Midtown at Bonita

Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Midtown at Bonita is a 67.5 acre mixed use development on the north side of Bonita Beach Road immediately east of Interstate 75 Exit 116, in Bonita Springs, Lee County, Florida 34135. Here is the fact almost every other page about it gets wrong: there is no for sale residential at Midtown at Bonita. The residential component is a rental apartment community, Paradiso Bonita Springs, and no condominium has ever been created here. You cannot buy a home inside Midtown, because none exists to buy.

That correction matters because Midtown is changing the market you can buy in. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, built this page for the owners and buyers in the surrounding Bonita Springs market whose values, commute and daily life this development actually touches. In the last 12 months we tracked 1,193 closed Bonita Springs sales at a median of $480,000, and the neighborhoods around this interchange are where those numbers get made.

Whether you own near Midtown and want to know what it does to your value, or you are buying in Bonita Springs and want to know what is really being built here, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar is part of Domain Realty Group.

This guide is built from the primary record: the signed rezone ordinance, both recorded plats, the Lee County Property Appraiser tax roll, Florida Division of Corporations filings, the Florida Department of Business and Professional Regulation condominium extracts, FEMA flood mapping, South Florida Water Management District permits, Florida Department of Transportation traffic counts and the Southwest Florida MLS. Where the record is unresolved, we say so and name the conflict rather than picking a side.

Why McGreevy and Comisar Are the Best Realtor Around Midtown at Bonita

McGreevy and Comisar is the best realtor for the market around Midtown at Bonita because we read the actual ordinance, the plats and the tax roll rather than the press release. We are Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, and we sell the Bonita Springs communities whose values this interchange is reshaping every single week.

The Bonita Springs track record behind this page

In the last 12 months we tracked the entire Bonita Springs closed market, city scoped, from the Southwest Florida MLS: 1,193 closed sales, a median sale price of $480,000, a median of $282.95 per square foot, a median 60 days on market and a median sale to list ratio of 96.0 percent, with a range from $65,000 to $3,200,000. Against that, 402 homes are actively listed today at a median asking price of $485,000, a median asking $295.00 per square foot and a median 86 days on market, which is 4.04 months of supply. Those figures were hand computed from raw MLS rows on 2026-08-12, and every row was verified to read city BONITA SPRINGS rather than the wider ZIP.

What sets our representation near Midtown apart

Most pages about this development recite a 2020 press release. We read City of Bonita Springs Zoning Ordinance No. 20-05 line by line, pulled both recorded plats from the Lee County Clerk by instrument number, pulled all sixteen platted tract cost cards from the Property Appraiser, checked all five state condominium extracts, queried FEMA flood mapping parcel by parcel and pulled the Florida Department of Transportation count station that actually covers Midtown frontage rather than the one a quarter mile west. That work produced corrections no competitor page carries, and it is the same work we do for a client before they list or write an offer near this corridor.

We have represented buyers and sellers throughout eastern Bonita Springs for years, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. That combination, a large team's reach with two principals who personally read the public record, is why owners near this interchange call us before they make a decision.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling a home near Midtown at Bonita? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome.

Buying near Midtown at Bonita? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

Key Takeaways

Midtown at Bonita is a 67.5 acre mixed use planned development at Bonita Beach Road and Bonita Grande Drive, approved in 2020 and under construction now. These are the facts that matter most to anyone who owns or is buying nearby, and several of them contradict what is circulating online.

• There is no for sale residential at Midtown at Bonita. The residential component is Paradiso Bonita Springs, a rental apartment community, and the Florida Department of Business and Professional Regulation condominium extracts dated 2026-08-08 carry no condominium filing at this address anywhere in the state records.
• The widely repeated figures of 482 residences, 165 hotel rooms and 315,000 square feet are the entitlement ceiling written into the title of Zoning Ordinance No. 20-05, not the built program.
• As of 2026-08-12 not one shop, restaurant, gym, medical office or hotel at Midtown is open to the public. The developer projects the first retail openings by the end of 2026 and has publicly declined to guarantee that date.
• The unit count is genuinely unresolved. The developer publishes 400 residential units on two of its own websites and in two brokerage packages, while the operator's own live unit map on the leasing site enumerates 371 units across four five story buildings.
• Every mapped Midtown tract is in FEMA Zone AE, a Special Flood Hazard Area, so flood insurance is federally mandated on any building financed by a federally regulated lender.
• There is no Community Development District at Midtown. The site is governed by a single developer controlled property owners association, Midtown at Bonita Umbrella Association, Inc., filed 2023-04-13.
• Bonita Beach Road at Midtown's own frontage carried 19,000 vehicles per day in 2025, up 46 percent from 13,000 in 2021. The 41,000 figure in circulation is the segment west of the I-75 ramps, not the segment Midtown fronts.
• A $35,000,000 general obligation bond for the Bonita Estero Rail Trail passed on the Bonita Springs ballot on 2026-08-18 with 68.2 percent in favor, payable from ad valorem property taxes, for a trail corridor that runs west of Interstate 75.

Table of Contents

Use this table of contents to jump to any part of our Midtown at Bonita guide, covering what is actually built, the entitlement record, the tenant roster by status, governance and taxes, open space, flood and storm posture, traffic, the surrounding market, and full buyer and seller frequently asked questions.

• Why McGreevy and Comisar Are the Best Realtor Around Midtown at Bonita
• Key Takeaways
• Table of Contents
• What Midtown at Bonita Actually Is, and What It Is Not
• What Is Open at Midtown at Bonita Today
• The Entitlement Ceiling Versus the Built Program
• Who Is Building Midtown at Bonita
• How Midtown Got Approved: Ordinance 20-05 and the Entitlement Trail
• The Site Plan: Sixteen Platted Tracts and What Sits Where
• The Retail and Restaurant Program, Tenant by Tenant, by Status
• The Signature Restaurant Space That Came Back to Market
• The Hotel Pad at Midtown at Bonita
• The Residential Program, and Why There Is Nothing to Buy Here
• Governance: The Umbrella Association, and Why There Is No CDD
• Taxes and Assessments on the Midtown Site
• Open Space, Honestly: What the Thirty Acres Actually Contains
• Walkability, Honestly: Inside Yes, Outside No
• Flood Zone, Floodway, and Insurance Reality at Midtown at Bonita
• Storm Posture: Ian, Surge, Wind Design, and the 180 mph Myth
• Bonita Beach Road: What the Traffic Counts Actually Say
• What Else Is Coming to This Interchange
• Schools Serving the Area, and How Lee County Choice Actually Works
• Healthcare Access and Measured Drive Times
• Market Snapshot: The Bonita Springs Market Around Midtown
• Benchmark: How Communities Near Midtown Compare
• What Midtown at Bonita Means If You Own Nearby
• What Midtown at Bonita Means If You Are Buying Nearby
• Honest Pros and Cons of the Midtown at Bonita Corridor
• Thinking of Selling Near Midtown at Bonita? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• What Clients Say About McGreevy and Comisar
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents and Public Records

What Midtown at Bonita Actually Is, and What It Is Not

Midtown at Bonita is a 67.5 acre mixed use planned development in Bonita Springs, Florida, containing rental apartments, retail and restaurant buildings under construction, and an unbuilt hotel pad. Midtown at Bonita is not a condominium community and has no homes for sale. The residential component, Paradiso Bonita Springs, is rental. No condominium has been created here in the state records.

Why the condos for sale search returns nothing real

A large share of the search demand around this development arrives phrased as Midtown at Bonita condos, Midtown Bonita condos for sale, or Midtown Bonita homes for sale. Those searches carry a false premise. The 2020 rezone authorized up to 482 multi family dwelling units, and multi family is a tenure neutral zoning term that covers rental and condominium alike. What was actually built on the one platted residential tract is a rental apartment community under single ownership.

The proof is layered and each layer is independently checkable. The Florida Department of Business and Professional Regulation publishes regional condominium extracts of every condominium project filed in the state; all five were downloaded and searched, file date 2026-08-08, and the Lee County extract holds 2,094 condominium projects with none at this address. The newest condominium filed anywhere in Bonita Springs is Omega at Bonita Bay, recorded 2022-12-21. The Florida Division of Corporations entity index returns exactly one entity named Midtown at Bonita, and it is the master property owners association, not a condominium association. The Phase Two plat creates a single residential tract held in single ownership, with no numbered lots and no condominium parcels. The developer's own leasing website contains zero instances of the words condo, condominium, for sale, purchase or homeowner.

There is one trace of a for sale concept anywhere in the record, and it is worth stating precisely because it is easy to over read. The offering memorandum marketing the unbuilt hotel pad carries a site plan callout reading HOTEL BUILDING FOOTPRINT and, beneath it, HOTEL/CONDO, on a sheet stamped SUBJECT TO MODIFICATION. That is brokerage shorthand for a pad that could accept a hotel or a hotel condominium. There is no operator, no contract, no filing and no price behind it.

What a nearby owner should take from the correction

If you want to buy a home in this part of Bonita Springs, Midtown is not the place you buy it. It is the place that changes what the homes around it are worth, how long your commute takes and what your daily errands look like. That is a different question, and it is the one this page answers. For for sale inventory in the surrounding market, the communities compared later on this page all have live pages on this site, including Bonita National, Valencia Bonita and Highland Woods.

The dead domain that keeps this myth alive

A domain named midtowninbonita.com is still titled in search results as a Midtown at Bonita luxury condominiums for sale page. That domain is offline. A direct HTTPS request fails hostname verification against an Amazon Lightsail default certificate, and forcing past it returns a 156 byte page reading 404 No Such Service, measured 2026-08-11. Whatever condominium marketing it once carried no longer exists, and the search snippet is a fossil. The live developer property is midtownbonita.com, and it is a commercial leasing site.

What Is Open at Midtown at Bonita Today

As of 2026-08-12, the only component of Midtown at Bonita open to the public is the rental apartment community, Paradiso Bonita Springs. Zero retail, restaurant, fitness, medical or hotel uses are open. Retail shells are built and topping off, tenant interior buildouts are underway, and the developer projects the first openings by the end of 2026.

The dated status table

The government record on what is built

The Lee County Property Appraiser generates a cost card for every parcel. Cost cards for all four Midtown development tracts were pulled on 2026-08-12, and every one returns Department of Revenue use code 10, vacant commercial, with an empty building characteristics block and land only valuation. That includes the main retail tract at 18.37 acres and the apartment tract at 10.93 acres.

That finding needs its caveat stated plainly, because it is easy to misuse. Florida assesses as of January 1. These are current working values for the 2026 roll, whose assessment date is 2026-01-01, when the retail shells were still under construction and the apartments were not complete. It is not evidence that nothing is standing on the ground. It is evidence that Midtown has not yet produced a single certificated, valued commercial building, and that no Property Appraiser building record, year built or assessed improvement value yet exists for the apartments either.

Why leases signed in 2024 still have not opened

The general contractor's published scope is thirteen retail buildings delivered as a mix of grey shell and white shell space. A grey shell has no interior finishes at all. A tenant taking possession of a grey shell must then design, permit and construct an interior before it can trade, which for a restaurant is commonly a several month exercise. The developer's own sequencing statement describes exactly that pipeline: tenants taking possession for buildouts, with openings projected to begin by the end of the year. So the first eight tenants being announced around 2024-10-25 and nothing trading in August 2026 are both true and are not a contradiction. They are the normal shell to buildout to opening sequence, stated honestly.

The Entitlement Ceiling Versus the Built Program

The numbers 482, 165 and 315,000 that circulate about Midtown at Bonita are the maximum entitlement ceiling, written into the title of City of Bonita Springs Zoning Ordinance No. 20-05. They are not a description of what is being built. The developer is building fewer residences and roughly 175,000 to 200,000 square feet of commercial, which requires no amendment because a planned development grants up to quantities.

What the ordinance title actually says

The adopted ordinance title reads, in the City's own words, that the action rezones 67.5 plus or minus acres from Commercial Planned Development to a Mixed Use Planned Development to allow for a maximum of 482 multi family dwelling units, inclusive of an assisted living facility, and a 165 room hotel at a maximum building height of 65 feet and 6 habitable floors, and up to 315,000 square feet of commercial and retail at a maximum building height of 55 feet and 5 habitable floors, at the northwest intersection of Bonita Beach Road and Bonita Grande Drive.

Two words in that title do the work: maximum and up to. A mixed use planned development authorizes a developer to build any mix at or below the caps without returning to Council. That is why a program of roughly 400 residences against a 482 cap is unexercised entitlement rather than a broken promise or a data error.

The side by side

The one figure with no explanation on the record

The developer explained the commercial reduction on the record in June 2026, describing Midtown as intentionally scaled to approximately 175,000 to 200,000 square feet to create a more curated, walkable environment. Nothing anywhere explains the residential reduction from 482. Both developer websites, both brokerage packages, all approved news coverage from 2020 to 2026, the ordinance and both plats were searched. Nothing addresses it. The honest statement is that the residential entitlement is roughly 17 percent unexercised and no source explains why.

Where the unused entitlement could go

The most obvious route on the face of the ordinance is an assisted living facility, because the 482 unit cap is expressly inclusive of one and assisted living is a permitted use in the ordinance's general commercial tract at the same 65 foot envelope. Nothing found says one is planned and nothing found says one is not. A second route exists because the ordinance permits dwelling units within its own commercial use tract, so additional residences could in principle sit on land currently being built as retail. A third route is a further plat, since the Phase Two plat replatted only a portion of Phase One and no Phase Three plat exists on the tax roll as of 2026-08-12. What is not open is a change to the approved plan itself: Condition 16 of the ordinance states plainly that approval of this planned development is not a guarantee of future approvals.

Who Is Building Midtown at Bonita

Midtown at Bonita is being developed by The Zuckerman Group through a Florida land entity, Lynx Zuckerman at Bonita Grande, LLC, with Torose Equities as retail partner, DeAngelis Diamond as general contractor for the retail buildings, Davis Development, Inc. as the apartment permittee, and Trinity Commercial Group and LSI Companies handling retail and hotel pad brokerage.

The entities on the record

The since 1924 claim, attributed rather than asserted

The developer states on its own site that since 1924, four generations of the Zuckerman family have been dedicated to creating quality homes, and gives a specific narrative beginning with Meyer Zuckerman in Queens, New York, in 1924, a move to South Florida between 1959 and 1961, a third generation joining in 1976 and a fourth in 2003. That claim is repeated verbatim in press material carried by regional outlets, which is the same claim traveling through a press release rather than independent confirmation. No Florida corporate registration, New York corporate registration or third party business history was located that independently establishes a 1924 founding, and a 1924 New York founding would not appear in Florida records at all, so the absence there is not evidence against it. The defensible statement is that the developer says the family business dates to 1924.

The architect nobody can name

No architecture firm is named anywhere in the 29 page ordinance, and a full text search of the instrument for architect, architecture, studio and design group returns nothing. The ordinance's Condition 4 says only that project elevations shall be designed generally consistent with preliminary artistic concepts attached as an exhibit, and that exhibit is a single untagged image page. The ordinance's reference to a City Architect is a City of Bonita Springs staff review role, not the project's designer. If the architect is named anywhere, it is in the July 28, 2020 staff report on file with the City Clerk, which was not retrieved.

Named principals

Andrew Zuckerman is identified as president of The Zuckerman Group in 2025 and 2026 coverage and is the source of the widely quoted line about opening dates. Ryan Zuckerman was described in 2021 as president of Zuckerman Homes and in 2025 as spearheading the project, and is on the record in 2021 saying the commercial component is to him the most important part of the project. Scott Sherman, principal of Torose Equities, is described in the developer's own June 2026 release as Midtown's retail partner. The two titles across the two Zuckerman entities are not reconciled by any source, so no single org chart should be stated.

