Horizons is an 80-residence high-rise condominium tower at 4731 Bonita Bay Blvd in Bonita Bay, completed in 2000 with four residences per standard floor, eight penthouses and five recorded sales since September 2025. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Horizons. Horizons sellers call us first, and Horizons buyers call us when they want the record rather than the brochure: what each recorded Horizons sale actually paid, how the four residence stacks differ on the county roll, which association governs the tower, what the FEMA map says about 4731 Bonita Bay Blvd, and how Horizons compares with its next-door neighbor Vistas and the newest tower on the boulevard, Omega.
Horizons is an 80-residence high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is one of the eight towers on the Estero Bay edge of Bonita Bay, completed in 2000 with four residences on each standard floor, and with only 80 residences it produces a handful of resales a year. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida DBPR condominium register, the Florida Division of Corporations file for Horizons at Bonita Bay Condominium Association, Inc., FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Horizons because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Horizons market read built from every qualified Horizons deed in the Lee County file, the DBPR condominium register and the tower’s association filings.
If you’re searching for the best realtor for Horizons in Bonita Bay, Bonita Springs, whether you’re ready to sell your Horizons 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.
That matters in Horizons for a specific reason. Eighty residences produce only a few sales a year, and the few there are carry the whole market. The Lee County deed record shows five qualified Horizons sales between December 2025 and June 2026, and they ran from $1,100,000 to $3,200,000 inside the same building. A listing agent who prices a Horizons residence off a building average, or off a Bonita Bay average, can miss by hundreds of thousands of dollars in either direction.
Recent Horizons track record (last 12 months): In the last 12 months Horizons has seen 5 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Horizons deed, June 30, 2026), totaling $8,516,000, and the highest-priced Horizons sale in that window was $3,200,000. The Southwest Florida MLS pull of September 30, 2026 shows those five closings plus a sixth, residence 1702 at $1,550,000 on August 24, 2026, in the 12 months to September 30, 2026, with a median of 37 days on market and a median sale-to-list ratio of 92.9%. Our team listed residence 2002, which recorded at $1,476,000 on June 30, 2026, and residence 1702, which closed on August 24, 2026. We tracked every qualified Horizons deed since 2019 to build this page, and we will walk you through each one.
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Selling your Horizons home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Horizons? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Horizons at Bonita Bay is an 80-residence luxury condominium tower at 4731 Bonita Bay Blvd, on the western, Estero Bay edge of Bonita Bay in Bonita Springs, Florida. Completed in 2000 by The Lutgert Companies, it has 22 residential levels: 18 standard floors with four residences each and four penthouse levels with two residences each.
Horizons sits at the southern end of the tower row, with Vistas at 4751 as its neighbor to the north, and it faces west across the bay toward the barrier islands and the Gulf of Mexico horizon beyond them. On the Lee County roll the standard residences carry 2,737 to 3,350 heated square feet and the eight penthouses 4,721 to 4,792, and the developer’s floor plans add private terraces of 652 to 1,825 square feet. Nothing at Horizons is small.
The building’s name is not marketing language. From the upper floors you step onto a terrace and see Estero Bay spread out to the west, the Gulf visible past the barrier island chain at higher elevations, and the Arthur Hills fairways and Bonita Bay’s preserve unfolding below and to the east. Lower floors trade some of the open water for golf-course canopy and preserve views, still exceptional, just different in character.
If you are reading this page, you are almost certainly weighing one of three decisions: whether Horizons is the right high-rise for your lifestyle and budget; how Horizons compares to its Bonita Bay tower neighbors, Estancia, Tavira, Azure, Esperia South, Seaglass, Vistas and Omega; or, if you already own here, what your residence is worth in a building with no competing listing on the market. This guide answers all three, along with the other questions a serious buyer or seller asks before signing a seven-figure contract.
This page is long by design. Buying or selling a $1.1 million to $3.2 million condominium inside a gated master community, with layered associations, an optional private club, a coastal flood designation, Florida’s post-Surfside reserve rules and a changed insurance market, deserves a complete picture. We will give you one.
Living in Horizons means a gated arrival through Bonita Bay, an attended tower lobby known for its 25-foot waterfall, four residences per standard floor, and three layers of ownership: the Horizons condominium association, the mandatory Bonita Bay Community Association, and the optional Bonita Bay Club. Knowing how the three fit together is the first step before any offer.
When you drive into Bonita Bay through the gated main entrance off US 41, you enter a community of about 2,400 acres between Spring Creek to the north, the Imperial River to the south and Estero Bay to the west, with 3,346 residences and 12 miles of walking and biking paths, per the Bonita Bay Community Association’s January 2026 brochure. Bonita Bay Boulevard curves west from the gate toward the water, and at its western end, closest to Estero Bay, you find the eight-tower row that includes Horizons.
The building’s address is 4731 Bonita Bay Blvd. When you pull up, the first thing you meet is the lobby, and the Horizons lobby is memorable: building descriptions consistently single out a 25-foot waterfall at the entry, a statement feature that sets the tone for the whole tower.
The building is governed as a condominium by Horizons at Bonita Bay Condominium Association, Inc. (Florida Division of Corporations document N98000000226, Active), and it is managed day to day by a professional management company with an on-site manager. Residents handle package tracking, maintenance requests, amenity reservations and visitor management through the BuildingLink resident platform, which the association’s own website links for resident login.
Ownership at Horizons involves three separate but interlocking layers.
Layer one is the building itself: the Horizons condominium association. Its assessment covers the building’s operations, insurance, staff and reserves. Horizons listings in the Southwest Florida MLS (June 2026 research) reported a condominium assessment of about $9,172 per quarter; the association does not publish its budget, so treat that as listing-reported and confirm it in the estoppel certificate. The building has its own pool, fitness room, massage rooms, social room, four elevators, two guest suites and under-building parking.
Layer two is the Bonita Bay Community Association (BBCA), the mandatory master association that every property owner inside Bonita Bay joins automatically. It maintains the community’s grounds, roads, streetlights, lakes and stormwater system and its parks, including the Private Beach, and runs Community Patrol and Design Review. The BBCA does not publish its master assessment on its public website.
Layer three is the Bonita Bay Club: an optional, separately owned private club for golf, tennis, pickleball, fitness, spa and dining. Owning a Horizons residence does not make you a member, and the Club does not publish initiation fees or dues on its public website.
The typical Horizons owner is a seasonal resident from the Northeast or Midwest who uses the residence from late fall through spring. Full-time residents are part of the building too, and the social calendar is active: the BBCA lists more than 30 resident clubs, and its three largest sports clubs, bocce, pickleball and cycling, together total upwards of 1,000 members.
Data updated: September 2026. Horizons recorded five qualified sales in the 12 months since September 2025, at a median of $1,400,000 and a range of $1,100,000 to $3,200,000, and 12 qualified sales in the 36 months since September 2023 at a median of $1,513,000. County deed records are through September 2026, and the Southwest Florida MLS figures are from the September 30, 2026 pull.
Horizons trades as its own micro-market: 80 residences, no new construction possible on the boulevard, and a buyer pool that selects itself for the product. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 12 qualified Horizons deeds since September 2023 to build this section.
Five sales is fewer than ten, so rather than lean on a median we list every one. Source: Lee County Property Appraiser, DOR-qualified improved sales, index dated September 29, 2026; heated area from the county roll.
Recorded | Residence | Heated sq ft (county) | Sale price | Price per heated sq ft |
|---|---|---|---|---|
December 12, 2025 | 1602 | 2,776 | $1,100,000 | $396 |
December 22, 2025 | 1703 | 2,921 | $1,340,000 | $459 |
January 7, 2026 | 502 | 2,776 | $1,400,000 | $504 |
April 7, 2026 | 1801 | 3,123 | $3,200,000 | $1,025 |
June 30, 2026 | 2002 | 2,776 | $1,476,000 | $532 |
Those five sales total $8,516,000, a mean of $1,703,200 and a mean of $583 per heated square foot (the mean of the five per-sale figures). The Southwest Florida MLS, September 2026 pull (sales closed in the 12 months to September 30, 2026) shows the same five closings plus a sixth, residence 1702 at $1,550,000 on August 24, 2026, which the county extract does not yet show. The six MLS closings have a median of $1,438,000, a mean of $1,677,667, a range of $1,100,000 to $3,200,000, a median of $454 per square foot on the MLS living-area convention, a median sale-to-list ratio of 92.9% and a median of 37 days on market. The same pull shows two active listings and no rentals. The county deed and the MLS agree on every one of the five shared prices, so there is no county-versus-MLS gap to reconcile at Horizons this year.
The first window with ten or more sales is the 36 months since September 2023: 12 qualified Horizons sales, all resales, at a median of $1,513,000 (the mean of the middle pair, $1,476,000 and $1,550,000), from $1,100,000 to $3,200,000, with a mean of $586 per heated square foot. The seven earlier sales in that window were residence 701 at $1,900,000 (December 2023), 1502 at $2,750,000 (December 2023), 401 at $1,700,000 (April 2024), 1104 at $1,550,000 (May 2024), 404 at $1,325,000 (August 2024), 1802 at $1,625,000 (August 2024) and 902 at $1,450,000 (May 2025).
The top Horizons sale of the year was residence 1801, an 18th-floor 01-stack residence of 3,123 heated square feet, not one of the eight penthouses. The same residence recorded at $3,900,000 in March 2023. The deed file records what a buyer paid, not why, so we do not assign one cause; the point for buyers and sellers is that a single residence can sit far above its stack’s other sales, which is the clearest proof on the record that Horizons does not trade as one number.
