Casa Bonita Royale

Home > Bonita Springs > Bonita Beach > Casa Bonita Royale

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 Royale Condominium on Bonita Beach: The Bay-Side Casa Bonita Building

Casa Bonita Royale is a 40-unit, six-story bay-side condominium at 25901 Hickory Blvd on Little Hickory Island, the barrier island that carries Bonita Beach inside the City of Bonita Springs, Florida. It is the only one of the four Casa Bonita associations that is not on the Gulf. Royale sits across the road from the other three, on the back bay, with a 22-slip dock, a seawall walkway and a deeded path to the Gulf through its neighbor. Sellers deciding who should list a unit here, and buyers deciding whether to own one, are the readers this page is written for, and we put sellers first because the unit-level facts below decide how a listing should be priced.

This page is our own audit of the building. We read all 48 pages of the association’s Amended and Restated Condominium Declaration, its bylaws, its 2026 proposed budget, its flood policy declarations page, 38 sets of board and annual meeting minutes from 2015 through 2025 on its board page, the Lee County Property Appraiser roll for all 41 parcels, the FEMA National Flood Hazard Layer at the building, the U.S. Geological Survey’s Hurricane Ian high-water mark surveyed inside one of its first-floor units, and every qualified sale in the county’s recorded-sales file. Where those sources disagree with each other, we publish both versions and say who said what.

Casa Bonita Royale is a different association from Casa Bonita Grande, Casa Bonita I and Casa Bonita II, which are separate corporations with separate declarations on the Gulf side of the road. The overview for the shared name is on our Casa Bonita page.

Where Casa Bonita Royale is, precisely

The building is at 25901 Hickory Blvd, Bonita Springs, Florida 34134. Odd street numbers are the bay side of Hickory Blvd, and the county roll codes the land under all 40 unit parcels as BAY. A separate common-area parcel carries the address 25903 Hickory Blvd. The declaration describes the site as having frontage on the waters of an arm of Estero Bay and two easements to the waters of the Gulf of Mexico, and the state’s submerged lands lease for the docks names the water body as Big Hickory Pass.

The other three Casa Bonita buildings stand directly across the road: Casa Bonita Grande at 25900, Casa Bonita II at 25870 and Casa Bonita I at 26000. Bonita Beach Park and the numbered county beach accesses sit to the south along the same road.

Quick reference, Casa Bonita Royale Condominium

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

If you’re searching for the best realtor for Casa Bonita Royale in Bonita Beach, Bonita Springs, whether you’re ready to sell your Casa Bonita Royale 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 Royale track record (last 12 months): Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS pull for this building has not been run, so we publish no resale count, no share of transactions and no sale-to-list ratio in place of an estimate. What we can publish is the county record, which follows in the market sections.

We tracked every one of the 93 Casa Bonita Royale closings in the county record, from the first developer sales in April 1978 to the unit 302 sale on July 2, 2026, and every transfer the county roll shows on all 40 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 Royale home? Get a free home valuation → mcgreevyandcomisar.com/home-valuation-casa-bonita-royale-bonita-beach OR call Jesse direct at (239) 898-6072. Our guide to selling a Casa Bonita Royale at Bonita Beach condo has the recorded sales, the costs and the documents.

Buying a home in Casa Bonita Royale? 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 Royale as a Homebuyer?

Living at Casa Bonita Royale means owning a two-bedroom, two-bath concrete apartment in a 40-unit, six-floor building on the back bay, with a heated pool, a second-floor sundeck, a community room, a 22-slip dock, a kayak launch and a deeded walk to the Gulf across the road. Casa Bonita Royale is a place for owners and 30-day-plus tenants, not for weekly vacation rentals.

The honest daily picture

The association’s own welcome letter calls the building a residential community of forty privately owned units, says a number of them are second residences that are frequently rented, and says the building was designed for adult occupancy, with no facilities for children to play unsupervised. The declaration itself contains no age restriction that we found, and we do not describe the building as age-restricted.

Daily life runs toward the water on the bay side. The docks sit behind the building, along a seawall walkway. Residents and renters may fish from any dock unless a dock holder asks that a particular dock not be used, and fish are cleaned at designated dock stations, per the association’s Policies and Regulations, revised April 2026. A floating kayak launch went in during 2022 and a new kayak and paddle board rack was built in June 2026, per the association’s news page.

The Gulf is across Hickory Blvd. The same policies say the beach is reachable only through the driveways on either side of Casa Bonita Grande, for access only, and that Grande’s patio and lounge chairs are for Grande. That walk is the trade a Royale owner makes for the docks and for a price well below the Gulf-side buildings.

Who owns here

The pattern on the county roll is seasonal. Of the 40 unit parcels, 23 show an owner mailing address outside Florida and 17 show a Florida mailing address, which is 57.5 percent out of state (23 divided by 40). Nine of the 40 units show an exemption that puts taxable value below assessed value on the 2026 roll, which we read as full-time residents with a homestead exemption. That reading is our inference from the roll and not a statement by the county.

Twenty-five of the 40 units have at least one qualified sale on the county file since January 2009, and unit 404 has no qualified sale anywhere in the file. Long holds are normal here.

Who should look elsewhere

If you need to keep a dog taller than 18 inches at the shoulder, rent by the week, keep a motorcycle or a boat trailer on the property, or bring a pet as a tenant, this building’s declaration will not allow it as written. If you want to step from the lobby onto the sand, look across the road at Casa Bonita Grande. If you want a larger bay-side campus with tennis and a marina, look at Bay Harbor Club.

What Does the Casa Bonita Royale Market Snapshot Show?

The county record for Casa Bonita Royale holds 2 qualified sales in the last 60 months, $490,000 on February 27, 2024 and $520,000 on July 2, 2026, and 93 qualified sales since 1978. The Southwest Florida MLS figures for Casa Bonita Royale are not published on this page, because the MLS pull for this building had not been run when we published.

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).

The two qualified sales of the last 60 months

No window of 12, 24, 36 or 60 months holds ten qualified sales at Casa Bonita Royale, so we list every qualified sale of the last 60 months instead of publishing a median as a price signal. There are two, both of the smaller floor plan.

The median of these 2 sales is $505,000, which is simply the midpoint of the two prices, and it is not a market median. One of the two falls inside the last 12 months: unit 302 on July 2, 2026.

What the county record is, and is not

Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. 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. Our count of 44 sales since January 2009 is a complete count. Our count of 93 since 1978 is a count of what the file holds, never a claim of every sale ever. The sales index was built on October 1, 2026 from the roll exported on September 27, 2026, and its newest recorded sale for this building is July 2, 2026.

The county file carries deed consideration, 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 record goes quiet after 2021

The county file shows seven qualified sales in 2021, none in 2022, none in 2023, one in 2024, none in 2025 and one so far in 2026. Hurricane Ian flooded the first floor on September 28, 2022, and the association’s own minutes describe a period after the storm when rentals were not allowed and when owners paid capital assessments. The quarterly assessment for a standard unit rose from $1,761.25 in the 2022 budget to $3,273.70 in the 2026 budget. Those are facts from the documents. The record does not say why owners held, and we do not claim a cause.

What Have Casa Bonita Royale Units Sold For, Year by Year Since 2009?

Casa Bonita Royale shows 44 qualified sales on the county file from January 2009 through July 2026, the span where the record is complete, with prices from $265,000 in 2012 to $645,000 in 2021. The table below is a history table by year, not a current price signal.

Data updated: October 2026

How to read the year table

Every year has seven sales or fewer, so each yearly median is the median of that year’s handful of sales and nothing more. A year with two end units in it, such as 2018, reads higher than a year with none, such as 2019, even though the 2019 prices for the standard plan were higher. We do not publish a median for the full 44, because a figure that mixes 2012 prices with 2026 prices says nothing about what a unit is worth today.

The two floor plans in the record

Thirty-four of the 44 sales since 2009 were the 1,099 square foot plan, priced from $265,000 to $560,000, and ten were the 1,399 square foot end plan, priced from $400,000 to $645,000. In the three busiest years, 2019 through 2021, the standard plan sold 14 times, from $398,000 to $560,000, and the median of those 14 sales was $455,000. Those 14 sales all predate Hurricane Ian and today’s assessment level, so we show them as history. The end plan sold twice in the same three years, at $543,000 and $645,000.

The highest prices on the file

The highest recorded price is $645,000, for end unit 107 on July 2, 2021, which works out to $461.04 per heated square foot. The highest price per heated square foot is $509.55, for unit 502 at $560,000 on March 30, 2021. Both are 2021 sales. Neither of the two sales since then, at $445.86 and $473.16 per square foot, has matched the 2021 peak per square foot.

How far back the record goes

The file’s first sales are the developer’s: ten first sales of new apartments from April 1978 through March 1980, priced from $59,900 to $106,000. By decade the file holds 10 qualified sales in the 1970s, 10 in the 1980s, 19 in the 1990s, 11 in the 2000s, 30 in the 2010s and 13 so far in the 2020s, which adds to 93. The counts before 2009 are partial, for the reason given above.

What Do Repeat Sales of the Same Casa Bonita Royale Unit Show?

Casa Bonita Royale has 19 pairs of consecutive qualified sales of the same unit since 2009, and 17 of them show a gain, one shows no change and one shows a loss. Repeat sales hold the floor plan and the floor constant, which makes them the cleanest price history a small building can offer.

Data updated: October 2026

The pair that matters most today

Unit 302 is the only unit with a qualified sale on both sides of Hurricane Ian. It sold for $500,000 on December 14, 2020 and for $520,000 on July 2, 2026, a gain of $20,000, or 4.0 percent, across five and a half years that included the storm, the repairs and a near doubling of the quarterly assessment. One pair is one pair. It is still the only before-and-after measurement the county file offers for this building.

The loss and the flat pair

Unit 505 sold for $387,000 on March 30, 2017 and for $290,250 on February 14, 2018, a drop of 25.0 percent in under eleven months, and then for $505,000 on July 2, 2021. The county file does not say why the 2018 price was low, and a transfer like that can reflect condition, a family transaction or a distressed sale. We flag it and we would want to see the deed before using it as a comparable. Unit 303 sold twice at $325,000, in June 2013 and April 2015.

What repeat sales mean for a seller

A buyer’s agent pricing an offer on a Royale unit will find these same pairs. A listing here should be priced against the same plan and a similar floor, adjusted for what changed in the building since the comparable closed: the 2022 flood, the repairs, the completed milestone inspection and the 2025 assessment level. We do that work unit by unit in a listing appointment, and we show our seller clients the deed behind every comparable.

How Does Casa Bonita Royale Compare With Its Neighbors on County Recorded Sales?

Casa Bonita Royale’s two qualified sales of the last 60 months, at $490,000 and $520,000, sit far below the three at Casa Bonita Grande across the road, at $900,000 to $1,010,000, and close to the bay-side buildings to the south. The yardstick for every row is the same county file, read under one rule, and the window used is stated in each row.

Data updated: October 2026

The rule: the first window of 12, 24, 36 or 60 months that holds ten or more qualified sales gives a median. Where no window up to 60 months holds ten, the row shows the count and the range, and no median is stated.

What the benchmark shows

The closest pair in time and size is across the road. Casa Bonita Grande’s newest qualified sale is $900,000 on April 16, 2026, for a 1,030 square foot unit, which is $873.79 per heated square foot. Casa Bonita Royale’s newest is $520,000 on July 2, 2026, for a 1,099 square foot unit, which is $473.16 per heated square foot. The gap is $380,000 ($900,000 less $520,000), and the Royale price is 57.8 percent of the Grande price. Per square foot, Royale’s figure is 54.2 percent of Grande’s. That gap is the price of standing on the bay side of the road.

Against the bay-side buildings the picture is closer. Bay Harbor Club, a larger bay-side community built in 1983 and 1984, shows a median of $555,000 on 12 qualified sales in 24 months, at a median of $412.64 per heated square foot. Royale’s two sales, at $445.86 and $473.16 per square foot, are above that median per square foot on smaller apartments. Beachwood on the Bay shows one qualified sale in 60 months, $528,000, and Sea Isles shows eight, from $395,000 to $833,000.

Three cautions on this table

Two sales do not make a market. The honest statement is that Casa Bonita Royale traded twice in 60 months, at $490,000 and $520,000, and that nothing in the county file says where the third sale will land.

The unit counts are from each building’s own state condominium record. The flood zones are the FEMA map zones from our point queries, and Royale’s own flood policy prints a different zone, which the flood section covers.

The Southwest Florida MLS figures that would let us compare days on market and sale-to-list across these buildings are not published here: Information not available at time of publishing (checked 2026-10-01).

