Omega is a 67-residence high-rise condominium tower at 4991 Bonita Bay Blvd in Bonita Bay, built in 2022 with three residences per floor, an enclosed garage for every home and 14 qualified sales since 2023. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Omega. Omega sellers call us first, and Omega buyers call us when they want the record rather than the brochure: what each of the qualified Omega deeds actually paid, how the three residence stacks differ on the county roll, what the recorded Declaration of Condominium says about leasing, garages and cabanas, what the FEMA map says about 4991 Bonita Bay Blvd, and how Omega stacks up against Seaglass next door and Tavira down the boulevard.
Omega is a 67-residence high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is the newest of the eight towers on the Estero Bay edge of Bonita Bay, with a 2022 year built on the county roll, three residences on each standard floor and the largest residences on the boulevard, and it is the tower the developer marketed as the final luxury high-rise to be built at Bonita Bay. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the recorded Declaration of Condominium of Omega at Bonita Bay Condominium (Lee County Instrument 2022000390220), the Florida DBPR condominium register, the Florida Division of Corporations file for Omega at Bonita Bay Condominium Association, Inc., the developer’s own published Omega releases, FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Omega because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Omega market read built from every qualified Omega deed in the Lee County file, the recorded Declaration of Condominium and the tower’s association filings.
If you’re searching for the best realtor for Omega in Bonita Bay, Bonita Springs, whether you’re ready to sell your Omega home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Omega for a specific reason. Sixty-seven residences produce very few resales, and the few there are carry the whole market. The Lee County deed record holds 14 qualified Omega sales since the tower’s condominium was recorded in December 2022: five first sales by the developer and nine resales, the newest recorded on April 16, 2025. A listing agent who prices an Omega residence off a penthouse closing, or off a Bonita Bay tower average, can miss by more than a million dollars in either direction.
Recent Omega track record (last 12 months): In the last 12 months Omega has seen 0 resales in the Lee County qualified-deed record (September 2025 through the September 2026 file), and the Southwest Florida MLS, September 2026 pull shows no Omega closings in the 12 months to September 30, 2026. Widening the window until it holds ten or more sales, as we do for every thin market, the county file shows 14 qualified Omega sales in the 60 months since September 2021, totaling $78,595,000, at a median of $5,225,000; the highest-priced was a $9,125,000 penthouse closing in April 2023. The same MLS pull shows three active Omega listings, asking $3,999,000 to $4,999,000 (median $4,150,000), and no pending sales. With no closed MLS sale there is no sale-to-list ratio to report, so we tracked every qualified deed instead, and we will walk you through each one.
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Selling your Omega home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Omega? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Omega is a 67-residence luxury condominium tower at 4991 Bonita Bay Blvd, at the northern end of the Bonita Bay Boulevard tower row on the Estero Bay edge of Bonita Bay. Its floors are numbered to 27 with no 13th floor, so the tower has 26 physical stories, with three residences on each standard floor and two penthouses on each of the top two numbered floors.
The name was chosen deliberately. Omega is the last letter of the Greek alphabet, and The Ronto Group, the Naples developer that built the tower, described it in its 2022 releases as “the final luxury high-rise tower to be built at Bonita Bay.” Of the eight towers along the boulevard, from Horizons at 4731 to Omega at 4991, Omega is the youngest: the Lee County roll gives every residence a 2022 year built, the Florida DBPR register shows the condominium recorded on December 21, 2022, and the developer’s deeds to buyers were recorded from January 2023.
If you are reading this page, you are almost certainly in one of three situations. You are a buyer, full-time or seasonal, weighing whether Omega’s combination of price (qualified sales from $3,750,000 to $9,125,000 since the tower opened), residence size, layered association costs and location is the right match for the way you want to live. Or you are an Omega owner thinking about selling and trying to understand a market with no closed sale in the last 12 months, what a realistic listing strategy looks like, and whether McGreevy and Comisar is the right team to represent you. Or you are researching Bonita Bay’s eight towers before narrowing to one building.
This page is long on purpose. Most real estate pages on Omega are a paragraph, a photo gallery and an IDX widget. You will find here the tower’s history and the developer’s own published specifications, every floor plan and square footage tier as the county roll records it, what the recorded Declaration actually says about leasing, garages, storage, cottages and cabanas, an honest account of the association fee layers, the flood zone measured at the building, the Club membership question, Florida’s post-Surfside inspection rules and where a 2022 tower stands on them, an Omega versus Seaglass decision table, and more than 70 FAQs, buyer edition and seller edition.
Living in Omega means a bayfront tower address at the quiet northern end of a gated master-planned community: every residence is larger than 4,000 heated square feet on the county roll, each comes with an enclosed garage and a storage space under the recorded Declaration, and west-facing terraces look across Estero Bay toward the barrier islands and the Gulf.
Omega occupies the northernmost tower site on Bonita Bay Boulevard, directly north of Seaglass at 4971, with Estero Bay to the west. The community’s plan put the towers on the bay edge and the golf courses, lakes and preserve inland, so there is no commercial clutter between Omega’s west-facing terraces and the water. What those terraces look across is the Estero Bay Aquatic Preserve, a state aquatic preserve whose protections restrict dredging, filling and building in the bay itself, which is why buyers treat the bay view as durable rather than as a view a future building could take away.
The building’s physical address is 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. A note for buyers doing their own research: 4971 Bonita Bay Blvd is Seaglass, a different tower built by the same developer, and the two are sometimes confused in listing syndications. If you are pulling county records or FEMA data, make sure you are querying 4991.
Who buys in Omega? The Ronto Group’s own releases describe the buyer it designed for: owners of large single-family estate homes who wanted to simplify their lives in a maintenance-free building without giving up space, garages, storage or outdoor living. The developer wrote that its potential purchasers named “view corridors and spacious, open floor plans,” “big outdoor living areas, private garages, and readily accessible storage space” as critical, and that “rather than wanting to downsize,” they wanted to simplify “without sacrificing space or livability.” That is still the Omega buyer: a couple trading a Bonita Bay or Naples estate home for a tower residence of similar size, often seasonal, often buying without a mortgage.
Three residences per floor. On its standard floors Omega has three residences, identified by their stack numbers 01, 02 and 03. For comparison, Esperia South runs five residences per floor on floors 3 through 25, Vistas runs five on floors 4 through 19, Seaglass about six, Tavira, Estancia and Horizons four on their standard floors, and only Azure matches Omega at three. Fewer doors per floor is part of why Omega’s residences are as large as they are: the county roll records 4,047 heated square feet for every 02 residence, 4,458 for every 01 and 03 residence, and 7,121 to 7,211 for the four penthouses.
What ownership includes, and what it does not. Every Omega owner is automatically a member of the Bonita Bay Community Association, which gives access to the BBCA’s Private Beach off Hickory Boulevard, the community’s parks and 12 miles of paths, and its gates and Community Patrol. Bonita Bay Club membership is separate and optional, and the Club does not publish its initiation fees or dues. Marina slips and storage are leased from the separately owned Bonita Bay Marina.
The practical rhythm of the tower. Omega runs on a seasonal calendar like the rest of Bonita Bay, with many owners in residence from late fall through spring. The recorded Declaration allows leasing but sets a three-month minimum and a limit of two leases a year, which keeps the building owner-occupied (details in the rental section), and the Southwest Florida MLS, September 2026 pull shows no Omega rental listings at all.
Data updated: September 2026. Omega recorded no qualified sale in the 12 months since September 2025, so the county window widens to 60 months: 14 qualified Omega sales since September 2021 at a median of $5,225,000 and a range of $3,750,000 to $9,125,000, the newest on April 16, 2025. County deed records are through September 2026, and the Southwest Florida MLS, September 2026 pull shows no Omega closing and three active listings.
Omega trades as its own micro-market: 67 residences, the largest floor plans on Bonita Bay Boulevard and a buyer pool that selects itself for the product. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 14 qualified Omega deeds, and the deed history of each residence they touched, to build this section.
Fourteen sales is enough for a median, but in a building this small every sale matters, so we list them all. Source: Lee County Property Appraiser, DOR-qualified improved sales, index dated September 29, 2026; heated area from the county roll. “First recorded deed” means the county file shows no earlier deed on that residence, which marks a sale by the developer.
Recorded | Residence | Heated sq ft (county) | Sale price | Per heated sq ft | Deed history |
|---|---|---|---|---|---|
January 20, 2023 | 2601 (penthouse) | 7,211 | $6,500,000 | $901 | First recorded deed |
January 30, 2023 | 2702 (penthouse) | 7,121 | $6,750,000 | $948 | First recorded deed |
February 24, 2023 | 2701 (penthouse) | 7,121 | $6,995,000 | $982 | First recorded deed |
April 28, 2023 | 2602 (penthouse) | 7,211 | $9,125,000 | $1,265 | First recorded deed |
August 31, 2023 | 701 | 4,458 | $4,025,000 | $903 | Resale; earlier deed January 30, 2023 |
January 31, 2024 | 2503 | 4,458 | $6,450,000 | $1,447 | Resale; earlier deed January 11, 2023 |
February 16, 2024 | 2402 | 4,047 | $5,350,000 | $1,322 | First recorded deed |
April 5, 2024 | 503 | 4,458 | $4,600,000 | $1,032 | Resale; earlier deed April 3, 2023 |
December 12, 2024 | 1901 | 4,458 | $4,900,000 | $1,099 | Resale; earlier deed January 18, 2023 |
January 28, 2025 | 2403 | 4,458 | $4,700,000 | $1,054 | Resale; earlier deed March 14, 2023 |
February 21, 2025 | 2101 | 4,458 | $4,700,000 | $1,054 | Resale; earlier deed March 17, 2023 |
February 21, 2025 | 2402 | 4,047 | $5,650,000 | $1,396 | Resale; earlier deed February 16, 2024 |
February 27, 2025 | 1801 | 4,458 | $5,100,000 | $1,144 | Resale; earlier deed February 14, 2023 |
April 16, 2025 | 1602 | 4,047 | $3,750,000 | $927 | Resale; earlier deed January 17, 2023 |
The 14 sales total $78,595,000. With an even count, the median is the mean of the middle pair, $5,100,000 and $5,350,000, which is $5,225,000, and the mean of the 14 per-sale prices per heated square foot is $1,105 (we average each sale’s own ratio rather than dividing total dollars by total square feet).