For buyers, the numbers say two things. First, value spans a wide band inside one building: in the last 12 months, three 02-stack residences between the 5th and 20th floors recorded $1,100,000 to $1,476,000, while the one 01-stack residence on the 18th floor recorded $3,200,000. Second, there were only two Horizons listings to choose from at the September 2026 pull, a $1,795,000 residence on the 15th floor and a $4,395,000 penthouse, so the buyer who is pre-approved or ready to close cash, and represented by a team watching the building, is the buyer who gets the next residence.
For sellers, only two competing listings at the September 2026 pull, at $1,795,000 and $4,395,000, and a recorded range of $1,100,000 to $3,200,000 mean a correctly priced, well-presented residence meets every active Bonita Bay tower buyer with little in-building rivalry. The floor, stack and renovation premium must be priced honestly, since a lower-floor 02-stack residence cannot be priced like the 18th-floor sale, but the scarcity works for you.
We tracked every qualified Horizons deed since 2019 by floor and stack, so we can tell you where a specific residence sits in the building’s value range before you list or offer. Horizons owners can start with a free home valuation, or see what Bonita Bay homes are worth, and call Jesse direct at (239) 898-6072. Buyers watching for the next Horizons listing can call Marc at (239) 287-5873 or read how we help buyers purchase in Bonita Bay.
Horizons was developed by The Lutgert Companies, the Naples firm whose portfolio lists Horizons in 2000 among six Bonita Bay towers it built, on land in the Bonita Bay master plan created by Bonita Bay Group. Knowing who built the tower explains its generous floor plans and its standing among the boulevard’s older towers.
The Lutgert Companies trace their start to 1964, when the company’s founder arrived in Naples and began Park Shore, which the company describes as the state’s first master-planned beachfront community. From there the firm moved into master-planned communities and high-rise towers. Its own portfolio lists six Bonita Bay towers: Vistas at Bonita Bay (1998), Horizons (2000), Estancia (2002), Azure (2006), Esperia South (2007) and Tavira (2009), along with The Promenade at Bonita Bay and, in North Naples, Mercato. Lutgert also runs its own construction arm.
That lineage matters for a Horizons buyer. When you buy into a building completed in 2000, the quality of the original construction decides what the building is worth maintaining, and the four-per-floor layout, four-elevator core and lobby waterfall are the choices of a developer building for a buyer who would not accept ordinary.
Bonita Bay Group was the master developer: it assembled the land, created the master plan, built the infrastructure and the original golf and marina amenities, and sold parcels, including tower sites, to builders such as Lutgert. Its successor company, Phoenix Bay Ventures, publishes the group’s history. Bonita Bay opened in 1985 (the BBCA’s brochure gives the community’s establishment year as 1985). So when people say Horizons was “developed by Bonita Bay Group,” they are describing the land; when they say “developed by The Lutgert Companies,” they are describing who built the tower and sold its residences. Both are true of different layers.
Horizons at Bonita Bay Condominium Association, Inc. was filed with the Florida Division of Corporations on January 15, 1998 (document N98000000226), about two years before the building’s 2000 completion, and it is Active; its most recent filing event is Amended and Restated Articles of Incorporation. The Florida DBPR condominium register lists HORIZONS AT BONITA BAY, A CONDO (register PR1U024511) with 80 units, recorded September 8, 2000. The Declaration of Condominium is recorded in Lee County Official Records Book 3301, Page 1423, the reference that appears in the legal description of every Horizons unit on the county roll.
A separate corporation, Horizons at Bonita Bay, Inc. (document P96000072190, inactive), was formed in 1996, consistent with a development entity set up ahead of the condominium. Today the condominium association’s board is made up of unit owners, as Florida’s Condominium Act contemplates after developer turnover.
Horizons has 80 residences on 22 residential levels: floors 3 through 21 with no 13th floor, four residences each, then four penthouse levels with two residences each. The county roll, the DBPR register and the developer’s brochure all agree on 80. Floors 1 and 2 hold no residences, and no primary source confirms the tower’s total story count.
The Lee County roll enumerates every residence, and the arithmetic closes exactly: 18 standard floors times 4 residences is 72, plus 4 penthouse levels times 2 is 8, for 80. Building descriptions commonly call Horizons a 24-story tower, and an engineering firm that worked on it describes 23 residential floors; neither figure is confirmed by a primary source, and the parcel record shows 22 residential levels. The building skips the 13th floor, a convention used throughout the Bonita Bay tower row.
At four residences per standard floor and two per penthouse level, Horizons is one of the lower-density towers on the boulevard: Vistas next door runs five per floor on its floors 4 to 19, and Esperia South runs five per floor. Fewer residences per floor means larger homes, fewer neighbors sharing each elevator lobby, and the feel of a boutique building.
Every standard Horizons residence is a large, three-bedroom-plus-den plan with a family room and a private terrace; there are no studios, one-bedroom or two-bedroom plans. The developer’s floor plans and the county roll measure area differently (the county’s heated area is smaller than the developer’s interior living area), so we show both.
Stack | Developer interior living area | Developer terrace | County heated sq ft (typical floor) | Baths (developer plan) |
|---|---|---|---|---|
Residence 01 | 3,493 sq ft | 986 sq ft | 3,123 | 4 full |
Residence 02 | 3,165 sq ft | 881 sq ft | 2,776 | 3.5 |
Residence 03 | 3,417 sq ft | 652 sq ft | 2,921 | 4 full |
Residence 04 | 3,733 sq ft | 1,091 sq ft | 3,336 | 3.5 |
Sources: the original developer floor-plan brochure; Lee County Property Appraiser roll, September 2026. On the third floor the county carries slightly different areas (3,045, 2,737, 2,921 and 3,350 square feet). The roll records three bedrooms for the 01, 02 and 04 stacks and four for the 03 stack, which reflects how the den was counted.
The developer’s plans show Residence 01 in two configurations, which is why a buyer should confirm the layout of the specific residence. The smallest standard plan, Residence 02, is still larger than most single-family homes in Southwest Florida, and Residence 04, with 3,733 square feet inside and 1,091 square feet of terrace in the developer’s measure, is the largest.
Horizons carries four penthouse levels above its standard floors, with two residences on each: Penthouse North and Penthouse South in the developer’s plans (PH101 to PH402 on the county roll). The county roll records 4,721 heated square feet for each 01 penthouse and 4,791 to 4,792 for each 02 penthouse, five bedrooms and four baths. The developer’s plans describe terraces of 1,792 square feet (North) and 1,825 square feet (South) and a private three-car enclosed garage for each penthouse.
No penthouse sold in the last 12 months. The most recent qualified penthouse sale in the county file is PH402, which recorded at $3,600,000 in April 2021, so a penthouse seller today prices from that record and the tower’s 2026 sales rather than from a recent penthouse comparable.
Horizons is a reinforced concrete high-rise, the standard structural system for a Gulf Coast tower, served by four elevators, one for every 20 residences. A Karins Engineering case study documents a major plaza deck and planter waterproofing restoration at Horizons that removed and replaced the failing membrane and expansion joints and required a temporary road behind the building for crane access. The case study does not date the work; buyers should ask the association in writing when it was done and how it was funded.
Views at Horizons depend on floor and stack: upper-floor west exposures look over Estero Bay to the Gulf horizon, east exposures look over the Arthur Hills fairways and the preserve toward US 41, and lower floors trade open water for canopy. View and condition, more than square footage, explain the building’s wide price range.
The view corridor from Bonita Bay’s western edge runs across Estero Bay, a shallow coastal bay protected by its barrier islands, to the Gulf of Mexico beyond. At enough elevation above the tree canopy you see water in the foreground and open Gulf on the horizon, and the sunsets organize the evening.
At this height the canopy drops away. West-facing residences look over Estero Bay to the Gulf; east-facing residences see the golf courses, the preserve and the community interior spreading toward US 41. The two most recent upper-floor sales, the 18th-floor residence 1801 at $3,200,000 and the 20th-floor residence 2002 at $1,476,000, show that stack and condition matter as much as height.
The water view stays strong, with the canopy beginning to compete on west exposures; east exposures see fairways and preserve. The panoramic character holds, slightly less open than the top third of the tower.
Golf course and preserve views dominate, and the canopy limits open-water views from the west side, though Estero Bay is often partly visible. Lower floors are quieter in feel, and some buyers seek them for exactly that reason; they sit toward the lower end of the building’s recorded values.
Penthouse terraces wrap more of the perimeter than a standard terrace, so a penthouse owner can move from the Gulf sunset to the golf-course sunrise without leaving outdoor space. With about 4,700 to 4,800 heated square feet on the county roll, the penthouses are the largest homes in the building.
Which of the four stacks faces which direction should be confirmed against the condominium plat exhibits or a floor orientation diagram from the association, because it decides whether a residence captures the primary Gulf sunset view or the golf-course sunrise view.
Horizons runs its own amenity package, separate from and in addition to the BBCA and Club benefits: an attended lobby with its 25-foot waterfall, a pool and spa on the elevated plaza deck, a fitness room and massage rooms, a social room, two guest suites and assigned garage parking, all funded by the Horizons assessment and reserved for Horizons residents.
The entry features a 25-foot waterfall, one of the most distinctive lobby features in any Bonita Bay tower, and a concierge desk. The association’s own website describes a resort-style pool, fitness and wellness space and social spaces for residents.
Horizons has a full-time on-site property manager and concierge services, and residents use BuildingLink for packages, work orders, reservations and visitor access. Concierge hours, and whether coverage is around the clock, are set by the association; confirm them in the Rules and Regulations, because they shape the experience for seasonal owners who are away for months.
