Searching for the best realtor for Omega at Bonita Bay? McGreevy and Comisar are the #1 real estate team in Southwest Florida — Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold and $860 million in personal sales. Omega is Bonita Bay's newest and most exclusive high-rise tower, and whether you're buying or selling here, we bring unmatched floor-by-floor expertise. Call Jesse McGreevy at (239) 898-6072.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Omega. If you're searching for the best realtor for Omega at Bonita Bay in Bonita Bay, Bonita Springs — whether you're ready to sell your Omega home or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar. Omega is the newest and most exclusive high-rise at Bonita Bay — and the market shows it: over the trailing 12 months zero resales closed in the building (it is brand-new and tightly held), and just 3 residences are currently available, all priced between $4,199,000 and $4,350,000 (median $4,300,000) on an average of 99 days on market — the highest-priced active listings of any Bonita Bay tower. (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.)
If you're searching for the best realtor for Omega at Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring a depth of Bonita Bay tower experience no other team can match.
Recent Omega track record (trailing 12 months): Omega is the rarest resale market in all of Bonita Bay. Over the trailing 12 months zero resales closed in the building — not because it is undesirable, but because it is brand-new (completed 2023), sold 93% out before it opened, and is held overwhelmingly by long-term owners who are not selling. That means there are no recent closed-sale comps yet; current value is anchored entirely by the 3 active ultra-luxury listings, priced $4,199,000 to $4,350,000 (median list $4,300,000) on an average of 99 days on market. Those three asking prices are the highest active listings of any tower in Bonita Bay — Omega is the community's top-of-market, pinnacle address. This is a building where value is set by scarcity and by knowing the floor-by-floor, stack-by-stack premium of a market with almost no transaction history — exactly the analysis we do for every Omega buyer and seller. (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.)
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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 (text or call, same-day response) or email [email protected].
Buying a home in Omega? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
The name says everything. Omega — the 24th and final letter of the Greek alphabet — was chosen deliberately for the last luxury high-rise tower that will ever be built at Bonita Bay, the flagship master-planned community of Bonita Springs, Florida. When the Ronto Group broke ground in 2020, they were building a closing chapter: the capstone of a tower cluster that had been under construction, in one form or another, for nearly three decades. Bonita Bay is done building high-rises. Omega is the last one. There will never be another.
That finality is not a marketing slogan — it is a planning and governance reality. The Bonita Bay Community Association (BBCA) itself described the high-rise inventory on its official website as "six (soon to be seven — and final!) stately high rises." The Ronto Group marketed Omega with the explicit tagline: "the final high-rise tower built at Bonita Bay." The Board of Realtors MLS entry reads simply: OMEGA AT BONITA BAY. And the parcel records at the Lee County Property Appraiser confirm 67 individual unit records at 4991 Bonita Bay Blvd — 67 residences, and no more will ever join them.
For buyers, this matters in a way that transcends sentiment. Every other luxury high-rise in Southwest Florida — in Naples, in Bonita Springs, in Fort Myers — exists in a landscape where competing towers can always be built next door, above the price floor, on the remaining parcels, with the next developer cycle. Omega cannot be replicated. It occupies the northernmost and final waterfront parcel within Bonita Bay's gated perimeter, adjacent to Estero Bay, delivering unobstructed bay and Gulf views from its 27-story height. That combination — new construction, final footprint, 67 total residences, 4,205–6,435 square feet per unit, enclosed private garages for every home, 18,000 square feet of building amenities shared by fewer than 70 neighbors — is genuinely singular in Southwest Florida.
This guide is long on purpose. Most pages about Omega give you a floor plan matrix and a phone number. This one tells you everything: the building's history, the developer's track record, exactly how the views work by exposure and by floor, the full stacked HOA fee structure, why Omega's 2023 vintage gives it a once-in-a-generation regulatory advantage over older Bonita Bay towers under Florida's SB 4-D building safety law, what Hurricane Ian actually did (and did not do) to the building, the current market data, the honest pros and cons, and everything a seller needs to know about listing here. Whether you are buying, selling, or simply trying to understand what Omega is and whether it competes with Tavira, Esperia, or Seaglass — read on.
Omega is not a condo building in the conventional sense. It is an ultra-luxury residential tower where every residence is between 4,205 and 6,435 square feet under air — larger than most single-family homes in Southwest Florida. The entry-level floor plan (Tower 02, 3BR+Den, 4,210 SF) is twice the size of the median-priced home in Lee County. The penthouses (5BR+Den+Family Room, 6,375–6,435 SF) rival the footprint of a large estate home. Every unit comes with a private enclosed two-car garage — not an assigned parking space, not a shared covered carport, but a fully enclosed, private garage attached to the residence. Penthouse units have garages configured for up to six vehicles.
The 67-unit count is the other number that defines life here. Most comparable luxury high-rises in Southwest Florida — Pelican Bay's towers, Estero's mid-rise buildings, the older Bonita Bay towers — have 90 to 120+ residences sharing amenities, corridors, and elevators. At Omega, 67 residences share 18,000 square feet of interior amenity space, a 4,200-square-foot rooftop terrace, a resort infinity pool with poolside cabanas, a 2,100-square-foot fitness center with sauna and massage room, a private theater, a billiards room, and three guest suites. By any reasonable metric, that amenity-per-resident ratio is extraordinary.
Buyers who purchase at Omega typically fit a specific profile. Ronto Group conducted formal buyer research before finalizing the building's design, and the findings drove the product specifications directly: the target buyer had owned a large estate home (4,000–6,000+ square feet) in a gated golf community, was transitioning to a maintenance-free lifestyle, but was absolutely unwilling to sacrifice square footage, garage space, terrace living, or appliance quality. They wanted a home in the sky, not a hotel room. Omega was designed to answer exactly that brief — which is why it sold 93% pre-construction and sits at the very top of the Bonita Bay price ladder.
