Casa Bonita II

Home > Bonita Springs > Bonita Beach > Casa Bonita II

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 II Condominium on Bonita Beach: What This Building Actually Is

Casa Bonita II is a 54-unit, eight-story Gulf-side condominium at 25870 Hickory Blvd on the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida, which the City’s own Bonita Beach access page treats as a City matter. It is the northernmost of the three Gulf-side Casa Bonita buildings on this stretch of Hickory Blvd, which makes it the one closest to Seascape and the Bonita Beach Club. 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, and it has a limit we want you to see at the top. We could not find a public declaration, set of rules, budget or association website for Casa Bonita II. The domain that carries the building’s name loads a parked placeholder page, not an association site. So the facts below come from government records we could read and check: the Lee County Property Appraiser roll and parcel map for all 55 parcels, the county’s recorded-sales history, the Florida Department of Business and Professional Regulation condominium record, the Florida Division of Corporations filing, the FEMA National Flood Hazard Layer sampled across the building, federal elevation data, and the Florida Statutes. Wherever the association’s own rules would normally answer a question, we write “not published” and name the legal route to the answer. Where two sources disagree, we publish both and say who said what.

Casa Bonita II is a separate corporation with its own declaration, not the same association as Casa Bonita I or Casa Bonita Grande, and our Casa Bonita overview covers the name as a group. This page covers Casa Bonita II only.

Where Casa Bonita II is, precisely

The building is at 25870 Hickory Blvd, Bonita Springs, Florida, on the Gulf side of the road. The county roll codes the view on all 54 unit parcels as GULF, uses the mailing ZIP 34134, and places all 54 at one shared map coordinate. Casa Bonita Grande, at 25900 Hickory Blvd, is about 75 meters to the south by our reading of the county coordinates, and Casa Bonita I, at 26000 Hickory Blvd, is about 150 meters to the south. Seascape is about 220 meters to the north and the Bonita Beach Club about 380 meters to the north. Across Hickory Blvd on the bay side sits Casa Bonita Royale, a fourth and separate Casa Bonita association.

The county parcel number for the building’s common-element parcel is 254724B30220000CE. We read its leading digits as section 25, township 47 South, range 24 East, which is the same section the neighboring Casa Bonita Grande declaration places the island in. That reading comes from Lee County’s parcel-numbering pattern and we label it as our inference.

Quick reference, Casa Bonita II Condominium

Why McGreevy and Comisar Are the Best Realtor for Casa Bonita II

If you’re searching for the best realtor for Casa Bonita II in Bonita Beach, Bonita Springs, whether you’re ready to sell your Casa Bonita II 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 II 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, no highest-priced sale 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 130 Casa Bonita II closings in the county record, 53 dated 2009 or later, where the record is complete, and 77 earlier, where it is partial, 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.

Honors and recognition

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

Selling your Casa Bonita II 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 II? 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 II as a Homebuyer?

Living at Casa Bonita II means owning one of 54 two-bedroom, two-bath apartments in an eight-story, Gulf-side building completed in 1973, with county records showing Gulf frontage and a pool, and with most owners based elsewhere. The association publishes no rules, so the daily details come from the documents you request.

The honest daily picture

The records we can read describe a building, not a lifestyle. The county codes every unit as Gulf view, the common-element parcel’s legal description ends with the words “CE:POOL”, and each unit parcel carries a pool flag, so a pool is the one amenity the public record points to. We cannot tell you the pool hours, whether there is a fitness room, a community room or a beach path, how many elevators run, or how parking is assigned, because none of that is published. Those are questions for the manager and the rules, and the amenities section below lists exactly what to ask.

What we can say is what the surroundings look like. Hickory Blvd is a quiet barrier-island road, Bonita Beach Park and the numbered county beach accesses are a short drive south, and groceries, medical care and the interstate are on the mainland, reached by Bonita Beach Road. The daily logistics section covers the county’s 2026 beach parking closures, which matter more to a guest than to an owner.

Who buys here

The county’s owner mailing addresses show a building that is mostly a second home. Of the 54 unit parcels, 21 list a Florida mailing address, 32 list another state and one lists Ontario, Canada. That is 33 of 54, or 61.1 percent, with a mailing address outside Florida. Indiana accounts for six, Ohio and Illinois for four each. Only 6 of the 54 units, 11.1 percent, show a homestead exemption in the county layer, which is the exemption a Florida primary residence can claim under section 196.031, Florida Statutes. A mailing address is not proof of where someone sleeps, and we never name an owner, but the pattern is consistent with seasonal use and out-of-state ownership.

That mix matters in a sale. A buyer pool made up of seasonal owners reads documents carefully, wants the building’s finances in writing, and often needs a closing that can be handled from another state.

Who should look elsewhere

If you need to read the declaration, the rules and the budget before you will make an offer, this building asks more of you than most, because nothing is posted publicly and you will get the package only after you have a contract, under the statute covered in the fee sections. If that sequence is a problem, look at buildings that publish their documents, such as the larger Bonita Beach Club, or at its southern neighbor, Casa Bonita Grande, whose declaration and rules are public and which we have read in full.

What Does the Casa Bonita II Market Snapshot Show?

The county record for Casa Bonita II shows 8 qualified sales in the last 60 months, October 2021 through June 2026, priced from $675,000 to $1,305,000, and the median of these 8 sales is $749,500. No window of 12, 24, 36 or 60 months holds ten sales, so we list every one. 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

Southwest Florida MLS figures

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).

County recorded sales, the figures we can stand behind

The corrected county sales file for this building was built on October 1, 2026 (index 2026-10-01T16:47:09), and its newest recorded sale is dated June 9, 2026. We lead with the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales. None does: the 12, 24 and 36 month windows each hold 5 sales and the 60 month window holds 8. So we list every qualified sale of the last 60 months, October 2021 through June 2026, and we publish a median only as the median of the sales listed.

The median of these 8 sales is $749,500, the median price per heated square foot of these 8 sales is $672.77, and the prices run from $675,000 at unit 107 to $1,305,000 at unit 707. Five of the 8 are dated in the last 12 months, October 2, 2025 through June 9, 2026. The median of these 5 sales is $700,000, their prices run from $675,000 to $796,000, and the median price per heated square foot of these 5 sales is $642.79.

How complete is the record? 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. The county file holds 130 qualified Casa Bonita II sales since 1974, 53 of them dated 2009 or later and 77 earlier. That 130 is a count of what the file holds, never a claim of every sale ever made, and we use no all-history median or price range as a price signal.

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 file starts in 1974 and why we publish no all-history median

The county file reaches back to August 1974, the first year of unit sales in a building the county dates to 1973. The file tags the seven 1974 sales, priced from $46,900 to $54,900, as builder-direct, meaning the first sale of a new unit, and the other 123 as resales. By decade the file holds 18 sales dated 1970 to 1979, 11 in the 1980s, 19 in the 1990s, 33 in the 2000s, 33 in the 2010s and 16 from 2020 through June 2026, which adds to 130. Those decades are fifty years of different price levels and a record that is partial before 2009, so a single median across all of them would describe no market that exists today. We show the counts as history and price the building from the recent sales above.

What the county’s qualified sales show since 2021

Data updated: October 2026

The county file holds 13 qualified sales dated January 2021 or later, which is a longer window than the 60 months above because it starts nine months earlier and so adds five sales from March to August 2021. Sorted, the thirteen prices are $585,000, $675,000, $685,000, $690,000, $700,000, $703,000, $730,000, $796,000, $801,000, $860,000, $1,045,000, $1,180,000 and $1,305,000.

With thirteen values the median is the seventh, which is $730,000. The mean is $827,308 (the thirteen prices add to $10,755,000, and 10,755,000 divided by 13 is 827,307.69). This window holds ten or more sales, which is why we publish its median, but it is a different window from the 60 months above, and the two medians, $730,000 here and $749,500 for the 8 sales above, are $19,500 apart, or 2.6 percent of $749,500. Neither is an all-history figure, and both describe the current market cycle.

What Have Casa Bonita II Units Actually Sold For Since 2021?

Thirteen Casa Bonita II units have a qualified county sale dated January 2021 or later, priced from $585,000 to $1,305,000, and the table lists each one with its floor, heated area from the county roll and the price per square foot in the county file. We use the mean of per-sale ratios, not a ratio of means.

Data updated: October 2026

How to read the table

The mean of the thirteen per-sale ratios is $742.07 per square foot and the median is $670.34. The lowest is $537.19 at unit 506 in July 2021 and the highest is $1,136.76 at unit 707 in May 2023. The $1,305,000 at unit 707 is the highest qualified sale in the whole county file for this building, all 130 sales included.

The per-square-foot figures use heated area from the county roll, which is the county’s number and not necessarily the declaration’s. An owner’s measured figure can differ, so ask for the unit’s own figures in the disclosure package. We also flag that a recorded price is the amount stated on the transfer. It is not a listing price, it says nothing about condition or furnishings, and it does not tell you what was paid in a package that included a boat slip or a storage unit.

The same table, by floor plan

The county roll gives the building three heated sizes, and the since-2021 sales split across all three:

The 1,148 square foot plan is the one on the units numbered 01 and 07 on each floor, which we read as the end positions, and it carries the highest price in the window and the highest per-square-foot figure, $1,136.76, while its lowest, $587.98 at unit 107, is the second-lowest of the thirteen. So size alone does not settle value. With six sales or fewer in each row, and only two in the 1,058 row, treat these as directional, and use them to pick comparables, not to price a unit.

The five qualified sales dated in the last 12 months

In the last 12 months, October 2, 2025 through October 1, 2026, the county file shows five qualified sales: unit 506 on October 2, 2025 at $700,000, unit 701 on February 5, 2026 at $796,000, unit 107 on February 26, 2026 at $675,000, unit 305 on March 19, 2026 at $690,000 and unit 207 on June 9, 2026 at $703,000. Five is a thin population, so we write the median only as the median of these 5 sales, which is $700,000. They range from $675,000 to $796,000, and their per-square-foot figures run from $587.98 to $693.38.

