Morton Grove

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

McGreevy and Comisar are the team Morton Grove owners call first when it is time to sell, and the team buyers use to read the three recorded declarations, the FEMA map parcel by parcel and the association rules before they buy. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is right here in Bonita Springs, on Tamiami Trail.

Morton Grove is a community of 224 homes on Morton Avenue at East Terry Street in Bonita Springs, Florida, built from 1990 to 2005: detached homes, villas and two small condominiums sharing a clubhouse, a pool and two lakes, about a mile from Paloma and Imperial Bonita Estates. Morton Grove in Bonita Springs sits inside the City of Bonita Springs, just east of I-75, and has nothing to do with the Illinois village of the same name.

This guide is built from the public record and nothing else: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the three recorded declarations of condominium and the 2003 deeds of the shared tracts, three 2025 Lee County tax bills, FEMA's flood map at the centre of every home's parcel and FEMA's letters for the community, the state pool permit, City of Bonita Springs permit and planning records, and the School District of Lee County's zone data. Every figure carries its source and date, and where a record does not exist we say so.

Why McGreevy and Comisar Are the Best Realtor for Morton Grove

McGreevy and Comisar are the best realtor for Morton Grove in Bonita Springs because we price from the record: every recorded Morton Grove sale for 12, 24, 36 and 60 months by section, the three recorded declarations and the 2003 deeds read at the Clerk, three 2025 tax bills, FEMA's map at every parcel, the state pool permit and the City permit file. We are Top 1% Real Estate Agents Nationally Since 2008.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).

If you're searching for the best realtor for Morton Grove, whether you're ready to sell your Morton Grove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Between Jesse and Marc personally, the number is over $900 million in Sales.

The Morton Grove market record, 12 months to September 25, 2026

We pulled every recorded Morton Grove sale in the Lee County record for the 12 months to September 25, 2026: 9 sales from $180,000 to $512,500, five of them in The Manor and none in The Colony. In the last 12 months we tracked 9 Morton Grove sales in the Lee County record, every one a resale, which is too few for a median. Each section reads clearly in its own first window with 10 or more sales: The Manor recorded 15 sales over 36 months at a $229,999 median; the land condominium of detached homes and villas 13 sales over 36 months at $375,000; and The Colony 13 sales over 60 months at $310,000. The full breakdown is in the market section below.

Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10).

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• #5 real estate team in Florida (RealTrends 2026)
• #1 real estate team in Bonita Springs (RealTrends 2026)

For Morton Grove sellers

A Morton Grove sale is priced by section first, because the county record shows three markets on five streets: two-bedroom Manor condominiums, three-bedroom Colony condominiums with garages, and the land condominium's detached homes and villas, each with its own association, its own approval step and its own insurance split. For luxury Morton Grove sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our Morton Grove seller guide walks through pricing by section, the association approval your buyer needs and the documents a buyer's lender and title company ask for.

For Morton Grove buyers

Buyers here are choosing between three condominiums with three sets of rules and a FEMA map that reads parcel by parcel. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

If you are weighing a purchase, start with our guide to buying a home in Morton Grove.

McGreevy and Comisar is a top-reviewed Morton Grove realtor, and our clients review us in their own words. We publish no aggregate score, and every review we quote is a five-star review.

★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review

Key Takeaways: What Should Morton Grove Buyers and Sellers Know?

Morton Grove in Bonita Springs is three condominiums under one name, and the section a home sits in decides its association, its rules, its insurance split and, with its parcel, its flood zone. These eight points carry the rest of this guide, and each is sourced in the section that covers it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations of condominium; 2025 Lee County tax bills; FEMA National Flood Hazard Layer read October 13, 2026).

• Morton Grove is 224 homes in three condominiums in the City of Bonita Springs: a land condominium of 44 detached homes and 36 attached villas, The Manor at Morton Grove (100 two-bedroom units) and The Colony at Morton Grove (44 three-bedroom units), built from 1990 to 2005.
• Lee County recorded 9 Morton Grove sales in the 12 months to September 25, 2026, from $180,000 to $512,500: five in The Manor, three detached homes, one villa and none in The Colony.
• Each section has its own association and rules and there is no master association; the three share private roads, two lakes and a 1995 clubhouse with a screened pool, and The Colony's association owns a recorded 19.643 percent share of those tracts.
• Every sale needs association approval; land-condominium leases need approval too, while the Manor and Colony declarations carry no leasing clause; pets in The Manor and The Colony need approval.
• FEMA's map splits Morton Grove: Zone AE on every condominium unit and on 66 of the 80 land-condominium homes, Zone X on 14 detached homes, with mapped base flood elevations of 13 to 14 feet from the Imperial River; the county places every home in evacuation Zone C.
• The Manor and The Colony buildings are two stories, so Florida's structural integrity reserve study and milestone inspection laws do not apply to them.
• Morton Grove is not gated; the YMCA, Pine Lake Preserve and two soccer complexes are a short walk across East Terry Street, and Publix is about 5 to 6 minutes by car.
• The City's land-use map designates Morton Grove for very low density, so the existing homes stay and can be rebuilt after a storm to their documented density, but no new homes can be added.

Table of Contents

This Morton Grove guide is organized so a seller or a buyer in Bonita Springs can jump straight to the record that answers the question: the three condominiums and their associations, the county's recorded sales by section, the declarations, costs and rules, the clubhouse and entrances, flood, storms and insurance, schools and drive times, the City's land-use map, how Morton Grove compares with Paloma, and the buyer and seller FAQs.

The community: What Is Morton Grove in Bonita Springs, and Where Is It? · Is Morton Grove Condos or Single-Family Homes? · What Is It Like Living in Morton Grove as a Homebuyer? · What Does the Morton Grove Market Look Like Right Now?

Homes and sections: What Kinds of Homes Are in Morton Grove? · What Is The Manor at Morton Grove? · What Is The Colony at Morton Grove? · How Did Morton Grove Get Built, and When?

Associations, rules and costs: Who Runs Morton Grove: One Association or Three? · What Do the Morton Grove Declarations Say? · What Do Morton Grove Association Fees Cover, and What Does It Cost to Own? · Can You Rent Out a Home in Morton Grove? · What Are the Morton Grove Rules on Pets, Vehicles and Changes to Your Home?

Amenities and access: What Amenities Does Morton Grove Have? · Is Morton Grove Gated, and How Do You Get In and Out?

Flood, storms and insurance: What Flood Zone Is Morton Grove In? · How Do Hurricanes and the Imperial River Affect Morton Grove? · How Does Insurance Work for a Morton Grove Home or Condo?

Location: What Schools Serve Morton Grove? · How Far Is Morton Grove From Hospitals and Emergency Care? · How Long Is the Drive From Morton Grove to Everywhere? · What Is Near Morton Grove for Shopping, Beaches and Parks? · What Does the City's Land Use Map Mean for Morton Grove? · What Is Being Built Around Morton Grove?

Comparisons: How Does Morton Grove Compare With Nearby Communities? · Morton Grove vs Paloma: Which Community Fits Your Priorities? · What Are the Pros and Cons of Morton Grove?

Selling and contact: Thinking of Selling Your Morton Grove Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts

FAQs and sources: Morton Grove FAQ: Buyer Edition · Morton Grove FAQ: Seller Edition · Sources · Downloadable Documents

What Is Morton Grove in Bonita Springs, and Where Is It?

Morton Grove is a community of 224 homes in three condominiums on the east side of Morton Avenue and the north side of East Terry Street, just east of I-75, in the City of Bonita Springs, ZIP 34135, built from 1990 to 2005 by one local developer family around two stormwater lakes and a clubhouse with a pool.

Every one of the 232 Morton Grove records on the county roll carries the Property Appraiser's City municipal code and tax district 017, "City of Bonita Springs / Bonita Springs Fire", so the City's millage, zoning, permits and floodplain rules apply. The community sits in Section 30, Township 47 South, Range 26 East, in the Imperial River watershed.

Where exactly is Morton Grove?

Morton Grove sits on Morton Avenue at East Terry Street, just east of I-75. Morton Avenue, a two-lane City collector posted at 40 mph, runs along the west edge; East Terry Street, a two-lane City collector also posted at 40 mph, runs along the south edge. I-75 is about 0.15 mile west, Bonita Grande Drive about half a mile east and Bonita Beach Road SE about a mile south. Its neighbours are a separate single-family plat, Sun Village Estates, across Morton Avenue; Lakes of Sans Souci and the Bonita Springs YMCA campus across East Terry Street; Soltura at East Terry, a 200-unit rental community, along the east side; and wooded and agricultural land and a plant nursery to the north. Imperial Bonita Estates, a manufactured-home community, is about 0.7 mile to the south-west.

How big is Morton Grove?

Morton Grove holds 224 homes: 80 in the land condominium (44 detached homes and 36 attached villas), 100 in The Manor and 44 in The Colony. The county roll file behind every sales figure on this page carries 223 of them (80, 99 and 44). The community is about a third of a mile across, and its parcels, lakes and roads cover about 45 acres. The 1987 association articles describe about 39 acres of association land.

The five streets of Morton Grove

Five private streets serve Morton Grove: Morton Grove Drive, Londonderry Lane and Robinhood Lane in the land condominium, Little John Court in The Manor and Notting Hill Lane in The Colony, about 1.5 miles of private road in all, shown at 25 mph on the county road layer. The developer deeded the private road tracts of the land condominium to Morton Grove Owners Association, Inc. in October 2003 as "PRIVATE ROAD RIGHT OF WAY", and neither the City nor the County maintains them.

Morton Grove is not the Illinois village

Morton Grove in Bonita Springs, Florida is not Morton Grove, Illinois, the village near Chicago whose name dominates the bare search term; nothing on this page is about Illinois. It is also not part of Sun Village Estates across Morton Avenue, and The Colony at Morton Grove is not The Colony at Pelican Landing, which is a separate place with separate corporate records. The Manor at Morton Grove is a condominium of individually owned units, not apartments. No record we read explains the origin of the name; the community fronts Morton Avenue.

Morton Grove at a glance

If you are choosing an agent for a move in or out of Morton Grove, our guide to the best real estate agents in Bonita Springs sets out how we compare teams on the public record.

Is Morton Grove Condos or Single-Family Homes?

Morton Grove in Bonita Springs is both, and legally all of it is condominium: the detached homes and villas form a land condominium in which each owner's unit is a building site and the owner owns, insures and maintains the house on it, while The Manor and The Colony are conventional two-story building condominiums whose associations insure and maintain the buildings.

What a land condominium is

The 1990 land-condominium declaration created "graded and prepared building sites ready for construction of single-family residences, together with streets and utilities including water and sewer". Each owner's "family living unit" is bounded by vertical planes, and "The common elements include the land and all other parts of the condominium lying outside the boundaries of an individual family living unit." In plain words, the owner of a detached home or villa owns the land under and around the house inside the unit's boundaries and the house on it; the land between the units, the roads, the lakes and the clubhouse tract are shared. The county codes these homes as single-family, while the state's condominium register lists the land condominium as Morton Grove, a Condo.

Why a land condominium was used here

Morton Grove is zoned RM-2, and the City's Land Development Code, at section 4-2222(b), lets "a single parcel developed under unified control" have more than one principal building when it is "developed as a condominium or a cooperative". That is how a group of separate houses can stand on one parcel without a subdivision plat, and it is why no recorded subdivision plat exists for the land condominium: its units are defined in the declaration instead.

The three sections side by side

Why the condo question matters to a buyer

Because all three sections are registered condominiums, Florida's condominium statutes reach every Morton Grove home, the detached houses included: the estoppel fee caps in section 718.116, the resale disclosure in section 718.503 and the official-records duties in section 718.111. Two other rules split by section. The structural integrity reserve study and milestone inspection laws start at three stories, so they do not reach the two-story Manor and Colony buildings. And Citizens' flood rule exempts a condominium unit-owner policy, which covers a Manor or Colony owner's own policy, but not a wind-covered policy on a land-condominium house.

One association per home, and no master

A Morton Grove buyer belongs to and pays exactly one association: Morton Grove Owners Association for a detached home or villa, The Manor's association for a Manor unit, The Colony's for a Colony unit. There is no master association. The 1987 articles imagined condominium associations as members, but the 1990 amendment and bylaws made Morton Grove Owners Association the association "for the purpose of administering" the land condominium, one vote per unit, and the Manor and Colony declarations created independent associations.

What Is It Like Living in Morton Grove as a Homebuyer?

Morton Grove in Bonita Springs is one-story detached homes and villas on small land-condominium units, two-story condominium buildings with carports or garages, five private streets with three open entrances, a clubhouse and screened pool beside the larger lake, the YMCA, Pine Lake Preserve and soccer fields across East Terry Street, and I-75 a few minutes away.

This section describes the homes, the grounds and the records, never the people who live in them.

Three kinds of home on five streets

The detached homes stand on Morton Grove Drive, Londonderry Lane and Robinhood Lane, the villas on Londonderry Lane in Phases 4 and 5, The Manor's 25 buildings on Little John Court and The Colony's 11 buildings on Notting Hill Lane. Every land-condominium home carries a garage on the roll, and 5 detached homes carry a private pool flag. Every Manor unit has one covered parking space, and every Colony unit a single-car garage.

The clubhouse, pool and two lakes

The clubhouse and screened pool stand at the north-west corner of the larger, western lake, on the 4.65-acre lake and recreation tract. The county's records show a one-story concrete-block clubhouse from 1995 of about 2,100 square feet with a porch and patio and a two-story screen enclosure replaced in 2017; the state permits the pool, 33,000 gallons, to Morton Grove Owners Association. The smaller east lake sits on a 2.85-acre tract. The amenities section later in this guide covers who may use them.

Across East Terry Street on foot

The Bonita Springs YMCA on Kent Road, a membership facility, is a 2 to 9 minute walk from inside the community. Lee County's 174-acre Pine Lake Preserve, open dawn to dusk with hiking trails and a pedestrian gate on Kent Road, is about 7 to 14 minutes on foot; the county notes that "Seasonal flooding occurs on some trails". Two City soccer complexes, the Bonita Soccer Complex (3 lit fields) and Marni Fields (3 fields), are a few minutes' walk across the street.

Rules you live with every day

Each section has its own rules. Every sale in every section needs association approval; land-condominium leases need approval too; pets in The Manor and The Colony need approval; and the land condominium bars recreational vehicles and allows a boat or trailer only inside a garage out of sight. The rental and rules sections later in this guide set each one out.

What Morton Grove does not have

Morton Grove has no gate, no spa, fitness room, tennis or pickleball court or playground on the records read, no golf course, no marina, dock or boating access, and no canal, river or Gulf frontage on any parcel. The recorded documents give no beach rights. The nearest public golf, Bonita Fairways Golf Club, is about 7 minutes away by car.

What we walk a Morton Grove buyer through first

Before a buyer makes an offer here, we put six things on the table: which section and association the home is in; that section's declaration and rules; the current budget and estoppel certificate, since no current assessment is published; the FEMA zone and any FEMA letter for the parcel; who insures the building; and the approval timeline, 15 days for a land-condominium sale and 30 days in The Manor and The Colony. Call Marc at (239) 287-5873 and we will walk through all six for a specific home.

★★★★★ "Jesse has been terrific in helping us find a new home. We were very impressed with his knowledge, professionalism, responsiveness and honesty. His client's best interest is definitely a priority for him." Verified Zillow review

What Does the Morton Grove Market Look Like Right Now?

Lee County recorded 9 Morton Grove sales in the 12 months to September 25, 2026, from $180,000 to $512,500, all resales, too few for a median; over 24 months the record holds 16 sales at a $241,250 median ($223.80 per square foot of county heated area), a figure that mixes three different products.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).

Every figure here comes from one county statistic run on the Lee County Property Appraiser's roll and recorded sales, using qualified arm's-length sales over $10,000, across the 223 homes in the roll file. Price per square foot is always per square foot of county heated area. Where a group has fewer than 10 sales in a window, we print its count and range and no median.

The county record, 12 months to September 25, 2026

Every recorded sale in the last 12 months

The lowest sale, $180,000 for a Manor unit, was on a standard qualified deed at 104 percent of the unit's 2026 just value, so no sale in the window is plainly off-market.

The first windows with 10 sales, section by section

All windows end September 25, 2026. The windows differ, so read each figure with its window beside it. The whole-community 24-month median mixes 10 condominium sales ($217,500 median, $180,000 to $279,000) with 6 land-condominium sales ($260,000 to $512,500).