The price tier is clear and it is the highest in the community. The three current active listings (as of June 2026) sit at $4,199,000, $4,300,000, and $4,350,000 — all standard tower residences, all the highest-priced active listings of any tower in Bonita Bay. High-floor units and the four-bedroom plans command more; the penthouses (all sold) traded in the $9M+ range during the original campaign. Because no resales have closed in the trailing 12 months, there are no fresh closed-sale comps to anchor value — current pricing is set by these three active ultra-luxury listings and by the building's permanent scarcity. (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.) We discuss this honestly with every client: Omega is a market you price by understanding the building, not by leaning on a long transaction history that does not yet exist.
What Omega ownership does not automatically include: Bonita Bay Club membership. The Club — five championship golf courses, 16 Har-Tru tennis courts, 15 pickleball courts, a Lifestyle Center with Technogym fitness and a 9,000-square-foot spa, multiple dining venues — is optional and separately priced. Golf Membership is approximately $150,000 initiation plus ~$19,500 per year in dues. Sports Membership is approximately $60,000 initiation plus ~$10,100 per year. The difference matters, and the Club section covers it in full. What every Omega owner does receive, through mandatory BBCA (master HOA) membership, is: 24/7 gated security, 12 miles of walking and biking paths through 2,400 acres, three waterside community parks, and the Private Beach Park on Little Hickory Island (Estero Island, Gulf-front) — rebuilt to a more resilient, more beautiful standard after Hurricane Ian's total destruction of the original facility in September 2022 (see the Hurricane Ian section for full detail).
Seasonality runs deep here. Bonita Springs is a snowbird market. Most Omega buyers are seasonal residents — in residence November through April, with the property used personally the rest of the year. The rental policy supports this: 90-day minimum lease, two leases per calendar year, Airbnb/VRBO expressly prohibited. As of this writing, however, the MLS shows no active or recently leased rental inventory in Omega at all — owners here simply do not list their units for rent (see the Rental Market section).
ZIP 34134 covers the south Bonita Springs / north Estero Bay corridor where Bonita Bay sits. The broader ZIP-wide market should be interpreted carefully when applied to Omega specifically — the ZIP includes product ranging from coach homes well under $1 million to single-family estates north of $10 million, and Omega's ultra-luxury tower trades in a fundamentally different tier than any ZIP-wide median. The broad Southwest Florida luxury market has softened from the frenzied 2021–2022 pace without collapsing: pricing power has shifted back toward buyers, due-diligence timelines can again be respected, and inventory at the $1M–$3M level has more days on market than it did at the peak. None of that broad narrative governs Omega, which trades as its own micro-market at the very top of the community.
The most important market data for Omega buyers is not the broad ZIP numbers — it is the building-specific data below.
The most authoritative source for Omega activity is the live MLS, filtered to the building itself. Over the trailing 12 months, the numbers were:
(Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.)
Here is the honest read of that data, because it matters and most pages would either hide it or fabricate around it: Omega has no recent closed-sale comps. Zero resales closed in the trailing 12 months. That is not a sign of weakness — it is exactly what you would expect from the newest, scarcest, most tightly held tower in the community. The building completed in early 2023, sold 93% out before it opened, and is owned almost entirely by long-term holders who are not selling. With no closed transactions, current value is anchored by the three active listings — all asking between $4,199,000 and $4,350,000, the highest-priced active inventory of any Bonita Bay tower. Omega is, by this measure, the pinnacle and price-setter of the entire Bonita Bay condo market.
For a buyer, that scarcity cuts two ways. On one hand, there is essentially no competing inventory — three residences, full stop, in a building that can never add a 68th unit. When you find the floor, stack, and exposure you want, hesitation can mean missing the only example on the market. On the other hand, the absence of recent closed comps means pricing here requires real analysis rather than a glance at a median: you are valuing a unit against three active asks and against the building's intrinsic scarcity, not against a deep history of solds. That is precisely the work we do.
The combination of zero closed sales and only three active listings tells a buyer two things. First, supply is structurally tiny and permanently capped — Omega has 67 total residences, no new construction is possible, and at any given moment only a handful are for sale. Second, the market is thin enough that price discovery is genuinely difficult, which is exactly why representation matters. A buyer working without a team that understands the floor premium, the stack premium (01, 02, 03), the furnished-vs-unfurnished spread, and the building's permanent scarcity is essentially guessing at value in a market with no comps.
The cash buyer advantage is strong in this tier. Southwest Florida luxury high-rise buyers — and Omega buyers in particular, most of whom are downsizing from large estate homes — frequently close cash. Cash-to-close eliminates the appraisal-contingency risk that is especially acute in a no-comp building like Omega, where an appraiser has no recent closed sales to lean on.
If you want the current Omega listing detail, the full pre-construction and developer-sale history, or a specific unit's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have access to the full MLS history for every unit in the building.
The Ronto Group has been developing real estate since 1967 — over 55 years of residential construction at the time Omega broke ground. Headquartered in Southwest Florida, Ronto has delivered more than 10,000 tower residences across its project history, with a portfolio spanning luxury high-rises, shopping plazas, hotels, and single-family communities. Notable Southwest Florida projects include Seaglass at Bonita Bay (the immediate predecessor to Omega), Naples Square, Palmira Golf and Country Club, Grey Oaks Country Club, and TwinEagles. Ronto was not chosen randomly to build the final Bonita Bay tower — they had already built Seaglass, one of the two most recent towers at the community, and had demonstrated both the product quality and the developer-community relationship required to deliver Bonita Bay's capstone project.
The building was designed by Robert Swedroe, a Miami-based architect with extensive luxury high-rise experience in Southwest Florida. Swedroe has worked on multiple premium residential towers in the region, and his firm's involvement with Ronto across multiple projects (including Seaglass) represents a continuous design lineage — the same developer-architect pairing responsible for Bonita Bay's second-to-last tower also built its final one.
The Ronto Group named their final Bonita Bay tower "Omega" — the 24th and last letter of the Greek alphabet, used since antiquity to mean "the last," "the ultimate," or "the final." The choice was deliberate and accurate: Omega is, definitively, the last high-rise tower that will ever be built at Bonita Bay. The community is fully built out. No additional high-rise parcels exist or will be created within the gated perimeter. As the BBCA itself wrote on its official Residences page: "From Bonita Bay's six (soon to be seven — and final!) stately high rises..." — with Omega being the "and final" entry.