Earlier cycle versus the latest one

Split the thirteen sales at January 1, 2024 and the file shows a gap. The eight sales from 2021 through 2023 have a median of $830,500 and a mean of $807.28 per square foot. The five sales from 2024 through 2026 have a median of $700,000 and a mean of $637.74 per square foot. The later group is $130,500 lower at the median, or 15.7 percent of $830,500. Both groups are small and the plan mix differs between them, so we do not call it a trend. We do say that a seller pricing from the 2023 sales at $1,180,000 and $1,305,000 is pricing from the top of the record, and a buyer should know that the sales since October 2025 sit in a $675,000 to $796,000 band.

What this means for a seller

The two 2023 sales are the highest in the record since 2021, and the five sales of the last 12 months have a median of $700,000, which is $30,000 below the $730,000 median of the thirteen sales since January 2021. A listing at Casa Bonita II should be priced against specific units of the same floor plan and floor, not against a building average, and not against the best sale. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.

How Do Casa Bonita II Prices Compare With Casa Bonita I, Casa Bonita Grande and Other Older Gulf-Side Buildings?

Casa Bonita II had 8 qualified sales in the last 60 months, priced from $675,000 to $1,305,000, the same count as Casa Bonita I (8 sales, $550,000 to $1,215,000) and more than Casa Bonita Grande (3 sales) or Ambassador (4 sales). Only Seascape and the Bonita Beach Club hold ten or more sales in a window up to 60 months. Each row uses the first county window of 12, 24, 36 or 60 months holding ten or more sales, and where none does it shows the last 60 months.

Data updated: October 2026

What the benchmark shows

Only two rows state a median on its own, because only two hold ten sales: Seascape at $592,500 over 60 months and the Bonita Beach Club at $690,000 over 24 months. Casa Bonita II’s median of these 8 sales, $749,500, is $157,000 above Seascape’s (749,500 less 592,500, which is 26.5 percent of 592,500) and $59,500 above the Bonita Beach Club’s (8.6 percent of 690,000), and the windows and counts differ, so we read that as a direction and not a ranking. Against Casa Bonita I, whose median of these 8 sales is $824,500, Casa Bonita II’s is $75,000 lower, or 9.1 percent of $824,500. Casa Bonita Grande’s 3 sales and Ambassador’s 4 are too few to compare, and Silver Sands had one sale, $1,400,000, on a unit of 1,743 square feet against 1,089 here.

By the all-history count, the county file holds 130 qualified sales for Casa Bonita II since 1974, 127 for Casa Bonita I since 1973 and 109 for Casa Bonita Grande since 1975, against 119 for Ambassador since 1982, 51 for Silver Sands since 1982, 52 for Windsong since 1978, 269 for Seascape since 1978 and 407 for the Bonita Beach Club since 1977. These are counts of what each file holds, complete from 2009 and partial before it, and they are not price signals.

Four cautions on this table

The windows differ. The Bonita Beach Club row covers 24 months and the Seascape row 60 months, while the other rows hold fewer than ten sales in 60 months and show a median only as the median of the sales listed, so the medians are not interchangeable. The since-2021 table above is the closer guide for current value at Casa Bonita II.

The unit counts are from each building’s state condominium record or association, and the year built and median heated area are from the county roll. The flood zone column is the zone at the county’s map point for each building. We sampled forty points across Casa Bonita II and found two zones, so a single point can understate a building, and the flood section explains what we found.

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).

Finally, Silver Sands, Windsong and Ambassador are shown as context. We have not built full pages for them, and we do not claim to have audited their documents.

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

If you own at Casa Bonita II, one of the Casa Bonita buildings in Bonita Beach, the county file shows 13 qualified sales since January 2021, 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.

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

Casa Bonita II 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 Grande and Casa Bonita Royale. A fee, a rule or a special assessment at one of them says nothing about another.

The four corporations

The Florida Division of Corporations lists them as separate active entities:

• Casa Bonita I Condominium Association, Inc., document 727261, filed August 27, 1973, at 26000 Hickory Blvd in our records.
• Casa Bonita II Condominium Association, Inc., document 730426, filed August 13, 1974, at 25870 Hickory Blvd in our records.
• 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 on the bay side of the road.

Our Casa Bonita overview page sits above this page for readers comparing the group, and our Casa Bonita Grande page covers the neighbor to the south, where the declaration and rules are public and we have summarized them.

Why the name matters when you search

Searches for the name return a mix of unrelated businesses and the four associations. Search suggestions for the building include strings such as “casa bonita 2 bonita springs fl” and “casa bonita bonita beach”, and the name is shared with businesses elsewhere in the country, so a search for it can land on something that has nothing to do with Hickory Blvd. When you are reading a listing or an estoppel certificate, check the association name and the street number: 25870 Hickory Blvd is Casa Bonita II, and the legal entity is Casa Bonita II Condominium Association, Inc. Using the wrong association’s documents is a real risk in a resale, because the budgets and rules differ.

Three labels for one building, published as the county shows them

The county’s records do not label this building the same way everywhere. The county’s building-footprint layer calls the structure “CASA BONITA I + II”. Fifty-three of the 54 unit parcels carry the legal text “CASA BONITA II CONDO”, and one unit, number 704, carries the text “CASA BONITA 11” with the numeral eleven. The county sales file used for this page includes that unit. The county’s building record also lists 54 residential units for the structure, which matches the 54 units at 25870 Hickory Blvd and not a combined count for two buildings. We read the footprint label and the “11” as labeling quirks in the county’s data, not as evidence of a merged association, because the state records, the Florida Division of Corporations filing and the county’s unit parcels all point to one 54-unit building at 25870. We show all three labels so you can recognize them if you see them on a tax bill or a title commitment.

How Did Casa Bonita II Begin? The Declaration, the Plat and the Dates

Casa Bonita II’s state condominium record lists the declaration as recorded on August 15, 1973, its corporation was filed with the state on August 13, 1974, and the county dates the building to 1973. The county’s legal description cites Official Records Book 1014, Page 1334, which we treat as the declaration’s reference without having read the instrument.

Dates that do not match, and why we show them all

Four dates describe this building, and they are different events:

• August 15, 1973: the recorded date in the state condominium record kept by the Department of Business and Professional Regulation.
• 1973: the year built in the Lee County Property Appraiser’s records.
• August 13, 1974: the filing date of the corporation that operates the building, per the state corporate record.
• 1974: the creation year on the county’s common-element parcel, and the dates of three unit transfers on the roll, two on August 1, 1974 and one on October 1, 1974, at $46,900, $52,900 and $54,900.

A recorded declaration, a completed building, a filed corporation and a first sale are separate steps, and we do not treat any of them as an error. We use 1973 as the year built because that is the county’s figure, and we say so wherever the year matters. The three 1974 transfers are the latest recorded transfer on those units, which means the roll shows no later sale on them.

The state condominium record

The Department of Business and Professional Regulation’s condominium list carries one record for this building, with project number PR1S003001: 54 units, Lee County, a primary status of Approved and a secondary status of Recorded, with the managing entity named as Casa Bonita II Condo Assn Inc. The record’s address line carries ZIP 33923, while the county and the post office use 34134 for Hickory Blvd, which is one of the small disagreements we publish below. We read the status as a regulatory status. It is not a statement about the building’s finances or condition.

The legal description

The county’s unit parcels carry a legal description that reads “CASA BONITA II CONDO OR 1014 PG 1334 APT” followed by the unit number, and the common-element parcel’s description reads “CASA BONITA II CONDO DESC OR BK 1014 PG 1334 CE:POOL”. The reference means Official Records Book 1014, Page 1334 in the Lee County Clerk’s records. You can request the recorded declaration and every recorded amendment from the Lee County Clerk of Courts, and you are entitled to a current copy at the seller’s expense once you have a contract, under Florida Statutes section 718.503. We have not read the instrument, and nothing on this page summarizes its terms.

Ownership structure

The state record shows 54 units. What each unit’s share of the common elements, common expenses and votes is lies in the declaration, and we have not read it, so we publish no percentage. Many Florida buildings of this age allocate equal shares, and many do not, so we do not assume it. A buyer should confirm the share, because it drives what each unit pays for a special assessment.

What Does the Casa Bonita II Building Look Like, and Which Floor Plans Exist?

Casa Bonita II is an eight-story building with 54 two-bedroom, two-bath units on three floor plans, 1,058, 1,089 and 1,148 square feet of heated area per the county roll. The first floor has five units and floors two through eight have seven each, and the county building record shows a 9,400 square foot footprint.

The three floor plans

The 1,148 square foot plan is on the first and last unit of every floor, which we read as the end positions. That is our inference from the unit numbers and the county’s heated areas, and we have not seen the floor plans. Total heated area across the 54 units is 59,068 square feet, which matches the heated area the county’s building record shows for the structure.

Floor-by-floor unit count

Floor one has units 101, 102, 105, 106 and 107, which is five. Floors two through eight have seven units each, numbered 01 through 07, so the total is 5 + (7 x 7) = 54. Units 103 and 104 do not appear on the roll, which is why the ground floor is short, and we have not seen a plan that explains what occupies that space. The county roll shows 55 parcels because one parcel, the common-element parcel, is not a residence.

What the county says about the land

The common-element parcel holds 1.93 acres, or 84,116 square feet, and its owner of record is the association. Fifty-four units on 1.93 acres is about 28 units per acre by our arithmetic. The county’s zoning-area field for the parcels reads “CBS”. We did not retrieve the zoning district behind that code, so we state none, and the permits section explains how to get it.

What is inside a unit and what is not

The boundary between a unit and the common elements, and who maintains what, is set by the declaration, and we have not read it. In many Florida declarations the unit’s boundaries run to the unfinished surfaces of the walls, floor and ceiling and the association maintains the structure, exterior and common systems, but that is a general pattern and not a statement about this building. Ask for the sections of the declaration on unit boundaries, limited common elements and maintenance responsibility before you plan any work or price any repair.

Structure, windows and shutters

Under Florida Statutes section 718.113, the association is responsible for maintaining the common elements unless the declaration assigns a limited common element to the owner, and the board may adopt hurricane protection specifications. Whether the windows, sliders and shutters at Casa Bonita II belong to the association or the owner is a declaration question we cannot answer from public records. If you are buying, ask what window and door type the building has, who pays to replace them and whether the board has adopted a shutter specification.

