Sell or Buy in Estancia at Bonita Bay: The Complete 2026 Guide to Bonita Springs' Most Intimate High-Rise Tower
If you own an Estancia unit and are thinking about selling — whether this season, next year, or sometime in the next few years — this is the right page and we are the right team. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, with over $860M in personal sales and decades of experience representing sellers specifically in the Bonita Bay tower cluster. We know what drives Estancia buyers, how to price your unit by floor and exposure in a buyer's market, and how to tell the building's story in a way that competitive listings do not. When you are ready to talk, call Jesse at (239) 898-6072 — five minutes is enough to know what your unit is worth and what a listing strategy looks like.
Estancia is one of nine high-rise towers inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It stands at 4801 Bonita Bay Blvd and delivers something no other tower in the cluster can claim: the only pool deck in Bonita Bay with unobstructed views of the Bay Island golf course water hole and Estero Bay. With 89 residences, 4 units per floor, and 2 units per elevator, it is the most intimate luxury tower in the cluster — the one where residents know their neighbors, attend each other's progressive dinners, and show up for the Welcome Committee when someone new arrives.
Buyers evaluating Estancia alongside Tavira, Esperia, or Seaglass will find everything they need on this page: floor plans, views by exposure and floor, the HOA fee bundle itemized line by line, the governing documents, the Hurricane Ian story, the SIRS status, the due diligence checklist, and the honest pros and cons. When you are ready to walk a unit or write an offer, call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
What Is Your Estancia Condo Worth? Get a Free Valuation
If you are an Estancia owner searching "what is my Estancia condo worth" or "Estancia listing agent Bonita Bay" — you have found us. Here is the honest market picture as of June 2026:
Current active inventory: approximately 8 Estancia listings, asking $1,395,000–$1,795,000 for standard three-bedroom units. Eight listings in a 89-unit building is elevated supply — roughly 9% of the building is on market simultaneously, which means buyers have choices and pricing discipline matters.
Most recent confirmed sale: Unit 801, closed June 26, 2023, at $1,400,000 (~$530 per square foot for 2,642 sq ft). That is your benchmark comp. Current active listings are asking at or above that figure. Whether you clear a premium over the 2023 comp depends on your floor, your exposure (west-facing bay/Gulf vs. east-facing golf/preserve), and your unit's condition and renovation status.
Floor premium by the numbers: LEEPA 2025 Just Values show lower-floor units (4–5) assessed at $875K–$889K; upper-floor units (19–20) at $1.27M–$1.42M; and the penthouse at $3.28M. That $400,000+ spread between a floor-4 and a floor-19 unit of similar size is the floor premium quantified from the tax roll.
What we do for Estancia sellers: Price precisely relative to active competition, not ZIP-code averages that mix in coach homes and mid-rises. Market to out-of-state buyer databases — Midwest, Northeast, Great Lakes — who are actively searching Bonita Bay high-rises. Lead with what makes this building irreplaceable: the pool deck view, the 89-unit intimacy, the 2017 Karins structural restoration, the 2018 amenity renovation, and the 2022 Clive Daniel lobby upgrade.
→ Call Jesse at (239) 898-6072 for a no-obligation seller consultation.
Market Snapshot — Bonita Bay and Estancia (June 2026)
For Sellers: The Current Market Reality
The Bonita Bay high-rise market is a buyer's market in 2026 — and that is exactly why listing strategy matters more than ever. Average days on market for Bonita Bay high-rise listings reached 130 days as of mid-2024 and remains elevated. Approximately 90% of Bonita Springs condo sales are closing below original asking price. (Source: https://www.lifeinbonitasprings.com/blog/bonita-springs-real-estate-market-report-summer-2025-housing-trends-insights/) This does not mean your unit cannot sell well — it means the difference between a listing agent who knows how to position Estancia and one who does not is the difference between a clean close and a price-cut spiral.
The sellers who win in this market: price at or slightly below the most comparable recent comp (not the top of the range), present the unit impeccably, and market aggressively to the specific buyer pool for this building rather than blasting generic listing syndication. We have closed Bonita Bay high-rise transactions in every market condition since 2004. We know exactly which buyers are looking right now and what they need to feel confident making an offer.
For Buyers: The Big Picture
The Bonita Bay condo market processed 105 closed sales in 2025, averaging $1,120,610 per transaction and $405 per square foot. (Source: Bonita Bay condo market data, 2025) That number covers all Bonita Bay condo types — coach homes, mid-rises, high-rises — and dramatically understates Estancia's price tier. When you isolate the high-rise segment, pricing runs materially higher. The Bonita Bay median sale price across all types in November 2024 was $615 per square foot. (Source: https://www.rockethomes.com/real-estate-trends/fl/bonita-bay)
The premium tier continues to transact at exceptional levels when the right inventory clears. Lee County's second-highest high-rise sale of 2025 was a combined double-unit at Seaglass — $5,200,000 for 6,000-plus square feet on floor 23. (Source: https://www.citybiz.co/article/780466/5-2m-bonita-bay-sale-marks-lee-countys-second-highest-high-rise-transaction-in-2025/) The top Omega sale in 2025 reached $5,900,000 at $1,270 per square foot. Estancia competes in a more accessible tier at $1.4M–$1.8M for standard 3BR units — and that is an entry point into the same master-planned community ecosystem as those ultra-luxury buildings.
The buyer's market leverage is real. With extended days on market and sellers accepting below-ask on 9 out of 10 Bonita Springs condo transactions, 2026 is among the best entry points for Estancia buyers since 2019. Contact Jesse at (239) 898-6072 for a current inventory briefing and a list of units that match your criteria.
How Estancia Came to Be
Estancia at Bonita Bay was developed by Bonita Bay Group, the master developer behind the entire Bonita Bay community — 2,400 acres on Estero Bay in Bonita Springs that Bonita Bay Group began developing in the late 1970s. Estancia was delivered in 2002, confirmed by Lee County Property Appraiser records showing "1st Year Building on Tax Roll: 2002" across all sampled parcels, and by Florida Weekly coverage of a 9th-floor unit described as "Built in 2002." (Source: https://www.leepa.org; https://bonitasprings.floridaweekly.com)
Estancia was one of the six original towers that defined Bonita Bay's high-rise identity. A Florida Weekly account documented an open house at all six towers simultaneously: Vistas, Horizons, Estancia, Azure, Esperia South, and Tavira. (Source: https://bonitasprings.floridaweekly.com) All six were Bonita Bay Group developments, built within the same master plan and sharing the same core design DNA — porte-cochère motor-court entries, semi-private elevator foyers, and a western Estero Bay orientation that makes club lifestyle the center of resident life.
The later towers — Seaglass (Ronto Group, 2018), Omega (completed 2023), and Esperia North — came from different developers in subsequent phases. Seaglass was confirmed as a Ronto Group development with 120 units across 26 floors. (Source: Florida Weekly, Seaglass coverage) Estancia's Bonita Bay Group DNA means it shares the same community philosophy as the original master plan.