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

If you own at Casa Bonita Royale, the bay-side Casa Bonita building in Bonita Beach, the county shows 44 qualified sales since 2009 and two since Hurricane Ian, and your unit’s plan, floor, dock assignment and condition decide which of them are real comparables. Get a free home valuation at mcgreevyandcomisar.com/home-valuation-casa-bonita-royale-bonita-beach or call Jesse direct at (239) 898-6072. Our guide to selling a Casa Bonita Royale condo has the recorded sales, the costs and the documents.

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

How Does Casa Bonita Royale Relate to Casa Bonita I, Casa Bonita II and Casa Bonita Grande?

Casa Bonita Royale is one of four separately incorporated Casa Bonita associations on Hickory Blvd, each with its own declaration, board, budget and state corporation. Royale is the bay-side one and the youngest. A fee, a rule or a special assessment at one of the four says nothing about another.

The four corporations and the four declarations

The Florida Division of Corporations and the state condominium registry list them as separate entities, and the county roll ties each to its own recorded declaration:

• Casa Bonita I: Casa Bonita I Condominium Association, Inc., document 727261, filed August 27, 1973, at 26000 Hickory Blvd, Gulf side, 54 units, declaration at Official Records Book 969, Page 616.
• Casa Bonita II: Casa Bonita II Condominium Association, Inc., document 730426, filed August 13, 1974, at 25870 Hickory Blvd, Gulf side, 54 units, declaration at Official Records Book 1014, Page 1334.
• Casa Bonita Grande: Casa Bonita Grande Condominium Association, Inc., document 738061, filed February 9, 1977, at 25900 Hickory Blvd, Gulf side, 54 units, declaration at Official Records Book 1098, Page 1742.
• Casa Bonita Royale: Casa Bonita Royale Condominium Association, Inc., document 741673, filed February 21, 1978, at 25901 Hickory Blvd, bay side, 40 units, declaration at Official Records Book 1254, Page 1012.

Three buildings of 54 units face the Gulf and one building of 40 faces the bay, which is 202 units under one shared name (54 + 54 + 54 + 40). Our Casa Bonita overview compares the four side by side, and this page covers only Royale.

What the four once shared

The state corporate record shows a fifth entity, Casa Bonita Waste Water Treatment Association, Inc., document 745158, filed December 7, 1978 and administratively dissolved on August 26, 1994, with directors listed at all four Casa Bonita street numbers. Royale’s declaration still defines common expenses to include any allocable share of a sewage treatment plant that serves Casa Bonita Royale. We read those two facts together as evidence that the four buildings once shared a treatment plant, and we label that reading as our inference. Today the association’s budget carries a water and sewer line billed through Bonita Springs Utilities.

What Royale and Grande still share

The link that matters to a buyer today is the walk to the beach. Royale’s declaration lists two easements to the waters of the Gulf of Mexico among its common elements, and the association’s policies say the beach is reached through the driveways on either side of Casa Bonita Grande. The association’s February 2020 annual meeting minutes say it went to court to guarantee that access, for Royale and for two smaller bay-side neighbors, and its 2016 minutes say the steps leading to the beach belong to Casa Bonita Royale. In 2021 the board approved unlocked pedestrian gates at Grande on the condition that the passages stay unlocked and fully passable.

Why the street number matters when you search

Searches for the name return a mix of unrelated businesses and the four associations. When you are reading a listing or an estoppel certificate, check the association name and the street number: 25901 Hickory Blvd is Casa Bonita Royale, and the legal entity is Casa Bonita Royale Condominium Association, Inc. Using the wrong association’s documents is a real risk in a resale, because the budgets, the pet limits and the approval steps differ.

How Did Casa Bonita Royale Begin? The Declaration, the Amendments and the Dates

Casa Bonita Royale’s original declaration of condominium is recorded in Lee County Official Records Book 1254, Pages 1012 to 1048, and the county roll cites that book and page in the legal description of every unit. The governing text today is the Amended and Restated Condominium Declaration that the association posts as a signed copy dated May 7, 2013.

The recorded chain, as the restated declaration recites it

The restated declaration opens by listing what it replaces: the original declaration at Official Records Book 1254, Pages 1012 to 1048, amended at Official Records Book 1829, Page 463, at Book 2941, Pages 1476 to 1489, at Book 3254, Pages 933 to 938, and by three later instruments numbered 2007000267349, 2011000097119 and 2011000133987, all in the public records of Lee County. It describes itself as a substantial rewording of the declaration and bylaws.

The copy on the association’s website carries no recording stamp, so we do not state an instrument number for the restated declaration. A buyer’s title agent will pull the recorded version from the Lee County Clerk, and that recorded version, with any amendment recorded after it, is the one that governs.

Four dates that do not match, and why we show all four

The association’s flood policy gives the building a date of construction of January 1, 1977. The state condominium registry lists the condominium as recorded on January 1, 1978, and the corporation was filed with the state on February 21, 1978. The county file’s first developer sales are dated April 1978. The Lee County Property Appraiser roll carries 1978 as the earliest building year and 1979 as the latest on every unit, and the county sales file uses 1979.

These describe different events: a construction start for insurance rating, a recorded condominium, a filed corporation, first closings and a completed building. We use 1979 where a single year is needed, because that is the county’s year-built figure, and we say so wherever the year matters, as it does for the milestone inspection rules below.

The legal description

The county’s parcel numbers place the units in Section 24, Township 47 South, Range 24 East. The state’s submerged lands lease for the docks describes its 12,142 square foot submerged parcel in Section 25 of the same township and range, in Big Hickory Pass. The condominium is a single building, so there are no phases and no separate towers, and we found no recreation lease in the pages we read.

Ownership shares and the end-unit surcharge

Section 4.1 of the declaration makes each unit liable for a one-fortieth share of common expenses, with one exception that matters for pricing: the twelve end apartments, 101, 107, 201, 207, 301, 307, 401, 407, 501, 507, 601 and 607, pay a ten percent surcharge. The association’s budget turns that into 2.4271 percent for each of 28 standard units and 2.67 percent for each of 12 end units. The arithmetic checks: 28 times 2.4271 plus 12 times 2.67 is 99.9988 percent.

Dock costs sit outside that split. Section 8 says the maintenance, repair and replacement of the assigned docks is borne by the 21 units that hold them.

Votes, quorum and how the documents can change

Each unit has one vote, so there are 40 voting interests (Section 2.34). The bylaws set a quorum at 30 percent of the voting interests, which is 12 units. Section 18.3 of the declaration says it may be amended by a majority of the voting interests present, in person or by proxy, at a duly called meeting. That is a lower bar than many declarations set, and it means a buyer should ask whether any amendment is pending, because a rule can change with a modest turnout.

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

Casa Bonita Royale is a single six-floor concrete building with 40 two-bedroom, two-bath apartments on two floor plans: 28 standard units of 1,099 square feet and 12 end units of 1,399 square feet of heated area per the county roll. The first floor has five apartments and floors two through six have seven each.

Six floors, forty units

Section 3.2 of the declaration describes one apartment building with storage areas, lobbies, elevators, stairs and hall areas on each level, five apartments on the first floor and seven apartments on each of five floors. That is 5 + (5 x 7) = 40. The county roll agrees: unit numbers 101, 102, 105, 106 and 107 on the first floor, 201 through 207 up to 601 through 607 above, and a six-story code on every unit. The flood policy describes the building as slab on grade with six floors. Six floors is a documented figure here, not an inference.

Photographs on the association’s own website show why the first floor is short two units. The middle bays at ground level are open covered parking beneath a second-floor sundeck, and the apartments at ground level sit in the two wings. That is our reading of the association’s photographs, and the condominium plat is the authority.

The two floor plans

The two sources measure different things. The county’s heated area is 1,099 and 1,399 square feet. The declaration’s Section 3.2 says each end apartment contains approximately 1,690 square feet and all others approximately 1,260, each with two bedrooms, two baths, kitchen, living and dining areas, a utility area and balconies. Section 3.4 puts a balcony, loggia or terrace that serves only one apartment inside that apartment’s boundary, so our reading is that the declaration’s larger figures include the balconies. We publish both and attribute each. A listing should say which figure it is quoting.

What is inside a unit and what is not

The upper boundary of a unit is the lower surface of the ceiling slab. The restated declaration prints the lower boundary as the lower surface of the floor slab and then adds a note that the original declaration contained a scrivener’s error and should have read the upper surface of the floor slab. An owner’s attorney should read that note before relying on either wording.

Under Section 9, the association maintains the exterior walls, the common water pipes up to each unit’s cut-off valve, the sewer lines up to the unit boundary, the electrical wiring up to each unit’s breaker panel, the fire sprinkler systems and the entrance door and its exterior surface. The owner maintains the windows, window glass and screens, the interior of the entry door, the air conditioning equipment wherever it sits, the water heater, the shower pans and everything inside the unit.

The site and the footprint

The county’s parcel layer draws the common-area parcel at 25903 Hickory Blvd as 61,910 square feet, which is 1.42 acres. The county roll lists the same parcel’s land units as 1.20 acres. We publish both and do not choose between them. The reserve schedule in the association’s 2026 proposed budget carries 10,800 units of flat roof at $30 a unit, which we read as about 10,800 square feet of flat roof, along with a metal mansard roof, 59,000 units of painted stucco wall, two hydraulic elevators, two trash chutes, 52 common doors and 325 units of concrete bulkhead.

What has been renewed, per the association’s minutes

The public minutes give a dated record of capital work, which is unusual for a building this size and useful to a buyer:

• Docks: all replaced across 2016 and 2017, and rewired after 2020 and again after Hurricane Ian.
• Walkway and stair railings: replaced in 2017 at the 42-inch code height.
• Exterior: spalling repaired and the building painted in 2017, and painted again in 2025.
• Parking lot: resurfaced in 2018 and sealed again in November 2024.
• Elevators: both modernized under a 2022 contract, then repaired again in 2024 and 2025 after a hydraulic line leak and a failed shaft.
• Lobby doors, first-floor windows and mailboxes: replaced after a January 2022 vote.
• Electrical room: rebuilt after Hurricane Ian.
• Fire protection: a dedicated water line for the fire system, required by the City of Bonita Springs, contracted in 2025 at about $60,000, and new doors on the trash chutes on each floor in 2026.

The April 2022 minutes describe the flat roof as about 13 years old at that time.

Views

The county roll codes every one of the 40 units BAY, its flag for the water the land sits on. We do not state which stacks see which water, because no public document we read maps the views, and a showing settles it in a minute.

What Amenities Come With Casa Bonita Royale?

Casa Bonita Royale’s amenities are a 22-slip dock on a state-leased basin, a heated pool, a second-floor sundeck, a community room with a kitchen, grills, a floating kayak launch and rack, assigned parking and storage, bulk television and internet, and a deeded walk to the Gulf. The association’s documents name each, and none carries a separate membership fee.

The docks

Section 6.3 of the declaration says the association is the lessee of a 22-slip docking facility under a state submerged lands lease first recorded on July 6, 2001 in Official Records Book 3444, Page 2539. One slip belongs to the association and 21 are assigned to individual units as limited common elements. The lease renewal the association posts authorizes a 22-slip private residential docking facility with boat lifts on 12,142 square feet of sovereignty submerged land, without fueling facilities and without liveaboards.

Three dock facts matter in a sale. First, not every unit has a dock: the declaration assigns 21 slips to individual apartments, so at most 21 of the 40 units have one, and the 2020 minutes describe one slip as grandfathered to an owner in a neighboring building. Second, a dock can be transferred only to another Casa Bonita Royale owner and only with the association’s written approval. Third, the state is entitled to six percent of the income from a dock transfer, and the association’s escrow form adds a two percent administrative fee. The costs section below has the figures.

The posted lease renewal runs from April 1, 2016 through April 1, 2026 and says renewal is at the option of the state. That date has passed. We did not find a later renewal on the association’s public pages, so ask for the current lease before you price a dock.

Pool and sundeck

The pool is heated. The 2021 minutes record a second pool heat pump installed that year, and the November 2024 minutes say Hurricane Milton’s water rose above both pool heat pumps, that both were replaced, and that the new ones were installed so they can be removed before a storm. The 2013 rules set pool hours from 8:00 am to dusk. Food and glass are not allowed in the pool area or on the second-floor sundeck, and food is allowed in the barbecue areas, per the April 2026 policies.