Parking and storage

No public record we read says how parking and storage are assigned. Ask whether each unit has an assigned space, whether any spaces are covered, whether storage is included and whether assignments can be traded. These are common limited-common-element questions, and the answers are in the declaration and rules.

What Amenities Does Casa Bonita II Have, and What Can We Confirm?

The public record confirms two Casa Bonita II amenities, Gulf frontage and a pool, and nothing else. The county codes every unit as Gulf view and the common-element parcel’s legal description ends “CE:POOL”, but the association publishes no amenity list, hours, rules or fees, so every other amenity needs the manager’s written answer.

Pool

The county’s common-element parcel is described as “CE:POOL”, and each unit parcel carries a pool flag in the county layer. That tells us a pool is part of the common elements. It does not tell us the hours, the bathing load, whether there is a heater, or whether the pool is open to guests, and we do not state any of those.

Gulf frontage and the beach

The county roll codes the land on all 54 unit parcels as Gulf. The building sits between the state’s 1978 and 1991 coastal construction control lines by our point check, which the flood section describes, so the beach in front of it is part of a state-regulated coastal zone. Whether the association has a walkway, a beach path or owner-only sand, and who may use it, are questions for the declaration and the manager. Neighboring associations publish a May 1 to October 31 sea turtle season with lights-out rules on Gulf frontage, as the Bonita Beach Club’s beach access page does, so ask what Casa Bonita II requires.

What we could not confirm

We found no public statement of any of the following for Casa Bonita II: a fitness room, a community room, a grill area, shuffleboard or other recreation, guest parking, bulk cable or internet service, a trash chute or an on-site manager. We list them because buyers ask about them. We do not say the building lacks them. We say the public record does not show them.

Questions to put to the manager before you offer

• How many elevators serve the building, and what happens to them in a storm?
• Is there an emergency generator for the elevators or common lighting?
• What is the pool schedule, and are guests allowed?
• Is there a path to the beach, and who may use it?
• How is parking assigned, and how many spaces are covered?
• Is cable or internet provided under a bulk contract, and what does it cost per unit?
• What are the rules on grills, storage, bicycles, kayaks and package delivery?

Amenities you can use nearby

Public beach access, restaurants and the water are a short drive south on Hickory Blvd. Lee County Parks and Recreation runs Bonita Beach Park and the numbered beach accesses, and the daily logistics section lists them with the county’s current parking closures. Doc’s Beach House at 27908 Hickory Blvd and Coconut Jack’s Waterfront Grille on Bonita Beach Road SW are two places residents use. We list places, not endorsements.

What Does the Casa Bonita II Fee Bundle Cover, and What Is Not Published?

Casa Bonita II does not publish its regular assessment, its budget or what that assessment covers, so we publish no dues figure and no coverage list. The legal route to the exact number is the estoppel certificate, which Florida Statutes section 718.116 requires the association to issue within ten business days of a written request.

What Florida law says common expenses are

Florida Statutes section 718.115 defines common expenses as the cost of operating, maintaining, repairing, replacing and protecting the common elements and association property, the cost of carrying out the association’s powers and duties, and anything the declaration or bylaws designate. It adds that water and sewer service where a master meter serves the condominium is a common expense unless the declaration says otherwise, and that the cost of a bulk communications or internet contract is a common expense if the declaration provides for it. That is the law. What this building’s declaration says about its own list is the question, and we have not read it.

What is not in the bundle until a document says it is

We do not state whether water, sewer, trash, cable, internet, pest control or building insurance is inside the regular assessment at Casa Bonita II. Electricity to the units is billed by Florida Power and Light to the account holder in the usual way, and we treat that as an owner cost. Owner insurance on contents and interior finishes is the owner’s. Any assessment for the unit’s share of a special project is separate from the regular one.

How the estoppel and the budget answer the question

A buyer can see the regular assessment in two places. The estoppel certificate states “the regular periodic assessment levied against the unit” with its frequency, the date it is paid through, and the next installment due, per the statutory form in section 718.116(8). The annual budget, which section 718.503 entitles a buyer to receive at the seller’s expense, shows what the assessment is built from. Ask for both before you price the unit.

Quarterly, monthly or annual

Buildings of this size collect assessments monthly or quarterly, and some have collected a special assessment in addition. We do not know which applies here. The estoppel form asks the association to state the frequency, so the answer arrives with the certificate.

Reserves

Florida law requires condominium associations to budget reserves for roof replacement, building painting, pavement resurfacing and other items above a threshold, and, for buildings three habitable stories or taller, to fund structural integrity reserves for specified structural components under section 718.112(2)(g). We do not state what Casa Bonita II has reserved, because the budget and reserve records are not public. The milestone and structural reserve section covers the dates and what to ask.

Budget process

Florida law requires the board to give each owner notice of the meeting at which the proposed budget is considered and a copy of the proposed budget, and owners have rights to inspect official records under section 718.111(12). Condominiums with 25 or more units must post their governing documents, budget and financial reports on a website or mobile application with an owner-only section. Casa Bonita II has 54 units, so the statute applies to it. We found no public website, and a compliant portal can sit behind an owner login, so we do not read the lack of a public site as a compliance finding. It means the documents are not public, and a prospective buyer gets them through the seller.

What Other Costs Layer on Top of Casa Bonita II’s Regular Assessment?

Beyond the regular assessment, a Casa Bonita II owner or buyer can face a board-approval processing fee, an estoppel certificate fee, special assessments, late fees, insurance on the unit interior, electricity, property taxes and, for landlords, lease application fees. We found no published capital contribution, working-capital or move-in fee, and the estoppel certificate is where one would be disclosed.

Transfer and lease approval fees

Florida Statutes section 718.112(2)(k) says an association may not charge a fee in connection with the sale, lease or other transfer of a unit unless the association is required to approve the transfer and the declaration, articles or bylaws provide for the fee. The fee may not exceed $150 per applicant, with spouses or a parent and dependent children counting as one applicant, and the cap is adjusted every five years for inflation, with the Department of Business and Professional Regulation publishing the adjusted amounts. A lease renewal to the same tenant carries no fee. We do not know whether Casa Bonita II requires approval of sales or leases, and we state no fee for this building.

Estoppel certificate

Florida Statutes section 718.116(8) requires the association to issue the certificate within 10 business days of a written request. The fee may not exceed $250 if nothing is owed on the unit, with an additional $100 if the certificate is expedited and delivered within three business days and an additional fee of up to $150 if the unit is delinquent. If the association misses the 10 business days, it may not charge for the certificate. The ceiling for a delinquent, expedited certificate is $250 + $100 + $150 = $500. A hand-delivered or emailed certificate is effective for 30 days and a mailed one for 35.

What the estoppel form must tell you

The statutory form asks the association to answer, yes or no, whether any capital contribution, resale or transfer fee is due, whether any rule violation is open against the unit, whether the rules require board approval of a transfer and whether the board has approved it, and whether the association or its members hold a right of first refusal and have exercised it. It also asks for the other associations the unit belongs to and for contact information for the association’s insurance. For a building that publishes nothing, those answers are the closest thing to a public rulebook, so read them closely.

Special assessments

We found no special assessment published for Casa Bonita II, and we do not know whether one is planned or in force, so we say so rather than guess. A buyer is jointly and severally liable with the previous owner for assessments that came due before title transferred, under section 718.116(1), so the estoppel’s itemized list of what is owed and what is scheduled to come due matters. Ask the seller for the last two years of assessments and special assessments and any board resolution to levy one.

Late fees and interest

Under section 718.116(3), unpaid assessments bear interest at the declaration’s rate, or at 18 percent a year if the declaration sets none, and the declaration or bylaws may add an administrative late fee of up to the greater of $25 or 5 percent of each late installment. The 5 percent figure is the larger one on any installment above $500, because $25 divided by 0.05 is $500. We do not know what Casa Bonita II’s declaration provides.

Taxes

Property tax is separate from association assessments and is billed by the county. The county’s parcel layer shows an assessed (just) value for every unit, with a median of $657,546 and a range from $422,382 to $731,247 across the 54 units, and a median taxable value of $638,666. Just value is the Property Appraiser’s market-value estimate for tax purposes, not an appraisal and not a sale price, and a buyer’s taxable value can reset differently from a long-time owner’s. We publish no tax bill figure because the millage and exemptions change each year.

Insurance costs the owner carries

The building’s master policy, if the association carries one in the usual form, covers the structure and common areas, and the owner insures the contents, interior finishes, fixtures and loss assessment exposure. What the master policy covers is a declaration and policy question, and the insurance section explains how to find out.

What Do the Casa Bonita II Declaration, Bylaws and Rules Say, and How Do You Read Them?

Casa Bonita II’s declaration, bylaws and rules are not published online, so we cannot summarize them, and this page does not. They are recorded with the county or kept by the association, and a buyer under contract is entitled to current copies at the seller’s expense. This section tells you what to read first.

What we looked for and did not find

We looked for an association website, a public document library, a posted rules sheet and a posted budget. The web address that carries the building’s name loads a parked placeholder page, a search of public sources returned nothing from the association, and the state condominium list holds a registration record, not the governing documents. Association-run sites at the neighboring Casa Bonita Grande and the Bonita Beach Club do post theirs, which is why we can write more about those buildings. We would rather publish this gap than fill it with what a typical declaration says.

How to get the documents

There are five routes, and each is lawful and ordinary:

• The recorded declaration and every recorded amendment from the Lee County Clerk of Courts, starting from Official Records Book 1014, Page 1334.
• The disclosure package from the seller, which Florida Statutes section 718.503(2) requires at the seller’s expense: the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the “Frequently Asked Questions and Answers” document.
• The governance form, which the same statute says the seller must give a buyer and which the Division of Florida Condominiums, Timeshares, and Mobile Homes publishes.
• An owner’s written request for official records under section 718.111(12), if you already own.
• The estoppel certificate under section 718.116(8), which states the assessment, any open violation, whether board approval is required and whether a right of first refusal exists.