The developer entity, Estancia at Bonita Bay, Inc. (Florida Division of Corporations No. P98000100985), was incorporated November 30, 1998 and dissolved in September 2020 after building turnover was complete. The resident-controlled Estancia at Bonita Bay Condominium Association, Inc. (No. N00000004548, EIN 65-1095327) was filed July 10, 2000 and remains ACTIVE as of June 2026, with Amended and Restated Articles filed June 5, 2023 — likely reflecting the association's post-Surfside governance update under Florida's Senate Bills 4D and 154. (Source: Florida Division of Corporations, Sunbiz.org)
Sellers: the 2002 vintage is a story, not a liability. Estancia has been continuously renovated since delivery: Karins Engineering structural restoration (2017), 2018 pool deck renovation, Summer 2021 fitness center upgrade, and the 2022 Clive Daniel interior renovation of all 40 elevator lobby corridors. Buyers comparing Estancia to Seaglass or Omega need to understand that the visible common areas in Estancia were last refreshed in 2022 — by Clive Daniel, the design firm also responsible for Esperia/Seaglass renovations at Bonita Bay. That is not a 2002-era building. (Source: https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/)
The Tower: Scale, Floor Plans, and Configuration
Core Statistics
- Address: 4801 Bonita Bay Blvd, Bonita Springs, FL 34134
- Total residential units: 89 (Source: https://www.estanciaatbonitabay.com/residences/)
- Units per floor: 4 | Units per elevator: 2
- Year built: 2002 (Source: Lee County Property Appraiser)
- Developer: Bonita Bay Group
- Declaration of Condominium: OR Book 3702, Page 2921, Lee County Official Records
- Lowest residential floor: Floor 4 | Highest confirmed regular floor: Floor 20
- Penthouse: Above floor 20 (separate STRAP block code in LEEPA)
- Total stories (estimated): ~24–27 including lobby/garage/amenity base
The 2-units-per-elevator figure is the building's signature intimacy stat. Most comparable Bonita Bay towers have 4–6 units per elevator bank. Estancia's arrangement creates a semi-private foyer on every floor — a luxury marker that directly affects daily life and is a meaningful selling point for buyers who value privacy.
Floor Plans
Estancia has no studio or one-bedroom units. Every residence is a minimum two-bedroom full-size condo. Seven configurations:
2BR / 2.5BA — Living area: ~2,134 sq ft A/C; ~2,642 sq ft total. Confirmed in LEEPA records for units in the "01" stack (northeast exposure). (Source: LEEPA Folios 10470877, 10470929)
Residence One — 3BR / 3BA — 2,711 sq ft A/C | 2,995 sq ft total. Optional 2BR + Home Office configuration. Screened Lanai. (Source: https://www.estanciaatbonitabay.com/residences/)
Residence Two — 3BR / 3BA — 2,867 sq ft A/C | 3,486 sq ft total. Multiple Screened Lanais and Balcony. Family Room/Home Office. The largest non-penthouse plan. (Source: https://www.estanciaatbonitabay.com/residences/)
Residence Three — 3BR / 3BA — 2,647 sq ft A/C | 3,209 sq ft total. Family Room, Multiple Screened Lanais and Balcony. (Source: https://www.estanciaatbonitabay.com/residences/)
Residence Four — 3BR / 3BA — 2,717 sq ft A/C | 2,935 sq ft total. Family Room/Home Office, Screened Lanai. (Source: https://www.estanciaatbonitabay.com/residences/)
North Penthouse — 3BR / 4.5BA — 4,357 sq ft A/C | 4,971 sq ft total. Family Room, Home Office, Multiple Balconies. (Source: https://www.estanciaatbonitabay.com/luxury-penthouses-bonita-bay/)
South Penthouse — 3BR / 4.5BA — 4,435 sq ft A/C | 5,364 sq ft total. The largest unit in the building. LEEPA 2025 Just Value: $3,278,854. (Source: LEEPA Folio 10470949)
LEEPA 2025 Just Values: The Floor Premium in Numbers
| Floor |
Unit |
Bedrooms |
Living Area |
2025 Just Value |
| 4 |
404 |
3BR/3BA |
2,267 sq ft |
$889,542 |
| 5 |
501 |
2BR/2.5BA |
2,134 sq ft |
$875,734 |
| 19 |
1901 |
2BR/2.5BA |
2,134 sq ft |
$1,277,142 |
| 19 |
1903 |
3BR/3BA |
2,358 sq ft |
$1,424,430 |
| 20 |
2004 |
3BR/3BA |
2,267 sq ft |
$1,414,175 |
| PH |
PH-101 |
3BR/4.5BA |
3,883 sq ft |
$3,278,854 |
(Source: Lee County Property Appraiser, individual parcel records 2025)
📞 Selling an Estancia Unit? Let's Talk.
The floor premium above is real — and it means pricing your unit at the wrong level costs you money in either direction. Too high and you sit. Too low and you leave equity on the table. McGreevy and Comisar will price your unit precisely based on current active competition, the June 2023 confirmed sale, your specific floor and exposure, and your unit's condition. Call Jesse at (239) 898-6072 or text anytime. No obligation.
The Amenities: What Estancia's 15,000 Square Feet of Outdoor Living Delivers
The Pool and Outdoor Deck
The outdoor amenity deck was comprehensively renovated in 2018 — but the renovation built on structural work that Karins Engineering had completed in the 2017 Phase 2 project: complete removal of all plaza deck pavers and planters to replace a failing waterproofing membrane system and expansion joints. The bones of the deck were rebuilt to modern standards before the visible luxury layer was added. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay)
The result: over 15,000 square feet of outdoor deck featuring a heated pool and hot tub/spa, 2 outdoor gas grills, 2 fire pits with conversation nooks, a gazebo bar with refrigerator and icemaker (seating for ~40), water features, and new outdoor furniture. (Source: https://www.estanciaatbonitabay.com/amenities/)
The view from this deck is the building's permanent competitive advantage. Estancia is the only building in Bonita Bay with an unobstructed sightline from the pool deck to the Bay Island golf course water hole and Estero Bay. (Source: https://www.estanciaatbonitabay.com/amenities/) No amount of renovation elsewhere in the cluster can replicate a fixed geographic position.
Fitness Center (Renovated Summer 2021)
Life Fitness commercial-grade equipment throughout. Open 24 hours. Treadmills, ellipticals, recumbent bikes, cable/pulley system, rowing machine, spin bike, leg press, leg curl, large-screen TV, free weights. (Source: https://www.estanciaatbonitabay.com/amenities/)
Social Spaces
Parking, Storage, and Technology
Social Programming
Estancia hosts building-specific seasonal events: Sip & Socials, guest lectures, progressive dinners, poolside BBQs, Fall Welcome Back Party, End of Season Party, and the annual Holiday Party. The resident portal (ConciergeePlus) handles amenity reservations and building communications. (Source: https://www.estanciaatbonitabay.com/activities/)
The Views: A Story of Two Exposures
West-Facing Units — Sunset, Estero Bay, Gulf Horizon
West-facing units (the "03" and "04" positions on each floor) are the trophy exposures. From upper floors they deliver: open water across Estero Bay, the Gulf of Mexico horizon beyond, the Bay Island golf course water hole in the middle foreground, marina activity along the Imperial River, and the full southwest Florida sunset — one of the most celebrated natural phenomena in the region. One active listing for Unit 1803 (floor 18) describes "spectacular views of Estero Bay & the Gulf of Mexico" from west terraces. (Source: https://www.exprealty.com/bonita-springs-fl-real-estate/estancia/unit-1803-4801-bonita-bay-blvd) These units command the highest prices within the building.
East-Facing Units — Golf Course, Preserve, Wildlife
East-facing units ("01" and "02" positions) look toward the Bay Island golf course and Bonita Bay's protected interior preserve. These units offer lush fairway views, regular wildlife sightings (Bonita Bay is an Audubon Cooperative Sanctuary — deer, osprey, herons, ibis, roseate spoonbills are common), quieter afternoon exposure, and a cooler feel in summer. East-facing units are priced below west-facing at equivalent floors — not because they lack quality but because the sunset/bay view commands a documented premium. They represent Estancia's value play within the building.
Penthouse Views
At the penthouse level — above floor 20 — both North and South configurations transcend the east/west exposure debate. At 250-plus feet of elevation, views extend unobstructed in all four compass directions: north to the marina/Imperial River complex; south toward Naples Bay; east to the golf preserve; west to full open bay-to-Gulf panorama. The South Penthouse at 5,364 total sq ft and $3.28M+ assessed value is the building's most significant single residential asset.