The longer view: 24, 36 and 60 months

The county record holds 501 qualified sales since the first sale in October 1990. Over 24 months, sales by price band were: under $200,000 1; $200,000 to $300,000 10; $300,000 to $400,000 2; $400,000 to $500,000 2; $500,000 to $750,000 1.

Morton Grove by calendar year

Worked example, the calendar change with the mix in view: from 2023 ($282,500) to 2024 ($333,500) the median rose $51,000, and from 2024 to 2025 ($241,250) it fell $92,250. In 2024, 6 of the 14 sales were land-condominium homes; in 2025, 7 of the 12 were two-bedroom Manor units. The change follows the mix of homes sold more than any change in value.

What the record shows about price direction

The 2025 median is lower than 2024's because more two-bedroom Manor units sold, which is not by itself a fall in prices. The Manor's own calendar medians are printed only for 2020 ($133,750) and 2021 ($155,900), the two years it reached 10 sales; the land condominium's only for 2019 ($255,000). The county record shows what sold and for how much, not where prices are heading, and we make no forecast.

From developer prices to today

The 2003 developer sales sheets recorded with The Colony's declaration priced its first-floor units "FROM $147,900" and second-floor units "FROM $152,900". That is developer marketing from 2003, printed here as history. Over the 60 months to September 25, 2026, The Colony's units sold at a $310,000 median.

What the public record cannot tell you yet

The county record does not show interior condition, renovations, roof ages, rents or list prices. The MLS fields buyers and sellers ask about most are not in it either: days on market, sale-to-list ratio, active listings and months of supply. Information not available at time of publishing (checked 2026-10-10). We pull those for a specific home when you ask.

Buying or Selling in Morton Grove? Start With a Conversation

Every Morton Grove sale turns on the section, the association's approval, the parcel's flood position and the building's insurance split, and those are easier to plan before a listing or an offer than during one. Selling? Call Jesse direct at (239) 898-6072, or start with the free home valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Kinds of Homes Are in Morton Grove?

Morton Grove in Bonita Springs has four kinds of home: 44 one-story detached homes (median 1,537 square feet of county heated area, mostly three bedrooms), 36 attached villas (median 1,147, mostly two bedrooms), 100 two-bedroom Manor condominium units of 983 square feet and 44 three-bedroom Colony units of 1,424 square feet with single-car garages.

Data updated: October 2026 (county roll dated October 11, 2026; Lee County building footprints read October 13, 2026).

All sizes here are county heated area from the Lee County Property Appraiser's roll. The county splits the land condominium by building class: "Ranch" for the detached homes and "Attached Villa" for the villas.

Detached homes

The 44 detached homes stand in Phases 1, 2, 3, 6 and 7 of the land condominium, on Morton Grove Drive, Londonderry Lane and Robinhood Lane. They were built from 1993 to 2003 and run from 1,138 to 1,879 square feet, with a median of 1,537. Thirty-four have 3 bedrooms, 9 have 2 and 1 has 4. The median land-condominium unit under a detached home is 0.20 acre, and every one is one story. Five carry a private pool flag on the roll.

Attached villas

The 36 attached villas stand in Phases 4 and 5 on Londonderry Lane. They were built from 1990 to 2002 and run from 986 to 1,659 square feet, with a median of 1,147. Twenty-nine have 2 bedrooms, 6 have 3 and 1 has 1. The median unit under a villa is 0.11 acre; 32 villas are one story and 4, in Phase 5, are two stories. The land-condominium declaration allows party walls on designated lines, with the cost of the shared wall shared between the two owners.

Condominium units in The Manor and The Colony

The Manor's 100 units are all two-bedroom, two-bath homes of 983 square feet in 25 two-story buildings of four, two units to a floor, built 1999 to 2003. The Colony's 44 units are all three-bedroom, two-bath homes of 1,424 square feet in 11 two-story buildings of four, built 2004 to 2005, each with a single-car garage. The next two sections cover each condominium in full.

Sizes, bedrooms and garages

The roll repeats a handful of sizes in the land condominium, the mark of a plan set, though no record names the plans: 1,147 square feet on 15 homes (Phases 4 and 5, 2 bedrooms), and 1,134, 1,154, 1,340 and 1,457 square feet on 4 homes each.

Detached homes against villas in the sales record

All windows end September 25, 2026. No window short of all recorded history reaches 10 sales for either product, so no median is printed for detached homes or villas on their own; together, as the land condominium, they reach 10 sales in 36 months (13 sales at $375,000).

Homes beside the pond

Five detached homes on Morton Grove Drive in Phase 1 back onto a small pond, measured as within 15 feet of a mapped pond on Lee County GIS; none of the lots touches the water, and no parcel in Morton Grove has canal, river or Gulf frontage or a dock. Those five homes recorded no sale in the 12 months and one in 36 months, so the record shows no measured price difference for them.

Homestead exemptions by section

On the 2026 roll, 102 of the 223 homes carry a homestead exemption: 48 of the 80 land-condominium homes (27 of 44 detached, 21 of 36 villas), 41 of the 99 Manor units and 13 of the 44 Colony units. That is a count of exemptions on the roll, not a statement about who lives in the homes.

What Is The Manor at Morton Grove?

The Manor at Morton Grove is a 100-unit condominium in Morton Grove, Bonita Springs, of two-bedroom, two-bath units in 25 two-story buildings of four on Little John Court, built 1999 to 2003 under a 1999 declaration, with its own association; it recorded 15 sales over 36 months at a $229,999 median.

Data updated: October 2026 (recorded Declaration of Condominium for The Manor at Morton Grove; Lee County recorded sales through September 25, 2026).

Units, buildings and parking

Every Manor unit is a two-bedroom, two-bath home of 983 square feet of county heated area, two units to a floor in two-story buildings of four. The declaration lists each unit at "1208 square feet", a total figure measured differently from county heated area, so the two numbers describe the same units and are not comparable. Each unit has one covered parking space as a limited common element, and the county roll flags a carport on all 100, with shared guest spaces beside them. The roll and the parcel layer do not say which units are on the ground floor and which upstairs; the declaration's unit plans hold that.

The Manor's declaration and association

The Declaration of Condominium for The Manor at Morton Grove was executed on July 13, 1999 for "a maximum 100 condominium units", with later phases added by addenda from 2001 to 2003. The Manor at Morton Grove Condominium Association, Inc. was filed with the state on June 16, 1999 and is active. Every sale needs the association's prior written approval, every pet needs its approval, and the association insures and maintains the buildings.

The Manor's sales record

By calendar year The Manor recorded 8 sales in 2019 ($120,000 to $130,950), 10 in 2020 (median $133,750), 13 in 2021 (median $155,900), 5 in 2022 ($150,000 to $215,000), 7 in 2023 ($230,000 to $307,900), 4 in 2024 ($237,000 to $307,900), 7 in 2025 ($180,000 to $252,500) and 2 in 2026 through September 25 (both $205,000). Medians print only for 2020 and 2021.

Who maintains and insures a Manor building

The Manor association maintains the building structure and exterior and insures the buildings at full replacement value against fire and extended perils "and flood disaster insurance", in the words of the recorded declaration's section 14.2.1.1; whether the current master policy carries flood coverage is not in the public record. Owners insure floor, wall and ceiling coverings, fixtures, appliances, air-conditioning, water heaters and built-in cabinets with their contents. City permits show a re-roof set for Manor buildings issued in August and September 2018, paving finaled in 2023 and meter-stack replacements in 2026; how each was funded is not public.

Renting and pets in The Manor

The Manor's recorded declaration contains no leasing clause; any minimum term or cap would sit in a later amendment or board rule that is not in the public record. Its section 10.1.6 reads: "No unit owner shall be permitted to keep a pet in any unit or on the common elements without the approval of the association." Florida law limits how a later rental amendment binds owners who did not consent, as the rental section of this guide explains.

What Is The Colony at Morton Grove?

The Colony at Morton Grove is a 44-unit condominium in Morton Grove, Bonita Springs, of three-bedroom, two-bath units with single-car garages in 11 two-story buildings on Notting Hill Lane, built 2004 to 2005 under a 2003 declaration; it recorded no sale in the last 12 months and 13 over 60 months at a $310,000 median.

Data updated: October 2026 (recorded Declaration of Condominium for The Colony at Morton Grove; Lee County recorded sales through September 25, 2026).

Units, buildings and garages

Every Colony unit is a three-bedroom, two-bath home of 1,424 square feet of county heated area, two to a floor in two-story buildings of four, with a single-car garage as a limited common element. The declaration lists "1,636 total square feet", and the 2003 developer sales sheets "1,900 TOTAL SQUARE FEET INCLUDING SINGLE-CAR GARAGE": both are total figures, not living area.

The Colony's declaration and its share of the shared tracts

The Declaration of Condominium for The Colony at Morton Grove was executed in June 2003 for a maximum of 44 units; Phases 11B, 12A and 12B were added on September 3, 2003, and the buildings reached the roll in 2004 and 2005. The Colony at Morton Grove Condominium Association, Inc. was filed on November 12, 2003. After the developer deeded the private roads and both lake tracts to Morton Grove Owners Association in October 2003, that association deeded "A 19.643% interest" in the roads and lake tracts to The Colony's association (Official Records Book 4218 Page 1576). Worked example: 44 Colony homes divided by 224 homes in all is 19.643 percent, so the share matches The Colony's count.

The Colony's sales record

Every Colony calendar year is under 10 sales, so no year gets a median: 7 sales in 2021 ($180,000 to $250,000), 5 in 2022 ($250,000 to $327,500), 2 in 2023 ($285,000 to $335,000), 4 in 2024 ($310,000 to $335,000) and 1 in 2025 ($279,000).

Who maintains and insures a Colony building

The Colony's association maintains and insures the buildings on the same recorded terms as The Manor's, including the declaration's "flood disaster insurance" language; current coverage is not public. City permits issued June 11, 2020 show a full re-roof of all 11 Colony buildings and their 11 garage roofs; how it was funded is not public.

Renting and pets in The Colony

The Colony's recorded declaration, like The Manor's, contains no leasing clause, and it carries the same pet rule: no pet in a unit or on the common elements without the association's approval. Board rules on pet size or number are not in the public record.

The Colony at Morton Grove is not The Colony at Pelican Landing

The Colony at Morton Grove is a 44-unit condominium off Morton Avenue. The Colony at Pelican Landing is a separate place with separate corporate records, and nothing on this page describes it.

How Did Morton Grove Get Built, and When?

One local developer family built Morton Grove in Bonita Springs over fifteen years: the association was incorporated in 1987, the land condominium's first phase was declared in 1990 and its last in 2000, The Manor followed from 1999 to 2003 and The Colony from 2003 to 2005, and the roads, lakes and clubhouse tract were deeded to the association in 2003.

Data updated: October 2026 (recorded declarations and deeds, Lee County Clerk, read October 13, 2026).

Timeline

A local developer family

One local developer family built all of Morton Grove: the land condominium and The Manor were declared through the family's land trust, and The Colony by the family's company, with a developer office on Bonita Beach Road in Bonita Springs. The association was incorporated in 1987 to own and maintain the common property and "the surface water management system and the sewer system" for about 39 acres. Morton Grove was never a gated or golf community, never had a national builder and never had a CDD.

Twelve phases on the original plan

The record carries twelve sections in all: land-condominium Phases I to VII, The Manor's Phases 8 and 9 (in lettered sub-phases) and The Colony's Phases 10 to 12. The land-condominium declaration first described 124 units; the phase amendments for Phases III and I explain that "Due to the requirements of the Lee County Building Code, each parcel herein described is comprised of two units of the originally-described phase", so 124 original units were built as 80 home sites. The state's condominium register still lists the land condominium at its declared 124 units.

Worked example, the counts: 44 detached homes plus 36 villas is 80; 25 Manor buildings of 4 is 100; 11 Colony buildings of 4 is 44; 80 plus 100 plus 44 is 224 homes, of which 223 are in the county roll file.

Approved under Lee County before the City existed

Morton Grove's first phases were approved and built under Lee County. A Lee County development order covers the whole community on the county's development-order layer, but its text is not online. The City of Bonita Springs incorporated on December 31, 1999, by which time six of the seven land-condominium phases had been added and The Manor had been declared.

What the developer originally charged

The Colony's 2003 sales sheets, recorded with its declaration, priced first-floor units "FROM $147,900" and second-floor units "FROM $152,900" (developer marketing, 2003). The developer's original budget estimates appear in the shared-facility section below and the fee section of this guide, labelled as history.

Who Runs Morton Grove: One Association or Three?

Morton Grove in Bonita Springs has three associations: Morton Grove Owners Association (1987) runs the land condominium and owns the shared roads, both lakes and the clubhouse and pool tract; The Manor and The Colony each have their own condominium association; there is no master association, and every buyer belongs to exactly one.

Data updated: October 2026 (Florida Division of Corporations and DBPR condominium register, read October 13, 2026).

The three associations

All three are active with 2026 annual reports on file with the state. Managers change and the state records disagree on who manages the land condominium, so this page names no manager.

What ties the three sections together

The three sections share the private roads, the lake and recreation tract (4.65 acres, with the clubhouse and pool) and the east lake tract (2.85 acres). Morton Grove Owners Association owns them, The Colony's association holds its recorded 19.643 percent share, and both condominiums' recorded budgets carry a line for "Fees to Morton Grove, A Condominium For Shared Common Facilities". A matching share deed for The Manor was not found in the record.

Who owns the roads, the lakes and the clubhouse

The October 2003 deeds conveyed the private road tracts and the lake and recreation tract (Official Records Book 4108 Page 4224) and the east lake tract (Book 4108 Page 4222) to Morton Grove Owners Association, with the developer reserving "the right of ingress/egress and use". The association then deeded the 19.643 percent interest to The Colony's association.

Shared-facility fees in the condominium budgets

The Manor's recorded 1999 to 2000 budget carried a shared-facility fee of $29,720 a year, and The Colony's recorded 2003 to 2004 budget $13,200 a year: monthly lines of $2,476.67 and $1,100.00, which stand in the ratio of 100 units to 44. Those are the developer's original estimates; today's shared-facility fee is in each condominium's current budget, which is not in the public record.

Association records a buyer can see

Florida law requires an association managing a condominium of 25 or more units to post its official records on a website or app, with owner access (section 718.111, Florida Statutes), and all three Morton Grove condominiums exceed 25 units. A resale seller gives the buyer the declaration, articles, bylaws, rules, the latest annual financial statement and budget and the "Frequently Asked Questions and Answers" sheet (section 718.503).

What Do the Morton Grove Declarations Say?

Three recorded declarations govern Morton Grove in Bonita Springs: the 1990 land-condominium declaration (approval of every sale and lease, exterior and roofing standards, an RV and visible-boat ban), and the 1999 Manor and 2003 Colony declarations (sale approval with a possible interview, pet approval, association-insured buildings); none contains an age restriction.

Data updated: October 2026 (recorded declarations of condominium, Lee County Clerk, read October 13, 2026).

The documents and where to read them

Selling: association approval in all three

In the land condominium every sale, lease, gift or other transfer needs the association's approval; a sale is decided within 15 days, and if the association disapproves a sale the owner may demand that it furnish a purchaser. In The Manor and The Colony: "No unit owner may transfer title to a unit or any interest therein by sale or gift without the prior written approval of the transfer by the Association, except to another unit owner"; the owner gives 30 days' notice, "The Association may require personal interview", and the association decides within 30 days.

Exterior, roofing and building standards in the land condominium

Every improvement in the land condominium needs association approval, "including aesthetic considerations". Roofs are "GAF Timberline shingles, cement tile, or metal approved by the Association"; siding is "metal lathe or concrete block with smooth/textured stucco"; the minimum roof pitch is 4 in 12; air-conditioning units and garbage containers are screened; and exterior antennas, clotheslines and outside storage are not allowed. Party walls are allowed on designated lines, with the cost shared.

Use, signs and alterations in The Manor and The Colony

Manor and Colony units are residential only. An exterior alteration to a building needs the written approval of all the owners in that building and the board, and a sign needs the association's advance approval. Land-condominium homes are "occupied only by a family and guests, as a residence and for no other purpose".

Mortgages and transfers

The land-condominium declaration also requires association approval of a mortgage, except one to a bank, life insurer, savings and loan or the seller (section 12.4). The Manor and Colony declarations carry no mortgage approval clause, only the transfer approval above.