The pool is described as a resort-style geothermal pool and spa on the elevated plaza deck above the parking level, with gas grills and poolside cabanas. The plaza deck is the same deck whose waterproofing Karins Engineering restored, a capital project that protects the structure below.
The building includes a fitness room and separate massage rooms, so an owner who does not join the Club still has on-site wellness space.
The social room features a bar and large-screen televisions and doubles as a game room and gathering space for building events. In an 80-residence building, that programming creates a more personal social life than a larger tower.
Horizons has two guest suites that residents reserve for visiting family and friends. Nightly charges and reservation rules are set by the association; request them with the condominium documents.
Standard residences have two assigned spaces in the under-building garage near the elevator lobby, and the county legal description of each unit names its assigned parking space numbers. Each penthouse has a private three-car enclosed garage in the developer’s plans. Guest parking is at grade, and storage and bike storage are in the garage area; confirm the specific assignment for a residence in the documents.
Every Horizons owner automatically becomes a member of the Bonita Bay Community Association, the mandatory master association: there is no application or vote, and membership brings the Private Beach, three community parks, 12 miles of paths, Community Patrol, more than 30 resident clubs and fiber-to-the-home service, none of which requires a Bonita Bay Club membership.
The BBCA says it plainly: “all homeowners automatically become ‘members’ of the Community Association.” It maintains the grounds, roads, streetlights, lakes and stormwater system and all of the community’s recreational parks, including the Private Beach, and it runs Community Patrol and a professionally staffed Design Review Department. Its offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134. The BBCA is a Florida not-for-profit corporation (Sunbiz document N07041, filed January 10, 1985) operating as a homeowners’ association under Chapter 720.
Bonita Bay’s entrances are gated and the BBCA’s Community Patrol covers the community; law enforcement is the Lee County Sheriff’s Office. For a Horizons owner, the tower’s own access-controlled lobby and elevators add a second layer inside the gates.
Estero Bay Park covers 13 acres in the northwestern corner of the community, with an 800-foot boardwalk through coastal mangroves to a private pier overlooking Estero Bay, a Monarch Way-Station butterfly garden, nature trails, a screened pavilion, a playground, picnic areas with gas grills, a pet water station and 5,000-year-old Native American shell mounds.
Riverwalk Park runs along the Imperial River at the southern edge of the community, with direct boating access to Estero Bay, sports courts, a boat ramp, a five-station Parcourse fitness trail, kayak storage and launch, a playground and picnic areas.
Spring Creek Park runs along Spring Creek at the northern border, with kayak and canoe storage and a launch, nature trails and an observation deck over the creek.
The BBCA lists more than 30 resident clubs open to all Bonita Bay residents, from discussion and study groups to arts, home-state and sports clubs. Its three most populous clubs, bocce, pickleball and cycling, together total upwards of 1,000 members. For seasonal owners, the clubs are instant social infrastructure.
Every Horizons owner has the community’s 12 miles of walking and biking paths, and the BBCA says homes are equipped with fiber-to-the-home technology, with Hotwire’s Fision TV+ service. The BBCA also describes Bonita Bay as a Blue Zones Recognized Community, and it notes that Bonita Bay was the first gated community nationwide to donate over one million dollars to United Way.
Every Horizons owner, whether or not they join the Club, may use the Bonita Bay Private Beach, the BBCA-owned Gulf-front facility off Hickory Boulevard outside the gates. It is a property-ownership benefit paid for through the master association, it was destroyed by Hurricane Ian, and it was rebuilt in concrete with breakaway walls.
This distinction is often misunderstood in listing descriptions: the beach is a BBCA facility, not a Club benefit, so an owner who never joins the Club still uses it.
Hurricane Ian struck southwest Florida on September 28, 2022, and the BBCA’s own page describes the beach facility’s “total destruction during Hurricane Ian.” The rebuilt facility is concrete with breakaway walls, which let surge water pass through rather than push against the structure, and it reopened to residents on November 13 (the BBCA page does not print the year).
A recap of the BBCA’s March 20, 2025 special board meeting, posted on March 26, 2025 by the Wild Pines of Bonita Bay association, reports that the BBCA board approved a special assessment of $500 per unit for the rebuild of the Private Beach facility, with payment due by June 30, 2025. That was a community-wide BBCA assessment, not a Horizons building assessment. Whether it is paid on a particular residence shows on the BBCA estoppel certificate.
The rebuilt facility serves residents with beach chairs, lounges and umbrellas, pavilions, showers and restrooms, and native beachfront landscaping, with swimming, shelling, bird-watching and fishing on the Gulf. Current hours and services are posted by the BBCA.
Bonita Bay Club is optional for Horizons owners: it is a separate, member-owned private club with five championship golf courses on two campuses, tennis, pickleball, fitness, spa and dining, and owning a Horizons residence does not make you a member. The Club does not publish initiation fees or dues on its public website.
In the Club’s own words, “Bonita Bay Club is a separate entity within the community of Bonita Bay.” Owning a Horizons residence makes you a BBCA member, with the beach, parks and paths; it does not give you the Club’s golf courses, sports facilities, fitness center or dining.
Bonita Bay Club, Inc. is an active Florida not-for-profit corporation (Florida Division of Corporations document N09000004567, filed May 8, 2009). Members bought the Club from the developer in 2010; the Business Observer reported the purchase at $11.5 million in total, $7.5 million of it real estate. A 2026 Club release describes it as Florida’s largest member-owned private golf club, reports that members approved a $110 million clubhouse project in May 2026, and puts member reinvestment since 2010 at about $250 million.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule, including membership categories, any waitlist and whether any part of an initiation is returned on resignation. Figures quoted on third-party aggregator and brokerage sites are not the Club’s own and should not anchor a purchase decision. A Horizons buyer who plans to golf should ask the Club for its current terms before going under contract, not at closing.
Bonita Springs campus, inside Bonita Bay (three Arthur Hills designs): Bay Island, Marsh and Creekside, a short drive from Horizons. The Club announced Bay Island’s reopening after renovation in a release dated November 8, 2019, well before Hurricane Ian.
Naples campus (two Tom Fazio designs): Cypress and Sabal. Golf Course Architecture has reported a Fazio Design renovation of Sabal, and the Club’s golf page describes the Naples campus practice facilities, including a 2.5-acre short game area.
In February 2024, Bonita Bay Club unveiled a new Golf Academy, as announced in an industry release dated February 29, 2024, adding modern instruction technology a short drive from the tower.
The Club lists 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, and it hosts the FineMark Women’s Pro Tennis Championship, a USTA Pro Circuit event, according to its Sports Center page. Its Lifestyle Center houses fitness and spa services, and its dining venues serve members under the terms of their membership category.
The Club’s October 13, 2022 update reported that the cart barn flooded, that most tennis courts and lighting were in rough shape, and that course bridges on Bay Island and Marsh were structurally undrivable, while the Naples campus was back to normal after cleanup and two courses, half the courts, dining and the Lifestyle Center had reopened.
Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, with 326 dry storage spaces for boats up to 36 feet and 98 wet slips for vessels up to 16,000 pounds. It was created and is owned by a group of resident investors, operates separately from the BBCA and the Club, and charges its own fees.
The marina is not part of what a Horizons owner’s association fees pay for; slips and storage are leased from the marina, subject to availability, and additional fees apply for services.
The marina states on its own site that its maximum draft is 36 inches, per its permitting agreement. A center-console fishing boat in the high twenties to mid thirties of feet is usually within it; a deep-keel sportfisher or a sailboat drawing five feet is not. Check your boat’s draft and the marina’s measured length before you buy.
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all Bonita Bay residents, according to the BBCA, whether or not they keep a boat there.
Sweetwater Lifestyles operates a boat club, charter and tour service from the marina, offering sunset cruises, dolphin tours and fishing charters, a practical way onto Estero Bay for owners who do not want a boat of their own.
A Horizons owner pays two association layers: the Horizons condominium assessment, listing-reported at about $9,172 per quarter in June 2026, and the Bonita Bay Community Association master assessment, which the BBCA does not publish. There is no CDD, and Club dues apply only to members. The estoppel certificate is the document that states the real figures for a sale.
Understanding the complete cost of ownership means separating the condominium assessment, the master assessment, property taxes, insurance and, if you join, the Club. None of them rolls into another.
Horizons listings in the Southwest Florida MLS (June 2026 research) reported a condominium assessment of about $9,172 per quarter, roughly $36,688 a year or $3,057 a month. The association does not publish its budget publicly, so treat that as a listing-reported figure and confirm the current assessment for the specific residence in the estoppel certificate and the adopted budget in the condominium disclosure package. Florida condominium assessments follow each unit’s share of the common expenses in the Declaration, so a penthouse carries a larger share than a standard residence.
As reported in listing summaries, the assessment funds cable television, the master insurance policy on the building, water and sewer, trash removal, the on-site manager, common-area and grounds maintenance, legal and accounting, and reserve contributions. Electricity is not included; each residence is metered separately.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names no Bonita Bay district. The only district-type bodies that touch Bonita Bay are citywide or countywide, such as the Bonita Springs Fire Control and Rescue District. A Horizons tax bill therefore carries no CDD bond or CDD operations line arising from Bonita Bay; owners pay private association assessments instead. The Lee County Tax Collector’s bill for the parcel itemizes every levy.
The recorded master Declaration and later BBCA statements describe a resale charge that the buyer pays at closing, but the published sources conflict on the formula and no public BBCA document states the current figure. Confirm the charge in the BBCA estoppel certificate before you rely on any number. The same estoppel shows whether any special assessment, including the beach-rebuild assessment, is open on the residence.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule. Only buyers who plan to join need to add Club costs to the budget.