The Pool Deck View — Unique to Estancia
Estancia is the only building in Bonita Bay with an unobstructed pool deck view of the Bay Island golf course water hole and Estero Bay. Every other tower in the nine-building cluster — Tavira, Esperia, Horizons, Vistas, Azure, Seaglass, Omega — lacks this specific sightline. You cannot build it. It is a function of this building's fixed geographic position on the Bonita Bay site. Sellers: this is the centerpiece of every Estancia listing we write.
📞 Listing Your Estancia Condo? West-Facing vs. East-Facing Changes Everything.
The marketing approach for a floor-18 west-facing unit is completely different from a floor-10 east-facing unit. Both are legitimate, both have a buyer — but your agent must know which buyer to target and how to lead the listing. We have sold both exposures in Bonita Bay towers. Call Jesse at (239) 898-6072 — we will tell you exactly who your buyer is and how to reach them.
Bonita Bay Club: The Optional Membership Layer
The Bonita Bay Club is entirely separate from property ownership. Tower owners at Estancia choose whether to join, at which tier, or not at all. (Source: https://www.estanciaatbonitabay.com/bonita-bay-community/) There is no mandatory Club membership at purchase.
The Club's Structure
Bonita Bay Club is a non-equity private club — initiation fees are non-refundable and members hold no equity stake. The Club operates across two campuses:
West Campus (inside Bonita Bay): 3 Arthur Hills–designed courses — Bay Island, Marsh, Creekside — within an Audubon Cooperative Sanctuary. (Source: https://www.bonitabayclub.net/golf)
East Campus (Naples, ~15 min east): 2 Tom Fazio–designed courses — Cypress and Sabal — the world's first private 36-hole Audubon International Signature Sanctuary. Sabal is currently in renovation by Fazio Design. (Source: https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club)
One membership covers both campuses — 54 holes with a single annual dues payment. A new Golf Academy opened in February 2024. (Source: https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy)
Club Amenities Beyond Golf
16 Har-Tru tennis courts, 15 pickleball courts, championship croquet, 18,000 sq ft fitness facility, geo-thermal saltwater resort pool, full spa, multiple dining venues. (Source: https://www.bonitabayclub.net/our-amenities)
Membership Costs
| Tier |
Initiation |
Annual Dues |
| Golf Membership |
$150,000 |
~$19,500/year |
| Sports Membership |
$60,000 |
~$10,110/year |
(Sources: https://sarasellsswfl.com/blog/golf-membership-options-at-bonita-bay; https://thebrassie.com/bonita-bay-club-membership-cost/ — secondary; verify with Club)
For sellers: Club membership does not automatically transfer with a unit sale. New buyers must apply and pay initiation independently. Confirm with the Club's membership office for exact transfer policy in any specific transaction.
Bonita Bay Community Amenities (Available to All Residents)
All Bonita Bay residents — regardless of Club membership — access through BBCA dues:
- Private Beach Park on Little Hickory Island (shuttle Nov–Apr; beach destroyed by Ian 2022, under reconstruction — verify open/closed status at 239-450-5305 before relying on this as a current amenity)
- Bonita Bay Marina — 250 wet slips on the Imperial River; 36-inch max draft; Backwater Jack's restaurant; full marine services (Source: https://www.bonitabaymarina.net/)
- 12 miles of trails and bike paths throughout 2,400 acres
- Estero Bay Park with 5,000-year-old Native American shell mounds and butterfly garden
- Kayak and canoe rentals at Riverside and Spring Creek Parks
- 30+ resident clubs, Bay Breeze Concert Series, holiday events, ticket concierge
- Sweetwater Lifestyles charter service (since 1992) — cruises, dolphin tours, fishing charters (Source: https://www.sweetwaterlifestyles.com/)
BBCA contact: 3451 Bonita Bay Blvd. Suite #200 | Tel: 239-495-8111
The HOA Fee Bundle: What You Pay and What You Get
The Stacked Fee Structure
Every Estancia owner pays into two associations simultaneously:
Estancia Sub-HOA (quarterly billing): $7,078–$7,649 per quarter, based on MLS disclosure data from two separately recorded units. (Source: MLS 223028878 and MLS 224098461 at greaterftmyers.com)
- Unit 1803 (MLS 223028878): $7,078.29/qtr; BBCA master $4,420/yr; total annual recurring $33,762
- Unit 2002 (MLS 224098461, sold Feb 2026): $7,648.95/qtr; BBCA master $4,420/yr; total annual recurring $36,046
What the Estancia sub-HOA fee includes:
Association management · Cable TV (Hotwire bulk) · Internet (Hotwire bulk, upgrading to 1 Gbps through 2034) · Building/property insurance (exterior and common elements) · Irrigation water · Legal/accounting · Maintenance of grounds · Pest control · Reserve fund contributions · Sewer · Trash · Domestic water
What owners pay separately: Electric (FPL, individually metered) · HO-6 interior unit insurance · Bonita Bay Club membership (optional) · Marina fees (if applicable)
BBCA Master Association (annual billing): $4,420/year, billed annually. Covers community-wide maintenance, roads, parks, beach park, stormwater management.
Combined Annual Carrying Cost
| Component |
Quarterly |
Annual |
| Estancia sub-HOA |
~$7,078–$7,649 |
~$28,313–$30,596 |
| BBCA master |
n/a |
$4,420 |
| Total |
— |
~$32,733–$35,016/year |
At ~$2,833/month equivalent, this is among the higher HOA costs in the Bonita Bay tower cluster. It reflects a genuine full-service luxury building model — live-in manager, staffed lobby, comprehensive utility bundle, and actively maintained common areas.
BBCA financial health (2024 Annual Meeting): Operations funds $18.8M (up YoY); reserve funds $5.5M (down due to beach reconstruction spending). Overall described as "strong." (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/)
📞 Sellers: The HOA Fee Is a Strength — If You Know How to Present It.
Many seller agents simply list "$7,078/quarter HOA" and let buyers draw their own conclusions. The correct approach: present the fee alongside the full itemized inclusion list (cable, internet, building insurance, water, sewer, trash, pest, management, reserves) so buyers can do the true apples-to-apples comparison against competing buildings that charge all those items separately. We lead every Estancia listing with the all-in cost analysis. Call Jesse at (239) 898-6072 to see how we structure it.
CC&Rs, Bylaws, and Governing Documents
The Legal Framework
Declaration of Condominium: OR Book 3702, Page 2921, Lee County Official Records. Accessible at https://or.leeclerk.org. (Source: LEEPA parcel description, all Estancia units)
HOA Entity: Estancia at Bonita Bay Condominium Association, Inc.
- Sunbiz Document No.: N00000004548 | EIN: 65-1095327
- Filed: July 10, 2000 | Status: ACTIVE
- Last event: Amended and Restated Articles, June 5, 2023
(Source: Florida Division of Corporations, Sunbiz.org)
Current Board:
- President: John Stencel
- Vice President: Judith Phelan
- Secretary: Tanja Scwendinger
- Treasurer: Chris Corrie
- Director: Raelene Darling
Resident portal: ConciergeePlus at https://estanciatest.conciergeplus.com/ — bylaws, rules and regulations, meeting minutes, and account management behind login. Sellers must provide the full disclosure package to buyers under Florida Statute 718.503.
The 2023 Amended and Restated Articles reflect the association's governance update under Florida's post-Surfside Senate Bills 4D and 154.
Rental Rules
Pet Rules
Daily Logistics: Living at 4801 Bonita Bay Blvd
Mail and packages: Handled via the weekday concierge reception desk. Large furniture and renovation deliveries require advance scheduling with building management.