A critical point that deserves explicit treatment: Omega was not damaged by Hurricane Ian. It was under construction as a nearly complete concrete shell when Ian struck, and it emerged with a 1–3 month delay to completion and no structural damage. More importantly, Omega was designed and built to the 2020 Florida Building Code — the most stringent version of the FBC in Florida history, with impact-resistant window and door requirements, wind load specifications calibrated to Category 5 design events, and reinforced concrete structural systems engineered for the Florida coastal environment. The building that opened in early 2023 had incorporated every post-Ian engineering lesson before Ian even happened, because those code updates predated the storm. It is the most hurricane-engineered structure ever built at Bonita Bay.
4991 Bonita Bay Blvd, Bonita Springs, FL 34134
The Lee County Property Appraiser (LEEPA) confirms 67 individual unit records at this address. STRAP format: 20-47-25-B4-41000.XXXX (where XXXX = unit number). Declaration of Condominium: Lee County instrument 2022000390220. The Omega at Bonita Bay Condominium Association, Inc. is registered with the Florida Division of Corporations as entity N22000009548, active since 2022.
The building sits at the far northern end of Bonita Bay Boulevard — the literal terminus of the community's main boulevard — on the western edge of the property, directly adjacent to Estero Bay. Nothing is built to Omega's north or west. It occupies the most coveted waterfront position in the community's tower cluster.
Omega rises to 26 above-grade habitable stories (some sources reference 27 stories, counting the lobby/amenity level as Story 1; the residential tower portion is 26 floors). The building has 67 total residences, with exactly 3 units per floor on standard residential floors. The four penthouses occupy the top two floors (Floors 25 and 26), with 2 penthouses per floor.
Floor 13 is absent from the unit numbering. The LEEPA records confirm unit numbers jump from 12XX (floor 12) to 14XX (floor 14), with no 13XX units in the system. This is a common luxury high-rise practice — the floor physically exists, but all floors above the 12th are numbered one higher.
In addition to the 67 residences, Omega includes six air-conditioned private poolside cabanas that were offered for separate purchase. These are distinct from the guest suites (which are part of the common amenity space) — the cabanas are purchasable units with their own bathrooms and beverage centers, functioning as private poolside retreats for owners who want exclusive amenity space beyond their residence. This is an uncommon offering at Bonita Bay towers.
Omega offers four named plan configurations across three tower plan types and two penthouse types:
| Plan | BR+Den | Baths | Living Area | Notes |
|---|---|---|---|---|
| Tower 01 | 4BR+Den | 4.5 BA | 4,645 SF | Corner stack; dedicated private elevator for 01 units |
| Tower 02 | 3BR+Den | 3.5 BA | 4,205–4,210 SF | Middle position; 68-foot-wide view corridor |
| Tower 03 | 4BR+Den | 4.5 BA | 4,645 SF | Corner stack |
| Penthouse 01 | 5BR+Den | 5.5 BA | 6,435 SF | Floors 25–26; double-deep 3-car garage (6 cars) |
| Penthouse 02 | 5BR+Den | 5.5 BA | 6,375 SF | Floors 25–26 |
Ceiling heights: Tower units — 10'4" to 11'4" volume ceilings. All plans feature double-island kitchens with Sub-Zero/Wolf/Miele appliances, Dornbracht plumbing fixtures, Toto toilets, quartz countertops, and glass-railed outdoor terraces.
Square footage summary:
This is the specification that distinguishes Omega from virtually every older high-rise in Southwest Florida — including older Bonita Bay towers. Every tower residence at Omega includes a private enclosed two-car garage. Not a deeded parking spot. Not a covered space in a shared structure. An enclosed, private garage with its own entry. Penthouse units receive a double-deep 3-car configuration, allowing up to 6 vehicles per penthouse. This was the single most important feature identified in Ronto Group's pre-design buyer research: affluent downsizers from estate homes absolutely required enclosed garage space, and they were not going to compromise.
Each unit also includes a private air-conditioned storage space on the same floor as the residence — meaning owners do not need to access the garage level for personal belongings.
Every residence at Omega has a private elevator lobby — meaning the elevator opens into a semi-private vestibule before entering the front door, rather than exiting directly into a shared corridor. Tower 01 units go further: the entire 01 stack has its own dedicated elevator serving exclusively those residences. At 3 units per floor, the hallway experience at Omega bears no resemblance to a typical high-rise. You may encounter one, perhaps two neighbors at the elevator, and that is the extent of the communal space.
FirstService Residential was selected as the property management company in March 2023, announced formally in a press release dated March 28, 2023. FirstService is North America's largest property management firm, partnering with 8,600+ communities across the US and Canada. The association board was established post-developer turnover in 2023 and consists of resident unit owners: President Michael Collins, Vice President Bret Melrose, Treasurer Peter Kloet, Secretary John Mericle (per 2024 Sunbiz annual report).
For a luxury high-rise, the view is not one feature among many — it is the foundational reason the building exists at its location and its price point. Omega's view story is among the strongest of any tower in Southwest Florida, and understanding exactly how it works by exposure and by floor is essential to making an informed purchase.
Omega sits at the northernmost point of Bonita Bay's tower cluster — directly adjacent to Estero Bay on the western edge of the community. No other Bonita Bay tower is positioned further north or further west. The buildings to Omega's south (Seaglass immediately adjacent, then Tavira, Esperia, Estancia, Horizons, and the others along the boulevard) are all positioned where Omega can look south and west over them, not be blocked by them. To Omega's north, there is nothing — open water, preserve, and sky. To Omega's west, Estero Bay opens toward Little Hickory Island and the Gulf of Mexico, approximately 2–3 miles distant.
The Ronto Group's marketing stated this accurately: "Omega will rise at the northernmost point of Bonita Bay, a location where views of the golf course, Estero Bay, and Gulf waters beyond layer in captivating harmony."