Community room, grills and kayaks

The community room has a kitchen and can be reserved for private functions on the calendar kept there, per the welcome letter. It was rebuilt after Hurricane Ian. Personal grills are not allowed on the property under Section 10.6 of the declaration, and the association provides common grills. A floating kayak launch was approved in December 2021 at about $5,000 and opened in March 2022, and a larger kayak and paddle board rack was built in June 2026.

The walk to the Gulf

The declaration lists two easements to the waters of the Gulf of Mexico among the common elements. In practice that means walking across Hickory Blvd and through the driveways on either side of Casa Bonita Grande. The stairs to the beach were rebuilt and a bench added in 2020, and the two smaller bay-side neighbors that share the access paid a share of that cost, per the March 2020 minutes. Bring your own chairs: Grande’s patio, pool and lounge chairs are Grande’s.

Parking and storage

Each unit has an assigned parking space and an assigned storage space as limited common elements under Section 6.1 of the declaration, with the parking spaces originally numbered 1 through 40. The association’s budget bills a carport assessment to 10 carport holders, while the county roll flags a carport on 18 of the 40 unit parcels. Those two counts disagree and we publish both. Ask which kind of space conveys with the unit you are buying, and read it on the parking plan attached to the declaration.

The association’s December 2021 notice asks owners and renters to park only in their assigned space from January 1 to April 1 and to leave guest spaces for guests. The February 2021 annual meeting minutes describe new electric service to the docks and pump house with charging stations for electric cars as nearly complete at that time.

Television, internet and entry

The association buys television and internet in bulk from Summit Broadband as a common expense. The November 2024 minutes describe a new contract with one-gigabit internet, two new wireless routers and more than 300 channels at no increase in cost. The lobby doors use an electronic entry system with call boxes, and cameras cover the dock area, per the minutes.

What is not here

We found no fitness center, no tennis or pickleball court and no on-site manager’s office described in any association document we read. The welcome letter says there are no play facilities for children. If those matter, the Bonita Beach Club to the north has them.

What Does the Casa Bonita Royale Fee Bundle Cover, and What Does It Cost?

Casa Bonita Royale’s regular assessment for 2026 is $3,273.70 per quarter for each of the 28 standard units and $3,601.32 per quarter for each of the 12 end units, per the association’s 2026 proposed budget. The board’s approved minutes of November 24, 2025 record that the 2026 budget was approved with no increase in quarterly assessments.

The 2026 assessment, unit by unit

The figures are from the 2026 Proposed Budget, version 1, last updated November 10, 2025, which shows the same amounts for fiscal 2025 and fiscal 2026 and four payments a year. The document on the association’s site is labeled proposed, and the adopted version is not published there, so confirm the current figure on the estoppel certificate before you rely on it.

Three smaller assessments apply only to the units that use the service: $118.00 a year for the 34 units on the shared air conditioning maintenance contract, $48.40 a year for each of 10 carport holders and $200.00 a year for each of 21 dock slips.

Where the money goes in the 2026 budget

The budget totals $548,220.00 in maintenance fees, split into $329,893.70 of operating expenses and $218,326.30 of reserve funding. Reserves are 39.8 percent of the total, which is high for a building this size and reflects the structural reserve rules covered below.

The two insurance lines together are $141,247.70, which is 42.8 percent of the operating budget and 25.8 percent of every assessment dollar. Bulk television and internet works out to about $88.86 per unit per month ($42,654.36 divided by 40 units and 12 months). Water and sewer for the units is inside the fee, because the building is on one meter and Section 8.1 of the declaration makes the service a common expense unless it is separately metered.

What the fee does not cover

Electricity inside the unit is the owner’s, billed by Florida Power and Light. So are the owner’s own insurance on contents and interior finishes, the air conditioning equipment, the water heater, the windows and screens, and anything inside the unit that Section 9.2 of the declaration assigns to the owner.

How the assessment has moved since 2015

The association posts budgets back to 2015, so the fee history is public. We read each one.

From the 2022 budget to the 2026 budget the standard unit’s quarterly assessment rose by $1,512.45, which is 85.9 percent. From 2015 to 2026 it rose by 128.1 percent. The draft minutes of November 14, 2024 say a 35 percent increase in quarterly assessments was required for 2025 to fund reserves to the level the structural reserve study calls for, and that insurance was the largest budget item.

Reserves

The reserve pages of the 2026 proposed budget list every reserve component with its replacement cost. The listed components total $2,128,295.00 in replacement cost, and the reserve accounts are shown at $318,437.13 at the end of fiscal 2025, of which $290,679.00 sits in the pooled structural reserve. The 2026 budget adds $218,326.30. The November 24, 2025 minutes say the association exceeds the structural reserve amounts required for the next year and that the study suggested no projects for the next year.

These are the association’s own published figures for one point in time. A reserve balance moves with every project, so ask for the current balance and the current study in the disclosure package.

Due dates and late charges

The bylaws allow assessments to be collected monthly or quarterly, and the association collects quarterly. Section 8.6 of the declaration says an installment paid within ten days of its due date bears no interest and that later payments bear interest at the highest rate the law allows, with a late fee as allowed by law. The approved minutes of the January 13, 2025 annual meeting record a motion instituting a late fee of 1.5 percent per month on assessments received after January 31, 2025. An older membership application form on the site describes a 5 percent charge on any payment 30 days late. The two differ, and the newer, voted figure is the one to confirm.

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

Beyond the regular assessment, a Casa Bonita Royale owner or buyer can face special assessments, a $100 application fee on a sale or a lease, an estoppel certificate fee, dock assessments and the state’s six percent dock transfer fee, late charges, insurance on the unit interior, electricity and property taxes. The association’s public minutes record every special assessment listed below.

Special assessments on the public record, 2017 to 2025

The 2025 assessment checks against its stated total: 28 times $6,310 plus 12 times $6,942 is $259,984. The four building-wide assessments with a stated per-unit amount add to $11,858 for a standard unit and $13,044.50 for an end unit across eight years, before the $5,000 assessment of 2023, whose per-unit basis the minutes do not state. The May 2023 annual meeting minutes say a special hurricane assessment of over $200,000 was collected, which is consistent with $5,000 across 40 units.

The approved minutes of January 13, 2025 say the elevator repairs were covered and that another capital call was not necessary at that time. We do not know whether any assessment has been levied since, so ask for the last two years of assessments, which Florida Statutes section 718.503 puts in the buyer’s disclosure package.

Sale and lease application fees

A buyer submits the association’s application for membership with a $100 check, and the lease application form asks for a $100 administrative fee with each lease. The lease form adds a $150 penalty, for a total of $250, if a copy of the lease is not provided within the 15-day period, a change the board voted in November 2024. Florida Statutes section 718.112(2)(k) allows a transfer fee only where the declaration or bylaws provide for one, and the bylaws here say the association may charge up to the maximum the law permits.

Estoppel certificate

Florida Statutes section 718.116(8) caps the estoppel certificate fee at up to $299 for the certificate, up to $119 more for an expedited request within three business days and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR, and it requires the certificate within ten business days of a request. The largest combined fee is $299 + $119 + $179 = $597. Section 8.11 of the declaration separately promises a certificate within fifteen days, and the statute’s shorter clock controls. The association’s own sale checklist routes the estoppel through its financial services firm in Naples.

Dock costs when a unit with a dock sells

Under the state lease and Section 6.3 of the declaration, six percent of the income attributable to a dock transfer is owed to the State of Florida, and the association’s escrow agreement form holds that amount at closing and adds a two percent administrative fee. The form asks for an appraised fair market value for the dock. The association’s minutes from 2017 and 2020 record dock use rights changing hands between owners for $20,000. On a $20,000 dock value, six percent is $1,200 and two percent is $400, for $1,600 in total. Those are dated figures, so ask for the current schedule.

Tenant security deposit

Section 11.5 of the declaration lets the association require a tenant to post a security deposit of the greater of $750 or one month’s rent to protect the common elements. Florida Statute 718.112(2)(k) caps a deposit the association holds at one month’s rent. Whether the board collects it today is not stated in the lease form, so ask.

Property taxes and the county’s values

Property tax is billed by the county and is separate from the assessment. On the 2026 roll, the county’s just value for the 28 standard units runs from $316,827 to $399,305, with a middle value of about $338,687, and for the 12 end units from $410,032 to $466,669, with a middle value of $461,793. Unit 302, which sold for $520,000 on July 2, 2026, carries a just value of $372,246, which is 71.6 percent of its sale price. We publish no tax bill, because a buyer’s taxable value resets after a sale.

Costs at closing

Florida’s documentary stamp tax on a deed is 70 cents per $100 of consideration under Florida Statutes section 201.02. On a $520,000 sale that is $3,640 (5,200 times $0.70). In Lee County the seller customarily pays for the owner’s title insurance policy, and the contract controls.

What Do the Casa Bonita Royale Declaration, Bylaws and Rules Say?

Casa Bonita Royale is governed by its Amended and Restated Condominium Declaration, its Second Amended and Restated Bylaws, a 2013 set of Rules and Regulations and a one-page set of Policies and Regulations revised in April 2026, and the association posts all four on its website. The declaration controls when the documents conflict, per Bylaw 22.

What we read, line by line

We read the 48-page declaration and the 20-page bylaws after optical character recognition of the scanned pages, the 2013 Rules and Regulations, the April 2026 Policies and Regulations, the lease application revised June 2026, the membership application, the welcome letter, the dock assignment and dock escrow forms, the budgets for 2015, 2018, 2021, 2022, 2023 and 2026, the flood policy declarations page, and the board and annual meeting minutes posted from 2015 through November 2025. Scanned pages can misread a digit, so every section number we cite should be checked against the original, which is linked in the documents list at the end.

Governance structure

Bylaw 4.1 sets a board of five directors serving one-year terms, elected at an annual members’ meeting. The association’s board page lists five directors today, and we name none of them. A quorum of members is 30 percent of the voting interests. Bylaw 9 says management of the condominium shall be through a company in the business of providing professional management services to associations. Bylaw 11.4 lets owners holding ten percent of the voting interests call a special meeting when a budget raises assessments above 115 percent of the prior year.

Florida Statutes section 718.111 requires audited financial statements once an association’s annual revenue reaches $500,000. The 2026 budget is $548,220, and the minutes of January and November 2025 record the board discussing that audit requirement and the members voting to waive it for fiscal 2025.

Who manages the building

Three public records point to the same Naples street address and two firm names. The state corporate record lists Frankly Coastal Financial Services, LLC, at 4985 Tamiami Trail East, Naples, as registered agent and mailing address, with the agent’s name changed on April 29, 2023. The state condominium registry and the flood policy both show the association in care of Collier Financial at that same address. The lease form tells applicants to send the form and fee to Frankly Coastal at that address. We read those as one financial services office under an older and a newer name, and we label that reading as our inference.

The minutes describe a hands-on volunteer board. The October 2021 minutes say the financial firm prepares the budgets and handles the money and does not act as a full property manager, and the budget carries separate lines for a management fee and for accounting. Ask who handles day-to-day management today.

Use of the property

Section 10.1 of the declaration limits each unit to one family as a residence. No more than six persons may occupy a unit for more than an occasional period, and no more than four may reside in a unit for more than an occasional period, where occupying means up to seven nights and residing means more than seven. The April 2026 policies say the same thing in one line: four people permanently, six temporarily for seven days. No business may be conducted from a unit in a way that brings traffic to the building.

Every occupant is asked to register in the notebook kept in the community room, so the board knows who is in the building in an emergency. Quiet hours run from 10 pm to 8 am. Nothing may be stored in hallways or stairwells, which is a fire code matter.

Guests when the owner is away

Section 10.8 is detailed, and it matters to owners who lend a unit to friends. Guests may not bring pets. Unrelated overnight guests in the owner’s absence are limited to two occupancies a calendar year, with ten days’ notice and registration. Related overnight guests, meaning a parent, grandparent, child, grandchild or sibling, may stay in the owner’s absence with the same notice. Tenants may not have overnight guests when the tenant is away.

Vehicles

Section 10.5 allows one kind of vehicle: an ordinary passenger vehicle, in the unit’s assigned space. Commercial vehicles, motorcycles, trailers, boat trailers, campers, motor homes and recreational vehicles may not be kept on the property, though a motor home may park for up to three hours to load and unload. Non-commercial pickup trucks are allowed. The speed limit on the property is five miles an hour.

Smoking, grills, flags and signs

The April 2026 policies bar smoking in any common area, in any screened lanai and anywhere else on the property except the far ends of the seawall walkway by the docks. Individual grills are not allowed. One removable flag of up to four and a half by six feet is allowed. No signs may be displayed outside a unit, including For Sale and For Rent signs, under Section 10.4, which matters to a seller planning marketing.