Which provisions to read first

Read in this order: the use and occupancy provisions, the leasing and approval provisions, the pet and vehicle rules, the assessment and lien provisions, the alteration and maintenance provisions, the insurance and casualty provisions, and last the amendment and termination provisions. The order follows what changes a buyer’s decision most. Then read the budget, then the reserve study, then the minutes of the last twelve months of board meetings if the association will provide them.

What the governance form covers

The statutory governance form summarizes eleven subjects, including the board’s role, notice of meetings, owners’ rights to attend and speak, maintenance responsibility, owners’ rights to inspect records, remedies against abusive board action, assessments and voting rights. It is an educational overview, and the declaration and the statute control where they differ. We do not name any board member or officer on this page.

Management company, published with attribution

The Florida Department of Business and Professional Regulation’s condominium record for this building lists the managing entity’s street address as 9001 Highland Woods Blvd, Suite 1, in Bonita Springs, with the care-of name Cambridge Management. The Florida Division of Corporations lists the same street address as the association’s principal address and classifies the association’s registered agent as a management company, and its record shows a most recent filing event on March 28, 2025 and a 2026 annual report. We cannot tell from public records whether that firm manages the building today, and we do not guess. Ask for the current management contact on the estoppel request, which the statute says each association must designate on its website, where it has one.

Where public records disagree, in one place

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

Whether Casa Bonita II requires board approval of a sale or lease is not published. The answer is in its declaration and on the estoppel certificate, which must state whether approval is required and whether a right of first refusal exists. Plan your timeline on the assumption that approval may be required until a document says otherwise.

What the law says

Florida law does not require approval of unit sales in every building. Florida Statutes section 718.112(2)(k) lets an association charge a transfer fee only if the association is required to approve the transfer and the declaration, articles or bylaws provide for the fee. The estoppel form in section 718.116(8) asks whether the rules require board approval of a transfer and, if so, whether it has been given. Section 718.116(4) adds that where an association approves leases, delinquency in assessments can be a ground to disapprove a lease.

What this means for timing

If approval is required, the notice period and the board’s decision window are in the declaration or bylaws, and they set the earliest date a contract can close. Our rule of thumb for a seller is to ask for the estoppel and the approval requirements in the first week of a contract, because a closing date that falls inside the board’s window is a closing that cannot happen. A cash buyer and a financed buyer face the same step.

Why approval exists and what it does not do

An approval right is the association’s way of screening occupants. It is not the same as a right of first refusal, which lets the association or members match a buyer’s price, and the estoppel form asks about that separately. We have not found either in a public document for this building.

Gifts and estate transfers

Many declarations treat gifts, inheritances and transfers at death differently from sales. We do not know how Casa Bonita II’s does, so ask the association’s attorney or the manager how the board handles those facts, because the answer depends on the specific situation.

Selling at Casa Bonita II? 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.

What Are the Casa Bonita II Rental Rules?

Casa Bonita II’s rental rules, including any minimum lease term, are not published, so we state none. What binds a landlord regardless is Lee County’s 5 percent tourist tax on rentals of six months or less, a state license for frequent stays under 30 days, and the City’s rental permit rules.

Association terms

No public document tells us the minimum lease term, the maximum term, the number of leases per year, the application fee or the screening process at Casa Bonita II. Every neighboring Gulf-side association whose documents we have read sets a 30-day floor, including Casa Bonita Grande and the Bonita Beach Club, but that is a pattern on the strip and not a statement about this building. Get the rental provisions in writing and ask the manager whether the association has amended them, and when.

Lee County tourist development tax

Lee County’s tourist development tax is 5 percent of gross rent on rentals of six months or less, made up of 3 percent, 1 percent and 1 percent layers under Lee County Ordinance 13-14, effective July 1, 2013, and the ordinance’s definition of taxable accommodations lists condominiums. The Lee County Clerk’s Inspector General administers it through the tourist tax unit. Returns are due on or before the 20th of the following period, seasonal filing options exist, and a zero return is still required. The Florida Department of Revenue’s rate table lists Lee County at 5.0 percent. Florida sales tax on transient rentals is a separate filing with the state.

State license

A condominium unit needs a Florida vacation rental license if it is rented more than three times in a calendar year for periods of less than 30 days or one calendar month, whichever is less, or if it is advertised or held out as regularly rented to guests, per the Department of Business and Professional Regulation’s vacation rental guide and the definition in section 509.242, Florida Statutes. A building that bars rentals under 30 days keeps its owners out of that trigger, and a building that permits them does not.

City of Bonita Springs rental permit

The City of Bonita Springs requires a rental permit for non-owner-occupied single-family, duplex and multi-family property of up to six units, at $100 per unit for three years, and its rental permit page exempts properties of more than six units governed by Chapter 718. Casa Bonita II has 54 units, so by our reading of that page the permit does not apply to it. Confirm with the City before you rely on that.

Why the date of a rental rule matters

Florida Statutes section 718.110(13) says an amendment that prohibits renting, changes the rental term or limits how often owners may rent applies only to owners who consent to it and owners who acquire title after it takes effect. So the date of any rental amendment decides which owners it binds, and a building can have two classes of owner under two sets of rental rights. Ask when any rental provision was adopted.

Why this matters to an investor

A buyer who plans to rent for part of the year needs three facts before an offer: the minimum term, whether approval and a fee apply, and whether the building’s insurer treats the rental pattern as transient use. Citizens Property Insurance’s September 2023 commercial residential bulletin says a condominium building is ineligible for new wind-only coverage if half or more of its units are rented more than eight times a year for under 30 days, and that multiperil coverage excludes buildings with transient exposure unless 25 percent or fewer of the units are used for transient purposes. Those are statewide eligibility facts and not a statement about this building, which is a further reason to know the rental pattern.

What Are the Casa Bonita II Pet Rules?

Casa Bonita II’s pet rules are not published, so we cannot state a weight limit, a count or a breed rule. Pet policy is set by the declaration and rules, it can differ sharply between neighboring buildings, and federal law protects assistance animals regardless of a no-pet rule. Get the rule in writing before you offer.

How to get the rule

Ask for the pet provisions of the declaration and the current rules, and ask whether the board has granted any exceptions or adopted a registration process. The estoppel certificate lists any open rule violation against a unit, so ask the seller whether one exists for a pet.

Assistance animals

The U.S. Department of Housing and Urban Development’s guidance on assistance animals explains that under the Fair Housing Act a housing provider must consider a reasonable accommodation request for a service animal or an emotional support animal even where the building has a no-pet or size-limit rule. We are not lawyers, and an association’s attorney should handle a specific request, but a buyer who relies on an assistance animal should raise it early.

Pets on the beach

Lee County’s beach parks do not allow pets. The County’s pages for Bonita Beach Park, Little Hickory Island Park at Access 10 and Bonita Beach Accesses 2 through 9 each say no pets. An owner with a dog should ask the association where a dog may walk and whether the building’s own sand is open to pets.

Why this matters to resale

Pet rules shape the buyer pool more than most owners expect, and a building with a strict rule takes longer to sell to a buyer with a large dog. A seller who knows the rule can list it plainly and avoid a failed offer.

What Flood Zone Is Casa Bonita II In?

Casa Bonita II sits where two FEMA flood zones meet. Our 40-point sample across the building’s footprint returned zone VE with a base flood elevation of 13 feet at 19 points and zone AE with a base flood elevation of 12 feet at 21 points, on Lee County panel 12071C0651G effective November 17, 2022, in Evacuation Zone A.

Data updated: October 2026

What we queried

On October 1, 2026 we queried the FEMA National Flood Hazard Layer at 40 points spread across the building’s footprint, which the Lee County Property Appraiser’s building layer draws as a polygon about 53 meters north to south and 39 meters east to west. Nineteen points returned VE with a base flood elevation of 13 feet NAVD88 and 21 returned AE with a base flood elevation of 12 feet NAVD88. The VE 13 points lie on the south and west sides, toward the Gulf, and the AE 12 points on the north and east sides, so the zone boundary runs through the building. At the single map point the county uses for all 54 units, the layer returns VE 13. A query at only that point sees one zone, and a query across the footprint sees two, which is why we sampled.

What lies just outside the building

The map shifts fast here. A point about 7 meters seaward of the footprint returns VE with a base flood elevation of 16 feet, and a point about 9 meters landward returns AE with a base flood elevation of 11 feet. Thirty meters to the north the layer returns AE 12 and thirty meters to the south it returns VE 13. A building that sits across a zone boundary is not unusual on a barrier island, but it is the reason the unit-specific documents matter more than the building label.

How high the ground is, side by side

We also read the bare-earth ground elevation from the federal 3D Elevation Program at one-meter resolution, in feet on the NAVD88 datum, at the center and on each side of the footprint:

Bare-earth ground is not a finished floor. It tells you where the sand and soil sit, not where a unit’s lowest floor sits, and the building’s elevation certificate is the document that does. A buyer should ask for it.

What the two zones mean

VE is FEMA’s coastal high-hazard zone, where wave action is expected during the base flood, and AE is a special flood hazard area where the base flood elevation is shown without that wave-action designation. A building that straddles zones is commonly rated at the higher-risk zone for flood insurance, but that is a rating question for your insurance agent and your lender’s flood determination, and the building’s own elevation certificate is the controlling document. We do not state which zone a particular unit is treated as being in.

The City’s design flood elevation

The City of Bonita Springs treats the design flood elevation as the FEMA base flood elevation plus one foot. That is 14 feet NAVD88 on the VE 13 side and 13 feet on the AE 12 side, and at the center point it is 6.73 feet above the ground (14 less 7.27). The rule comes from the City’s notice on substantial damage and substantial improvement, and it applies to a building that is substantially damaged or substantially improved.

Coastal construction control line

The building sits seaward of the 1991 state coastal construction control line by about 88 meters and landward of the 1978 line by about 9 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 county’s own coastal layers also classify the parcel as a coastal high hazard area and inside the Coastal Building Zone created by Ordinance 94-22.

City community rating

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 we read on September 30, 2026. The City’s own page describes the program. Whether the discount applies to a particular building’s policy is a rating question for the insurance agent.

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

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 surveyed a high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, a neighboring address. Helene and Milton in 2024 were smaller surge events here.