No age restriction in any recorded document

The recorded documents contain no age restriction.

Changing the declarations

Amending the land-condominium declaration takes 75 percent of the board and 75 percent of all votes, or 80 percent of all votes, among the routes it sets out, and no amendment may change a unit's share without that owner's consent. Under section 718.110(13), Florida Statutes, an amendment "prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units" applies only to owners who consent to it and to owners who take title after it.

What Do Morton Grove Association Fees Cover, and What Does It Cost to Own?

Each Morton Grove section in Bonita Springs pays its own association quarterly in advance; the land-condominium assessment covers the shared roads, lakes, clubhouse and pool and the common grounds while owners insure their houses, and the Manor and Colony assessments also cover the buildings, their insurance and, as budgeted, water and sewer; current amounts are in each budget and estoppel, not the public record.

Data updated: October 2026 (recorded declarations and budgets, Lee County Clerk, read October 13, 2026; 2025 Lee County tax bills; Bonita Springs Utilities tariffs effective January 1, 2026).

The fee stack, section by section

No current regular assessment of any of the three associations is published in a dated first-party document, and we never quote a dues figure from a listing. The current amounts are in each association's adopted budget and on the seller's estoppel certificate. Current practice beyond the recorded text is not public.

What the developer originally budgeted

As history only: the developer's original estimate in The Manor's recorded 1999 to 2000 budget put an owner's share at $120.00 a month, and The Colony's recorded 2003 to 2004 budget at $164.00 a month; the 1990 land-condominium declaration capped assessments during the developer's guarantee at $65.60 a unit a month. Those figures show what the assessments were built to cover, not today's dues; today's amount is in the current budget.

Property taxes: three 2025 bills

Source: Lee County Tax Collector, 2025 bills for three sampled Morton Grove homes, millage code 017, read October 13, 2026. None of the three bills carries a CDD, MSBU, street-light or fire assessment line. Tax district 017 levied 12.7970 mills in 2025: Lee County 3.7623, school (local) 2.2480 and (state) 3.0710, City 0.8470, library 0.4218, South Florida Water Management District 0.0948, Everglades 0.0327, Okeechobee basin 0.1026, Bonita Springs Fire 1.9466, hyacinth 0.0192, mosquito 0.2116 and West Coast Inland Navigation 0.0394. The City adopted its FY 2026-27 rate at 0.8411 mills, "equal to the rolled-back rate", under Resolution 26-027 on September 23, 2026. The Property Appraiser's preliminary 2026 book shows district 017 at a proposed 12.8217 mills with the City at its earlier 0.8470 proposal and the fire district at a proposed 2.0100; with the City's adopted 0.8411 the proposed total is 12.8158 mills, still a proposal. The City stormwater charge is $20 for residential structures under 1,800 square feet of impervious area and $50 above it, which matches the bills.

What a buyer's tax bill might look like

Illustration only; the Property Appraiser sets the value and a homestead exemption lowers it. At 12.7970 mills with no exemption, if the taxable value equalled each section's median:

Never read a buyer's bill from a seller's: the homestead exemption and the Save Our Homes cap reset on sale.

Estoppel and closing charges

All three Morton Grove sections are condominiums, so section 718.116, Florida Statutes, governs the estoppel certificate: the statutory base is $250, and the current DBPR-adjusted caps are $299 for the certificate, $119 more for delivery within 3 business days and $179 more if the account is delinquent. An association may charge less, and it issues the certificate within 10 business days of a request. Worked example, the caps: $299 plus $119 is $418 expedited, and plus $179 more is $597 if the account is also delinquent. The same section makes a buyer jointly and severally liable with the previous owner for unpaid assessments that came due up to the transfer of title, which is why the estoppel matters. The only working-capital payment in the recorded texts, twice the monthly assessment, applied to first buyers from the developer; no resale capital contribution or transfer fee appears in any recorded text read, and application and approval fees are not public.

Water, sewer and trash

Bonita Springs Utilities serves Morton Grove; its headquarters on East Terry Street is about half a mile away. Its tariffs effective January 1, 2026 charge $4.61 an account a month, plus, on the single-family schedule, a water base of $9.18 and a wastewater base of $32.27 a unit a month, with water at $4.15 to $6.80 per 1,000 gallons in four tiers and wastewater at $4.19 per 1,000 gallons capped at 16,000 gallons. On the multi-family master-metered schedule the bases are $7.34 for water and $25.82 for wastewater a unit.

Worked example, the fixed monthly charges before usage: on the single-family schedule $9.18 plus $32.27 plus $4.61 is $46.06; on the multi-family schedule $7.34 plus $25.82 is $33.16 a unit, with the account's billing charge on the master meter. The Manor and Colony recorded budgets of 1999 and 2003 put water and sewer "Metered to the Association", but how the buildings are metered today is not public, so we do not compute a monthly bill.

Trash: the 80 land-condominium homes are on Lee County curbside collection by Waste Management on Friday (once a week, with garbage, recycling and yard waste out by 5:30 a.m.); The Manor and The Colony sit outside the curbside area and use association-arranged multi-family collection, since Lee County treats five or more units as multi-family.

No CDD and no special district

There is no community development district: none of the three sampled 2025 bills carries a CDD or other special-district line, and every bill and parcel carries the Bonita Springs Fire Control and Rescue District. The City's August 18, 2026 vote approved up to $35,000,000 in general obligation bonds for the Bonita Estero Rail Trail (certified 8,971 yes, 4,175 no); the per-home cost is not in a primary record.

Electric, internet and cable

Florida Power and Light provides electricity. Internet and cable are arranged by each owner; no community-wide agreement appears in the public record, and the land-condominium declaration bars exterior antennas.

Can You Rent Out a Home in Morton Grove?

Renting in Morton Grove, Bonita Springs depends on the section: every land-condominium lease needs association approval within 10 days and a disapproved lease cannot be made, while the recorded Manor and Colony declarations contain no leasing clause; any minimum term or cap would sit in a later amendment or board rule not in the public record.

Data updated: October 2026 (recorded declarations, Lee County Clerk, read October 13, 2026).

The land condominium: approval of every lease

Under the 1990 land-condominium declaration, every lease of a detached home or villa needs the association's approval, decided within 10 days, and a disapproved lease "shall not be made". The 1990 text sets no minimum lease term, so the length of a lease is part of what the association approves.

The Manor and The Colony: what the declarations do and do not say

The recorded Manor and Colony declarations contain no leasing clause. That is not the same as "no restrictions": a later amendment or a board rule could set a minimum term or a cap, and none was found in the public record. A buyer planning to rent asks the seller for the condominium's current rules and amendments early.

Rental amendments under Florida law

Under section 718.110(13), Florida Statutes, an amendment that prohibits renting, changes the rental term or limits the number of rentals applies only to owners who consent to it and to owners who take title after it. A buyer takes title after any amendment already recorded, so the recorded set at the time of purchase is the one that binds the buyer.

Short-term and seasonal rentals

No recorded minimum lease term was found in any of the three declarations. That does not make short stays allowed or banned: in the land condominium every lease needs approval, and in The Manor and The Colony the current association documents decide. We do not describe any Morton Grove home as a short-term rental.

Rental rules at a glance

What Are the Morton Grove Rules on Pets, Vehicles and Changes to Your Home?

In The Manor and The Colony at Morton Grove in Bonita Springs a pet needs association approval; in the land condominium the recorded declaration bars commercial vehicles, recreational vehicles and house trailers and allows a boat or trailer only inside a garage out of sight, and every exterior change, roof or landscaping project needs association approval.

Pets

The Manor and Colony declarations both say, at section 10.1.6: "No unit owner shall be permitted to keep a pet in any unit or on the common elements without the approval of the association." The land-condominium declaration has no pet clause. Board rules on pet size or number are not in the public record.

Cars, trucks, RVs and boats

The land-condominium declaration, at section 5.1 b 6, bars commercial vehicles and "swamp buggies, house trailers, motor homes and other recreational vehicles, beach buggies, stock cars", and says "Boats or boat trailers shall not be permitted unless enclosed in a garage or other suitable structure so that they will not be visible." Every land-condominium home has a garage on the roll. In The Manor each unit has one covered space plus shared guest spaces, and in The Colony a single-car garage; their parking rules are not in the declarations, so the board's rules decide.

Roofs, siding and exterior changes in the land condominium

Every improvement to a detached home or villa needs the association's approval, including its look. A new roof must be "GAF Timberline shingles, cement tile, or metal approved by the Association", with a minimum pitch of 4 in 12; siding is metal lath or concrete block with smooth or textured stucco; air-conditioning units and garbage containers are screened. A shared party wall's cost is split between the two owners.

Changes to a Manor or Colony building

In The Manor and The Colony, an exterior alteration to a building needs the written approval of all the owners in that building and the board. The association, not the owner, maintains the building exterior and roof.

Signs, antennas and outside storage

The land-condominium declaration bars exterior antennas, clotheslines and outside storage. In The Manor and The Colony, signs need the association's advance approval.

Hurricane shutters and roof work

Roof, window and shutter work needs a City of Bonita Springs permit, and in the land condominium the association's approval as well. No shutter rule beyond the recorded approvals is in the public record. The City's permit file shows the Manor re-roofs of 2018 and the Colony re-roofs of 2020.

What Amenities Does Morton Grove Have?

Morton Grove in Bonita Springs shares one clubhouse and one screened pool, built in the 1990s on the 4.65-acre lake and recreation tract beside the larger of two stormwater lakes and owned by the land condominium's association; there is no spa, fitness room, court, golf course, marina or dock.

Data updated: October 2026 (Lee County Property Appraiser cost card and Florida Department of Health pool list, read October 13, 2026).

The clubhouse

The Lee County Property Appraiser's cost card, generated October 13, 2026, describes a one-story concrete-block and stucco clubhouse built in 1995 with a 2,132-square-foot base, a 762-square-foot open porch and a 984-square-foot patio from 1995. In short, a 1995 clubhouse of about 2,100 square feet with a screened pool. The 1990 declaration had promised a swimming pool in "the Lake and Recreation Area (Tract B)" before the third added phase.

The pool

The Florida Department of Health's Statewide Pool List of September 1, 2026 carries permit 36-60-00988, "Morton Grove Pool", 33,000 gallons with a bathing load of 34, owned by Morton Grove Owners Association, Inc. The pool dates from the 1990s; a single build year is not proven on the records. The two-story screen enclosure of 3,034 square feet was replaced under a City permit issued December 14, 2016 and finaled February 1, 2017.

The two lakes

Two stormwater lakes belong to the association: the larger, western lake on the 4.65-acre lake and recreation tract with the clubhouse at its north-west corner, and the smaller east lake on a 2.85-acre tract, about 7.5 acres of lake and recreation land in all. There are no docks, and the recorded documents read neither grant nor forbid fishing. The lakes are stormwater lakes; no record connects them to the Imperial River or the Gulf by boat.

Who may use the clubhouse and pool

The land-condominium owners use them through the association that owns the lake and recreation tract; The Colony's owners through their association's recorded 19.643 percent share of the shared tracts; and both condominiums' recorded budgets carry a shared-facility fee. Clubhouse and pool hours, guest rules and tenant use are not in the public record.

What is not here

No spa, fitness room, tennis or pickleball court, playground, dock or gazebo appears on the state pool list, the cost card or the 2025 county aerial. There is no golf course, marina or beach inside Morton Grove. The nearest public golf is Bonita Fairways Golf Club, which describes itself as "a privately owned 18 hole public executive golf course ... Par 61, 3500 yard", about 2.7 road miles and 7 minutes away. Lee County's Imperial River Boat Ramp, with two ramps and a paddlecraft launch at "$5 per day, per vehicle", is about 5.2 road miles and 10 minutes away.

Amenities at a glance

Is Morton Grove Gated, and How Do You Get In and Out?

Morton Grove in Bonita Springs is not gated: three open entrances, Morton Grove Drive at East Terry Street and two openings on Morton Avenue, lead onto private roads owned by the association; Lee County's subdivision record marks it "not gated" and no gate permit or recorded gate clause exists.

Data updated: October 2026 (Lee County road and subdivision records and the 2025 county aerial, read October 13, 2026).

The three entrances

The three open vehicle entrances are Morton Grove Drive at East Terry Street on the south, Londonderry Lane at Morton Avenue on the west and Morton Grove Drive at Morton Avenue on the north-west. Lee County's subdivisions layer lists "MORTON GROVE LAND" with Gated "N"; the 2025 county aerial shows no gate, arm, booth or call box at any entrance; the City's permit system shows no gate, gatehouse or call-box permit on any Morton Grove street; and no recorded declaration read contains a gate clause.

Private roads, maintained by the association

The five interior streets are private, owned by the association since the October 2003 deed, and maintained by neither the City nor the County. Their upkeep is part of what the assessments pay for.

Morton Avenue and East Terry Street

Morton Avenue along the west edge is a City minor collector, two lanes, 40 mph, on a 60-foot right of way. East Terry Street along the south edge is a City major collector, two lanes, 40 mph. The City's East Terry Street Stormwater and Multi-Use Pathway Project is under way along that edge, with a traffic shift from Imperial Parkway east to I-75 that began October 6, 2026.

I-75 access

I-75 runs about 0.15 mile west of the community. Exit 116 at Bonita Beach Road is about 6 minutes away free-flow, 2.8 miles from the entrances.

Walking, cycling and transit

On foot, the YMCA across East Terry Street is a 2 to 9 minute walk, Pine Lake Preserve 7 to 14 minutes, and Bonita Nature Place and Cullum's Trail about 0.7 mile, 15 to 23 minutes. Groceries are a drive: the nearest Publix is about 40 minutes on foot. On transit, Morton Grove lies just outside LeeTran's Bonita Springs ULTRA on-demand zone, whose edge runs along East Terry Street and covers its south side, and the nearest fixed-route bus, Route 600, stops on Old 41 Road about 1.9 miles west.

What Flood Zone Is Morton Grove In?

The flood zone in Morton Grove, Bonita Springs depends on the parcel: FEMA's map puts every Manor and Colony unit and 66 of the 80 land-condominium homes in Zone AE and 14 detached homes on Morton Grove Drive in Zone X; the flooding source is the Imperial River, with mapped base flood elevations of 13 to 14 feet.

Data updated: October 2026 (FEMA National Flood Hazard Layer read October 13, 2026; Lee County panels 12071C0657G effective November 17, 2022 and 12071C0676F effective August 28, 2008, revised 2010 and 2020).

Two FEMA panels meet at Morton Grove

FEMA's flood map for Morton Grove is two Lee County panels. Panel 12071C0657G, effective November 17, 2022, covers the western part: most of The Manor and Phases 5 to 7. Panel 12071C0676F, effective August 28, 2008 and revised by FEMA Letters of Map Revision effective June 17, 2010 and October 13, 2020, covers the eastern part: The Colony, the east edge of The Manor and Phases 1 to 4. Two Collier County panel numbers that FEMA's index also returns here are index tiles, not the map in force. Read the map itself on FEMA's National Flood Hazard Layer.

Flood zone by section

Zone checked at the centre of every home's parcel on October 13, 2026. All 14 Zone X homes are detached homes at the south and east end of Morton Grove Drive, in Phases 1 and 2.

Lot lines and the edge of Zone X

Read by lot lines rather than centres, 60 land-condominium lots lie wholly in Zone AE, 5 wholly in Zone X and 15 straddle both. No floodway, no shaded Zone X and no coastal V zone touches any Morton Grove parcel.

Base flood elevation and the Imperial River

Every FEMA letter for a Morton Grove structure names the Imperial River as the flooding source. The AE zones here are riverine, so the map prints no single base flood elevation for the community. FEMA's mapped base flood elevations at and beside Morton Grove run from 13 to 14 feet (NAVD88), rising toward the east, and the revised Imperial River profile alongside reads 13.7 to 14.1 feet.

Ground height against the flood elevation

USGS 1-meter lidar from 2018, read at the centre of 224 homes, puts the ground at 13.4 to 14.9 feet NAVD88, with a median of 14.3 feet: The Manor 14.4, The Colony 14.7 and the land condominium 14.2. So the ground here sits mostly at or a little above the mapped flood elevations. Zone X is not higher ground: the 14 Zone X homes read a median of 14.4 feet and the AE homes 14.3, the same within lidar error. Lidar measures ground, not a home's finished floor, which only an elevation certificate gives.