How Midtown Got Approved: Ordinance 20-05 and the Entitlement Trail

Midtown at Bonita was approved by City of Bonita Springs Zoning Ordinance No. 20-05, petition PD19-62429-BOS, adopted by City Council 7 to 0 on 2020-09-02 after the Zoning Board recommended approval 6 to 0 on 2020-08-04. The ordinance rezoned 67.5 acres from Commercial Planned Development to Mixed Use Planned Development, and it is filed by the City under the name Bonita Grande Drive Rezone.

Why nobody could find the ordinance

The City's own file for this ordinance is titled Zoning Ord 20-05-ADA Bonita Grande Drive Rezone. The word Midtown does not appear in the City's file name at all, which is why keyword searching on the project name returns nothing from the City's document library. The instrument also carries two project names internally: the plan set and Condition 1 call it Midtown at Bonita, while the property development regulations exhibit is headed Bonita Grande MPD.

The procedural chain, dated

The prior zoning, and why this was never raw land

The recitals state that the property was previously a portion of the Eagle Trust Commercial Planned Development, Zoning Ordinance 08-09, and that it lies within the Interchange Zone of the Bonita Beach Road Corridor Overlay. The nine legal site addresses in the ordinance are 27800, 27910, 27940 and 27960 Bonita Grande Drive plus 27800, 27897, 27901, 27931 and 27937 Eagle Ridge Road, and the Eagle Ridge Road addresses are the trace of that earlier assemblage. So the 2020 action converted an already entitled commercial planned development into a mixed use one. It did not urbanize agricultural land.

The five year clock that explains the timing

Condition 6 of the ordinance sets the duration of rights: the master concept plan expires within five years of approval unless the developer obtains development orders for construction of the master infrastructure, meaning roadways, utilities, perimeter landscape buffers, stormwater lakes and floodplain compensation lakes. Five years from 2020-09-02 is 2025-09-02. The Phase One plat recorded in 2024 and the Phase Two plat recorded 2025-11-05, which is evidence the entitlement vested inside the window. That is the documented timeline pressure behind a five year gap between approval and visible vertical construction, although no source attributes the gap to any specific cause.

Conditions that a nearby owner should know exist

Condition 15 required the applicant to plat the property, to dedicate a perpetual easement in favor of the City over the water quality lakes, and to prepare property owner association documents providing for perpetual maintenance of those lakes. Condition 7f makes that lake easement removable only by an action of City Council, so the flood storage cannot quietly be built on later. Condition 8a requires a minimum of 10 percent open space within each tract, which is the only numeric open space requirement the City imposed. Condition 13a requires the developer to enter into an agreement for a fair share contribution toward a traffic signal at Bonita Beach Road and the western access drive, with no deadline and no dollar figure attached. Condition 13b reserves to Lee County the standing right to modify or restrict access, turning movements, median openings and traffic control devices on both Bonita Beach Road and Bonita Grande Drive. Deviation 1 allowed the two Bonita Beach Road connections to sit 597.6 feet apart against a code minimum of 660 feet.

The Site Plan: Sixteen Platted Tracts and What Sits Where

The Midtown at Bonita Phase Two plat, recorded 2025-11-05 as instrument 2025000304013, creates sixteen tracts totaling 62.64 acres of measured area: three commercial tracts, one residential tract, six lakes, three common areas, one open space tract and one road right of way. All sit in Section 31, Township 47 South, Range 26 East.

Every Phase Two tract, from the tax roll

How the pieces sit relative to each other

Read against the developer's own aerial rendering and the plat geometry, the apartment buildings sit at the rear of the site along the northern edge near the canal, the retail main street runs east to west across the middle on Tract C-1, and big box and outparcel retail fronts Bonita Beach Road at the south behind surface parking fields. Two lakes sit on the east side between the retail and the large building mass at the far east end, which is the hotel massing. Three internal street names appear on the tax roll: Palm Breeze Lane, Bonita Vista Place and Golden Horizon Terrace. A fourth name, Midtown Bonita Drive, appears only in a first party social post about monument signage and does not appear on the Property Appraiser roll, so it should be treated as unconfirmed.

The tract label trap

The ordinance and the plat both use the label C-1 and they do not mean the same thing. The ordinance divides the planned development into three use tracts: Tract C, the general commercial list; Tract C-1, which permits everything in Tract C plus dwelling units, townhouses, community residential homes, continuing care facilities, entrance gates and gatehouse, and model units; and Tract P, preserve and open space. The recorded plat uses an entirely different scheme of R, C-1 through C-3, L-1 through L-6, CA-1 through CA-3, OS-1 and RP-1. The plat's Tract C-1 is the 18.37 acre retail spine. The ordinance's Tract C-1 is a use category. The apartments sit on plat Tract RP-1, a label that does not exist in the ordinance at all. Anyone mapping one scheme onto the other will publish something false.

The hotel pad is on a different plat

The hotel pad carries the separate parcel number 31-47-26-B3-090F1.0010. Every Phase Two tract sits in the 100 and 10 series block codes, and Lee County block codes change when the platted block changes, so the hotel pad sits on the earlier Phase One plat rather than the Phase Two replat. Its acreage and its owner were not pulled, because the Property Appraiser cost card service is keyed by folio identifier and that identifier was not determined.

The Retail and Restaurant Program, Tenant by Tenant, by Status

Midtown at Bonita has seventeen retail units carrying a tenant name on the current published leasing matrix, plus three dated announcement tranches naming additional brands. Not one is open and trading as of 2026-08-12. The distinction between leased, announced and open is the whole story here, and it is the distinction most coverage collapses.

Leased, meaning a lease is executed and a unit is assigned

These seventeen units carry a tenant name on the Trinity Commercial Group availability matrix dated 2025-08-21, which uses a three state key of available, pending and leased and assigns a name only to leased units.

Announced, in three dated tranches

The first tranche, reported 2024-10-25, named eight tenants: Chipotle Mexican Grill, Panera Bread, The Hangry Bison, Club Pilates, GoodVets, Jeff's Bagel Run, Noire the Nail Bar and Bonita Beach Wine and Spirits. The second tranche, announced 2026-02-26, named two national retailers, TJ Maxx and Ulta Beauty, with the release noting that TJ Maxx operates 26 stores along the Gulf Coast and that this location would be its southernmost on the coast. The third tranche, announced 2026-06-18 and carried in the full developer release on 2026-06-25, named five more: Dana Tyler Boutique, Airport Donuts, Prime IV Hydration and Wellness, Fresh Monkee and Mattress Warehouse. Three Sixteen Cafe appears in the developer's June 2026 roster but on neither published leasing matrix under any unit.

Neither TJ Maxx nor Ulta Beauty appears by name on the 2025-08-21 matrix, because that matrix predates the announcement. The two unnamed big boxes on the matrix are a northwest building at 34,531 square feet, marked pending on both dated versions, and a northeast building at 21,000 square feet, marked available on both. No source assigns either brand to either building, so no assignment should be made.

The permit that is not a lease

South Florida Water Management District environmental resource permit 36-116223-P, application 250922-57239, project name Chick-Fil-A, Bonita Beach and I75, was issued 2026-03-19 to Lynx Zuckerman at Bonita Grande, LLC and expires 2031-03-19. The permit footprint is roughly 3,938 square feet. That is exactly what it is and no more: a surface water permit issued to the Midtown land entity for a project of that name at that location. It is not a lease, it is not an opening date, and it does not establish that the pad sits inside the Midtown planned development boundary rather than on an adjacent parcel of the same owner. The name appears on no leasing matrix and in no press release.

What is not coming, as far as the record shows

There is no grocery anchor at Midtown and none has been announced. The Publix visible in every marketing aerial is the existing Publix anchored center on the south side of Bonita Beach Road, outside Midtown. There is no named entertainment operator, no theater tenant and no cinema, although the ordinance does permit an indoor theater and even contemplates marquee signage. There is no hotel brand. The office component is described by the developer as proposed, with no tenant, no square footage and no schedule, and the office square footage sits inside the 200,000 square foot marketed total rather than in addition to it.

Two names appear only on a brochure logo strip with no unit assignment and no press mention anywhere, and they are deliberately not listed as tenants on this page. A tenant list is only useful if every name on it can be traced to a lease or a dated announcement.

The scarcity language does not match the matrix

The developer characterized available space in June 2026 as increasingly limited. The most recent published matrix, dated 2025-08-21, shows roughly 24 units still marked available, including two restaurant boxes at 4,734 and 3,546 square feet, a 5,500 square foot restaurant with patio, two bar and stand pads and the 21,000 square foot northeast building. Both statements are sourced and they do not agree. Report both.

The Signature Restaurant Space That Came Back to Market

Between two dated leasing matrices ten weeks apart, unit 1201 at Midtown at Bonita, the largest single restaurant space at 5,500 square feet plus a 1,549 square foot patio, moved from pending back to available. In the same window the entire eleven hundred series of five units disappeared from the matrix entirely. Nobody else has published this, and it is a documented fact rather than an opinion.

What the two documents show

The Trinity Commercial Group leasing brochure headed project progress as of 2025-06-11 lists unit 1201 as pending. The later brochure headed project progress as of 2025-08-21 lists the same unit as available with patio. A pending deal on the signature restaurant space was lost in that window. No source explains why.

What else moved in the same window

So the direction of travel over ten weeks was three units forward, one unit from pending to executed, and one significant unit backward. The 407 A transition is the cleanest documented example of the pending to leased path on this project, and it is dated independently by the brokerage's own 2025-08-06 announcement of that signing.

The building series that vanished

Five units in the eleven hundred series, totaling 9,687 square feet, were removed from the matrix between the two dates. Nothing explains it anywhere. It could mean the building was deleted from the program, deferred to a later phase, renumbered, or leased whole to a single user. There is no basis in the record for choosing among those, and the honest report is that a five unit building series disappeared from the published leasing document without explanation.

There is one suggestive piece of arithmetic worth naming without leaning on it. The general contractor's stated scope is thirteen retail buildings. The leasing matrix uses fourteen numbered building series plus two unnumbered big boxes and a ground lease pad. Fourteen numbered series minus the vanished eleven hundred series equals thirteen. That is suggestive, not proof, and the counts do not otherwise reconcile.

The Hotel Pad at Midtown at Bonita

The 165 key hotel at Midtown at Bonita is an unbuilt land pad being marketed for sale, ground lease or joint venture at a list price of $40,000 per key. No brand, flag, operator, franchise agreement or letter of intent for this hotel appears in any source, and no construction has begun. A buyer near Midtown should not assume a hotel will be delivered.

What the offering memorandum says

LSI Companies markets the pad through a formal offering memorandum titled Midtown Bonita, Hotel Pad, 165 Key Hotel Pad on Bonita Beach Road. Its property summary block gives the address as Bonita Beach Road and Bonita Grande Drive, the county as Lee, the property type as up to a 165 key hotel pad, the zoning as Mixed Use Planned Development, the future land use as Interchange Commercial and the parcel number as 31-47-26-B3-090F1.0010. The list price line reads $40,000 per key, or ground lease, or joint venture opportunity. At 165 keys that implies roughly $6,600,000, which is arithmetic on the published unit price rather than a quoted asking price.

The memorandum describes the pad as construction ready and states that the site will be delivered with master infrastructure and retention, roadways and parking in place, allowing for quick permitting and vertical construction.

No operator has been found

Searches for a hotel brand, franchise, flag, operator, management company or letter of intent tied to this pad returned nothing across the developer's own websites, the Zuckerman press releases, the brokerage material and the trade press. The corroborating posture is a brokerage still looking: LSI's president and chief executive was described in November 2025 as seeking an upscale hotel partner for Midtown, and a December 2025 report described LSI as marketing a 165 room hotel planned for Midtown at Bonita.

The correct sentence to use

A 165 key hotel is approved at Midtown at Bonita and the pad is being marketed to hotel developers. No brand or operator has been announced and no construction has begun. Any page that says Midtown will have a hotel is stating an entitlement as a delivery.

The Residential Program, and Why There Is Nothing to Buy Here

The residential at Midtown at Bonita is Paradiso Bonita Springs, four buildings of five floors each on a single 10.93 acre platted tract, owned by a separate entity from the rest of the project. It is rental. There is no for sale product, no resale history, no price per square foot, no comparable sales and no homeowner association fee schedule at Midtown, because none of those things exists.

The unit count is an unresolved conflict, and we publish it as one

The developer publishes 400 residential units on two of its own websites and both figures are repeated in two developer commissioned brokerage packages. The operator's own live unit map, embedded on the leasing site, enumerates 371 units across four buildings and five floors, broken down as 197 one bedroom, 135 two bedroom and 39 three bedroom units, with a square footage range of 684 to 1,548 square feet.

Both sides are checkable and neither is obviously wrong. Candidate explanations exist, including model apartments, guest suites or units held off market being excluded from the operator's map, or 400 being a rounded preconstruction planning figure, or 400 being the intended residential total for Midtown of which this community is 371. None is proven. The defensible statement is the one this page makes: the developer markets 400 residential units and the operator's own live unit map lists 371 across four five story buildings as of August 2026.

The apartment tract is separately owned

Plat tract RP-1 at 10.93 acres and plat tract C-3 at 2.15 acres are both owned by LZ Bonita Apartments, LLC, a different Florida entity from the land entity that holds every other Midtown tract. The two entities share a manager, an authorized representative, a registered agent and a Boca Raton address, so this is the same sponsor using a second single purpose entity to hold the apartment asset separately.

That structure matters to a nearby owner for one reason and it should be stated as structure rather than intent. A separately owned, separately financeable apartment entity is the vehicle a sponsor uses when an asset may be sold or recapitalized on its own, and it is mechanically the structure that would precede a condominium conversion: a single owner holding a single platted tract with a single set of buildings. No declaration, no state condominium filing, no listing, no reservation program and no public statement exists to suggest a conversion is planned. The structure would simply not stand in the way.

What would have to happen for units here to become for sale

A condominium is a form of ownership created by a recorded declaration, not a zoning category. The ordinance is tenure neutral: its operative term is multi family dwelling units, and Condition 1 defines multiple family for this project as duplex, multiple family, townhouse and two family attached dwelling units. Nothing requires those units to be rental and nothing prohibits them from being sold. Conversion would require no zoning action at all. It would require a recorded declaration of condominium and a state filing, neither of which exists.

One design stage signal is worth recording because it is genuinely interesting. The property development regulations exhibit to the ordinance carries a full development regulation block for townhouse product, with a minimum lot area of 1,440 square feet, an 18 foot width and an 80 foot depth. Per lot dimensional standards of that kind are the regulation set for fee simple platted townhouse lots, which is classic for sale attached product. You do not need per lot dimensions for a rental building. No townhouse product exists in the delivered floor plan set, which is entirely flats, and no townhouse is marketed anywhere, so nothing about attached or for sale product should be published as a plan.

Parking is not disclosed anywhere

No parking count, ratio, structure or arrangement has been published for any component of Midtown at Bonita, residential or commercial. Three separate research passes searched the ordinance in full including all six exhibits, both plats, both brokerage packages, the developer's websites and the operator's site. The ordinance contains no parking count and no parking ratio; its only parking language is a massing alternative permitting five stories over parking and a note that parking is to be provided per code. Every rendering and construction aerial shows surface parking only, and no parking structure appears in any exhibit reviewed, but the format is an inference from imagery and the counts are simply absent. For a site whose neighbors are already on the record about traffic, that is a real information gap and it is worth naming rather than filling.

Governance: The Umbrella Association, and Why There Is No CDD

Midtown at Bonita is governed by one developer controlled master property owners association, Midtown at Bonita Umbrella Association, Inc., a Florida not for profit filed 2023-04-13. There is no Community Development District at Midtown, proven three independent ways, and therefore no CDD bond assessment rides on this land.