Unit 01 Stack (southernmost unit per floor): South, east, and west exposure. The 01 stack has a dedicated elevator and typically the largest terrace footprint. Southern exposure delivers golf course views (Bonita Bay's Arthur Hills West Campus — Bay Island, Marsh, and Creekside courses). Western exposure looks directly toward Estero Bay and toward the Gulf on upper floors. Marketing for the 01 stack specifically references 78-foot-wide vistas of the Gulf, bay, and golf course — an extraordinary sweep of open views. Penthouse 01 units in this stack have predominantly northwest exposure capturing direct sunset views over open water.
Unit 02 Stack (middle position): West and east exposure. The entry floor plan at 4,205–4,210 SF. Western exposure delivers the bay and Gulf view corridor; eastern exposure looks toward the golf course interior and preserve. The 02 stack features 68-foot-wide vistas of the water and surrounding landscape — slightly narrower than the 01 stack but still exceptional.
Unit 03 Stack (northernmost unit per floor): North, west, and east exposure. Northern units face open water and preserve to the north — a different, quieter view character than the bay-direct western exposure. Western exposure still delivers Estero Bay. The 03 stack's northern views also include visibility toward the Bonita Bay Marina basin.
All three stacks deliver west-facing water views. Estero Bay — the sheltered coastal lagoon between Little Hickory Island/Bonita Beach and the mainland — is the primary water view element from the mid-floors up. From the lower floors (approximately 5–12), the view corridor is primarily bay water, Estero Bay shoreline, and the mangrove tree canopy on the barrier island. From the upper floors (approximately 15 and above), the building's 27-story height clears the barrier island's treeline, and the view extends over Little Hickory Island to open Gulf of Mexico water. On the rooftop terrace level, unobstructed 360-degree views are available including the Gulf to the west, preserve to the north and northeast, golf courses to the south and east, and the community's park system below.
The outdoor amenity deck (Level 2) curves to face directly south and southwest toward the fairways of the Bonita Bay Club's Arthur Hills West Campus. Residents in the 01 stack and 02 stack with any southward-facing terrace will see the golf course from their private outdoor space. The fitness center is specifically described as "overlooking the golf course and lake" — confirming fairway views from interior amenity spaces as well.
| Tower | Position | Primary View | View Obstruction Risk |
|---|---|---|---|
| Omega | Northernmost, westernmost | Estero Bay + Gulf (upper floors) + Golf | None — no building to north or west |
| Seaglass | Adjacent south of Omega | Estero Bay + Gulf (similar) | Views south toward Omega potential; no north block |
| Tavira | Further south along boulevard | Estero Bay | More buildings between it and open Gulf |
| Esperia S/N | South of Tavira | Bay and Gulf | More obstructions at lower floors |
| Estancia | South | Bay | Older position, more obstructions |
Omega's northernmost position means every western-facing unit at Omega has the cleanest, most unobstructed bay-to-Gulf view line of any tower in the community. This is structural, permanent, and non-replicable.
Omega delivers 18,000 square feet of interior amenity space plus a substantial outdoor amenity deck and a 4,200-square-foot rooftop terrace — all managed by the Omega condominium association and shared exclusively among 67 residences. That ratio — approximately 269 square feet of amenity space per residence — is among the highest of any luxury high-rise in Southwest Florida.
The second-floor outdoor amenity deck curves around the building's western and southern perimeter, oriented toward Estero Bay and the golf courses.
The Pool: Resort-style infinity pool as the centerpiece. Beach entry design with two sun shelves, each accommodating six chaise lounges with built-in benches. "Pool cocoons" — poolside day beds with retractable tops — line the pool perimeter for shade/sun flexibility. A whirlpool spa sits under an architectural trellis. The pool's glass-railed perimeter creates unobstructed sightlines from the pool deck to the bay views below.
Six Private Poolside Cabanas (Purchasable): Six air-conditioned private cabanas were offered for separate purchase. Each includes a full bathroom and a beverage center with sink and refrigerator. These are purchasable — they do not automatically convey with a residence purchase and must be acquired separately. An Omega owner with a cabana has a private poolside retreat beyond their residence.
Outdoor Common Areas: Lounge pavilion with bar and dining tables; cabana party area with fire pit and built-in seating; a fire table seating area with lounge furniture; a putting lawn for casual golf practice. Contemporary glass railings line the deck's curved perimeter throughout.
Dog Run: A dedicated dog run is included in Omega's building amenities — a feature that pairs with the building's unusually generous pet policy (detailed in the Pet Policy section).
The 4,200-square-foot rooftop terrace is one of the most distinctive amenities in the building — an exclusive resident space at the tower's summit with commanding 360-degree views.
From the rooftop, Omega's 27-story height delivers what no other vantage point in Bonita Bay can: an unobstructed 360-degree view of the entire community, the bay, and in good visibility, the Gulf horizon. On clear evenings, sunset from this terrace is genuinely spectacular.
Located on the north side of the building, the fitness center overlooks the golf course and lake views. Features:
The social room anchors the south side of the building, oriented toward golf course views, and measures more than 3,000 square feet. It is one of the signature gathering spaces in the building:
A formally designated grand salon — a more elegant reception or gathering space, distinct from the social room's casual character — is part of the amenity program. The FirstService Residential press release distinguishes it as a separate venue.
A dedicated 600-square-foot private theater is located off the social room. Features include plush couches and chaises arranged for optimal viewing, raised bar seating, and premium home-theater-style projection. Private for resident use — ideal for movie nights, sports events, or building social programming.
Two features at Omega are genuinely unusual at any price point:
These two features came directly from Ronto Group's pre-design buyer research. They cost more to build, they reduce the number of units per floor (making the building less economically efficient for the developer), and they add substantially to the buyer's quality of life. They are the reason Omega owners downsizing from estate homes do not feel like they have compromised.