Reading each residence’s deed history splits the 14 sales into two groups:
Most of the developer’s closings on the tower residences are also in the county file, recorded from January 2023 onward, but they carry a DOR code that marks them as not qualified, so they are not counted in the medians above. Many reflect contracts signed years before closing, and The Ronto Group’s own releases show why: in April 2022 the developer reported 62 of the 67 residences sold for a total of $247,650,000, with the remaining 01 and 02 tower residences then priced from $4,550,000 to $4,850,000.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, sales closed October 1, 2025 to September 30, 2026) shows no Omega closings in that window, no pending sales, no Omega rental listings and three active Omega listings: residence 802 at $3,999,000 (about $950 per square foot of living area, 229 days on market), residence 902 at $4,150,000 (27 days) and residence 1201 at $4,999,000 (3 days). The median ask is $4,150,000 and the median days on market is 27.
The county deed file and the MLS agree that Omega closed nothing in the 12 months to September 30, 2026. Where the two sources ever disagree on a sale, we publish the deed figure as the sale price: the county records the consideration on the deed, while the MLS records the closing price the listing agent reports.
Across all of Bonita Bay, the Southwest Florida MLS, September 2026 pull shows 227 closings in the 12 months to September 30, 2026 at a median of $840,000, and 61 active listings at a median list price of $1,295,000, with 16 pending. Among the eight towers, Seaglass led with 12 closings (median $2,080,000, top sale $5,200,000), Esperia South had 8, Tavira and Estancia 7 each, Horizons 6, Vistas 5 and Azure 4, while Omega had none. Omega’s three active listings, at $3,999,000 to $4,999,000, were all priced well above every other tower’s median sale.
Omega’s resale market is thin by construction. With 67 residences, a buyer pool drawn from estate-home owners, and a 2022 building that most original buyers are still living in, the tower produced nine resales in its first two and a half years and then none in the year to September 2026. The longest-standing listing in the September 2026 pull had been on the market 229 days, and the three active listings have a median of 27 days, so an Omega seller should plan for a season, not a weekend.
No new tower competition inside Bonita Bay. The developer marketed Omega as the final luxury high-rise to be built at Bonita Bay, the eight boulevard towers are complete, and the community has no remaining tower sites. Omega’s 67 residences compete with the other seven towers on the boulevard, and the supply of new Bonita Bay tower residences is fixed.
We tracked all nine Omega resales by floor and stack, and that record, not a Bonita Bay average, is where an Omega price starts. Owners can get a free Omega home valuation or call Jesse direct at (239) 898-6072. Buyers watching for the next Omega listing can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Omega was developed by The Ronto Group, a Naples developer founded in 1967, and designed by architect Robert M. Swedroe. The CTBUH records construction starting in 2020 and completing in 2023; the county roll gives the building a 2022 year built, and the condominium was recorded on December 21, 2022.
The Ronto Group, headquartered in Naples, says it was founded in 1967 and has developed residential and commercial projects in Southwest Florida and beyond. Its record inside Bonita Bay is two towers: Seaglass at 4971 Bonita Bay Blvd, completed in 2018 (the CTBUH lists Ronto Group as its developer), and Omega at 4991, directly to the north. Buyers comparing the two are comparing the same developer’s work five years apart.
Ronto’s Omega releases name architect Robert M. Swedroe as the tower’s designer and describe a building created “from the inside out” around buyer research: large, open living areas, owner suites and secondary bedrooms sized like an estate home, big terraces, private garages and storage close to each residence.
Omega is the last letter of the Greek alphabet, and the developer used the name to mark the tower as the last of its kind at Bonita Bay. Ronto’s 2022 releases call Omega “the final luxury high-rise tower to be built at Bonita Bay.” Nothing in the public record for Bonita Bay points to another tower site, and the eight towers on the boulevard are complete.
Omega at Bonita Bay Condominium Association, Inc. is an active Florida not-for-profit corporation, Florida Division of Corporations document N22000009548, filed August 17, 2022. The DBPR condominium register lists Omega at Bonita Bay Condo under project PR76738 with 67 units, recorded December 21, 2022. The association operates the tower under Chapter 718 and the recorded Declaration, and it sits under the Bonita Bay Community Association, the master association for the whole community.
Omega’s 67 residences come in three tower plans and a penthouse tier: the county roll records 4,047 heated square feet for the 21 residences in the 02 stack, 4,458 for the 42 residences in the 01 and 03 stacks, and 7,121 to 7,211 for the four penthouses. The developer’s plans describe 4,210 and 4,645 air-conditioned square feet for the tower plans.
Two measurements appear in the Omega record and they are not the same thing. The Lee County Property Appraiser records heated area for tax purposes; the developer’s releases describe square feet “under air” and total living space including terraces. We quote both and label each.
Measure | Figure | Source |
|---|---|---|
Residences | 67 (63 tower residences and 4 penthouses) | DBPR register; Lee County roll; Ronto release |
Floors | Numbered to 27 with no 13th floor, so 26 physical stories | Lee County roll unit numbering |
Residences per floor | 3 on numbered floors 4 to 25; 2 on floors 26 and 27 | Lee County roll |
Height | 89.3 meters (293 feet) | CTBUH Skyscraper Center |
Year built | 2022 (county roll); construction 2020 to 2023 (CTBUH) | County; CTBUH |
Bedrooms on the roll | 21 three-bedroom, 42 four-bedroom, 4 five-bedroom | Lee County roll |
Heated area on the roll | 4,047 to 7,211 sq ft, median 4,458 | Lee County roll |
The CTBUH lists Omega at 25 floors under its own counting convention, and FirstService Residential’s 2023 announcement and Ronto’s releases describe a 27-story or 27-floor tower. The unit numbering on the county roll resolves the difference: residences run from floor 4 to floor 27 with no floor 13, which is 26 physical stories, the same skipped-13th-floor pattern found in every tower on this stretch of the boulevard.
Plan | Stack and exposure (developer) | Bedrooms on the roll | Heated sq ft (county) | Under air (developer) | Terraces (developer) |
|---|---|---|---|---|---|
01 tower residence | Southwest-facing, 68-foot-wide view | 4 | 4,458 | 4,645 | About 1,005 sq ft |
02 tower residence | West-facing, 78-foot-wide view | 3 | 4,047 | 4,210 | About 540 sq ft |
03 tower residence | North-facing | 4 | 4,458 | Not stated separately | Not stated |
Penthouses 2601, 2602 | Top numbered floors | 5 | 7,211 | 6,455 (residence 2602) | 1,710 sq ft plus a 1,985 sq ft private rooftop terrace (residence 2602) |
Penthouses 2701, 2702 | Top numbered floor | 5 | 7,121 | Not stated | Not stated |
Developer figures come from The Ronto Group’s releases of January, March and April 2022. The 01 plan, as Ronto described it, has a great room, dining area, family room, double-island kitchen, den, three guest bedrooms and four and a half baths, with a west and northwest terrace and an outdoor kitchen; the 02 plan has a den, three bedrooms and three and a half baths, all three bedrooms facing Estero Bay and the Gulf. The developer’s standard finish list named wood, stone or porcelain floors, quartz or granite counters, Sub-Zero refrigeration, Wolf gas cooking, a Miele dishwasher, Dornbracht fixtures and Toto toilets, and FirstService Residential’s 2023 announcement repeats the Sub-Zero Wolf kitchens, quartz counters, spacious terraces and “more than 4,000 square feet of living space” in each residence.
The recorded Declaration describes a two-story parking deck of enclosed garages and requires that every residence have at least one garage and at least one storage space appurtenant to it as limited common elements. Garage and storage assignments are kept in the association’s official records rather than recorded in the county, and an owner may transfer a garage, parking space or storage space to another Omega owner by written assignment, without association approval, as long as every residence keeps at least one garage and one storage space. Boats, trailers, personal watercraft and commercial vehicles may be kept on the property only inside an owner’s garage.
The developer’s releases describe the tower plans with a private air-conditioned storage space of about 80 square feet (01) or 75 square feet (02) on the same floor as the residence, and penthouse 2602 with a six-car tandem garage of about 1,350 square feet. FirstService Residential’s announcement confirms that “each unit also comes with an enclosed garage.” Garage size and count vary by residence, so a buyer confirms the specific garage and storage assignment in the association’s records before closing.
Omega is a reinforced concrete tower: the Declaration records that its floor and ceiling slabs were built with a post-tension cable system, and it prohibits any owner or contractor from penetrating a floor or ceiling slab because the cables run through them in both directions. That single rule shapes every renovation in the building, and it is one reason interior work at Omega goes through the association before it goes to the City for a permit.
Omega’s views follow its stacks: the developer describes the 01 residences as southwest-facing with a 68-foot-wide view, the 02 residences as west-facing with a 78-foot-wide view toward Estero Bay and the Gulf, and the 03 residences as north-facing. As the northernmost tower on the boulevard, Omega has no tower to its north.
For a luxury high-rise the view is not one feature among many; it is much of what the price pays for. Omega’s position gives it an unusual view story, and it is worth understanding by stack and by floor before choosing a residence.
Omega sits at the northern end of the tower row on Bonita Bay Boulevard. To its south stands Seaglass, then Esperia South, Azure, Tavira, Estancia, Vistas and Horizons. To its west is Estero Bay, and beyond the bay the barrier islands and the Gulf of Mexico. Because no tower stands north of Omega, the 03 residences look north over water and preserve rather than at a neighboring building, and the 01 and 02 residences face southwest and west across the bay.