Renovations

Section 9.5 requires written board consent before any alteration to a unit, and Section 9.3 requires approval for work that changes the building’s appearance, moves plumbing or electrical lines or removes interior walls. Hard flooring needs a sound-absorbing underlayment under Section 9.14. The board’s construction policy, restated in several sets of minutes, limits construction projects to roughly May through October, with work hours of 8 am to 5 pm on weekdays, and the November 2025 minutes say the board has returned to that seasonal window after allowing year-round repairs following Hurricane Ian. One set of minutes states the window as May 1 to November 1, so confirm the dates with the board before you schedule a contractor.

Housekeeping rules that surprise new owners

Three rules catch new owners. An owner who will be away must shut off the unit’s main water valve, and the 2013 rules define an extended absence as more than 24 hours. Section 9.13 requires the air conditioning to run continuously at no more than 78 degrees, occupied or not, to control humidity. The board asks that water heaters be replaced every ten years, and all unit door locks must be keyed to the building’s master key, per the November 2025 minutes.

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

Casa Bonita Royale requires board approval for every sale and every lease. Section 11.1 of the declaration requires written notice to the board at least 15 days before the transfer, and Section 11.5 gives the association 15 days from receipt of complete information to approve or disapprove, after which the request is deemed approved.

The steps the association describes for a sale

The association posts a one-page sale checklist. After notice of a sale, the buyer receives the application for membership and returns it with a check for $100 payable to Casa Bonita Royale. The board then arranges an interview with the buyer, in person or by telephone, with as many directors as possible. If the buyer is acceptable, the board tells the closing agent, the estoppel request goes to the association’s financial services firm, and a consent to transfer form is signed, notarized and sent to the closing agent. The application asks about pets, the proposed use of the unit and references, and says the association may run a background check.

Grounds for disapproval

Section 11.5(D) lists the reasons the association may refuse without owing the seller an alternate buyer: a felony conviction involving violence, dishonesty or moral turpitude, conduct inconsistent with the covenants, a history of disruptive behavior, failure to provide information or fees, a record of financial irresponsibility, unpaid assessments on the unit, or a material misrepresentation in the application. Letting a buyer or tenant move in before approval creates a presumption against the applicant.

What this means for timing

A contract should leave at least 15 days between notice and closing, and in practice more, because the clock starts when the association has everything it asked for. We build the application, the interview and the estoppel request into the listing timeline so that approval is not the item that delays a closing.

Dock assignments in a sale

If the unit holds a dock, the dock does not follow the deed automatically in every case. The association uses an assignment of usage form, signed by both parties and approved by the association, and an escrow agreement for the state’s fee. The declaration says an assignment without the association’s written approval is void. Put the dock number in the contract.

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

What Are the Casa Bonita Royale Rental Rules?

Casa Bonita Royale allows rentals with a minimum term of one month or 30 days under Section 11.2 of the declaration, with board approval of every lease, no more than two occupants per bedroom, no subleasing and no pets for tenants. A Casa Bonita Royale owner whose unit is rented may not use the common elements during the lease.

The lease terms

The minimum term is one month or thirty days. The board may make an exception only for a hardship, in writing, before the occupancy. Only an entire unit may be leased. Leases are limited to two occupants per bedroom, which is four in a two-bedroom unit, while the lease application form and the welcome letter state a maximum of six occupants. Those two figures differ, the declaration is the governing text, and the board’s current practice is the thing to confirm.

The board has enforced the minimum. Its January 2023 minutes record a unit rented for one week, the board’s position that a unit must then stay empty for the balance of the 30 days, and the creation of a fining committee.

The application, the fee and the penalty

The lease application, revised June 2026, must reach the association’s financial services firm with a $100 check at least 15 days before the lease begins. A $150 penalty applies, for $250 in total, if the lease copy is not provided in that 15-day period. A new application and fee are required for each lease, including for a returning tenant, per the board’s 2022 and 2025 minutes. The tenant initials statements acknowledging the no-pet rule, the one-month minimum and the smoking rule.

What an owner gives up while the unit is rented

Section 11.4 says an owner whose unit is leased may not use the common elements, including the limited common elements assigned to the unit, during the lease term. The minutes apply that to the parking space, the pool, the community room and the docks. An owner who rents the unit for the winter cannot keep a car in the lot or a boat in active use at the dock during that lease, as the board reads it.

Taxes and licenses on a 30-day rental

A 30-day minimum keeps a compliant owner out of weekly vacation rental territory, and a rental of six months or less still owes Lee County’s 5 percent tourist development tax, which the Lee County Clerk administers, plus state sales tax. The state’s vacation rental license is triggered by renting more than three times a year for periods under 30 days, which this declaration does not allow. The City of Bonita Springs rental permit program exempts condominium properties of more than six units.

Statute on rental amendments

Florida Statutes section 718.110(13) says an amendment that prohibits rentals or changes the rental term or frequency applies only to owners who consent and to owners who take title after the amendment. A buyer today takes the rental rules as they stand on the day of closing, and the low amendment threshold in this declaration is a reason to read the recorded version.

What Are the Casa Bonita Royale Pet Rules?

Casa Bonita Royale allows an owner one small pet, a dog or a cat no taller than 18 inches at the shoulder, under Section 10.2 of the declaration. Tenants and guests may not keep or bring pets at all, and the declaration names four dog breeds that are not allowed regardless of size.

The rule in plain terms

One pet per unit, owners only. The limit is height, 18 inches at the shoulder, not weight. The declaration bars aggressive or loud breeds and names Pit Bulls, Rottweilers, Dobermans and German Shepherds. Reptiles, rodents, poultry, amphibians, swine and livestock are barred, and tropical fish are permitted. A dog or cat must be leashed or carried outside the unit and may not be left on a balcony or tied outside.

Registration

The membership application asks a buyer to register a pet by attaching a photograph with the pet’s name and shoulder height. The board’s January 2022 minutes record a concern about dogs on the property that belonged to renters, and a reminder that owners are responsible for their tenants’ compliance.

Assistance animals

Fair housing law treats assistance animals differently from pets, and an association’s pet limits do not decide those requests. The U.S. Department of Housing and Urban Development publishes the framework. The board’s 2019 minutes mention a review of its service animal policy.

Why this matters to resale

An 18-inch height limit excludes many medium and large dogs, and the no-pet rule for tenants narrows the rental pool. Both shrink the buyer pool a little, and both are better disclosed in the listing than discovered at the interview.

What Flood Zone Is Casa Bonita Royale In, and How High Does the Building Sit?

Casa Bonita Royale maps in FEMA flood zone AE with a base flood elevation of 11 feet NAVD88, on Lee County FIRM panel 12071C0651G effective November 17, 2022, and in Lee County Evacuation Zone A. The association’s own flood policy declarations page prints the flood risk as VE, so the two sources disagree and we publish both.

Data updated: October 2026

What we queried

We queried the FEMA National Flood Hazard Layer on October 1, 2026 at two points, the county’s centroid for the 40 unit parcels and its centroid for the common parcel at 25903 Hickory Blvd. Both returned zone AE, coastal floodplain, static base flood elevation 11.0 feet NAVD88, inside the special flood hazard area. The three Gulf-side Casa Bonita buildings across the road map in zone VE with a base flood elevation of 13 feet.

The conflict with the association’s flood policy

The flood declarations page for the policy period June 10, 2026 to June 10, 2027 prints “Flood Risk: VE” for 25901 Hickory Blvd. FEMA’s current pricing method uses its own rating engine and is not a simple reading of the map zone, and we cannot say why the policy page and the map differ. The map zone governs building rules. The policy page governs the premium. A buyer’s lender will order its own flood determination.

How high the first floor sits

Three independent sources agree on the first floor, and that agreement is the most useful flood fact on this page. The federal 3D Elevation Program puts bare ground at the building at about 7.3 feet NAVD88 at the unit-parcel point, and an earlier reading at the common-parcel point gave 7.5 feet. The flood policy lists a first floor height of 1.5 feet, determined by FEMA. And the U.S. Geological Survey measured Hurricane Ian’s water at 11.3 feet NAVD88, 2.53 feet above the surface it stood on inside first-floor unit 107, which puts that floor at 8.77 feet (11.3 minus 2.53). Ground at 7.28 feet plus 1.5 feet is 8.78 feet.

So the first-floor slab sits about 2.2 feet below the base flood elevation (11.0 minus 8.77 is 2.23). Five of the 40 apartments are on that floor: 101, 102, 105, 106 and 107. The other 35 are on floors two through six, above the mapped flood elevation, though the lobbies, elevators, electrical room and parking are at grade. The arithmetic is ours, and an elevation certificate is the document that settles it.

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, which is 12 feet NAVD88 here, per the City’s substantial damage and substantial improvement notice. That is 3.23 feet above the first-floor elevation computed above (12 minus 8.77).

Coastal lines and county overlays

By our point check against the state and county map layers, the building sits landward of both the 1991 state coastal construction control line, by about 30 meters, and the 1978 line, by about 124 meters. The Gulf-front buildings across the road sit seaward of the 1991 line. We label the line positions as our inference from the map geometry. Lee County’s map layers also place the parcel in the coastal high hazard area, the coastal building zone and the Bonita Beach sea turtle lighting zone, and the November 2025 minutes record the board pricing 72 turtle-compliant light fixtures.

Community rating

The City of Bonita Springs participates in the National Flood Insurance Program and is listed as Class 5 in the Community Rating System, per the FEMA Community Information System table, and the City’s own page notes that FEMA announced in 2024 that it planned to revise the rating. On this building’s policy the community rating discount printed on the declarations page is $19.00, with a note that the full discount is not applied because of the maximum rate.

What Did Hurricanes Irma, Ian, Helene and Milton Do to Casa Bonita Royale?

Hurricane Ian put water 2.53 feet deep inside a first-floor unit at Casa Bonita Royale on September 28, 2022, at a surveyed elevation of 11.3 feet NAVD88, per the U.S. Geological Survey. The association’s public minutes then record the first-floor demolition, the repair costs, the insurance recovery and the assessments that followed.

Data updated: October 2026

The surveyed high-water mark

The Survey’s record is mark HWM11 at site FLLEE32883, described as an excellent seed line inside unit 107 at 25901 Hickory Blvd, flagged on October 9, 2022 and surveyed on October 13, 2022, with a stated uncertainty of about five hundredths of a foot. The county roll lists 25901 Hickory Blvd as the address of all 40 Casa Bonita Royale units, and unit 107 is one of them, so this mark belongs to this building. Ian’s water stood 0.3 feet above the mapped base flood elevation (11.3 minus 11.0). The National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples.

What the association’s minutes say about Ian

The draft minutes of January 17, 2023 say the largest expenses were the elevators, the cleanup and the demolition of first-floor damage, that the association had paid or expected to pay approximately $660,000, that insurance would cover approximately half, and that about $400,000 had been in reserve before the storm with about $100,000 expected to remain. They record a first insurance advance of $80,000 and a special capital assessment of $5,000 payable by March 15, 2023. They also record the rule that the association pays to rebuild the interior of a damaged unit, except the washer and dryer, within an allowance.

The draft minutes of the May 9, 2023 annual meeting say hurricane expenses paid from association funds had passed $500,000, that a special hurricane assessment of over $200,000 had been collected, and that the docks had held up where many others in the area had not. They also say the building was, at that time, the only primarily occupied building in the area. By the January 2025 annual meeting the minutes describe the parking lot resurfaced, the pool pumps repaired and the community room redecorated.

Irma in 2017

The October 2017 minutes estimate the cost of Hurricane Irma’s damage to the association at about $50,000, with roof, screen, landscape, carport and dock piling repairs, and note a 3 percent deductible of $210,000 at that time. The March 2018 minutes set the resulting special assessment at $36,882 in total.

Helene and Milton in 2024

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. The association’s draft minutes of November 14, 2024 say flood barriers were installed at the electrical and elevator rooms for both storms, that Milton’s water rose above the pool heat pumps and both were replaced, that several boat lift controllers had to be replaced, and that the landscaping was damaged again. The 2026 proposed budget shows $43,979.75 spent on hurricane storm damage in the first six months of fiscal 2025.

What the storms mean for a buyer or a seller

Three storms in seven years produced three rounds of repairs and assessments, and the first floor took water in 2022. Those are facts a buyer will find, because the association publishes them. They also show a board that rebuilt quickly, kept the building occupied and documented the cost. A seller of a first-floor unit will complete the flood disclosure that Florida Statutes section 689.302 requires at or before contract, which asks about flood damage during ownership, flood insurance claims and federal flood assistance.