The Bonita Bay Community Association (BBCA) is the master property owners' association governing all of Bonita Bay's approximately 2,400 acres. BBCA membership is mandatory for all Bonita Bay property owners, including Omega owners, and its annual assessment is one of the two HOA layers all Omega owners pay. (The second layer is the Omega condominium sub-association fee — see the HOA Fee Structure section.) Bonita Bay's amenity ecosystem reflects roughly $860 million in cumulative community and Club investment over four decades — a scale of amenity that standalone high-rise buildings cannot replicate.
What BBCA membership provides, independent of any Bonita Bay Club membership:
About half of Bonita Bay residents name the Private Beach Park on Little Hickory Island (the Gulf-front barrier island fronting Estero Bay) as the community's single most popular amenity. Hurricane Ian totally destroyed the original facility on September 28, 2022 — the BBCA's own language was unambiguous: "totally destroyed." What the BBCA built in response was not a restoration but a rebuild materially superior to what existed before, specifically engineered to withstand future major hurricanes.
To fund the rebuild, the BBCA Board levied a $700-per-unit special assessment in 2023 (toward a $2.75 million reconstruction budget) and a second $500-per-unit assessment in March 2025 (due June 30, 2025) to cover change orders and additional sand-removal costs following Hurricanes Helene and Milton in fall 2024. The new facility was engineered to be built well above sea level with a breakaway first floor, 175 mph wind-rated construction, concrete (not wood-frame) main building, removable grills, native dune vegetation, reduced lighting, and a specialized turtle fence for nesting sea turtles.
During the closure, BBCA arranged shuttle transportation to alternate beach access while reconstruction completed. The rebuilt facility includes beach chairs, lounges, umbrellas, grills, picnic tables, pavilions, showers, restrooms with infant changing stations, and private parking — all in a coastal-engineered setting designed to survive the next major storm.
What this means for Omega buyers: The signature community beach amenity went through a multi-year rebuild after Ian. The special assessments for that rebuild have already been levied and largely collected. Buyers should confirm via estoppel whether a specific unit's closing date subjects it to either assessment, and should confirm the current operational status of the beach park during due diligence.
BBCA Beach Park contact: (239) 450-5305
Bonita Bay's three waterside parks are open to all residents and accessible via the community's 12-mile path network:
Estero Bay Park: 800-foot boardwalk through coastal mangroves; private pier and observation deck overlooking Estero Bay; nature trails; butterfly garden; pavilion, playground, grills, and picnic tables. The park also preserves 5,000-year-old Native American shell mounds — a genuinely rare historical feature within a private residential community.
Spring Creek Park: Kayak and canoe launch into Spring Creek; nature trails; gazebo and observation deck; bocce and basketball; children's playground.
Riverwalk Park: The most active park — direct boating access to Estero Bay, boat ramp and day marina, kayak storage and launch, tennis, pickleball, basketball, bocce courts, a Par Course fitness trail, playground, picnic areas, pet stations.
Bonita Bay's 12-mile network of recreational paths winds throughout the 2,400 acres — through tropical landscaping, along lake edges, through nature preserves, and along waterways. Bike rentals are available within the community. For Omega owners, whose building sits at the far northern end of the boulevard, the path network connects the building to the rest of the community's parks and amenity zones without requiring a car.
BBCA organizes and supports more than 30 resident-led clubs spanning sports (pickleball, tennis, kayaking, fishing, cycling), social (bridge, book clubs, home-state clubs), education, arts, cooking, and wellness. Seasonal programming includes lectures, cooking demonstrations, community excursions, and annual events. Bonita Bay is also a certified Blue Zones Project Community and is recognized as the first gated community in the United States to donate more than $1 million to United Way. The social infrastructure here is genuinely robust.
All entrances to Bonita Bay are staffed 24/7 with security personnel. Camera systems operate throughout the community. Omega's building also has its own 24-hour staffed lobby. The combined security layer — community gate, internal community patrol, and building-level staffing — is among the most comprehensive in Southwest Florida. The BBCA also maintains a professionally staffed Design Review Department overseeing exterior modifications throughout the community.
The Bonita Bay Club is the resident amenity club serving the community's golf, racket sports, fitness, dining, spa, and lifestyle needs. Club membership is entirely optional for Bonita Bay property owners — including Omega owners. You can own at Omega and never join the Club. You access the Private Beach Park, the community parks, the paths, and the gated security through BBCA membership. The Club is a separate decision, a separate entity, and a separate (substantial) cost.
With that said: for many Omega buyers, the Club is a significant part of the draw. The building's 2,100-square-foot fitness center and rooftop terrace are excellent, but they are not 54 holes of championship golf, 16 Har-Tru tennis courts, 15 pickleball courts, or a 9,000-square-foot spa.
Bonita Bay Club is a non-equity club. This matters for buyers and sellers. In an equity club, you purchase a membership interest that can be transferred or refunded at resignation. In a non-equity club, initiation fees are non-refundable contributions to the club's capital. When you sell your Omega unit, you do not transfer your Club membership to the buyer — the buyer must independently apply for and pay a fresh initiation fee. There is no membership equity to convey in the sale transaction. The Club is also member-owned: more than a decade ago it transitioned from developer ownership to member ownership, and since that transition approximately $250 million has been invested in capital improvements across both campuses.
Note: The following figures are consistently reported across multiple independent golf-industry and real estate sources for 2023–2026. They are subject to annual adjustment and should be verified directly with the Bonita Bay Club Membership Office (239-495-0200) prior to any membership decision.
Golf Membership:
Sports Membership:
In May 2026, the Bonita Bay Club membership voted to approve a $110 million, 140,000-square-foot new clubhouse on the West Campus — the largest single capital investment in the Club's history. The project will be built in phases and includes an expanded 55th Hole restaurant with integrated sushi bar, a Sunset Lounge, a rooftop bar with views of the golf courses and the Gulf, a 360-person grand ballroom, multiple private function rooms, a lower-level parking garage, and Florida coastal architectural styling. Members retain access to existing amenities throughout phased construction. For Omega buyers considering a Sports or Golf Membership: you are not buying into an aging club that is coasting — you are buying into a club about to undergo its most transformational renovation in decades.