From the lower floors the view is Estero Bay, its mangrove shoreline and the barrier islands; the higher the floor, the more open water and Gulf horizon comes into the frame. The developer’s releases describe the second-level amenity deck, with views to the south and west, overlooking one of Bonita Bay’s three on-property golf courses, and the den and guest bedrooms of the 01 plan open to a second terrace facing sunrise. Views are a matter of floor, stack and personal preference, so we walk every Omega buyer through the specific residence rather than a building average.
Every tower on the boulevard faces Estero Bay, so the difference between them is position and density. Omega and Seaglass are the northernmost pair and the newest; Omega is the only tower with no neighbor to its north, and with three residences per floor it gives each residence more frontage than the five-per-floor designs of Esperia South and Vistas or the roughly six per floor at Seaglass.
Omega’s amenities, as the developer and FirstService Residential describe them, include about 18,000 square feet of interior amenity space, a second-level amenity deck with a beach-entry pool, air-conditioned poolside cabanas and a whirlpool spa, a 4,200-square-foot rooftop terrace, a clubroom of more than 3,000 square feet, a 600-square-foot theater, and a 2,100-square-foot fitness center.
All of these are common elements of the Omega condominium, maintained through the Omega association’s budget and shared by 67 residences. The cabanas and cottages are the exception: they are limited common elements assigned to specific residences, covered in the next section.
The developer describes a 4,200-square-foot rooftop terrace common area with two hot tubs set at the glass railing for long-range water and sunset views, two fire pit seating areas, a larger fire table lounge, restrooms, a catering kitchen and a separate bar area.
FirstService Residential announced in March 2023 that it had been selected to provide property management and lifestyle services for Omega. Management arrangements can change by board decision, so a buyer confirms the current manager and staffing in the association’s disclosure documents.
Omega has two kinds of private space outside the residences: poolside cabanas and a small number of cottages on the second level. The recorded Declaration makes both limited common elements assigned to a specific residence by the developer’s deed, transferable only to another Omega owner by recorded deed, and never rentable separately from the residence.
Ronto’s March 2022 release describes six private cottages on level 2, from about 775 to 1,135 total square feet, some with a bedroom and bath and some as studios, with kitchens, laundry, storage and covered terraces facing the lake and golf course, marketed as a home office, staff quarters or guest space; the same release priced the four then-available cottages from $500,000 to $750,000. The cabanas are the air-conditioned poolside rooms, each with a full bathroom and a beverage center.
For a seller, a cottage or cabana is a real asset that transfers by its own deed, so it has to be handled in the contract and at closing. For a buyer, the deed and the association’s list are the proof of what conveys.
Bonita Bay Club is optional for Omega owners: it is a separate, member-owned private club with five championship golf courses on two campuses, tennis, pickleball, fitness and dining, and owning an Omega residence does not make you a member. The Club does not publish initiation fees or dues on its public website.
A distinction that confuses many buyers new to Bonita Bay: the Bonita Bay Club is separate from the Bonita Bay Community Association (BBCA). Owning a residence in Bonita Bay, including Omega, makes you a member of the BBCA automatically and gives you the BBCA amenities (the Private Beach, community roads and gates, the parks and the path network). It does not give you access to the Club’s golf courses, sports facilities, fitness center or dining. In the Club’s own words, “Bonita Bay Club is a separate entity within the community of Bonita Bay.”
Bonita Bay Club, Inc. is an active Florida not-for-profit corporation (Florida Division of Corporations document N09000004567, filed May 8, 2009). Members bought the Club from the developer in 2010; the Business Observer reported the purchase at $11.5 million in total, $7.5 million of it real estate. A 2026 Club release describes it as Florida’s largest member-owned private golf club, reports that members approved a $110 million clubhouse project in May 2026, and puts member reinvestment since 2010 at about $250 million.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule, including membership categories, any waitlist and whether any part of an initiation is returned on resignation. Figures quoted on third-party aggregator and brokerage sites are not the Club’s own and should not anchor a purchase decision. An Omega buyer who plans to golf should ask the Club for its current terms in writing before going under contract, not at closing.
Bonita Springs campus, inside Bonita Bay (three Arthur Hills designs): Bay Island, Marsh and Creekside. Bay Island was renovated, and the Club announced its reopening in a release dated November 8, 2019, well before Hurricane Ian.
Naples campus (two Tom Fazio designs): Cypress and Sabal. Golf Course Architecture has reported a Fazio Design renovation of Sabal, and the Club’s golf page describes the Naples campus practice facilities, including a 2.5-acre short game area.
One Club membership therefore spans five courses on two properties, a breadth few private clubs offer.
In February 2024 the Club unveiled a new Golf Academy, as announced in an industry release dated February 29, 2024. The Club lists 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, and its Lifestyle Center houses fitness and spa services; its Sports Center and dining venues are open to members under the terms of their membership category.
The Club’s own October 13, 2022 update after Hurricane Ian reported that the cart barn flooded, that most tennis courts and lighting were in rough shape, and that course bridges on Bay Island and Marsh were structurally undrivable, while the Naples campus was back to normal after cleanup and two courses, half the courts, dining and the Lifestyle Center had reopened.
Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, offering 326 dry storage spaces for boats up to 36 feet and 98 wet slips. It was created and is owned by a group of resident investors, operates separately from the BBCA and the Club, and charges its own fees.
The marina is not part of what an Omega owner’s association fees pay for; slips and storage are leased from the marina, subject to availability, and additional fees apply for services. Omega’s Declaration also bars keeping a boat, trailer or personal watercraft on the condominium property except inside the owner’s garage, so the marina is where most Omega boaters keep a boat.
The most important specification for a boating buyer: the marina’s maximum draft is 36 inches, per its permitting agreement, as the marina states on its own site. A 36-inch draft excludes most deep-draft sport-fishing boats and larger express cruisers, so a buyer with a specific vessel should check its draft and measured length against the marina’s rules before buying. The marina publishes its storage rates and services list on its own site, and when a hurricane watch is issued it may bring boats moored outside into dry storage.
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all Bonita Bay residents, according to the BBCA. Sweetwater Lifestyles operates a boat club, charter and tour service from the marina, a practical way onto Estero Bay for owners who do not want a boat of their own.
Every Omega owner, whether or not they belong to the Club, may use the Bonita Bay Private Beach, the BBCA-owned Gulf-front facility off Hickory Boulevard outside the gates. It is a property-ownership benefit paid for through the master association, not a Club benefit, and it was rebuilt after Hurricane Ian destroyed it.
This distinction is often misunderstood in listing descriptions. An owner who buys at Omega and never joins the Club still uses the beach.
Hurricane Ian destroyed the Bonita Bay Private Beach facility on September 28, 2022. The BBCA’s own page describes the “total destruction during Hurricane Ian” and the rebuild: the facility was rebuilt in concrete with breakaway walls, which let surge water pass through rather than push against the structure, and it reopened to residents on November 13 (the BBCA page does not print the year). Whether any master-level assessment connected with the rebuild remains open on a particular residence is shown on the BBCA estoppel certificate.
An Omega owner pays two association layers: the Omega condominium association’s assessment, which covers the building, its master insurance, amenities, management and reserves, and the Bonita Bay Community Association master assessment. Neither association publishes its budget or assessment on a public website, so the estoppel certificate is the document that states the real figures for a sale.
The recorded Declaration sets how the Omega assessment is shared: each residence pays the share of the common expenses equal to its percentage interest in the common elements, listed for every unit in Exhibit D of the Declaration. The association adopts an annual budget under Chapter 718, and under the Declaration every resale buyer pays the association an Additional Working Capital Contribution at closing equal to one month’s assessment on the residence, deposited to the association’s reserve accounts (§8.1(c)). The current assessment figure is not published publicly; this page does not print one, because no dated primary source for it was available. The adopted budget and the estoppel certificate in the condominium disclosure package give the real number.
Condominium assessments at a tower of this kind typically fund:
What the Omega assessment does not cover:
Every Bonita Bay owner is automatically a member of the Bonita Bay Community Association, the mandatory master association (Florida Division of Corporations document N07041, operating as a homeowners’ association under Chapter 720). The BBCA maintains the community’s grounds, roads, streetlights, lakes and stormwater system and its parks, including the Private Beach, and runs Community Patrol and Design Review. Omega’s own Declaration states that the condominium property is used “in accordance with the Master Declaration.”
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
The recorded master Declaration and later BBCA statements describe a resale charge that the buyer pays at closing, but the published sources conflict on the formula and no public BBCA document states the current figure. Confirm the charge in the BBCA estoppel certificate before you rely on any number. The same estoppel shows whether any special assessment is open on the residence, and the Omega estoppel does the same for the condominium.
Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names no Bonita Bay district. The only district-type bodies that touch Bonita Bay are citywide or countywide, such as the Bonita Springs Fire Control and Rescue District. An Omega tax bill therefore carries no CDD bond or CDD operations line arising from Bonita Bay; owners pay private association assessments instead.
A realistic Omega budget starts with the unpublished Omega condominium assessment and the unpublished BBCA master assessment, then adds electricity, an HO-6 policy, flood coverage for contents, property tax and, if you join, Club dues. Only the two estoppel certificates, insurer quotes and the tax bill turn that list into firm numbers.
One of the most common missteps buyers make in the Bonita Bay tower row is underestimating total carrying costs. The listing shows a price and a fee line, and many buyers stop the math there. We prefer our clients have the complete model before they go to contract.