Trash and recycling: Building-wide trash removal included in HOA. City of Bonita Springs single-stream recycling pickup on community schedule.
Guard gate: All of Bonita Bay is gated with 24/7 staffed guard gates on primary entrances off US-41. The Estancia tower cluster is within the gated perimeter. Building entry is FOB-controlled with security cameras after-hours.
Elevator access: 2 elevator banks, 2 units per elevator per floor. Service elevator coordination for move-ins and deliveries required through building management.
Landscaping and exterior: Fully managed by the HOA. No separate lawn service obligation for unit owners.
Seasonal rhythm: Estancia is a seasonal-majority building. Peak occupancy November–April. Quieter May–October. Most boards and management offices encourage noisy renovation work during summer months. Hurricane season (June–November) — owners who are non-resident during summer should designate a local property manager and confirm hurricane protection protocols with building management.
The Storm Posture: FEMA Flood Zone, Hurricane Ian, and Insurance Reality
Hurricane Ian at Estancia — What We Know
Hurricane Ian made landfall September 28, 2022, as a Category 4/5 storm striking Lee County with 12+ feet of storm surge and 155+ mph sustained winds. (Source: https://www.cityofbonitasprings.org/hurricane_ian) Bonita Bay's beach park was completely destroyed. The Club sustained bridge damage, cart barn flooding, and course damage that was mostly resolved within two weeks. (Source: https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/)
For Estancia specifically: no news reporting, HOA communication, or public filing documenting catastrophic structural damage to 4801 Bonita Bay Blvd was found in research. The Insurance Institute for Business & Home Safety (IBHS) documented zero structural failures among multifamily buildings constructed to the modern Florida Building Code (Estancia, built 2002, qualifies). Component and cladding damage remained common even in code-compliant buildings. (Source: https://ibhs.org/wind/building-performance-in-sw-florida-during-hurricane-ian-2022/)
Estancia's pre-Ian maintenance profile further supports this: Karins Engineering completed Phase 1 (full exterior repaint, all sealant replaced) and Phase 2 (complete plaza deck waterproofing membrane replacement) in the 2017 timeframe. Hurricane Irma struck during Phase 2 with no project damage. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay) Heading into Ian, the building envelope was in professionally restored condition.
No Estancia-specific Ian special assessment has been found in public records. This contrasts with some Lee County coastal communities where post-Ian assessments reached $50,000+ per unit. (Source: https://www.fox4now.com/bonita-springs/after-ian-coastal-residents-spend-thousands-out-of-pocket-still-waiting-for-insurance) The BBCA did levy a $500/unit special assessment (due June 30, 2025) for the beach park reconstruction — that is a master-level assessment affecting all Bonita Bay units, not an Estancia building-specific assessment. (Source: https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/)
Seller note: The absence of a building-specific Ian assessment is a selling point. Lead with it. Make sure buyers see Karins Engineering's case study — it is a publicly available primary source document that demonstrates the building's maintenance discipline in a way no seller's verbal representation can match. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay)
FEMA Flood Zone
Not confirmed via direct FEMA MSC lookup — the portal requires an interactive browser session. Required pre-publish: manual address lookup at https://msc.fema.gov for 4801 Bonita Bay Blvd, Bonita Springs, FL 34134. Also available at Lee County GIS: https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2.
Given Bonita Bay's proximity to Estero Bay and the Imperial River, ground-level parking and storage areas may carry AE flood zone designations. Residential floors above base flood elevation are not typically subject to flood zone building restrictions.
Lee County CRS Rating: The 25% Flood Insurance Discount
Lee County (unincorporated) and the City of Bonita Springs retain their CRS Class 5 designation — confirmed in November 2024 after FEMA threatened removal post-Ian. The Class 5 rating entitles NFIP policyholders to a 25% discount on flood insurance premiums. Fort Myers Beach lost its discount and was placed on NFIP probation. (Source: https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not) For Estancia buyers comparing Bonita Bay to Fort Myers Beach alternatives, this discount differential is a real annual cost advantage.
Post-Ian Insurance Reality
Florida condo master policy premiums rose 50%+ following Ian. The monthly insurance portion of average condo HOA fees increased ~25% to $377/month. Florida-wide property insurance premiums rose 34% from 2020 to 2025. (Sources: https://www.wlrn.org/business/2025-12-05/hoa-condo-costs-florida; https://www.dontgethittwice.com/blog/2025/june/florida-property-insurance-crisis-rates-soar-34-/) As of January 1, 2026, Citizens Property Insurance policyholders with homes insured over $400,000 must carry flood insurance to maintain Citizens wind coverage. (Source: https://www.wlrn.org/business/2024-08-14/insurance-home-property-premium-citizens) Most Estancia unit owners will fall into this category.
Sellers: Buyers will ask about insurance costs. Be ready with the current HOA budget showing the insurance line item. Buyers should also budget for their own HO-6 interior policy (~$1,500–$3,000/year) plus any applicable flood insurance.
Building Renovation History — The Confidence Record
SIRS and Milestone Inspection Status
Florida's Post-Surfside Requirements
Milestone Inspection: Required for buildings 3+ stories at 25 years (coastal threshold) or 30 years (all buildings). Repeat every 10 years.
SIRS (Structural Integrity Reserve Study): Required for buildings 3+ stories; non-waivable reserve funding mandatory. Deadline: December 31, 2025. (Source: https://buildingmavens.com/blog/florida-2025-sirs-law-changes-hb913/)
Estancia's Timeline
Estancia was built in 2002. As of 2026, the building is approximately 24 years old.
- 30-year threshold: ~2032
- 25-year coastal threshold (if applicable): ~2027
Whether the 25-year coastal rule applies requires confirmation from the City of Bonita Springs Building Department. If it does, the building is 1–2 years from the mandatory Milestone Inspection window.
Buyers must request: (a) whether SIRS has been completed, (b) reserve funding adequacy, (c) any Phase I Milestone Inspection status, (d) whether Phase II structural follow-up was triggered.
Sellers must disclose: any completed SIRS or Milestone Inspection reports must be provided in the mandatory condo disclosure package under Florida Statute 718.503.
One positive in Estancia's pre-inspection profile: the Karins Engineering envelope restoration of 2017 provides professionally documented evidence of a recent structural intervention. Whether this reduces the scope of SIRS reserve requirements is a question for the association's current engineering team — but it demonstrates a pattern of proactive maintenance that a SIRS inspector would note favorably.
📞 SIRS, Ian, Insurance — Buyers Are Asking Hard Questions. We Have the Answers.
Every Estancia buyer in 2026 is asking about post-Ian assessments, SIRS status, and insurance costs before they write an offer. If you are selling, those questions come to your agent. We know the Estancia-specific answers: no public building-specific Ian assessment found, 2017 Karins structural restoration documented, SIRS not yet mandatory under 30-year rule. List with an agent who can answer these questions confidently. Call Jesse at (239) 898-6072.
Location and Drive Times
Key distances from 4801 Bonita Bay Blvd:
| Destination |
Drive Time |
| Coconut Point Mall (Estero) |
8 min |
| Southwest Florida International Airport (RSW) |
18–22 min |
| Lee Health Estero Hospital |
15 min |
| Whole Foods (Estero) |
10 min |
| Publix on US-41 (Bonita Springs) |
5 min |
| Bonita Beach public beach access |
12 min |
| Naples 5th Avenue South |
28–35 min |
| Fort Myers River District |
30–35 min |
| Miromar Outlets (Estero) |
12 min |
| NCH Baker Hospital (Naples) |
25 min |
RSW serves Estancia residents and seasonal visitors with direct flights from major northern US hub cities. The 18–22 minute airport drive is a routine seasonal arrival/departure experience for Midwestern and Northeastern owners.