Line item | How to get the real figure | Notes |
|---|---|---|
Horizons condominium assessment | Estoppel certificate; adopted budget | Listing-reported about $9,172 a quarter (Southwest Florida MLS listings, June 2026) |
BBCA master assessment | BBCA estoppel certificate | Not published by the BBCA |
Electricity | Seller’s recent FPL bills | Individually metered |
HO-6 interior and contents insurance | Quotes from a Florida insurer | Include loss-assessment coverage |
Flood coverage for contents | Quotes from an NFIP or private flood insurer | The master policy covers the structure |
Property tax | Lee County tax bill for the residence | Resets on sale; homestead applies only to a primary residence |
Bonita Bay Club dues (optional) | Club membership office | Not published by the Club |
The honest framing: Horizons is not a low-carrying-cost property. A concrete tower with a full amenity package, inside a master community with its own amenities, costs real money to run. Request every fee schedule, the current budget and the reserve study before you write an offer. Sellers can put a number on their side of the ledger with a free home valuation, and buyers can read how we represent buyers before building their own budget.
Special assessments at Horizons come at two levels: the BBCA’s community-wide $500 per unit beach-rebuild assessment approved on March 20, 2025, and any assessment the Horizons association itself levies. No Horizons building-level assessment appears in a public record, so the estoppel certificates and the association’s minutes are where a buyer confirms both.
The BBCA board approved a $500 per unit special assessment for the rebuild of the Private Beach facility at its March 20, 2025 special meeting, with payment due by June 30, 2025, according to the meeting recap posted by the Wild Pines of Bonita Bay association on March 26, 2025. It applied community-wide, including every Horizons owner.
No Horizons special assessment was found in a public record; the association’s resolutions and minutes are not publicly indexed. Under §718.503, Florida Statutes, a resale buyer receives the Declaration, bylaws, rules, the most recent year-end financial information and the current budget, and the estoppel certificate states any assessment due. Ask the association, in writing:
Horizons is a Florida condominium governed under Chapter 718 by its Declaration of Condominium, recorded in Lee County Official Records Book 3301, Page 1423, its bylaws and its Rules and Regulations, and it sits under the recorded master Declaration for Bonita Bay, which the BBCA administers under Chapter 720. Post-Surfside reserve and inspection laws apply to the tower.
Because Horizons sits inside Bonita Bay, a buyer receives both the condominium disclosure package and the §720.401 disclosure summary for the master association. The master Declaration is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, recorded in 2011 as Lee County Instrument 2011000142834, and the BBCA’s Amended and Restated By-Laws are recorded as Instrument 2020000126919. Under the master Declaration, exterior improvements need prior written BBCA approval through Design Review, day-to-day use rules are delegated to the BBCA’s Rules and Regulations and Design Guidelines, and the master Declaration sets no minimum lease term and contains no pet rules; those come from the Horizons condominium documents.
The Declaration of Condominium defines the units, the common elements and limited common elements (including assigned parking), each unit’s share of the common expenses, the assessment method and the use restrictions. It is not posted as a free public copy online; request it with the rest of the condominium documents from your title agent or the association. The Rules and Regulations address daily conduct, such as pool and fitness hours, pets, move-ins and balcony use, and are adopted by the board, so ask for the current version during your review period.
Under §553.899, Florida Statutes, a condominium building three stories or taller must have a milestone structural inspection by December 31 of the year it reaches 30 years of age, and every 10 years after that; the local enforcement agency may require the first inspection at 25 years where conditions such as proximity to salt water justify it. For a building completed in 2000, that points to 2030, or 2025 under a 25-year local trigger. Buyers should request the most recent milestone inspection report, if one has been completed, with the condominium documents and read its findings and recommendations.
Condominiums three stories or taller must have a SIRS, updated every 10 years, covering the structural and life-safety components the statute lists, and reserves for those components can no longer be waived (§718.112). Request the association’s current SIRS in the disclosure package, and compare its reserve schedule with the current adopted budget; the study tells a buyer the building’s structural reserve needs and how they are funded.
Data updated: September 2026. Horizons is an owner-occupied tower: the Southwest Florida MLS, September 2026 pull shows no Horizons rental listings and no recorded leases in the 12 months to September 30, 2026, and the Horizons Declaration of Condominium and Rules and Regulations, which are not published publicly, set the leasing rules a buyer must read in the disclosure package.
That zero is not a data gap; it is the market. Horizons owners rarely lease. If you are buying, plan to be an owner-occupant or a seasonal owner; if you are selling, your buyer pool is almost entirely primary-residence and seasonal owners, not investors.
The Horizons Declaration of Condominium and Rules and Regulations set the leasing rules; they are not published publicly, so read them in the condominium disclosure package before you buy. Look there for any minimum lease term, any limit on leases a year, tenant approval and any rental cap.
The master Declaration for Bonita Bay sets no minimum lease term of its own and binds every tenant to the governing documents; where the Horizons documents are stricter, they control. Confirm the current leasing rules, any tenant approval and any rental cap in the Declaration of Condominium and the Rules and Regulations before you buy.
A buyer who plans to rent should read the Horizons leasing rules before making an offer, because they decide whether and how often a residence can be leased. With no Horizons MLS rental comparables in the 12 months to September 30, 2026 and carrying costs that run all year, there is no recorded rental rate on which to base a return.
Horizons pet rules come from the Horizons Declaration of Condominium and Rules and Regulations, which are not published publicly, so a buyer with a pet reads them in the condominium disclosure package before going under contract. The master Declaration for Bonita Bay has no pet provision, so the Horizons documents are the controlling source for every pet rule.
Weight limits, breed rules, registration and common-area leash rules come from the Horizons Rules and Regulations; request them during your review period. Properly documented service animals and emotional support animals are protected by federal and Florida fair housing law regardless of a pet policy.
Horizons is not a 55+ community. Nothing in the public record for Horizons or Bonita Bay registers the tower as housing for older persons under the federal HOPA exemption, so there is no age requirement to buy or live there, even though the floor plans and price point draw mostly empty-nesters and retirees.
That matters on both sides of a sale. A Horizons seller markets to every qualified buyer, including younger families relocating to Southwest Florida and buyers purchasing for a multi-generational household, and a buyer does not need to meet an age test. Confirm occupancy rules in the Declaration of Condominium and the Rules and Regulations during your review period.
Hurricane Ian’s documented damage in Bonita Bay fell on the community’s shared assets: it destroyed the BBCA Private Beach facility and flooded the Club’s cart barn while leaving course bridges undrivable. No public source documents Horizons’ own building damage or any Horizons storm assessment, so a buyer should get the association’s written account in the disclosure package.
Hurricane Ian made landfall in southwest Florida on September 28, 2022 as a Category 4 hurricane, and the National Hurricane Center’s Tropical Cyclone Report is the official record of the storm. In Bonita Springs, storm surge came up the Imperial River and flooded homes along the river and creeks, as local reporting documented in the days after the storm.
Ask the association, in writing, for a summary of any Ian damage to the building, the insurance claims filed and settlements received, whether any special assessment was levied for storm repairs, and the status of any repairs. Permit history for 4731 Bonita Bay Blvd after September 2022 sits with the City of Bonita Springs, not Lee County.
Our September 2026 FEMA map queries place most of the Horizons site in Zone AE with an 11-foot base flood elevation, the center of the county’s mapped condominium footprint in shaded Zone X, and the bayside western edge of the association’s land in Zone VE at 12 feet, all on panel 12071C0652G, effective November 17, 2022. Horizons is in Lee County Evacuation Zone A.
We queried FEMA’s National Flood Hazard Layer at six points on the Horizons site on September 29, 2026, using the Census geocoder for the address point and the Lee County parcel layer for the condominium footprint:
Point queried | FEMA zone | Static base flood elevation (NAVD88) |
|---|---|---|
4731 Bonita Bay Blvd address point (on the street) | AE, coastal floodplain | 11 feet |
North edge of the mapped condominium footprint | AE, coastal floodplain | 11 feet |
Northwest corner of the footprint | AE, coastal floodplain | 11 feet |
Southwest corner of the footprint | AE, coastal floodplain | 11 feet |
Center and east side of the footprint | X shaded (0.2% annual chance, coastal) | none |
West edge of the common-element parcel, on the bay | VE, coastal high hazard | 12 feet |
Every point falls on FIRM panel 12071C0652G, effective November 17, 2022, and the political-area layer places the tower in the City of Bonita Springs, NFIP community 120680. This corrects our earlier page, which described Horizons as Zone VE: the VE zone lies along the shoreline at the western edge of the association’s land, not across the tower’s mapped footprint. Flood zones are applied per structure, so a buyer or lender should confirm the building’s determination with the association’s elevation certificate and the FEMA or City map.
FEMA has finalized a map revision taking effect March 2, 2027; the six revised panels are in unincorporated Lee County and none is a Bonita Bay panel, but check the address again in 2027.
Flood insurance is federally required for a federally backed mortgage on a structure in an AE or VE zone. For a condominium residence the coverage splits: the association’s master flood policy covers the building structure, and the owner insures contents and interior improvements alongside an HO-6 policy. NFIP limits are fixed, so owners of high-value residences often add private excess flood coverage. Request quotes when you make an offer, before you remove financing or due-diligence contingencies.
The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review. The City’s flood guidance adds a rule of thumb: each foot a structure sits above the base flood elevation cuts the annual premium by nearly half, and each foot below roughly doubles it.
Lee County’s evacuation layer returns Evacuation Zone A at 4731 Bonita Bay Blvd, as it does at every Bonita Bay point tested. Zone A is the first zone ordered to evacuate and is often ordered for any named storm approaching from the Gulf, so owners, including seasonal owners who may be away, should know the zone and the building’s storm procedures.
