. The community room can be reserved, and parties of more than 25 need board approval. The second-floor deck has a common grill, and the declaration allows a common grill only (Section 12.6), so personal grills on lanais are not permitted as written.
The resources page names Summit Broadband as the provider contracted by the association for basic television and internet to each unit. Under Section 10.1, the cost of a bulk communications contract is a common expense. What the bulk package includes and what it costs per unit is in the budget, which the association does not publish publicly, so request it.
The resources page says maintenance staff work three times a week for two hours, cleaning crews work twice a week, there are two trash chutes beside the elevators, four recycling bins, and carts for shopping and valet use. During peak season, from November 15 to April 15, trash pickup is Monday and Thursday and recycling is Wednesday. Off-peak, trash is Wednesday.
The building has two elevators and stairs at the north and south ends. The 2024 rules reserve the north elevator for large deliveries, with a $100 non-compliance fee for violations, and the storm page says both elevators are anchored on the eighth floor in a storm. There is no emergency generator, per the storm page.
Casa Bonita Grande’s regular assessment is paid quarterly, due on the first day of the designated month, and the association does not publish the dollar amount publicly. We therefore publish no monthly or quarterly dues figure. What the declaration says the assessment pays for is below, and the route to the actual number is the estoppel certificate.
Section 10.1 defines common expenses as the cost of operating, maintaining, repairing and replacing the common elements and association property, the cost of operating the association, and any amounts budgeted to fund reserves. It names water and sewer service to the units as a common expense. If the board contracts for pest control or communications and internet in bulk, that cost is also a common expense.
Each owner pays a share equal to the owner’s one-fifty-fourth share of the common elements (Section 10.2). The association also insures the building, which the insurance section covers.
Electric service on the strip is provided by Florida Power and Light, and the declaration does not make electricity a common expense, so we read it as an owner cost. The owner’s own contents and interior coverage, the hurricane shutters, and any unit interior work are the owner’s cost. The covered-carport structures are a limited common expense shared only by the 43 carport owners, at one forty-third each (Section 8.1(C)), while the paved space under the carport and the insurance on the carport structures are shared by all owners.
Bylaw 7.8 sets regular assessments as payable in quarterly installments, due on the first date of the designated months, with a ten-day grace period. Unless the board sets a different amount by resolution, the administrative late fee is the greater of $25 or 5 percent of the installment, and interest runs at the maximum rate the law permits, which the bylaw describes as currently 18 percent per year. Five percent exceeds $25 once an installment is above $500 ($25 divided by 0.05), so on any installment above $500 the 5 percent figure is the fee.
Under Bylaw 7.6, the proposed budget must include reserve accounts that name roof replacement, elevators, building painting and pavement resurfacing among the items, and the reserves are fully funded unless a majority of the voting interests present at a meeting vote to fund none or less. Florida law limits that waiver for structural components, which is the subject of the milestone and structural reserve section. We do not state what the association’s reserve study or budget contains, because those records are available to members and prospective purchasers on request and are not public.
The board adopts the budget annually and must give each owner a copy at least 14 days before the budget meeting (Bylaws 7.3 and 7.4). If the budget requires assessments more than 115 percent of the prior year’s, owners holding ten percent of the voting interests can require a special members’ meeting (Bylaw 7.5). Special assessments are levied by the board for unusual, unexpected, unbudgeted or nonrecurring expenses, the notice must state the purpose, and the funds must be spent for that purpose or returned (Bylaw 7.9).
Beyond the regular assessment, a Casa Bonita Grande owner or buyer can face a board-approval processing fee, an estoppel certificate fee, a limited carport assessment, special assessments, late fees, insurance on the unit interior, electricity, property taxes and, for landlords, tenant screening fees. No capital contribution or working-capital fee appears in the declaration or bylaws pages we read.
The declaration allows a processing fee for sale approval up to the legal maximum, which it describes as currently $150 per applicant (Section 14.6), and a lease approval fee up to the legal maximum, currently $150 per adult except spouses (Section 13.5(B)). Florida Statutes section 718.112(2)(k) allows such fees only if the declaration provides for them, caps them at $150 per applicant with spouses and parents with dependent children counting as one, and adjusts that cap for inflation every five years with the Department of Business and Professional Regulation publishing the amounts. Renewals of a lease to the same tenant carry no fee. The Department’s condominium FAQ page states the $150-per-applicant maximum.
Three association-side sources give three figures for renting, and we show each with its source:
Our reading is that a $250 fee for a single applicant would be above the statutory figure as written, and that the $100 plus $100 on the current web page fits within it. That is a reading of public documents, not a legal finding, and the manager’s current fee schedule controls. Ask for it in writing before you apply.
Florida Statutes section 718.116(8) caps the estoppel certificate fee at $250 when no delinquency exists, adds $100 if the certificate is expedited within three business days, and adds $150 if the unit is delinquent. A certificate is due within ten business days of request. The declaration (Section 10.11) separately provides for a certificate within ten business days. The largest combined fee under the statute for a delinquent, expedited certificate is $250 + $100 + $150 = $500.
The board has power to levy special assessments under the declaration. We found no special assessment published on the association’s public pages, and we do not know whether one is planned or in force, so we say so rather than guess. Ask for the last two years of assessments and special assessments, which Florida Statutes section 718.503 puts in the buyer’s disclosure package.
Property tax is separate from association assessments and is billed by the county. The Lee County Property Appraiser’s roll for each unit shows the assessed and taxable values. We did not publish a tax figure for any unit because the roll values change annually and a buyer’s taxable value resets differently from an owner’s.