FEMA letters for four Phase 3 homes

Four FEMA Letters of Map Amendment issued from 2010 to 2014 removed four Phase 3 detached homes on Londonderry Lane from the special flood hazard area, with lowest adjacent grades of 13.8 to 14.0 feet NAVD88 and the Imperial River as the flooding source. No letter covers a Manor or Colony building. We do not identify the homes.

What a buyer checks for a specific home

For a specific Morton Grove home we read the zone at its parcel, ask the seller for any elevation certificate and any FEMA letter, and look up the City's elevation certificate search. The lender's own flood determination decides whether a mortgage requires flood insurance, and a FEMA letter itself says a lender may still require it after removal. The City's design flood elevation is FEMA's base flood elevation plus one foot, about 14 to 15 feet NAVD88 here.

Sample points across Morton Grove

Twelve points read on FEMA's National Flood Hazard Layer, October 13, 2026. Every point also returned storm-surge zone 3 and a 160 mph design wind speed, and FEMA's pending and preliminary maps carry no zone change at any point.

How Do Hurricanes and the Imperial River Affect Morton Grove?

Morton Grove's storm risk in Bonita Springs is mostly the Imperial River and rain, not open-Gulf surge: Irma's crest at the river gauge about a mile south is the highest in its published record and Ian crested about 2 feet lower; NHC's maps show no surge flooding in Category 1 or 2 scenarios; the county places every home in evacuation Zone C.

Data updated: October 2026 (USGS Imperial River gauge record and Lee County evacuation zones, read October 13, 2026).

Evacuation Zone C

Every Morton Grove home sits in Lee County Evacuation Zone C and storm-surge zone 3. The county's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B." For Hurricane Milton, Lee County ordered Zones A and B to evacuate on October 7, 2024; for Ian, it ordered Zones A and B and "select parts of C" on September 27, 2022. Whether Morton Grove's part of Zone C was among those select parts is not established in the record.

Storm surge scenarios

On our reading of the National Hurricane Center's storm surge risk maps at all 224 homes, a near-worst case at high tide: no surge flooding in Category 1 or 2 scenarios; under 3 feet above ground in a Category 3 scenario, with one home over 3 feet; more than 6 feet in a Category 4 scenario; and more than 9 feet in the strongest scenario. These maps show a planning worst case, not a forecast for any storm.

The Imperial River record: Irma, Ian and Milton

USGS gauge 02291500 on the Imperial River near Bonita Springs, about a mile south, holds 45 annual peaks from 1936 to 2017. Hurricane Irma's crest, 14.34 feet gage height on September 15, 2017, is the highest of them. Ian's crest was 12.32 feet on October 3, 2022, five days after landfall and about 2 feet lower; Milton's was 11.82 feet on October 10, 2024. Gage height is measured on the gauge's own datum, which is not published, so it is not a ground or flood elevation and cannot be compared with the 13 to 14 foot base flood elevations above.

What the City's flood plan says about Morton Grove

The City's 2018 draft Flood Reduction and Watershed Restoration Plan names Morton Grove among the neighbourhoods its planners met after Irma and among those in the City's 2017 request for "detailed engineering studies of hardest hit flooded neighborhoods". It also notes that a small culvert on the Imperial River's North Branch, blocked by vegetation, collects water from areas north and south of East Terry Street, Morton Grove among them. That is the plan's 2018 draft finding; whether the culvert has since been cleared is not public.

Hurricane Ian in the record

Hurricane Ian made landfall at Cayo Costa as a Category 4 hurricane on September 28, 2022, according to the National Hurricane Center's Tropical Cyclone Report. Lee County's public storm-damage layers show no Morton Grove features, which is not proof that no home was damaged; the record does not show what each home experienced.

Design wind speed and building eras

Every Morton Grove parcel carries a 160 mph design wind speed (Risk Category II, for houses and the condominium buildings) inside the wind-borne debris region. The detached homes and villas date from 1990 to 2003, The Manor from 1999 to 2003 and The Colony from 2004 to 2005. The statewide Florida Building Code took effect March 1, 2002, so some buildings predate it and The Colony was built under it. Every home in the roll file is more than 20 years old.

After a storm: repair, rebuild and the 50 percent rule

Under the City's substantial improvement and substantial damage notice, repairs or improvements costing 50 percent or more of a building's market value (the Property Appraiser's value unless an appraisal is submitted) must meet current flood rules, built to the City's design flood elevation of the base flood elevation plus one foot. The City's Comprehensive Plan Policy 1.5.1 lets a building damaged more than 50 percent be rebuilt to its legally documented use and density if it meets current flood elevation and building codes, and one damaged less than 50 percent be rebuilt to its original condition under current codes. The land-use section of this guide explains why that matters here.

How Does Insurance Work for a Morton Grove Home or Condo?

In the Morton Grove land condominium in Bonita Springs each owner insures the house at full replacement value and the association insures the common areas; in The Manor and The Colony the association insures the buildings, the recorded declarations including flood coverage, and owners insure interiors and contents; Citizens' flood rule and the City's Class 5 flood discount apply by zone.

Data updated: October 2026 (recorded declarations; Citizens flood page and FEMA CRS release read October 13, 2026).

Who insures what

A land-condominium owner also repairs casualty damage within 60 days under the declaration.

Citizens' flood requirement

Citizens Property Insurance requires flood coverage on new and renewing personal residential policies that include wind coverage: inside the special flood hazard area already, outside it phased in by Coverage A ($600,000 from January 1, 2024, $500,000 from January 1, 2025, $400,000 from January 1, 2026), and on every such policy from January 1, 2027. Citizens adds: "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage." So the rule does not reach a Manor or Colony owner's own unit-owner policy, while it does reach a wind-covered Citizens policy on a land-condominium house; how a carrier writes a land-condominium house is the carrier's decision.

Flood insurance and mortgages

A federally backed mortgage on a building in the special flood hazard area requires flood insurance. That covers every Manor and Colony building and the 66 land-condominium homes in Zone AE, less any home a FEMA letter removed; the four Phase 3 letters themselves say a lender may still require flood insurance after removal. The 14 Zone X homes are outside the lender's rule, though Citizens' 2027 rule still reaches a wind-covered Citizens policy there.

The City's flood insurance discount

The City of Bonita Springs is a Class 5 community in FEMA's Community Rating System, according to FEMA's Community Status Book and the City's own release. That takes 25 percent off National Flood Insurance Program policies rated in the special flood hazard area and 10 percent off policies outside it.

Roof age, inspections and wind mitigation

Florida law bars an insurer from refusing to write or renew a policy solely because of the age of a roof under 15 years old, and for an older roof an inspection showing at least five years of remaining life prevents a refusal on age alone (section 627.7011, Florida Statutes). Every home here is more than 20 years old by roll year, which is the age at which Citizens asks for a four-point inspection. Wind mitigation inspections use form OIR-B1-1802 (Rev. 04/26) from April 1, 2026, according to a Citizens bulletin of March 19, 2026.

My Safe Florida Home

Florida's My Safe Florida Home program (section 215.5586, Florida Statutes) serves homesteaded, site-built single-family homes insured for $700,000 or less and built before January 1, 2008. Every Morton Grove home passes the year test; whether a land-condominium house or a condominium unit qualifies is the program's decision.

No structural integrity reserve study or milestone inspection

Section 718.112(2)(g), Florida Statutes, the structural integrity reserve study, "does not apply to buildings less than three stories in height", and section 553.899, the milestone inspection, applies to buildings "three habitable stories or more in height". Every Manor and Colony building is two stories, and the land-condominium homes are owner-maintained one and two-story dwellings, so neither law applies. Florida's general reserve rule, section 718.112(2)(f), still requires reserves for roof replacement, painting, paving and items over $25,000 unless a majority of all voting interests waives or reduces them; each association's current funding or waiver is not public. The Manor's 1999 budget recorded the developer's note "DEVELOPER WILL VOTE ITS UNITS AGAINST THESE RESERVES", which is history.

What Schools Serve Morton Grove?

At every address and point tested across all three sections, Morton Grove in Bonita Springs is in Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3 under the School District of Lee County's 2026-2027 plan; Bonita Springs Elementary, Middle and High are each about 7 to 8 minutes away.

Data updated: October 2026 (School District of Lee County 2026-27 locator and enrollment plan; FLDOE 2025-26 grades as of September 1, 2026).

We ran the district's SchoolSite Locator, "Lee County 26-27", at 18 tests on October 13, 2026: seven addresses, seven points and four corners across The Manor, The Colony and the land condominium. Every test returned Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3. Confirm with the district's lookup at contract.

Zone schools and grades

Grades are the Florida Department of Education's 2025-26 school grades, as of September 1, 2026; drive times are free-flow from the entrance.

How school choice zones work

Under the district's Student Enrollment Plan 2026-2027, approved by the Board on December 1, 2025, a zone is a choice zone, not a guaranteed seat. Elementary Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Middle Zone GG lists Bonita Springs Middle and Three Oaks Middle; High School South Zone sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, with Dunbar High by waiver.

The two-mile walk zone and school buses

The Plan says students who live "within 2 miles of the school", the P1 Safe-Walk Zone, "will not be provided District transportation", in its elementary, middle and high school sections. The district does not bus students who live within two miles of their school, and Bonita Springs Elementary and Bonita Springs High are each just under two miles away in a straight line (1.7 to 1.9 and 1.6 to 1.8 miles, about 2.6 and 3.0 by road); Bonita Springs Middle is just over (2.2 to 2.4 miles straight-line, about 2.4 by road). The district's own walk-zone map and measuring rule are not published, so confirm transportation with the district.

High school busing

The district's high school transportation page lists sub-zone S3 in the busing lists of Bonita Springs High, Estero High and South Fort Myers High.

Charter and private options

Bonita Springs Charter School, graded A for 2025-26, runs its own admissions. The National Center for Education Statistics' private school survey lists private schools within 10 miles of ZIP 34135.

How Far Is Morton Grove From Hospitals and Emergency Care?

Two emergency departments sit about 14 to 15 minutes from the Morton Grove entrance in Bonita Springs, Lee Health Coconut Point and NCH Bonita Springs; the nearest full hospital, NCH North Naples, is about 16 minutes away, and Lee Health's Gulf Coast Medical Center, which houses a Level II Trauma Center, about 31.

Emergency care

These are the nearest by drive time, not a ranking. The Bonita Community Health Center's Lee Convenient Care is urgent care, not an emergency department.

Lee Health and UnitedHealthcare in 2027

Lee Health's own notice says its hospitals and physicians stay in network with UnitedHealthcare commercial plans through December 31, 2026 and are out of network for UnitedHealthcare employer-based, individual and Medicare Advantage plans from January 1, 2027, and that "This network change between Lee Health and UnitedHealthcare will not affect your Medicare Supplement coverage." Emergency care is billed regardless of network. That is Lee Health's dated notice, not plan advice.

Fire and rescue

The Bonita Springs Fire Control and Rescue District serves every parcel. Its nearest station, Station 24 on Bonita Grande Drive, is about 1.5 to 1.8 road miles and 5 to 6 minutes away, and the district's own page states an ISO rating of 2 from its 2018 review.

How Long Is the Drive From Morton Grove to Everywhere?

Every trip from Morton Grove in Bonita Springs leaves by Morton Avenue or East Terry Street; free-flow, downtown Bonita Springs and I-75 are each about 6 minutes away, Bonita Beach Park about 14, Coconut Point about 15, Southwest Florida International Airport about 27 and downtown Naples about 31.

Drive times

Method: estimated free-flow drive times from the three Morton Grove entrances and seven interior points (OSRM routing on OpenStreetMap roads, no traffic), October 13, 2026. Season traffic adds time.

Groceries and errands

Groceries are a drive: Publix at Bonita Grande Crossing, open 7:00 a.m. to 10:00 p.m. daily, is about 1.8 miles and 5 to 6 minutes away, and about 40 minutes on foot. The Bonita Springs Public Library on Reynolds Street, about 2.4 miles and 6 to 7 minutes away, opens Monday 10 a.m. to 6 p.m., Tuesday noon to 8 p.m., Wednesday and Thursday 10 to 6, and Friday and Saturday 9 to 5, closed Sunday.

On foot, by bike and by bus

Across East Terry Street are the YMCA (2 to 9 minutes on foot), two soccer complexes and Pine Lake Preserve (7 to 14 minutes); Bonita Nature Place and Cullum's Trail are about 0.7 mile, 15 to 23 minutes. Morton Grove lies just outside LeeTran's Bonita Springs ULTRA on-demand zone, whose edge runs along East Terry Street, and the nearest fixed-route stop, on Route 600, is on Old 41 Road about 1.9 miles west.

Traffic on East Terry Street and Imperial Parkway

The City's East Terry Street construction moved traffic between Imperial Parkway and I-75 into a shifted pattern from October 6, 2026, and winter season adds minutes to every trip in the table above. We give no traffic counts.

What Is Near Morton Grove for Shopping, Beaches and Parks?

Across East Terry Street from Morton Grove in Bonita Springs sit the Bonita Springs YMCA, Lee County's 174-acre Pine Lake Preserve and two City soccer complexes; Publix is about 5 to 6 minutes by car, downtown Bonita Springs and the library about 6 to 7, and Bonita Beach about 14, with beach lot closures for Ian repairs this fall.

Across the street: the YMCA, Pine Lake Preserve and soccer fields

The Bonita Springs YMCA on Kent Road is a membership facility, open Monday to Thursday 5:00 a.m. to 9:00 p.m.; it is not a Morton Grove amenity. Lee County's Pine Lake Preserve, 174 acres, is open "Dawn to Dusk" with hiking trails and a pedestrian gate on Kent Road; "Visitors may park in the YMCA parking lot on Kent Road", and "Seasonal flooding occurs on some trails". The City's Bonita Soccer Complex has 3 lit fields and Marni Fields 3 fields, both a few minutes' walk away.

Nature trails and paddling

Bonita Nature Place, a City preserve, has a gopher tortoise preserve, a bat house, a butterfly garden and hiking trails, with no dogs allowed; Cullum's Trail, also the City's, is a 1.5-mile nature trail with a canoe and kayak launch. Both are about 0.7 mile on foot. Lee County's Imperial River Boat Ramp, with two ramps and a paddlecraft launch, is about 10 minutes away by car.

Groceries and everyday shopping

The nearest grocery is Publix at Bonita Grande Crossing, about 5 to 6 minutes by car. Coconut Point is about 15 minutes away and downtown Bonita Springs about 6.

Beaches and beach parking this fall

Bonita Beach Park is about 14 minutes away free-flow, but beach parking is changing this fall. Lee County Parks' pages, re-read October 13, 2026, say Bonita Beach Park's lot and amenities have been closed since September 8, 2026 for Ian repairs; the Beach Access #1 lot closes November 1, 2026, with pedestrian access staying open; Accesses #2 to #9 are free to park; and Little Hickory Island Beach Park's lot and amenities have been closed since September 8, 2026.

Libraries, gardens and arts

The Bonita Springs Public Library is about 6 to 7 minutes away. The Everglades Wonder Gardens, about 6 minutes away, charges $19 for adults, $14 for children aged 3 to 12 and $17 for seniors as of June 15, 2026, and runs First Sunday "EVERYONE'S A KID" days for residents with a Bonita Springs address on a photo ID; Morton Grove is inside the City. Arts Bonita runs a visual arts campus on Old 41 Road.

Golf nearby

Bonita Fairways Golf Club, an 18-hole public executive course, par 61, is about 7 minutes away by car.

What Does the City's Land Use Map Mean for Morton Grove?

The City of Bonita Springs' adopted map designates Morton Grove Density Reduction/Groundwater Resource, which allows one home per 10 acres for new development, while the community is zoned RM-2 and was built at about 5.7 homes an acre under Lee County approvals; the existing homes stay and can be rebuilt after a storm to their documented density, but no new homes can be added.

Data updated: October 2026 (City of Bonita Springs Comprehensive Plan and Future Land Use Map 2040, read October 13, 2026).

RM-2 zoning

The City's zoning layer puts all of Morton Grove, the condominiums included, in RM-2. Under the City's Land Development Code Table 4-521, RM-2 allows a maximum height of 35 feet and lot coverage of 45 percent, and density may not exceed what the property's future land use category allows.