Data updated: October 2026

What the Ian numbers say

The National Hurricane Center’s report on Hurricane Ian puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. The U.S. Geological Survey’s high-water mark database lists 13 surveyed Ian marks in the box around the strip, and the one nearest Casa Bonita II is at 25901 Hickory Blvd, about 110 meters east of the building by the coordinates, inside a ground-floor unit, at 11.3 feet NAVD88, which is 2.53 feet above the ground at that point.

What the surveyed mark does and does not tell you

The mark is at a neighboring building, not at Casa Bonita II, 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 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 VE 13 base flood elevation (13 less 11.3) and 0.7 feet below the AE 12 elevation (12 less 11.3). That compares one storm to the map. It is not a statement about how often a storm like Ian returns.

What the City counted after Ian

The City of Bonita Springs’ Hurricane Ian progress report reports 19,427 damage assessments across the City, with 28 parcels destroyed, 1,332 with major damage and 1,660 with minor damage. Those are City-wide counts. We found no City or County table of damage by building on the strip.

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.

The beach in front of the building

The state’s critical erosion report lists the Little Hickory Island beach as critically eroded, and Lee County awarded a $39.2 million nourishment contract on September 17, 2024 for Lovers Key and about 0.8 mile at the north end of Bonita Beach, funded through FEMA’s Disaster Relief Fund, with a stated schedule of October 2024 to mid-June 2025. Milton struck on October 9, 2024, six days before the stated start, and we did not confirm completion. We also have not matched the project’s survey monuments to this building’s address, so we do not say whether the sand in front of Casa Bonita II was in the project. Lee County Natural Resources can answer that.

What we do not know

We did not find a public damage or repair record specific to Casa Bonita II for Ian, Helene or Milton, and we do not state one. Ask the manager for the repair history, the insurance claims from Ian and the budget impact of any repairs, and ask the seller whether the unit itself was damaged and who repaired it.

What Is the 50 Percent Rule and Why Does It Matter at Casa Bonita II?

The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage market value, and substantial improvement as improvements over five years reaching 50 percent. A building crossing either line must be raised to the design flood elevation, which for Casa Bonita II is 13 or 14 feet NAVD88.

What counts toward the 50 percent

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.

Why a buyer should care

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 mid-rise condominium. That is a risk to understand, not a prediction, and we make no claim about this building’s condition. The City’s notice treats a residential building differently from a commercial one: a residential building must be elevated and a non-residential building may be dry floodproofed.

Build-back and the declaration

What happens to unit owners after a casualty, including the vote on whether to rebuild or terminate, is governed by the declaration, by Florida Statutes section 718.111 on insurance and casualty and by section 718.117 on termination, and we have not read this building’s casualty provisions. Ask for them before you buy, because they decide what an owner is asked to do after a major storm.

How Is Casa Bonita II Insured, and What Does the Owner Insure?

Casa Bonita II’s master policy, carrier, premium, deductible and limits are not published, so we state none. In a typical Florida condominium the association insures the building and common areas and each owner insures contents, interior finishes and loss assessment exposure, but the declaration and the policy decide, and the estoppel names the insurance contacts.

What to request

Ask for the master policy declarations page and the insurance summary. Ask what the wind deductible is, because it is usually a percentage of insured value and an owner can be assessed for it through loss assessment coverage. Ask whether the policy is an all-risk policy or a layered program, when the building’s replacement-cost appraisal was last done, and whether the association has a wind mitigation inspection summary. The statutory estoppel form requires the association to give contact information for all insurance it maintains, so the contacts come with the certificate.

Flood coverage for a condominium building

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. Because Casa Bonita II sits across a zone boundary, ask which zone the policy was rated in.

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, 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 and policy types. They are not Casa Bonita II’s premium and cannot be used to estimate it.

Citizens and rate changes

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 buildings with transient rental use differ, which is why the rental pattern at a building matters to its insurance.

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 Casa Bonita II 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, 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 II? 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.

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

Casa Bonita II was completed in 1973 and has eight stories, so under Florida Statutes section 553.899 it reached 30 years in 2003 and its first milestone inspection was due by December 31, 2024. A structural reserve study was due by December 31, 2025. These dates are our inference, and the association’s status is not published.

The arithmetic of the deadline

The county year built is 1973, and 1973 plus 30 is 2003. The statute says a building three habitable stories or taller that reached 30 years of age before July 1, 2022 must have its initial milestone inspection performed before December 31, 2024. The county building record shows eight stories, so the three-story threshold is met. The statute measures age from the certificate of occupancy and not from the county’s year built, so the certificate controls, and a local enforcement agency may set a 25-year schedule where local circumstances such as proximity to salt water require it. We found no City of Bonita Springs ordinance adopting a 25-year trigger.

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 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. The statute also lets an association that was required to complete a milestone inspection by the end of 2026 do the two together, and sets December 31, 2026 as the outside date for a study, so we do not state a status claim for any association.

What we do not publish

We do not state whether Casa Bonita II 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. We found no public per-building lookup at the state, which describes the rules on its condominium inspection pages but does not publish building status.

What the contract must say

Under section 718.503(2)(e), a contract entered into after December 31, 2024 for a unit in a building that is required to have a milestone inspection or reserve study and has not completed it must carry a conspicuous statement saying so. If the association has completed them, the resale contract must carry one of two clauses: an acknowledgment that the buyer received the summary and the study more than seven days before signing, or a right to cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. That is the law, and it applies to this building the same as to any other.

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. 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 II? 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.

Which Lee County Schools Serve Casa Bonita II?

Casa Bonita II is served by Lee County School District schools assigned through a residential choice proximity plan, not a single attendance boundary. Our reading of the district’s enrollment plan puts the building in elementary zone Q and middle school zone GG, and we label that inferred, not confirmed by the district for this address.

Elementary and middle schools

In the 2024-2025 Student Enrollment 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 plan does not say which zone a Hickory Blvd address falls in, and we inferred Q and GG because the schools listed are the Bonita Springs ones.

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, so use the district’s locator.

How to confirm for a specific unit

Use the district’s school zone page and the School Site Locator for Lee County, enter 25870 Hickory Blvd, and print the result for your file. The district’s page says the 2026-2027 enrollment plan was approved on December 1, 2025 and changes high school transportation, and we read the 2024-2025 plan, so verify the current year before a purchase decision depends on it.

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

Casa Bonita II 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 unincorporated Lee County. We confirmed the jurisdiction by testing the building’s coordinates against the county’s city-limits layer, which returned the City.

The county parcel layer also lists the City and the Bonita Springs fire district as the taxing districts.

Permits for unit work

Interior alterations, window and door replacement, electrical and plumbing work generally need City permits and licensed contractors, and in a condominium they also need board approval under the declaration, which we have not read. Ask the City which permits your scope needs and ask the association what its alteration approval and work-hours rules are before you sign a contract with a contractor.

Post-storm permitting

The City publishes a post-storm permitting guide and the substantial damage and substantial improvement notice we cite in the flood sections. The 50 percent test applies to the building and is made by the City’s Building Official.

Zoning

The county’s parcel layer carries the zoning-area code “CBS” for the building’s parcels. We did not retrieve the zoning district that code stands for, 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.

Coastal construction and beach projects

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 County’s beach nourishment projects for Bonita Beach and Lovers Key are described in the storm section.

What Is Daily Life Like Around Casa Bonita II?

Daily life at Casa Bonita II runs on Hickory Blvd. The beach is the building’s own frontage, county beach accesses and Bonita Beach Park are a short drive south, and groceries, medical care and the interstate are on the mainland via Bonita Beach Road. Airport trips run about 25 to 27 miles by our map-routing estimate.

Public beach access and the 2026 parking closures

Lee County Parks and Recreation closed the parking lot and amenities at Bonita Beach Park (27954 Hickory Blvd) on September 8, 2026 and the same day at Little Hickory Island Park, Bonita Beach Access 10 (26082 Hickory Blvd), and the lot at Bonita Beach Access 1 (27890 Hickory Blvd) closes on November 1, 2026, all for construction to restore and repair damage from Hurricane Ian. Pedestrian access continues, and the County lists LeeTran ULTRA On Demand as an alternative. We read each of those County pages on October 1, 2026. Parking is $2 per hour at the paid sites, and the park page says the annual pass is not accepted at Bonita Beach Park while the Access 1 and Access 10 pages say it is. WGCU reported the closures and gave a week-of-September-9 start, and we use the County’s own date. Accesses 2 through 9 are listed with free parking, and the County warns that the beaches have not been restored to pre-Ian conditions and that debris can wash onshore.

What this means for an owner

A Casa Bonita II owner has the building’s own frontage and is less exposed to those closures than a visitor is. Closures matter more to a buyer who expects to bring guests to the public beach, or who plans to rent. We do not know the building’s own guest parking rules, so ask.

Getting around

Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the I-75 interchange. Lee County’s transportation department closed the Big Hickory Pass bridge north of the strip after Hurricane Ian, per a Lee County DOT notice, 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.

Water, power, trash and mail

Bonita Springs Utilities serves the City, including Little Hickory Island, and Florida Power and Light supplies electricity. The City reported that the utility restored water service throughout Little Hickory Island in October 2022. Whether the association pays for water and sewer or bills it through the assessment is a question for the budget. Lee County’s solid waste office serves the City through contracted haulers, and multifamily buildings generally use dumpster or chute service on private contracts, so ask which applies. The mailing ZIP is 34134.

Dining and the waterfront

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. Barefoot Beach Preserve to the south is run by Collier County, not Lee County, with its own parking fee and rules. We list these as places, not endorsements.

Evacuation

Lee County has five evacuation zones, A through E. Our query of the County’s zone layer returned Zone A for the building, and the County’s evacuation zone map 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, per its evacuation information.

Should You Choose Casa Bonita II, Casa Bonita I or Casa Bonita Grande?

Choose Casa Bonita II if you want the Casa Bonita building closest to Seascape and the Bonita Beach Club, with 8 qualified sales in the last 60 months and 5 of them in the last 12, against 1 each at Casa Bonita I and Casa Bonita Grande. Choose Casa Bonita I for a similar 1973 building whose last 8 sales have a higher median of these 8 sales, $824,500 against $749,500, and Casa Bonita Grande for the newest of the three with public documents.