The association insures the building under Section 15 of the declaration, and the owner insures what the master policy does not: contents, interior finishes, fixtures and appliances, water heaters, cabinets, window treatments and floor, wall and ceiling coverings, plus loss assessment coverage. The insurance section details what the master policy covers and how the statewide market has moved.
Casa Bonita Grande is governed by its Second Amended and Restated Declaration, Articles and Bylaws recorded December 13, 2021, and by Rules and Regulations the association posts online, dated 2024. The declaration controls where the two conflict. This section is a summary of what we read, and the documents themselves are linked in the downloads section.
We downloaded the recorded instrument from the association’s public documents page and read all 89 pages. The pages are scans, so we converted them to text by optical character recognition and read the result. We read the 2024 Rules and Regulations PDF directly. We pulled the association’s public rentals, resources, storm and board pages on October 1, 2026 and compared each rule to the declaration. Every rule, fee and procedure on this page that is not labeled as our inference comes from one of those documents, and we cite the section.
The Bylaws provide for a five-member board, each serving a two-year staggered term, with a statutory limit of eight consecutive years unless no other candidate seeks the seat. A quorum at an owners’ meeting is a majority of the voting interests. There is an annual members’ meeting each year, with notice at least 14 days before the meeting. The association has 54 votes, one per unit. We do not name any board member or officer on this page.
Section 12.1 limits use to single-family residential purposes and caps occupancy of a two-bedroom unit at six persons on a permanent basis. The 2024 rules separately cap overnight occupants at six. Quiet hours in the rules run from 10 PM to 8 AM, and service and contractor hours are 8 AM to 5 PM Monday through Saturday.
Alterations require board approval under Section 11.4, and exterior-visible alterations also need an owner vote under Section 11.6. The 2024 rules limit renovation work to May 1 through September 30, which is the off-season, and a unit above the ground floor needs soundproof flooring under the declaration. If you plan a kitchen or bath renovation, the work calendar is a real constraint on your timeline.
Section 12.9 addresses smoking, Section 12.7 flags and Section 12.6 grills, where only the common grill is allowed. The association’s rentals page lists the places where smoking is permitted: the north and south patios on the beach, the second-floor deck and grill area and the shuffleboard grounds.
Section 12.5 bars trailers and boat trailers, recreational vehicles and commercial vehicles, sets a 15 mph limit and allows a moving container, such as a PODS unit, for 24 hours. The 2024 rules, item 10, permit small motorized watercraft on trailers for owners in residence, in one space. The two documents conflict: the declaration bars trailers and the rules permit one in a narrow case. We publish both and the declaration controls as written, so a buyer who plans to keep a trailered boat should get the board’s answer in writing.
Topic | Declaration (2021) | Rules and Regulations (2024) or association web page |
|---|---|---|
Trailers | Bars trailers and boat trailers (12.5) | Permits a small motorized watercraft on a trailer, owner in residence, one space (rules, item 10) |
Pool hours | Set by rules, not the declaration | 9 AM to dusk (2024 rules); 8 AM to 9 PM (resources page, October 1, 2026) |
Rental application fee | Legal maximum, currently $150 (13.5(B)) | $250 (2024 rules); $100 plus $100 background check (rentals page, October 1, 2026) |
Management | Not named | Folio Association Management (association web pages); HomeRiver Group (2024 rules PDF closing paragraph) |
The association’s home page and rentals page name Folio Association Management, with a Fort Myers address on Gladiolus Drive and a phone number ending 4890. The 2024 Rules and Regulations name the condominium manager as employed by HomeRiver Group and give the same phone number. The Florida Division of Corporations lists the association’s principal address at the same Gladiolus Drive suite. The state’s condominium record shows a different care-of name than either. We cannot tell from public records which firm manages the building today or whether one succeeded the other, and we do not guess: ask for the current management contact on the estoppel request.
Every sale or gift of a Casa Bonita Grande unit needs board approval under Section 14 of the declaration, with at least 20 days’ written notice to the association before closing. The board acts within 20 days of receiving complete information or, at the latest, within 60 days of notice. If it does not act in time, the sale is deemed approved.
The association issues a Certificate of Approval on approval. Disapproval requires a majority vote of the board after the board receives an opinion of counsel. If the board disapproves without good cause and the owner makes a demand, the association must furnish an approved purchaser. A purchaser may not hold more than three units, and a transfer that was not approved is void under the declaration. The processing fee is limited to the legal maximum, currently $150 per applicant (Section 14.6).
A cash buyer and a financed buyer both need the approval, and both need the estoppel certificate. Our rule of thumb for a seller is to submit the buyer’s approval packet as early as the contract allows, because the 20-day notice period is a floor, not a target. A contract that sets a closing date inside 20 days of the notice is a contract that cannot close on time.
The approval right is the association’s way of screening occupants. It is not a right of first refusal on price. We found no right of first refusal in the declaration text we read.
The declaration names gifts alongside sales in the approval requirement. We did not trace how it treats an inheritance or a transfer at death, so ask the association’s attorney or the manager how the board handles those, because the answer depends on the specific facts.
Selling at Casa Bonita Grande? 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.
Casa Bonita Grande allows leases of at least 30 continuous days and no longer than 12 months, for the whole unit only, with board approval. Weekly and short-term vacation rentals are not permitted, and an owner may not advertise a stay of less than 30 days. The rules are in Section 13 of the declaration.
All leases must be in writing and for the entire unit. The minimum is one month or 30 continuous days, whichever is less, and the maximum is 12 months. No new lease can begin until 30 days after the first day of the last lease. Subleasing is prohibited, and the number of occupants is capped at six. The owner must give the association 15 days’ notice, and the board approves within 15 days or the lease is deemed approved.