A reinforced concrete tower on an engineered foundation responds very differently to surge and wind than a wood-frame house: the structural risk is low, and the practical concerns are ground-level systems, the plaza deck, and glazing and seals. That is why buyers should request the SIRS, any milestone inspection report and any engineering reports and read them alongside the flood map. Whether the building’s glazing is impact-rated affects wind-mitigation credits; confirm it with the association.
Lee County public schools use residential choice with proximity zones, so Horizons families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay families choose among elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South choice zone.
Horizons’ buyer pool is mostly adults without school-age children at home, but some buyers purchase for a multi-generational household, and every buyer deserves the full picture. Horizons is inside the incorporated City of Bonita Springs, and the School District of Lee County serves the whole county.
How the choice works, under the 2025 to 2026 Student Enrollment Plan (the district approved the 2026 to 2027 plan on December 1, 2025):
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school zone locator.
Building permits for Horizons come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999. Any renovation inside a residence also needs the Horizons association’s approval under its rules.
A buyer who wants the permit history for a residence or for the building asks the City’s Community Development Department, which handles building, zoning and permitting for Bonita Bay; the City also offers an online Citizen Access portal. Lee County’s own permitting office is not the jurisdiction for Bonita Bay.
Interior renovations at Horizons typically require association approval, licensed and insured contractors, and City permits for structural, electrical, plumbing and mechanical work. The City’s substantial improvement toolkit explains how its 50% rule applies in a flood zone, and the Florida Building Code, 8th Edition (2023), effective December 31, 2023, is the current code.
Horizons’ surroundings are settled: Bonita Bay is a built-out planned community inside the City of Bonita Springs, the eight boulevard towers are complete with Omega’s 2022 year built the newest, and Estero Bay lies to the west. The change a Horizons buyer should expect nearby is renovation, not new towers.
Bonita Bay has no remaining tower sites, so no new high-rise will be added between Horizons and the bay. Just east of the tower along Bonita Bay Boulevard, the county roll shows the presentation center parcels at 4691 and 4701 Bonita Bay Blvd and the single-family lots of Brick Lane. Outside the gates along US 41, commercial and residential projects follow the City’s zoning and its Comprehensive Plan, and the City’s Zoning District Map Book shows the planned development districts that cover the community. Inside the gates, the one major project on the horizon is the Bonita Bay Club’s member-approved clubhouse, a Club project rather than a residential one.
Day-to-day life at Horizons runs through the attended lobby and the association: packages, visitors and vendors are handled through the front desk and BuildingLink, and utilities come from Florida Power and Light for electricity and Bonita Springs Utilities for water and sewer, with fire and EMS from the Bonita Springs Fire Control and Rescue District.
Bonita Bay’s main entrance on US 41 is gated, and the BBCA’s Community Patrol covers the community. Residents receive gate credentials and guests are cleared at the gate; inside, the Horizons lobby and elevators provide a second layer of access control.
Mail goes to the building’s mail room, and packages are tracked through BuildingLink, a critical feature for seasonal owners. Moving trucks and deliveries follow the building’s scheduling rules, with elevator protection during moves.
In Bonita Springs, Waste Management has provided single-day weekly curbside collection of trash, recycling and yard waste since April 29, 2024. Condominium towers typically use container service arranged by the association, so confirm Horizons’ current arrangement with management.
The BBCA says Bonita Bay homes are equipped with fiber-to-the-home technology with Hotwire’s Fision TV+ service, and the Horizons assessment is reported to include cable television. Confirm the current bulk package with the association.
Horizons was completed in 2000, before electric vehicles were common. Under §718.113, Florida Statutes, a condominium owner may install an electric vehicle charging station in the owner’s limited common element parking space, at the owner’s cost and subject to the statute’s conditions; ask the association for its current approval process.
For community-wide matters, such as roads, gates, the Private Beach, parks and paths, the Bonita Bay Community Association’s offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, and its resident website lists current contacts.
Horizons’ location in south Bonita Springs puts emergency care, major shopping and dining within a short drive: NCH Bonita’s freestanding emergency department on South Tamiami Trail, NCH North Naples Hospital on Immokalee Road, Lee Health’s Coconut Point emergency department in Estero, Coconut Point and Miromar Outlets, and Southwest Florida International Airport to the north.
Destination | Where | Why it matters |
|---|---|---|
NCH Bonita freestanding emergency department | 24040 S. Tamiami Trail, Bonita Springs | Nearest emergency care, south on US 41 |
NCH North Naples Hospital | 1501 Immokalee Road, Naples | Nearest full-service hospital to the south |
Lee Health Coconut Point | 23450 Via Coconut Point, Estero | Freestanding emergency department and outpatient campus to the north |
Coconut Point | Estero | Open-air lifestyle center for everyday shopping and dining |
Miromar Outlets | Estero, off Ben Hill Griffin Parkway | The region’s major outlet center |
The Promenade at Bonita Bay | US 41 at the community’s main entrance | Dining and specialty retail, a Lutgert project |
Southwest Florida International Airport (RSW) | Fort Myers, north on I-75 | Major carriers and seasonal nonstops to northern cities |
Drive times vary widely with season on the US 41 and I-75 corridors, so we do not print minute estimates; the practical point is that Horizons owners do not give up access for the life inside the gates. Inside Bonita Bay, Backwater Jacks at the marina is open to all residents, and Naples’ Fifth Avenue South and the Fort Myers River District are within reach for an evening out.
Horizons sits in the middle of the Bonita Bay tower row on price: its $1,400,000 median across five county-recorded sales in the last 12 months is above Vistas, Esperia South and Estancia and below Tavira, Azure and Seaglass, and its 37-day median on market in the September 2026 MLS pull was the shortest on the boulevard.
If Horizons is on your shortlist, you are probably also looking at the other seven towers. All eight share the same master-community stack: the BBCA parks, the Private Beach, 12 miles of paths, Community Patrol, the resident clubs and access to the optional Club and the marina. The benchmark table uses one yardstick for every tower: the Lee County qualified-deed file dated September 2026, with the Southwest Florida MLS, September 2026 median beside it.
Tower | Address | Residences | Year built (county) | County sales, last 12 months | County median, last 12 months | County sales, 36 months | County median, 36 months | Mean $ per heated sq ft, 36 months | MLS median, September 2026 |
|---|---|---|---|---|---|---|---|---|---|
Horizons | 4731 | 80 | 2000 | 5 | $1,400,000 | 12 | $1,513,000 | $586 | $1,438,000 |
Vistas | 4751 | 98 | 1998 | 6 | $862,500 | 11 | $995,000 | $435 | $1,090,000 |
Estancia | 4801 | 89 | 2002 | 5 | $1,337,500 | 12 | $1,468,750 | $611 | $1,337,500 |
Tavira | 4851 | 90 | 2009 | 7 | $2,200,000 | 17 | $2,700,000 | $734 | $2,200,000 |
Azure | 4931 | 77 | 2006 | 5 | $2,200,000 | 16 | $2,250,000 | $605 | $2,250,000 |
Esperia South | 4951 | 119 | 2007 | 8 | $925,000 | 26 | $1,400,000 | $626 | $925,000 |
Seaglass | 4971 | 120 | 2018 | 12 | $2,080,000 | 30 | $2,212,500 | $787 | $2,080,000 |
Omega | 4991 | 67 | 2022 | 0 | none | 9 | $4,900,000 | $1,164 | none closed |
Sources: Lee County Property Appraiser roll and qualified-sale file, September 2026 (all addresses are on Bonita Bay Blvd; residence counts from the DBPR register except where the county count is shown); Southwest Florida MLS, September 2026 (closed in the 12 months to September 30, 2026). Omega’s 36-month county sales include first sales from the developer. Mean price per heated square foot is the mean of each sale’s own figure, not a ratio of totals.
Estancia at 4801 (2002) is the closest price match to Horizons: a $1,468,750 county median over 36 months against Horizons’ $1,513,000, and four residences per standard floor like Horizons. Estancia is two years newer with 89 residences; Horizons’ typical standard residence is larger on the county roll, and Horizons sold faster in the September 2026 MLS pull (37 days median against Estancia’s 109).
Tavira (4851, 2009) and Azure (4931, 2006) are the newer Lutgert towers, both at a $2,200,000 median in the last 12 months. Tavira shares Horizons’ four-per-floor layout with larger heated areas (3,263 to 4,300 square feet on the roll), and Azure runs three residences per floor. For a buyer whose budget makes those medians a stretch, Horizons offers the four-per-floor feel and the same community for about $800,000 less at the median.
Esperia South (4951, 2007) is a newer Lutgert tower with 119 residences at five per floor and smaller typical plans, which is why its 12-month median was $925,000. Buyers who put newer construction and price first sometimes prefer it; buyers who put size and privacy first tend to choose Horizons.
Seaglass (4971, 2018) and Omega (4991, 2022) are the two newest towers, developed by The Ronto Group rather than Lutgert, and they carry the highest prices per square foot on the boulevard. Buyers with that budget are usually buying the newest construction available; buyers who want an established tower with a long sales record at relative value choose Horizons.
Horizons versus Vistas comes down to size and privacy against entry price: Horizons (2000) has 80 residences at four per standard floor and a $1,513,000 county median over 36 months, while Vistas next door (1998) has 98 smaller residences, mostly five per floor, at a $995,000 median.
The two towers stand side by side at the south end of the row, both built by Lutgert two years apart, both in FEMA Zone AE with an 11-foot base flood elevation at the address point, and both under the same master association. What separates them is the residence itself.