How the three buildings differ on the record

The three buildings each have 54 units per their state condominium records and sit within about 150 meters of each other on Hickory Blvd. Casa Bonita I and Casa Bonita II were built in 1973 and Casa Bonita Grande in 1976. At the county’s map point all three show FEMA zone VE with a base flood elevation of 13 feet, but only Casa Bonita II has been sampled across its footprint on this page, and it returned two zones. Casa Bonita Grande is the one whose governing documents we have read, and Casa Bonita I and Casa Bonita II are not published. Ambassador at 26300 Hickory Blvd is a 60-unit building from 1982 in AE 11, and its 4 qualified sales in the last 60 months ran from $712,500 to $1,147,000.

Decision table

Why we do not rank them

The rules, fees and finances of each building are different, and we publish the verified detail for Casa Bonita Grande only, because it is the only one of the three that publishes its documents. 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.

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 estoppel certificate is the fastest single document, because it states the regular assessment, what is owed, whether approval is required and whether a right of first refusal exists, in the same form for every building.

What Are the Honest Pros and Cons of Casa Bonita II?

Casa Bonita II’s strengths are its Gulf-side location, a small 54-unit building, the most recent recorded sales of the three Casa Bonita buildings and public-record fundamentals that line up. Its drawbacks are a split FEMA flood zone, an older building facing the milestone and reserve costs that apply to every such building, and documents that are not public.

Pros

• A Gulf-side address on Little Hickory Island, with a county view code of GULF on every unit parcel.
• A small building of 54 units, so every vote is one of 54 and owner meetings stay manageable.
• Three floor plans from 1,058 to 1,148 square feet, every unit a two-bedroom, two-bath.
• 8 qualified county sales in the last 60 months, 5 of them in the last 12, and 130 on file since 1974, the most recent sales of the three Casa Bonita buildings.
• 13 qualified sales since January 2021, so there is recent evidence to price against.
• Public registers that line up: an active corporation, an approved and recorded state condominium record, and a county parcel record with a common-element parcel held by the association.
• The closest Casa Bonita to the Seascape and Bonita Beach Club end of Hickory Blvd.

Cons

• FEMA zones VE 13 and AE 12 both inside the footprint, plus Evacuation Zone A.
• Hurricane Ian surged 8 to 12 feet above ground at Bonita Beach, and we found no public repair or damage record for this building.
• An older building subject to the milestone inspection and structural reserve rules, with no public status for this association.
• No public declaration, rules, budget, pet rule, rental rule or fee schedule, so a buyer learns them after signing a contract.
• A buyer pool that is mostly seasonal and out of state, with 33 of 54 mailing addresses outside Florida.
• County sales since 2024 (median of these 5 sales $700,000) sit lower than the 2021 to 2023 sales (median of these 8 sales $830,500), and the five sales of the last 12 months range from $675,000 to $796,000.
• The management firm is not confirmed by a public source.

Who this suits

Casa Bonita II suits a buyer who wants a small, Gulf-side apartment with an established sales record and is comfortable asking for the documents and reading them, and an owner who wants a seller’s agent who will assemble the package early. It is less suited to a buyer who needs the rules in hand before making an offer, or who cannot accept a split flood zone.

Selling at Casa Bonita II? 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.

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

If you’re searching for a Casa Bonita II listing agent, or thinking, ‘I need someone to sell my Casa Bonita II home…’, know that this building publishes nothing, so a seller who arrives with the documents in hand has a real edge. McGreevy and Comisar prepare the package, the comparables and the flood file before a unit lists.

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 II

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).

Data updated: October 2026

In the last 12 months we tracked every qualified sale in the Lee County file for this building, and five carry a date inside that window: unit 506 on October 2, 2025 at $700,000, unit 701 on February 5, 2026 at $796,000, unit 107 on February 26, 2026 at $675,000, unit 305 on March 19, 2026 at $690,000 and unit 207 on June 9, 2026 at $703,000. Five is a thin population, so we write the median only as the median of these 5 sales, $700,000. The 60-month window holds 8 qualified sales, still fewer than ten, with a median of these 8 sales of $749,500, so we list the sales and publish no all-history median.

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review

What is different about selling at Casa Bonita II

Your buyer reads nothing until the contract is signed, so we put the package together first. The declaration, rules and budget are not public, which means a buyer’s agent cannot pre-read them and a buyer’s first look comes after the contract. Under section 718.503, you must provide 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 has been completed, and the frequently asked questions document. We help you request them before you list.

Most buyers here live somewhere else, and so do most sellers. The county’s mailing addresses show 33 of 54 owners outside Florida. We plan for remote signing, powers of attorney and a title company that has closed out-of-state sellers before, so a closing does not wait on a flight.

The flood file is part of the listing. The building sits across a FEMA zone boundary, so we bring the FEMA panel, the base flood elevation on each side and the unit’s elevation certificate if one exists to the first showing, and we line up an insurance quote early so a buyer sees a number and not a worry.

The floor plan and the floor drive the price more than the building average does. Twenty-two units are 1,058 square feet, sixteen are 1,089 and sixteen are 1,148, and the county file’s per-square-foot figures run from $537 to $1,137 across 2021 to 2026. We price a unit against its own plan, floor and condition, and we show you the deed behind each comparable.

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 II 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.

A dedicated Casa Bonita II seller page is planned and will sit below this one.

Seller mini-FAQ, Casa Bonita II

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

That depends on the declaration, which is not public. The estoppel certificate must state whether the rules require board approval of a transfer and whether it has been given, so we order it the day the contract is signed and plan the timeline from what it says.

Can my buyer rent the unit weekly?

Casa Bonita II’s rental rules are not published. Weekly rentals also trigger a state license and the County’s 5 percent tourist tax, and neighboring Gulf-side associations whose documents we have read set a 30-day minimum, so we tell a buyer who needs weekly income to get the rental rule in writing first.

What is the pet limit for a buyer?

The pet rule is not published for Casa Bonita II. We ask the manager for the current rule in writing and include it in the buyer’s package, because a buyer with a dog will ask before the first showing ends.

How long will my Casa Bonita II unit take to sell?

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). Any board 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 II?

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 public-record 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. These are reviews from clients across Bonita Springs and Southwest Florida, and none of them is about this building. Read the five-star reviews on Google.

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

Your Local Real Estate Experts for Casa Bonita II

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 II

• 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 II condo? Free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072.

Buying at Casa Bonita II? Call Marc at (239) 287-5873.

Related reading on this site: the Bonita Beach area guide, the Casa Bonita overview, the Casa Bonita Grande page, the Seascape page, the Bonita Beach Club page and the Bay Harbor Club page.

Frequently Asked Questions, Buyer Edition: Casa Bonita II

How many units are in Casa Bonita II?

Casa Bonita II has 54 units per the state condominium record and the county’s unit parcels. The county roll lists 55 parcels because one is the common-element parcel held by the association. Whether each unit holds an equal share of the common elements is set by the declaration, which we have not read.

When was Casa Bonita II built?

The Lee County Property Appraiser shows 1973 as the year built. The state condominium record lists the declaration as recorded August 15, 1973, and the association was filed with the state on August 13, 1974. We use 1973 and show the other dates because they are different events.

How many floors does Casa Bonita II have?

Eight. The county’s building record lists eight stories in its high-rise class, and 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. Units 103 and 104 do not appear on the roll.

How big are the units at Casa Bonita II?

The county roll shows three heated sizes: 1,058 square feet on 22 units, 1,089 on 16 and 1,148 on 16, and every unit is coded as two bedrooms and two baths. Whether a lanai or balcony is counted is a declaration question, so confirm a unit’s measured area in the disclosure package.

What are the HOA fees at Casa Bonita II?

The association does not publish its regular assessment, so we publish no dollar figure. The estoppel certificate states the regular periodic assessment, its frequency, the date it is paid through and the next installment due, and the budget shows what it is built from. Request both before you price a unit.

What does the Casa Bonita II assessment cover?

Not published. Florida Statutes section 718.115 defines common expenses in general terms and says water and sewer service behind a master meter is a common expense unless the declaration says otherwise, but what this building’s assessment includes depends on its budget. Ask whether water, sewer, trash, cable, internet, pest control and insurance are inside it.

Is Casa Bonita II in a flood zone?

Yes, in two. Our 40-point sample of the FEMA National Flood Hazard Layer across the building returned VE with a base flood elevation of 13 feet at 19 points and AE with a base flood elevation of 12 feet at 21 points, on Lee County panel 12071C0651G effective November 17, 2022. The building’s elevation certificate controls any unit-level question.

Is Casa Bonita II in an evacuation zone?

Yes. Lee County’s evacuation zone layer returns Zone A for the building, the County’s highest-risk surge zone. Check an address yourself on the County’s evacuation zone map, and plan to leave early, because the County cites up to 41 hours to clear Lee County.

Can I rent my Casa Bonita II unit?

Not published. The association’s minimum lease term, maximum term, application fee and approval process are in its declaration and rules, which are not public. Whatever the rule, a landlord owes Lee County’s 5 percent tourist tax on rentals of six months or less, and a short-stay pattern can trigger a state license.

Can I use Casa Bonita II for Airbnb or weekly rentals?

We cannot say, because the rental rule is not published. Neighboring Gulf-side associations whose documents we have read set a 30-day minimum, which rules out weekly stays, so assume the same until a document says otherwise, and get the answer in writing before you buy for that purpose.

Are pets allowed at Casa Bonita II?

Not published. The pet rule is in the declaration or rules, and the estoppel certificate lists any open rule violation. Federal fair housing law protects assistance animals regardless of a building’s pet rule. Lee County’s beach parks do not allow pets, so ask where a dog may walk.

Does Casa Bonita II have a pool and beach access?

The county record points to a pool: the common-element parcel’s legal description ends “CE:POOL” and each unit carries a pool flag. The county codes every unit as Gulf view. Whether there is a path to the beach and who may use it is a question for the declaration and the manager.

Are there special assessments at Casa Bonita II?