What $1.5 Million Buys at Estancia vs. Elsewhere in Southwest Florida
At Estancia (floor 10–12, 3BR/3BA, ~2,700+ sq ft total):
You get a fully amenitized high-rise with the only bay/golf-course pool deck view in the cluster, 24-hour fitness center, 2 guest suites, steam room, massage room, club room, 2 garage spaces with EV charging, ground-floor storage, weekday concierge, and a live-in building manager. Behind the building: 2,400 acres of gated community with 250-slip marina, private beach shuttle, 12 miles of trails, 30+ resident clubs, and optional access to 54 holes of championship golf. Your HOA carries cable, internet, building insurance, water, sewer, trash, pest, and management. Electric is your only utility.
At Fort Myers Beach: Many properties are still in post-Ian reconstruction flux with elevated insurance costs and — since November 2024 — no CRS Class 5 flood insurance discount. Without Bonita Bay's community infrastructure.
In Naples (Park Shore, ~$700–$1,000/sq ft tier): You get direct Gulf views at a significantly higher price per square foot — meaning $1.5M buys materially less square footage. No private marina, no private golf club on-site.
On Marco Island: Gulf-front tower views at $1.5M, but no private club, no master-planned community ecosystem, no marina.
The honest summary: Estancia's $1.4M–$1.8M price range is the entry point to the most complete luxury community lifestyle in the Bonita Springs corridor. The 2002 vintage and bay-versus-Gulf view are the cost of admission to that ecosystem. Call Jesse at (239) 898-6072 to evaluate whether this trade-off makes sense for your situation.
Comparable Towers to Consider
| Tower |
Built |
Units/Floor |
Price Range (2024–2025) |
Key Difference vs. Estancia |
| Estancia |
2002 |
4 |
$1.4M–$1.9M (3BR) |
Only building with unobstructed pool deck bay/golf view; 89 units |
| Vistas |
1998 |
4 |
Lower-mid |
Older vintage, less recent renovation |
| Horizons |
2000 |
4 |
Lower-mid |
Older vintage |
| Esperia South |
2007 |
4 |
~$1.5M–$2.5M |
Post-2004 FBC; larger floor plans |
| Tavira |
2009 |
4 |
~$1.8M–$4M |
Newer; larger floor plans; higher prestige tier |
| Seaglass |
2018 |
6 |
~$1.6M–$4.7M |
Modern; 120 units; 6/floor (less intimate); Ronto Group |
| Omega |
2022 |
4 |
$4M+ |
Ultra-luxury; newest; highest price tier |
(Sources: https://www.naplescondoboutique.com; https://www.greaternaples.realestate/bonita-bay/bonita-bay-high-rises/; 2024–2025 market data)
Estancia is not the newest or most expensive tower. It is the established luxury value-play in the cluster — the building that has been consistently invested in and that delivers the community-feel experience that buyers who have lived in high-rises elsewhere specifically come looking for.
Why Buy Here — Honest Pros and Cons
The Case For
1. The pool deck view is permanent and unique. Estancia is the only building in Bonita Bay with unobstructed bay-and-golf sightlines from the amenity deck. No other tower can replicate this.
2. The community of 89 units is genuinely intimate. 4 units per floor, 2 per elevator. Residents know each other. This is not a marketing claim — it is a function of building mathematics.
3. The HOA fee bundle is comprehensive. At $7,078–$7,649/quarter, you are receiving cable, internet (gigabit speeds through 2034), building insurance, water, sewer, trash, pest, management, and reserves. The all-in cost of ownership compares more favorably than the headline quarterly figure suggests when stacked against buildings that charge all those items separately.
4. The renovation history reduces risk. 2017 Karins structural restoration, 2018 pool deck, 2021 fitness center, 2022 Clive Daniel corridors. Primary-source documented capital investment — buyers can verify each project, not just take a seller's word for it.
5. SIRS runway is favorable. Built 2002, approximately 6 years from the 30-year structural inspection threshold. Buyers entering now are ahead of the most acute SIRS-driven reserve pressure hitting pre-1994 buildings.
6. Lee County retains its 25% flood insurance discount. Fort Myers Beach did not. Meaningful carrying cost difference for flood-insured units.
7. A buyer's market means real negotiating leverage. Extended DOM, 90% of sales closing below ask. Best entry window since 2019.
The Honest Considerations
1. No 24/7 doorman. Concierge is weekday daytime only. After-hours access via FOB. Buyers from buildings with round-the-clock staffed lobbies should understand this.
2. The HOA fee is real. $2,833/month equivalent before electric, HO-6, and any Club membership. Run the true all-in monthly cost before committing.
3. The beach is not currently accessible. BBCA Private Beach was destroyed by Ian (2022) and is under reconstruction. Last confirmed status: still closed July 2025. Verify current status at 239-450-5305 before relying on beach access as a current amenity.
4. Club membership is a separate and significant cost. Golf: $150,000 initiation + ~$19,500/year. Sports: $60,000 + ~$10,110/year. Neither required, both real.
5. SIRS due diligence is essential. Request completion status, reserve funding adequacy, and any Phase I Milestone Inspection findings before closing.
6. FEMA flood zone for this address needs direct confirmation. Ground-level parking and storage may be in an AE zone.
7. 2002 vintage. Not the newest building in the cluster. Buyers prioritizing contemporary construction should look at Seaglass or Omega — at materially higher prices.
Thinking of Selling Your Estancia Condo? List With the #1 Team in Southwest Florida Since 2012
If you are searching for the best listing agent for Estancia at Bonita Bay, or you are asking "what is my Estancia condo worth," you have found the right page.
The single biggest mistake Estancia sellers make in this market: listing with a generalist who does not know this building and prices from the wrong comparables. The second biggest mistake: listing too high and sitting while comparable inventory moves below you.
McGreevy and Comisar are not generalists. We have represented buyers and sellers in the Bonita Bay tower cluster for decades. We know Estancia's floor premium by the numbers ($400,000+ spread between a floor-4 and a floor-19 unit of similar size, documented in LEEPA tax records). We know the exposure premium (west-facing bay/Gulf versus east-facing golf/preserve — two different buyers, two different marketing approaches). We know the building's post-Ian narrative (Karins restoration 2017, no building-specific Ian assessment found, 2022 Clive Daniel common-area renovation) and how to make that narrative work for you in a buyer's market where buyers are asking hard questions.
Why Sellers Call Us First
- Market-specific pricing. We price Estancia units against Estancia comps, not ZIP-code averages dominated by coach homes. Your floor, your exposure, your unit's condition — we model all three.
- The right buyer pool. Estancia's buyer is overwhelmingly coming from the Midwest, Northeast, and Great Lakes. We have active buyers from those markets in our database right now. Some transactions start with us before the listing ever hits MLS.
- Disclosure-ready listings. We walk our sellers through the full HOA disclosure package before we list — so there are no surprises at inspection that kill deals. Buyers at this price point read documents. We make sure yours hold up.
- Narrative that converts. The pool deck view. The 89-unit community. The Karins structural restoration. The Clive Daniel renovation. Most listing agents write generic descriptions. We write the story that answers the question every buyer is actually asking: why this building over the others?
Our Track Record
- Top 1% Real Estate Agents Nationally Since 2008
- 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
- #1 Team in Southwest Florida since 2012
- McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
- McGreevy and Comisar alone have over $860M+ in Sales
- Nationally Recognized Top Producing Realtors
- Platinum Sales Production Award Winners
What Is Your Estancia Condo Worth?
Current market: 8 active listings at $1,395,000–$1,795,000 for standard 3BR units. Confirmed comp: Unit 801, June 2023, $1,400,000 (~$530/sq ft). Your unit's value within that range is determined by floor (each floor carries roughly a 1.9% premium), exposure (west-facing bay/Gulf > east-facing golf/preserve), interior condition, and current competing inventory.