The declaration allows a lease approval fee up to the legal maximum, currently $150 per adult except spouses (Section 13.5(B)). The association’s rentals page asks for a lease application at least 30 days before occupancy and states a $100 application fee payable to Folio and a $100 background check if none is on file. The 2024 rules state a $250 processing fee and a submission at least 20 days before arrival. A lockbox requires written permission from the board.
The owner’s rights to use the common amenities transfer to the tenant for the term of the lease, which means an owner who rents the unit gives up the pool, beach path and fitness center for the term. Tenants and their guests may not keep pets. The association may require a security deposit as the law permits.
A 30-day 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’s 5 percent tourist development tax is administered by the Clerk’s tourist tax unit and can apply to short and mid-term rentals, so a landlord should confirm whether a given 30-day to six-month lease is taxable. We cite those programs below and do not give tax advice.
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 Casa Bonita Grande depends on the history of the rental provisions, which we did not trace amendment by amendment, so a buyer who wants to rent for shorter terms should ask counsel.
Selling at Casa Bonita Grande? 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.
Casa Bonita Grande allows owners one small pet of 30 pounds or less at maturity, kept on a leash in the common areas, and does not allow pets in rented units. Pets are barred from the community room, the exercise room, the enclosed pool area and the second-floor deck. These are in Section 12.2 and 12.8 of the declaration and item 18 of the 2024 rules.
Only owners may keep a pet, and only one. Guests may not bring pets (Section 12.8). A tenant may not keep a pet, and the owner may not keep a pet in a unit that is leased. The 30-pound limit is measured at maturity, which means a puppy of a large breed is outside the rule even when it is small.
The community room, the exercise room, the enclosed pool area and the second-floor deck are off limits to pets. Practically, that leaves the grounds, the parking areas and the beach path, and the beach is a separate matter. Lee County’s beach accesses prohibit pets, per the County Parks pages, and a private beach path is governed by the association’s rules.
Under federal fair-housing guidance, an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation request. The pet rule above does not decide that request. A buyer or tenant who relies on an assistance animal should raise it with the association early and in writing.
A 30-pound cap and a no-pets-for-tenants rule narrow the buyer pool and the renter pool. Sellers should expect this question at the first showing and should have the page of the declaration ready.
Casa Bonita Grande is in FEMA flood zone VE with a base flood elevation of 13 feet NAVD88, on Lee County FIRM panel 12071C0651G effective November 17, 2022, and in Lee County Evacuation Zone A. VE is FEMA’s coastal high-hazard zone, where wave action is expected during the base flood.
Data updated: October 2026
We queried the FEMA National Flood Hazard Layer at the building location on September 30, 2026 and read the zone, base flood elevation and panel. We also read the bare-earth ground elevation at the same point from the federal 3D Elevation Program, which is 7.2 feet NAVD88. The base flood elevation of 13 feet is 5.8 feet above that ground (13 minus 7.2).
The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot, which is 14 feet NAVD88 here (13 plus 1), and 6.8 feet above the ground at the building (14 minus 7.2). This is the City’s notice on substantial damage and substantial improvement, and it applies to a building that is substantially damaged or substantially improved.
The building sits seaward of the 1991 state coastal construction control line by about 87 meters and landward of the 1978 line by about 6 meters, from our point check against the state and county map layers. A rebuild or major addition on a Gulf-front parcel here would need a state coastal construction permit in addition to the City permit, and we label this our inference from the line geometry.
The City of Bonita Springs participates in the National Flood Insurance Program and is rated Class 5 in the Community Rating System, which carries a 25 percent discount on flood insurance premiums in special flood hazard areas, per the FEMA Community Information System table. The City’s own page notes that FEMA announced in 2024 that it planned to revise the rating. Whether the discount applies to a particular building’s policy is a rating question for the insurance agent.
Hurricane Ian’s storm surge at Bonita Beach reached 8 to 12 feet above ground per the National Hurricane Center’s report, and the U.S. Geological Survey recorded a surveyed high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, the address next to Casa Bonita Grande. Helene and Milton in 2024 were smaller surge events here.
Data updated: October 2026
The mark at 25901 Hickory Blvd is 2.53 feet above the ground at that point. It is a neighboring building, not Casa Bonita Grande, and we do not treat it as a measurement of this building. The base flood elevation of 13 feet and the Ian mark of 11.3 feet are both on the same NAVD88 datum, which is why they can be compared: Ian’s water at the neighboring building was 1.7 feet below the FEMA base flood elevation (13 minus 11.3).
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.
We did not find a public damage or repair record specific to Casa Bonita Grande for any of these storms, and we do not state one. The association’s storm page, read October 1, 2026, states that the building is in Zone A, that it has no emergency generator, and that both elevators are anchored on the eighth floor in a storm. Ask the manager for the repair history and any insurance claims from Ian, and read the budget for the cost of any repairs.
The City of Bonita Springs defines substantial damage as damage whose repair cost equals or exceeds 50 percent of the structure’s pre-damage market value, and substantial improvement as improvements over a five-year period that equal or exceed 50 percent. A building that crosses either line must be brought up to the design flood elevation, which for this building is 14 feet NAVD88.
The City’s notice says impact windows, impact shutters and code-compliant replacement roofs count only over a one-year period, and that the accumulation period begins at the first permitted improvement after November 18, 1992. For a condominium, the building is the structure for the calculation, which means an owner’s kitchen renovation does not on its own trigger the rule, but a major association project and storm repairs can.
If a future storm damages the building badly, the 50 percent test is made against the whole structure, and a building that fails it must be elevated, which in our judgment is rarely practical for a concrete mid-rise. That is a risk to understand, not a prediction, and we make no claim about this building’s condition.