Annual recurring costs for an owner-occupant, no mortgage:
Line item | How to get the real figure | Notes |
|---|---|---|
Omega condominium assessment | Omega estoppel certificate; adopted budget | Shared by percentage interest (Declaration Exhibit D); not published |
BBCA master assessment | BBCA estoppel certificate | Not published by the BBCA |
Electricity | Seller’s recent FPL bills | Individually metered; air conditioning drives summer bills |
HO-6 interior and contents insurance | Quotes from a Florida insurer | Depends on coverage limits and carrier |
Flood coverage for contents | Quotes from an NFIP or private flood insurer | Zone AE; the master policy covers the structure |
Property tax | Lee County tax bill for the residence | Resets on sale; homestead applies only to a primary residence |
Bonita Bay Club dues (optional) | Club membership office | Not published by the Club |
One-time costs at closing:
For a financed buyer, add debt service. At a $4,700,000 purchase price, the median of the nine Omega resales, with 30% down, the loan is $3,290,000; at a 7.0% fixed rate over 30 years, principal and interest run about $21,888 a month, before taxes, insurance and association fees. Many Omega buyers purchase without a mortgage, which also removes the appraisal question in a building with so few recent sales. Sellers can put a number on their side of the ledger with a free home valuation, and buyers can read how we represent buyers before building their own budget.
Omega is a Florida condominium governed under Chapter 718 by its recorded Declaration of Condominium (Lee County Instrument 2022000390220, recorded December 21, 2022), its bylaws and its Rules and Regulations, and it sits under the recorded master Declaration for Bonita Bay, which the BBCA administers under Chapter 720.
The 150-page Declaration is the tower’s founding document. It defines the units, the common elements and the limited common elements (garages, parking spaces, storage spaces, cottages, cabanas and balconies), sets each unit’s percentage share of the common expenses in Exhibit D, and carries the use restrictions in Article XII. Points a buyer should know from the recorded text:
The Declaration is a public record; request a complete copy, with its exhibits and any amendments, with the condominium documents from your title agent or the association.
The bylaws govern the association’s internal operations: board elections, meetings, voting and officer duties. The Rules and Regulations, which the Declaration lets the board adopt and amend (§12.5), address daily conduct such as pool and fitness hours, pets, noise, move-ins, guest suite reservations and cabana use. Rules can change by board action, so ask for the current version during your review period.
Under the recorded master Declaration (the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, Instrument 2011000142834), exterior improvements in Bonita Bay need prior written BBCA approval through its Design Review process, day-to-day use rules are delegated to the BBCA’s Rules and Regulations and Design Guidelines, and a transferring owner delivers the §720.401 disclosure summary to the buyer. The BBCA’s Amended and Restated By-Laws are recorded as Instrument 2020000126919. The master Declaration sets no minimum lease term and contains no pet rules; those come from the Omega documents.
The collapse of Champlain Towers South in Surfside on June 24, 2021 changed Florida condominium law for buildings of three or more stories. Senate Bill 4-D (2022) and Senate Bill 154 (2023), with later amendments including House Bill 913 (2025), created the current structural safety regime.
Milestone structural inspection: under §553.899, a condominium building three stories or taller must have a milestone inspection by December 31 of the year it reaches 30 years of age, based on its certificate of occupancy, and every 10 years after that; the local enforcement agency may require the first inspection at 25 years where conditions such as proximity to salt water justify it. For a tower with a 2022 year built and a 2023 completion, that points to about 2052 or 2053, or about 2047 or 2048 under a 25-year trigger. The exact date runs from the certificate of occupancy, which we have not verified from a public record.
Structural Integrity Reserve Study (SIRS): §718.112 requires a residential condominium association to have a SIRS completed at least every 10 years after the condominium’s creation for each building three habitable stories or higher. Omega’s condominium was created when its Declaration was recorded on December 21, 2022, which puts its first required SIRS by about December 2032. The same statute requires a developer to have a turnover inspection report for each such building before turning control of the association over to the owners. Reserves for the SIRS components can no longer be waived.
For buyers: request the current budget, the reserve schedule, the turnover inspection report and any SIRS the association has already commissioned. In a building this new they should show no deferred structural work, and they document the reserve plan that funds the future inspections.
Data updated: September 2026. Omega is an owner-occupied tower: the Southwest Florida MLS, September 2026 pull shows no Omega rental listings and no recorded leases in the 12 months to September 30, 2026, and the recorded Declaration allows leasing only for terms of three months to one year, no more than twice a year, which rules out nightly and weekly vacation rentals.
The September 2026 rental pull for Bonita Bay returned 60 rental records (41 active and 19 rented in the 12 months to September 30, 2026) and none at Omega, and our June 2026 pull found the same. That is not a data gap; it is the market. Omega owners rarely rent, and the recorded rules are written to keep the building residential. If you are buying, plan to be an owner-occupant or a seasonal owner; if you are selling, your buyer pool is almost entirely primary-residence and seasonal owners, not investors.
Omega’s leasing rules are not hearsay from listing remarks; they are in §12.7 of the recorded Declaration:
The master Declaration for Bonita Bay sets no minimum lease term of its own and binds every tenant to the governing documents; where the Omega documents are stricter, they control. Rules adopted by the board can add procedure, so confirm the current rules before you sign a lease or a purchase contract.
At Omega’s price level the investor math does not work as a primary strategy. The rental calendar allows two leases a year of at least three months each, there are no Omega MLS rental comparables in the trailing year to anchor a seasonal rate, and the carrying costs (two association layers, insurance, electricity and taxes) run all year. Buyers who consider renting at Omega typically plan to use the residence themselves and lease a season to family, colleagues or a known tenant.
Omega’s recorded Declaration does not set a pet limit: Article XII, the use-restriction article, contains no pet provision, and the master Declaration for Bonita Bay has none either. Pet rules at Omega therefore come from the Rules and Regulations the board adopts, which are not posted publicly, and the building plans in the Declaration show a dog grooming room among the common elements.
Earlier descriptions of Omega online have given pet counts and weight limits that we could not tie to any recorded or published association document, so we do not repeat them here. The document that controls is the current Rules and Regulations, which comes in the condominium disclosure package. Ask for it before you go under contract if you own a large dog or more than one pet. Separately, federal fair housing law requires the association to consider reasonable accommodation requests for assistance animals, whatever its pet rules say.
Omega is not a 55+ community. Nothing in the recorded Declaration or the public record for Bonita Bay registers the tower as housing for older persons under the federal HOPA exemption, so there is no age requirement to buy or live there, even though the price point and the estate-sized floor plans draw mostly empty-nesters and retirees.
That matters on both sides of a sale. An Omega seller markets to every qualified buyer, including younger families relocating to Southwest Florida and buyers purchasing for a multi-generational household, and a buyer does not need to meet an age test. The practical demographic skews older because of the product, not because of a rule. The Declaration’s occupancy limit applies only to leases (two persons per bedroom), not to owners.
Hurricane Ian struck southwest Florida on September 28, 2022, while Omega was in the final stages of construction; its condominium was recorded less than three months later, on December 21, 2022. No public source documents damage to the Omega structure, and Ian’s documented damage in Bonita Bay fell on shared assets such as the Private Beach and the Club’s cart barn and course bridges.
Hurricane Ian made landfall in southwest Florida on September 28, 2022 as a Category 4 hurricane, and the National Hurricane Center’s Tropical Cyclone Report is the official record of the storm. In Bonita Springs, storm surge came up the Imperial River and flooded homes along the river and creeks, as local reporting documented in the days after the storm.
Documented Bonita Bay impacts from primary sources:
Because Omega was finished after Ian, a buyer’s Ian questions are about the construction record rather than a repair history. Ask the association, in writing, for:
The answers belong in the condominium disclosure package, and they are standard due diligence in any Bonita Bay tower purchase after 2022.
Omega sits in FEMA flood Zone AE with a static base flood elevation of 10 feet (NAVD88) on FIRM panel 12071C0652G, effective November 17, 2022: we measured the same zone at the address point and at points 60 to 240 meters west, north and south of it. The VE velocity zone begins about 300 meters west, along Estero Bay. The tower is in Lee County Evacuation Zone A, and the City of Bonita Springs holds a CRS Class 5 rating.
We queried FEMA’s National Flood Hazard Layer in September 2026 at the 4991 Bonita Bay Blvd address point (the US Census geocoder’s location on the street in front of the building) and at six more points around it: 60, 120, 180 and 240 meters west across the building site toward the bay, and 60 meters north and south. Every point returned Zone AE, a coastal Special Flood Hazard Area with a 1% annual chance of flooding, with a static base flood elevation of 10 feet and FIRM panel 12071C0652G, effective November 17, 2022. Moving further west, the layer returns the VE coastal high hazard zone, with a base flood elevation of 14 feet, from about 300 meters west of the address point, along the Estero Bay shoreline. Seaglass’s address point at 4971 returns the same AE zone and 10-foot elevation.
This corrects an earlier estimate that circulated for Omega of a 12-foot base flood elevation; the effective FEMA map shows 10 feet across the Omega site.
Two caveats matter. First, flood zones are set per structure and parcel, so a buyer should confirm the zone with the association’s elevation certificate and the FEMA or City map for the building. Second, FEMA has finalized a map revision taking effect March 2, 2027; the six revised panels are in unincorporated Lee County and none is a Bonita Bay panel, but it is worth checking the address again in 2027.
What Zone AE means for an Omega owner:
For cash buyers, flood coverage for contents is not legally required but is strongly advisable. For financed buyers, the lender will require it. The structure of flood coverage for a condominium residence differs from a single-family home:
Request quotes from a Florida insurer when you make an offer, before you remove financing or due-diligence contingencies.
Communities that go beyond FEMA’s minimum floodplain standards earn discounts through the Community Rating System (CRS). The City of Bonita Springs holds CRS Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review, which had put several Lee County communities’ discounts at risk earlier that year. The City’s flood guidance adds a rule of thumb: each foot a structure sits above the base flood elevation cuts the annual premium by nearly half, and each foot below it roughly doubles it.