The association, from its own state filing

The association is document N23000004310, filed 2023-04-13 and ACTIVE, with annual reports filed in 2024, 2025 and 2026 and no name change or event on the record. Its principal and mailing address is the developer's Coconut Creek office. Its officers are Steven Zuckerman as president and director, Ryan Zuckerman as vice president and director, and David Zuckerman as secretary, treasurer and director. Steven Zuckerman is also the registered agent and the incorporator.

Its Articles of Incorporation state the purpose verbatim: to serve as property owners association for the mixed use real estate project known as Midtown at Bonita, located in Bonita Springs, Florida. So this is a single master association over commercial, residential, lakes, roads and open space alike, not a residential association. That is corroborated on the tax roll, where the road right of way is titled to the land entity for the benefit of the Umbrella Association, and by the property owners association acceptance and acknowledgment block that appears on both recorded plats.

Two clauses in the Articles are worth quoting because they are the only forward looking language in the document. Article II states that the corporation shall also have the authority to accept future phases of land into the corporation. Article III states that the board shall be elected or appointed pursuant to the terms set forth in the Declaration of Covenants, Conditions and Restrictions for Midtown at Bonita, which proves that such a declaration exists and is named in a state filing. Article V provides that if the corporation is dissolved, the surface water management system and any common areas containing it shall be conveyed to an acceptable local government or, failing that, to a similar non profit corporation.

No Community Development District, proven three ways

First, the Lee County Property Appraiser publishes the complete list of taxing authorities levying against each parcel. That list was pulled for two Midtown parcels and both return the identical sixteen entry list under district 017, City of Bonita Springs and Bonita Springs Fire. No community development district appears on it. Three of the entries are the statewide clean energy financing districts, which are opt in programs available to every property in the county and levy nothing unless an owner voluntarily enters an agreement.

Second, the Florida Department of Commerce Special District Accountability Program maintains the state's Official List of Special Districts, and its district profile selector enumerates 2,088 districts. Searching the complete list, districts containing Midtown are all in Dade, Leon or Broward counties and none relates to this site. Districts containing Bonita are Bonita Landing CDD, Bonita Springs Fire Control and Rescue District, Bonita Village CDD, Brooks of Bonita Springs CDD, Brooks of Bonita Springs II CDD, East Bonita Beach Road CDD and Villagewalk of Bonita Springs CDD. Each is a different, identifiable community and none covers this parcel.

Third, the developer was expressly offered a district and declined it. Exhibit F item 14 of Ordinance 20-05 permitted a master property owner association, a sub property owner association, or a community development district to operate and maintain the water management system. The developer's documented election was the association route, incorporated in 2023 and accepted on both plats.

The district that will confuse an AI answer, named and dismissed

There is an active special district called the East Bonita Beach Road Community Development District, established 2008-03-21 by City of Bonita Springs Ordinance No. 08-02, encompassing roughly 294.85 acres. Its own official site places its land generally north of the Lee and Collier county line at the eastern terminus of Bonita Beach Road, several miles east of Interstate 75. It does not include Midtown, it does not assess Midtown or its neighbors, and it shares nothing with this site but three words in its name. If any source associates a CDD with Midtown at Bonita, this is almost certainly the district it has confused it with.

What a nearby owner should actually understand about this governance

Governance here is entirely developer controlled and there is no turnover mechanism on the record. Three members of one family are the entire board, the registered agent is a family member and the registered office is the developer's own office. Because the only residential is rental and there are no unit owners, there is no owner class to turn over to. There is consequently no association budget, no reserve schedule and no fee schedule to publish, and none should be invented.

The recorded Declaration of Covenants, Conditions and Restrictions itself has not been retrieved. Its existence is proven from the state filing that names it, and Ordinance 20-05 Condition 15 required it, but its instrument number was not obtained. Anything a buyer or nearby owner would want to know about assessments, use restrictions, membership classes or sub association rights sits inside a document that is recorded and publicly retrievable but that we have not read. Saying so is more useful than guessing at its contents.

The name Umbrella is itself the term of art for a master association designed to sit above subordinate associations, and the express power to accept future phases of land is a standing annexation right. Nothing in the Articles creates a sub association and none exists today. Nothing in the Articles prohibits one either.

Taxes and Assessments on the Midtown Site

The Midtown at Bonita parcels sit in Lee County taxing district 017, City of Bonita Springs and Bonita Springs Fire, with a total 2025 actual millage of 12.7970 mills. There is no Community Development District debt assessment. The only site specific non ad valorem charge is the City of Bonita Springs stormwater assessment, which for commercial and multifamily property is computed from measured impervious area.

The 2025 millage, line by line

From the Lee County Property Appraiser's 2025 Taxing District Millage Book, page 13 of 109, printed 2025-10-13.

That is roughly $12.80 per $1,000 of taxable value, or about 1.2797 percent. On a hypothetical $500,000 taxable value with no exemptions that is about $6,399 a year, shown as an illustration of the arithmetic rather than as any particular property's bill. The millage book carries its own disclaimer that the listing does not include any non ad valorem special assessments.

Why being inside the City is cheaper here than being outside it

Unincorporated Lee County parcels carry a county unincorporated municipal service taxing unit and an all hazards protection district that city parcels do not, and pay a different fire district. On the same 2025 millage book, unincorporated district 014 totals 13.8825 actual mills against Midtown's 12.7970. On these numbers, being inside the City of Bonita Springs is the cheaper of the two comparisons.

The stormwater assessment

The City of Bonita Springs stormwater assessment, taxing authority code 387, was adopted by City Council on 2019-09-09. Residential structures with less than 1,800 square feet of impervious surface are assessed $20 and those with more than 1,800 square feet are assessed $50. Commercial property assessments are based on actual square footage of impervious area. Because Midtown is commercial and multifamily, its stormwater assessment is computed from measured impervious area rather than from either flat residential figure. The dollar amount per Midtown parcel was not obtained.

Two timing notes

Tax year 2026 millage is not yet certified. The 2026 roll was in preliminary status when these figures were pulled and the parcels return no certified roll data, so 2025 is the year to use and it should always be dated. Separately, City of Bonita Springs fire and emergency medical services impact fees increased in April 2026, which is a direct input to the cost of every remaining Midtown building and every corridor project ahead of it.

Open Space, Honestly: What the Thirty Acres Actually Contains

The more than 30 acres of open space claimed for Midtown at Bonita is the developer's own figure and the developer's own wording already includes the lakes. The genuinely vegetated preserve is Tract P, 9.40 acres of indigenous open space on the master concept plan. There is no park, no green, no event lawn, no playground and no dog park anywhere in the record.

What the record actually measures

The developer's home page states verbatim that more than 30 acres of the tree lined community are dedicated to preserves, open space areas and lakes. Phase Two's measured tracts reach 25.15 acres on their own. Adding the 9.40 acre Tract P from the master concept plan clears 30, but Tract P sits on Phase One land that was not replatted and it is not established whether it overlaps the Phase Two open space and buffer tracts. So the two figures should not simply be added.

There is also a second developer figure in circulation that does not match the plan. The developer told a regional outlet in November 2025 that the design includes 30 acres of open space including lakes and a 6.5 acre preserve. The approved master concept plan labels Tract P as 9.40 acres of indigenous open space. Both are sourced, they do not match, and neither should be published alone.

The City's actual requirement was much weaker than the marketing

Condition 8a of Ordinance 20-05 is the only numeric open space requirement the City imposed, and it reads that a minimum of 10 percent open space must be provided within each tract. That is a per tract floor. It does not require 30 acres and it does not require anything to be publicly usable. The closest thing to a site wide green requirement is a 40 percent maximum lot coverage in the development regulations exhibit, and that is a building footprint cap rather than an open space guarantee, since parking is not a building.

The internal landscape buffers that were waived to zero

This is a sourced and genuinely unflattering fact about a project marketed on the preservation of open space. Deviation 4 grants relief from the code requirement for a minimum 10 foot wide buffer between commercial uses, to allow no landscape buffer between uses internal to the property. Deviation 5 grants relief from the code requirement for a minimum 15 foot wide buffer along rights of way, to allow no landscape buffer along internal rights of way adjacent to lakes and a five foot wide buffer in other locations along internal streets. The perimeter buffers were kept, with the boundary setback set at the width of the required landscape buffer or one half the building height, whichever is greater.

What the preserve tract is allowed to become, and what it is

The ordinance's preserve and open space tract permits active and passive recreation areas such as boardwalks, fishing piers or observation decks, kayak and canoe launches, and pedestrian and nature trails, plus water retention excavation and informational signs. Those are permitted uses, meaning what the developer may build. Nothing in the ordinance, either plat, either brokerage package, the developer's websites or any news coverage says a boardwalk, a pier, an observation deck, a kayak launch or a nature trail is built, funded, designed or scheduled. The correct sentence is that the zoning permits them and none has been announced.

The plat tract letters are the cleanest proof that no park exists. Phase Two creates commercial, lake, common area, open space, residential parcel and right of way tracts. There is no park tract, no recreation tract and no amenity tract on the plat at all.

The trees, and the heritage tree mitigation

Condition 8c records that twenty two heritage trees found on the project site shall be mitigated for onsite per a Heritage Tree Impacts, Justification and Mitigation Plan dated 2019-12-09, including 22 twenty foot trees and three strata of native plantings for wetland areas that interface along the Kehl Canal, which will include 22 native cypress trees. Read carefully, that is a mitigation commitment rather than a preservation commitment: twenty two heritage trees were impacted and the remedy is replacement planting. A general note on the master concept plan separately permits street trees within right of way buffers to be clustered rather than evenly spaced, in order to reduce conflicts with site visibility, overhead utilities, lighting and signage, which also confirms that overhead utilities are contemplated within those buffers.

Signage is unusually strict, and that is real

Signage at Midtown is governed by Condition 5 and Deviation 10 and the package is genuinely above the ordinary standard for a Southwest Florida arterial site. Ground signs at the Bonita Beach Road and Bonita Grande Drive intersection are placemaking only, identifying the project name, insignia or motto, with no tenant panels permitted on them. One project directory sign is allowed at that corner at a maximum 250 square feet of copy per side and 25 feet tall, and project identification signs at each entry are capped at 120 square feet per side and 15 feet. No sign may carry more than three complementary colors, white excluded. Portable and mobile signs are prohibited except sandwich boards, and flashing or animated signs, cabinet signs, pole signs and billboards are prohibited outright. All signage is subject to administrative review by the City Architect during permitting.

There is no lighting standard, and no programming

The 29 page ordinance contains no site lighting standard: no photometric requirement, no maximum foot candles, no pole height, no dark sky or full cutoff provision and no light trespass limit. A full text search for lighting, illumination, photometric, foot candle, glare, fixture and pole returns only the sign illumination clause and the street tree clustering note. Site lighting therefore falls to the City's default land development code rather than to any project specific standard, and the urban design overlay sheet that might carry a fixture family is a rotated raster image that cannot be machine read.

There is also no programming at Midtown at Bonita: no events page, no calendar, no farmers market, no concert series, no holiday event and no art walk, verified negative across the developer's site and every subpage, both brokerage packages and all approved news coverage. What does exist is the legal scaffolding for programming, and it is worth knowing because it directly affects neighbors across Bonita Beach Road. Special event signage is expressly permitted in conjunction with a special event within the planned development. Outdoor entertainment is regulated in advance by a use table note: live outdoor entertainment is permitted Wednesday through Sunday only unless a special event permit is obtained, musicians and entertainers may only use the establishment's own speaker system, speakers are to be oriented so as to generally not face residential communities, and hours of operation of outdoor seating areas are noon to 10 PM Sunday through Thursday and noon to midnight Friday and Saturday. Those are the adopted noise and hours rules for outdoor dining and live music at this site.

Two sculptures are real and citable. City Council approved a public art lease agreement with the Midtown land entity for the placement of two sculptures within the development. The date of that Council action was not captured.

Walkability, Honestly: Inside Yes, Outside No

Midtown at Bonita is designed to be walkable within itself and is effectively not walkable to anything outside itself. Sidewalk easements are platted and the internal main street is a real block structure, but the site's four boundaries are a county arterial, an interstate, vacant agricultural land and a county preserve whose public gate is 1.5 miles away by road.

What supports the internal walkability claim

Sidewalks are platted and dedicated rather than merely rendered: the Phase Two plat legend carries a dedicated sidewalk easement type alongside access, drainage, public utility, lake access, irrigation, utility, lake maintenance, landscape buffer and county drainage easements. Ordinance Condition 11b binds the project's multimodal facilities, internal and external, to meet or exceed the intent of the City's land development code, its bicycle and pedestrian master plan and the Bonita Beach Road corridor design standards, although the phrase meet or exceed the intent of is materially softer than comply with. Deviation 7 allows a maximum block size of 601 feet by 658 feet with a maximum perimeter of 2,553 feet, which is a large block by main street standards and was granted as relief from the City's own maximum, but it is still a block structure rather than a single superblock parking field.

Physically, read against the developer's own aerial rendering, this is a surface parked lifestyle center with a walkable internal main street, not a walk up urban district. The retail buildings sit behind substantial surface parking fields from the arterial, and the pedestrian experience is concentrated on the internal street.

Why walking out of Midtown does not work

Take the four boundaries in turn. To the south is Bonita Beach Road, a county arterial. The developer's brokerage material describes Midtown as holding roughly 1,300 feet of frontage between two lighted intersections, and Ordinance 20-05 Condition 13a required only a fair share contribution toward a signal at the western access drive, so no public record confirms that both signals are in service. Crossing on foot means crossing an arterial, and what is on the other side is the existing Publix anchored shopping center and a gas station. To the east across Bonita Grande Drive is vacant agriculturally zoned land, with a gas station and a recreational vehicle park further out on the master concept plan's adjacent use table. To the north is Pine Lake Preserve, 174 acres of county conservation land, and to the west is Interstate 75.

The preserve is the one that most people get wrong. Pine Lake Preserve is a Lee County Conservation 20/20 preserve of 174.27 acres in two parcels, both recorded in the same section as Midtown, acquired in 2000 and 2012 for a combined $2,366,273. It offers hiking trails, fishing, bird watching and free parking, dawn to dusk. Its published public access is at 27225 Kent Road on the far north side, off East Terry Street, with parking in the YMCA lot across the road, plus a second pedestrian gate at the southwestern corner connecting to Bonita Nature Place. Nothing in the county record, in Ordinance 20-05 or on either plat provides or requires a pedestrian connection from Midtown into the preserve. Midtown backs onto a nature preserve that people must drive around to enter.

Transit, stated accurately

No LeeTran fixed route serves Midtown at Bonita. The agency's published route list shows the nearest southern service reaching Coconut Point, roughly six miles north, and no route is listed on Bonita Beach Road east of Interstate 75. What does serve the city is on demand microtransit: LeeTran ULTRA operates Bonita Springs as one of only two on demand zones in Lee County, curb to curb, seven days a week from 7:00 a.m. to 8:00 p.m. with a last trip request at 7:30 p.m., at a $3.00 fare, booked through the app or by phone. Whether the ULTRA Bonita Springs service area extends east of Interstate 75 as far as Bonita Grande Drive is not confirmed; the published service area map is a schematic graphic whose eastern boundary is not labeled.

The entitlement did anticipate transit. Condition 12 required the applicant, at local development order, to coordinate with LeeTran on placement of a transit facility within the development, and provided that if an area is not immediately identified, an easement for a future LeeTran facility near one of the project's entrances shall be identified and dedicated should demands change. Which of the two actually happened is not established, and no transit easement appears in the Phase Two plat legend as read.

Bicycles

The apartment community includes indoor bike storage and bike repair stations, which are building amenities rather than public infrastructure. No bike lane, cycle track, multi use path or shared use path is specified anywhere in Ordinance 20-05, on either plat or in either brokerage package. A full text search of the ordinance for bike, bicycle, path, multi use, shared use and trail returns only the preserve tract's permitted nature trails, the reference to the City's bicycle and pedestrian master plan, and a bicycle display retail provision. The regional trail projects that do exist, including the planned Bonita Estero Rail Trail and the West Terry Street multi use path, follow corridors west of Interstate 75. The nearest committed City pathway project to Midtown is the East Terry Street stormwater and multi use pathway, roughly a mile north, which holds a South Florida Water Management District permit issued 2025-03-17. None of them connects to Midtown as of 2026-08-12.