The declaration addresses reconstruction in Section 16 and defines very substantial damage as damage making three-quarters or more of the units uninhabitable, and it addresses termination in Section 18. The consequence of those votes belongs to the association’s attorney and not to this page.
The association insures the building under Section 15 of the declaration, including the units but excluding floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and window treatments, and carries flood insurance through the National Flood Insurance Program up to the maximum permitted, plus liability, directors and officers and fidelity coverage. Owners insure their own contents and the interior items they are responsible for.
The declaration requires an independent appraisal every 36 months and says copies of the master policies are available on request (Section 15.5). We do not state the carrier, the premium, the deductible or the limits, because the association does not publish them. A buyer should request the master policy declarations page and the insurance summary and should ask an insurance agent to explain the deductible, which is usually a percentage of insured value for wind and which an owner may be assessed for through loss assessment coverage.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 54 units that ceiling would be $13,500,000 (54 times $250,000). Whether the association carries the full amount, and at what premium, is not published, so ask for it.
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, which is 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. They are not Casa Bonita Grande’s premium and cannot be used to estimate it.
Citizens Property Insurance’s 2026 rate and rule changes page lists Office of Insurance Regulation 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 rules for associations with significant short-term rental use differ, which is another reason the 30-day minimum matters at this building.
The state’s My Safe Florida Condo pilot program offers eligible associations free wind mitigation inspections and grants. We did not find whether Casa Bonita Grande applied, and we do not state it. Ask the manager.
Owners should carry an HO-6 policy with loss assessment coverage, contents coverage, and, for a Gulf-side unit, a separate flood policy for contents and interior improvements. Lenders and the association may require proof. An agent should quote after reading the master policy.
Selling at Casa Bonita Grande? 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.
Casa Bonita Grande is an eight-story building completed in 1976, so under Florida Statutes section 553.899 it reached 30 years of age in 2006 and its first milestone inspection was due by December 31, 2024. A structural integrity reserve study was due by December 31, 2025. We label this our inference from the year built and floors, and the association’s actual status is not published.
The county year built is 1976, and 1976 plus 30 is 2006. The statute says a building that reached 30 years before July 1, 2022 must have its initial milestone inspection before December 31, 2024. The building has more than three habitable stories, which we infer from the unit numbering, so the three-story threshold in the statute is met.
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.
Florida Statutes section 718.112(2)(g) requires a structural integrity reserve 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, per House Bill 913 of 2025. The study sets reserve amounts for specified structural components, and the statute limits the owners’ ability to waive them.
We do not state whether Casa Bonita Grande completed a milestone inspection or a structural reserve study, what either found, or what the association has reserved or assessed, because those records are available to members and prospective purchasers on request and are not public. Under Florida Statutes sections 718.111(12) and 718.503, a buyer is entitled to see the milestone and reserve documents in the disclosure package, and a contract entered into after December 31, 2024 for a unit in a building that has not completed a required milestone inspection must carry a conspicuous statement saying so.
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. Ask whether the City of Bonita Springs, as local enforcement agency, issued a notice and when the association responded. We would rather a seller have these in hand at listing than discover a gap at a buyer’s inspection.
Selling at Casa Bonita Grande? 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.
Casa Bonita Grande is served by Lee County School District schools assigned through the district’s residential choice proximity plan, not a single attendance boundary. Our reading of the 2024-2025 Student Enrollment Plan puts the building in elementary proximity zone Q and middle school proximity zone GG, and we label that reading as inferred and not confirmed by the district for this address.
In the plan, 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. The plan is a choice system, so a family applies and is placed, and a zone does not guarantee a seat at one 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, so use the district’s locator.
Use the district’s school zone page and the School Site Locator for Lee County, enter 25900 Hickory Blvd, and print the result for your file. The zones and the plan are updated by the district each year, and we checked the 2024-2025 plan, so verify the current year before a purchase decision depends on it.
Casa Bonita Grande is 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 by testing the building’s coordinates against the Lee County city-limits layer, which returned the City.
Interior alterations, window and door replacement, electrical and plumbing work generally need City permits and licensed contractors, and at Casa Bonita Grande they also need board approval under the declaration (Section 11.4) and must fit the May 1 to September 30 renovation window in the 2024 rules. Ask the City which permits your scope needs before you sign a contract with a contractor.
The City publishes a post-storm permitting guide and a substantial damage and substantial improvement notice, which we cite. The 50 percent test applies to the building and is made by the City’s Building Official.
We did not retrieve the zoning district for 25900 Hickory Blvd or for the neighboring parcels, so we state none. The City’s Community Development Department and its zoning map are the source, and a buyer relying on height, density or rebuild rights should obtain a zoning verification letter from the City.
The building sits between the state’s 1978 and 1991 coastal construction control lines, per our point check, so major work seaward of the controlling line needs a state permit as well. The state beach nourishment projects for Bonita Beach and Lovers Key, a $39.2 million Lee County contract awarded on September 17, 2024, were funded through FEMA’s Disaster Relief Fund according to WINK News reporting of the County’s announcement.
Daily life at Casa Bonita Grande runs on Hickory Blvd. The beach is steps from the building, the public county beach accesses and Bonita Beach Park are a short drive south, and groceries, medical care and the interstate are on the mainland, reached by Bonita Beach Road. Plan on about 25 to 27 miles to Southwest Florida International Airport by our map-routing estimate.