Factor | Horizons | Vistas |
|---|---|---|
Address | 4731 Bonita Bay Blvd | 4751 Bonita Bay Blvd |
Residences (DBPR register) | 80, recorded September 8, 2000 | 98, recorded June 11, 1998 |
Year built (county roll) | 2000 | 1998 |
Residences per floor | 4 on floors 3 to 21 (no 13th); 2 on each of 4 penthouse levels | 1 on floor 2, 4 on floor 3, 5 on floors 4 to 19 (no 13th), 4 on floors 20 to 22, 2 on each of 3 penthouse levels |
Heated area on the county roll | 2,737 to 4,792 sq ft, median 3,123 | 2,112 to 3,572 sq ft, median 2,392 |
County qualified sales, 36 months | 12, median $1,513,000 | 11, median $995,000 |
County sales, last 12 months | 5, median $1,400,000 | 6, median $862,500 |
Mean $ per heated sq ft, 36 months | $586 | $435 |
MLS median sale, September 2026 | $1,438,000 | $1,090,000 |
MLS median days on market | 37 | 77 |
Active listings, September 2026 | 2 ($1,795,000 to $4,395,000) | 3 ($1,150,000 to $1,295,000) |
FEMA zone at the address point | AE, base flood elevation 11 feet | AE, base flood elevation 11 feet |
Condominium association | Horizons at Bonita Bay Condominium Association, Inc. (N98000000226) | Vistas at Bonita Bay Condominium Association, Inc. (N96000001767) |
Master association | Bonita Bay Community Association | Bonita Bay Community Association |
Sources: Florida DBPR condominium register; Lee County Property Appraiser roll and qualified-sale file, September 2026; Southwest Florida MLS, September 2026; FEMA National Flood Hazard Layer, September 2026; Florida Division of Corporations.
Choose Horizons if you want a larger residence, four neighbors per floor instead of five, a penthouse option with a private garage, and a building that has been selling faster, and your budget reaches its $1.1 million to $1.5 million core. Choose Vistas if you want the same end of the boulevard, the same builder and the same community at a lower entry price, and a smaller plan suits you. Sellers in either tower can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Horizons’ strengths are large four-per-floor residences, a building that sold faster than any tower on the boulevard in the September 2026 MLS pull, generous penthouse garages, and the whole Bonita Bay community. Its limits are a building completed in 2000, a coastal flood zone, layered fees, a wide floor-and-stack price range and an optional Club with unpublished costs.
We do not write marketing copy. We would rather you make the right decision than the fast one, so here is an honest assessment.
Floor plans newer towers rarely match at this price. Standard residences run 2,737 to 3,350 heated square feet on the county roll, each a three-bedroom-plus-den plan with a family room and a private terrace, and the penthouses about 4,700 to 4,800.
Scarcity works for both sides. With only two active listings at the September 2026 pull and only 80 residences, a seller faces little in-building competition, and a buyer who is ready when a residence lists has the advantage.
The master community is irreplaceable. About 2,400 acres, three parks, the rebuilt Private Beach, 12 miles of paths and access to the marina and the Club cannot be recreated in Bonita Springs.
The low-density floor plate means privacy. Four residences per standard floor and two per penthouse level mean fewer neighbors per elevator lobby.
The lobby is a genuine arrival moment. The 25-foot waterfall is among the most distinctive lobby features in Southwest Florida high-rises.
The view is permanent. Estero Bay is not going anywhere; the western views from upper floors will be as good in 2045 as they are today.
The building dates to 2000. Not disqualifying, but it brings obligations: SIRS-level reserve funding, mechanical systems in mid-life, and envelope maintenance such as the plaza deck restoration.
It is a coastal flood site. Most of the site maps Zone AE with an 11-foot base flood elevation, and the VE zone lies along the bay edge of the association’s land. Financed buyers must carry flood insurance, and the premium is a real cost, softened by the City’s CRS Class 5 discount and the height of the living floors.
The fees are layered. The condominium assessment, the unpublished BBCA master assessment and optional Club costs add up; get the real numbers before you write an offer.
Value is floor- and stack-dependent. A 12-month range of $1,100,000 to $3,200,000 means a financed buyer at the top of the range should talk to the lender about appraisal early.
Ian’s building-specific history is not public. Whether the association levied a building assessment after Ian must come from the seller’s disclosures and the association’s records.
The Club’s costs are unpublished. Membership is optional, and a buyer who plans to golf should get the Club’s current terms before going under contract.
If the strengths outweigh the limits for you, Horizons owners can start with a free home valuation and call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Horizons listing agent, or thinking, ‘I need someone to sell my Horizons home…’, this section is for you. Selling a residence in an 80-unit tower takes a precise price by floor and stack, a complete document package and marketing that shows the view, and McGreevy and Comisar build all three before a Horizons listing goes live.
Selling a high-rise residence inside a gated master community, with layered associations, a coastal flood designation and a pronounced floor-and-stack premium, is a different exercise from selling a single-family home. The buyer pool is smaller, the document review is heavier, and the view needs marketing that a flat photo cannot deliver.
Our credentials as your listing agent:
In the last 12 months Horizons has seen 5 resales in the Lee County qualified-deed record, totaling $8,516,000, from $1,100,000 (residence 1602, December 2025) to $3,200,000 (residence 1801, April 2026), with a middle sale of $1,400,000. The Southwest Florida MLS, September 2026 pull shows those five closings plus residence 1702 ($1,550,000, August 24, 2026), with a 37-day median on market and a 92.9% median sale-to-list ratio. Our team listed residence 2002, which recorded at $1,476,000 on June 30, 2026. Understanding why residence 1801 sold for nearly three times residence 1602 is exactly the market knowledge that gets a Horizons residence priced right at the first showing.
The fee conversation. The listing-reported condominium assessment of about $9,172 a quarter is the first number most buyers react to. The answer is to itemize what it pays for and show the reserves Florida law now requires.
The document package. Buyers now expect the SIRS, any milestone inspection report, the budget, financial statements and the rules. We help the seller request them from the association before the listing goes live, so the buyer’s review period does not stall the sale.
Open house and sign rules. The BBCA’s open house guidelines set hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require the listing agreement and a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs, so a tower listing relies on digital reach, video and our buyer network.
Flood disclosure. We present the measured flood zones accurately, alongside the concrete construction and the City’s CRS Class 5 discount.
Club membership. Club membership is separate from the residence and does not come with the sale; the Club’s membership office sets how any membership is handled, and buyers should hear that early.
The five recorded sales from $1,100,000 to $3,200,000 tell you the range, but your residence’s value depends on floor, stack, exposure, condition and timing. Start with a free Horizons home valuation, or see what Bonita Bay homes are worth.
Talk to Jesse direct: (239) 898-6072, text or call.
A Horizons home took a median of 37 days to sell in the Southwest Florida MLS, September 2026 pull, the shortest median of any tower on Bonita Bay Boulevard in that pull. Correctly priced, well-presented residences sell fastest; residences priced above the 2026 deed record for their floor and stack sit, because buyers compare every listing against the same few recent sales.
A Horizons seller should have assessments current and should gather the Rules and Regulations, the current budget, the most recent financial statement, the SIRS and any milestone inspection report before listing. Buyers ask for these during their review period, and the Horizons and BBCA estoppel certificates will show any balance that must be settled at closing.
A Horizons home can be sold with a tenant in place, subject to the leasing rules in the Horizons Declaration and Rules and Regulations, which are not published publicly. Showings follow the lease terms, a buyer must honor any lease that survives closing, and timing the listing after a lease ends usually gives buyers better access.
Bonita Bay Club membership is separate from a Horizons home and does not convey with the deed. The Club’s membership office sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so a Horizons seller should ask the Club before listing and tell buyers early.
The best time to list a Horizons home is usually October through December, which puts the listing in front of buyers for the January to April season when most Bonita Bay tower buyers are in town. Summer listings sell too, as the June 30, 2026 recording of residence 2002 shows, often to buyers who want to close before the next season.
Horizons owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Horizons guide they read the county roll, the DBPR register, the association filings and every qualified Horizons deed since 2019 before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Horizons guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Horizons realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, 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.” Michael Kaprove, verified Google review
Selling a Horizons home? Get a free Horizons home valuation, or call Jesse direct at (239) 898-6072.
Buying in Horizons? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Horizons, see our Bonita Bay guide, our Bonita Springs guide and our guides to the towers Vistas and Estancia.
The buyer questions below are the ones Horizons buyers ask us most, answered from the Lee County roll and deed file, the DBPR register, the association filings, FEMA’s flood layer, the Southwest Florida MLS pull of September 30, 2026 and the public sources cited on this page, with every figure dated.
Horizons is at 4731 Bonita Bay Blvd, Bonita Springs, FL 34134. The county roll carries the condominium’s common elements at 4733 Bonita Bay Blvd, and 4701 Bonita Bay Blvd is a separate presentation center parcel on the county roll, so use 4731 for navigation and correspondence.
Horizons has 80 residences (Florida DBPR condominium register and Lee County roll): 18 standard floors, numbered 3 to 21 with no 13th floor, with four residences each, plus four penthouse levels with two each. Floors 1 and 2 hold no residences. Building descriptions call it a 24-story tower, a count no primary source confirms.
The Lutgert Companies built Horizons, which its portfolio dates to 2000, and the county roll gives every unit a year built of 2000. Lutgert built six Bonita Bay towers from Vistas (1998) to Tavira (2009). Bonita Bay Group was the master developer of the community, a different role from building the tower.
Yes. Horizons is a reinforced concrete high-rise, the standard structural system for a Gulf Coast tower, served by four elevators, one for every 20 residences.
The Horizons lobby is known for a 25-foot waterfall at the entry, one of the most distinctive lobby features in any Bonita Bay tower, with the concierge desk and resident services alongside.