Daily logistics

Solid waste is governed by Condition 9c, which requires compliance with Lee County Solid Waste requirements and specifies that the solid waste compactor shall be oriented internal to the site with the disposal pickup area oriented toward the parking lot and not the main entrance. Deviation 6 permits reduced container square footages where compactors are provided. Water and wastewater come from Bonita Springs Utilities, Inc., a member owned non profit whose franchise service area includes the City of Bonita Springs, a portion of the Village of Estero and unincorporated south Lee County, and which levies no millage and no assessment because it bills by rate. Bonita Springs Utilities is holding water and wastewater rates flat for 2026 and permitted a Phase III expansion of its reverse osmosis water treatment plant in 2021. Utility easements are recorded across the site on the plat.

On charging and fuel, the ordinance permits both but constrains where they can go: Condition 2 requires that fueling and charging station pumps be oriented behind a building and not visible from the Bonita Beach Road frontage, and that auto oriented uses along that frontage be designed with buildings at the frontage and drive through stacking at the side and rear property lines. No electric vehicle charging is specified for the retail, the hotel pad or any commercial tract in any source.

Flood Zone, Floodway, and Insurance Reality at Midtown at Bonita

Every mapped tract at Midtown at Bonita is in FEMA Zone AE, a Special Flood Hazard Area, on panel 12071C0678F effective 2008-08-28 as revised by Letter of Map Revision Case No. 19-04-5595P effective 2020-10-13. Base flood elevation across the site is 14.2 to 14.4 feet NAVD88. Flood insurance is federally mandated on any building here financed by a federally regulated lender.

The single sentence that explains the whole flood picture

Midtown at Bonita sits about 5.4 straight line miles from the open Gulf beach and about 6.3 straight line miles from Fish Trap Bay, but roughly 500 feet from the Imperial River channel. It is far from the surge and close to the river. The mapped hazard here is riverine, driven by the Imperial River flood study, and the base flood elevation is a river water surface elevation rather than a surge elevation.

Zone and floodway, tract by tract

All fifteen platted Midtown tracts return flood zone AE and the special flood hazard area flag true. Not one square foot of Zone X exists on any Midtown tract. What differs is the regulatory floodway, and where it sits is the most interesting fact in this section.

So 18.84 acres, 29.4 percent of the mapped site, is regulatory floodway, and it sits almost entirely in the lakes, the open space and the buffers. The three retail tracts and the right of way carry zero floodway acreage. The apartment tract carries 0.15 acres on its edge.

The floodway was revised on purpose, and the approval was gated on it

Ordinance Condition 10a states that FEMA Letter of Map Revision Case No. 19-04-5595P, revising the floodway boundary, received preliminary approval on 2020-05-22 and was pending a 90 day technical challenge period that began 2020-06-12, that until the revision is effective the revised flood hazard determination may change, that the approximate effective date was October 13, 2020, and that prior to the approval of a local development order the revision must be approved and in effect. Condition 11b adds, in the City's own words, that due to the presence of a floodway on the property the applicant shall comply with all provisions of the land development code relating to flood hazard reduction.

The revision became effective on 2020-10-13, exactly the date the ordinance predicted, confirmed independently from FEMA's own map revision layer rather than from the ordinance. The honest reading of the sequence is that the developer obtained a floodway revision, then platted the revised floodway into lakes, preserve and buffer, and put no building tract in it.

One correction matters here for anyone reading the approved drawings. The master concept plan shows a floodway boundary running through the preserve tract. That drawing predates the revision. On the effective map today the floodway sits in the northern lake, open space and buffer tracts. Both statements are true of different maps, and the plan sheet should not be published as the current map.

The lakes are also permanently encumbered. Condition 7f protects the floodplain compensation and water quality lakes by a permanent easement recorded with the Lee County Clerk, removable, vacatable or amendable only by an action of City Council. The excess spoil removal plan adds a hard sequencing commitment: installation of the floodplain compensation lakes and downstream drainage infrastructure had to be included in the first development order and completed before the first certificate of occupancy or completion for the residential and commercial buildings.

The base flood elevation, and where it comes from

The flood hazard polygons here carry no single static base flood elevation, which is normal for a riverine AE zone where the elevation varies along the reach. The elevation comes from the flood study cross sections, and three of them physically cross the Midtown parcels at 1 percent annual chance water surface elevations of 14.2, 14.3 and 14.4 feet NAVD88, rising to about 14.5 feet at the upstream corner. The flooding source is the Imperial River, whose studied reach runs from its mouth at Fish Trap Bay upstream to just above Bonita Grande Road, which puts Midtown at the upstream end of the study.

Natural ground across the site, measured from the federal one metre elevation model, runs roughly 10.4 to 13.3 feet NAVD88. That model is a bare earth surface almost certainly captured before Midtown was graded, so it describes the pre development ground rather than any finished floor. It is useful for one thing: it shows the natural ground was already sitting one to four feet below the base flood elevation, which is exactly why floodplain compensation lakes and raised finished floors were required. The master concept plan required proposed finished floor elevations for each structure to be submitted at local development order. Those elevation certificates are not public in anything retrieved and no finished floor elevation should be published for any Midtown building.

Is flood insurance mandatory here

Yes, and the chain is short and checkable. The site is in a special flood hazard area, because every mapped tract returns zone AE and the hazard flag true. Under 42 U.S.C. 4012a(b), a federally regulated or insured lender may not make, increase, extend or renew a loan secured by improved real estate in an identified special flood hazard area unless the building is covered by flood insurance for the term of the loan. Bonita Springs participates in the National Flood Insurance Program, so coverage is available. Zone AE is an A zone, and there is no Zone X anywhere on the developed tracts to argue otherwise.

Three precision points, because most casual advice gets them wrong. The mandate attaches to the loan, not to the person, so a cash buyer in a special flood hazard area is not federally required to insure. At Midtown today there is no individual residential buyer for the mandate to reach, because the apartments are rental under single ownership and the mandate bites on the owner's commercial mortgage. And Zone AE with a defined base flood elevation is the rateable, financeable kind of special flood hazard area; this is not Zone V and there is no coastal wave action designation on this site.

The Community Rating System discount, and why the community matters

The governing National Flood Insurance Program community for this site is the City of Bonita Springs, community identifier 120680, not unincorporated Lee County. On FEMA's Community Status Book for Florida dated 2026-08-10, Bonita Springs is Community Rating System Class 5 with a 25 percent discount, having entered the program 2006-05-01 with a current effective class date of 2017-05-01. Unincorporated Lee County is also Class 5 at 25 percent, so a source citing the county happens to reach the right number for the wrong reason.

Class 5 sits in the middle of a ladder that runs from Class 10 at no discount to Class 1 at 45 percent. Under Risk Rating 2.0 the discount usually applies to all National Flood Insurance Program policies throughout a rating community, not only those in the special flood hazard area, with exceptions for policies at a maximum premium cap, buildings with known floodplain management violations, group policies, provisionally rated policies and emergency program communities. Classifications are updated every April and October, so any page stating a class must date it.

The honest context is that the class was at risk. FEMA announced in early 2024 an intent to retrograde discounts for several Lee County communities, then notified Bonita Springs and unincorporated Lee County in November 2024 that the classification and the policyholder discounts would be maintained after the communities submitted corrective documentation. Fort Myers Beach did not retain its discount at that time.

Storm Posture: Ian, Surge, Wind Design, and the 180 mph Myth

Midtown at Bonita sits in Lee County Evacuation Zone B, surge zone 2, uniformly across all fifteen parcels, and no building tract lies in the mapped Coastal High Hazard Area. Lee County's published ultimate design wind speed for an ordinary Risk Category II building at this location is 160 mph, not the 180 mph figure that circulates online, and the site is inside the wind borne debris region.

What the official Hurricane Ian record actually shows here

The National Hurricane Center's tropical cyclone report for Hurricane Ian records maximum inundation levels of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and then draws the distinction that matters for this site, stating that farther south in Bonita and North Naples the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 feet above ground. Midtown is about as inland as Bonita Springs gets.

The federal survey record is more specific and more limited. Of the 360 Hurricane Ian high water marks the United States Geological Survey surveyed in Florida, 55 fall in the Bonita Springs and Estero band. The nearest one to Midtown is 2.01 straight line miles west at 8.9 feet NAVD88, an excellent quality coastal seed line. In the entire survey across that band, no high water mark was surveyed east of that point. Those nearest marks at 8.7 to 9.0 feet NAVD88 sit well below the site's pre development ground elevations and more than five feet below the base flood elevation.

The caveat is mandatory and it is not editorial softening. The survey team surveys where it is sent. The absence of a surveyed high water mark at Midtown is a gap in survey coverage, not a measurement that the site stayed dry, and in September 2022 this was raw, largely vacant land with no buildings to leave a seed line on. The accurate statement is that no official Ian high water mark was surveyed at or east of the site, that the nearest one two miles west was 8.9 feet NAVD88, and that the National Hurricane Center reported inland Bonita marks of 5 to 7 feet above ground while the severe impacts stayed at the coastline.

Surge is also not the only mechanism here, and for this site it is arguably not the main one. The mapped hazard is riverine, and flooding concerns on the record center on drainage: regional coverage in November 2025 reported that flooding concerns persist because Midtown drains into the Kehl Canal and Imperial River watershed.

Evacuation zone and coastal high hazard area

Lee County's authoritative evacuation zone service returns the same single record for every one of the fifteen Midtown parcels: county zone B, surge zone 2. No split, no partial, no ambiguity across any tract. Residents can confirm any address themselves through the county's public evacuation zone lookup.

On the coastal high hazard area, the county's mapped layer returns nothing at the site centroid, and of the small polygons in the vicinity only 0.77 acres intersect any Midtown tract, entirely within lake and buffer tracts. The three retail tracts, the apartment tract and the right of way all carry zero acres inside it. In Florida the coastal high hazard area is statutorily the area below the elevation of the Category 1 storm surge line established by the surge model, and it triggers the strictest comprehensive plan limits on residential density and public infrastructure. The polygons here are small and fragmented, which suggests a clipped dataset rather than a clean surge contour, so the negative is indicative and worth re verifying against the City's own comprehensive plan map before anyone leans on it hard.

Wind design, and the number to correct

Lee County publishes four authoritative ultimate design wind speed layers, one per risk category, all last edited 2025-03-21. Queried at Midtown, they return the following.

The number for Midtown's apartments and retail is 160 mph ultimate design wind speed, a three second gust, which under the reference standard is a strength level speed at 33 feet in open exposure. The 180 mph figure circulating on commercial wind load websites is Lee County's Risk Category III and IV value. Applying it to an apartment building overstates the design basis by 20 mph.

Opening protection

The site returns a wind borne debris region flag of yes for all four risk categories, and Florida Building Code Section 1609.1.2 requires that in wind borne debris regions, glazed openings in buildings be impact resistant or protected with an approved impact resistant covering. The code's exception for glazing above 60 feet does not help here, because the ordinance caps multifamily at 65 feet and the delivered buildings are five floors, so essentially every glazed opening at Midtown falls in the protected class.

What the code does not settle is method. It permits either impact resistant glazing or an approved impact resistant covering, and nothing retrieved states which was used at the apartments. The correct statement is that the code requires opening protection at this location and the specific method used is not disclosed in any public source.

Which code edition governs

The seventh edition of the Florida Building Code took effect 2020-12-31 and the eighth edition took effect 2023-12-31. Anything permitted between those dates was designed to the seventh edition; retail permitted from 2024 forward is on the eighth. The apartment permit issue date was not obtained, so which edition governs those four buildings is not verified, although the multifamily surface water permit issued 2022-12-16 puts vertical permitting most plausibly in the seventh edition window. Midtown may therefore end up as a single development built under two code editions, which is itself an accurate and unusual thing to be able to say.

Milestone inspection and structural integrity reserve study do not apply here

This is the fact most commonly botched in this subject area. Florida's milestone inspection statute reaches a building three habitable stories or more in height that is subject, in whole or in part, to the condominium or cooperative form of ownership. The structural integrity reserve study statute reaches a residential condominium association. Midtown's residential is rental under single ownership with no condominium and no cooperative, so neither statute reaches these buildings at all, regardless of height or age.

If a condominium were ever created here, the milestone clock would run from the certificate of occupancy rather than from the condominium's creation, and the reserve study clock would run from the condominium's creation. On a 2026 certificate of occupancy that would put a first milestone inspection at December 31, 2056, or December 31, 2051 if the City ever exercised the statute's 25 year local option, and a first reserve study within ten years of the condominium's creation. Whether the City or the county has adopted that 25 year local option was not determined.

That contrast is the honest comparison with older Bonita Springs condominium stock rather than any claim about premiums. Milestone and reserve study obligations are currently reshaping budgets in condominium buildings across this market, and they do not reach a rental building. Cutting the other way, there is also no association budget history to inspect here, no reserve schedule and no owner borne reserve, because there are no unit owners. Florida law separately requires every residential property insurance rate filing to include actuarially reasonable discounts for construction meeting the minimum requirements of the Florida Building Code, including opening protection and roof to wall strength, so current code construction starts with those mitigation credits earned as a matter of construction. No premium figure, dollar amount or percentage saving is published anywhere for these buildings and none should be inferred.

Bonita Beach Road: What the Traffic Counts Actually Say

Bonita Beach Road at Midtown at Bonita's own frontage, east of the Interstate 75 ramps, carried 19,000 vehicles per day in 2025, up from 13,000 in 2021. The widely quoted 41,000 figure is the segment west of the ramps and is not Midtown's frontage. The growth rate, 46 percent in four years, is the number that should worry a nearby owner, and it predates a single retail opening.

The two count stations, and why two brokers disagreed

Florida Department of Transportation traffic counts are published as a public map service, and the station geometry settles this. Station 126042 runs from about longitude minus 81.76256 to minus 81.74830, which places it west of the Interstate 75 ramps. Station 124903 runs from the northbound on ramp east to Logan Boulevard North, from about minus 81.74830 to minus 81.70670, which brackets Bonita Grande Drive and is Midtown's actual frontage.

That settles a conflict two research passes could not reconcile. One brokerage package cited roughly 40,500 vehicles per day on Bonita Beach Road, which is station 126042 in calendar 2023 to the exact number. The other cited roughly 18,200 annual average daily traffic on the same named road, which is station 124903 in calendar 2024 to the exact number. Two brokers, two accurate citations, two different roads, and neither disclosed which side of the interstate it was quoting.

The growth rate is the story

Midtown's own frontage segment grew 46 percent in four years, from 13,000 to 19,000. East Terry Street, the parallel route a mile north, grew 41 percent over the same period. Both of those increases predate a single Midtown retail opening, predate the apartment lease up, and predate the other projects catalogued in the next section. Interstate 75 mainline counts at the Collier line ran between 106,000 and 116,500 across the same five years. Ramp counts at Exit 116 in 2025 were roughly 11,500 on the northbound off ramp, 12,000 on the southbound off ramp and 12,000 on the northbound on ramp.

There is no published count on Bonita Grande Drive

A spatial query of the 2025 count layer over a corridor centered on Bonita Grande Drive returned only the two cross streets. Bonita Grande Drive is a county maintained local road outside the state count program, so its volume is not publicly measured. That matters because a 635 home community is being built on it, and its traffic will turn at Midtown's corner.

The rezone never decided whether the roads could carry it

A full text search of the entire 29 page ordinance, including all six exhibits, for concurrency, traffic impact, trip generation, traffic study, level of service, peak hour and vested returns no traffic impact study finding, no trip generation figure, no level of service determination, no concurrency certificate and no vesting statement anywhere. Condition 11a says it explicitly: approval of this zoning request does not address mitigation of the project's vehicular or pedestrian traffic impacts, and additional conditions for on site improvements consistent with the land development code may be required to obtain a local development order.