Lee County Parks and Recreation closed the parking at Bonita Beach Park (27954 Hickory Blvd) and Bonita Beach Access 10 (Little Hickory Island Park, 26082 Hickory Blvd) on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues, and the County lists the LeeTran ULTRA On Demand service as an alternative. Parking is $2 per hour at the paid sites, and the annual pass is accepted at Access 1 and Access 10 but not at Bonita Beach Park, per the County pages we checked on October 1, 2026.
Casa Bonita Grande owners have their own beach access and parking, and are less exposed to those closures than visitors. Guests of an owner park under the association’s parking-pass rules and the visitor spaces numbered 900 through 909 per the association’s rules and resources page. Closures matter more to a buyer who expects to use the public beach for guests.
Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status, so we do not describe a through route to Fort Myers Beach. Our map-routing estimate is 16 to 19 miles to the Naples Pier, and we label both distance figures as estimates, not official figures.
Bonita Springs Utilities serves the City, including Little Hickory Island, and Florida Power and Light supplies electricity. Water and sewer service to the units is a common expense under the declaration. Inside the building, the association runs two trash chutes beside the elevators and four recycling bins, with trash pickup on Monday and Thursday in peak season and Wednesday in the off-season, per the resources page. The mailing ZIP is 34134.
Doc’s Beach House at 27908 Hickory Blvd is a beachfront restaurant by Bonita Beach Park, and Coconut Jack’s Waterfront Grille is on Bonita Beach Road SW on the bay. The association’s own resources page lists additional restaurants and activities. We list these as places, not endorsements.
Lee County has five evacuation zones, A through E. The association’s storm page states Zone A, and the County’s evacuation zone map at map.leefl.gov lets any owner check an address. Plan to leave early, because Hickory Blvd is a barrier island road and the County cites up to 41 hours to clear Lee County.
Choose Casa Bonita Grande if you want the newest of the three Gulf-side Casa Bonita buildings (I, II and Grande) with a Gulf-side address, 54 units and a recent record of three qualified county sales from $900,000 to $1,010,000. Choose Casa Bonita I or II for a lower median of recent sales in an older building ($824,500 and $749,500, each the median of that building’s last 8 sales), and Ambassador for a taller, larger building in a lower base-flood zone.
The three Gulf-side Casa Bonita buildings share a flood zone (VE 13) and a unit count (54 each per the state condominium record). Ambassador is a 60-unit building completed in 1982, in zone AE with a base flood elevation of 11 feet, and we infer it has 11 floors from the county roll. The Gulf-side Casa Bonita buildings were completed in 1973 (I and II) and 1976 (Grande). Casa Bonita Royale, the fourth association, is a separate 40-unit building on the bay side at 25901 Hickory Blvd, with a roll year of 1979 and flood zone AE 11, and it has its own page planned; it is not part of this comparison.
If your priority is | Look first at | Why, from the record |
|---|---|---|
The newest of the three Gulf-side Casa Bonita buildings | Casa Bonita Grande | Built 1976, against 1973 for Casa Bonita I and II (Casa Bonita Royale, the bay-side fourth association, has a 1979 roll year and is not in this comparison) |
Lowest median of recent recorded sales among the group | Casa Bonita II | Median of these 8 sales $749,500 since October 2021, against $824,500 for Casa Bonita I (8 sales) and $945,000 for Grande (3 sales) |
A building whose sales record starts earliest | Casa Bonita I | 127 qualified sales in the county file since 1973; Casa Bonita II has 130 since 1974 and Grande 109 since 1975 (partial before 2009) |
A lower base flood elevation on the FEMA map | Ambassador | AE 11 against VE 13 for the three Gulf-side Casa Bonita buildings |
A larger building with more units sharing costs | Ambassador | 60 units against 54 |
Pet, rental and parking rules already summarized | Casa Bonita Grande | We read the 2021 declaration and the 2024 rules and summarize them on this page |
The rules, fees and finances of each building are different, and we publish the verified detail for Casa Bonita Grande only. We list the other buildings so you can compare the record. Casa Bonita I’s own website names Sterling Property Services as manager, while the state records name Resort Management, and we have not resolved that conflict. Casa Bonita II has no public association website that we found. Read each building’s declaration and budget before you compare monthly costs.
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. A building that publishes less is not worse, but you will need to ask more.
Casa Bonita Grande’s strengths are its Gulf-side location, a small 54-unit building, a 30-day minimum rental that suits owners who rent for a season, and public governing documents. Its drawbacks are a VE 13 flood zone, an older concrete building facing the milestone and reserve costs that apply to every such building, a 30-pound pet limit and conflicting fee and management information.
Casa Bonita Grande suits a buyer who wants a quiet, owner-oriented Gulf-side apartment, accepts a small pet limit and understands the cost of owning in a VE zone. It is less suited to a buyer who wants weekly vacation rental income, a large dog or a trailered boat.
Selling at Casa Bonita Grande? 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.
If you’re searching for a Casa Bonita Grande listing agent, or thinking, ‘I need someone to sell my Casa Bonita Grande home…’, the first thing to know is that this building sells through a board approval step, a 30-day minimum rental market and a small buyer pool that reads the declaration before it makes an offer. McGreevy and Comisar prepare for each of those before a unit goes on the market.
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 we tracked every transfer the Lee County roll shows on all 54 unit parcels, and the county file holds one qualified sale for the building: unit 206 on April 16, 2026 at $900,000. One sale is too thin for a median, so we publish none. No window of 24, 36 or 60 months holds ten sales either (2, 2 and 3), so the three qualified sales of the last 60 months are listed in the market section. The roll shows one other transfer in the window, unit 407 on March 30, 2026 at $350,000 under transfer code 11, which is not a qualified sale and is not counted.