Lee County’s evacuation layer places Omega’s address in Evacuation Zone A (surge zone 1), the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. Seasonal owners should also know Omega’s own rule: the Declaration requires an owner who will be away during hurricane season to name a responsible firm or individual to care for the residence and give that name to the association.
A reinforced concrete tower with post-tensioned slabs on an engineered foundation responds very differently to surge and wind than a wood-frame house: the structural risk is low, and the practical concerns are ground-level systems, the amenity deck, and glazing and seals. The Declaration lets the board set hurricane-protection specifications and treats impact glass that meets code as hurricane protection, which is why buyers should read the turnover inspection report and the insurance declarations alongside the flood map.
Lee County public schools use residential choice with proximity zones, so Omega families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay families choose among elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South choice zone.
Omega’s buyer pool is mostly adults without school-age children at home, but some buyers purchase for a multi-generational household, and every buyer deserves the full picture.
How the choice works, under the 2025 to 2026 Student Enrollment Plan (the district approved the 2026 to 2027 plan on December 1, 2025):
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school zone locator.
Several private schools serve the Bonita Springs and Naples corridor, including Community School of Naples, First Baptist Academy and Seacrest Country Day School in Naples. Families should confirm enrollment availability and transportation directly with each school.
Building permits for Omega come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999. Any renovation inside a residence also needs the Omega association’s approval under the Declaration and its rules.
A buyer who wants the permit history for a residence or for the building requests it from the City’s Community Development Department, which handles building, zoning and permitting for Bonita Bay; the City also offers an online Citizen Access portal. Lee County’s own permitting office is not the jurisdiction for Bonita Bay.
Interior renovations at Omega require association approval, licensed and insured contractors, and City permits for structural, electrical, plumbing and mechanical work. The post-tension slab rule in the Declaration means no coring or anchoring into a floor or ceiling slab. The City’s substantial improvement toolkit explains how its 50% rule applies to improvements in a flood zone, and the Florida Building Code, 8th Edition (2023), effective December 31, 2023, is the current code.
Omega’s surroundings are settled: Bonita Bay is a fully built-out planned community inside the City of Bonita Springs, the eight boulevard towers are complete, and Estero Bay to the west is an aquatic preserve. The only change an Omega buyer should expect nearby is renovation, not new towers.
Bonita Bay has no remaining tower sites, so no new high-rise will be added between Omega and Estero Bay or to its north. Along US 41 and Bonita Beach Road outside the gates, commercial and residential projects follow the City’s zoning and its Comprehensive Plan, and the City’s Zoning District Map Book shows the planned development districts that cover the community. Inside the gates, the one major project on the horizon is the Bonita Bay Club’s member-approved clubhouse, which is a Club project, not a residential one.
Day-to-day life at Omega runs through the lobby, the parking deck and the association: residents drive into the enclosed garages, visitors and vendors come through the Bonita Bay gates, utilities come from Florida Power and Light for electricity and Bonita Springs Utilities for water and sewer, and fire and EMS come from the Bonita Springs Fire Control and Rescue District.
Bonita Bay’s main entrance on US 41 is gated, and the BBCA’s Community Patrol covers the community. Inside, the building’s own access control governs the lobby and the parking deck. Law enforcement is the Lee County Sheriff’s Office.
Mail is delivered to the building, and package and move-in procedures are set by the association’s Rules and Regulations; confirm them with management before scheduling a move, since elevator reservations and time windows are typical in a tower of this size.
In the rest of Bonita Springs, Waste Management has provided single-day weekly curbside collection of trash, recycling and yard waste since April 29, 2024; condominium towers typically use container service arranged by the association, so confirm the building’s current arrangement with management.
Every residence has at least one enclosed garage in the two-story parking deck, assigned as a limited common element; guests park in the guest parking area shown on the Declaration’s plans, and the board may require parking passes or stickers.
The Declaration defines utility services to include cable television and communications, but whether the association holds a bulk service contract is not stated in a public source. Confirm the current provider and any bulk package with management.
For community-wide matters (roads, gates, the Private Beach, parks and paths outside the tower), the Bonita Bay Community Association’s offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, and its resident website lists current contacts.
Omega’s location in Bonita Springs puts emergency care, shopping and dining within a short drive: Lee Health’s Coconut Point emergency department in Estero, NCH Bonita’s freestanding emergency department on South Tamiami Trail, NCH North Naples Hospital on Immokalee Road, Coconut Point and Miromar Outlets, and Southwest Florida International Airport to the north.
Bonita Springs also has a concentration of medical offices along US 41 and Bonita Beach Road, so routine care, specialists, lab work and imaging are close. For Omega’s buyer demographic, healthcare access is often a deciding factor.
Coconut Point, the open-air lifestyle center in Estero, is the everyday shopping destination for most Bonita Bay residents, and Miromar Outlets further north off Ben Hill Griffin Parkway is the region’s major outlet center. The Promenade at Bonita Bay, along US 41 by the community’s main entrance, adds dining and specialty retail. Inside the gates, Backwater Jacks at the marina is open to all Bonita Bay residents. Naples’ Fifth Avenue South and Third Street South districts are to the south, and the Fort Myers River District is to the north.
Southwest Florida International Airport (RSW) in Fort Myers, north on I-75, serves the major network carriers and seasonal nonstop routes to northern cities, a real quality-of-life factor for owners who split the year. Florida Gulf Coast University, north of Bonita Springs off Ben Hill Griffin Parkway, brings arts performances, athletics and continuing education to the corridor.
Omega is the highest-priced tower on Bonita Bay Boulevard: its 14 qualified county sales since September 2021 carry a $5,225,000 median, nearly double Tavira’s $2,700,000 and more than double every other tower’s county median, and its three active listings in the September 2026 pull, at $3,999,000 to $4,999,000, all sat above every other tower’s Southwest Florida MLS median sale. It is also the newest and has the largest residences.
If you are seriously considering Omega, you are probably also looking at the other towers in the row. The benchmark table uses one yardstick for every tower: the Southwest Florida MLS, September 2026 pull (sales closed October 1, 2025 to September 30, 2026), with the county qualified-deed window beside it.
Tower | Year built (county) | Residences | MLS closings | MLS median sale | MLS median $ per sq ft | County qualified sales (window) | County median |
|---|---|---|---|---|---|---|---|
Omega | 2022 | 67 | 0 | none | none | 14 (60 months) | $5,225,000 |
Tavira | 2009 | 90 | 7 | $2,200,000 | $605 | 17 (36 months) | $2,700,000 |
Seaglass | 2018 | 120 | 12 | $2,080,000 | $695 | 12 (12 months) | $2,080,000 |
Azure | 2006 | 77 | 4 | $2,250,000 | $612 | 10 (24 months) | $2,200,000 |
Horizons | 2000 | 80 | 6 | $1,438,000 | $454 | 12 (36 months) | $1,513,000 |
Estancia | 2002 | 89 | 7 | $1,337,500 | $492 | 12 (36 months) | $1,468,750 |
Vistas | 1998 | 98 | 5 | $1,090,000 | $417 | 11 (36 months) | $995,000 |
Esperia South | 2007 | 119 | 8 | $925,000 | $440 | 14 (24 months) | $960,000 |
Sources: Southwest Florida MLS, September 2026; Lee County Property Appraiser roll and qualified-sale file, September 2026; residence counts from the DBPR register and the county roll (Azure: 69 tower residences plus 8 carriage homes). County windows differ by tower because each is the first window with 10 or more sales, and Omega’s window includes five first sales by the developer.
Tavira, at 4851 Bonita Bay Blvd, is the other large-residence tower on the boulevard: 90 residences on the county roll from 3,263 to 4,300 heated square feet, four per standard floor, 25 physical stories and a 2009 year built. Its seven sales in the 12 months to September 30, 2026 had a $2,200,000 median. Buyers choosing between them weigh Omega’s larger floor plans, three-per-floor layout and 2022 construction against Tavira’s deeper resale record and lower entry price.
Azure, at 4931, is the only other tower with three residences per floor, across 25 physical stories plus eight carriage homes (77 residences in all), built in 2006. Its September 2026 MLS median was $2,250,000, so Azure buyers get the three-per-floor feel at well under half of Omega’s recorded prices, in exchange for older construction and smaller residences.
Estancia (4801, 2002) and Horizons (4731, 2000) run four residences on their standard floors; Vistas (4751, 1998) and Esperia South (4951, 2007) run five on most floors with smaller plans. Their medians ran from $925,000 to $1,513,000 across the MLS and county records, which makes them the entry points to a Bonita Bay tower address rather than Omega’s competitors on price.
We tracked every qualified Omega deed since the tower opened and every tower on the boulevard against the same yardstick, so we can tell you where a specific Omega residence sits, by floor and stack, before you list or offer. Omega owners can start with a free home valuation, or see what Bonita Bay homes are worth, and call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we help buyers purchase in Bonita Bay.
Omega versus Seaglass comes down to size and exclusivity against liquidity and price: both were built by The Ronto Group, side by side, but Omega (2022) has 67 residences of 4,047 to 7,211 heated square feet at three per floor, while Seaglass (2018) has 120 residences with a median of 2,907 heated square feet, and trades far more often.