Every traffic mitigation question was deferred to the development order stage. The traffic obligations the ordinance does impose are a fair share signal contribution at Bonita Beach Road and the western access drive with no deadline and no dollar figure, a county right to change access and median openings later, a county limited review development order for offsite work in county right of way, a feasibility conversation with the county about traffic calming such as a roundabout at the Bonita Grande Drive entrances whose outcome is nowhere on the record, and a transit easement. The traffic impact study almost certainly exists as an attachment to the July 28, 2020 staff report, which the ordinance names by date and locates on file with the City Clerk.

Whether the signal is built

Condition 13a requires the developer to enter into an agreement for a fair share contribution toward a traffic signal at Bonita Beach Road and the western access drive. That is a payment obligation, not a construction commitment, and the condition carries no trigger date, no dollar figure and no warrant study reference. The developer's brokerage material describes the frontage as the first lighted intersection east of Interstate 75 with 1,300 feet of frontage between two lighted intersections, which reads as though both are in service, but that is developer commissioned marketing and no county signal installation record, as built or executed fair share agreement was located. The accurate statement is the condition plus the marketing description, without asserting that the signal exists.

What the state is and is not doing at Exit 116

One state project touches this site: the Interstate 75 widening project development and environment study from north of Golden Gate Parkway in Collier County to south of Corkscrew Road in Lee County, 18.5 miles, listed for Bonita Springs and Naples. Its own project page states verbatim that this project only includes widening Interstate 75 and that there would be no improvements to the interchanges, except for ramp modifications. Its public hearing, scheduled for August 2025, was postponed to a later date to be determined, and no replacement date had been announced as of the page's last update on 2026-06-02.

So three things are true at once. Interstate widening is being studied past this site. The interchange is not being rebuilt, and the state has said so in writing. And the schedule has already slipped by a year with no new date. Enumerating the department's complete Lee County construction and future project lists confirms there is no state project at the Interstate 75 and Bonita Beach Road interchange, on Bonita Beach Road east of the interstate, or on Bonita Grande Drive. Bonita Beach Road east of the interstate is a county maintained road, not a state road, which is why it does not appear in the state work program at all. Anyone waiting for the state to widen this road is waiting for the wrong agency.

The corridor's one large state intersection project is four miles west at U.S. 41 and Bonita Beach Road, where the study is complete, location and design concept acceptance was granted 2025-07-25, and the approved concept converts the signalized intersection to a partial displaced left turn configuration with a new northeast quadrant roadway and a 12 foot shared use path. It is proceeding to design. It is also four miles away and should not be presented as work near Midtown.

What Else Is Coming to This Interchange

Midtown at Bonita is not the only project at Interstate 75 Exit 116. Roughly 652 apartments are delivering at this one interchange, 635 homes are being built on Midtown's eastern boundary road, a 204 acre mixed use land use change was approved next door on a 4 to 3 vote, and Bonita Springs voters approved a $35 million general obligation bond on 2026-08-18.

The pipeline within roughly one mile

The apartment arithmetic nobody publishes

Midtown's roughly 400 rental units plus Bonita 75's 252 rental units is roughly 652 apartments delivering at a single interstate interchange inside roughly twenty four months, in a submarket that had essentially none before. Bonita 75 is a separate development by an unrelated company that happens to share the interchange and the frontage road: a 252 unit community on the 21 acre northeast quadrant of Bonita Beach Road and Interstate 75, financed on a $44 million construction loan announced in February 2024, with first units originally targeted for the third quarter of 2025. Its current status was not confirmed by any 2026 source.

The 635 homes that will turn at Midtown's corner

Vivid Shores is a joint venture of two national and regional builders on 1,031 acres off Bonita Grande Drive: 635 homes, gated, three freshwater lakes with select homesites carrying personal boat docks, all overlooking a 117 acre lake, with a 14,000 square foot clubhouse, fitness center, restaurant, resort pool and pickleball courts. Homes run 1,670 to 4,000 square feet, two to five bedrooms, priced from the mid $700,000s, with model homes debuting in February 2026. Its permitting trail shows the project was formerly named the Bonita Grande residential planned development and that the conceptual approval was held by a mine entity, which is the standard eastern Lee County pattern of a former fill or limestone mine converting to a lakefront community, although no source proves that history.

The corridor consequence is the point. Those 635 households will turn at Midtown's corner onto a road with no published traffic count and no public capacity analysis, and the ordinance required only that the developer determine the feasibility and county desire for traffic calming at the Bonita Grande Drive entrances, with no outcome recorded anywhere.

Separately, the City holds a surface water permit to extend Bonita Grande Drive, conceived jointly with the mine owner, with Phase I permitted 2024-11-08 and a further application pending. No City project page, alignment, length, cost, schedule or funding source for that extension was located anywhere. It does not appear on the City's public works project list or its roadway projects page. A permitted public road extension on Midtown's boundary road with no public facing project information is exactly the kind of thing a nearby owner should know exists.

Revana Lakes, and how this corridor is actually being decided

Revana Lakes sits one to two miles east on Bonita Beach Road, across from Palmira: 204 acres split between 114 acres inside the City and 90 acres in unincorporated Lee County, programmed for 299 homes plus 80,000 square feet of retail and commercial and 20,000 square feet of office. On 2025-10-15 City Council approved the comprehensive plan amendments 4 to 3, against its own Local Planning Agency's recommendation to disallow the change, with more than 100 people in the chamber. The change moves the county 90 acres from a density reduction and groundwater resource designation, created in 1990 to protect the county's water supply at one home per ten acres, to urban fringe development, with annexation into the City.

It is not approved to build. The comprehensive plan changes go to the state for review, then return to the City for final adoption, and the developer must still go through the zoning process. As of 2026-08-12 no source shows state review complete, final City adoption or a rezone.

The public reasoning on both sides is on the record and it is unusually candid. Members who voted no were reported as concerned about setting a precedent with the density reduction designation and about other developers seeking the same change. Members who voted yes framed it as damage control, noting the developer could have gone to a more permissive county process for the 90 acres, with the deputy mayor asking on the record whether the City wanted to be the driver or the passenger and observing that the project would not go away with a no vote. That is the clearest available evidence of how this corridor is being decided, and it is not a picture of a city in control of the outcome.

The bond that passed on 2026-08-18

On 2026-04-15 the Bonita Springs City Council adopted Ordinance 26-05, calling a bond referendum of the City's qualified electors to be held with the primary on Tuesday, 2026-08-18, coordinated by the Lee County Supervisor of Elections. The official ballot question, from Exhibit A of that ordinance, reads verbatim: To acquire the Bonita Estero Rail Trail (BERT), and build a multi-use trail for runners, walkers, and cyclists to improve pedestrian safety, shall Bonita Springs issue general obligation bonds not exceeding thirty-five million dollars principal amount, maturing within thirty years of issuance, with interest not exceeding the maximum legal rate, and payable from ad valorem property taxes levied in amounts sufficient to pay debt service on such Bonds?

The referendum passed. Bonita Springs voters approved the bond on 2026-08-18 by 8,968 to 4,175, 68.2 percent in favor, and the Lee County Supervisor of Elections reported the official certified result on 2026-08-21. The honest local point is unchanged by the outcome: the trail corridor follows the former rail line, which runs north to south well west of Interstate 75. A property owner on the Midtown side of the interstate pays the ad valorem debt service and does not have the trail near them.

Also on the City's 2026 calendar is the regular municipal election on Tuesday, 2026-11-03, for Council Districts 3 and 5. District 1 will not appear on the ballot because an unopposed candidate has been declared elected.

The one boundary that can still change

The land immediately east across Bonita Grande Drive is labeled on the approved master concept plan as existing zoning AG-2, existing use vacant, with the adjacent property table also showing a planned development, a gas station and a recreational vehicle park on that side. Agricultural zoning in this market is commonly the holding designation applied to land awaiting entitlement rather than a permanent agricultural commitment, and the Revana Lakes decision is the demonstrated local precedent for exactly that conversion, approved by the same Council within the last twelve months.

The owner, parcel number, acreage, future land use designation and any pending application on that AG-2 land were not determined. Every automated route to the county property records and mapping services failed from the research environment. That is worth stating plainly rather than papering over, because of the asymmetry it creates: the land north of Midtown is permanently protected county conservation land, the land west is the interstate, and the east side across Bonita Grande Drive is the only boundary of this site that can still change. It is also the one nobody has resolved.

Schools Serving the Area, and How Lee County Choice Actually Works

Lee County does not assign a single zoned school to an address. The district runs a Residential Choice Proximity Plan under which an address returns a proximity zone, meaning a menu of schools, and families rank those schools during open enrollment with placement by lottery and distance based tie breaks. The Midtown address returns Elementary Zone Q, Middle Zone GG and High School South Zone 3.

The mechanism, stated correctly

The district's Student Enrollment Plan for 2026-2027, board approved 2025-12-01, divides the county into three large contiguous residential choice zones, with the South Zone generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River. At the time the school choice application is entered, families are required to rank in preference order all the available schools in their residential choice zone. A lottery is used where applicants exceed available seats, considering a student's preferences first and then randomly processing applications.

The elementary preference stack runs exceptional student education and special programs, sibling preference, Proximity 1 meaning residence within two miles of the school, Proximity 2 meaning the school most near the residence, and then four statutory grounds covering serious illness or death of a custodial parent, dependent children of active duty military personnel relocating on orders, foster care placement in a different zone and court ordered custody changes. Middle and high school reorder proximity and sibling preference slightly. Proximity 2 provides a second level of preference from the end of the two mile area reaching up to approximately five miles, or the school identified as nearest the residence within the zone.

So the sentence Midtown at Bonita is zoned for a particular elementary school is factually wrong under this system, and it is the error most competing pages make. The zone is the guarantee, not the individual school.

The zones this address returns

Queried against the district's own 2026-2027 school locator service with the site coordinate, and independently cross checked against the board approved plan's own zone tables, the address returns three menus.

Both the apartment coordinate and the parcel union centroid return identical results, so the whole Midtown site sits inside one set of zones.

The elementary menu, with state grades and measured distance

Grades are 2025-26 Florida Department of Education grades from the state's own school grades file. Distances were measured on 2026-08-12 with two independent routing engines on a free flow profile.

The trade off is real and worth naming plainly rather than leading with the phrase A rated schools nearby: the nearest school on this menu carries the lowest grade of the five, and both of the highest scoring elementary schools are 10 to 11 road miles away. San Carlos Park Elementary moved from C to A in one year, which is a notable improvement and should be stated with both years attached.

Middle and high school

Bonita Springs Middle Center for the Arts holds a 2025-26 grade of B at 57 percent, unchanged from 2024-25, at 4.0 road miles and roughly 10 minutes. Three Oaks Middle holds an A at 70 percent, unchanged, at 11.8 road miles and roughly 18 to 21 minutes. Bonita Springs Middle carries the district's art application program, which is why it carries the Center for the Arts name.

Bonita Springs High holds a 2025-26 grade of B at 62 percent, unchanged, at 5.4 road miles and roughly 10 to 11 minutes. Estero High holds a B at 64 percent, unchanged, at 9.7 road miles and roughly 15 to 17 minutes. Bonita Springs High carries both a university collegiate program and a Cambridge program, and Estero High also carries Cambridge.

There is a forward looking fact here that no competing page carries, and it is a scale change rather than a performance change. Both high schools sat in the 2025-26 B band, which ran 60 to 64 percent. The state adjusted the grading scales upward for 2026-27, where the C band runs 50 to 64 percent. At identical performance, both schools would be graded C under next year's scale. The state's own results packet models the effect statewide, showing the number of A high schools falling from 251 to 123 if the 2026-27 scale were applied to the same 2025-26 results. Lee County's 2025-26 district grade is B.

The two mile line, and why it cuts both ways

The site sits 2.01 straight line miles from Bonita Springs Elementary. Lee County's top lottery preference is defined as residence within two miles of the school. The district does not publish whether that two miles is measured straight line, by road network or by bus route path; by road the same trip is 3.0 miles. So the address sits almost exactly on the line, and neither eligibility nor ineligibility should be claimed. Anyone relying on it should confirm with the district's student enrollment office before assuming either.

There is a counterintuitive consequence spelled out in the plan itself: students who reside within two miles of the school will not be provided district transportation. Qualifying for the top preference removes the bus. The plan also states that students receive transportation only for middle schools within their own proximity zone, and that where 90 percent or more of a high school's enrollment falls within two subzones, those become the exclusive zones receiving transportation.

Charter and private options

Two charter schools sit in Bonita Springs, both K-8 and both sponsored by the district with their own separate admission process rather than the proximity lottery. Oak Creek Charter School of Bonita Springs is the single closest school of any kind to this site at 2.5 road miles and roughly 6 to 7 free flow minutes, and it is also the lowest graded, holding a 2025-26 grade of C at 49 percent after moving up from D. Bonita Springs Charter School holds an A at 69 percent, up from B, at 5.8 road miles.

On the private side, measured from the site, Royal Palm Academy in Collier County is 3.1 road miles and under 7 free flow minutes, which makes it closer by road than four of the five public elementary schools on this address's own zone menu. Grace Classical Academy is 5.5 road miles, Discovery Day Academy 7.0, Gospel Baptist Christian School 7.7, 3 Oaks Academy 9.4 and Community School of Naples 9.5.

One cross county caution belongs here. Several of the closest private options are in Collier County, and private schools carry no county restriction. That does not mean a family at this address can attend Collier County public or charter schools by right, even though some are physically closer than several of this address's own Lee County zone options. The Lee plan describes a separate statutory route for students residing in other districts to apply to a school that has not reached capacity, with transportation not provided.

Healthcare Access and Measured Drive Times

The nearest emergency department to Midtown at Bonita, and the nearest inpatient hospital, is NCH North Naples Hospital at 7.9 road miles and roughly 14 free flow minutes, in Collier County despite the site sitting in Lee County. It beats both nearby freestanding emergency rooms because the site is 3.5 minutes from the Interstate 75 mainline and the interstate run south is faster than the surface route north.

Emergency and hospital care, measured

Measured 2026-08-12 from the residential address on site with two independent routing engines on free flow profiles.

A freestanding emergency room is not a hospital, and the distinction matters at the moment it matters most. Both freestanding facilities here are genuinely open 24 hours a day, seven days a week, and one publishes an observation unit offering overnight stays, but neither admits inpatients. A patient admitted from the NCH North Naples emergency department does not need a second transfer. The nearest Level II trauma center is Gulf Coast Medical Center at 20.1 road miles and roughly 27 free flow minutes.

Urgent care and outpatient options include an NCH outpatient cluster on Bonita Beach Road at 4.5 road miles offering primary care, internal medicine, family medicine, cardiology, gastroenterology, wound care, cardiac rehabilitation and laboratory services, and Lee Health's Bonita Health Center at 8.6 road miles, which carries a walk in urgent care clinic alongside sleep medicine, rehabilitation, imaging and rheumatology, next door to the Coconut Point emergency department.

Measured drive times from the site

Two honest caveats travel with that table. Both routing engines model posted speeds and turn penalties and neither reads live or historical traffic, so in Bonita Springs season, roughly January through April, real times on the arterials run materially longer. And the Fort Myers row is the one destination where the two engines choose different routes and disagree meaningfully, which is why it is published as a range rather than a single number.

Barefoot Beach is the honest outlier. It is 8.7 miles but 22 to 25 minutes, because the last stretch runs through a gated residential corridor at low speed, close to three minutes per mile. Bonita Beach Park, the Lee County public access, is 6.6 miles and 13 minutes, meaningfully faster despite being only two miles closer.