Yes. Horizons has concierge services and a full-time on-site property manager, and residents use the BuildingLink platform for packages, maintenance, reservations and visitors. Concierge hours are set by the association; confirm them in the Rules and Regulations.
Five, according to the Lee County qualified-sale file dated September 2026: residences 1602, 1703, 502, 1801 and 2002, recorded between December 12, 2025 and June 30, 2026, totaling $8,516,000 at a $1,400,000 median. The Southwest Florida MLS, September 2026 pull shows those five closings plus residence 1702 at $1,550,000 on August 24, 2026, with a 37-day median on market and a 92.9% median sale-to-list ratio.
The Southwest Florida MLS, September 2026 pull showed two active Horizons listings, a $1,795,000 residence (1503) and a $4,395,000 penthouse (PH301), no pending contracts and no rentals; residence 1702 closed on August 24, 2026. Ask us for the current count before you plan a search.
In the last 12 months Horizons residences recorded $1,100,000 to $3,200,000 in the county deed file, with a median of $1,400,000; over 36 months the 12 qualified sales had a median of $1,513,000. Floor, stack, exposure and condition explain the spread.
The range comes from floor, stack, exposure and condition. In the last 12 months three 02-stack residences recorded $1,100,000 to $1,476,000, while residence 1801, an 18th-floor 01-stack residence, recorded $3,200,000. Compare a listing with sales on the same stack and nearby floors, not with the building median.
The six closings in the Southwest Florida MLS, September 2026 pull had a median of 37 days on market, the shortest of any tower on Bonita Bay Boulevard in that pull. A correctly priced residence in a strong exposure can move faster.
Four standard stacks and two penthouse plans. In the developer’s plans, Residence 01 has 3,493 square feet inside with a 986 square foot terrace, Residence 02 3,165 with 881, Residence 03 3,417 with 652, and Residence 04 3,733 with 1,091; Penthouse North and South have terraces of 1,792 and 1,825 square feet. On the county roll the standard stacks carry 2,776 to 3,336 heated square feet and the penthouses 4,721 to 4,792.
No. Every standard Horizons residence is a three-bedroom-plus-den plan with a family room and a private terrace, and the penthouses are larger still. The developer’s plans show Residence 01 in two configurations, so confirm the layout of a specific residence.
Views depend on floor and stack. Upper-floor west exposures look over Estero Bay to the Gulf; east exposures overlook the golf courses and preserve; lower floors see more canopy and golf course, with the bay partly visible from the west side. Confirm each stack’s orientation against the condominium plat exhibits.
Standard residences have two assigned spaces in the under-building garage, and each unit’s county legal description names its parking space numbers. Each penthouse has a private three-car enclosed garage in the developer’s plans. Guest parking is at grade.
Yes. Horizons has a resort-style geothermal pool and spa on the elevated plaza deck, a fitness room, separate massage rooms, a social room and two guest suites residents can reserve for visitors.
Horizons listings in the Southwest Florida MLS (June 2026 research) reported a condominium assessment of about $9,172 a quarter, roughly $3,057 a month. The association does not publish its budget, so confirm the assessment for the specific residence in the estoppel certificate. Every owner also pays the BBCA master assessment, which the BBCA does not publish.
No. Bonita Bay has no community development district and no special taxing district of its own; Lee County’s special districts list names none. A Horizons tax bill carries no CDD line arising from Bonita Bay.
The recorded master Declaration and later BBCA statements describe a resale charge the buyer pays at closing, but the published sources conflict on the formula and the BBCA publishes no current figure. The BBCA estoppel certificate states the charge for your sale.
No. Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; its membership office provides the current schedule.
Florida requires a SIRS for condominium buildings three stories or taller, updated every 10 years (§718.112). Request the Horizons SIRS with the condominium documents and compare its reserve schedule with the current budget.
Under §553.899 the first milestone inspection falls due in the year a building turns 30, which for Horizons is 2030, unless the local agency applies the 25-year trigger for buildings near salt water. Ask for any completed milestone report in the disclosure package.
No public source documents Horizons’ own damage from Hurricane Ian on September 28, 2022; the documented Bonita Bay damage fell on the Private Beach and the Club. Ask the association, in writing, for its account of any building damage, claims and repair assessments.
Our September 2026 queries of FEMA’s flood layer return Zone AE with an 11-foot base flood elevation at the address point and along the edges of the mapped condominium footprint, shaded Zone X at its center, and Zone VE at 12 feet on the bay edge of the association’s land, all on panel 12071C0652G, effective November 17, 2022. Confirm the building’s determination with its elevation certificate.
Yes. The City of Bonita Springs holds Community Rating System Class 5, a 25% discount on NFIP flood policies, which FEMA confirmed on November 21, 2024.
Lee County Evacuation Zone A, the first zone ordered to evacuate for a Gulf storm.
Yes. The Private Beach off Hickory Boulevard is a BBCA facility available to every Bonita Bay owner, with or without a Club membership, and the BBCA runs a year-round shuttle. It was rebuilt in concrete with breakaway walls after Hurricane Ian.
The marina is semi-private and owned by resident investors, separately from the Club, and Backwater Jacks is open to all Bonita Bay residents. Slips and storage are leased from the marina subject to availability, with a 36-inch maximum draft per its permitting agreement.
Both, leaning seasonal: most owners use their residences from late fall through spring, and the building is quieter in summer. Full-time owners are part of the building too.
No. Horizons is not registered as 55+ housing, so there is no age requirement to buy or live there.
The Horizons Declaration of Condominium and Rules and Regulations set the leasing rules, including any minimum lease term; they are not published publicly, so read them in the condominium disclosure package before you buy.
The Horizons Declaration of Condominium and Rules and Regulations set the pet rules; they are not published publicly, so read them in the condominium disclosure package before you buy.
Lee County uses proximity-based choice: Bonita Bay families rank elementary schools in Proximity Zone Q, middle schools in Zone GG and high schools in the South zone. Nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.
The City of Bonita Springs Community Development Department, because Bonita Bay is inside the incorporated City of Bonita Springs; interior work also needs the association’s approval.
We are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified Horizons deed since 2019 and every boulevard tower on one yardstick, so we can tell you whether a listing is priced right for its floor and stack. Read how we represent buyers, or call Marc at (239) 287-5873.
The seller questions below come from Horizons owners weighing a sale, with wording that echoes what sellers search. Every answer draws only on this page’s sources: the Lee County deed and parcel records, the Southwest Florida MLS pull of September 30, 2026, the DBPR register, the association filings and the city, county and federal records cited below.
A Horizons condo is worth what the recent deed record supports for its floor, stack and condition: the five qualified Horizons sales since September 2025 ran from $1,100,000 to $3,200,000, with a middle sale of $1,400,000 and a mean of $583 per heated square foot. Four of the five recorded between $1,100,000 and $1,476,000, so a valuation starts from the closest stack and floor, not from the building average.
Five Horizons condos sold in the 12 months since September 2025, according to the Lee County qualified-sale file dated September 2026: residences 1602, 1703, 502, 1801 and 2002, recorded between December 12, 2025 and June 30, 2026. The Southwest Florida MLS, September 2026 pull shows the same five closings plus a sixth, residence 1702 on August 24, 2026, which makes Horizons a thin resale market for an 80-residence building.
The sales that should set your price are the ones on your stack and nearest your floor. Stack matters because the county roll gives each stack its own heated area, from 2,776 square feet for the 02 stack to 3,336 for the 04 stack. In the last 12 months three 02-stack residences recorded $1,100,000 to $1,476,000, and the 03-stack residence 1703 recorded $1,340,000.
Residence 1801, an 18th-floor 01-stack residence of 3,123 heated square feet, recorded at $3,200,000 on April 7, 2026, and the same residence recorded at $3,900,000 in March 2023. The deed file records what a buyer paid, not why, so we do not assign a cause. For a seller the lesson is that one exceptional sale does not reprice the whole building.
Plan on roughly five to eight weeks of marketing for a correctly priced Horizons residence: the Southwest Florida MLS, September 2026 pull shows a median of 37 days on market for the six Horizons closings, the shortest of any tower on the boulevard. Add the buyer’s condominium document review and the closing period, and a listing launched before season commonly closes in season.
Horizons residences sold at a median of 92.9% of list price across the six closings in the Southwest Florida MLS, September 2026 pull. That means pricing close to the recent deed record for your stack and floor matters more than a high opening ask that later needs reductions, because buyers measure every listing against the same few sales.
The record favors a well-priced seller: the September 2026 MLS pull showed only two active Horizons listings, so a new listing meets little in-building competition, and the six closings sold in a median of 37 days. Pricing still has to respect the deed record, where four of the five 2025 and 2026 sales recorded between $1,100,000 and $1,476,000.
In the Southwest Florida MLS, September 2026 pull there were two active Horizons listings, at $1,795,000 and $4,395,000, and no pending contracts. We confirm the live count before we price your residence. Your real competition is often the other towers: Vistas had three active listings at $1,150,000 to $1,295,000 and two pending contracts in the same pull.
Horizons buyers are mostly owner-occupants and seasonal owners, not investors: the September 2026 MLS pull shows no Horizons rental listings or recorded leases in the 12 months to September 30, 2026, and the building’s lease rules are set in documents a buyer must read first. Typical buyers are couples leaving a large single-family home who want a bay view, four residences per floor and a lock-and-leave home inside a gated community.
Price a Horizons penthouse from the penthouse record and the 2026 tower sales together. No penthouse sold in the last 12 months; the most recent qualified penthouse sale in the county file is PH402 at $3,600,000 in April 2021. The penthouses carry 4,721 to 4,792 heated square feet on the roll, and the developer’s plans add terraces of 1,792 to 1,825 square feet and a private three-car garage.