→ Call Jesse at (239) 898-6072 or text anytime for a no-obligation, confidential Estancia valuation. No listing pressure. Just the honest number and a clear-eyed strategy.
Seller-Specific Insight: What Makes Estancia Units Sell
The story that converts buyers: Buyers comparing Estancia to Tavira or Esperia need to understand what Estancia has that those buildings do not. It is not about being newer or larger — it is about the building's specific position and character. The pool deck view (unique to this building), the 89-unit intimacy (the smallest full-luxury-amenity tower in the cluster), and the documented renovation cycle (buyers can verify Karins, Clive Daniel, and the 2018 pool renovation through primary sources rather than relying on seller representations). Your listing agent needs to lead with those differentiators, not just post photos and wait.
Staging: West-facing units should be photographed at golden hour. The visual differential between a 2 PM listing photo and a 6 PM golden-hour photo on a west-facing floor-15 unit can mean the difference between a listing that generates immediate showing requests and one that sits. East-facing units: emphasize the golf course greens, the wildlife sightings, the morning light. Both exposures have a natural buyer — your agent needs to know which buyer to target.
Pricing in a buyer's market: With 90% of Bonita Springs condos closing below asking and 130+ days average DOM across Bonita Bay high-rises, the price you enter at matters more than the price you aspire to. We will give you a number you can defend with data — not a number designed to make you feel good about listing that you will have to cut in 60 days.
→ Jesse McGreevy: (239) 898-6072 · [email protected]
→ Marc Comisar: (239) 287-5873
→ Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Due Diligence Checklist for Estancia Buyers
Purchasing a luxury high-rise condo in Florida post-Surfside and post-Ian requires more thorough due diligence than a standard residential purchase. Here is the Estancia-specific list:
Before signing a contract:
- Confirm the unit's LEEPA data (year built, gross living area, bedrooms/bathrooms, Just Value, permit history) at leepa.org.
- Verify floor and exposure — "01/02" stack = east-facing; "03/04" stack = west-facing. LEEPA STRAP codes confirm floor number.
- Request the full HOA disclosure package: Declaration of Condominium (OR 3702 / 2921), bylaws, rules and regulations, most recent financial statements, budget, SIRS if completed, and Milestone Inspection report if completed.
- Order estoppel letters from both Estancia sub-HOA and BBCA master. Budget 7–14 days.
- FEMA flood zone lookup at msc.fema.gov for 4801 Bonita Bay Blvd.
- Lee County permit check at energov.cityofbonitasprings.org/CitizenAccess/ — search all permits at this address from 2000–2026.
During the inspection period:
7. Hire a licensed Florida condominium inspector (not just a standard home inspector). Focus on HVAC, water heater, plumbing, windows (impact-resistant glazing confirmation), and any signs of water intrusion from the Ian period.
8. Commission a wind-mitigation inspection for HO-6 insurance premium reduction.
9. Review the ConciergeePlus portal (with seller permission) for meeting minutes, pending announcements, and maintenance notices.
Before closing:
10. Final walk-through. Confirm condition matches contract; confirm all included items present; obtain building access credentials (FOB, parking transponder, gate pass).
11. Confirm HOA approval timing — $200 application fee, typically 1–4 week review.
12. Purchase owner's title insurance.
Your Local Real Estate Experts
McGreevy and Comisar — the listing team for Southwest Florida's most established luxury communities.
- Top 1% Real Estate Agents Nationally Since 2008
- 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
- #1 Team in Southwest Florida since 2012
- McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
- McGreevy and Comisar alone have over $860M+ in Sales
- Nationally Recognized Top Producing Realtors
- Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
Dedicated spoke pages for every other Bonita Bay tower — Tavira, Esperia North, Esperia South, Horizons, Vistas, Azure, Seaglass, and Omega — are coming with full floor plan schedules, HOA fee details, and recent sale comps. We will link each here as it goes live.
Frequently Asked Questions — Buyer Edition
What is the address of Estancia at Bonita Bay?
4801 Bonita Bay Blvd, Bonita Springs, FL 34134. City of Bonita Springs, Lee County, ZIP 34134. GPS: 26.35703°N, 81.83398°W. (Source: https://www.estanciaatbonitabay.com/contact/; https://www.leepa.org)
How many units does Estancia have?
89 residential units. (Source: https://www.estanciaatbonitabay.com/residences/)
How many units are on each floor?
4 units per floor, 2 per elevator. Semi-private elevator foyers on every floor. (Source: https://www.estanciaatbonitabay.com/residences/)
What floor plans are available?
Seven configurations: 2BR/2.5BA (~2,134 sq ft A/C), Residences 1–4 (all 3BR/3BA, 2,711–2,867 sq ft A/C), North Penthouse (3BR/4.5BA, 4,357 sq ft A/C), and South Penthouse (3BR/4.5BA, 4,435 sq ft A/C). No studio or 1BR units. (Source: https://www.estanciaatbonitabay.com/residences/)
When was Estancia built?
- Confirmed by Lee County Property Appraiser records and Florida Weekly coverage. (Source: https://www.leepa.org)
Who developed Estancia?
Bonita Bay Group — the master developer of all of Bonita Bay. Estancia was part of the original six-tower group. (Source: Florida Weekly open house article, 2010-era)
What are the views?
West-facing units: Estero Bay, Gulf horizon, Bay Island golf course water hole in the foreground — premium sunset exposure. East-facing units: golf course fairways, Bonita Bay preserve, wildlife. The pool deck offers the only unobstructed bay/golf-course view of any tower in Bonita Bay. (Source: https://www.estanciaatbonitabay.com/amenities/)
What is the Estancia HOA fee?
~$7,078–$7,649/quarter (Estancia sub-HOA) + $4,420/year (BBCA master). Combined ~$32,733–$35,016/year. (Source: MLS 223028878 and 224098461)
What does the HOA fee include?
Cable TV, internet (Hotwire, upgrading to 1 Gbps through 2034), building insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, sewer, trash, domestic water. Owners pay electric, HO-6, and Club membership separately. (Source: MLS 223028878, 224098461)
Is Bonita Bay Club membership required?
No. Entirely optional. Golf tier: $150,000 initiation + ~$19,500/year. Sports tier: $60,000 + ~$10,110/year. No mandatory purchase requirement. (Source: https://www.estanciaatbonitabay.com/bonita-bay-community/)
Does Club membership transfer with the unit when it sells?
No — new buyers must apply and pay initiation independently. Verify transfer policy with Club membership office. (Source: general non-equity club convention)
What is the rental policy?
30-day minimum, 3 leases/year maximum. Airbnb/VRBO prohibited. Application fee $200. (Source: https://www.greaternaples.realestate/bonita-bay/bonita-bay-high-rises/estancia-bonita-bay/)
Are pets allowed?
Yes — 2 per unit. Weight limits and breed restrictions: see Rules and Regulations in seller's disclosure. Designated dog walking area on grounds. (Source: https://www.greaternaples.realestate/bonita-bay/bonita-bay-high-rises/estancia-bonita-bay/)
What parking does Estancia have?
2 indoor garage spaces per unit; dedicated, secured garage; Level 2 EV charging in individual spots. (Source: https://www.estanciaatbonitabay.com/amenities/)
Is there storage?
Individual ground-floor storage locker with every unit + shared bike room. (Source: https://www.estanciaatbonitabay.com/amenities/)
Does Estancia have a concierge?
Fully staffed lobby reception desk, weekday daytime hours. Live-in building manager on-site 24/7. After-hours building access via FOB system. (Source: https://www.estanciaatbonitabay.com/amenities/)
Are there guest suites?