West Campus (Bonita Bay — on-site): Three courses designed by Arthur Hills — Bay Island (the flagship West Campus course, recently renovated by Hills-Forrest-Smith, Arthur Hills' successor firm), Marsh, and Creekside. The West Campus is a certified Audubon Sanctuary within walking or golf-cart distance of Omega.
East Campus (Naples — approximately 15 minutes east): Two courses designed by Tom Fazio — Cypress and Sabal (currently under renovation by Fazio Design, led by Tom Marzolf, who was part of the original Fazio team that built the course in the late 1990s; verify current playability status directly with the Club).
One membership, 54 holes, two campuses. Few private clubs in the US offer access to courses by two different prominent architects under one membership umbrella. The Club also opened a new Golf Academy in February 2024, featuring launch monitors, swing analysis technology, and a teaching pro staff.
Club accolades: "Distinguished Club," "Platinum Club," "America's Healthiest Club," "Grand Aurora Award," and the first club in the country designated as "America's Greenest Club."
The Bonita Bay Marina (27598 Marina Pointe Dr, Bonita Springs, FL 34134) sits on the Imperial River where it meets Estero Bay, offering direct access to the Gulf through the Estero Bay waterway. The marina is resident-owned — in July 2013, a group of 39 Bonita Bay investors purchased the facility, with the long-term intent to eventually transfer ownership to the BBCA for the benefit of all residents. That community-asset character defines how the marina operates.
Maximum draft: 36 inches. This is a hard ceiling, not a guideline, imposed by the marina's permitting agreement with the governing authorities controlling access through the Imperial River and Estero Bay shallows. It eliminates deep-keel sailboats and larger cabin cruisers with draft exceeding 3 feet. Vessels well-suited to the marina include center consoles up to 36 feet, smaller cabin cruisers, bay boats, pontoons, and shallow-draft catamarans. For Omega buyers with a larger offshore vessel of deeper draft, the Bonita Bay Marina cannot accommodate it — alternate marina options in the area may be required.
Marina access is not automatically included with Omega ownership or BBCA membership. Wet slip and dry storage require a separate application and fee directly with the Marina. Slip availability is subject to waitlist conditions; contact the Marina directly for current availability.
The marina offers on-site fueling, light mechanical service, ice, live shrimp (in season, October–April), work racks for member self-service, a Ships Store, BoatCloud digital launch scheduling, and a Tow Boat U.S. partnership. Backwater Jack's restaurant at the marina (27598 Marina Pointe Dr; phone 239-992-2010) serves fresh local seafood, premium steaks, and coastal classics and is open to the public. Sweetwater Lifestyles boat club and charter service has operated from the marina since 1992, offering sunset cruises, dolphin tours, and fishing charters. The marina also hosts an annual Bonita Bay Marina Boat Show each February.
Omega sits at the far northern end of Bonita Bay Blvd, while the marina is at 27598 Marina Pointe Drive — a different road branching south from the main boulevard. Estimated internal community driving distance: 0.7–1.1 miles, approximately 3–5 minutes by car or golf cart along the community's internal road network. The marina is not within walking distance of the tower, but golf cart access is practical and common among marina-slip holders.
One of the most frequently asked questions from Omega buyers — and one of the most important to answer correctly — is: what does it actually cost to own here each month? The answer has two layers.
The Bonita Bay Community Association (BBCA) levies a master annual assessment on all Bonita Bay property owners. Current published figures indicate approximately $2,600 per year (approximately $217/month, typically billed quarterly). This covers maintenance and management of all community common areas, grounds and landscaping (certified arborists, Audubon Cooperative Sanctuary management), internal community roads and streetlights, lake maintenance and stormwater management, 12 miles of paths, the three waterside community parks, Private Beach Park access and shuttle service, 24/7 staffed security gatehouses, community patrol and surveillance, the BBCA Design Review department, and community activity programming.
Exact 2026 BBCA annual assessment: Requires BBCA resident portal login for the precise current-year figure. The $2,600/year (~$217/month) figure is the most recently publicly cited. Contact BBCA at (239) 495-8111 for the 2026 amount.
The Omega at Bonita Bay Condominium Association, Inc. (entity N22000009548) maintains a separate condo sub-association fee covering the Omega building and its amenities. Publicly available MLS data shows this fee in the range of $303–$396 per month, with the range likely reflecting unit-size variation (tower units vs. penthouses). This fee covers building exterior insurance (master condo policy — individual owners carry interior HO-6 policies), building exterior maintenance and structural repairs, common-element maintenance (lobby, corridors, amenity deck, pool, spa, fitness center, social rooms, billiards, theater, rooftop terrace, dog run), elevator maintenance, common-area pest control, water and sewer for common-area use, reserve fund contributions, and professional management (FirstService Residential).
| Fee Layer | Monthly Estimate |
|---|---|
| BBCA Master Assessment | |
| Omega Condo Sub-HOA | $303–$396/month |
| Total Stacked (low end) | ~$520/month |
| Total Stacked (high end) | ~$613/month |
Note: These are estimates based on publicly available data. The exact fee for a specific unit must be confirmed via estoppel certificate from the seller or by contacting FirstService Residential. Fees are subject to annual board adjustment.
Individual unit electricity is billed directly to the owner. Individual unit water/sewer (if separately metered) is billed directly. Cable/internet bulk service agreement status has not been publicly confirmed for Omega — check with FirstService Residential for the current provider and any bulk agreement in place.
Bonita Bay does not have a Community Development District (CDD). No EMMA/MSRB bond filing was found for Bonita Bay, and the Lee County special districts registry does not list a Bonita Bay CDD. The community operates under Florida Chapter 720 (homeowners) and Chapter 718 (condominiums) as a private community association, not under Chapter 190 (CDDs). This means Omega owners carry no CDD debt assessment on their tax bill in addition to the two HOA layers.
To be absolutely clear: the $520–$613/month stacked HOA figure does not include any Bonita Bay Club membership costs. Golf Membership ($150K initiation + $19,500/year) and Sports Membership ($60K initiation + ~$10,100/year) are entirely separate voluntary expenditures. A Sports Member adds approximately $842/month in dues; a Golf Member adds approximately $1,625/month in dues — before any food-and-beverage minimums.