DRGR on the adopted map

The City's adopted Future Land Use Map 2040, Comprehensive Plan Figure 1 under Ordinance 20-07, shows Morton Grove in Density Reduction/Groundwater Resource (DRGR), as do the City's future land use layer and a 2022 City staff report for the property next door. The plan's Future Land Use Element, Policy 1.1.21, limits DRGR residential use to "a maximum density of one dwelling unit per 10 gross acres". Worked example, the built density: 223 homes in the roll file on about 39 acres is about 5.7 homes per gross acre.

What it means for existing homes

In plain words, and not as legal advice: the existing Morton Grove homes are lawful existing development approved under Lee County before the City existed, and they may stay and be maintained. The map controls what can be added, not what already stands. The City decides any specific case.

Rebuilding after a storm

Comprehensive Plan Policy 1.5.1 lets a building damaged more than 50 percent be rebuilt to its legally documented use and density if it meets current flood elevation and building codes; one damaged less than 50 percent may be rebuilt to its original condition under current codes. The 50 percent test uses the building's market value, as the hurricane section of this guide explains.

No new homes

No new homes can be added: the map caps new density at one home per 10 acres, far below what stands. The county record shows one vacant-coded qualified sale in all recorded history ($112,900 in 1995, a new home recorded before it reached the roll) and no builder-direct sale since 2002.

What Is Being Built Around Morton Grove?

Around Morton Grove in Bonita Springs, the City's East Terry Street stormwater and multi-use pathway project is under construction along the south edge; Soltura at East Terry, a 200-unit rental community, already stands next door; a 54-townhouse proposal is under review about 0.4 mile away; and FDOT is widening I-75 west of the community.

Data updated: October 2026 (City of Bonita Springs register, City notices and FDOT project page read October 13, 2026).

East Terry Street stormwater and pathway project

In April 2026 the City awarded the East Terry Street Stormwater and Multi-Use Pathway Project, funded by HUD CDBG-MIT money through Florida Commerce and FHWA money through FDOT: stormwater work, a pedestrian and bike pathway, and water and wastewater lines. A traffic shift from Imperial Parkway east to I-75 began October 6, 2026. The City's 2024 design note listed "a roundabout at Morton Avenue"; whether the awarded contract builds it is not public.

Soltura at East Terry next door

Soltura at East Terry, a 200-unit build-to-rent community on 20 acres, touches Morton Grove's east side. The City rezoned it to a residential planned development in 2022 on the former Glades Haven mobile home park, whose future land use had been changed from DRGR to High Density Residential in 2007. It is already built.

City cases within a mile

The City's Projects of Interest register, read October 13, 2026, shows Red Hibiscus, a comprehensive plan amendment and rezoning for 54 townhouses on 9.7 acres about 0.4 mile away, filed September 16, 2026 and under review; a church site plan open since 2017 about 0.2 mile away; and small administrative items. No case is on Morton Grove land.

I-75 widening and noise walls

FDOT's project 452544-1, I-75 from Golden Gate Parkway to Alico Road, adds lanes between Immokalee Road and Bonita Beach Road, with its construction phase starting mid 2026 and "New noise walls in qualifying locations". A public hearing is set for October 27, 2026, and FDOT says noise-wall information "will be provided when available". Whether a wall is planned beside Morton Grove is not public.

Sewer projects in neighbouring streets

Bonita Springs Utilities' septic-to-sewer projects surround Morton Grove but do not include it: Sun Village Estates across Morton Avenue (main sewer complete, home connections May to November 2026) and Lakes of Sans Souci across East Terry Street. Those neighbourhoods' connection charges do not apply to Morton Grove, which sits inside Bonita Springs Utilities' water and sewer franchise.

Projects at a glance

How Does Morton Grove Compare With Nearby Communities?

Among nearby Bonita Springs communities, Morton Grove mixes three products under one name: two-bedroom condominiums at a $229,999 median (36 months), three-bedroom condominiums with garages at $310,000 (60 months) and detached homes and villas at $375,000 (36 months), against Paloma's newer houses at $635,000 and San Mirage's condominiums at $235,000 over 12 months.

Data updated: October 2026 (Lee County roll and recorded sales, the windows to September 25, 2026).

The benchmark table

Every row is the Lee County roll and recorded sales for the window shown, ending September 25, 2026. Windows differ, so compare each figure with its window.

Neighbours on Morton Grove's edges

Sun Village Estates across Morton Avenue is a separate single-family plat; Lakes of Sans Souci lies across East Terry Street; and Soltura at East Terry, a 200-unit rental community, touches the east side. Each has its own records, and none shares Morton Grove's roads, lakes or clubhouse.

Land condominium, condominium or cooperative?

Three forms of ownership sit within a mile. In Morton Grove's land condominium the owner owns the house and the land inside the unit's boundaries; in The Manor, The Colony and San Mirage the owner owns a unit in a building the association insures; and in the Imperial Bonita Estates cooperative the buyer holds a share in the cooperative and a proprietary lease, not a deeded lot.

Morton Grove vs Paloma: Which Community Fits Your Priorities?

Morton Grove and Paloma both sit in the City of Bonita Springs, in the same tax district, about a mile apart; Paloma is newer (2013 to 2019), gated, with a larger amenity center and higher prices, while Morton Grove is older (1990 to 2005), not gated, with a smaller shared clubhouse and pool, three condominium sections and lower prices per home.

Data updated: October 2026 (Lee County roll and recorded sales, the windows to September 25, 2026; FEMA National Flood Hazard Layer read October 13, 2026).

What you own

In Morton Grove a buyer owns a land-condominium house and the land inside its unit, or a Manor or Colony condominium unit, each under its own association. Paloma, about a mile north-west on Imperial Parkway, holds 151 houses, 44 villas and 136 Paloma Grande condominium units by its association's count, built 2013 to 2019.

Prices

Worked example, side by side, each in its own window (never subtracted across windows): Paloma's single-family homes sold at a $635,000 median and $289.96 per square foot over 12 months, against Morton Grove's land condominium at $375,000 and $293.83 over 36 months. Paloma Grande sold at $325,000 and $228.46 over 12 months, against The Manor at $229,999 and $233.98 over 36 months and The Colony at $310,000 and $217.70 over 60 months. The products, sizes and windows differ, so the comparison is a range, not a gap.

Association fees and rules

Morton Grove's assessments are not in the public record. Paloma's "Proposed 2026 Budget" sets a 2026 master assessment of $1,020.51 a quarter for a single-family home, and Paloma's buyers pay a $1,000 capital contribution; Morton Grove's recorded texts carry no resale capital contribution. On leasing, every Morton Grove land-condominium lease needs approval and the Manor and Colony declarations carry no leasing clause, while Paloma allows leases of 3 to 12 months with a 15 percent cap.

Flood and evacuation

Morton Grove's flood zone runs AE and X by parcel, with mapped base flood elevations of 13 to 14 feet from the Imperial River, and every home is in evacuation Zone C. Paloma's records show Zone AE on most of its lots, with FEMA letters, and Zone X on Paloma Grande's Phases 21 to 34, and Paloma sits in evacuation Zone B.

Amenities, entry and transit

Morton Grove shares a 1995 clubhouse of about 2,100 square feet and a 33,000-gallon pool, has no gate and lies just outside LeeTran's ULTRA zone. Paloma's 2015 clubhouse (3,326 square feet on the roll) has an 83,600-gallon pool, a fitness center, tennis and bocce, its entry has an RFID resident lane and a visitor kiosk, and it sits inside the ULTRA zone. Publix at Bonita Grande Crossing is about 5 to 6 minutes from Morton Grove against 9 to 10 from Paloma; the beach is about 13 to 14 minutes from Morton Grove against 14 to 15.

Decision table

Which fits which buyer's priorities

A buyer who wants a newer house or condominium behind an access-controlled entry, with fitness, tennis and bocce, looks at Paloma. A buyer who wants an older detached home, villa or two-story condominium at a lower price, evacuation Zone C and the YMCA and preserve across the street looks at Morton Grove.

What Are the Pros and Cons of Morton Grove?

Morton Grove's record in Bonita Springs shows clear strengths, three product types and price levels in one place with a shared clubhouse and pool, no CDD and evacuation Zone C, and clear trade-offs: older buildings from 1990 to 2005, Zone AE on most homes, no gate, association approval of every sale and assessment amounts that are not public.

What the record shows in Morton Grove's favor

• Three product types and price levels in one place: Manor condominiums at $229,999 (36 months), Colony condominiums at $310,000 (60 months) and detached homes and villas at $375,000 (36 months).
• A shared 1995 clubhouse and a state-permitted screened pool beside the larger lake.
• No CDD and no special-district line on the sampled 2025 tax bills.
• Two-story condominium buildings outside the structural integrity reserve study and milestone inspection laws.
• Evacuation Zone C, later than Zones A and B in the county's order.
• I-75 and downtown Bonita Springs each about 6 minutes away by car.
• The YMCA, Pine Lake Preserve and two soccer complexes across East Terry Street.
• Ground at the home centres mostly at or a little above the mapped flood elevations (median 14.3 feet against 13 to 14).

What a careful buyer should weigh

• Older buildings, built 1990 to 2005, every home more than 20 years old.
• Zone AE on every condominium unit and on 66 of the 80 land-condominium homes.
• No gate: three open entrances.
• Just outside LeeTran's ULTRA on-demand zone.
• Association approval of every sale in every section, and of every lease in the land condominium.
• Assessment amounts, reserves and any special assessment are not in the public record.
• The City's land-use map allows no new homes, so the existing homes are what there is.
• The Imperial River's record crest in Irma, and the City's 2018 draft plan naming Morton Grove among flooded neighbourhoods.

Thinking of Selling Your Morton Grove Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Morton Grove home in Bonita Springs well starts with pricing it as what it is, a Manor unit, a Colony unit, a villa or a detached home, against the recorded sales of its own section, then putting the association's approval steps, the estoppel and the parcel's FEMA record in front of buyers early. McGreevy and Comisar build every Morton Grove listing that way.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; Florida statutory rates read October 13, 2026).

If you're searching for the best Morton Grove listing agent, or thinking, 'I need to sell my house in Morton Grove...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price a Morton Grove home against the recorded sales of its own section and size, set it beside the declaration that decides its approvals and insurance, and put the FEMA record for its parcel in front of the buyer before the buyer's lender asks. In the last 12 months we tracked 9 Morton Grove sales in the Lee County record, and each one informs the number we give you. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Our Morton Grove seller guide covers pricing by section, the association approval your buyer needs, the estoppel certificate and the flood records a buyer's lender asks about.

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

Morton Grove sales in the last 12 months, by section

For the 12 months to September 25, 2026, Lee County recorded 9 qualified Morton Grove sales, from $180,000 to $512,500, all resales, too few for a median: 5 Manor units ($180,000 to $252,500), 3 detached homes ($260,000 to $512,500), 1 villa ($312,500) and no Colony unit. In each section's first window with 10 or more sales, The Manor recorded 15 sales at a $229,999 median (36 months), the land condominium 13 at $375,000 (36 months) and The Colony 13 at $310,000 (60 months).

What Morton Grove sellers say about working with us

Sellers describe the same thing in their reviews: a responsive team that moves a sale to the closing table.

★★★★★ "I would (and have) highly recommended Jesse McGreevy as a realtor. Our home sale went quickly and Jesse was very responsive to our personal needs. Excellent service." Verified Zillow review

★★★★★ "This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future." Verified Zillow review

What Is Your Morton Grove Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a Morton Grove number built on the recorded sales of homes in your section and of your size. For the Morton Grove walk-through, read What is my Morton Grove home worth?. For the wider city picture, our Bonita Springs home valuation page explains how we value homes across Bonita Springs.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

How we price a Morton Grove home

We start with the section and product, against its first window with 10 or more sales and the 12-month list: a Manor unit against The Manor's 36-month record, a Colony unit against The Colony's 60-month record, a villa or detached home against the land condominium's 36-month record and the product's own counts and ranges. Then size and bedrooms, the parcel's position (one of the five homes beside the pond, Zone AE or Zone X, any FEMA letter), condition and roof age, and for a condominium unit the building's re-roof history (the Manor buildings in 2018, the Colony buildings in 2020). Last come the estoppel certificate and any special assessment, which a buyer weighs as part of the price. We never price your home off a community-wide figure, because the 24-month community median mixes three products.

Seller closing costs at the section medians

Two statutory lines can be computed from the price, and the seller customarily pays both in Lee County; the contract controls. The deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, and the owner's title policy premium follows Florida's promulgated rate under Rule 69O-186.003, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above.

The buyer customarily pays the lender's title policy and the taxes on a new mortgage. Commission is negotiable and closing-fee amounts vary by title company, so commission and closing-fee amounts are not printed.

Documents a Morton Grove seller should gather first

Gathering these before the first showing shortens the path from contract to closing:

• The deed and your owner's title policy. The legal description names the section: the land condominium, The Manor or The Colony.
• The latest Lee County tax bill. It shows millage code 017 and the non-ad valorem lines; the buyer's own bill resets on sale.
• The condominium resale documents. For any Morton Grove home, since all three sections are condominiums: the declaration, articles, bylaws, rules, the latest annual financial statement and budget and the "Frequently Asked Questions and Answers" sheet (section 718.503, Florida Statutes).
• The estoppel certificate request. The association issues it within 10 business days of a request; it states what the account owes.
• The association's approval application. Every sale in every section needs approval, within 15 days in the land condominium and 30 days in The Manor and The Colony.
• Any FEMA letter or elevation certificate. Four Phase 3 homes hold FEMA letters; the City's elevation certificate search may hold one for your home.
• Roof and permit records. Your own invoices and permit cards for a detached home or villa; the association's re-roof record for a condominium unit.
• Any lease on file. A current lease and its approval, if the home is rented.

Five questions come up before almost every Morton Grove listing, and the full seller FAQ below covers many more.

How long does a Morton Grove home take to sell?

Days on market come from the Southwest Florida MLS, not the county record: Information not available at time of publishing (checked 2026-10-10). What the county record does show is that 5 of the 9 sales in the 12 months to September 25, 2026 recorded in September and October 2025. We pull the current pace for your section when you ask.

Does the Morton Grove association have to approve my buyer?

Yes, in all three sections. In the land condominium every sale needs the association's approval, decided within 15 days, and if the association disapproves, the owner may demand that it furnish a purchaser. In The Manor and The Colony the sale needs the association's prior written approval after 30 days' notice, the association may require a personal interview, and it decides within 30 days.

How do I get the Morton Grove estoppel certificate?

Your association issues it within 10 business days of a written request from the owner or the owner's designee, usually the title company, under section 718.116. The fee is capped: $299 now under DBPR's adjusted schedule, $119 more for delivery within 3 business days and $179 more if the account is delinquent, and the association may charge less.

Do I pay a transfer fee or capital contribution when I sell in Morton Grove?

No resale capital contribution or transfer fee appears in any recorded Morton Grove text we read; the only working-capital payment in the declarations applied to first buyers from the developer. The association's application fee, if any, is in its approval packet, and the estoppel shows any other charge.

Does my FEMA letter or Zone X status carry over to my buyer?

A FEMA Letter of Map Amendment stays with the structure it describes, so a buyer can use it; the letter itself says a lender may still require flood insurance. A Zone X home's zone comes from FEMA's map, not from the owner. Either way, the buyer's lender makes its own flood determination, and Citizens' 2027 rule reaches a wind-covered Citizens house policy in any zone.

See how we sell homes across the city on our Bonita Springs seller guide. Ready to sell in Morton Grove? Call Jesse direct at (239) 898-6072, or start with the free home valuation.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this Morton Grove guide, and our headquarters is right here in Bonita Springs, at 24031 S Tamiami Trl, a few minutes from Morton Avenue. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar price from the public record and advise on both sides of a Morton Grove sale.

Awards and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• #5 real estate team in Florida (RealTrends 2026)
• #1 real estate team in Bonita Springs (RealTrends 2026)

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

You can also read more about McGreevy and Comisar.

Our team

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

★★★★★ "Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process." Verified Google review

To see Morton Grove homes for sale, visit Bonita Springs at Domain Realty Group.

Selling a Morton Grove home? Call Jesse direct at (239) 898-6072. Buying in Morton Grove? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Ready to look? Start with buying a home in Morton Grove or our Bonita Springs buyer guide.

Morton Grove FAQ: Buyer Edition

Buyers ask what Morton Grove in Bonita Springs is, how a land condominium works, which association a home belongs to, what the recorded rules allow, how FEMA's map reads parcel by parcel and how it compares with Paloma. The answers below come from the recorded declarations and deeds, Lee County records, FEMA, the School District of Lee County and our own analysis, each tied to its source and date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; FEMA National Flood Hazard Layer read October 13, 2026; School District of Lee County 2026-27 zone data).