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

The City of Bonita Springs defines substantial damage as damage whose repair cost equals or exceeds 50 percent of a structure’s pre-damage market value, and substantial improvement as improvements over a five-year period that reach the same line. A residential building that crosses either line must be brought to the design flood elevation, which at Casa Bonita Royale is 12 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, so an owner’s kitchen renovation does not on its own trigger the rule, while a major association project and storm repairs can.

Why a buyer should care

The first floor here sits about 3.2 feet below the design flood elevation by our arithmetic. If a future storm damaged the building past the 50 percent line, the City’s test would be made against the whole structure, and elevating a slab-on-grade concrete mid-rise is, in our judgment, rarely practical. That is a risk to understand, not a prediction. The association’s Ian repairs were completed and the building was reoccupied, and we make no claim about how the City graded that event.

Rebuilding and termination under the declaration

Section 13.2 of the declaration says that if damage leaves more than half of the units uninhabitable, the building is rebuilt unless 75 percent of all voting interests agree in writing not to. Section 15 allows termination of the condominium by 80 percent of the voting interests if no more than 10 percent object, or under the economic waste provisions of the statute. The association also posts an insurance agent’s explainer on building ordinance and law coverage, the coverage that pays for code upgrades after a covered loss. What those votes and coverages would mean in a real event belongs to the association’s attorney and agent, not to this page.

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

Casa Bonita Royale’s association insures the building for fire, wind, flood and liability under Section 12 of the declaration, and it publishes its flood policy declarations page: $10,000,000 of building coverage on 40 units under the National Flood Insurance Program, a $2,000 deductible and a total annual payment of $63,042 for June 2026 to June 2027. Owners insure their own contents and interior finishes.

The flood policy, line by line

The declarations page describes a Residential Condominium Building Policy on an entire residential condominium building of 40 units, slab on grade, six floors, with a replacement cost value of $7,663,000. Building coverage is $10,000,000, which equals the program’s ceiling of $250,000 a unit times 40 units, per FEMA’s summary of coverage for condominium buildings. Contents coverage is $40,000.

The premium lines are worth reading closely. The page shows a full risk premium of $150,500, a statutory discount labeled annual increase cap of $98,422, and a discounted premium of $52,078 (150,500 less 98,422). A reserve fund assessment of $9,374, a federal policy fee of $1,340 and a $250 surcharge bring the total to $63,042. Divided across 40 units that is $1,576.05 a unit a year. Because the price paid is well below the full risk premium, a reader should expect the flood line to keep moving toward it, and should ask the agent how fast.

The same page prints prior flood insurance program claims as zero. The association’s January 2023 minutes describe insurance advances after Ian without saying which policy paid, and we do not reconcile the two. Ask the agent what that field counts.

How the flood premium has moved

The association’s budgets record what it paid for flood coverage in earlier years: $18,801 in 2014, $25,191 in 2017, $30,762 in 2020 and $32,908 in 2021, each for the building policy plus a small policy on the pool equipment house. Against the $63,042 total for 2026, the cost has roughly doubled since 2020 (63,042 divided by 30,762 is 2.05).

Property, wind and liability

The 2026 proposed budget’s notes list the policies for the term from April 1, 2025 to April 1, 2026: $52,044 with Citizens, $30,394 for property, $11,564 for general liability, crime and directors and officers coverage, $1,180 for an umbrella, $828 for cyber and $1,094 for legal defense, with a credit of $25,651. The approved November 2025 minutes say premiums were reduced by contracting with a different carrier, and the 2026 budget line for these policies is $78,600.50, against $142,277.25 budgeted for 2025.

On deductibles, the minutes show the direction. They record a 3 percent deductible of $210,000 in 2017, a move from 5 percent to 10 percent in 2022, and in May 2023 a wind deductible going from 10 percent to 15 percent, described as a change from $800,000 to $1.2 million. We found no 2025 or 2026 document stating the current deductible, so ask for the insurance summary. A percentage wind deductible on a building is the reason loss assessment coverage matters on an owner’s own policy.

One internal conflict is worth noting. The draft minutes of November 14, 2024 quote a director as saying flood insurance was projected at $142,000 and regular insurance at $56,000, while the fiscal 2025 budget shows the reverse, $142,277.25 for insurance premiums and $56,220.48 for flood. We publish both and read the budget as the better record.

The statewide 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 and standing at $135,100 in the second quarter of 2026. Those are statewide averages across many building sizes. They are not Casa Bonita Royale’s premium, which the association’s own budget states.

What owners carry themselves

Section 12.2 excludes from the association’s policy the personal property in a unit, floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops and window treatments. Owners typically carry a unit owner’s policy for those items, with loss assessment coverage, and a separate flood policy for contents and interior improvements, especially on the first floor. The association’s site explains how a lender requests a certificate of insurance from the association’s agent. An insurance agent should quote after reading the master policy.

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

What Do the Milestone Inspection and Structural Reserve Study Rules Mean for a 1979 Building Like Casa Bonita Royale?

Casa Bonita Royale is a six-floor condominium the county dates to 1979, so under Florida Statutes section 553.899 its first milestone inspection was due by December 31, 2024, and a structural integrity reserve study was due by December 31, 2025. The association’s own draft minutes of November 14, 2024 say both had been done.

The arithmetic of the deadline

The statute applies to a condominium building three habitable stories or more in height and sets the first milestone inspection by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every ten years after that. The county’s year built is 1979, and 1979 plus 30 is 2009. A building that reached 30 years before July 1, 2022 had to have its first inspection before December 31, 2024. The six floors are documented in the declaration and the flood policy. The certificate of occupancy date is not in any document we read, so the year is the county’s and the date logic is ours.

What 1970s and 1980s concrete buildings owe

A milestone inspection has two phases. Phase 1 is a visual examination by a licensed architect or engineer. Phase 2 follows only if Phase 1 finds substantial structural deterioration. The association must give owners the inspector-prepared summary. Separately, Florida Statutes section 718.112(2)(g) requires a structural integrity reserve study at least every ten years for each building three stories or higher, required associations in existence on July 1, 2022 to complete one by December 31, 2025, and limits the owners’ ability to waive reserves for the structural components the study covers.

What the association’s public minutes say

The draft minutes of the November 14, 2024 board meeting, posted on the association’s board page, record three things. A milestone engineering inspection had recently been completed, with seven units chosen at random for entry, several areas of stucco, paint and roof noted for repair, and the statement that no major issues were found and no further inspections are required. A structural integrity reserve study had been completed by an outside firm, recommending funding of $114,000 a year for structural items and $43,000 a year for other items, each rising 3 percent a year. And the reserve balance of about $200,000 that the study started from had been spent on hurricane costs, which is why the board levied the $260,000 special assessment due January 1, 2025.

The 2026 proposed budget is consistent with that account. It carries a pooled structural reserve, a line for the milestone inspection on a ten-year cycle and a line for a study update with a site visit. The building was repainted in 2025, per the November 2025 minutes.

What we do not publish

We have not read the milestone report or the reserve study themselves, because the association does not post them, and draft minutes are a summary by the board, not the engineer’s findings. Under Florida Statutes section 718.503, a buyer under contract is entitled to the inspector-prepared summary of the milestone inspection and the most recent structural integrity reserve study. Read those, not this page.

What to ask for

Request the milestone inspection summary, the structural integrity reserve study, the adopted 2026 budget with its reserve schedule, the last two years of assessments and special assessments, the insurance summary with the current wind deductible, and the current submerged lands lease for the docks. For a seller, having these in hand at listing is the difference between a clean contract and a buyer who walks during the document review period.

Which Lee County Schools Serve Casa Bonita Royale?

Casa Bonita Royale is served by Lee County School District schools assigned through the district’s proximity zone plan, not a single attendance boundary. Lee County’s 2026 to 2027 school proximity zone map layer places the building in elementary zone Q, middle school zone GG and high school zone South 3, per our point query on October 1, 2026.

Elementary and middle schools

In the district’s 2024-2025 Student Enrollment Plan, proximity zone Q lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools, and zone GG lists Bonita Springs Middle and Three Oaks Middle. 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 school lists are from the 2024-2025 plan and the zone letters are from the 2026 to 2027 map layer, so confirm both for the current year.

High school

The address falls in the district’s South Zone for high school, in sub-zone South 3 on the 2026 to 2027 map layer. High school assignment uses sub-zones and a choice application, so use the district’s locator for the address and do not rely on a school name from a listing.

How to confirm for a specific unit

Use the district’s school zone page and the School Site Locator for Lee County, enter 25901 Hickory Blvd, and keep the result for your file. The association’s welcome letter says the building has no play facilities for children. We found no age restriction in the declaration.

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

Casa Bonita Royale is inside the City of Bonita Springs, so building permits, floodplain rules and substantial-damage determinations come from the City’s Community Development Department, not from unincorporated Lee County. Lee County’s city-limits layer returns the City of Bonita Springs at the building’s coordinates, and the county roll bills the units in the City’s taxing district.

Permits for unit work

Interior alterations, window and door replacement, electrical and plumbing work generally need City permits and licensed contractors, and at Casa Bonita Royale they also need written board consent under Section 9.5 of the declaration and must fit the board’s seasonal construction window. Section 9.3 lets the board require licensed and insured contractors, plans and limits on work hours. Ask the City which permits your scope needs before you sign with a contractor.

What the City has required of the building

The association’s November 2025 minutes record a City requirement for a separate water line for the fire system, with a contract of about $60,000 to run a line across the parking lot to the main valves, and the June 2026 news post says the trash chute doors on each floor were being replaced to comply with fire codes. The City publishes a post-storm permitting guide for repairs after a hurricane.

Zoning

The county roll shows the parcel in the City of Bonita Springs zoning area and does not state a zoning district, and we did not retrieve the district from the City, so we state none. A buyer relying on rebuild rights, height or density should obtain a zoning verification letter from the City’s Community Development Department.

The docks are a state matter

The docks stand on sovereignty submerged land leased from the Board of Trustees of the Internal Improvement Trust Fund of the State of Florida, administered by the Department of Environmental Protection. The posted lease limits the facility to 22 slips for recreational vessels, and a 2019 note from the Department on the association’s site says a moored boat must stay inside the lease boundary, about five feet waterward of the end of the terminal platform. Dock changes are a state permitting question as well as a City one.

What Is Daily Life Like Around Casa Bonita Royale?

Daily life at Casa Bonita Royale runs on Hickory Blvd and on the bay behind the building. The docks and the pool are steps from the lobby, the Gulf is a short walk across the road, the public county beach accesses are to the south, and groceries, medical care and the interstate are on the mainland by way of Bonita Beach Road.

Public beach access and the 2026 parking closures

Royale owners use their own deeded path to the Gulf, so the county lots matter mostly for guests. Lee County Parks and Recreation closed the parking and amenities at Bonita Beach Park (27954 Hickory Blvd) and at Bonita Beach Access 10, Little Hickory Island Park (26082 Hickory Blvd) on September 8, 2026, and the lot at Access 1 (27890 Hickory Blvd) closes on November 1, 2026, for restoration work after Hurricane Ian. Pedestrian access continues at each. We checked the three County pages on October 1, 2026. By street number, Access 10 is the nearest of the three to the building.

The association has dealt with overflow from those lots. Its minutes describe cones and chains at the parking lot entrances on busy weekends and an unlocked gate at the beach path to discourage use by people who are not residents.

Getting around

Hickory Blvd leads south to Bonita Beach Road, which runs east to the mainland, US 41 and the Interstate 75 interchange. By a map-routing estimate from the north end of the strip, Southwest Florida International Airport is about 27 miles and the Naples Pier about 19 miles, and we label both as estimates, not official figures. The Big Hickory Pass bridge north of the strip was closed after Hurricane Ian per Lee County DOT, and we have not verified its current status, so we do not describe a through route to Fort Myers Beach.

Water, power, internet, trash and mail

Bonita Springs Utilities serves the City, including Little Hickory Island, and the building’s water and sewer are on the association’s meter and inside the assessment. Florida Power and Light supplies electricity. Summit Broadband supplies bulk television and internet under the association’s contract. Inside the building, trash goes down a chute in tied plastic bags, recycling bins sit in the trash rooms at each end of the building, and broken-down cardboard goes in the dumpster, per the association’s policies and notices. Housekeeping of the common areas is scheduled twice a week, per the January 2025 minutes. Mailboxes are in the lobby, and the mailing ZIP code is 34134.