Two BBCA-level special assessments have been levied in the Omega era — both tied to the Private Beach Park rebuild after Hurricane Ian: a $700 per unit assessment in 2023 and a $500 per unit assessment in March 2025 (due June 30, 2025), for a total of $1,200 per unit across the two levies. No Omega sub-association special assessments were identified in public sources — the building completed in 2023, is under four years old, and is on all-new systems. Whether a specific Omega unit was subject to either BBCA assessment depends on its closing date; confirm via estoppel for any specific unit.
Lee County's effective property tax rate for non-homestead properties in the Bonita Springs area runs approximately 1.00% of assessed value at the total millage rate. For a $4.3M assessed value (non-homestead seasonal property): estimated $43,000–$69,000 per year depending on the precise millage applied. Homestead exemption is available only to primary-residence owners with Florida domicile; most Omega buyers are seasonal residents who do not qualify for homestead or the Save Our Homes 3% annual assessment cap.
Here is the single most telling data point about Omega as a rental market: over the trailing 12 months there were zero MLS rental listings and zero recorded leases for the building (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026). That is not a data gap — it is the market. There is no rental inventory in Omega right now, and we will not invent a rate where none exists. Omega owners do not lease their units, and the building's governing documents and buyer profile are designed to keep it that way. If you are buying here, plan to be an owner-occupant or snowbird who uses the residence personally; if you are selling here, your buyer pool is almost entirely primary-residence and seasonal owners, not investors.
This makes sense given everything else about the building. Omega is the newest, most expensive tower in Bonita Bay, bought overwhelmingly by affluent downsizers who wanted a home in the sky — not an income property. The 90-day minimum lease and 2-leases-per-year cap (detailed below) further discourage any investor-style use. For owners who do eventually want light seasonal use covered, full-service property management is available through the Bonita Bay community and several local luxury-condo managers, but the practical reality is that Omega trades as a home, not as a rental.
The Omega rental policy is governed by the Declaration of Condominium and the Rules and Regulations of the Omega at Bonita Bay Condominium Association:
The 90-day minimum / 2-leases-per-year framework is the standard "seasonal" structure throughout Bonita Bay. In principle it allows an owner to rent for a winter season and once more for a shorter period — but as the MLS data confirms, Omega owners overwhelmingly choose not to rent at all. For pure investors expecting Airbnb-style returns, Omega is not that product. For owner-users who want the option of occasional seasonal use, the policy permits it, even if the building's culture rarely exercises it.
For current accurate rental rule information specific to Omega, contact FirstService Residential (954-926-2921), the building's management company.
If you have been following Florida condominium news since the Surfside Champlain Towers South collapse in June 2021, you understand that the state's subsequent building safety legislation (SB 4-D, 2022) created enormous financial pressure on older Florida condos. Milestone structural inspections and Structural Integrity Reserve Studies (SIRS) became mandatory for buildings 30+ years old, with a December 31, 2025 compliance deadline for associations existing before July 1, 2022. Buildings that failed these inspections — or that had underfunded reserve accounts revealed by SIRS — began levying five- and six-figure special assessments on unit owners.
Omega is exempt from all of this. And that exemption is not temporary — it runs for approximately 25–30 years.
Florida's Structural Integrity Reserve Study (SIRS) requirement applies to condominium associations existing on or before July 1, 2022. Omega's condominium association was registered with Florida Division of Corporations as entity N22000009548 — filed in 2022, as a new construction building completed in early 2023. Going forward, Omega is required to complete its first SIRS within 10 years of the condominium's creation — approximately 2032–2033. There is no mandate driving a SIRS-related assessment before then.
Florida's milestone structural inspection requirement applies when a condo building reaches 30 years of age (or 25 years if within 3 miles of coastline) and every 10 years thereafter. Omega's certificate of occupancy was issued in early 2023. Its first milestone inspection is not due until approximately 2048–2053.
Compare this to the older Bonita Bay towers — Estancia (built ~2002), Tavira (built ~2000–2005), and Esperia South (built ~2007) — all of which are approaching or within their milestone-inspection eligibility windows. If those inspections reveal structural remediation needs (not uncommon in buildings with 20+ years of Florida coastal exposure), the resulting special assessments can be substantial. Omega owners face none of this near-term risk. The building is brand-new to Florida standards, under warranty from the developer, with all new systems and no deferred maintenance.
The current reserve study and percent-funded status for the Omega condominium association are member-restricted; obtaining them requires a written records request under Florida Statute 718.111(12) (contact FirstService Residential). Given the building's newness, reserves have been building for fewer than three years — but there is no backlog of deferred capital needs for a building this young. Ronto Group completed Omega in Q1 2023; Florida's construction-defect framework (Chapter 558) governs any warranty claims, and no construction-defect litigation involving Ronto and the Omega project was found in any public source as of June 2026.
Lee County Official Records Instrument Number: 2022000390220. This is the foundational legal document for the Omega sub-association — it defines unit boundaries, the limited common elements (private garages, terraces), the general common elements (pool, fitness, lobby, rooftop), the association's governance structure, assessments, and restrictions. Every unit's LEEPA legal description references "OMEGA AT BONITA BAY CONDOMINIUM AS DESC IN INSTRUMENT 2022000390220." The Declaration is a public record retrievable at the Lee County Clerk of Court Official Records (or.leeclerk.org).
OMEGA AT BONITA BAY CONDOMINIUM ASSOCIATION, INC. — Document Number N22000009548, filed 2022, active. Principal Address: 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. Current board officers (2024 annual report): President Michael Collins, VP Bret Melrose, Treasurer Peter Kloet, Secretary John Mericle. The master association — BONITA BAY COMMUNITY ASSOCIATION, INC. — has governed the community since its 1985 incorporation.
The following documents are essential for any buyer to review during their inspection/due diligence period under a Florida condominium purchase contract:
Under Florida law, a buyer in a condominium purchase receives a disclosure package (the "condo docs") with a 3-business-day review/rescission window. Ensure your attorney reviews the full document package.