We found none published, and we do not know whether one is planned or in force. The estoppel certificate must list assessments owed and those scheduled to come due during its effective period, and a buyer is jointly and severally liable with the prior owner for assessments due before title transfers.

Has Casa Bonita II completed its milestone inspection and structural reserve study?

We cannot say, because the records are not public. By our inference from the 1973 year built and eight stories, the initial milestone inspection was due by December 31, 2024 and the structural reserve study by December 31, 2025. A buyer can request both in the disclosure package.

Is Casa Bonita II an age-restricted 55-plus community?

No public record we read says so. An age restriction would be in the declaration or rules, which are not public, so we cannot rule one in or out. Confirm in writing that no age or occupancy restriction applies before you offer, especially if you plan to have a family member stay.

Who manages Casa Bonita II?

Not confirmed. State records point to a management office at 9001 Highland Woods Blvd, Suite 1 in Bonita Springs, and the state condominium record carries the care-of name Cambridge Management, but we cannot tell from public records whether that firm manages the building today. Ask for the current contact on the estoppel request.

Is Casa Bonita II the same as Casa Bonita I or Casa Bonita Grande?

No. They are separate associations with separate declarations, boards and budgets. Casa Bonita I is at 26000 Hickory Blvd and Casa Bonita Grande is at 25900 Hickory Blvd, and a fourth, Casa Bonita Royale, is across the road. A fee or rule at one says nothing about another, so check the street number on every document.

What is the nearest public beach access to Casa Bonita II?

Lee County’s numbered accesses run along Hickory Blvd to the south, including Little Hickory Island Park at Access 10 (26082 Hickory Blvd) and Bonita Beach Park at 27954 Hickory Blvd. Both lots closed to parking on September 8, 2026 for construction, with pedestrian access continuing, and the Access 1 lot closes November 1, 2026.

What schools serve Casa Bonita II?

Lee County uses proximity zones, not one attendance boundary. We read the building as elementary zone Q and middle school zone GG and label that as inferred. Enter 25870 Hickory Blvd into the district’s school site locator and print the result, and verify the current year’s plan before you rely on it.

What have Casa Bonita II units sold for?

The county file shows 8 qualified sales in the last 60 months, from $675,000 to $1,305,000, and the median of these 8 sales is $749,500. The 13 qualified sales since January 2021 have a median of $730,000. The five dated in the last 12 months range from $675,000 to $796,000, and the median of these 5 sales is $700,000.

What are the property taxes at Casa Bonita II?

We publish no tax bill, because the millage and exemptions change each year. The county’s assessed (just) value across the 54 units has a median of $657,546 and ranges from $422,382 to $731,247. A buyer’s taxable value can reset differently from a long-time owner’s, so ask the Property Appraiser’s office about your situation.

What should I ask for before I make an offer at Casa Bonita II?

Ask for the declaration and amendments, the rules, the current budget, the most recent annual financial statement, the milestone summary, the structural reserve study, the insurance summary, the last two years of special assessments, and the estoppel certificate. If you are buying with a contract, the statute entitles you to most of them at the seller’s expense.

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

Who is the best listing agent for a Casa Bonita II condo?

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 every county record behind this building and priced it from the recorded deeds. Call Jesse direct at (239) 898-6072.

How much is my Casa Bonita II condo worth?

It depends on your unit’s floor, plan and condition. The county file shows 13 qualified sales since January 2021, priced from $585,000 to $1,305,000, and a mean of $742.07 per square foot. We build a unit-specific price from the deeds in a free valuation at mcgreevyandcomisar.com/home-valuation.

What is the median sale price at Casa Bonita II?

The median of these 8 qualified sales in the last 60 months is $749,500, and the median of these 5 sales in the last 12 months is $700,000. The 13 qualified sales since January 2021 have a median of $730,000. The Southwest Florida MLS median is not published here (checked 2026-10-01), and the three county figures use different windows, so we do not average them.

What have Casa Bonita II units sold for recently?

The five sales dated in the last 12 months are unit 506 at $700,000 on October 2, 2025, unit 701 at $796,000 on February 5, 2026, unit 107 at $675,000 on February 26, 2026, unit 305 at $690,000 on March 19, 2026 and unit 207 at $703,000 on June 9, 2026.

How long does it take to sell a Casa Bonita II unit?

The MLS days-on-market figure is not published here: Information not available at time of publishing (checked 2026-10-01). What we can say is structural: the estoppel and the disclosure package take time to assemble, and any board approval step adds more. Start them before you list, not after you have a contract.

Do I need association approval to sell my Casa Bonita II unit?

That depends on the declaration, which is not public. The estoppel certificate must say whether the rules require board approval of a transfer and whether it has been given, so we read the certificate first. If approval is required, we submit the buyer’s packet the day the contract allows.

Can the Casa Bonita II board refuse my buyer?

Only if the declaration gives the board that power, and we do not know whether it does. Where an association approves transfers, the declaration sets the grounds and the process. Talk to us before you sign a contract with a buyer who might raise a concern, so we can read the provision first.

What is the approval fee for a Casa Bonita II buyer?

Florida Statutes section 718.112(2)(k) allows a transfer fee only if the association must approve the transfer and the declaration provides for the fee, and caps it at $150 per applicant, with spouses counting as one and the cap adjusted every five years. We do not know whether Casa Bonita II charges one, so ask in writing.

What is an estoppel certificate and what does it cost at Casa Bonita II?

An estoppel certificate states what a unit owes the association. Under Florida Statutes section 718.116, the fee is capped at $250 with no delinquency, plus $100 if expedited to three business days and up to $150 if the unit is delinquent, for a ceiling of $500 (250 plus 100 plus 150).

How fast must the Casa Bonita II association issue the estoppel certificate?

Within ten business days after a written request, per section 718.116(8), and if the association is late it may not charge for the certificate. An expedited certificate is due within three business days at an added fee. Order it the day the contract is signed, and remember it is effective for 30 days if delivered by hand or email.

What documents must I give a Casa Bonita II buyer?

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.

Can a Casa Bonita II buyer cancel after signing?

Resale contracts 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, and the other has the buyer acknowledge receiving them more than 7 days before signing. Delivering the documents early controls that window.

Do I have to disclose milestone inspection or reserve study status?

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 carries a different clause.

What if Casa Bonita II has a special assessment when I sell?

Disclose it and negotiate it in the contract. A transferee is jointly and severally liable with the transferor for unpaid assessments under section 718.116(1), and the estoppel shows what is owed and what is scheduled to come due. The contract controls who pays a special assessment that is approved but not yet due.

Who pays the special assessment at closing in Lee County?

That is a contract term. Many contracts prorate regular installments and assign a special assessment to whoever owned the unit when it was levied, and others split it by due date. We read the estoppel, the board minutes and the resolution before we write the term, because the wording of the levy decides it.

Does the flood zone affect my Casa Bonita II sale?

Yes, in two ways. The building sits across VE and AE zones, 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.

Will my buyer be able to get insurance at Casa Bonita II?

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, which is context only. Give buyers the master policy summary early, and ask which zone the flood policy was rated in.

Who pays for the owner’s title policy when I sell 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, so if a buyer from there expects it, we say so in the first draft of the offer. Read the title provision in your contract before you sign.

What closing costs does a Casa Bonita II seller pay?

Typical seller costs are the agreed commission, the owner’s title policy where that is the local custom, Florida documentary stamp tax on the deed, the estoppel certificate fee, prorated assessments and taxes, and any association transfer charge. Deed stamps are $0.70 per $100 of consideration under section 201.02, so a $700,000 sale carries $4,900.

Should I renovate before I sell my Casa Bonita II unit?

Only after you read the alteration and work-hours rules, which we have not seen. Many associations restrict seasonal work and require approval, and a renovation that stalls delays a listing. Our usual advice is to fix what a buyer’s inspector will flag and to price the rest, but we decide unit by unit.

Does my floor or floor plan change the price at Casa Bonita II?

It can. The county file’s per-square-foot figures since January 2021 run from $537.19 at unit 506 to $1,136.76 at unit 707, and the end-position 1,148 square foot plan has the highest ratio and the second-lowest, $587.98 at unit 107. With 13 sales, floor and plan effects are directional, so we choose comparables by plan and floor.

How should I price against the 2023 sales?

Carefully. The two 2023 sales, unit 301 at $1,180,000 and unit 707 at $1,305,000, are the highest in the record and both were 1,148 square foot units. The five sales since 2024 have a median of $700,000. We treat 2023 as the top of the range, not as the market.

Can I sell my unit if I owe assessments?

Yes, but the amount owed is paid from the sale, and the association can refuse to approve a lease on that ground under section 718.116(4) where it approves leases. The estoppel certificate itemizes what is owed, and the buyer takes title jointly liable for what came due before closing, so expect the buyer to insist on payoff at the table.

Can I sell to an investor who plans to rent the unit?

Usually yes, subject to what the declaration says about leasing and approval, which we have not read. An investor will ask for the minimum lease term, the application fee, any cap on the number of leases and whether the building has a rental-share limit that affects insurance. We assemble those answers before the first showing.

Does Casa Bonita II have a right of first refusal?

We found none in a public document. The estoppel certificate must say whether a right of first refusal exists in favor of the association or its members and whether it has been exercised, so the certificate settles the question for any particular sale. Ask for it early, because a surprise there delays a closing.

When is the best time to list a Casa Bonita II unit?

In our experience Gulf-side condo traffic on this coast builds through the winter season, and with a mostly out-of-state owner base, many buyers shop while they are in town. We have no MLS pull to put a number on it for this building. Have the documents ready before the busy weeks, not during them.

What happens if a storm damages the building before my Casa Bonita II closing?

The contract controls, so read the casualty and risk-of-loss provisions before you sign. Gulf-side buildings sit in a hurricane risk zone, and Florida law and the declaration govern how the association handles damage. We write storm contingencies and closing extensions into contracts and talk through the risk with sellers.

What should I disclose about storm damage or repairs at my Casa Bonita II unit?

Everything you know about water intrusion, past claims and repairs, including Hurricane Ian. Florida law requires disclosure of known material defects, and a buyer with an inspection will find most of it anyway. We help sellers gather permits, invoices and claim paperwork so the disclosure is complete and credible.