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The buyer needs board approval, and the clock is the board’s. Section 14 requires at least 20 days’ written notice before closing, and the board has up to 60 days from notice to act. A listing that does not build that into the contract timeline leaves a buyer waiting at the closing table.
The documents are public, so buyers will read them. The declaration, the 2024 rules and the association’s rental page are on the association’s website. A buyer’s agent will find the 30-pound pet limit, the 30-day minimum lease and the conflicting fee figures before the first showing, and we would rather you hear them from us at the listing appointment.
The floor plan and the floor drive the price more than the building average does. Thirty-three units are 1,030 square feet and fourteen are 1,361, and the three qualified sales of the last 60 months run from $873.79 to $980.58 per heated square foot, all on 1,030 square foot units. We price a unit against its own plan, floor and condition, and we show you the deed behind each comparable.
The milestone and reserve documents are part of the sale. Under Florida Statutes section 718.503, a seller must provide the declaration, articles, bylaws, rules, the annual financial statement and budget, the milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the frequently asked questions document. We help you request them early.
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.
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.
A dedicated Casa Bonita Grande seller page is planned and will sit below this one.
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.
Yes. Section 14 of the declaration requires board approval of any sale, with 20 days’ written notice before closing, and an unapproved transfer is void under the declaration. The board must act within 20 days of complete information or no later than 60 days after notice, or the sale is deemed approved.
No. Section 13 of the declaration sets a minimum lease of one month or 30 continuous days, whichever is less, and bars advertising of stays shorter than 30 days. A buyer who needs weekly rental income should look at a different building.
One pet of 30 pounds or less at maturity, owner only, per Section 12.2 and the 2024 rules. Pets are not allowed in rented units or in the community room, exercise room, enclosed pool area or second-floor deck.
The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The approval step adds at least 20 days between notice and closing, so plan the timeline from the contract date, not the listing date.
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 declaration-level audit on this page. Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are top-reviewed Bonita Beach realtors, and every quote below is a five-star Google review. Read the five-star reviews on Google.
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Selling a Casa Bonita Grande condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.
Buying at Casa Bonita Grande? Call Marc at (239) 287-5873.
Related reading on this site: the Bonita Beach area guide, the Casa Bonita overview, the Bonita Beach Club page and the Bay Harbor Club page.
Casa Bonita Grande has 54 units per its declaration and the state condominium record. The county roll lists 55 parcels because one is a common-area parcel at 25902 Hickory Blvd. Each unit holds a one-fifty-fourth undivided share and one of 54 votes.
The Lee County Property Appraiser shows 1976 as the year built. The declaration was first recorded August 1, 1975, and the association was filed with the state on February 9, 1977. We use 1976 and show the other two dates because they are different events.
Eight, by our inference. Unit numbers run from 101 to 807, with five units on the first floor and seven on each of floors two through eight, which sums to 54. The association does not state the floor count on the pages we read.
The county roll shows four heated sizes: 1,030 square feet on 33 units, 1,161 on 5, 1,361 on 14 and 1,496 on 2. Lanais are inside the unit boundary under the declaration, so confirm a unit’s measured area in the disclosure package.
The association does not publish its regular assessment publicly, so we publish no dollar figure. Assessments are paid quarterly, and every unit pays an equal one-fifty-fourth share. Request the current budget and the estoppel certificate for the exact amount for a specific unit.
Per Section 10.1, common expenses include operation and repair of the common elements, association operations, reserves, water and sewer, and any bulk pest control or communications contract the board signs. The association’s resources page names Summit Broadband as the provider of basic television and internet to each unit.
Yes. FEMA maps it in zone VE with a base flood elevation of 13 feet NAVD88 on Lee County panel 12071C0651G, effective November 17, 2022. VE is the coastal high-hazard zone. It is also in Lee County Evacuation Zone A.
The association’s storm page says there is no emergency generator, and that both elevators are anchored on the eighth floor in a storm. Plan for the elevators to be unavailable during and after a storm, which matters for upper-floor owners.
Yes, with board approval and for the whole unit only. The lease must be in writing, last at least 30 continuous days and no more than 12 months, and be limited to six occupants. Subleasing and advertising stays under 30 days are not allowed (declaration Section 13).
No, not as written. The declaration bars leases under 30 continuous days and advertising of shorter stays. A buyer who needs weekly rental income should choose a different building.
Owners may keep one small pet of 30 pounds or less at maturity, leashed in the common areas. Pets are not allowed in rented units, the community room, the exercise room, the enclosed pool area or the second-floor deck, and guests may not bring pets.
Yes to both. The association’s resources page describes a pool with no lifeguard and no diving, and the building fronts the Gulf with a beach path. Pool hours differ between the association’s resources page and its 2024 rules, so confirm the current hours.
Each unit has one assigned parking space and one assigned storage space. Forty-three of the parking spaces have covered carports, and the other 11 are uncovered (54 minus 43). Visitor spaces are numbered 900 through 909 per the association’s rules and resources page.
We found none published on the association’s public pages and we do not know whether one is planned. The board can levy special assessments for unusual or unbudgeted expenses, and the notice must state the purpose. Ask for the last two years of assessments, which the disclosure package covers.
The association’s status is not published. The statute required an initial milestone inspection by December 31, 2024 and a structural integrity reserve study by December 31, 2025 for a building of this age and height, by our inference. Request the documents under Florida Statutes sections 718.111(12) and 718.503.
We found no age restriction in the declaration or on the association’s public pages, and the resources page sets a minimum age of 16 for the fitness center only. Confirm with the association if age matters to your purchase.
The association’s web pages name Folio Association Management, and the 2024 Rules and Regulations name a manager at HomeRiver Group with the same phone number. We cannot tell from public records which firm manages the building today, so ask the association for the current manager on your estoppel request.