We audited the developer's own drive times

The hotel pad offering memorandum publishes its own drive times. Every one was independently re measured on 2026-08-12. This is the kind of check only a local with the tooling bothers to run.

The two worst misses are the two longest trips, which is the signature of straight line derived or best case estimates. The interstate claim is the one that survives.

What Exit 116 adjacency actually buys, in both directions

From a doorstep on this site, a vehicle is on the Interstate 75 on ramp at 2.6 minutes after 1.02 miles of surface driving and merged onto the mainline at 3.5 minutes. Against five comparator origins around Bonita Springs, measured the same day on the same engine, that position buys 6 to 9 minutes each way to the airport and 6 to 8 minutes each way to downtown Fort Myers, and 5 to 8 minutes to Miromar Outlets, against the beach side locations. Against a community two miles further east on the same road, the gain narrows to roughly 2 to 3 minutes.

The counter case belongs on the page too. To Fifth Avenue South in Naples, the interchange position is not an advantage: west Bonita locations reach downtown Naples in 13.6 to 15.8 miles and roughly 27 to 28 minutes, effectively tied on time and shorter on distance, because the U.S. 41 corridor runs straight south while the interstate detours east. To Coconut Point, this is the worst location in the comparison set at roughly 17 minutes against 7 minutes from north Bonita and 11 from Bonita Bay. And to the beach, the interchange buys nothing at all, because this is the furthest inland point in the set.

The correct framing is that Exit 116 adjacency is a regional connectivity advantage rather than a local one. It pays on the trips that use the interstate and pays nothing, or costs, on the trips that run the coastal corridor. Which of those two trip profiles your life actually looks like is the question worth answering before you decide what this location is worth to you.

Market Snapshot: The Bonita Springs Market Around Midtown

Midtown at Bonita has no for sale product, so the market that matters here is the surrounding one. Bonita Springs recorded 1,193 closed sales in the trailing twelve months at a median of $480,000 and a median $282.95 per square foot, with 402 homes active today at a median asking $485,000. That is 4.04 months of supply.

The closed market, trailing twelve months

Pulled from the Southwest Florida MLS on 2026-08-12 and hand computed from raw rows, city scoped to Bonita Springs.

A median sale to list ratio of 96.0 percent means the typical Bonita Springs seller in this window closed four percent under the list price the home carried at contract, after a median 60 days on market. Both are honest numbers and both belong on the page, because pricing and positioning are exactly what move them.

The active market today

What the two sides say together

Active median asking of $485,000 against closed median of $480,000 means list price expectations in aggregate are within roughly one percent of what the market is actually paying. The gap is in individual pricing, not in the aggregate. Standing inventory is asking about 4.3 percent more per square foot than closed product achieved, $295.00 against $282.95.

The sharpest number on this page for a seller is the days on market comparison. Active median days on market is 86 against a closed median of 60. What is sitting has already been sitting 43 percent longer than what sold took to sell. That is the shape of a market where correctly priced homes clear and mispriced homes accumulate, and it is not softened here. At 4.04 months of supply this reads as balanced to slightly buyer favorable against the conventional six month yardstick, which is a convention rather than a law.

One data integrity note that changes the numbers

ZIP 34135 is not coterminous with Bonita Springs. The closed pull returned 1,373 rows in that ZIP, which split 1,193 Bonita Springs and 180 Estero. The Estero portion runs materially higher, at a $558,750 median and $306.00 per square foot. Any figure published as a Bonita Springs number has to be city scoped or it silently imports Estero and overstates the market. Every figure on this page is city scoped, and the counter was independently proven responsive by running the identical query on a neighboring ZIP and getting a distinct result.

Benchmark: How Communities Near Midtown Compare

Median price per square foot across sixteen named Bonita Springs communities runs from $215.69 to $435.23, a two times range inside one ZIP code, and median days on market runs from 31 to 96, a three times range. Anyone treating the Bonita Springs market as one market is working from a number that describes almost none of them.

The benchmark table

Every row is computed from the same raw closed rows as the market snapshot above, city scoped to Bonita Springs, trailing twelve months ending 2026-08-12, sorted by closings.

Speed and discount are not the same axis

Bonita Del Sol and Village Walk both clear at a median 31 days, but Bonita Del Sol holds 98.0 percent of list while Worthington sits at 93.7 percent after a median 96 days. The slowest community in this table and the most deeply discounted community in this table are the same community, which is the cleanest possible illustration of what pricing does to an outcome. San Carlos Estates carries the highest price per square foot at $435.23 on 25 closings, and Vasari the lowest at $215.69 on 33.

Vivid Shores returning zero closings is a finding, not a gap

Vivid Shores is the 635 home community now selling on Bonita Grande Drive, Midtown's eastern boundary road, with model homes opened in February 2026. It returns zero closed resales in the trailing twelve months. That is exactly what a pre resale, new construction community looks like in this data, and it is stated here rather than omitted. A buyer comparing Vivid Shores against the resale communities in this table is comparing a builder price list against a resale market, which are not the same thing and do not behave the same way.

How to read this table if you are deciding something

If you own in one of these communities, the row that matters to you is your own, not the city median. A Worthington owner and a Bonita Del Sol owner are operating in markets that behave three times differently on time to contract and four points differently on sale to list. If you are buying, the spread is the opportunity: two communities a few minutes apart on the same road can differ by nearly $220 per square foot, and the difference is product type, age, association structure and amenity load rather than location alone. Call Jesse McGreevy at (239) 898-6072 to talk through which row your property actually sits in.

What Midtown at Bonita Means If You Own Nearby

If you own near Midtown at Bonita, this development changes your daily convenience, your traffic and your buyer pool, and the effect runs in both directions. The honest position is that the retail program is a genuine amenity when it opens, the traffic is already growing fast, and nothing here should be treated as a promise of appreciation.

The case that it helps

The nearest full grocery today is half a mile away and everything else is a drive. A curated retail and restaurant program at your intersection, if it delivers as leased, converts a set of car trips into short ones and gives the corridor an anchor it does not currently have. Seventeen units carry executed leases and seven more brands have been announced, including two national soft goods anchors. Retail draw is one of the few amenities a nearby owner receives without paying an association fee for it. The site also sits on the City's own adopted corridor plan rather than in spite of it, since the Bonita Beach Road corridor overlay was adopted in November 2019, nine and a half months before Midtown was approved, and expressly designated interchange zone urban form. Midtown is not an exception to the plan for this corridor. It is the plan.

Two structural positives are worth naming because they will not change. Pine Lake Preserve, 174.27 acres of voter funded county conservation land, sits permanently protected directly north of the site, which is the strongest assurance available in Florida that an adjacency will not be developed. And the water quality and floodplain compensation lakes are under a permanent recorded easement removable only by City Council action, so that open water and flood storage cannot quietly be built on later.

The case that it costs

Traffic on Midtown's own frontage grew 46 percent in four years before a single tenant opened, and 652 apartments plus 635 homes plus a possible 299 more are queued behind that number. Lee County reserves a standing right to modify or restrict access, turning movements and median openings on both roads serving this area, which means a median opening a business or a neighborhood relies on today is not guaranteed tomorrow. The rezone that authorized all of this expressly did not decide whether the road network could carry it. And the corridor's one funded roadway improvement is a mile north on East Terry Street rather than on Bonita Beach Road itself, while the interstate project passing this site states in writing that the interchange is not being improved.

There is also a rental supply question that a nearby owner should think about honestly rather than emotionally. Several hundred new rental units at one interchange changes the local housing mix. Whether that helps or hurts a specific property depends far more on that property's own product type, price band and condition than on the apartments themselves, and nobody can responsibly quantify the effect from the public record.

What we will not tell you

We will not tell you that Midtown will raise your home value by a percentage. Nobody can source that claim, and the honest answer to will my home be worth more after Midtown opens is that the effect is real, directional, unquantified and specific to your property. What we can do is tell you exactly where your community sits in the benchmark table above, what it is actually trading at today, and what a buyer will and will not pay a premium for on this corridor. That conversation is worth having before you make a decision, not after. Call Jesse McGreevy direct at (239) 898-6072.

What Midtown at Bonita Means If You Are Buying Nearby

If you are buying in Bonita Springs near Midtown at Bonita, the practical questions are what will actually be open when you move in, how the commute works from this side of Interstate 75, and which surrounding community fits your price and product. Midtown is not somewhere you can buy, so the decision is about the neighborhoods around it.

Buy on what exists, not on what is rendered

The single most useful discipline for a buyer here is to value the location on what is delivered and treat the rest as upside. Delivered today: an interstate interchange 3.5 minutes from a doorstep, a full grocery half a mile away, a hospital emergency department at 14 minutes and a permanently protected 174 acre preserve to the north. Not delivered: every shop, every restaurant, the hotel, the office building, any park, any trail, any transit stop and any grocery inside Midtown. The developer itself declined to guarantee the retail opening date on the record. Paying today for an amenity package projected for later is how buyers get disappointed on a corridor like this one.

The commute math, honestly

This position is worth real time to the airport, to Fort Myers and to Estero employment, and it is worth nothing or slightly negative toward Naples, Coconut Point and the beaches. If your week is airport trips and northbound commuting, this is one of the better addresses in Bonita Springs. If your week is Fifth Avenue South, Coconut Point and the Gulf, a west Bonita address will serve you better on the same money. The measured comparisons earlier on this page give the minute counts for both cases.

Flood, insurance and the questions to ask

Everything in this immediate area is riverine flood country. Confirm the flood zone for the specific address you are buying, ask for the elevation certificate, and price flood insurance before you are under contract rather than after. The Community Rating System discount that applies here is a City of Bonita Springs discount at Class 5 and 25 percent as of the August 2026 status book, and classes update every April and October. On an older condominium building in this market, ask separately about milestone inspection status and the structural integrity reserve study, because both are live obligations for condominium ownership and both are currently reshaping budgets across Southwest Florida.

Which community to look at

The benchmark table above is the shortlist. Bonita National and Palmira are the golf options with the strongest sale to list performance. Valencia Bonita and Bonita Lakes carry the highest medians. Hawthorne, Highland Woods and Cedar Creek sit in the middle at meaningfully different price per square foot. San Carlos Estates is the acreage option. Vivid Shores is new construction on Bonita Grande Drive with no resale history yet. Call Marc Comisar at (239) 287-5873 and we will tell you which of those actually matches what you are describing, including the ones we would talk you out of.

Honest Pros and Cons of the Midtown at Bonita Corridor

Midtown at Bonita brings a real retail anchor, permanent conservation to the north and the best interstate access in Bonita Springs to a corridor that also carries fast growing traffic, no completed retail, an unbuilt hotel, no park and an unresolved eastern boundary. Both columns below are sourced from the public record rather than from marketing.

The genuine strengths

• Interstate 75 access is measured and real: on ramp at 2.6 minutes, mainline at 3.5 minutes after 1.02 miles of surface driving, which buys 6 to 9 minutes each way to the airport against beach side Bonita locations.
• Pine Lake Preserve, 174.27 acres of voter funded Lee County conservation land, is permanently protected directly north and that adjacency will not change.
• The floodplain compensation and water quality lakes carry a permanent recorded easement removable only by an act of City Council.
• No building tract at Midtown lies in the mapped regulatory floodway or in the Coastal High Hazard Area, and the retail tracts carry zero floodway acreage.
• There is no Community Development District here, so no district bond debt rides on this land.
• The sign package is unusually strict for a Southwest Florida arterial: no billboards, no pole signs, no cabinet signs, no flashing or animated signs and a three color cap.
• Bonita Springs Utilities is holding water and wastewater rates flat for 2026 and has already permitted a Phase III reverse osmosis plant expansion.
• The City planned for this: the Bonita Beach Road corridor overlay was adopted nine and a half months before Midtown was approved and designated interchange zone urban form.

The honest risks

• Nothing commercial is open, roughly 22 months after the first eight tenants were announced, and the developer declined on the record to guarantee the end of 2026 opening projection.
• A pending deal on the largest restaurant space, 5,500 square feet plus a 1,549 square foot patio, collapsed between two dated leasing matrices, and a five unit building series vanished from the same document with no explanation.
• The commercial program was cut by roughly 37 to 44 percent against the entitlement, from 315,000 approved square feet to a stated 175,000 to 200,000 target.
• The hotel has no brand, no operator and no start date, and is listed for sale at $40,000 per key.
• The office and medical office building is proposed, not committed.
• There is no grocery anchor at Midtown and none has been announced, so households will still cross Bonita Beach Road for groceries.
• There is no park, no green, no event lawn, no playground and no dog park anywhere in the record, and the internal landscape buffers were waived to zero between uses.
• Traffic on the frontage grew 46 percent in four years before a single tenant opened, and roughly 652 apartments are delivering at one interchange on the developer's own 400 unit figure, or roughly 623 on the operator's 371 unit map.
• The rezone contains no traffic study, no trip generation figure, no level of service finding and no concurrency determination, and says so in its own words.
• The state is not rebuilding Exit 116 and has said so in writing, and its one project here is still in study with a public hearing postponed indefinitely since August 2025.
• A $35 million general obligation bond repaid from ad valorem property taxes was approved for a trail corridor on the other side of the interstate.
• The 174 acre preserve to the north cannot be walked to, because its public gates are 1.5 miles away by road and no connection is required.
• Governance is entirely developer controlled with no turnover mechanism on the record, and the recorded declaration has not been read by anyone outside the deal.
• Parking counts have not been published for any component of this project.
• The vacant agriculturally zoned land directly east across Bonita Grande Drive is the one boundary that can still change, and its owner and any pending application are not established.

Thinking of Selling Near Midtown at Bonita? List With the #1 Team in Southwest Florida Since 2012

If you are searching for the best Bonita Springs listing agent, or thinking I need to sell my house near Midtown at Bonita, the number that should drive your decision is this one: what is currently sitting on the market in Bonita Springs has already been sitting 43 percent longer than what actually sold took to sell. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, price and market against that gap rather than into it.

Pricing against a 60 day market with 86 day inventory

The trailing twelve month Bonita Springs closed market ran a median 60 days on market at a 96.0 percent sale to list ratio. Current active inventory sits at a median 86 days and is asking about 4.3 percent more per square foot than closed product achieved. Read together, those four numbers describe a market that rewards correct pricing immediately and punishes optimistic pricing slowly. The homes accumulating on the market are not a different kind of house. They are the same houses, priced differently.

We price a Bonita Springs listing against live closed comparable sales inside the specific community, adjusted for product type, age, view, association structure and condition, using the same city scoped data set that produced the benchmark table on this page. A free, no obligation valuation from our team gives you a real number grounded in current, hand verified data rather than an automated estimate that cannot see which of these sixteen communities your home sits in.

The Midtown timing question only a local can answer

Should you sell before or after Midtown at Bonita opens? Nobody can promise you an answer, and anyone who does is guessing. What we can give you is the actual state of the record: as of 2026-08-12 not one retail tenant is open, the developer has declined to guarantee the end of 2026 projection, seventeen units are leased and roughly 24 remain available on the most recent published matrix. If your reason for waiting is a specific opening date, there is no such date on the record to wait for. If your reason for waiting is the long term maturation of the corridor, that is a multi year horizon and it needs to be weighed against what your equity is doing in the meantime and what your own community's days on market are doing now.

The other half of the question is who the buyer is. A buyer looking at your home today is comparing it against 402 active Bonita Springs listings, and increasingly against new construction on Bonita Grande Drive priced from the mid $700,000s. That comparison set is the thing that moves, and it is the thing we position a listing against.

Marketing built for this market

A Bonita Springs listing needs to reach both the local move up buyer and the out of state and seasonal buyer who is comparing this corridor against Naples and Estero. That means professional photography and video, targeted digital exposure placed where relocating buyers actually look, direct outreach into our own qualified buyer network, and discretion when a seller wants a quiet, off market approach. We have represented sellers across this corridor and we know which features a Bonita Springs buyer pays a premium for and which ones they simply expect.