What if I inherited my Casa Bonita II unit and want to sell?

You can sell, and the steps depend on how the estate is handled. Ask the association whether its declaration treats a transfer at death differently, and talk to a probate attorney about authority to sign. We have helped families sell inherited Bonita Springs homes, and we coordinate with the attorney and title company.

How do I sell my Casa Bonita II condo from out of state?

Most owners here are in that position, since 33 of the 54 unit parcels list a mailing address outside Florida. We arrange electronic or mail-away signing, coordinate with a title company that handles remote closings, and use a power of attorney where needed. You do not need to travel for most of it.

How do I sell a Casa Bonita II unit if the milestone inspection or reserve study is not finished?

Disclose it. Section 718.503(2)(e) requires a conspicuous statement in contracts after December 31, 2024 where the association is required to have completed a milestone inspection or reserve study and has not. Buyers and lenders will price that in, so we ask the manager for status early and plan the sale around the answer.

What can I do if the Casa Bonita II association is slow to release documents?

Put the request in writing. Under section 718.111(12), an association that fails to provide official records within 10 working days of a written request is presumed to have willfully failed to comply, and a unit owner can recover minimum damages of $50 per calendar day for up to 10 days, starting on the 11th working day.

Should I sell my Casa Bonita II unit now or wait?

We do not predict the market. We can show you what the record shows: sales in 2021 to 2023 had a median of $830,500, sales since 2024 have a median of $700,000, and the five in the last 12 months ran $675,000 to $796,000. The decision turns on your costs of holding, including assessments and insurance.

How do I get a free valuation of my Casa Bonita II condo?

Go to mcgreevyandcomisar.com/home-valuation and fill in the short form, or call Jesse direct at (239) 898-6072. We start from the recorded deeds for your plan and floor, adjust for condition and flood and insurance facts, and show you each comparable’s deed.

What We Could Not Verify About Casa Bonita II

Casa Bonita II has more facts we could not verify than the buildings around it, because its governing documents are not public. 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.

Southwest Florida MLS market figures

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 declaration, bylaws and rules

We did not read the recorded declaration, the bylaws or the rules, because none is published and we have not pulled the recorded instrument from the Clerk. Everything this page says about the building’s rules is either a statute or the words “not published.”

Regular assessment and any special assessment

The association does not publish its budget or its 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.

Milestone inspection and structural reserve study status

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 deadlines on this page are our inference from the year built and the number of stories.

Who manages the building today

The state condominium record lists the care-of name Cambridge Management at a Bonita Springs address, and the Division of Corporations lists that same street address as the association’s principal address. We cannot say whether that firm is current.

Rental, pet, parking and approval rules

None is published. Each needs the manager’s written answer or the declaration.

The flood zone at unit level

Our sample shows two zones across the footprint. We cannot say which zone a given unit is rated in. The elevation certificate and the insurer’s rating decide it.

Storm damage and repairs at this building

We found no public record of damage or repairs specific to Casa Bonita II for Ian, Helene or Milton. The surveyed Ian high-water mark we cite is at a neighboring address.

Roll sales versus the county file

Every sale figure on this page comes from the county’s corrected qualified-sales file, not from the roll’s latest-transfer field. The roll lists one latest transfer per unit, and seven of those dated 2022 or 2024 (units 202, 203, 205, 307, 703, 705 and 805) are not in the qualified file, so we do not count them as sales. Unit 307’s $1,045,000 appears in the file under October 28, 2022, while the roll dates it April 29, 2024. Whether any other roll transfer was an arm’s-length sale, the deed settles.

Zoning, insurance details, the bridge and the beach project

We did not retrieve the zoning district behind the county’s zoning-area code, the master policy terms, the current status of the Big Hickory Pass bridge, or whether the 2024 to 2025 beach nourishment project reached the sand in front of this building, and we state none of them.

The association website

We found no association website. The address that carries the building’s name loads a parked page. A compliant portal may sit behind an owner login, and we could not see inside one.

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.

Florida state records and agencies

1. Florida Department of Business and Professional Regulation, condominiums and cooperatives
2. DBPR public records extracts, including the condominium project file
3. Florida Division of Corporations, Sunbiz
4. DBPR, condominium inspections and milestone information
5. DBPR condominiums and cooperatives, frequently asked questions
6. DBPR vacation rental and transient public lodging guide
7. Florida Department of Revenue, tourist development tax rates
8. Florida Office of Insurance Regulation, residential market share reports
9. Florida OIR, statewide summary by company and policy type, second quarter 2022
10. Florida OIR, statewide summary, second quarter 2024
11. Florida OIR, statewide summary, second quarter 2026
12. Citizens Property Insurance, 2026 rate and rule changes
13. Citizens Property Insurance, commercial lines updates, September 2023
14. Florida CFO, My Safe Florida Condo
15. Florida Department of Environmental Protection, Critical Erosion Report
16. Florida Department of Environmental Protection, local government funding request, fiscal year 2024-2025

Florida statutes

17. Florida Statutes section 718.110, amendment of the declaration
18. Florida Statutes section 718.111, the association and official records
19. Florida Statutes section 718.112, bylaws, fees and structural reserve study
20. Florida Statutes section 718.113, maintenance and hurricane protection
21. Florida Statutes section 718.115, common expenses
22. Florida Statutes section 718.116, assessments and estoppel certificates
23. Florida Statutes section 718.117, termination
24. Florida Statutes section 718.503, disclosures to buyers
25. Florida Statutes section 553.899, milestone inspections
26. Florida Statutes section 689.302, flood disclosure
27. Florida Statutes section 201.02, tax on deeds
28. Florida Statutes section 196.031, homestead exemption
29. Florida Statutes section 509.242, public lodging establishments

Federal sources

30. FEMA National Flood Hazard Layer, map service
31. FEMA Community Information System, Florida
32. FEMA NFIP summary of coverage, residential condominium buildings
33. U.S. Geological Survey Short-Term Network, storm events and high-water marks
34. U.S. Geological Survey, 3D Elevation Program
35. U.S. Geological Survey, The National Map imagery service, NAIP aerial imagery
36. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
37. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
38. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
39. U.S. Department of Housing and Urban Development, assistance animals

Lee County

40. Lee County Property Appraiser
41. Lee County Clerk of Courts
42. Lee County Clerk, Inspector General tourist development tax
43. Lee County Parks and Recreation, Bonita Beach Park
44. Lee County Parks and Recreation, Bonita Beach Access 1
45. Lee County Parks and Recreation, Bonita Beach Accesses 2 through 9
46. Lee County Parks and Recreation, Little Hickory Island Park, Access 10
47. Lee County public safety, evacuation information
48. Lee County evacuation zone map
49. Lee County Solid Waste
50. Lee County DOT, Big Hickory Pass bridge update
51. Lee County GIS open data services, parcels, building footprints, city limits, evacuation zones and coastal layers
52. Lee County School District, school zones
53. Lee County School District, Student Enrollment Plan 2024-2025
54. School Site Locator, Lee County
55. Lee County tourist development tax, Ordinance 13-14

City of Bonita Springs and utilities

56. City of Bonita Springs, Bonita Beach access
57. City of Bonita Springs, Hurricane Ian progress report
58. City of Bonita Springs, FEMA and Community Rating System
59. City of Bonita Springs, rental permits
60. City of Bonita Springs, post-storm permitting guide
61. City of Bonita Springs, substantial damage and substantial improvement notice
62. City of Bonita Springs, water service restored on Little Hickory Island, October 2022
63. Bonita Springs Utilities, service area

News reporting and neighboring associations

64. WGCU, parking closures at Bonita Beach and Fort Myers Beach, September 9, 2026
65. WGCU, Bonita Springs after Hurricane Milton, October 10, 2024
66. WINK News, Lee commissioners award millions to nourish Lovers Key and Bonita Beach, September 17, 2024
67. Bonita Beach Club, beach access page
68. Collier County Parks and Recreation, Barefoot Beach Preserve

Our own data and pages

69. Lee County Property Appraiser roll for the 54 Casa Bonita II unit parcels, 2026 roll extract, September 27, 2026 pull
70. Lee County Property Appraiser parcel and building-footprint layers for the 55 parcels at 25870 Hickory Blvd, queried October 1, 2026
71. Lee County recorded-sales index, county sales file for Casa Bonita II, corrected county file County_S2293, index 2026-10-01T16:47:09, newest sale June 9, 2026
72. Lee County recorded-sales index, corrected county sales files (County_S2293, index 2026-10-01T16:47:09) for Casa Bonita I, Casa Bonita Grande, Ambassador, Silver Sands, Windsong, Seascape and Bonita Beach Club
73. Our FEMA National Flood Hazard Layer sample at 40 points across the building footprint, and USGS 3D Elevation Program ground elevations, October 1, 2026
74. Lee County evacuation-zone, city-limits and coastal-line layer queries at the building, October 1 and September 30, 2026
75. McGreevy and Comisar, Bonita Beach area guide
76. McGreevy and Comisar, Bonita Springs area guide
77. McGreevy and Comisar, best real estate agents in Bonita Springs
78. McGreevy and Comisar, Casa Bonita overview
79. McGreevy and Comisar, Casa Bonita Grande
80. McGreevy and Comisar, Seascape
81. McGreevy and Comisar, Bonita Beach Club
82. McGreevy and Comisar, Bay Harbor Club
83. McGreevy and Comisar, free home valuation
84. McGreevy and Comisar, buyer guide
85. McGreevy and Comisar, about our team
86. Jesse McGreevy, agent profile
87. Marc Comisar, agent profile
88. Domain Realty Group
89. Google reviews for McGreevy and Comisar

Downloadable Documents and Primary Sources You Can Read Yourself

Casa Bonita II publishes no governing documents, so there is no association PDF to link, and the five public documents below are the primary sources behind this page. Read them with the disclosure package, because the documents govern and this page does not replace them.

• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
• City of Bonita Springs, substantial damage and substantial improvement notice
• FEMA, NFIP summary of coverage for residential condominium buildings
• Florida Department of Environmental Protection, Critical Erosion Report
• Lee County Ordinance 13-14, tourist development tax

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 II. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.