On the water

The docks open to the back bay behind Little Hickory Island, and the state lease names the water body Big Hickory Pass. We do not state a bridge clearance or a channel depth, because no document we read gives one, and a boater should confirm both for the vessel in question. Kayaks and paddle boards launch from the association’s floating launch beside the rack.

Dining and the waterfront

Doc’s Beach House at 27908 Hickory Blvd is a beachfront restaurant beside Bonita Beach Park, and Coconut Jack’s Waterfront Grille is on Bonita Beach Road SW on the bay. We list these as places, not endorsements.

Evacuation and fire service

Lee County’s evacuation zone layer returns Zone A at 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. The County’s fire response layer places the building in the Bonita Springs Fire District, Station 27 response zone. The board asks owners who are away to arrange a home watch and to leave the unit prepared for a storm.

Casa Bonita Royale vs Casa Bonita Grande: Bay Side or Gulf Side?

Choose Casa Bonita Royale for a boat dock, a lower price and a first floor mapped in zone AE, and choose Casa Bonita Grande, directly across Hickory Blvd, for a Gulf-front building with the beach at the door. On the county file, Royale’s newest qualified sale is $520,000 and Grande’s is $900,000, both in 2026.

Data updated: October 2026

How the two buildings differ on the record

Both are concrete mid-rises of two-bedroom, two-bath apartments built in the 1970s under the Casa Bonita name, and both set a 30-day minimum lease and require board approval of buyers and tenants. The differences are the water, the size of the association, the flood zone, the pet rule and the price. Our Casa Bonita Grande page reads that building’s 2021 declaration and 2024 rules in the same detail.

Decision table

Why we do not rank them

They are different products for different owners. A boater who wants a lift behind the building and is content to cross the road for the beach will not find that at Grande. A buyer who wants to hear the surf from the lanai will not find that at Royale. The rules and finances of each association are separate, and each has its own storm history. Read each building’s declaration and budget before you compare monthly costs.

How to compare in practice

Ask each association for its estoppel certificate, current budget, milestone summary, reserve study and insurance summary, and put the answers side by side. Compare the newest recorded sales of the same plan and a similar floor. Then walk both buildings on the same afternoon. We do this with buyers regularly, and we will tell you which facts on this page have changed since we wrote it.

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

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

Casa Bonita Royale’s strengths are its docks, its price against the Gulf-front buildings, a small association that publishes its budgets and minutes, and a completed milestone inspection. The weaknesses of Casa Bonita Royale are a first floor that flooded in 2022, an assessment that has nearly doubled since 2022, a thin sales record and a beach that is across the road.

Pros

• A 22-slip dock with lifts on the back bay, with 21 slips assigned to units.
• Recorded prices of $490,000 and $520,000 in the last 60 months, a little over half of the Gulf-front price across the road.
• A deeded path to the Gulf, defended in court and recorded in the declaration as two easements.
• An association that posts its declaration, bylaws, budgets, flood policy and a decade of minutes for anyone to read.
• A milestone inspection reported complete with no major issues, and a funded structural reserve, per the association’s minutes.
• Elevators, railings, docks, lobby doors, paint and parking surface all renewed since 2016.
• Thirty-five of 40 apartments above the first floor.
• A 30-day minimum lease that keeps the building residential.

Cons

• Hurricane Ian put 2.53 feet of water inside a first-floor unit, and the first floor sits about 2.2 feet below the base flood elevation.
• Quarterly assessments of $3,273.70 and $3,601.32, up 85.9 percent for a standard unit since the 2022 budget.
• Special assessments in 2017, 2018, 2022, 2023 and 2025.
• Only two qualified sales since Hurricane Ian, so pricing rests on thin evidence.
• No direct beach frontage, no fitness room and no tennis.
• One pet no taller than 18 inches, owners only, and no pets for tenants.
• No motorcycles, trailers or recreational vehicles on the property.
• A dock lease whose posted term ended April 1, 2026, with the renewal not posted.

Who this suits

Casa Bonita Royale suits a boater, a seasonal owner who values a quiet 40-unit building, and a buyer who wants Bonita Beach at a bay-side price and will read the documents first. It suits an upper-floor buyer better than a first-floor one where flood exposure is the concern. It does not suit a weekly-rental investor or an owner with a large dog.

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

If you’re searching for a Casa Bonita Royale listing agent, or thinking, ‘I need someone to sell my Casa Bonita Royale home…’, the first thing to know is that this building sells through a board interview, a public paper trail of assessments and storm repairs, and a buyer pool that will read every page the association posts. McGreevy and Comisar prepare for each of those before a unit goes on the market.

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 Royale

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

In the last 12 months we tracked every transfer the Lee County roll shows on all 40 unit parcels, and one qualified sale falls inside that window: unit 302 on July 2, 2026 at $520,000, or $473.16 per heated square foot. One sale is not a market, so we list it and publish no median for the window. The 60-month record adds unit 202 at $490,000 on February 27, 2024.

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review

What is different about selling at Casa Bonita Royale

The buyer is interviewed, and the clock is short. Section 11 requires 15 days’ written notice, and the association has 15 days from complete information to act. The application for membership, the $100 fee, the interview and the consent to transfer form all have to line up with the closing date.

The documents are public, so buyers will read them. The assessment history, every special assessment since 2017, the Ian repair costs and the flood policy are on the association’s website. A buyer’s agent will find the $6,310 assessment of 2025 and the 2.53 feet of water in unit 107 before the first showing, and we would rather you hear them from us at the listing appointment, along with the answer: the milestone inspection is reported complete, the reserves are funded and the 2026 budget holds the fee flat.

The floor and the dock drive the price more than the building average does. There are 28 standard units and 12 end units, five apartments on the first floor and 35 above it, and 21 dock slips for 40 units. We price a unit against its own plan, floor and dock position, and we show you the deed behind each comparable.

The milestone and reserve documents are part of the sale. Under Florida Statutes section 718.503, a seller provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary, the most recent structural integrity reserve study and the frequently asked questions document. We help you request them from the association early.

A first-floor unit carries a flood disclosure. Florida Statutes section 689.302 requires the seller’s flood disclosure at or before contract. We prepare it with you, with the repair record beside it.

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.

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

Start with a free valuation at mcgreevyandcomisar.com/home-valuation-casa-bonita-royale-bonita-beach, then talk to Jesse direct at (239) 898-6072, text or call. We will walk through the recorded sales above against your unit. Buying instead? Our buyer guide is the place to start. Our selling guide for this condo building has the recorded sales, the costs and the documents.

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

Seller mini-FAQ, Casa Bonita Royale

How much will it cost to sell my Casa Bonita Royale 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 of 70 cents per $100, the estoppel certificate fee and any prorated assessments. The estoppel is capped by Florida Statutes section 718.116 at $299, the statute’s $250 as adjusted for inflation by the Florida DBPR, plus up to $119 more if expedited. A unit with a dock adds the state’s six percent dock fee and the association’s two percent administrative fee on the dock’s value. We itemize each line at the listing appointment.

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

Yes. Section 11 of the declaration requires 15 days’ written notice of a sale and gives the association 15 days from complete information to approve or disapprove, after which the sale is deemed approved. The association’s checklist adds a $100 application for membership and an interview with the board.

Can my buyer rent the unit by the week?

No. Section 11.2 sets a minimum lease of one month or thirty days, the board must approve each lease, and its minutes record enforcement against a one-week rental. A buyer who needs weekly rental income should look at a different building.

What is the pet limit for my buyer?

One dog or cat no taller than 18 inches at the shoulder, owners only, under Section 10.2, with Pit Bulls, Rottweilers, Dobermans and German Shepherds not allowed. Tenants and guests may not have pets.

Does my dock sell with my unit?

Only with the association’s written approval, and only to another Casa Bonita Royale owner, under Section 6.3 of the declaration. The association uses an assignment form and an escrow agreement for the state’s six percent fee. Name the dock number in the contract and start the paperwork with the listing.

How long will my Casa Bonita Royale 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). The county file shows two qualified sales in 60 months, so plan for a small buyer pool and a contract timeline that leaves room for the 15-day approval step.

Who is the best listing agent for Casa Bonita Royale?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the team that read the declaration, the budgets and ten years of minutes for 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. Read the five-star reviews on Google.

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

Your Local Real Estate Experts for Casa Bonita Royale

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 for our team

• 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.

What we have seen at Casa Bonita Royale

Reading ten years of this association’s minutes in one sitting shows a pattern that a listing sheet never does. The same building absorbed Irma in 2017, Ian in 2022 and Helene and Milton in 2024, replaced its docks, railings and elevators, finished its milestone inspection and rebuilt its reserves, and through all of it the county file shows owners holding: 44 qualified sales in 17 and a half years across 40 units, and only two since the 2022 flood. We tracked each of those sales to its deed reference. Our honest read is that the next sale here will be priced by the documents as much as by the view, and that a seller who brings the documents to the table first is the one who holds the price.

Contact McGreevy and Comisar about Casa Bonita Royale

• 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 Royale condo? Free valuation at mcgreevyandcomisar.com/home-valuation-casa-bonita-royale-bonita-beach, or call Jesse at (239) 898-6072.

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

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

Frequently Asked Questions, Buyer Edition: Casa Bonita Royale

How many units are in Casa Bonita Royale?

Casa Bonita Royale has 40 units. The declaration, the state condominium record and the county roll all agree on 40, and the county lists one additional common-area parcel at 25903 Hickory Blvd. Each unit has one vote in the association.

When was Casa Bonita Royale built?

The Lee County Property Appraiser roll shows building years of 1978 to 1979, and the county sales file uses 1979. The condominium was recorded in 1978, the first developer sales are dated April 1978, and the association’s flood policy lists a construction date of January 1, 1977.

How many floors does Casa Bonita Royale have?

Casa Bonita Royale has six floors. The declaration describes five apartments on the first floor and seven on each of five floors above, the county roll codes every unit as six stories, and the flood policy says slab on grade, six floors.

How big are the units at Casa Bonita Royale?

The county roll shows two plans, 1,099 and 1,399 square feet of heated area, both with two bedrooms and two baths. The declaration describes them as about 1,260 and about 1,690 square feet, which we read as including the balconies. Twenty-eight units are the smaller plan and twelve end units are the larger.

What are the HOA fees at Casa Bonita Royale?

The association’s 2026 proposed budget shows $3,273.70 per quarter for a standard unit and $3,601.32 per quarter for an end unit, which is $1,091.23 and $1,200.44 a month. The board’s November 2025 minutes record no increase for 2026. Confirm the current figure on the estoppel certificate.

What does the Casa Bonita Royale assessment cover?

The 2026 budget pays for building, wind and flood insurance, water and sewer, bulk television and internet, trash, janitorial service, the elevators, the pool, grounds, common electricity, management and accounting, and $218,326.30 of reserve funding. In-unit electricity and the owner’s own insurance are separate.

Is Casa Bonita Royale on the Gulf?

No. Casa Bonita Royale is on the bay side of Hickory Blvd, and it is the only one of the four Casa Bonita associations that is not on the Gulf. Owners reach the beach through a deeded path beside Casa Bonita Grande, across the road.

Does Casa Bonita Royale have boat docks?

Yes. The association leases a 22-slip docking facility with boat lifts from the State of Florida. One slip belongs to the association and 21 are assigned to individual units, so at least 19 of the 40 units have no dock. A dock can be transferred only to another owner in the building.

Is Casa Bonita Royale in a flood zone?

Yes. FEMA’s map places the building in zone AE with a base flood elevation of 11 feet NAVD88, and Lee County places it in Evacuation Zone A. The association’s flood policy page prints VE. Hurricane Ian’s water reached 11.3 feet NAVD88 inside a first-floor unit, per the U.S. Geological Survey.

Did Casa Bonita Royale flood in Hurricane Ian?

Yes, on the first floor. The U.S. Geological Survey surveyed a high-water mark 2.53 feet above the floor inside unit 107, and the association’s minutes describe demolition of first-floor damage, elevator repairs and about $660,000 of storm costs, roughly half covered by insurance.

Can I rent my Casa Bonita Royale unit?

Yes, for a minimum of one month or thirty days, with board approval of each lease, a $100 application fee and no more than two occupants per bedroom under the declaration. An owner whose unit is rented may not use the common elements during the lease.

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

No. The declaration’s minimum lease is one month or thirty days, the lease form has each tenant acknowledge it, and the board’s minutes record enforcement against a one-week rental and a listing that offered three weeks.

Are pets allowed at Casa Bonita Royale?