★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review

Is Morton Grove condos or single-family homes?

Both, and legally all of it is condominium. Morton Grove in Bonita Springs holds 44 detached homes and 36 attached villas in a land condominium, where each owner owns the house and the land inside the unit, plus The Manor's 100 two-bedroom units and The Colony's 44 three-bedroom units in two-story buildings.

What is a land condominium in Morton Grove?

In Morton Grove's 1990 declaration each "family living unit" is a building site bounded by vertical planes; the owner owns, insures and maintains the house on it, and the land outside the units, the roads, lakes and clubhouse tract, is common element. The county codes these homes single-family, while the state registers the land condominium as a condominium.

How many homes are in Morton Grove?

Morton Grove in Bonita Springs has 224 homes: 80 in the land condominium (44 detached and 36 villas), 100 in The Manor and 44 in The Colony. The county roll file behind every sales figure on this page carries 223 of them.

Is Morton Grove in the City of Bonita Springs?

Yes. Every Morton Grove record on the county roll carries the City's municipal code and tax district 017, and the City limits layer returns the City at every sample point, so City millage, zoning, permits and floodplain rules apply. The ZIP is 34135.

Is this Morton Grove in Florida or Illinois?

This Morton Grove is in Bonita Springs, Florida, on Morton Avenue at East Terry Street just east of I-75. It has nothing to do with the village of Morton Grove, Illinois, near Chicago, and no Illinois fact appears on this page.

Who built Morton Grove and when?

One local developer family built Morton Grove in Bonita Springs from 1990 to 2005: the land condominium from 1990 to 2003 through a family land trust, The Manor from 1999 to 2003, and The Colony from 2003 to 2005 through the family's company. The association was incorporated in 1987, before any home was built.

Does Morton Grove have an HOA?

Morton Grove has three condominium associations rather than a homeowners' association: Morton Grove Owners Association, Inc. for the land condominium, The Manor at Morton Grove Condominium Association, Inc. and The Colony at Morton Grove Condominium Association, Inc. There is no master association, and each buyer belongs to exactly one.

What are the association fees in Morton Grove?

The current assessments of the three Morton Grove associations are not in the public record; each association's adopted budget and the seller's estoppel certificate state them. All three bill quarterly in advance. We request the estoppel and budget for a specific home and put the figures in front of the buyer early.

What do the Morton Grove association fees cover?

In the land condominium, the assessment covers common-element landscaping and sprinklers, the private roads, the lakes and surface water system, the clubhouse and pool, common-element insurance and management, while the owner insures and maintains the house. In The Manor and The Colony it also covers the buildings, their insurance and reserves, and, as budgeted in 1999 and 2003, water and sewer.

Is there a master association in Morton Grove?

No. The recorded documents create three independent associations for the three Morton Grove condominiums. They share the roads, lakes and clubhouse tract that Morton Grove Owners Association owns, with The Colony holding a recorded 19.643 percent share and both condominiums paying a shared-facility fee in their budgets.

Is Morton Grove gated?

No. Morton Grove in Bonita Springs has three open entrances, one on East Terry Street and two on Morton Avenue, leading onto private roads the association owns. Lee County's subdivision record marks it not gated, and no gate permit or recorded gate clause exists.

Does Morton Grove have a clubhouse and pool?

Yes. A 1995 clubhouse of about 2,100 square feet with a screened pool stands beside the larger lake on the 4.65-acre lake and recreation tract. The state permits the pool, 33,000 gallons, to Morton Grove Owners Association.

Can Manor and Colony owners use the Morton Grove pool?

The Colony's association holds a recorded 19.643 percent share of the shared tracts, and both The Manor's and The Colony's recorded budgets carry a fee for the shared facilities, which include the clubhouse and pool. Hours, guest rules and tenant use are not in the public record, and a matching share deed for The Manor was not found.

Does Morton Grove have a spa, gym or tennis courts?

No spa, fitness room, tennis or pickleball court or playground appears on the state pool list, the Property Appraiser's cost card or the 2025 county aerial. The Bonita Springs YMCA across East Terry Street is a separate membership facility.

What are the floor plans in Morton Grove?

No record names Morton Grove's floor plans. By county heated area: detached homes run 1,138 to 1,879 square feet (median 1,537), villas 986 to 1,659 (median 1,147), every Manor unit 983 and every Colony unit 1,424, with 1,147 square feet repeated on 15 villas.

How big are The Manor units in Morton Grove?

Every Manor unit is a two-bedroom, two-bath home of 983 square feet of county heated area. The declaration lists "1208 square feet", a total figure measured differently, so the two numbers are not comparable.

Do The Colony units in Morton Grove have garages?

Yes. Every one of The Colony's 44 three-bedroom units has a single-car garage as a limited common element. Each Manor unit has one covered parking space instead.

Are the Morton Grove villas attached?

Yes. The 36 villas in Phases 4 and 5 are attached homes, classed "Attached Villa" by the county; the declaration allows party walls on designated lines with the cost shared, and 32 are one story and 4 two stories.

Do I need association approval to buy in Morton Grove?

Yes, in every section. The land-condominium association decides a sale within 15 days; The Manor and The Colony need prior written approval after 30 days' notice, may require a personal interview and decide within 30 days.

Can I rent out my Morton Grove home?

In the land condominium every lease needs association approval within 10 days, and a disapproved lease cannot be made. The recorded Manor and Colony declarations carry no leasing clause; any minimum term or cap would sit in a later amendment or board rule that is not in the public record.

Are pets allowed in Morton Grove?

In The Manor and The Colony a pet needs the association's approval under section 10.1.6 of each declaration. The land-condominium declaration has no pet clause. Board rules on size or number are not public.

Can I park an RV or boat in Morton Grove?

Not in the open in the land condominium: its declaration bars commercial vehicles, recreational vehicles, motor homes and house trailers, and allows a boat or trailer only inside a garage so it is not visible. Manor and Colony parking rules are not in their declarations.

Is Morton Grove age restricted?

The recorded documents contain no age restriction.

What flood zone is Morton Grove in?

It depends on the parcel. FEMA's map puts every Manor and Colony unit and 66 of the 80 land-condominium homes in Zone AE, and 14 detached homes at the south and east end of Morton Grove Drive in Zone X (minimal hazard); two Lee County panels meet at Morton Grove.

What is the base flood elevation in Morton Grove?

FEMA's mapped base flood elevations at and beside Morton Grove run from 13 to 14 feet (NAVD88), from the Imperial River, rising toward the east. Lidar puts the ground at the home centres at 13.4 to 14.9 feet, a median of 14.3, so mostly at or a little above them.

Did Morton Grove flood in Hurricane Irma or Ian?

The record does not show what each home experienced. Irma's 2017 crest at the Imperial River gauge about a mile south is the highest in its published record, and Ian crested about 2 feet lower; the City's 2018 draft flood plan names Morton Grove among the neighbourhoods its planners met after Irma.

What evacuation zone is Morton Grove?

Evacuation Zone C, and storm-surge zone 3, at every home. Lee County's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B."

Do I need flood insurance in Morton Grove?

A lender requires it on a federally backed mortgage in Zone AE, which covers every Manor and Colony building and most land-condominium homes. From January 1, 2027 Citizens requires flood coverage on every wind-covered personal residential policy in any zone; a Manor or Colony owner's own unit-owner policy is exempt.

Who insures the buildings in Morton Grove?

In the land condominium each owner insures the house at full replacement value, naming the association as additional insured. In The Manor and The Colony the association insures the buildings at full replacement value, its recorded text including "flood disaster insurance", and owners insure interiors and contents.

Do the Morton Grove condominiums need a structural integrity reserve study?

No. The structural integrity reserve study law does not apply to buildings under three stories, and the milestone inspection law starts at three habitable stories; every Manor and Colony building is two stories. Florida's general reserve rules still apply.

What are property taxes in Morton Grove?

Tax district 017 levied 12.7970 mills in 2025. Three sampled 2025 bills totalled $1,321.56 for a homesteaded detached home, $2,312.62 for a Manor unit and $2,804.33 for a Colony unit, neither condominium unit with an exemption. A buyer's bill resets on sale.

Is there a CDD in Morton Grove?

No. None of the three sampled 2025 Morton Grove bills carries a CDD or other special-district line, only City stormwater and solid waste charges.

Which schools serve Morton Grove?

At every address we tested, Morton Grove is in Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3 under the 2026-2027 plan. The district does not bus students who live within two miles of their school, and Bonita Springs Elementary and Bonita Springs High are each just under two miles away in a straight line; confirm transportation with the district.

How far is Morton Grove from the beach and the airport?

Free-flow, Bonita Beach Park is about 14 minutes from Morton Grove and Southwest Florida International Airport about 27. Bonita Beach Park's lot has been closed since September 8, 2026 for Ian repairs, and Beach Accesses #2 to #9 are free to park.

What is within walking distance of Morton Grove?

Across East Terry Street: the Bonita Springs YMCA (2 to 9 minutes on foot, a membership facility), two City soccer complexes and Lee County's 174-acre Pine Lake Preserve (7 to 14 minutes); Bonita Nature Place and Cullum's Trail are about 15 to 23 minutes. Groceries are a drive.

Can more homes be built in Morton Grove?

No new homes can be added. The City's adopted map designates Morton Grove Density Reduction/Groundwater Resource, which caps new density at one home per 10 acres, far below the about 5.7 homes an acre that stand. The existing homes stay and can be rebuilt after a storm to their documented density.

Is the Morton Grove community on public transit?

Morton Grove lies just outside LeeTran's Bonita Springs ULTRA on-demand zone, whose edge runs along East Terry Street. The nearest fixed-route bus, Route 600, stops on Old 41 Road about 1.9 miles west.

Who should I talk to about buying in Morton Grove?

Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We start with the section, its declaration and approval timeline, the parcel's flood zone and the building's insurance split, so you compare Morton Grove homes on the same footing.

Morton Grove FAQ: Seller Edition

Sellers ask what Morton Grove homes sell for by section, why the medians move, what approvals and documents a sale needs and what buyers and their lenders will ask. The answers below come from Lee County recorded sales, the recorded declarations, Florida Statutes and our own analysis.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; Florida statutory rates read October 13, 2026).

What do Morton Grove homes sell for?

In the 12 months to September 25, 2026, Lee County recorded 9 Morton Grove sales from $180,000 to $512,500, too few for a median. By section, in each first window with 10 or more sales: The Manor $229,999 (36 months), the land condominium $375,000 (36 months) and The Colony $310,000 (60 months).

Are Morton Grove prices going up or down?

The record shows medians, not a direction. Morton Grove's calendar median rose from $282,500 in 2023 to $333,500 in 2024 and read $241,250 in 2025, but the mix moved with it: 6 of 14 sales in 2024 were land-condominium homes and 7 of 12 in 2025 were two-bedroom Manor units.

Why did the Morton Grove median fall in 2025?

Because more two-bedroom Manor units sold. In 2025, 7 of the 12 sales were Manor units, against 4 of 14 in 2024, so the 2025 median of $241,250 reflects a cheaper mix rather than, by itself, a fall in prices.

What do Manor condos in Morton Grove sell for?

The Manor recorded 15 sales over the 36 months to September 25, 2026 at a $229,999 median, from $180,000 to $307,900, or $233.98 per square foot of county heated area. In the 12 months alone it recorded 5 sales from $180,000 to $252,500.

What do Colony condos in Morton Grove sell for?

The Colony recorded 13 sales over 60 months at a $310,000 median, from $180,000 to $335,000, or $217.70 per square foot of county heated area. It recorded no sale in the 12 months to September 25, 2026 and one, at $279,000, in 24 months.

What do detached homes and villas in Morton Grove sell for?

Neither reaches 10 sales in any window short of all history, so no median prints. Detached homes recorded 3 sales in 12 months ($260,000 to $512,500) and 6 in 36 months ($260,000 to $585,000); villas 1 in 12 months ($312,500) and 7 in 36 months ($290,000 to $379,000). Together, the land condominium recorded 13 sales at $375,000 over 36 months.

What is the price per square foot in Morton Grove?

Each in its own first window with 10 or more sales, per square foot of county heated area: the land condominium $293.83 (36 months), The Manor $233.98 (36 months), The Colony $217.70 (60 months) and the whole community $223.80 (24 months).

How many Morton Grove homes sold in the last year?

Nine in the 12 months to September 25, 2026, about 4 percent of the 223 roll homes: 5 of 99 Manor units, 4 of 80 land-condominium homes and none of the 44 Colony units.

How long does it take to sell a home in Morton Grove?

Days on market come from the MLS: Information not available at time of publishing (checked 2026-10-10). The county record shows that 5 of the 9 sales of the 12 months recorded in September and October 2025.

Does the Morton Grove association have to approve my buyer?

Yes, in all three sections. The land condominium decides within 15 days; The Manor and The Colony require prior written approval after 30 days' notice, may require a personal interview and decide within 30 days.

How long does association approval take in Morton Grove?

Up to 15 days for a land-condominium sale and up to 30 days for a Manor or Colony sale, after 30 days' notice, under the recorded declarations. Filing the application with the contract protects the closing date.

What documents must I give a Morton Grove condo buyer?

Under section 718.503, Florida Statutes, a resale seller gives the buyer the declaration, articles, bylaws, rules, the latest annual financial statement and budget and the "Frequently Asked Questions and Answers" sheet. Since all three Morton Grove sections are condominiums, this reaches the detached homes too; your attorney confirms the set.

What is the estoppel fee for a Morton Grove sale?

Florida's statutory base is $250, and the current DBPR-adjusted caps are $299 for the certificate, $119 more for delivery within 3 business days and $179 more if the account is delinquent: at most $418 expedited, or $597 if also delinquent. The association may charge less.

Who pays the estoppel fee in Morton Grove?

The purchase contract decides who pays; the statute only caps the fee and sets the 10-business-day delivery. Under Florida law a buyer is jointly liable with the seller for unpaid assessments due up to the transfer, which is why the certificate is ordered before closing.

Is there a transfer fee or capital contribution in Morton Grove?

No resale capital contribution or transfer fee appears in any recorded Morton Grove text we read; the declarations' working-capital payment applied only to first buyers from the developer. Application fees, if any, are in the association's packet.

What closing costs does a Morton Grove seller pay?

Two statutory lines the seller customarily pays in Lee County are the deed documentary stamps and the owner's title premium; the contract controls. At the section medians they total $2,835.00 for a Manor unit at $229,999, $3,795.00 for a Colony unit at $310,000 and $4,575.00 for a land-condominium home at $375,000.

Will my buyer's property taxes match mine in Morton Grove?

No. Homestead exemptions and the Save Our Homes cap reset on sale, so the buyer's bill is set from the county's value after the purchase, less the buyer's own exemptions. A seller's 2025 bill shows the rate and fees, not the buyer's total.

Does my Morton Grove FEMA letter transfer to the buyer?

A Letter of Map Amendment stays with the structure it describes, so it carries to a buyer; four Phase 3 homes hold one. The letter itself says a lender may still require flood insurance, and the lender's determination decides.

How does the flood zone affect a Morton Grove sale?

Most buyers will need flood insurance for a lender: every Manor and Colony unit and 66 land-condominium homes are in Zone AE. From 2027 Citizens requires flood coverage on a wind-covered house policy in any zone, while a Manor or Colony owner's own unit-owner policy is exempt. We put the parcel's record in front of buyers early.

Do buyers ask about the Imperial River at Morton Grove?

Yes. FEMA names the Imperial River as the flooding source, with mapped base flood elevations of 13 to 14 feet here, and Irma's 2017 crest at the gauge about a mile south is the highest in its published record. We share the record and the parcel's ground height, never a promise about future storms.

Will an older roof affect my Morton Grove sale?

It can. Every home here is more than 20 years old, the age at which Citizens asks for a four-point inspection, and Florida law limits refusals on roof age alone (section 627.7011). The Colony buildings were re-roofed under 2020 permits and Manor buildings under 2018 permits; a land-condominium seller gathers the house's own roof records.

Do Morton Grove condo buyers ask about reserves and special assessments?

Yes. Florida's reserve rule covers roofs, painting, paving and large items unless owners vote to waive or reduce reserves, and each association's current funding is not public. The estoppel states any special assessment, and the condominium's financial statement shows the reserves.

Does the SIRS law affect selling a Morton Grove condo?