No. They are separate corporations with separate declarations. Casa Bonita I is at 26000 Hickory Blvd, Casa Bonita II at 25870 and Casa Bonita Grande at 25900, and Casa Bonita Royale is a fourth association. Our Casa Bonita overview page compares them.
By street number, the nearest numbered county access is Bonita Beach Access 10 at 26082 Hickory Blvd. Its parking closed September 8, 2026, though pedestrian access continues. Owners also have the association’s own beach path, which is private.
Lee County schools through the residential choice proximity plan. We infer elementary zone Q and middle school zone GG from the district’s 2024-2025 plan, and we recommend confirming with the district’s School Site Locator. The high schools are in the district’s South Zone.
Yes. Section 14 requires board approval of every sale, with 20 days’ written notice before closing. A buyer may own no more than three units, and the board must act within 20 days of complete information or no later than 60 days after notice, or the sale is deemed approved.
The county file holds 109 qualified sales since 1975, but only 3 in the last 60 months: $1,010,000 on August 28, 2023, $945,000 on May 9, 2025 and $900,000 on April 16, 2026, which makes $945,000 the median of these 3 sales. These are county figures, not Southwest Florida MLS data.
McGreevy and Comisar of Domain Realty Group. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We read the 89-page declaration and priced the building from the recorded deeds. Call Jesse direct at (239) 898-6072.
It depends on your unit’s floor, plan and condition. The county file shows 3 qualified sales in the last 60 months, from $900,000 to $1,010,000, and the median of these 3 sales is $917.48 per heated square foot. We build a unit-specific price from the deeds in a free valuation at mcgreevyandcomisar.com/home-valuation.
We state no building median, because the county file holds only 3 qualified sales in the last 60 months, below the 10 it takes. The median of these 3 sales is $945,000. The Southwest Florida MLS median is not published here (checked 2026-10-01).
The one sale dated in the last 12 months is unit 206 at $900,000 on April 16, 2026. Before that, unit 204 recorded $945,000 on May 9, 2025 and unit 603 recorded $1,010,000 on August 28, 2023.
The MLS days-on-market figure is not published here. What we can say is structural: the declaration requires 20 days’ written notice to the board before closing, and the board has up to 60 days from notice to act. Build at least that into your timeline from the contract date.
Yes. Section 14 of the declaration requires board approval of any sale or gift, and a transfer that was not approved is void under the declaration. The board issues a Certificate of Approval on approval. We submit the buyer’s packet as soon as the contract allows.
The board acts within 20 days of receiving complete information, or no later than 60 days after the notice of sale. If it does not act in that time, the sale is deemed approved under Section 14. A contract closing date inside 20 days of notice is a date that cannot be met.
Disapproval requires a majority vote of the board after the board receives an opinion of counsel. If the board disapproves without good cause and the owner makes a demand, the association must furnish an approved purchaser. Talk to us before you sign a contract with a buyer who might raise a concern.
The declaration limits the processing fee to the legal maximum, which it describes as currently $150 per applicant (Section 14.6). Florida Statutes section 718.112(2)(k) caps such a fee at $150 per applicant, with spouses counting as one, adjusted for inflation every five years. Ask the manager for the current schedule in writing.
An estoppel certificate states what a unit owes the association and who is delinquent. Under Florida Statutes section 718.116, the fee is capped at $250 with no delinquency, plus $100 if expedited to three business days and $150 if the unit is delinquent, for a ceiling of $500 (250 plus 100 plus 150).
Within ten business days after the request, per both the declaration (Section 10.11) and the statute. If you want it faster, the statute allows an expedited certificate within three business days at an added fee. Order it the day the contract is signed.
At your expense, Florida Statutes section 718.503 entitles the buyer to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent structural reserve study or a statement that none exists, the frequently asked questions document and the governance form.
Contracts for the resale of a residential unit must carry a clause under section 718.503(2)(d). One version makes the contract voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents. Delivering the documents early controls that window.
Yes. Under section 718.503(2)(e), a contract entered into after December 31, 2024 for a unit whose association is required to complete a milestone inspection or reserve study and has not must carry a conspicuous statement saying so. If the association has completed them, the contract must say that too.
Disclose it and negotiate it in the contract. Under the declaration, a transferee is jointly and severally liable with the transferor for unpaid assessments, and the estoppel shows what is owed. The contract controls who pays a special assessment that is approved but not yet due.
That is a contract term. The declaration makes the owner at the time an assessment comes due liable for it, and the new owner jointly liable for unpaid sums. Many contracts prorate regular installments and assign a special assessment to whoever owned the unit when it was levied.
Yes, in two ways. The building is in FEMA zone VE, which affects flood insurance, and Florida Statutes section 689.302 requires a seller flood disclosure on residential contracts. We bring the FEMA panel, the base flood elevation and the unit’s coverage questions to the first conversation.
The association carries the master policy, and the buyer needs an HO-6 policy and possibly flood coverage for contents. The statewide association premium average was $135,100 in the second quarter of 2026, and that is context only. Give buyers the master policy summary early.
In Lee County, the seller customarily pays for the owner’s title insurance policy, and the contract controls. This differs from Collier County custom, where the buyer customarily pays. We read the contract’s title clause with you before you sign.
Commission, the owner’s title policy that is customary in Lee County, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration, the estoppel fee, prorated assessments and any payoff. On a $900,000 sale, deed stamps would be $6,300 (900,000 divided by 100, times 0.70).
Only with a plan. Alterations need board approval (Section 11.4), exterior-visible work also needs an owner vote (Section 11.6), and the 2024 rules restrict renovation to May 1 through September 30. A renovation that cannot be finished in that window may not be worth starting before a sale.