Owners may keep one dog or cat no taller than 18 inches at the shoulder. Four breeds are not allowed: Pit Bulls, Rottweilers, Dobermans and German Shepherds. Tenants and guests may not have pets.

Does Casa Bonita Royale have a pool and beach access?

Yes. The building has a heated pool and a second-floor sundeck on the bay side, and a deeded walking path to the Gulf beach through the driveways beside Casa Bonita Grande. Grande’s patio and chairs are not part of that access.

Is there parking and storage at Casa Bonita Royale?

Each unit has an assigned parking space and an assigned storage space under the declaration. The association bills 10 carport holders, and guest spaces are limited, with owners asked to stay in their assigned space from January 1 to April 1. Motorcycles, trailers and recreational vehicles are not allowed.

Are there special assessments at Casa Bonita Royale?

The public minutes record special assessments in 2017, 2018, 2022, 2023 and 2025, the latest being $6,310 for a standard unit and $6,942 for an end unit, due January 1, 2025. The January 2025 minutes say another capital call was not needed at that time. Ask for the current status in writing.

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

The association’s draft minutes of November 14, 2024 say the milestone inspection was completed with no major issues found and no further inspections required, and that a structural integrity reserve study was completed. We have not read either report, so request both in the disclosure package.

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

No age restriction appears in the declaration we read. The association’s welcome letter says the building was designed for adult occupancy and has no play facilities for children, which describes the amenities and is not a legal restriction on who may own or live there.

Who manages Casa Bonita Royale?

The state corporate record lists a Naples financial services firm, Frankly Coastal Financial Services, LLC, as registered agent and mailing address, and the state condominium registry lists Collier Financial at the same street address. The minutes describe a volunteer board handling day-to-day decisions. Ask who manages the building today.

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

No. They are four separate associations with separate declarations, budgets and boards. Royale is at 25901 Hickory Blvd on the bay side with 40 units, and the other three are across the road on the Gulf side with 54 units each.

What schools serve Casa Bonita Royale?

Lee County’s 2026 to 2027 proximity zone layer places the address in elementary zone Q, middle school zone GG and high school zone South 3. Assignment is by application under the district’s choice plan, so confirm with the district’s locator for 25901 Hickory Blvd.

Does a Casa Bonita Royale buyer need approval?

Yes. The buyer completes an application for membership with a $100 fee and is interviewed by the board, and the association has 15 days from complete information to approve. A sale without notice can be treated as void under the declaration.

What have Casa Bonita Royale units sold for?

The county file shows two qualified sales in the last 60 months: $490,000 on February 27, 2024 and $520,000 on July 2, 2026, both 1,099 square foot units. The highest price on the file is $645,000 for an end unit in July 2021.

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

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

McGreevy and Comisar of Domain Realty Group. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and this page is the proof of preparation: the declaration, the budgets, the flood policy and every recorded sale, read before the listing appointment. Call Jesse direct at (239) 898-6072.

How much is my Casa Bonita Royale condo worth?

The county file gives two anchors in the last 60 months: $490,000 for unit 202 in February 2024 and $520,000 for unit 302 in July 2026, both 1,099 square foot units. Your unit’s plan, floor, dock assignment and condition move the figure from there. A valuation at mcgreevyandcomisar.com/home-valuation starts the conversation.

What have Casa Bonita Royale units sold for recently?

Two qualified sales are recorded in the last 60 months: $490,000 on February 27, 2024 and $520,000 on July 2, 2026, at $445.86 and $473.16 per heated square foot. Before those, seven sales in 2021 ran from $445,000 to $645,000.

Is there a median sale price for Casa Bonita Royale?

Not one we will publish as a price signal. No window up to 60 months holds ten qualified sales, so we list the sales. The median of the 2 sales in 60 months is $505,000, which is only the midpoint of two prices. An all-history figure would mix 1978 prices with 2026 prices and mean nothing.

How long does it take to sell a condo at Casa Bonita Royale?

The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The county file shows two qualified sales in 60 months, so the buyer pool is small, and the association’s approval step adds at least 15 days between notice and closing.

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

Yes. Section 11 of the declaration requires written notice to the board at least 15 days before the transfer, with the buyer’s name and the information the board requires. A sale made without notice can be treated as a nullity at the board’s option.

How long does the Casa Bonita Royale board have to approve my buyer?

Fifteen days from receipt of all the information and fees it requires, under Section 11.5(D). A request not acted on within 15 days is deemed approved. The clock starts when the application is complete, so an incomplete application is the usual cause of delay.

Can the Casa Bonita Royale board refuse my buyer?

Yes, for the reasons the declaration lists: certain felony convictions, conduct inconsistent with the covenants, a history of disruptive behavior, missing information or fees, financial irresponsibility, unpaid assessments on the unit or a material misrepresentation. The association owes no alternate buyer when it refuses on those grounds.

What is the application fee for a Casa Bonita Royale buyer?

The association’s membership application and its sale checklist both state $100, payable to Casa Bonita Royale, submitted with the application before the interview. Florida Statutes section 718.112(2)(k) caps a transfer fee and adjusts the cap for inflation, so confirm the current amount with the association.

What is a condo estoppel certificate, and what does it cost at Casa Bonita Royale?

An estoppel certificate is the association’s statement of what a unit owes, including assessments, special assessments and fees, as of a date. Florida Statutes section 718.116 caps the fee at up to $299 for the certificate, up to $119 more if expedited and up to $179 more if the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. The association’s checklist routes the request through its financial services firm.

How fast must the association issue the estoppel certificate?

Within ten business days of a written or electronic request, under Florida Statutes section 718.116(8). The declaration’s own Section 8.11 says fifteen days, and the statute’s shorter period controls. Order it as soon as the contract is signed.

What documents must I give a Casa Bonita Royale buyer?

Under Florida Statutes section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection, the most recent structural integrity reserve study, and the frequently asked questions document. The association posts the first group publicly, which makes assembling the package faster here than at most buildings.

Can a Casa Bonita Royale buyer cancel after signing?

Yes, within the statutory window. Section 718.503 requires a resale contract to say that the buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the condominium documents. Delivering the documents on day one starts that clock early.

Do I have to disclose the milestone inspection and reserve study when I sell?

Yes. The buyer is entitled to the milestone inspection summary and the most recent structural integrity reserve study, and a contract for a unit in a building that has not completed a required inspection or study must say so in conspicuous type. The association’s minutes report both complete, so ask it for the documents.

What does SIRS stand for, and does Casa Bonita Royale have one?

SIRS stands for structural integrity reserve study, a Florida requirement for condominium buildings three stories or higher. The association’s November 2024 minutes say one was completed, recommending $114,000 a year for structural reserves and $43,000 for other reserves, rising 3 percent a year, and the 2026 budget funds $218,326.30.

What if there is a special assessment when I sell my Casa Bonita Royale unit?

It appears on the estoppel certificate, and the contract decides who pays it. The public minutes show the most recent building-wide assessment was due January 1, 2025. Ask the association in writing whether any assessment is pending or under discussion before you list.

Who pays a special assessment at closing in Lee County?

The contract controls. The standard Florida contract forms let the parties choose whether the seller pays assessments levied before closing in full or only the installments due before closing. We set that term deliberately in every condominium listing, because it changes the net.

Are Florida condo special assessments tax deductible?

That is a question for your tax adviser, not for a real estate agent, and the answer can depend on what the assessment paid for and how you use the unit. Keep the association’s assessment notices and the minutes that explain each one, because your adviser will want them.

Does the 2022 flood affect my Casa Bonita Royale sale?

It affects what a buyer asks. The U.S. Geological Survey mark inside unit 107 is public, and so are the association’s minutes on the repairs. For an upper-floor unit the answer is the building’s repaired systems and funded reserves. For a first-floor unit it is the unit’s own repair record, and no first-floor unit has a qualified sale on the county file since the storm.

Do I have to give a flood disclosure when I sell?

Yes. Florida Statutes section 689.302 requires a seller of residential property to give a flood disclosure at or before contract, covering known flood damage during ownership, flood insurance claims and federal flood assistance. We prepare it with you from your records.

Will my buyer be able to get insurance and a mortgage at Casa Bonita Royale?

We do not state lender or insurer decisions. What we can say is that the association publishes its flood policy, that its site explains how a lender requests a certificate of insurance, and that its own sale checklist expects a lender questionnaire. A completed milestone inspection and funded reserves are the items lenders ask about.

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 chooses the closing agent, and the contract controls. Collier County custom differs, and we do not apply it here.

What closing costs does a Casa Bonita Royale seller pay?

Typically the commission, the owner’s title policy, documentary stamps of 70 cents per $100 of price, the estoppel fee, prorated assessments and taxes, and any dock fees. On a $520,000 sale the stamps are $3,640. We give you a written net sheet before you sign a listing.

How do I sell a unit with a boat dock at Casa Bonita Royale?

Name the dock number in the contract, and start the association’s assignment form and escrow agreement early. Section 6.3 of the declaration requires the association’s written approval of any dock transfer and limits transfers to owners in the building. The buyer signs that the dock is subject to the state lease.

What is my dock worth, and what does the state charge on a transfer?

The association’s escrow form asks for an appraised fair market value. Its minutes record dock transfers between owners at $20,000 in 2017 and 2020, which is dated. The state lease entitles the State to six percent of the income from a transfer, and the association’s form adds two percent for administration.

Is the Casa Bonita Royale dock lease current?

The lease renewal on the association’s site runs from April 1, 2016 through April 1, 2026, and a later renewal is not posted there. Renewal is at the State’s option under the lease. Ask the association for the current lease, because a buyer with a boat will.

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

Decide early, because the board’s construction policy limits projects to roughly May through October and requires approval first. Hard flooring needs a sound-absorbing underlayment. For most sellers a clean, repaired, well-documented unit is the better use of money than a full renovation, and we will tell you which it is for yours.

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

Yes. The 12 end units are 1,399 square feet against 1,099, pay a ten percent higher assessment and hold the building’s highest recorded prices. Five units are on the first floor, which flooded in 2022. Since 2009 the county file shows 8 first-floor sales and 36 on floors two through six.

How should I price against the 2021 sales?

Carefully. Seven sales in 2021 ran from $445,000 to $645,000, before the flood and before the assessment rose 85.9 percent. Unit 302 sold for $500,000 in December 2020 and $520,000 in July 2026. That pair suggests prices held, and it is one pair.

Can I sell my unit if I owe assessments?

You can, and the balance is paid at closing from the estoppel figure. Unpaid assessments on the unit are one of the grounds on which the association may disapprove a transfer, and the association holds a lien for them under Section 8.8, so bring the account current or settle it at the closing table.

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

Yes, if the investor accepts the rules: a one-month minimum, board approval and a $100 fee for every lease, no pets for tenants, two occupants per bedroom, and no use of the common elements by the owner while the unit is rented. An investor who needs weekly income will pass.

Can I put a For Sale sign or a lockbox at Casa Bonita Royale?

Signs are not allowed. Section 10.4 of the declaration bars For Sale and For Rent signs anywhere outside a unit. The documents we read do not address lockboxes, so we ask the board before placing one, and we plan showings around the building’s entry system.

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

The recorded dates point to season. Of the 44 qualified sales since 2009, 29 were recorded from February through July, which reflects contracts written in the winter and spring. Seasonal owners are in residence then, and the building shows at its best.

Why are so few Casa Bonita Royale condos selling?

The county file cannot say why, only that it is so: seven qualified sales in 2021 and two since. Owners here hold for a long time, 23 of 40 mail to addresses outside Florida, and the years since 2022 brought a flood, repairs and higher assessments. Thin supply cuts both ways for a seller.

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

The contract’s risk of loss terms decide whether the buyer may cancel or must close. The declaration requires the association to rebuild unless more than half the units are uninhabitable and 75 percent of owners vote otherwise. We write hurricane season contracts with that clause in view.

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

Start with the estate’s attorney on authority to sell, then with the association on the account balance and the unit’s status. The declaration treats a change in who occupies a unit held by a trust or entity as a transfer needing approval. We coordinate the sale with the attorney and the association.

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

Go to mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. We answer with the recorded sales of your plan and floor, the current assessment, and what the association’s documents mean for your price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What We Could Not Verify About Casa Bonita Royale

Casa Bonita Royale has facts we could not verify from a public primary document, and we list them here so a buyer or seller knows exactly what to request before a contract is signed. 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, and we do not blend the two.

The adopted 2026 budget and the current assessment

We read the 2026 proposed budget, marked as updated November 10, 2025, and the board minutes of November 24, 2025, which record the budget’s approval with no increase. The adopted budget document itself is not posted on the association’s site. A current-year budget and an estoppel certificate settle the quarterly figure for one unit.