Factor | Omega | Seaglass |
|---|---|---|
Address | 4991 Bonita Bay Blvd | 4971 Bonita Bay Blvd |
Developer | The Ronto Group | The Ronto Group |
Residences (DBPR register) | 67, recorded December 21, 2022 | 120, recorded October 25, 2018 |
Year built (county roll) | 2022 | 2018 |
Physical stories | 26 (numbered to 27, no 13th) | 26 |
Height (CTBUH) | 89.3 m (293 ft) | 99.4 m (326 ft) |
Residences per standard floor | 3 | about 6 |
Heated area on the county roll | 4,047 to 7,211 sq ft, median 4,458 | 2,711 to 5,816 sq ft, median 2,907 |
MLS closings, 12 months to September 30, 2026 | 0 | 12 |
MLS median sale | none | $2,080,000 |
Active listings, September 2026 | 3 ($3,999,000 to $4,999,000) | 6 ($1,695,000 to $4,095,000) |
County qualified sales | 14 in 60 months, median $5,225,000 | 12 in 12 months, median $2,080,000 |
FEMA zone at the address point | AE, base flood elevation 10 feet | AE, base flood elevation 10 feet |
Condominium association | Omega at Bonita Bay Condominium Association, Inc. (N22000009548) | Esperia-Seaglass Condominium Association, Inc. (N05000002334), shared with Esperia South |
Master association | Bonita Bay Community Association | Bonita Bay Community Association |
Sources: Florida DBPR condominium register; Lee County Property Appraiser roll and qualified-sale file, September 2026; Southwest Florida MLS, September 2026; CTBUH Skyscraper Center; FEMA National Flood Hazard Layer, September 2026; Florida Division of Corporations.
Choose Omega if you want an estate-sized residence, three neighbors per floor, an enclosed garage and a storage space written into the Declaration, and the newest building on the boulevard, and you are comfortable in a market with few sales. Choose Seaglass if you want the same developer’s work at less than half Omega’s recorded prices, a wider range of floor plans and a deeper resale market that turns over every year. Sellers in either tower can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Bonita Bay is an established master-planned community of about 2,400 acres in the City of Bonita Springs, with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods and 12 miles of paths, according to the BBCA’s January 2026 brochure. Omega is the newest of its eight boulevard towers.
For the full community overview, see our Bonita Bay guide. Here is the context an Omega buyer needs.
Omega’s strengths are size, newness and position: residences of 4,047 to 7,211 heated square feet, three per floor, a 2022 tower with an enclosed garage and storage for every residence, and the northernmost bayfront site on the boulevard. Its weaknesses are price and thin liquidity: the highest recorded prices of any tower, unpublished fees, Zone AE flood insurance, Evacuation Zone A and no sale in the last 12 months.
This is the section where most real estate pages stop being useful. They list pros and leave the cons for buyers to discover after closing. We do not operate that way: as Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than a fast one.
1. The largest residences on the boulevard. Every residence carries more than 4,000 heated square feet on the county roll, and the developer’s plans describe 4,210 and 4,645 square feet under air for the tower plans.
2. Three residences per floor. Only Azure matches that density among the eight towers.
3. The newest tower. A 2022 year built, a condominium recorded in December 2022 and a first required SIRS around 2032, with its first milestone inspection decades away.
4. Garages and storage in the recorded Declaration. At least one enclosed garage and one storage space are limited common elements of every residence.
5. The northernmost site. No tower stands north of Omega, and the bay to its west is an aquatic preserve.
6. The amenity program. A beach-entry pool deck, a 4,200-square-foot rooftop terrace, a social room, theater, fitness center and guest suites shared by 67 residences.
7. Clear leasing rules. A three-month minimum and two leases a year keep the building residential, written into the recorded Declaration.
8. No sale requires association approval. The Declaration lets owners sell without approval, which keeps closings on schedule.
1. The highest prices in the tower row. Nine resales ran from $3,750,000 to $6,450,000; this is the top of the Bonita Bay tower market, not the value play.
2. Thin liquidity. No qualified sale in the 12 months to September 2026, and the longest-standing listing in the September 2026 pull had been on the market 229 days.
3. Unpublished fees. Neither the Omega association nor the BBCA publishes its assessment; the estoppel is the only firm source.
4. Flood and evacuation. Zone AE with a 10-foot base flood elevation and Evacuation Zone A, so flood coverage and storm planning are part of ownership.
5. Club costs are separate and unpublished. Golf and sports membership is optional and priced by the Club.
6. Not an investment property. Two leases a year of at least three months each, and no MLS rental comparables.
7. Few recent comparables for an appraisal. Financed buyers should expect an appraiser to lean on the nine resales and on other towers.
If you’re searching for an Omega listing agent, or thinking, ‘I need someone to sell my Omega home…’, this section is for you. Selling an estate-sized residence in a 67-unit tower with no sale in the last year takes a precise price, a complete document package and marketing that shows the view, the terraces and the garage, and McGreevy and Comisar build all three before an Omega listing goes live.
Selling a luxury high-rise residence in Bonita Bay is not the same as selling a single-family home, even inside the same community. The buyer pool is smaller, the due-diligence process is more document-intensive (the Declaration and its exhibits, the budget, the turnover inspection report, two estoppels, flood insurance), and an Omega residence also carries limited common elements, a garage, a storage space and sometimes a cabana or cottage, that have to be conveyed correctly.
Our credentials as your listing agent:
In the last 12 months Omega has seen 0 resales in the Lee County qualified-deed record, and the Southwest Florida MLS, September 2026 pull shows no Omega closing in the 12 months to September 30, 2026, so there is no 12-month dollar volume, days-on-market or sale-to-list figure to report. Widening the window, the county file holds 14 qualified Omega sales in the 60 months since September 2021, totaling $78,595,000 at a median of $5,225,000; the nine resales among them ran from $3,750,000 (residence 1602, April 2025) to $6,450,000 (residence 2503, January 2024), at a median of $4,700,000. Understanding why residence 2503 sold for $2,700,000 more than residence 1602 is exactly the market knowledge that gets an Omega residence priced right at the first showing: floor, stack and finish drive the gap.
Pricing without a recent comparable. The newest Omega deed is from April 2025. A price starts from the nine resales by stack and floor, is checked against the three active listings, and accounts for what changed in the wider tower market since 2025.
No signs on the building. High-rise listings rely on digital presence, network reach, targeted outreach, and professional photography and video. The BBCA’s open house guidelines set hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require the listing agreement and a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs.
No association approval, but the association must be told. The Declaration lets you sell without approval, but you notify the association and the buyer delivers the recorded deed, and the buyer pays one month’s assessment as an Additional Working Capital Contribution at closing.
Cottages, cabanas and garages. A cabana or cottage transfers by its own recorded deed, and a garage or storage assignment is kept in the association’s records. We confirm what your residence holds before the listing goes live so the contract describes it correctly.
Flood disclosure. Zone AE with a 10-foot base flood elevation is a material fact; we present it accurately alongside the concrete construction and the City’s CRS Class 5 discount.
Club membership. Club membership is separate from the residence and does not come with the sale; how any membership is handled is set by the Club’s membership office, and buyers should hear that early.
The nine recorded resales from $3,750,000 to $6,450,000 tell you the range, but your residence’s value depends on floor, stack, exposure, finish, any cottage or cabana, and timing. Start with a free Omega home valuation, or see what Bonita Bay homes are worth.
Talk to Jesse direct: (239) 898-6072, text or call.
An Omega home has no recent closed sale to measure against: the longest-standing listing in the September 2026 Southwest Florida MLS pull had been on the market 229 days, and the three active listings have a median of 27 days. A correctly priced, well-presented residence should plan for a season; one priced above the resale record will sit, because every buyer compares it with the same few deeds.
An Omega seller should have assessments current and should gather the current Rules and Regulations, the most recent budget, the turnover inspection report and any SIRS the association holds, plus the association’s record of the garage, storage, cabana or cottage assigned to the residence. The Omega and BBCA estoppel certificates will show any open balance to settle at closing.
An Omega home can be sold with a tenant in place, but the Declaration’s leases run three months to one year, so timing the listing around the lease usually gives buyers better access. Showings follow the lease terms, and a buyer takes title subject to any lease that survives closing.
Bonita Bay Club membership is separate from an Omega home and does not convey with the deed. The Club’s membership office sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so an Omega seller should ask the Club before listing and tell buyers early.
The best time to list an Omega home is usually October through December, which puts the listing in front of buyers for the January to April season when most Bonita Bay luxury buyers are in town. Summer listings sell too, often to buyers who want to close before the next season, but showings are fewer.
Omega owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Omega guide they read the county roll, the recorded Declaration, the DBPR register, the association filings and every qualified Omega deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Omega guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Omega realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
Selling an Omega home? Get a free Omega home valuation, or call Jesse direct at (239) 898-6072.
Buying in Omega? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Omega, see our Bonita Bay guide, our Bonita Springs guide and our guides to the towers Seaglass and Tavira.
The buyer questions below are the ones Omega buyers ask us most, answered from the county record, the recorded Declaration, the DBPR register, the association filings, the developer’s published releases and the shared public sources cited on this page.
Omega is at 4991 Bonita Bay Blvd, Bonita Springs, FL 34134, the northernmost tower on Bonita Bay Boulevard. Note that 4971 Bonita Bay Blvd is Seaglass, a different tower by the same developer; the two addresses are sometimes confused in listing syndications and online databases.
Omega has 67 residences (Florida DBPR condominium register and Lee County roll): 63 tower residences and four penthouses. Its floors are numbered to 27 with no 13th floor, so it has 26 physical stories, with three residences on numbered floors 4 through 25 and two penthouses on each of floors 26 and 27. The CTBUH records its height as 89.3 meters (293 feet).
Omega’s top residential floor is numbered 27, which is why FirstService Residential’s announcement and the developer’s releases describe a 27-story or 27-floor tower. There is no 13th floor in the unit numbering, so the building has 26 physical stories; the CTBUH lists 25 floors under its own counting convention.
Omega has three tower plans and a penthouse tier. On the county roll the 02 residences carry 4,047 heated square feet and three bedrooms, the 01 and 03 residences 4,458 and four bedrooms, and the penthouses 7,121 to 7,211 and five bedrooms. The developer describes 4,210 square feet under air for the 02 plan and 4,645 for the 01 plan.
The Ronto Group, a Naples developer founded in 1967, developed Omega, and the developer’s releases name architect Robert M. Swedroe as its designer. Ronto also developed Seaglass next door, completed in 2018, so the two newest towers on the boulevard come from the same developer.