No. The structural integrity reserve study and milestone inspection laws start at three stories, and every Manor and Colony building is two stories. Buyers still read the general reserves and the building's re-roof history.

Can I sell my Morton Grove home with a tenant in place?

Yes, subject to the lease and the association. In the land condominium the lease itself needed approval, and every sale needs approval in every section. The buyer takes the home under the lease's terms; your attorney reads the lease and contract together.

Does a land condominium home appraise like a single-family home?

The appraiser decides the method for a given home. The county codes Morton Grove's detached homes and villas as single-family homes, while the state registers the land condominium as a condominium, so we give the appraiser the declaration with the comparable sales.

Should I update my Morton Grove home before selling?

Not before a conversation about it. The county record does not show renovation value, so we look at the comparable sales for your section and size, the roof and systems, and what a buyer's inspector and insurer will flag, then decide what work earns its cost.

What makes one Morton Grove home sell for more than another?

Mostly the product and size. The land condominium's detached homes and villas sit above The Colony's three-bedroom units, which sit above The Manor's two-bedroom units, each with its own section median; within a section, size, bedrooms, condition and roof drive the rest.

Do Morton Grove pond-side homes sell for more?

The record cannot say. The five Phase 1 homes beside the pond recorded no sale in 12 months and one in 36 months, so no price difference is measured.

How do I price a Manor unit against a Colony unit?

By what each is and its own window: a Colony unit is 1,424 square feet with three bedrooms and a garage, and sold at $310,000 over 60 months; a Manor unit is 983 square feet with two bedrooms and a covered space, and sold at $229,999 over 36 months. The windows differ, so we compare by size and features, not by subtraction.

What do buyers ask first about a Morton Grove home?

Which section and association the home is in, how long approval takes, the parcel's flood zone and any FEMA letter, who insures the building and the current assessment on the estoppel. A listing that answers those up front reads more clearly.

Does the land use map affect my Morton Grove sale?

The map controls what can be added, not what stands: the existing Morton Grove homes are lawful existing development, and the City's Policy 1.5.1 lets a building be rebuilt after a storm to its documented density under current codes. Buyers sometimes ask, so we explain it in plain words.

What is being built near Morton Grove that buyers ask about?

The City's East Terry Street stormwater and pathway project along the south edge, Soltura at East Terry next door (already built), the Red Hibiscus townhouse proposal under review about 0.4 mile away and FDOT's I-75 widening west of the community.

What is the best month to list a Morton Grove home?

Seasonal pricing comes from MLS data: Information not available at time of publishing (checked 2026-10-10). We look at the current pace for your section before choosing a list date.

Can I sell my Morton Grove home off-market?

Yes. We offer discretion with off-market capability when a sale needs to stay private, marketing the home to our qualified-buyer database before or instead of a public listing; the association's approval still applies.

How do I compare Morton Grove with Paloma for pricing?

Each in its own window: Paloma's single-family homes sold at $635,000 over 12 months against the Morton Grove land condominium's $375,000 over 36 months, and Paloma Grande at $325,000 against The Manor's $229,999 and The Colony's $310,000. Different products and windows, so we read them side by side.

How do I get a valuation of my Morton Grove home?

Call Jesse direct at (239) 898-6072, or start with the free home valuation. We build the number from the recorded sales of homes in your section and of your size, and walk you through the comparables.

Sources

Every figure on this Morton Grove page traces to a source below: the three recorded declarations, their phase amendments and the 2003 deeds at the Lee County Clerk, Florida Statutes and rules, the City of Bonita Springs, FEMA and other state and federal agencies, Lee County and its Property Appraiser and Tax Collector, Bonita Springs Utilities, Citizens, and dated operator, underwriter and press items, each labelled.

Primary sources come first. Each line gives the title, the issuer, the date we read it and the address; a record whose address carries a parcel number, a home address or a single-home case is named in words. Method: drive and walk times are estimated free-flow times from the three Morton Grove entrances and seven interior points (OSRM and FOSSGIS routing on OpenStreetMap roads, no traffic, October 13, 2026); ground heights come from the USGS 3DEP elevation point service; the entrances and amenities were read on the Lee County 2025 aerial.

Recorded documents (Lee County Clerk of Court)

1. Declaration of Condominium of Morton Grove, a condominium (Phase V), with the 1987 articles of Morton Grove Owners Association, Inc., the 1990 articles of amendment and bylaws, OR Book 2175 Page 3201 (1990), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2175&pagenumber=3201
2. Amendment adding Phase VII to the Morton Grove land condominium, OR Book 2424 Page 1613 (1993), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2424&Pagenumber=1613
3. Amendment adding Phase IV, OR Book 2586 Page 1981 (1995), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2586&Pagenumber=1981
4. Amendment adding Phase VI, OR Book 2594 Page 705 (1995), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2594&Pagenumber=705
5. Amendment adding Phase II, OR Book 2761 Page 2432 (1996), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2761&Pagenumber=2432
6. Amendment adding Phase III (two original units per home site, Lee County Building Code), OR Book 3095 Page 2394 (1999), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=3095&Pagenumber=2394
7. Declaration of Condominium for The Manor at Morton Grove, a Condominium, with articles, bylaws and the 1999 to 2000 estimated budget, OR Book 3144 Page 3148 (1999), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3144&pagenumber=3148
8. Amendment adding Phase I, OR Book 3272 Page 2870 (2000), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3272&pagenumber=2870
9. Addendum adding Manor Phase 8E, OR Book 3655 Page 1272 (2001), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3655&pagenumber=1272
10. Addendum adding Manor Phase 8G, OR Book 3810 Page 4522 (2002), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=3810&Pagenumber=4522
11. Addendum adding Manor Phase 8H, OR Book 3838 Page 3599 (2002), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=3838&Pagenumber=3599
12. Addendum adding Manor Phase 8I, OR Book 3920 Page 1891 (2002), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=3920&Pagenumber=1891
13. Declaration of Condominium for The Colony at Morton Grove, a Condominium, with articles, bylaws and the 2003 to 2004 estimated budgets, OR Book 3967 Page 3185 (2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3967&pagenumber=3185
14. Addendum adding Colony Phase 11A, OR Book 4021 Page 1413 (2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=4021&Pagenumber=1413
15. Addendum adding Colony Phases 11B, 12A and 12B, OR Book 4049 Page 495 (2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4049&pagenumber=495
16. Addendum adding Manor Phase 9A, OR Book 4083 Page 3556, Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4083&pagenumber=3556
17. Warranty deed of Tract C (2.85 acres, the east lake) to Morton Grove Owners Association, Inc., OR Book 4108 Page 4222 (2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4108&pagenumber=4222
18. Warranty deed of the private road tracts (A, A-1 to A-3) and Tract B, the 4.65-acre Lake and Recreation Common Area, to Morton Grove Owners Association, Inc., OR Book 4108 Page 4224 (2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4108&pagenumber=4224
19. Warranty deed of a 19.643% interest in Tracts A-1 to A-3, B and C to The Colony at Morton Grove Condominium Association, Inc., OR Book 4218 Page 1576 (dated 2003), Lee County Clerk of Court, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4218&pagenumber=1576

Florida Statutes and rules

20. Florida Statutes s. 201.02, documentary stamp tax on deeds (70 cents per $100), Florida Legislature, read October 13, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html
21. Florida Statutes s. 215.5586, My Safe Florida Home, Florida Legislature, read October 13, 2026, https://m.flsenate.gov/Statutes/215.5586
22. Florida Statutes s. 553.899 (2026 text), Florida Legislature, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
23. Florida Statutes s. 553.899, milestone inspections, Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/553.899
24. Florida Statutes s. 627.7011, roof age and inspections, Florida Legislature, read October 13, 2026, https://m.flsenate.gov/Statutes/627.7011
25. Florida Statutes s. 718.110, amendments (rental amendments, subsection 13), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.110
26. Florida Statutes s. 718.111, official records, website duty and insurance, Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.111
27. Florida Statutes s. 718.112 (2026 text), Florida Legislature, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
28. Florida Statutes s. 718.112, bylaws, reserves and structural integrity reserve studies, Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.112
29. Florida Statutes s. 718.116, assessments, buyer liability and estoppel certificates, Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.116
30. Florida Statutes s. 718.503, resale disclosure to a condominium buyer, Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.503
31. Florida Statutes s. 718.504, prospectus and the Frequently Asked Questions and Answers sheet, Florida Legislature, read October 13, 2026, https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.504.html
32. Florida Administrative Code Rule 69O-186.003, promulgated title insurance premium rates, Florida Office of Insurance Regulation (flrules.org), read October 13, 2026, https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003

City of Bonita Springs and its special district

33. Bonita Springs Fire Control and Rescue District, Bonita Springs Fire Control and Rescue District, read October 13, 2026, https://www.bonitafire.org/
34. ISO Rating 2, Bonita Springs Fire Control and Rescue District, read October 13, 2026, https://www.bonitafire.org/iso-rating-2
35. 2026 City Elections (bond referendum results), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/city_clerk/2026_city_elections
36. City of Bonita Springs Community Development GIS (zoning, future land use, subdivisions, council districts), City of Bonita Springs, read October 13, 2026, https://services9.arcgis.com/YMMDDoyt1fVMlPjl/arcgis/rest/services/EG_Data_v2/FeatureServer
37. City of Bonita Springs Future Land Use 2040 layer, City of Bonita Springs, read October 13, 2026, https://services9.arcgis.com/YMMDDoyt1fVMlPjl/arcgis/rest/services/EG_Data_v2/FeatureServer/16
38. City of Bonita Springs Projects of Interest register, City of Bonita Springs, read October 13, 2026, https://b4.caspio.com/dp/9aca2000452763d4f57c4800ab0c
39. City of Bonita Springs city boundary 2026 layer, City of Bonita Springs, read October 13, 2026, https://services3.arcgis.com/elXVcwL34ACSkXcK/arcgis/rest/services/City_Boundary_2026/FeatureServer/0
40. City projects list, City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/government/city_projects_list
41. Council approves contract for East Terry Street Stormwater and Multi-Use Pathway Project (April 2026), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/council_approves_contract_for_east_terry_street_st
42. East Terry Street construction traffic shift (September 28, 2026), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/east_terry_street_construction
43. FEMA Community Rating System release (November 21, 2024), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/FEMACRS
44. Flood Reduction and Watershed Restoration Plan (SWFRPC for the City, draft April 13, 2018), City of Bonita Springs, read October 13, 2026, https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_11726458/File/Departments/Public%20Works/Stormwater/Flood%20Reduction%20and%20Watershed%20Restoration%20Plan.pdf
45. Frequently Asked Questions, City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/about_us/frequently_asked_questions
46. Hurricane Ian Progress Report (2023), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
47. Ordinance 26-05, general obligation bond referendum (Bonita Estero Rail Trail), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=EX1EAaqD
48. Resolution 26-027, FY 2026-27 final millage (0.8411), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
49. Special Events 2026 to 2027, City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/special_events
50. Stormwater and Drainage, City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/public_works/stormwater__drainage
51. The City of Bonita Springs is designing improvements to East Terry Street (August 9, 2024), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/the_city_of_bonita_springs_is_designing_improvemen
52. Zoning Board staff report, Soltura at East Terry, PD21-84737-BOS (hearing April 19, 2022), City of Bonita Springs, read October 13, 2026, https://www.cityofbonitasprings.org//Userfiles/DBFiles/server_11726458/202212/19199607/04_19_22_ada_soltura_at_east_terry_part_1_pd21_84737_bos.pdf
53. City of Bonita Springs Code of Ordinances (library), City of Bonita Springs (Municode), read October 13, 2026, https://library.municode.com/fl/bonita_springs/codes/code_of_ordinances
54. City of Bonita Springs Comprehensive Plan (library), City of Bonita Springs (Municode), read October 13, 2026, https://library.municode.com/fl/bonita_springs/codes/comprehensive_plan
55. City of Bonita Springs Comprehensive Plan, Future Land Use Element: goals, objectives and policies (Policies 1.1.21, 1.4.1, 1.5.1), City of Bonita Springs (Municode), read October 13, 2026, https://api.municode.com/CodesContent?jobId=489640&nodeId=FULAUSEL_GOOBPO&productId=14362
56. City of Bonita Springs Future Land Use Map 2040, Comprehensive Plan Figure 1 (Ord. 20-07), City of Bonita Springs (Municode), read October 13, 2026, https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14362/489640/E1-Fig1.png
57. City of Bonita Springs Land Development Code Table 4-521, RM-2 property development regulations, City of Bonita Springs (Municode), read October 13, 2026, https://api.municode.com/CodesContent?jobId=498207&nodeId=PTIIILADECO_CH4ZO_ARTVDIRE_DIV3REDI_SDIIIMUMIDI_S4-521PRDERETA&productId=15163
58. City of Bonita Springs Land Development Code s. 2-32, vested rights, City of Bonita Springs (Municode), read October 13, 2026, https://api.municode.com/CodesContent?jobId=498207&nodeId=PTIIILADECO_CH2AD_ARTIICOMASY_S2-32VERI&productId=15163
59. City of Bonita Springs Land Development Code s. 4-2222, more than one principal building on a lot, City of Bonita Springs (Municode), read October 13, 2026, https://api.municode.com/CodesContent?jobId=498207&nodeId=PTIIILADECO_CH4ZO_ARTVISUDIRE_DIV39USOCCORE_S4-2222NUPRBULO&productId=15163
60. City of Bonita Springs Land Development Code s. 4-2322, enlargement of nonconforming structures, City of Bonita Springs (Municode), read October 13, 2026, https://api.municode.com/CodesContent?jobId=498207&nodeId=PTIIILADECO_CH4ZO_ARTVIINO_DIV1GE_S4-2322ENEXNOST&productId=15163
61. Elevation Certificate Search, City of Bonita Springs Community Development, read October 13, 2026, https://www.cityofbonitaspringscd.org/resources/Elevation_Certificate_Search.html
62. Substantial Improvement / Substantial Damage notice (November 3, 2025), City of Bonita Springs Community Development, read October 13, 2026, https://cityofbonitaspringscd.org/forms/FEMA_Substantial_Damage_Substantial_Improvement_20251103.pdf
63. Bonita Nature Place, City of Bonita Springs Parks, read October 13, 2026, https://www.bonitaspringsparks.org/parks___trails/bonita_nature_place
64. Cullum's Trail, City of Bonita Springs Parks, read October 13, 2026, https://www.bonitaspringsparks.org/parks___trails/cullum_s_trail
65. Other Parks, City of Bonita Springs Parks, read October 13, 2026, https://www.bonitaspringsparks.org/parks___trails/other_parks