What is your home near Midtown at Bonita worth

Get a free valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072. Text or call. Confidential conversations welcome, and there is no obligation attached to a conversation about what your property is actually worth today.

Five seller questions we get most often on this corridor

Is now a good time to sell near Midtown at Bonita? Bonita Springs is running 4.04 months of supply, a 96.0 percent median sale to list ratio and a 60 day median time to contract on closed sales. That is a balanced market where correctly priced homes clear. Whether it is a good time for you depends on your community's own row in the benchmark table and on your equity position, which is a twenty minute conversation rather than a headline.

What is my home worth right now? No automated estimate can see which of sixteen Bonita Springs communities your home is in, and those communities range from $215.69 to $435.23 per square foot. We will run the actual closed comparable sales for your specific community and give you a defensible number.

Why has my neighbor's home been sitting? Active inventory in Bonita Springs carries a median 86 days on market against a 60 day closed median, and is asking 4.3 percent more per square foot than closed product achieved. In most cases the answer is price and positioning rather than the market.

Should I wait for the retail at Midtown to open before listing? There is no published opening date to wait for. The developer projects the first openings by the end of 2026 and has publicly declined to guarantee it, and as of 2026-08-12 nothing is open.

Who is the best listing agent in Bonita Springs 34135? We think the right test is whether an agent can tell you what your specific community traded at in the last twelve months, what is sitting and why, and what is actually being built at the interchange down the road. This page is our answer to that test. Call Jesse McGreevy at (239) 898-6072 and put us to it.

Your Local Real Estate Experts

McGreevy and Comisar is a Domain Realty Group team led by Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, based in Bonita Springs at 24031 S Tamiami Trl #101, which is the closest McGreevy and Comisar office to Midtown at Bonita.

Contact

• Jesse McGreevy: (239) 898-6072, [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134
• Team site: DomainRealtyGroup.com
• More about our team: https://mcgreevyandcomisar.com/about

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).

Why this team, for this corridor

Jesse and Marc built their business on exactly the kind of primary sourced local knowledge on this page, applied to every buyer and seller they represent in Bonita Springs and across Southwest Florida. McGreevy and Comisar alone have over $900 million in Sales, and as leaders of Domain Realty Group they and their team have sold over $2.5 Billion in Real Estate. That combination gives a client the reach of a large team with the direct attention of two named principals on every transaction.

McGreevy and Comisar lead Domain Realty Group, a full service Southwest Florida real estate team, and draw on a broader group of agent partners across Lee and Collier counties. For a corridor like Bonita Beach Road east of Interstate 75, where the relevant facts sit in an ordinance nobody has read and a count station nobody has checked, that depth is the difference between an opinion and an answer.

Our accolades

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling near Midtown at Bonita? Get a free, private home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse McGreevy direct at (239) 898-6072.

Buying near Midtown at Bonita? Call Marc Comisar at (239) 287-5873 for a private buyer consultation.

What Clients Say About McGreevy and Comisar

McGreevy and Comisar are a top-reviewed Bonita Springs and Southwest Florida real estate team, and you can read what clients say on our Google reviews before you ever pick up the phone. Below are four real, verified client reviews.

★★★★★ "Working with Marc Comisar at Domain Realty Group was the best decision we made. He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence. Professional, responsive, and genuinely invested, we highly recommend Marc!" Verified Google review

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

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

★★★★★ "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." Verified Google review

Frequently Asked Questions, Buyer Edition

These are the questions people actually type about Midtown at Bonita and about buying near it, answered from the primary record with dates attached. Where the record is unresolved, the answer says so.

What is Midtown at Bonita?

Midtown at Bonita is a 67.5 acre mixed use planned development at the northwest corner of Bonita Beach Road and Bonita Grande Drive in Bonita Springs, Lee County, Florida, approved by City of Bonita Springs Zoning Ordinance No. 20-05 on 2020-09-02. It contains a rental apartment community, retail and restaurant buildings under construction, an unbuilt hotel pad and a proposed office building.

Where is Midtown at Bonita?

Midtown at Bonita fronts the north side of Bonita Beach Road immediately east of Interstate 75 Exit 116, roughly a quarter mile east of the interchange, with Bonita Grande Drive forming its eastern boundary. The developer gives the project address as 13000 Bonita Beach Road SE, Bonita Springs, FL 34135.

Can you buy a condo at Midtown at Bonita?

No. There is no for sale residential at Midtown at Bonita. The residential component is a rental apartment community, and the Florida Department of Business and Professional Regulation's statewide condominium extracts dated 2026-08-08 carry no condominium filing at this address. The Florida Division of Corporations index returns no condominium association for this project. The recorded plat creates a single residential tract in single ownership with no platted lots or condominium parcels.

Are there Midtown at Bonita homes for sale?

No. Nothing inside Midtown at Bonita is for sale to an individual buyer. If you are looking to buy near this interchange, the surrounding Bonita Springs communities are where the inventory is, and the benchmark table on this page compares sixteen of them on price per square foot, days on market and sale to list.

How many units are at Midtown at Bonita?

That is genuinely unresolved and this page publishes it as a conflict rather than picking a side. The developer publishes 400 residential units on two of its own websites and in two brokerage packages. The operator's own live unit map lists 371 units across four five story buildings, split 197 one bedroom, 135 two bedroom and 39 three bedroom, ranging 684 to 1,548 square feet. The entitlement ceiling is 482.

Is Midtown at Bonita open yet?

Partly. Paradiso Bonita Springs, the rental apartment community, is open and leasing; the operator posted its opening announcement on 2026-07-17 and lists availability dates from 2026-08-14. As of 2026-08-12 no shop, restaurant, gym, medical office or hotel at Midtown is open to the public. A developer spokesperson said on 2026-06-18 that no retail portions of the project are open just yet.

When will Midtown at Bonita open?

The developer projects the first retail openings by the end of 2026 and has publicly declined to guarantee that date. There is no published building by building delivery schedule from any source. Retail shells are built and topping off and tenant interior buildouts are underway.

What restaurants and stores are coming to Midtown at Bonita?

Seventeen units carry a tenant name on the current published leasing matrix: Bonita Beach Wine and Spirits, Cold Stone Creamery, Noire the Nail Bar, Club Pilates, Sugaring LA, The UPS Store, Mason's Famous Lobster Rolls, Gelato and Co., LowBrow Pizza and Beer, Beau's BBQ, The Hangry Bison, Pacific Dental Services, GoodVets, Panera Bread, Mathnasium, Jeff's Bagel Run and Chipotle Mexican Grill. Announced separately and not yet assigned to a unit on the published matrix are TJ Maxx, Ulta Beauty, Dana Tyler Boutique, Airport Donuts, Prime IV Hydration and Wellness, Fresh Monkee, Mattress Warehouse and Three Sixteen Cafe. None of them is open.

Is there a grocery store at Midtown at Bonita?

No, and none has been announced. The Publix visible in the marketing aerials is the existing Publix anchored center on the south side of Bonita Beach Road, outside Midtown, half a mile from the site by road.

Will Midtown at Bonita have a hotel?

A 165 key hotel is approved and the pad is being marketed to hotel developers at a list price of $40,000 per key, or ground lease, or joint venture. No brand, operator or franchise has been announced and no construction has begun. Nobody should assume a hotel will be delivered.

Is Midtown at Bonita a mall or a shopping center?

Neither term is quite right. It is a mixed use planned development with a main street style retail spine, big box outparcels along the arterial, surface parking and an apartment community at the rear. Read against its own renderings and site plan, it is a surface parked lifestyle center with a walkable internal street rather than a mall or a walk up urban district.

How big is Midtown at Bonita?

The adopted rezone ordinance recites 67.5 plus or minus acres. The developer's current marketing rounds to 68 and earlier reporting rounded to 67. The Phase Two plat accounts for 62.64 acres across sixteen tracts, with the balance on Phase One land including the hotel pad.

Is Midtown at Bonita delayed?

The first eight tenants were announced around 2024-10-25 and none is trading roughly 22 months later. Whether that is a delay against an internal schedule is not something any public source can answer, because no source has ever published a delivery schedule. What is documented is that the developer declined to guarantee the end of 2026 projection, that a pending deal on the largest restaurant space fell through between two dated leasing matrices, and that a five unit building series vanished from the same document without explanation.

What flood zone is Midtown at Bonita in?

Zone AE, a Special Flood Hazard Area, across 100 percent of the mapped tracts, on FEMA panel 12071C0678F effective 2008-08-28 as revised by Letter of Map Revision 19-04-5595P effective 2020-10-13. Base flood elevation is 14.2 to 14.4 feet NAVD88. Flood insurance is federally mandated on any building here financed by a federally regulated lender.

Will Midtown at Bonita make Bonita Beach Road traffic worse?

The road is already carrying more. Midtown's own frontage segment carried 19,000 vehicles per day in 2025, up 46 percent from 13,000 in 2021, and that growth predates a single retail opening. The rezone contains no traffic study, no trip generation figure and no level of service finding, and says in its own words that approval does not address mitigation of the project's traffic impacts.

Is there a Community Development District at Midtown at Bonita?

No. The parcels' full taxing authority list at the Property Appraiser carries none, the state's Official List of Special Districts has no such district in Lee County, and the ordinance expressly offered the developer a district which the developer declined in favor of a property owners association. The East Bonita Beach Road CDD is a different district, several miles east near the Collier County line, and it does not include or assess this site.

Does Midtown at Bonita have a park or trails?

No. There is no named park, no green, no event lawn, no playground, no dog park and no built trail anywhere in the record. The zoning permits boardwalks, fishing piers, observation decks, kayak launches and nature trails within the preserve tract, and none has been built or announced. The 174 acre Pine Lake Preserve sits directly north but its public gates are 1.5 miles away by road with no documented connection from Midtown.

Is Midtown at Bonita walkable?

Within itself, yes, once the retail opens: sidewalks are platted and dedicated, and the internal street is a real block structure. Outside itself, effectively no. Every trip that leaves the site is a car trip or a crossing of a county arterial. There is no fixed route bus service, and whether the county's on demand microtransit zone reaches this address is unconfirmed.

Is Midtown at Bonita in Bonita Springs or Estero?

Bonita Springs, in Lee County, ZIP 34135. The confusion is understandable because ZIP 34135 is not coterminous with the city and includes a meaningful slice of Estero, which is why every market figure on this page is city scoped rather than ZIP scoped.

How does Midtown at Bonita compare to Coconut Point?

They are different products at different distances. Coconut Point is an existing open air center roughly 9.2 road miles and 17 minutes north of Midtown. Midtown is a smaller program, roughly 175,000 to 200,000 square feet at build target against a much larger center, and it is not open. On drive time from this interchange, Coconut Point is the one destination where an Exit 116 address does worse than most Bonita alternatives.

What new construction is for sale near Midtown at Bonita?

The nearest new construction community is Vivid Shores, 635 homes on 1,031 acres off Bonita Grande Drive, Midtown's eastern boundary road, with homes of 1,670 to 4,000 square feet priced from the mid $700,000s and model homes opened in February 2026. It returned zero closed resales in the trailing twelve months, which is what a pre resale community looks like in the data.

How will this development affect my home value nearby?

Honestly, nobody can source a number for that, and this page will not invent one. What is documented is that convenience improves if the retail delivers as leased, that traffic on the frontage is already up 46 percent in four years, that roughly 652 apartments are delivering at one interchange on the developer's own 400 unit figure and roughly 623 on the operator's 371 unit map, and that the county retains the right to change median openings and turning movements on both roads. The effect on a specific property depends far more on that property's community, product type and price band than on the development itself. Call Marc Comisar at (239) 287-5873 and we will run your actual comparable sales.

Who owns and is building Midtown at Bonita?

The land entity is Lynx Zuckerman at Bonita Grande, LLC, Florida document L19000154878, with the apartment tract held by a separate entity, LZ Bonita Apartments, LLC. The project is branded to The Zuckerman Group. The retail partner is Torose Equities, the retail general contractor is DeAngelis Diamond, and the apartment permittee on the state surface water permit is Davis Development, Inc. The master concept plan was prepared by Robau and Associates with urban design by Urban Arts, Inc. No architect is named anywhere in the entitlement record.

Frequently Asked Questions, Seller Edition

These are the questions Bonita Springs sellers actually search, answered against this market rather than against a national average. The wording is preserved as searched and the answers are localized to Bonita Springs and ZIP 34135.

Timing and the Midtown question

Should I sell before or after Midtown at Bonita opens?

There is no published opening date to sell before or after. As of 2026-08-12 nothing commercial at Midtown is open, the developer projects the first openings by the end of 2026 and has publicly declined to guarantee that, and the office building and hotel have no schedule at all. If you are waiting for a specific event, the record does not contain one. Weigh a multi year corridor maturation against what your equity is doing now and what your own community's days on market are doing now.

Will my home be worth more after Midtown opens?

Nobody can promise that and this page will not. A delivered retail anchor is a convenience improvement for the corridor, and convenience improvements generally support value. Against that, frontage traffic is up 46 percent in four years and several hundred new rental units are arriving at the same interchange. The honest answer is that the direction is plausible, the magnitude is unquantified, and it will differ by community and by product type.

Should I wait for the retail to open before listing?

Only if you can articulate what specifically changes for your buyer when it does. In a market running a 60 day median time to contract on closed sales and an 86 day median on what is currently sitting, the cost of waiting is measurable and the benefit is speculative.

Should I sell my house now or wait?

That depends on your equity, your next move and your community's own numbers, not on a headline. Bonita Springs is running 4.04 months of supply and a 96.0 percent median sale to list ratio, which is a balanced market. It is neither a market that rewards waiting for a bidding war nor one that punishes a well prepared listing.

When should I sell my house in Florida?

Southwest Florida listing activity is shaped by season, with the strongest seasonal buyer traffic running roughly January through April. That is a real pattern, but it is secondary to pricing: the Bonita Springs data shows correctly priced homes clearing in a median 60 days while mispriced inventory accumulates to a median 86 days regardless of month.

Is now a good time to sell my condo in Bonita Springs?

Condominium sellers in this market face an extra variable that single family sellers do not: buyer questions about milestone inspection status, structural integrity reserve studies and any resulting special assessments. Have those answers documented before you list. A building with its milestone inspection complete and its reserve study in hand is a materially easier sale than one without.

Valuation

What is my home worth?

In Bonita Springs the honest answer requires knowing which community you are in, because median price per square foot across sixteen named communities in this city runs from $215.69 to $435.23. We will run the actual closed comparable sales inside your community rather than a citywide average.

What is my home worth right now, in today's market?

Against trailing twelve month closed data of a $480,000 median and $282.95 per square foot, with current active inventory asking $485,000 and $295.00 per square foot. Your number sits somewhere inside your own community's distribution, not the city's.

How do I find out what my home is worth?

Start with a free valuation at https://mcgreevyandcomisar.com/home-valuation, then have a real conversation about the comparable sales behind it. An automated estimate cannot see association structure, view, flood zone, remodel level or which of sixteen communities you are in.

Are home appraisals accurate, and is an appraisal the same as market value?

An appraisal is one licensed opinion on a specific date for a specific purpose, usually a lender's. Market value is what a ready buyer will actually pay. They are frequently close and they are not the same thing, and the gap is where negotiation happens.

Do home appraisals usually come in low?

Not usually, but they come in low often enough that it is worth preparing for. The most common causes here are a thin comparable set inside a small community, a recent remodel the comparable sales do not reflect, and a contract price set by a competitive situation rather than by the sold data.

What hurts a home appraisal?

Deferred maintenance, an unpermitted addition, a roof near the end of its life, and comparable sales in the same community that closed under distress. In this market, unresolved flood or insurance documentation is an increasingly common drag.

Should I get a home appraisal before selling?