The CTBUH records construction starting in 2020 and finishing in 2023. The Lee County roll gives every residence a 2022 year built, the Declaration of Condominium was recorded on December 21, 2022, and the developer’s deeds to buyers were recorded from January 2023 onward.
The Ronto Group marketed Omega in 2022 as the final luxury high-rise tower to be built at Bonita Bay, and the eight towers on Bonita Bay Boulevard, from Horizons at 4731 to Omega at 4991, are complete. Nothing in the public record points to another tower site inside the community.
Yes. The recorded Declaration describes a two-story parking deck of enclosed garages and requires every residence to have at least one garage and at least one storage space as limited common elements. FirstService Residential’s 2023 announcement also states that each unit comes with an enclosed garage. The specific assignment is kept in the association’s official records.
Only to another Omega owner. Under §23.1 of the Declaration, a garage, parking space or storage space can be assigned to another residence by a written assignment in a board-approved form, without association approval, as long as every residence keeps at least one garage and one storage space. It can never be conveyed to someone who does not own an Omega residence.
They are private spaces outside the residences. Cabanas are air-conditioned poolside rooms with a full bathroom and a beverage center; cottages are small second-level suites the developer marketed as home offices or guest quarters. Both are limited common elements assigned to a residence by the developer’s deed and transfer only to another Omega owner.
Per the developer and FirstService Residential: a second-level amenity deck with a beach-entry pool, pavilions, a whirlpool spa, a fire pit and a putting lawn; a 4,200-square-foot rooftop terrace with two hot tubs; a social room of more than 3,000 square feet; a 600-square-foot theater; a 2,100-square-foot fitness center; a grand salon, billiards room and card room; and guest suites.
Yes, for non-paying guests of an owner. The Declaration (§12.13) bars renting the guest suites for transient occupancy and lets the board adopt rules for reserving them, so the current reservation terms, including any limit on the length of a stay, are in the association’s Rules and Regulations.
Omega owners pay the Omega condominium assessment, shared by each residence’s percentage interest set in Exhibit D of the Declaration, plus the Bonita Bay Community Association master assessment. Neither association publishes its assessment publicly, so the current figures come from the adopted budget and the estoppel certificates in the sale.
No. Bonita Bay has no community development district and no special taxing district of its own; Lee County’s official list of special districts names none. An Omega tax bill carries no CDD bond or operations line arising from Bonita Bay, and owners pay private association assessments instead.
An Omega resale buyer pays the association an Additional Working Capital Contribution equal to one month’s assessment (Declaration §8.1(c)), any BBCA charge shown on the master estoppel, and standard Florida closing costs such as title insurance and documentary stamp tax. Both estoppel certificates show any open balance or special assessment.
No. Section 13.1 of the recorded Declaration says a sale does not require the association’s approval. The seller must notify the association, and the new owner must give the association a copy of the recorded deed. The BBCA’s own procedures for new owners are shown in its disclosure summary.
No. Bonita Bay Club membership is optional and separate from home ownership. Omega owners belong to the Bonita Bay Community Association automatically, which covers the Private Beach, parks, paths and gates; the Club’s golf, sports, fitness and dining require a separate membership on terms the Club does not publish online.
Yes. The Private Beach off Hickory Boulevard is a Bonita Bay Community Association facility, so every Omega owner may use it whether or not they join the Club. It was destroyed by Hurricane Ian in 2022, rebuilt in concrete with breakaway walls, and the BBCA runs a year-round shuttle.
Not on the condominium property except inside your own garage: the Declaration bars boats, trailers and personal watercraft elsewhere on the property. Most Omega boaters lease space at Bonita Bay Marina on the Imperial River, which has 326 dry storage spaces for boats up to 36 feet, 98 wet slips and a 36-inch maximum draft.
Yes, within the recorded limits. Section 12.7 of the Declaration sets a minimum lease of three months, a maximum of one year, no more than two leases a year, and no more than two occupants per bedroom, with written notice to the board before the lease begins. Nightly and weekly vacation rentals are not allowed.
No. The Southwest Florida MLS, September 2026 pull found no Omega rental listings and no recorded leases in the 12 months to September 30, 2026, so there is no MLS basis for a rental rate. Omega trades as a residence for owners, not as an income property.
The recorded Declaration contains no pet limit, and neither does the master Declaration for Bonita Bay. Pet rules come from the Rules and Regulations the Omega board adopts, which are not public, so a pet owner should read the current rules in the disclosure package before signing. The building plans show a dog grooming room among the common elements.
Omega is in FEMA flood Zone AE with a static base flood elevation of 10 feet (NAVD88), on FIRM panel 12071C0652G effective November 17, 2022. We measured the same result at the address point and at six points around the building site in September 2026; the VE zone begins about 300 meters west along Estero Bay.
Yes. The City of Bonita Springs holds FEMA Community Rating System Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps the rating after its post-Ian review. The discount applies to NFIP policies written for Omega residences.
Omega is in Lee County Evacuation Zone A, the first zone ordered to evacuate for a storm threat. The Declaration also requires an owner who will be away during hurricane season to name a responsible firm or individual to look after the residence and give that name to the association.
No public source documents damage to the Omega structure. Ian struck on September 28, 2022, while the tower was in its final construction stages, and the condominium was recorded on December 21, 2022. Buyers should ask the association for the developer’s turnover inspection report and any claims history.
Section 718.112 requires a SIRS at least every 10 years after the condominium’s creation, which for a condominium recorded on December 21, 2022 points to about December 2032. Under §553.899 the first milestone inspection falls in the year the building turns 30, or 25 if the City requires it, based on its certificate of occupancy.
Lee County uses proximity-based school choice, so Omega families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay falls in elementary Proximity Zone Q, middle Zone GG and the South high school zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High.
The City of Bonita Springs Community Development Department, because Bonita Bay is inside the incorporated City of Bonita Springs. Interior work also needs the Omega association’s approval, and the Declaration’s post-tension slab rule bars coring or anchoring into any floor or ceiling slab.
Florida Power and Light supplies electricity, individually metered to each residence; Bonita Springs Utilities, a member-owned not-for-profit utility, supplies water and sewer; and the Bonita Springs Fire Control and Rescue District provides fire and EMS response. Whether cable and internet come under a bulk contract should be confirmed with management.
FirstService Residential announced in March 2023 that it had been selected to provide property management and lifestyle services for Omega. Management contracts can change by board decision, so confirm the current management company and on-site staffing in the condominium disclosure package.
No. Nothing in the recorded Declaration or the public record for Bonita Bay registers Omega as housing for older persons under the federal HOPA exemption, so there is no age requirement to buy or live there, even though most buyers are empty-nesters and retirees.
Both towers were built by The Ronto Group, side by side. Omega (2022) has 67 residences of 4,047 to 7,211 heated square feet at three per floor; Seaglass (2018) has 120 residences with a 2,907-square-foot median, 12 closings in the 12 months to September 30, 2026 and a $2,080,000 median sale. Omega is larger and rarer; Seaglass is more liquid, and its recorded median is less than half of Omega’s.
The Lee County file holds 14 qualified Omega sales since the tower opened, from $3,750,000 to $9,125,000, at a median of $5,225,000. The nine resales ran from $3,750,000 to $6,450,000 at a median of $4,700,000, and the newest was recorded on April 16, 2025.
It can be. With no qualified Omega sale in the 12 months to September 2026, an appraiser has few recent comparables in the building and may lean on the nine resales and on other towers. Many Omega buyers purchase without a mortgage, which removes the appraisal contingency from the negotiation.
Yes. The Declaration of Condominium is a recorded public document, Lee County Instrument 2022000390220, and a title agent can retrieve it with its exhibits and any amendments. Florida law also gives a condominium buyer the full disclosure package, including the bylaws, rules, budget and estoppel, during the review period.
The seller questions below come from Omega owners weighing a sale. Every answer draws only on this page’s sources: the Lee County deed and parcel records, the recorded Declaration, the Southwest Florida MLS pull of September 2026, the DBPR register, the association filings, the developer’s releases and the city, county and federal records cited below.
An Omega home is worth what the resale record supports for its floor, stack and condition, adjusted for the time since the last deed: the nine Omega resales ran from $3,750,000 to $6,450,000 at a median of $4,700,000, the newest in April 2025. Upper-floor residences led that range, and a valuation starts from the closest floor and stack, not the building average or a penthouse closing.
No Omega home recorded a qualified sale in the 12 months since September 2025, according to the Lee County file dated September 2026, and the Southwest Florida MLS, September 2026 pull shows no Omega closing in the 12 months to September 30, 2026. The newest qualified Omega deed is residence 1602, recorded April 16, 2025, which makes Omega the thinnest resale market among the eight towers.
Omega has 14 qualified sales in the Lee County file since the condominium was recorded in December 2022, totaling $78,595,000 at a median of $5,225,000. Five were the developer’s first sales, four penthouses in 2023 at $6,500,000 to $9,125,000 and residence 2402 in 2024 at $5,350,000, and nine were resales from $3,750,000 to $6,450,000.
Residence 2503 is an 03-stack residence of 4,458 heated square feet on floor 25, one of the highest tower floors, and it sold for $6,450,000 in January 2024. Residence 1602 is a 4,047-square-foot 02 residence on floor 16 and sold for $3,750,000 in April 2025. Floor height, stack, size and market timing together explain a $2,700,000 gap.
The nine Omega resales should set the price, matched to your stack and floor: the 02 resales at 4,047 heated square feet sold for $3,750,000 and $5,650,000, and the 01 and 03 resales at 4,458 ran from $4,025,000 to $6,450,000. The penthouse closings and the developer’s non-qualified 2023 deeds are context, not comparables for a tower residence.