FEMA, state and federal agencies

66. CRS eligible communities, April 2026, FEMA, read October 13, 2026, https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf
67. Community Status Book, Florida (City of Bonita Springs 120680, CRS Class 5), FEMA, read October 13, 2026, https://www.fema.gov/cis/FL.html
68. Letter of Map Revision 09-04-3113P, effective June 17, 2010, FEMA, read October 13, 2026, https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMR&productID=09-04-3113P-120680
69. Letter of Map Revision 19-04-5595P (Imperial River/Kehl Canal), effective October 13, 2020, FEMA, read October 13, 2026, https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMR&productID=19-04-5595P-120680
70. National Flood Hazard Layer (layers 1, 3, 14, 16, 22, 28, 34), FEMA, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
71. Pending National Flood Hazard Layer, FEMA, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
72. Preliminary National Flood Hazard Layer, FEMA, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
73. Florida Building Code effective dates, Florida Building Commission, read October 13, 2026, https://www.floridabuilding.org/fbc/Building_Codes_Effective_Dates.pdf
74. Condominium frequently asked questions, Florida DBPR, read October 13, 2026, https://condos.myfloridalicense.com/faqs/
75. Condominium public records extract (Condo_CW.csv), Florida DBPR, read October 13, 2026, https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv
76. Condominiums and cooperatives (estoppel fee adjustment), Florida DBPR, read October 13, 2026, https://www.myfloridalicense.com/DBPR/condominiums-and-cooperatives/
77. Condominiums public records, Florida DBPR, read October 13, 2026, https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/public-records/
78. Official Records of Your Condominium Association (brochure), Florida DBPR, read October 13, 2026, https://www2.myfloridalicense.com/lsc/documents/OfficialRecordsofourCondominiumAssociation.pdf
79. 2025-26 School Grades (as of September 1, 2026), Florida Department of Education, read October 13, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
80. Statewide Pool List, September 1, 2026 (Morton Grove Pool permit 36-60-00988), Florida Department of Health, read October 13, 2026, http://ww10.doh.state.fl.us/pub/water/2026%20Statewide%20Pool%20Lists/09.01.2026%20Statewide%20Pool%20List.xls
81. I-75 from Golden Gate Parkway to Alico Road (452544-1), Florida Department of Transportation, read October 13, 2026, https://www.swflroads.com/project/452544-1
82. US 41 at Bonita Beach Road (444321-1), Florida Department of Transportation, read October 13, 2026, https://www.swflroads.com/project/444321-1
83. Morton Grove Owners Association, Inc. (N24075), filed 1987-12-23, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n24075-dfad0286-0f93-4e75-840f-6c5eec31a9ff&searchTerm=S&listNameOrder=S
84. Name search: Colony at Morton Grove, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=COLONY%20AT%20MORTON%20GROVE
85. Name search: Manor at Morton Grove, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=MANOR%20AT%20MORTON%20GROVE
86. Name search: Morton Grove, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=MORTON%20GROVE
87. Name search: Morton Grove Owners, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=MORTON%20GROVE%20OWNERS
88. The Colony at Morton Grove Condominium Association, Inc. (N03000010093), filed 2003-11-12, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n03000010093-82c84b32-58ae-4094-b86d-fb80210165c4&searchTerm=S&listNameOrder=S
89. The Colony at Morton Grove Condominium Association, Inc., articles image (2003), Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR1%5C2003%5C1121%5C50486085.Tif&documentNumber=N03000010093
90. The Manor at Morton Grove Condominium Association, Inc. (N99000003710), filed 1999-06-16, Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n99000003710-0e6c5d6f-33dd-45fb-a5c5-e31055ee1b93&searchTerm=S&listNameOrder=S
91. The Manor at Morton Grove Condominium Association, Inc., articles image (1999), Florida Division of Corporations, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C1999%5C0618%5C20906652.TIF&documentNumber=N99000003710
92. Local Funding Initiative Request FY2018-19 S1426, Pine Lake Preserve re-hydration, Florida Senate, read October 13, 2026, https://www.flsenate.gov/PublishedContent/Session/FiscalYear/FY2018-19/LocalFundingInitiativeRequests/FY2018-19_S1426.PDF
93. National Storm Surge Risk Maps, NOAA National Hurricane Center, read October 13, 2026, https://www.nhc.noaa.gov/nationalsurge/
94. National Storm Surge Risk Maps tile service, NOAA National Hurricane Center, read October 13, 2026, https://tiles.arcgis.com/tiles/C8EMgrsFcRFL6LrL/arcgis/rest/services/Storm_Surge_HazardMaps_Category1_v3/MapServer
95. Tropical Cyclone Report, Hurricane Ian (AL092022), NOAA National Hurricane Center, read October 13, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
96. Private School Universe Survey, ZIP 34135 within 10 miles, National Center for Education Statistics, read October 13, 2026, https://nces.ed.gov/surveys/pss/privateschoolsearch/school_list.asp?Search=1&Zip=34135&Miles=10
97. Bonita Springs Elementary School, School District of Lee County, read October 13, 2026, https://bne.leeschools.net/
98. Bonita Springs High School, School District of Lee County, read October 13, 2026, https://bnh.leeschools.net/our_school
99. Bonita Springs Middle Center for the Arts, School District of Lee County, read October 13, 2026, https://bnm.leeschools.net/
100. Estero High School, School District of Lee County, read October 13, 2026, https://est.leeschools.net/
101. High School Transportation Optimization, School District of Lee County, read October 13, 2026, https://www.leeschools.net/support/transportation_optimization
102. Pinewoods Elementary School, School District of Lee County, read October 13, 2026, https://pin.leeschools.net/
103. San Carlos Park Elementary School, School District of Lee County, read October 13, 2026, https://sac.leeschools.net/
104. School Zones, School District of Lee County, read October 13, 2026, https://www.leeschools.net/student_enrollment/school_zones
105. SchoolSite Locator, Lee County 26-27 (the district's address lookup), School District of Lee County, read October 13, 2026, https://www.schoolsitelocator.com/apps/leecounty/
106. South Fort Myers High School, School District of Lee County, read October 13, 2026, https://sfm.leeschools.net/
107. Spring Creek Elementary School, School District of Lee County, read October 13, 2026, https://spc.leeschools.net/
108. Student Enrollment Plan 2026-2027 (Board approved December 1, 2025), School District of Lee County, read October 13, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
109. Three Oaks Elementary School, School District of Lee County, read October 13, 2026, https://oak.leeschools.net/
110. Three Oaks Middle School, School District of Lee County, read October 13, 2026, https://okm.leeschools.net/
111. Daily values, Imperial River gauge 02291500 (Ian window), U.S. Geological Survey, read October 13, 2026, https://waterservices.usgs.gov/nwis/dv/?format=rdb&sites=02291500&startDT=2022-09-25&endDT=2022-10-05
112. Instantaneous gage height, Imperial River gauge 02291500 (Ian window), U.S. Geological Survey, read October 13, 2026, https://waterservices.usgs.gov/nwis/iv/?format=rdb&sites=02291500&startDT=2022-09-27&endDT=2022-10-04&parameterCd=00065
113. Monitoring location 02291500, Imperial River near Bonita Springs, U.S. Geological Survey, read October 13, 2026, https://api.waterdata.usgs.gov/ogcapi/v0/collections/monitoring-locations/items/USGS-02291500
114. Peak streamflow and gage height record, Imperial River near Bonita Springs (02291500), U.S. Geological Survey, read October 13, 2026, https://nwis.waterdata.usgs.gov/nwis/peak?site_no=02291500&agency_cd=USGS&format=rdb
115. Short-Term Network high-water marks, Hurricane Ian (event 325), U.S. Geological Survey, read October 13, 2026, https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json?Event=325&States=FL

Lee County, its Property Appraiser, parks, library, solid waste and LeeTran

116. Hurricane Ian mandatory evacuation areas map (September 27, 2022), Lee County, read October 13, 2026, https://www.leegov.com/hurricane/Documents/MandatoryEvac_20220927.pdf
117. Hurricane Milton and Helene page, Lee County, read October 13, 2026, https://www.leegov.com/hurricane/milton
118. Lee County DCD map service: Development Orders, Existing Land Use, Lee County, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_AtoL/MapServer
119. Lee County DCD map service: Zoning - City of Bonita Springs, Zoning Cases, Planned Developments, Lee County, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer
120. Lee County EOC map service, Storm Surge layer, Lee County, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer/22
121. Lee County NG911 business address points, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Lee_County_Businesses/FeatureServer/0
122. Lee County bike and pedestrian facilities layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BikePath/FeatureServer/1
123. Lee County building footprints layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Building_Footprints/FeatureServer/0/query
124. Lee County canals layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/CanalsPoly/FeatureServer
125. Lee County evacuation zones layer (NewEvacZones), Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NewEvacZones_PublishAGOL/FeatureServer/0
126. Lee County fire station locations, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Fire_Station_Locations/FeatureServer/0
127. Lee County hospital and ER locations, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Hospital_And_ER_Locations/FeatureServer/0
128. Lee County hosted parcel layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Lee_County_Parcels/FeatureServer/0
129. Lee County hosted parcel layer, Morton Grove query (234 features), Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Lee_County_Parcels/FeatureServer/0/query?where=LEGAL+LIKE+%27%25MORTON+GROVE%25%27&outFields=*&returnGeometry=true&outSR=4326&f=json
130. Lee County initial damage assessments (public), Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Initial_Damage_Assessments_v3_public/FeatureServer/0
131. Lee County open data, transportation layers, Lee County, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/OpenData/OpenData_Transportation/MapServer
132. Lee County park locations, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Park_Locations/FeatureServer/0/query
133. Lee County road centerline layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/RoadCenterline/FeatureServer/0
134. Lee County subdivisions layer (Gated flag), Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/SubdivisionsGeneral/FeatureServer/0/query
135. Lee County water bodies layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/HydroPoly/FeatureServer/0/query
136. LeeTran ULTRA on-demand zones layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Ultra_MoD_Zones/FeatureServer/0
137. LeeTran bus route stops layer, Lee County, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BusRoutes_Stops/FeatureServer/0
138. LeeTran Bonita Springs ULTRA brochure (2026), Lee County (LeeTran), read October 13, 2026, https://www.leegov.com/leetran/Documents/LT260610242_UltraBonitaSprings_4FoldBrochure_English_8.5x14.pdf
139. LeeTran Fares and Passes, Lee County (LeeTran), read October 13, 2026, https://www.leegov.com/leetran/fares-passes
140. LeeTran Route 600 brochure (updated 11/25), Lee County (LeeTran), read October 13, 2026, https://www.leegov.com/leetran/Documents/LT251110211%20RT600WEB.pdf
141. LeeTran ULTRA, Lee County (LeeTran), read October 13, 2026, https://www.leegov.com/leetran/ultra
142. FY 2024-25 solid waste rate resolution, Lee County Board of County Commissioners, read October 13, 2026, https://www.leegov.com/solidwaste/PublishingImages/adopted-solid-waste-rates/FY25%20SW%20Rate%20Resolution%2024-08-18_Executed.pdf
143. Evacuation Zone C sheet, Lee County Emergency Management, read October 13, 2026, https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20C.pdf
144. Bonita Springs Public Library, Lee County Library System, read October 13, 2026, https://www.leegov.com/library/branches/bn
145. Bonita Beach Access #1, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
146. Bonita Beach Accesses #2 to #9, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess
147. Bonita Beach Park, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeach
148. CREW (Corkscrew Regional Ecosystem Watershed) Lee County parcels, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/preserves/crew
149. Imperial River Boat Ramp, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/boat%20Ramps/imperialriver
150. Little Hickory Island Beach Park, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/beaches/littlehickory
151. Pine Lake Preserve, Lee County Parks and Recreation, read October 13, 2026, https://www.leegov.com/parks/preserves/pinelake
152. 2025 Taxing District Millage Book (district 017, p. 13), Lee County Property Appraiser, read October 13, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
153. 2026 Taxing District Millage Book, Prelim (district 017, p. 13), Lee County Property Appraiser, read October 13, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
154. Lee County Property Appraiser HazardsFloodZones map service (design wind speed layers), Lee County Property Appraiser, read October 13, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
155. Lee County Property Appraiser ParcelsWFS parcel layer, Lee County Property Appraiser, read October 13, 2026, https://gissvr4.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
156. Curbside Services, Lee County Solid Waste, read October 13, 2026, https://www.leegov.com/solidwaste/residential/curbside
157. Multi-Family, Lee County Solid Waste, read October 13, 2026, https://www.leegov.com/solidwaste/multifamily
158. Multi-Family Collection, Lee County Solid Waste, read October 13, 2026, https://www.leegov.com/solidwaste/multifamily/collection
159. Your Garbage Company by Zip Code, Lee County Solid Waste, read October 13, 2026, https://www.leegov.com/solidwaste/residential/garbagecompany

Bonita Springs Utilities (first-party utility)

160. Bonita Springs Utilities capital projects layer, Bonita Springs Utilities, read October 13, 2026, https://services1.arcgis.com/OqhnNQ4rSYio76Mh/arcgis/rest/services/CIPProjects_View/FeatureServer/0
161. Lakes of Sans Souci sewer expansion, Bonita Springs Utilities, read October 13, 2026, https://bsu.us/sanssouci/
162. Rates page (tariffs effective January 1, 2026), primary spelling, Bonita Springs Utilities, read October 13, 2026, https://bsu.us/rates/
163. Rates page, alternate spelling, Bonita Springs Utilities, read October 13, 2026, https://www.bsu.us/rates
164. Sun Village Estates sewer expansion, Bonita Springs Utilities, read October 13, 2026, https://bsu.us/sunvillage/

Citizens Property Insurance (first-party insurer)

165. Flood insurance coverage rules kick in for Citizens (release), Citizens Property Insurance Corporation, read October 13, 2026, https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
166. Flood insurance requirements, Citizens Property Insurance Corporation, read October 13, 2026, https://www.citizensfla.com/flood
167. Inspections, Citizens Property Insurance Corporation, read October 13, 2026, https://www.citizensfla.com/inspections
168. Uniform mitigation verification inspection form changes (March 19, 2026), Citizens Property Insurance Corporation, read October 13, 2026, https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes

Operators (each operator's own page)

169. Arts Bonita (Center for the Arts Bonita Springs), Arts Bonita (operator), read October 13, 2026, https://www.artcenterbonita.org/
170. Bonita Fairways Golf Club, Bonita Fairways Golf Club (operator), read October 13, 2026, https://bonitafairways.com/
171. Bonita Springs Charter School contact page, Bonita Springs Charter School, read October 13, 2026, https://www.bonitaspringscharter.org/contact-us/
172. Admission (rates as of June 15, 2026), Everglades Wonder Gardens (operator), read October 13, 2026, https://wondergardens.org/admission/
173. Bonita Wonder Gardens (operator's older domain), Everglades Wonder Gardens (operator), read October 13, 2026, https://evergladeswondergardens.com/
174. Everglades Wonder Gardens, Everglades Wonder Gardens (operator), read October 13, 2026, https://www.wondergardens.org/
175. Bonita Community Health Center, Lee Health (operator), read October 13, 2026, https://www.leehealth.org/locations/find-a-location/bonita-community-health-center
176. Coconut Point Emergency Department, Lee Health (operator), read October 13, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
177. Gulf Coast Medical Center, Lee Health (operator), read October 13, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
178. HealthPark Medical Center, Lee Health (operator), read October 13, 2026, https://www.leehealth.org/locations/find-a-location/healthpark-medical-center
179. UnitedHealthcare network change notice, Lee Health (operator), read October 13, 2026, https://www.leehealth.org/unitedhealthcare
180. Emergency services, NCH Healthcare System (operator), read October 13, 2026, https://nchmd.org/services/emergency-services/
181. Physicians Regional Pine Ridge, Physicians Regional Healthcare System (operator), read October 13, 2026, https://www.physiciansregional.com/physicians-regional-pine-ridge
182. Publix at Bonita Grande Crossing (store 843), Publix (operator), read October 13, 2026, https://www.publix.com/locations/843-bonita-grande-crossing
183. Bonita Springs YMCA, YMCA of Southwest Florida (operator), read October 13, 2026, https://www.ymcaswfl.org/locations/bonita-springs-ymca

Title underwriter and press (dated)

184. Underwriting bulletin FL2022001 attaching DBPR's estoppel fee schedule (September 8, 2022), Stewart Title, read October 13, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html
185. Lee, Charlotte and Collier counties issue mandatory evacuations (September 27, 2022), WGCU (press), read October 13, 2026, https://www.wgcu.org/2022-09-27/lee-county-issues-mandatory-evacuations-in-zone-a-partial-in-zone-b-shelters-set-to-open-in-lee-charlotte

Records named in words (their addresses carry a parcel number, a home address or a single-home case)

186. Lee County Property Appraiser roll (October 11, 2026) and Lee County recorded sales through September 25, 2026, our analysis
187. Lee County Tax Collector, 2025 annual bills for three sampled Morton Grove homes (a detached homestead home, a Manor unit and a Colony unit), read October 13, 2026
188. Lee County Property Appraiser cost cards for the Morton Grove clubhouse and pool element, the roads and east lake element and the lake and recreation tract, generated October 13, 2026
189. City of Bonita Springs permit records on Morton Grove streets (re-roofs, pool enclosure, paving, meter stacks), read October 13, 2026
190. Lee County hosted parcel and building footprint layers, Morton Grove features, read October 13, 2026
191. FEMA Letters of Map Amendment for four Phase 3 homes, 2010 to 2014, read October 13, 2026
192. FEMA National Flood Hazard Layer and USGS 3DEP lidar at all 224 home parcel centres, our analysis, October 13, 2026
193. Lee County roll and recorded sales for Paloma, San Mirage and Imperial Bonita Estates, the 12 months to September 25, 2026, our analysis; Paloma's Proposed 2026 Budget, read 2026

Downloadable Documents

These Morton Grove documents are published by the Lee County Clerk of Court, the Florida Legislature, the City of Bonita Springs, FEMA, Lee County Emergency Management, the School District of Lee County, Bonita Springs Utilities and the National Hurricane Center. Each link opens the issuing authority's own copy, so you read the record itself, and the recorded documents govern any specific home.