Yes — 2 furnished guest suites available for resident reservation. (Source: https://www.estanciaatbonitabay.com/amenities/)
What happened to Estancia in Hurricane Ian?
No catastrophic or structural damage was documented in public records. Building's 2002 FBC construction and 2017 Karins Engineering restoration support a resilient profile. IBHS confirmed zero structural failures in modern FBC multifamily buildings during Ian. No building-specific Ian special assessment has been publicly documented. (Source: https://ibhs.org/wind/building-performance-in-sw-florida-during-hurricane-ian-2022/; https://www.karins.com/case-studies/estancia-at-bonita-bay)
What is Estancia's FEMA flood zone?
Not confirmed — direct MSC lookup required at msc.fema.gov for 4801 Bonita Bay Blvd. Lee County GIS also available at https://maps-leegis.hub.arcgis.com/datasets/find-my-flood-zone-2.
What is the Lee County flood insurance discount?
Lee County (unincorporated) and Bonita Springs retain CRS Class 5 — 25% NFIP discount, confirmed November 2024. Fort Myers Beach lost its discount. (Source: https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not)
What is the SIRS status?
Estancia built 2002 (~24 years old). 30-year threshold ~2032; 25-year coastal threshold may apply ~2027. Buyers must request SIRS completion status, reserve adequacy, and Milestone Inspection findings from the association. (Source: https://condos.myfloridalicense.com/inspections/)
Is there EV charging?
Level 2 EV charging in individual garage parking spots — a retrofit for a 2002 building. (Source: https://www.estanciaatbonitabay.com/amenities/)
What renovations has the building had?
2017 Karins Phase 1 (paint/sealant); 2017 Karins Phase 2 (plaza deck waterproofing/membrane/pool); 2018 pool deck renovation; Summer 2021 fitness center; March 2022 Clive Daniel all 40 elevator lobbies. (Source: https://www.karins.com/case-studies/estancia-at-bonita-bay; https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/)
What is the overall buyer market in 2026?
A buyer's market. Average DOM ~130 days for Bonita Bay high-rises. ~90% of sales closing below asking. ~8 active Estancia listings at $1.4M–$1.8M. Best entry leverage since 2019. (Source: https://edgongola.com/bonita-bay/bonita-bay-real-estate-news-2-july-2024/)
What is Estancia's governing entity?
Estancia at Bonita Bay Condominium Association, Inc. — Sunbiz No. N00000004548, EIN 65-1095327, filed 2000, ACTIVE. Board: President John Stencel; VP Judith Phelan; Secretary Tanja Scwendinger; Treasurer Chris Corrie; Director Raelene Darling. (Source: Florida Division of Corporations)
Where is the Declaration of Condominium?
OR Book 3702, Page 2921, Lee County Official Records at https://or.leeclerk.org. (Source: LEEPA parcel description)
What is the Bonita Bay Marina?
Full-service marina on the Imperial River, walking distance from Estancia. 250 wet slips (max 36" draft), dry storage, fueling, Backwater Jack's restaurant. Tel: (239) 495-3222; VHF Channel 72. (Source: https://www.bonitabaymarina.net/)
What about the private beach?
BBCA Private Beach on Little Hickory Island was destroyed by Ian (2022) and is under reconstruction. Research as of July 2025: still closed to residents. Verify current status at 239-450-5305. (Source: https://www.wildpinesofbonitabay.com — construction update newsletters)
Is Estancia a 55+ community?
No. No HOPA age restrictions. Any age of buyer and resident is permitted.
What schools serve the address?
Verify current zone assignments at leeschools.net. Private school options within 15–20 minutes include Community School of Naples and Canterbury School in Fort Myers.
Frequently Asked Questions — Seller Edition
Who is the best listing agent for Estancia at Bonita Bay?
McGreevy and Comisar — the #1 team in Southwest Florida since 2012, with $860M+ in personal sales and decades of Bonita Bay tower experience. Call Jesse: (239) 898-6072.
What is my Estancia condo worth?
Standard 3BR units are currently asking $1,395,000–$1,795,000. The most recent confirmed sale (Unit 801, June 2023) closed at $1,400,000 (~$530/sq ft). Your specific value depends on floor, exposure, interior condition, and current competition. Call Jesse at (239) 898-6072 for a confidential, data-driven valuation — no obligation.
How do I price my Estancia unit in a buyer's market?
Precision pricing against Estancia-specific comps — not ZIP-code averages that blend in coach homes. The floor premium (documented at roughly 1.9%/floor from LEEPA records) and the exposure premium (west-facing bay/Gulf over east-facing golf/preserve) are the two most significant variables. An agent who does not know these specifics will price incorrectly in either direction.
What marketing strategy works for Estancia?
Target out-of-state buyers in Midwest, Northeast, and Great Lakes markets — where most Bonita Bay seasonal buyers originate. Professional photography at golden hour for west-facing units. Lead with the pool deck view (the building's permanent unique differentiator), the 89-unit community scale, and the documented renovation history. Use our existing buyer database for off-market pre-listing outreach.
How long does it take to sell?
Bonita Bay high-rises are averaging 100–130 days on market in 2026. Well-priced, well-presented listings in preferred exposures (west-facing, upper floors) move faster. Overpriced listings relative to active competition sit and require price cuts that signal weakness to buyers.
What do I need to disclose as an Estancia seller?
Under Florida Statute 718.503: Declaration of Condominium, bylaws, rules and regulations, most recent financial statements and budget, FAQ document, SIRS if completed, and Milestone Inspection report if completed. All known pending or threatened special assessments must be disclosed. Request estoppel letters from Estancia HOA and BBCA.
Does Club membership transfer with my unit?
No — new buyers must apply and pay initiation independently. Confirm the exact transfer process with Bonita Bay Club's membership office before listing.
Should I renovate before listing?
Targeted updates — paint, lighting, fixtures — can recover 2–3x cost. Full kitchen or bathroom gut renovations rarely recover dollar-for-dollar in this segment unless comparable units are all already fully updated. We will give you an honest pre-listing assessment. Call Jesse at (239) 898-6072.
How should I handle the HOA fee disclosure?
Proactively, with the full itemized inclusion list. Buyers who understand what is included (cable, internet, building insurance, water, sewer, trash, pest, reserves, management) convert from interested to offering. Agents who simply list the quarterly number without context lose buyers who would otherwise have been convinced.
Can I do a short-term rental while listed?
No. Estancia requires a 30-day minimum. If you are renting while listed, the minimum applies — coordinate showing availability with your listing agent accordingly.
What are typical seller closing costs?
Real estate commission, Lee County documentary stamp taxes ($0.70 per $100 of sale price), title fees, HOA transfer fee ($9,175 documented in MLS records for Unit 1803), and estoppel letter fees. Your closing attorney will provide a specific net sheet.
What is the BBCA beach special assessment and does it affect my sale?
The BBCA levied a $500/unit special assessment (due June 30, 2025) for beach park reconstruction. If this has been paid by closing, it is not a concern for the buyer. If outstanding at closing, address in the purchase contract. Include in your estoppel letter request from BBCA.
What if a buyer asks about the SIRS?
Provide whatever documentation the association has — if a SIRS has been completed, you must provide it in the disclosure package. If it has not been completed yet, disclose that and be prepared for buyer questions about when it is expected. Buyers have the right to cancel within 3 days of receiving the disclosure package. Surprises about SIRS status after contract kill deals.
Is this a good time to sell?
There is never a universally wrong or right time — it depends on your specific situation. What is true in 2026: there is inventory competition (8 active Estancia listings simultaneously), buyers have leverage, and days on market are elevated. Sellers who price correctly and present the building's story compellingly still close. Sellers who overprice or use agents who do not know this building sit and cut. Call Jesse at (239) 898-6072 to talk through whether listing now versus waiting makes sense for your specific unit and timeline.