Milestone inspection report and structural integrity reserve study

The association’s draft minutes of November 14, 2024 say the milestone inspection was completed with no major issues and that the reserve study was done. We did not read either report, because neither is posted. The inspector’s summary and the study itself are the documents to request, and a buyer is entitled to them under Florida Statutes section 718.503.

Who manages the building today

The state condominium registry lists the association in care of Collier Financial, and the state corporate record lists Frankly Coastal Financial Services, LLC at the same Naples street address. We read those as one office under two names, which is our inference. The estoppel certificate names the party that answers for the association today.

The current dock lease term

The submerged lands lease renewal we read ran from April 1, 2016 to April 1, 2026, which is now past. We did not find the next renewal on the association’s site. Ask for the current lease, its term, its annual fee and any change to the number of slips before paying for a unit with a dock.

The recording details of the restated declaration

The copy of the Amended and Restated Declaration on the association’s site is signed and dated May 7, 2013 and carries no recording stamp. We could not reach the Lee County Clerk’s official records search to read the recorded instrument number or any later amendment. A title commitment lists every recorded amendment in force.

Zoning district

The county roll places the parcel in the City of Bonita Springs and states no zoning district, and we did not retrieve one from the City. A zoning verification letter from the City’s Community Development Department settles the district, the height limit and the rebuild rights.

The wind deductible and the policy terms today

The minutes record the deductible rising to 15 percent in 2023. The 2026 proposed budget lists premiums and not deductibles, and the only insurance document posted is the flood policy declarations page. The association’s insurance summary states the current deductible, the insured value and the carriers.

Flood zone on the policy and the claims field

The FEMA map layer shows zone AE with a base flood elevation of 11 feet at the building, and the flood policy declarations page prints zone VE. The same page prints zero prior claims, and the January 2023 minutes describe insurance advances after Hurricane Ian without saying which policy paid. We publish both versions of each and could not reconcile them.

Occupancy, carports and one fee figure

The declaration limits a leased unit to two occupants per bedroom, and the lease form and welcome letter say six. The county roll flags a carport on 18 units, and the budget bills 10 carports. The 2023 budget’s quarterly figure for the 28 interior units is illegible in the posted scan. The association can settle all three.

The Big Hickory Pass bridge and the boating route

Lee County’s notice says the Big Hickory Pass bridge closed after Hurricane Ian, and we did not verify its status on the day we published. We also found no public document stating a bridge clearance or a channel depth for the route from these docks to the Gulf, so we publish neither.

Sources and Authoritative References

Every figure on this page is traced to one of the sources below, and each link was checked on October 1, 2026. No listing aggregator, competing brokerage, competing agent site or third-party neighborhood content site was used for any figure, and none is linked. Where two official sources disagree, the page says so beside the figure.

Association pages

1. Casa Bonita Royale Condominium Association, official website
2. Casa Bonita Royale, board page and meeting minutes
3. Casa Bonita Royale, news page
4. Casa Bonita Royale, rules and documents index
5. Casa Bonita Royale, rules and declarations page
6. Casa Bonita Royale, budget page
7. Casa Bonita Royale, insurance documents page
8. Casa Bonita Royale, real estate transactions page
9. Casa Bonita Royale, renting and visiting documents page
10. Casa Bonita Royale, building maintenance documents page
11. Casa Bonita Royale, building pictures page
12. Casa Bonita Royale, kayak launch notice
13. Casa Bonita Royale, kayak and paddle board rack notice
14. Casa Bonita Royale, assigned parking notice
15. Casa Bonita Royale, recycling reminder

Association governing documents, forms and insurance

16. Amended and Restated Condominium Declaration of Casa Bonita Royale, signed May 7, 2013
17. Amended and Restated Bylaws of Casa Bonita Royale, signed May 7, 2013
18. Casa Bonita Royale Policies and Regulations, revised April 2026
19. Casa Bonita Royale Rules and Regulations, 2013 rewrite
20. Casa Bonita Royale lease application form, revised June 2026
21. Casa Bonita Royale welcome letter
22. Casa Bonita Royale purchase application and interview form
23. Casa Bonita Royale sale checklist
24. Casa Bonita Royale assignment of usage of boat dock form
25. Casa Bonita Royale dock user lease fee escrow agreement
26. Casa Bonita Royale dock information and the state submerged lands lease renewal
27. Flood policy declarations page for 25901 Hickory Blvd, June 10, 2026 to June 10, 2027
28. Casa Bonita Royale certificate of insurance request process, 2026
29. Casa Bonita Royale ordinance or law coverage summary

Association budgets

30. Casa Bonita Royale 2026 Proposed Budget
31. Casa Bonita Royale 2026 budget adoption meeting notice
32. Casa Bonita Royale 2023 budget
33. Casa Bonita Royale 2022 budget
34. Casa Bonita Royale 2021 budget
35. Casa Bonita Royale 2018 adopted budget
36. Casa Bonita Royale 2015 adopted budget

Association meeting minutes

37. Board meeting minutes, November 24, 2025, approved
38. Annual meeting minutes, 2025, approved
39. Meeting minutes, November 14, 2024, draft
40. Annual meeting minutes, 2023, draft
41. Board meeting minutes, January 17, 2023, draft
42. Board meeting minutes, April 2022, draft
43. Annual meeting minutes, 2022, draft
44. Board meeting minutes, January 13, 2022, draft
45. Budget approval meeting minutes, December 7, 2021
46. Board meeting minutes, October 19, 2021
47. Board meeting minutes, April 26, 2021
48. Annual meeting minutes, 2021
49. Annual meeting minutes, 2020
50. Board meeting minutes, March 25, 2020
51. Board meeting minutes, November 4, 2019
52. Board meeting minutes, March 20, 2019
53. Board meeting minutes, March 20, 2018
54. Annual meeting minutes, 2018
55. Board meeting minutes, October 24, 2017
56. Board meeting minutes, March 27, 2017
57. Budget adoption meeting minutes, December 6, 2016

Florida statutes

58. Florida Statutes section 718.110, amendment of the declaration
59. Florida Statutes section 718.111, the association, insurance and official records
60. Florida Statutes section 718.112, bylaws, transfer fees and the structural integrity reserve study
61. Florida Statutes section 718.116, assessments and estoppel certificates
62. Florida DBPR, estoppel certificate fees as adjusted for inflation
63. Florida Statutes section 718.117, termination of a condominium
64. Florida Statutes section 718.503, disclosures to buyers
65. Florida Statutes section 553.899, milestone inspections
66. Florida Statutes section 689.302, flood disclosure in a residential sale
67. Florida Statutes section 201.02, tax on deeds
68. Florida Statutes section 253.0347, lease of sovereignty submerged lands for private residential docks

State agencies

68. Florida Department of Business and Professional Regulation, condominium inspections and milestone information
69. DBPR condominiums and cooperatives, frequently asked questions
70. DBPR condominiums, timeshares and mobile homes, public records
71. DBPR condominium registry extract, the state’s list of registered condominiums
72. DBPR vacation rental and transient public lodging guide
73. Florida Division of Corporations, Sunbiz record search
74. Florida Department of State, Division of Corporations
75. Florida Department of Revenue, tourist development tax rates
76. Florida Office of Insurance Regulation
77. Florida OIR residential market share reports
78. Florida OIR, statewide summary by company and policy type, second quarter 2022
79. Florida OIR, statewide summary, second quarter 2024
80. Florida OIR, statewide summary, second quarter 2026
81. Florida Department of Environmental Protection, submerged lands management
82. Florida Department of Environmental Protection, coastal permitting map service with the coastal construction control line

Federal sources

83. FEMA National Flood Hazard Layer, map service
84. FEMA Flood Map Service Center
85. FEMA NFIP summary of coverage, residential condominium buildings
86. FEMA NFIP Community Rating System guide
87. U.S. Geological Survey Short-Term Network, storm events
88. U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks in Florida
89. U.S. Geological Survey 3D Elevation Program, point elevation at the building
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
93. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
94. U.S. Department of Housing and Urban Development, assistance animals
95. U.S. Fish and Wildlife Service, loggerhead sea turtle

Lee County

96. Lee County Property Appraiser
97. Lee County Property Appraiser, property search
98. Lee County Property Appraiser, Casa Bonita Royale common area parcel
99. Lee County Property Appraiser, sale transfer code list
100. Lee County parcel map layer
101. Lee County school proximity zones map layer, 2026 to 2027
102. Lee County evacuation zones map layer
103. Lee County Clerk of Court, tourist development tax
104. Lee County Community Development
105. Lee County Parks and Recreation, Bonita Beach Park
106. Lee County Parks and Recreation, Bonita Beach Access 1
107. Lee County Parks and Recreation, Bonita Beach Accesses 2 through 9
108. Lee County Parks and Recreation, Little Hickory Island Park, Access 10
109. Lee County public safety, evacuation information
110. Lee County evacuation zone map
111. Lee County Solid Waste
112. Lee County DOT, Big Hickory Pass bridge update
113. Lee County School District, school zones
114. Lee County School District, Student Enrollment Plan
115. School Site Locator, Lee County

City of Bonita Springs and utilities

116. City of Bonita Springs, Hurricane Ian progress report
117. City of Bonita Springs, FEMA and Community Rating System
118. City of Bonita Springs, rental permits
119. City of Bonita Springs, Bonita Beach access
120. City of Bonita Springs, post-storm permitting guide
121. City of Bonita Springs, substantial damage and substantial improvement notice
122. City of Bonita Springs, ordinance amending Chapter 10, building and construction codes
123. City of Bonita Springs, water service restored on Little Hickory Island, October 2022
124. Bonita Springs Utilities, service area

News reporting

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

Our own data and pages

127. Lee County Property Appraiser roll for the 41 Casa Bonita Royale parcels (40 units and the common area), 2026 roll extract, September 27, 2026 pull
128. Lee County recorded-sales index, county sales file for Casa Bonita Royale, built October 1, 2026, newest sale July 2, 2026
129. Lee County recorded-sales index, county sales files for Casa Bonita Grande, Casa Bonita I, Casa Bonita II, Bay Harbor Club, Sea Isles, Beachwood and Windsong, built October 1, 2026
130. Florida Division of Corporations record for Casa Bonita Royale Condominium Association, Inc., document number 741673, read October 1, 2026
131. McGreevy and Comisar, Bonita Beach area guide
132. McGreevy and Comisar, Bonita Springs area guide
133. McGreevy and Comisar, best real estate agents in Bonita Springs
134. McGreevy and Comisar, Casa Bonita overview
135. McGreevy and Comisar, Casa Bonita Grande
136. McGreevy and Comisar, Casa Bonita I
137. McGreevy and Comisar, Casa Bonita II
138. McGreevy and Comisar, Bay Harbor Club
139. McGreevy and Comisar, Sea Isles
140. McGreevy and Comisar, Beachwood on the Bay
141. McGreevy and Comisar, Bonita Beach Club
142. McGreevy and Comisar, free home valuation
143. McGreevy and Comisar, buyer guide
144. McGreevy and Comisar, about our team
145. Jesse McGreevy, agent profile
146. Marc Comisar, agent profile
147. Domain Realty Group
148. Google reviews for McGreevy and Comisar

Downloadable Documents and Primary Sources You Can Read Yourself

These primary documents are public, and we link the official source for each one. Read them with the disclosure package, because the documents govern and this page does not replace them. The association’s own files are the ones to read first, since they state the rules, the fees and the insurance in the board’s own words.

• Amended and Restated Condominium Declaration of Casa Bonita Royale, 48 pages, signed May 7, 2013
• Amended and Restated Bylaws of Casa Bonita Royale, signed May 7, 2013
• Casa Bonita Royale Policies and Regulations, revised April 2026
• Casa Bonita Royale 2026 Proposed Budget, with the reserve schedule
• Flood policy declarations page for 25901 Hickory Blvd, June 10, 2026 to June 10, 2027
• Casa Bonita Royale lease application form, revised June 2026
• Casa Bonita Royale dock information and the state submerged lands lease renewal
• City of Bonita Springs, substantial damage and substantial improvement notice
• FEMA, NFIP summary of coverage for residential condominium buildings
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian

Market data: the Southwest Florida MLS figures for this building read Information not available at time of publishing (checked 2026-10-01), so the county recorded sales and the Lee County Property Appraiser roll supply the figures shown. McGreevy and Comisar, Best Realtor for Casa Bonita Royale. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.