Yes, and so do stack and condition. Upper-floor west exposures over Estero Bay command the most interest, but the county record shows floor alone does not set price: the 20th-floor residence 2002 recorded $1,476,000 while the 18th-floor residence 1801 recorded $3,200,000 in the same year. We price from comparable sales on your stack, then adjust for floor, view and condition.
Renovate only where the deed record shows buyers pay for it. In the last 12 months most Horizons sales recorded between $1,100,000 and $1,476,000, and a single 01-stack residence recorded $3,200,000, so condition can move price sharply. Targeted work such as lighting, flooring and paint usually pays; a full remodel before sale rarely returns its cost, and association approval and City permits add time.
Gather the Declaration of Condominium, bylaws, Rules and Regulations, the current budget, the most recent year-end financial statement, the SIRS and any milestone inspection report. Florida’s resale disclosure law, §718.503, gives buyers the governing documents and financial information, and the BBCA’s §720.401 disclosure summary is also required, so having everything ready keeps the buyer’s review period from stalling.
Buyers of a Florida tower now read the SIRS closely, because §718.112 no longer lets structural reserves be waived and the study drives the assessment. Request the current Horizons SIRS from the association before listing and provide it early with the current budget, so a buyer can see how the reserve schedule is funded rather than learning about reserves late in the contract period.
Under §553.899, Florida Statutes, the first milestone inspection falls due by December 31 of the year a building turns 30, which for Horizons, completed in 2000, is 2030, unless the local agency applies the 25-year trigger for buildings near salt water. Buyers ask about it for every older tower, so request any completed report from the association and include it with the documents.
Yes. A special assessment must be disclosed, and the estoppel certificate shows any amount due. Who pays it, the seller at closing, the buyer or a split, is negotiable in the contract. The BBCA’s $500 per unit beach-rebuild assessment was due June 30, 2025; ask the association in writing whether any Horizons building assessment is pending before you list.
Yes, a Horizons sale needs two: one from the Horizons condominium association and one from the Bonita Bay Community Association. Each states the assessments, charges and any open special assessment on the residence as of its date. The BBCA estoppel also states any charge due at closing, which the BBCA does not publish on its public website.
The recorded master Declaration and later BBCA statements describe a resale charge that the buyer pays at closing, but the published sources conflict on the formula and the BBCA publishes no current figure. The BBCA estoppel certificate states the charge for your sale, so we build it into the contract terms from that document rather than from a figure passed along by word of mouth.
Buyers will ask. Our September 2026 FEMA queries show Zone AE with an 11-foot base flood elevation at the address point and footprint edges, shaded Zone X at the footprint’s center, and Zone VE on the bay edge of the association’s land, all on panel 12071C0652G. We present that accurately with the concrete construction and the City’s CRS Class 5, 25% flood insurance discount.
A buyer financing with a federally backed mortgage on a structure in an AE or VE zone must carry flood insurance. At Horizons the association’s master policy covers the building structure, and the buyer insures contents and interior improvements. Cash buyers are not required to carry it but usually do, so we point buyers to quotes early in the contract period.
The deed record shows Horizons kept trading after Ian: 12 qualified sales in the 36 months since September 2023 at a $1,513,000 median. No public source documents Horizons’ own building damage from the September 28, 2022 storm. Buyers will ask for the association’s written account of any Ian damage, claims and repairs, so gather it before you list.
Yes. With 80 residences and a small, seasonal buyer pool, some Horizons sellers prefer a quiet sale to known buyers first. The trade-off is exposure: the six sales in the 12 months to September 30, 2026 had a median sale-to-list ratio of 92.9% with full MLS exposure. We tell you what an off-market price is likely to leave on the table before you choose.
Yes, under the BBCA’s open house guidelines: hours are Monday to Saturday 9 to 5 and Sunday 1 to 4, the listing agreement and a request go to the BBCA with at least 72 hours’ notice, BBCA sign standards apply, and SOLD signs are not allowed. Building access for visitors also follows the Horizons association’s rules.
A tower residence sells on its view, and a west-facing sunset video from a high floor over Estero Bay is the asset that sells Horizons residences to out-of-state buyers before they visit. We schedule photography for the light of each exposure and show the terrace, the family room and the lobby waterfall, because a flat daytime photo understates all three.
It helps. The 25-foot waterfall at the Horizons entry is one of the most distinctive lobby features in any Bonita Bay tower, and it sets the tone of a showing before a buyer reaches your floor. We feature it in the listing media together with the pool deck and the building’s four-per-floor privacy.
Yes, for the right buyer. Each Horizons penthouse has a private three-car enclosed garage in the developer’s plans, while standard residences have two assigned garage spaces. Buyers coming from single-family homes with cars, a golf cart or storage needs value that garage, so we list it prominently for a penthouse sale.
The Horizons Declaration of Condominium and Rules and Regulations set the pet rules, and they are not published publicly; the master Declaration has no pet provision. Buyers with pets will ask for those documents, so include the current Rules and Regulations in your document package early, before a buyer with a pet commits to a contract.
Yes, but a lease shapes timing. The Horizons Declaration and Rules and Regulations, which are not published publicly, set the leasing rules, and any existing lease must follow them. Listing after a lease ends usually gives buyers better access for showings, and a buyer must honor any lease that survives closing, so share the lease terms early.
Horizons sells at a clear premium to Vistas next door: a $1,513,000 county median over 36 months against Vistas’ $995,000, and $586 against $435 per heated square foot. Horizons also sold faster in the September 2026 MLS pull, 37 days median against 77. Buyers comparing the two see larger residences and four per floor at Horizons.
A Horizons seller’s costs typically include the brokerage commission, Florida documentary stamp tax on the deed, the owner’s title policy where local custom places it on the seller, the estoppel certificate charges, any open assessments and prorated association dues and taxes. We estimate your net proceeds from those items and the recent deed record before you sign a listing agreement.
It depends on your purchase price, improvements, how long you owned the residence and whether it was your primary residence. The recorded sale prices on this page show how values have moved at Horizons since 2019, but tax treatment is a question for your tax adviser. We supply the closing figures your adviser needs.
We price from the deed record, not an average: we tracked every qualified Horizons deed since 2019 by floor and stack, and every tower on the boulevard on the same yardstick. Our team listed residence 2002, which recorded at $1,476,000 on June 30, 2026. We are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales.
Most Bonita Bay tower buyers are in town from January to April, so listing from October through December puts a Horizons residence in front of them. Sales happen outside those months too: residence 2002 recorded on June 30, 2026, and residences 1602 and 1703 recorded in December 2025, so a well-priced listing can sell in any season.
Yes. A valuation request carries no obligation: start with our free home valuation online, and we compare your residence with the five Horizons sales since September 2025, the 12 sales over 36 months and the current tower listings on the boulevard. You receive a price range by floor and stack, and you decide whether and when to list.
After a contract is signed, the buyer receives the condominium documents and the §720.401 master disclosure summary, the title agent orders estoppel certificates from the Horizons association and the BBCA, a financed buyer arranges the appraisal and flood and HO-6 insurance, and any association approval required by the Horizons documents is completed. We manage each step so the closing date holds.
Every Horizons fact on this page comes from a county, city, state or federal record, a recorded filing, the Bonita Bay Community Association or Bonita Bay Club, the Horizons association’s own website, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026 (the listing-reported assessment comes from June 2026 listing research). Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by number in the text: the Horizons Declaration of Condominium (Lee County Official Records Book 3301, Page 1423), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919). Florida Division of Corporations records are cited by document number: Horizons at Bonita Bay Condominium Association, Inc. N98000000226; Horizons at Bonita Bay, Inc. P96000072190; Vistas at Bonita Bay Condominium Association, Inc. N96000001767; Bonita Bay Community Association, Inc. N07041; Bonita Bay Club, Inc. N09000004567.
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, sales closed in the 12 months to September 30, 2026), and the listing-reported assessment is from our June 2026 listing research; MLS data is not publicly linkable. Developer floor-plan areas are from the original Horizons floor-plan brochure.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Horizons buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Mandatory flood insurance information | Lee County | Current posting | When flood insurance is required in AE and VE zones | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Horizons permits | |
Substantial improvement and damage toolkit | City of Bonita Springs | Revised May 25, 2024 | How the City applies the 50% rule to renovations in a flood zone | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
BBCA Neighborhoods map | Bonita Bay Community Association | Current version | Where Horizons and the other neighborhoods sit inside the gates | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Horizons Declaration of Condominium (Official Records Book 3301, Page 1423), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk; none is posted as a free copy online, and all come with the association documents in a sale. Any Horizons SIRS or milestone inspection report is an association record provided in the disclosure package, not a public download.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Horizons. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,651 people live in Bonita Bay - Horizons, where the median age is 74 and the average individual income is $144,800. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Bonita Bay - Horizons, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Grilled Cheese Society, DeRomo's Restaurant, and Signatures.
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| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining · $$$ | 0.89 miles | 765 reviews | 3.6/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.88 miles | 4 reviews | 3.8/5 stars | |
| Active | 1.02 miles | 2 reviews | 5/5 stars | |
| Active | 1.13 miles | 1 review | 5/5 stars | |
| Active | 1.13 miles | 0 reviews | 0/5 stars | |
| Active | 1.13 miles | 2 reviews | 5/5 stars | |
| Beauty | 0.86 miles | 13 reviews | 4.2/5 stars | |
| Beauty | 0.9 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.9 miles | 13 reviews | 3.1/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
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Bonita Bay - Horizons has 2,087 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Bay - Horizons do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