Usually not necessary, and the money is often better spent on pre listing repairs and presentation. A pre listing appraisal can be worth it in an unusual property with a thin comparable set, which does describe some acreage and custom homes in this part of Bonita Springs.

Commission and cost of selling

What is the realtor commission in Florida?

There is no standard or legally set commission rate in Florida. Every commission is negotiable and is agreed in writing between the seller and the listing brokerage. Anyone quoting you a standard rate is describing a habit, not a rule.

Who pays realtor fees in Florida?

Compensation is negotiated. Historically the seller's brokerage paid a share to the buyer's brokerage out of the listing side, and post settlement rule changes have made buyer broker compensation a separate, explicitly negotiated term rather than an assumed one. It can be paid by the seller, by the buyer, or shared, and it must be agreed in writing.

Did realtor commission change?

Yes. Industry rule changes have separated buyer broker compensation from the listing agreement and require buyer brokers to have a written agreement with their client before touring a home. The practical effect for a seller is that buyer broker compensation is now a negotiated line in your listing strategy rather than an assumption.

Can realtor commission be negotiated?

Yes. Always. What matters more than the number is what the number buys: photography, video, placement, network reach, negotiation and transaction management. Ask what changes at a lower rate.

How much does it cost to sell a home in Florida?

Beyond brokerage compensation, the seller typically faces documentary stamp tax on the deed, title and closing service charges depending on local custom, any owner's title policy the parties agree the seller pays, prorated property taxes, association estoppel fees where applicable, recording fees and any negotiated repair credits. Ask for a written net sheet before you list, not after you have an offer.

What closing costs does the seller pay in Florida?

Local custom varies by county and every item is negotiable in the contract. In Lee County the common seller side items are documentary stamps on the deed, title search and closing fees where the seller selects the closing agent, association estoppel charges and prorated taxes.

Do you pay capital gains on a home sale in Florida?

Florida has no state income tax, so there is no state capital gains tax on a home sale. Federal capital gains rules still apply, including the primary residence exclusion for qualifying sellers. That is a question for your tax advisor and not for your agent, and any agent who answers it definitively is out over their skis.

Process and paperwork

How do I sell my house in Florida?

Set a defensible price from closed comparable sales, prepare and photograph the property properly, take it to market with a plan for both local and out of area buyers, negotiate the contract and the inspection response, and manage title, association documents and the closing to the date. The part that goes wrong most often in this market is pricing, and it is the cheapest part to get right.

What documents do I need to sell my condo in Bonita Springs?

The recorded declaration and bylaws, the current budget and financials, any special assessment history and pending assessments, the association's estoppel certificate, insurance certificates for the master policy, and for buildings three habitable stories or more, milestone inspection and structural integrity reserve study status. Assemble these before you list.

Do I need a lawyer to sell my home in Florida?

Florida does not require one for a routine residential sale, because licensed title agents handle closing. A lawyer earns their fee on estates, trusts, divorces, title defects, boundary questions and anything unusual in the chain.

Can I sell my home as is in Florida?

Yes, and it is common. As is means you are not agreeing in advance to make repairs. It does not remove your statutory duty to disclose known material defects that are not readily observable, and it does not stop a buyer from inspecting and walking within their inspection period.

Can I sell my condo if I have a tenant in it?

Yes, subject to the lease. The lease generally survives the sale, so the buyer takes the property with the tenant in place unless the lease provides otherwise. Access for showings is governed by the lease and by Florida's notice requirements, and a cooperative tenant is worth a lot in a sale like this.

How long does it take to sell a house in Bonita Springs?

The trailing twelve month closed median is 60 days on market. Current active inventory carries a median of 86 days, so what has failed to sell has been sitting 43 percent longer than what sold took to sell. Add roughly 30 to 45 days from contract to closing for a financed buyer.

Marketing, agents and alternatives

Who is the best listing agent in Bonita Springs?

Ask any candidate three questions: what did my specific community trade at in the last twelve months, what is sitting there right now and why, and what is actually being built at the interchange down the road. We built this page as our answer. Call Jesse McGreevy at (239) 898-6072.

Who is the best real estate agent near me in 34135?

The useful test is local specificity rather than a badge. We are Top 1% Real Estate Agents Nationally Since 2008 and the number one team in Southwest Florida since 2012, and the reason we can answer corridor questions here is that we read the ordinance, the plats and the count stations rather than the press release.

Are real estate agents worth it?

The measurable case in this market is the 96.0 percent median sale to list ratio and the 26 day gap between closed and active days on market. Most of the value is in pricing correctly at launch, presenting properly, and negotiating the inspection response, and all three are where an unrepresented seller most often loses more than the commission.

Can I sell my house without a realtor in Florida?

You can. What you take on is comparable sales analysis, pricing, photography and marketing, buyer qualification, contract and disclosure compliance, inspection negotiation and closing coordination. In a balanced market with 402 competing active listings, the exposure and the negotiation are where unrepresented sellers most often give back more than they saved.

Should I take a cash offer for my house?

Compare it net, not gross. A cash offer removes appraisal and financing risk and usually shortens the timeline, which has real value. It is frequently below what a marketed listing would achieve, and in this market a correctly priced listing is clearing in a median 60 days.

Who buys homes for cash in Bonita Springs?

Investors, second home buyers, downsizers using sale proceeds and institutional buyers. Cash is a meaningful share of Southwest Florida transactions. The relevant question is not whether a cash buyer exists but what they will actually pay against a marketed price.

Should I sell my condo or rent it out?

Run both numbers honestly: net sale proceeds and what those proceeds do elsewhere, against net rental income after association fees, insurance, taxes, maintenance, vacancy and management. In Florida the insurance and assessment lines are the ones that move most, and they are the ones people underestimate.

Why will my home not sell?

Almost always price relative to condition and presentation. Active inventory in Bonita Springs is asking 4.3 percent more per square foot than closed product achieved and is carrying a 26 day longer median time on market. A home that has been on the market past the community median is telling you something specific, and a repositioning plan is a better response than a small price cut.

When should I fire my listing agent?

When the plan has not changed after the market has told you it is not working. Look for a written repositioning plan when a listing passes its community's median days on market, an honest accounting of showings and feedback, and proactive communication you did not have to chase.

How do you market a home near Midtown at Bonita to out of area buyers?

Professional photography and video, placement where relocating and seasonal buyers actually search, direct outreach into a qualified buyer network built from years of closing in this market, and a clear explanation of the corridor, including what is actually built at Midtown rather than what is rendered. Buyers coming from out of state ask about this development, and a listing agent who can answer accurately turns a question into a selling point.

Can we list off market in Bonita Springs?

Yes, where the seller wants privacy and understands the trade off. Off market exposure reaches fewer buyers, which usually costs price. It is the right choice for specific situations rather than a default, and we will tell you plainly which one you are in.

How is the real estate market in Bonita Springs Florida right now?

Trailing twelve months: 1,193 closed sales, a $480,000 median, $282.95 per square foot, 60 days on market and a 96.0 percent sale to list ratio. Today: 402 active listings, a $485,000 median asking price, $295.00 per square foot, 86 days on market and 4.04 months of supply. Balanced, with a clear penalty for optimistic pricing.

Should I use the developer's agent to sell my home?

A developer's or builder's sales representative works for the developer. That is not a criticism, it is a disclosure of who they represent. For your own sale you want an agent whose duty runs to you, and who can compare a builder price list against actual resale closings in your community.

What is my home near Midtown at Bonita worth today?

Get a free, private valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072. We will bring the closed comparable sales for your specific community, the current active competition, and an honest read on what this corridor is doing to both.

Sources and Authoritative References

Every fact on this page traces to a primary source that we read ourselves: the signed rezone ordinance, both recorded plats, the Lee County Property Appraiser, the Florida Division of Corporations, the Florida Department of Business and Professional Regulation, FEMA, the National Hurricane Center, the United States Geological Survey, the South Florida Water Management District, the Florida Department of Transportation, the School District of Lee County, the Florida Department of Education, area hospital systems, the developer's own sites and documents, and reputable regional news media. No competing real estate brokerage and no listing portal was used as a source anywhere on this page.

Where two sources genuinely disagree, such as the 400 versus 371 unit count or the 9.40 acre preserve versus the 6.5 acre preserve, this page names both and says who says which. That standard, primary sources first, honest about what is unresolved, and always citable, is what top-reviewed and Top 1% Real Estate Agents Nationally Since 2008 are supposed to mean in practice rather than as a slogan.

City of Bonita Springs and recorded instruments

• City of Bonita Springs Zoning Ordinance No. 20-05, signed, with Exhibits A through F
• City of Bonita Springs zoning ordinance library
• Midtown at Bonita Phase Two plat, Lee County instrument 2025000304013
• Midtown at Bonita Phase One plat, Lee County instrument 2024000111963
• City of Bonita Springs news, including the Midtown public art lease agreement
• City of Bonita Springs stormwater and drainage assessment
• City of Bonita Springs East Terry Street Improvements project
• City of Bonita Springs 2026 bond referendum and municipal election
• City of Bonita Springs City Projects List
• City of Bonita Springs roadway projects
• City of Bonita Springs travel and transportation
• Bonita Beach Road Visioning and Quadrant comprehensive plan amendments, Ordinance 19-10
• City of Bonita Springs Community Development 2026 announcement archive
• City of Bonita Springs permit portal

Florida Division of Corporations

• Entity name search, Midtown at Bonita
• Entity name search, Lynx Zuckerman
• Entity name search, LZ Bonita
• Midtown at Bonita Umbrella Association, Inc. Articles of Incorporation, filing image N23000004310

Lee County Property Appraiser and tax roll

• Lee County Property Appraiser property search
• Parcel detail, Tract R right of way, folio 10638260
• Parcel detail, Tract C-1 retail, folio 10638261
• Current cost card, Tract C-1, folio 10638261
• Current cost card, Tract RP-1 apartments, folio 10638274
• Lee County 2025 Taxing District Millage Book

Lee County government, transit and elections

• Pine Lake Preserve, Lee County Conservation 20/20
• Lee County Conservation 20/20 preserve index
• LeeTran fixed route maps and schedules
• LeeTran ULTRA on demand transit
• Lee County Emergency Management, Evacuation Zone B
• Lee County Find My Evacuation Zone lookup
• Lee County Solid Waste
• Lee County Supervisor of Elections, proposed ballot measures
• Lee County evacuation zones authoritative map service
• Lee County coastal high hazard area map service
• Lee County ultimate design wind speeds, Risk Category II
• Lee County authoritative parcel map service
• East Bonita Beach Road Community Development District, about

FEMA, NOAA, USGS and flood

• FEMA Flood Map Service Center address and panel search
• FEMA National Flood Hazard Layer map service
• FEMA NFIP Community Status Book, Florida
• FEMA NFIP Community Rating System discount FAQ
• 42 U.S.C. 4012a, the mandatory flood insurance purchase requirement
• NOAA National Hurricane Center Tropical Cyclone Report, Hurricane Ian
• USGS Hurricane Ian surveyed high water marks, Florida
• USGS 3DEP elevation point query service

Florida statutes, building code and state registries

• Florida Statutes 553.899, milestone inspections
• Florida Statutes 718.112, condominium bylaws and the structural integrity reserve study
• Florida Statutes 627.0629, windstorm mitigation discounts in rate filings
• Florida Building Commission code effective dates
• Florida Building Code, Chapter 16 structural design, opening protection
• Florida DBPR Division of Condominiums public records extracts
• Florida DBPR condominium extract covering Lee County
• Florida Official List of Special Districts, district profiles
• Florida Special District Accountability Program

Water management and environmental permitting

• South Florida Water Management District environmental resource permit map service
• South Florida Water Management District environmental resource permits
• Florida Water Permits statewide portal

Transportation

• Florida Traffic Online, FDOT annual average daily traffic map service
• FDOT project 452544-1, I-75 from Golden Gate Parkway to Corkscrew Road
• FDOT project 444321-1, U.S. 41 at Bonita Beach Road
• FDOT District One, Lee County future projects
• FDOT District One, Lee County construction projects

Schools

• School District of Lee County Student Enrollment Plan, 2026-2027
• School District of Lee County school zones
• Lee County school locator, 2026-2027
• Florida Department of Education school grades
• Florida Department of Education 2025-26 school grades data file
• Florida Department of Education 2025-26 school grades results packet
• School District of Lee County charter schools
• National Center for Education Statistics school locator

Healthcare

• NCH facilities in Bonita Springs
• NCH Emergency Department, Bonita freestanding
• Lee Health Coconut Point Emergency Department
• Lee Health Bonita Health Center
• Lee Health Gulf Coast Medical Center
• CMS Hospital General Information dataset

Developer, operator, contractor and brokerage documents

• Midtown at Bonita commercial leasing site
• Midtown at Bonita key facts and leasing contacts
• Midtown at Bonita site map images
• Midtown at Bonita news page
• Zuckerman Homes
• Zuckerman Homes company history
• Zuckerman Homes Midtown Bonita project page
• Paradiso Bonita Springs, the apartment operator site, cited for product type only
• Torose Equities properties
• DeAngelis Diamond, Midtown Bonita retail scope
• Trinity Commercial Group leasing brochure, matrix dated 2025-08-21
• Trinity Commercial Group leasing brochure, matrix dated 2025-06-11
• Trinity Commercial Group announcement dating the Mason's lease
• LSI Companies hotel pad offering memorandum
• Stock Development, Vivid Shores
• Bonita Springs Utilities franchise service area
• Bonita Springs Utilities

Regional news media

• Naples Daily News, Midtown Bonita approved by City Council, 2020-09-03
• Gulfshore Business, different avenues on Bonita Beach Road, 2021-08-01
• Gulfshore Business, Midtown at Bonita to break ground, 2025-10-29
• WINK News, Midtown at Bonita breaks ground, 2025-11-06
• Gulfshore Business, Midtown rises as Bonita Springs growth shifts east, 2025-11-07
• Florida Weekly, Midtown comes to Bonita Springs, 2025-11-13
• Business Observer, two national tenants sign at Midtown, 2026-02-26
• Business Observer, Bonita Springs center adds new tenants, 2026-06-18
• Developer release, five new retailers at Midtown at Bonita, 2026-06-25
• Gulfshore Business, five retailers sign leases at Midtown at Bonita, 2026-06-16
• Shopping Center Business, two tenants join Midtown at Bonita, 2026-03-06
• Gulfshore Business, Tim Aten column dating the first eight tenants, 2024-10-25
• WGCU, plans advance on a controversial new Bonita Springs development, 2025-10-17
• Gulfshore Business, Bonita Council approves Revana Lakes
• Gulfshore Business, developer secures a $44 million loan for Bonita Springs apartments
• Gulfshore Business, Pulte and Stock begin development of Vivid Shores
• Gulfshore Business, Pulte to debut Vivid Shores lakefront community
• Business Observer, developer loan for Bonita Springs apartments, 2024-02-12

Market data

• Southwest Florida MLS Matrix, residential closed and active queries scoped to ZIP 34135, run 2026-08-12, city scoped to Bonita Springs and hand computed from raw rows. Access is licensed to MLS participants; the query definitions are published on this page so the pull is reproducible by any participant.

Downloadable Documents and Public Records

Every document below is a genuine public record that governs Midtown at Bonita or establishes its regulatory context, linked at its own official government, court or authority source. These are the instruments a buyer, an owner or a journalist should read directly rather than taking anyone's summary of them, including ours.

Two documents that govern this site are known to exist and have not been retrieved by anyone outside the transaction: the recorded Declaration of Covenants, Conditions and Restrictions for Midtown at Bonita, which is named in the association's own Articles of Incorporation, and the July 28, 2020 Community Development staff report, which the ordinance names by date and locates on file with the City Clerk and which would carry the traffic analysis the ordinance itself does not contain. Both are public records obtainable from the Lee County Clerk and the City Clerk respectively. We say that plainly rather than describing contents we have not read.