How do I get started?
Call Jesse McGreevy at (239) 898-6072 — a 10-minute conversation is all it takes to know your unit's current market value and what a listing strategy looks like. No pressure, no obligation.
Sources & Authoritative References
All competitor realtor URLs have been excluded from this source block.
- https://www.estanciaatbonitabay.com — Official Estancia HOA website (all pages)
- https://www.estanciaatbonitabay.com/residences/ — Unit count (89), 4/floor, 2/elevator, all 6 floor plan descriptions
- https://www.estanciaatbonitabay.com/amenities/ — Full amenity inventory: EV charging, pool deck, fitness, storage, concierge
- https://www.estanciaatbonitabay.com/luxury-penthouses-bonita-bay/ — N/S Penthouse specs
- https://www.estanciaatbonitabay.com/bonita-bay-community/ — Club optional status, marina, community overview
- https://www.estanciaatbonitabay.com/activities/ — Social programming
- https://www.estanciaatbonitabay.com/contact/ — Confirmed address
- https://www.leepa.org — LEEPA parcel records (Folios 10470876, 10470877, 10470880, 10470911, 10470927, 10470929, 10470931, 10470936, 10470949); year built 2002; STRAP codes; 2025 Just Values; OR 3702 PG 2921
- https://bonitasprings.floridaweekly.com — 2002 build year; 6-tower open house confirming Bonita Bay Group developer
- https://www.karins.com/case-studies/estancia-at-bonita-bay — Two-phase restoration: Phase 1 repaint/sealant, Phase 2 waterproofing membrane/pool; Hurricane Irma during project, no damage
- https://clivedaniel.com/clive-daniel-home-to-renovate-the-estancia-at-bonita-bay/ — March 2022 interior renovation announcement; 40 elevator lobbies
- https://www.greaterftmyers.com/property-search/detail/116/223028878/ — MLS 223028878 (Unit 1803): $7,078.29/qtr, master $4,420/yr, inclusions itemized
- https://www.greaterftmyers.com/property-search/detail/116/224098461/ — MLS 224098461 (Unit 2002, sold Feb 2026): $7,648.95/qtr, master $4,420/yr
- https://www.greaterftmyers.com/property-search/detail/116/223018181/ — MLS 223018181 (Unit 801, June 2023): $1,400,000; ~$530/sq ft
- https://search.sunbiz.org — Entity N00000004548; filed 2000; ACTIVE; 2023 Amended Articles; current board officers
- https://www.bonitabayresidents.com — BBCA official site; master POA, beach park, marina, events
- https://www.bonitabayresidents.com/private-beach — BBCA Private Beach; shuttle schedule; post-Ian rebuild status
- https://www.bonitabaymarina.net/ — Marina official site; 36" max draft; hours; services
- https://www.bonitabayclub.net — Bonita Bay Club; non-equity; 54-hole dual campus; amenities
- https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club — Sabal course renovation by Fazio Design
- https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy — Golf Academy February 2024
- https://www.wildpinesofbonitabay.com — Resident newsletters: beach construction updates; BBCA board meeting summaries; Hotwire upgrade
- https://www.wildpinesofbonitabay.com/highlights-from-the-february-20-board-of-directors-meeting/ — Hotwire internet upgrade; beach construction; $500 SA projection
- https://www.wildpinesofbonitabay.com/highlights-from-the-march-20/ — BBCA March 2025 Annual Meeting: $500/unit SA approved; ops $18.8M; reserves $5.5M
- https://www.wildpinesofbonitabay.com/whats-current-around-the-bay-july-2025/ — Beach STILL CLOSED July 2025
- https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment — Stantec BBCA vulnerability assessment post-Ian
- https://ibhs.org/wind/building-performance-in-sw-florida-during-hurricane-ian-2022/ — IBHS Ian study: zero structural failures in modern FBC multifamily
- https://bonitabayclub.blog/2022/10/13/hurricane-ian-update/ — Club Oct 2022 Ian update
- https://www.wgcu.org/government-politics/2024-11-21/unincorporated-lee-county-keeps-flood-program-discount-fort-myers-beach-does-not — Lee County/Bonita Springs retain CRS Class 5/25% NFIP discount
- https://www.leegov.com/dcd/flood/firm/insurance/discounts — Lee County CRS Class 5 discount
- https://www.wlrn.org/business/2025-12-05/hoa-condo-costs-florida — Post-Ian Florida condo HOA cost data
- https://www.wlrn.org/business/2024-08-14/insurance-home-property-premium-citizens — Citizens flood mandate effective Jan 1, 2026
- https://www.dontgethittwice.com/blog/2025/june/florida-property-insurance-crisis-rates-soar-34-/ — Florida property insurance up 34% 2020–2025
- https://www.fox4now.com/bonita-springs/after-ian-coastal-residents-spend-thousands-out-of-pocket-still-waiting-for-insurance — Dolphin Way $50K+ assessments; Fox 4 investigation
- https://edgongola.com/bonita-bay/bonita-bay-real-estate-news-2-july-2024/ — July 2024: 31 active high-rise listings; avg 130 DOM
- https://www.lifeinbonitasprings.com/blog/bonita-springs-real-estate-market-report-summer-2025-housing-trends-insights/ — Summer 2025: avg 82 DOM; ~90% close below asking
- https://www.rockethomes.com/real-estate-trends/fl/bonita-bay — Nov 2024: median $/sq ft $615
- https://www.citybiz.co/article/780466/5-2m-bonita-bay-sale-marks-lee-countys-second-highest-high-rise-transaction-in-2025/ — Seaglass double-unit $5.2M, Lee County 2nd-highest 2025
- https://www.capecoralbreeze.com/news/local-news/2024/11/21/lee-county-maintains-community-rating-system-classification-and-nfip-policyholder-discounts/ — CRS discount $14–17M annually
- https://condos.myfloridalicense.com/inspections/ — DBPR milestone inspection and SIRS requirements
- https://buildingmavens.com/blog/florida-2025-sirs-law-changes-hb913/ — HB 913 SIRS deadline December 31, 2025
- https://www.gsacnaples.org/2022/11/16/gsac-post-hurricane-ian-updates-and-survey-report/ — GSAC Ian survey: 54% major damage; 89% elevator flooding
- https://www.leeclerk.org/departments/official-records-services/search-official-records — Lee County Clerk Official Records (Declaration of Condominium at OR 3702 PG 2921)
- https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf — BBCA beach redevelopment plan PDF
- https://www.exprealty.com/bonita-springs-fl-real-estate/estancia/unit-1803-4801-bonita-bay-blvd — Unit 1803: $1,795,000; floor 18; west views Estero Bay/Gulf
- https://www.raveis.com/raveis/226016497/4801-bonita-bay-blvd-unit-301-bonita-springs-fl-34134 — Unit 301: $1,395,000; floor 3
- https://www.naplescondoboutique.com/estancia-at-bonita-bay/ — Tower comparison context
- https://janasellsflorida.com/blog/bonita-bay-high-rise-market-at-a-glance — Bonita Bay high-rise market; 67 sales 12 months; avg $3,027,525; "value-forward luxury"
- https://www.cityofbonitasprings.org/hurricane_ian — City of Bonita Springs Hurricane Ian information
- https://msc.fema.gov — FEMA Map Service Center (flood zone lookup required)
- https://www.greaternaples.realestate/bonita-bay/bonita-bay-high-rises/estancia-bonita-bay/ — Rental/pet policy; market context
- https://beckerlawyers.com/condominium-documents-generally-available-online-news-press/ — Florida condo documents public record
HOA Documents via Google Drive
Estancia Drive Folder: https://drive.google.com/drive/u/0/folders/1u9tm1Q4JI-IG3ayukXy4Dztkre_uAx3z