It can. The county roll shows 33 units at 1,030 square feet, 14 at 1,361 and smaller counts at 1,161 and 1,496, and the qualified sales of the last 60 months run from $873.79 to $980.58 per heated square foot, all on the 1,030 square foot plan. We price your unit against units with the same plan and a similar floor.
Do not price off older high-water sales. The three qualified sales of the last 60 months step down, $1,010,000 in August 2023, $945,000 in May 2025 and $900,000 in April 2026, and the county roll also carries five 2022 transfers priced from $835,000 to $1,250,000 under transfer code 03, which is not a qualified code, so they are not in the qualified file. We price to current evidence.
Yes, but the estoppel will show the balance, the association has a lien under Section 10.8, and unpaid sums are normally paid from the closing proceeds. A delinquent unit also adds $150 to the estoppel fee under the statute. Clear the balance before you list if you can.
Yes, up to a limit. The declaration caps a purchaser at three units, and the board approval applies. A buyer who owns two units and wants a third needs to confirm the count with the association before signing.
Yes, with the rental limits in mind. Leases must be at least 30 continuous days and no more than 12 months, for the whole unit, with board approval and a screening fee. Investors who need weekly rentals should look elsewhere, and we say so up front.
We found none in the declaration text we read. The declaration does give the board a way to disapprove a buyer after counsel’s opinion and, in some cases, to furnish an approved purchaser, which is a different mechanism. Ask the association’s attorney if the distinction matters to your sale.
The parking space and the storage space are limited common elements assigned to the unit under Section 8.1, so they are tied to the unit. Exchanges or assignments between owners need the association’s written consent. Confirm your space numbers and carport status before listing.
Only with the board’s written permission, per the association’s rentals page. Ask the manager how to request it before the first showing, because a showing plan that depends on a lockbox fails without it.
The association defines peak season as November 15 to April 15, when more owners are in residence and showings are most visible, and its renovation window is May 1 to September 30. We plan a listing around those dates, the approval period and the closing date you need.
The contract controls. A well-drafted contract states who bears the risk of loss before closing and what happens if the building is uninhabitable. The association’s master policy covers the building, and the declaration’s reconstruction provisions apply if damage is very substantial, meaning three-quarters or more of the units are uninhabitable. We review that clause with you before listing.
The approval processing fee is charged to the applicant under Section 14.6, which is the buyer, up to the legal maximum, and the contract can allocate it differently. The estoppel certificate fee is usually a seller cost. Ask the manager for the current schedule, because the public documents give conflicting figures for rentals.
Disclose what you know about material defects, past flood or wind damage and unpermitted work, and give the buyer the seller flood disclosure that Florida Statutes section 689.302 requires. We do not state whether any unit was damaged by Hurricane Ian, because we found no public record specific to this building.
The approval requirement applies to a sale, and the estoppel and documents work the same way. An estate sale adds probate steps that depend on how title is held, which we cannot assess here. Start by asking the association for the current owner ledger and talk to an attorney about the order of steps.
Put the question to the manager in writing before the buyer’s application and keep the answer. The documents show $100 plus $100, $250 and a legal maximum of $150, and the statute caps an approval fee at $150 per applicant. The manager’s written current schedule is what your buyer will rely on.
Request it at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072, text or call. We review your unit’s floor and plan against the recorded sales, tell you what we would verify, and give you a written range, with the deeds behind every comparable.
Casa Bonita Grande 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.
Closed sales, median price, days on market, sale-to-list ratio, active listings 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.
The association does not publish its budget or the quarterly assessment. The route is the estoppel certificate and the current budget, which Florida Statutes section 718.503 entitles a buyer to receive. We state no dollar figure for dues.
We do not state whether either was completed or what it found, because the records are available on request to members and are not public. Under Florida Statutes sections 718.111(12) and 718.503, a buyer can request them.
The association’s web pages name Folio Association Management, the 2024 Rules and Regulations name a manager at HomeRiver Group, and the state’s condominium record lists a different care-of name. We cannot say which is current.
The $100 plus $100 on the rentals page, the $250 in the 2024 rules and the $150 legal maximum in the declaration cannot all be the current fee. The pool hours differ between the resources page and the rules. The declaration bars trailers while the rules permit one in a narrow case. Each needs the manager’s written answer.
The declaration and the state record say 54 units, the county roll lists 55 parcels because one is a common-area parcel, and three dates (1975, 1976 and 1977) describe a recorded declaration, a completed building and a filed corporation. We believe these reconcile, and we show all of them.
We found no public record of damage or repairs specific to Casa Bonita Grande for Ian, Helene or Milton. The surveyed Ian high-water mark we cite is at a neighboring address.
The county roll lists five latest transfers in 2022, priced from $835,000 to $1,250,000 and coded 03, and a March 30, 2026 transfer of $350,000 coded 11, that are not in the qualified county file, whose highest sale in the last 60 months is $1,010,000. The county’s qualified arm’s-length codes for sales from 2009 are 01 and 02. We could not tell from public data why these six carry other codes, and we publish no figure from them. The deed settles it.
We did not retrieve the zoning district, the master policy terms or the current status of the Big Hickory Pass bridge, and we state none of them.
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.
These primary documents are public, and we link the official source for each. Read them with the disclosure package, because the documents govern and this page does not replace them.
Market data: the Southwest Florida MLS figures for this building read Information not available at time of publishing (checked 2026-10-01), so the county recorded sales and the Lee County Property Appraiser roll supply the figures shown. McGreevy and Comisar, Best Realtor for Casa Bonita Grande. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