An Omega home should be planned as a seasonal sale rather than a quick one. The longest-standing Omega listing in the September 2026 Southwest Florida MLS pull had been on the market 229 days and the two newer listings 27 and 3 days, while no Omega closing appeared in the 12 months to September 30, 2026. Price and presentation decide where in that range a residence lands.
The 229 days on market for the longest-standing Omega listing in the September 2026 Southwest Florida MLS pull (residence 802, asking $3,999,000) tells an Omega seller that buyers at this price take their time and compare carefully. It does not by itself prove the price was wrong, but it shows that an asking price above the resale record, with no recent Omega comparable to support it, tends to wait.
Omega buyers are the buyers the developer designed for: owners of large estate homes who want a maintenance-free tower residence without giving up space, garages or outdoor living, often seasonal and often paying without a mortgage. Nothing in Omega’s recorded Declaration sets an age requirement, so a seller markets to every qualified buyer, including relocating families and multi-generational households.
Omega competes with Seaglass on size and exclusivity rather than price. Seaglass, built by the same developer next door in 2018, had 12 closings in the 12 months to September 30, 2026 at a $2,080,000 median and six active listings, while Omega residences start above 4,000 heated square feet at three per floor. An Omega listing wins the buyer who wants an estate-sized residence.
Yes. Omega’s 02 residences carry 4,047 heated square feet, three bedrooms and the widest view line, 78 feet, facing west; the 01 residences carry 4,458 square feet facing southwest with about 1,005 square feet of terraces; and the 03 residences carry 4,458 square feet facing north. Buyers weigh size, exposure and terraces, so each stack prices against its own resales.
Floor number matters at Omega because higher floors open more of the Gulf horizon above the barrier islands. Among the resales, residence 2503 on floor 25 brought $6,450,000 and residence 2402 on floor 24 brought $5,650,000, while residences on floors 5, 7 and 16 sold between $3,750,000 and $4,600,000. Floor explains much, but not all, of the spread.
The strongest window for listing an Omega home is usually October through December, which puts the residence in front of buyers for the January to April season when most Bonita Bay luxury buyers are in town. Summer listings can still sell, often to buyers who want to close before the next season, but showings are fewer and the 229-day listing in the September 2026 pull shows how long a listing can wait.
No. Section 13.1 of Omega’s recorded Declaration says a sale does not require the association’s approval, which removes a step that slows closings in many Florida condominiums. You must notify the association of the sale, and the new owner gives the association a copy of the recorded deed. The BBCA master association’s disclosure summary is a separate requirement under §720.401.
Your Omega buyer pays the association an Additional Working Capital Contribution equal to one month’s assessment on the residence, under §8.1(c) of the recorded Declaration, deposited to the association’s reserve accounts. The buyer may also owe a BBCA charge shown on the master estoppel. Knowing both figures before listing lets us show buyers their true cost to close.
An estoppel certificate is the association’s signed statement of what is owed on a residence, and at Omega a seller needs two: one from the Omega condominium association and one from the Bonita Bay Community Association. Because neither association publishes its assessment, the estoppels are where a buyer sees the real figures, so ordering them early keeps the closing on schedule.
The recorded master Declaration and later BBCA statements describe a resale charge paid by the buyer at closing, but the published sources conflict on the formula and no public BBCA document states the current figure. The BBCA estoppel certificate shows the charge that actually applies to your sale, and we build it into the buyer’s cost picture from the start.
Your garage and storage space pass with your Omega residence as limited common elements appurtenant to it; the assignment sits in the association’s official records rather than the county records. If you hold an extra garage or storage space, the Declaration lets you assign it to another Omega owner separately, so the contract should state exactly which spaces convey with the residence.
A cabana or cottage at Omega is a limited common element that transfers only by its own recorded deed, in a board-approved form naming both residence numbers, and only to an Omega owner. When you sell, it can pass to your buyer with the residence or be sold separately to another Omega owner. The contract should say which, and the deed must be recorded.
Yes, accurately. Omega sits in FEMA Zone AE with a static base flood elevation of 10 feet on panel 12071C0652G, effective November 17, 2022, which we measured across the building site, and flood insurance is federally required for a federally backed mortgage in that zone. We present it alongside the concrete construction and the City of Bonita Springs’ CRS Class 5, 25% discount.
Evacuation Zone A affects an Omega sale mainly through insurance and buyer questions rather than price. Every Bonita Bay point tested falls in Lee County Zone A, the first zone ordered to evacuate, so buyers comparing Bonita Bay towers find the same zone at each one. Omega’s Declaration also asks seasonal owners to name someone to look after the residence in hurricane season.
Florida’s post-Surfside rules help an Omega seller more than they hurt. Omega’s condominium was recorded on December 21, 2022, so its first required SIRS falls around December 2032, and its first milestone inspection is decades away under §553.899. Buyers comparing Omega with older towers see a building without near-term structural-inspection deadlines, which we document in the listing.
An Omega buyer’s attorney or agent usually asks first for the Declaration of Condominium (Instrument 2022000390220) and its exhibits, the bylaws, the current Rules and Regulations, the adopted budget, the developer’s turnover inspection report and any SIRS, the master insurance declarations, both estoppel certificates, and the association’s record of the residence’s garage, storage and any cabana or cottage. Having them ready shortens the review period.
Yes. An Omega home can be sold with a lease in place, and under §12.7 of the Declaration any lease runs three months to one year, so the remaining term is usually short. Showings follow the lease terms, and the buyer takes title subject to a lease that survives closing, which is why we usually time the listing around the lease end.
Yes. Many Omega owners are seasonal, and a sale can be run remotely: listing documents, disclosures and closing papers can be signed electronically or by mail, and we coordinate showings, inspections and the association paperwork locally. Omega’s Declaration already asks absent owners to name someone to look after the residence during hurricane season, which also helps when the home is on the market.
An Omega home can be sold privately, and some owners prefer discretion. The tradeoff is exposure: with only nine resales on record and no sale in the last 12 months, the full MLS market is how a seller proves the price. We discuss a quiet first phase to our buyer network, followed by full exposure if the right buyer does not appear.
Most Omega residences are only a few years old, so a full renovation before sale rarely pays back. Fresh paint, repaired finishes and professional cleaning usually do more than new cabinetry. Any work must follow the association’s approval process, use licensed contractors and City of Bonita Springs permits, and never penetrate a post-tension floor or ceiling slab.
Whether to sell an Omega home furnished depends on the furniture. Seasonal buyers value a turnkey residence, and quality furnishings that suit the space can help; dated or personal pieces usually do not. We advise case by case, and furnishings are listed separately in the contract so the residence’s price is clear to an appraiser and to the buyer.
Staging matters at Omega because buyers are comparing estate-sized rooms and terraces. An empty 4,000-square-foot residence photographs poorly, and a cluttered one hides its scale. Light staging of the great room, the terraces and the owner’s suite, with photography timed for the afternoon light over Estero Bay, shows buyers the residence they are paying for.
Bonita Bay Club membership does not convey with an Omega deed; the Club is a separate, member-owned entity with its own membership terms. The Club’s membership office decides how a departing member’s membership is handled and what a new member pays, and it does not publish those terms, so an Omega seller should ask the Club before listing.
The Private Beach adds value because every Omega owner may use it through the Bonita Bay Community Association, with no Club membership needed. The BBCA-owned facility off Hickory Boulevard was destroyed by Hurricane Ian and rebuilt in concrete with breakaway walls, and a year-round shuttle serves it, a benefit we present in every Omega listing.
Yes. The BBCA’s open house guidelines limit hours to Monday through Saturday 9 to 5 and Sunday 1 to 4, require the listing agreement and a request to the BBCA at least 72 hours ahead, set the sign standard and prohibit SOLD signs. In a gated tower, most Omega buyers see the residence by private appointment anyway.
Out-of-state buyers find an Omega home through the MLS syndication, our network and video that shows the scale of the residence, the view and the building. We pair that with the recorded facts buyers ask about, including the Declaration’s leasing and sale terms, the garage and storage rights, the flood zone and the resale record, so a buyer can decide before flying in.
A year without a qualified Omega sale means the asking price has to be built rather than copied. We start from the nine resales by stack and floor, check the three active 2026 listings and their days on market, and weigh what the other towers did in the 12 months to September 30, 2026. That analysis, not a Bonita Bay average, is what supports an Omega price.
List your Omega home with McGreevy and Comisar because we price from the deed record, not an average: we tracked every qualified Omega sale and the deed history of each residence, read the recorded Declaration, and measured every boulevard tower on the same yardstick. We are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales.
Every Omega fact on this page comes from a county, city, state or federal record, a recorded filing, the developer’s or manager’s own published releases, the Bonita Bay Community Association or Bonita Bay Club, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by number in the text: the Omega Declaration of Condominium (Lee County Instrument 2022000390220, recorded December 21, 2022), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919).
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, sales closed October 1, 2025 to September 30, 2026); MLS data is not publicly linkable.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones an Omega buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Mandatory flood insurance information | Lee County | Current posting | When flood insurance is required in AE and VE zones | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Omega permits | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Omega Declaration of Condominium (Instrument 2022000390220), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk and come with the association documents in a sale; request certified copies by instrument number from the Clerk or through your title agent.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Omega. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,651 people live in Bonita Bay - Omega, where the median age is 74 and the average individual income is $144,800. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Bonita Bay - Omega, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Tossitup, Foodie's Grill & Cocktails, and The Big Melt.
| Name | Category | Distance | Reviews |
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| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.86 miles | 9 reviews | 3.3/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.88 miles | 4 reviews | 3.8/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 2 reviews | 3/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Nightlife | 0.51 miles | 1 review | 5/5 stars | |
| Nightlife | 0.84 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.86 miles | 13 reviews | 4.2/5 stars | |
| Beauty | 0.9 miles | 0 reviews | 0/5 stars | |
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Bonita Bay - Omega has 2,087 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Bay - Omega do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