Confirmed: Omega parcels carry no Community Development District (CDD) assessment. EMMA/MSRB search returned no bond filings for Bonita Bay, and the Lee County special districts registry does not list a Bonita Bay CDD.
One of the most meaningful — and least widely known — insurance benefits for Omega buyers is that Bonita Springs maintains a FEMA Community Rating System (CRS) classification of Class 5, confirmed in November 2024 after FEMA reviewed the City's compliance. CRS Class 5 translates to a 25% reduction in NFIP flood insurance premiums compared to a non-participating community. (After Hurricane Ian, FEMA briefly placed Bonita Springs on CRS probation in July 2024 over post-Ian permit issues; in November 2024 the City addressed all deficiencies and retained the Class 5 rating and 25% discount.)
Based on publicly available Lee County flood map data and the designation of the immediately adjacent Seaglass building, Omega at Bonita Bay is likely in FEMA Flood Zone AE, Base Flood Elevation approximately 12.0 feet NAVD88 — the standard designation for bay-adjacent properties throughout coastal Southwest Florida. For a 26-story concrete tower this designation is essentially irrelevant to residential unit owners above the ground floor: residential units begin well above any flood-elevation concern, and ground-level mechanical rooms, parking garages, and lobby areas are engineered and elevated per current code in a 2023-construction building. The building's height is, paradoxically, the best flood insurance a buyer can have. Confirm the precise flood zone for 4991 Bonita Bay Blvd via the FEMA Map Service Center at msc.fema.gov.
Hurricane Ian triggered a broad restructuring of Southwest Florida's property insurance market that continues to affect the region. Omega's position in this market is materially better than older SW Florida towers for several structural reasons: brand-new (2023) construction to the strictest FBC standards (lowest risk profile for insurers); impact-resistant windows and doors (fewer anticipated claims); completed post-Ian (insured from day one at post-Ian market pricing with no mid-policy renegotiation shock); small building (67 units, lower total replacement-cost exposure); no pre-existing damage or deferred maintenance (clean underwriting profile); and no near-term SB 4-D inspection requirements that complicate master-policy underwriting. For individual unit owners, the relevant policies are the association master policy (request the certificate of insurance during due diligence) and a personal HO-6 policy covering interior finishes and contents.
Omega is one of the more pet-accommodating luxury towers at Bonita Bay — and that is by design, not accident. The building includes a dedicated dog run as a standing amenity (covered in the Building Amenities section), an unusual inclusion at this price tier that signals the association anticipated pet-owning residents from the outset. For the affluent downsizers who make up most of Omega's buyer pool — owners trading a large estate home for a home in the sky — keeping the family dog was rarely negotiable, and the building was specified accordingly.
The specific pet rules are governed by the Declaration of Condominium (Lee County instrument 2022000390220) and the Rules and Regulations of the Omega at Bonita Bay Condominium Association. Those documents are not posted publicly. Based on the dedicated dog-run amenity and the general pattern of comparable newer Bonita Bay towers, the expected framework is as follows — but confirm every line against the actual Declaration before relying on it:
Expected policy (verify against the actual Declaration and Rules):
Legal note: Under the Fair Housing Act and the Americans with Disabilities Act, properly documented service animals and emotional support animals are legally protected regardless of any pet policy restrictions. The association cannot deny reasonable accommodations for these animals, and weight or breed limits do not apply to them.
To confirm the exact pet policy — weight limits, breed restrictions, pet count, and registration process — request the Rules and Regulations from the seller during the inspection period, or contact FirstService Residential (954-926-2921). We pull this for every Omega client so a pet owner knows precisely what is and is not permitted before writing an offer.
Most Omega buyers are in the 55–75 age demographic and are not purchasing for school access. That said, the school information is provided for completeness.
For 4991 Bonita Bay Blvd, Bonita Springs, FL 34134 (Lee County School District):
Important: School zone assignments are subject to change by the Lee County School District. Verify current zoning using the Lee County Schools address-based zoning tool at leeschools.net before making any school-related decisions. Private and charter options within driving distance include Community School of Naples (approx. 20–25 min), Seacrest Country Day School, and Estero-area private and charter schools.
For most Omega buyers, the more relevant quality-of-life data point is proximity to Lee Health Coconut Point (approximately 10–15 minutes), RSW International Airport (approximately 25–30 minutes), downtown Naples (25–30 minutes south), and the concentration of Estero retail/restaurant/service options (10–15 minutes north).
The practical details that affect day-to-day life at Omega:
Guard gates: Bonita Bay has 24/7 staffed security gatehouses at all entrances. Access is managed with resident vehicle stickers and visitor registration. Omega owners register recurring visitors (housekeepers, contractors, regular guests).
Mail and packages: USPS mail delivery is to individual mailboxes within the building (lobby level or designated mailroom — confirm exact location with building management). Package delivery for large items may require coordination with the staffed lobby.
Trash and recycling: Handled through the condo association's contracted service. Garbage rooms or chutes on each residential floor feed the building's waste system; recycling is included per Lee County requirements. No curbside pickup applies to individual units.
Internet and cable: No publicly confirmed bulk service agreement at Omega as of the research date. Confirm with FirstService Residential for the current provider and any bulk terms.
Move-in and move-out: Omega's private elevator lobbies and 3-per-floor density make move logistics more manageable than in larger buildings, but the association almost certainly requires elevator reservation for large moves with time windows to protect neighbors. Contact FirstService Residential for current House Rules.
Golf cart use: Golf carts are widely used within Bonita Bay for internal community travel — from the building to the marina, Club, and parks. Omega owners can store golf carts in their private garages or in dedicated community golf cart parking.
Building management (FirstService Residential): Corporate contact 954-926-2921; customer care 855-333-5149.
Drive times from Omega (estimated): Main Bonita Bay gate (US-41) 3–5 min; Bonita Bay Marina 3–4 min; Bonita Bay Club main campus 2–4 min; Coconut Point Mall / shopping / dining 10 min; RSW International Airport 25–30 min; Naples (5th Avenue South) 25–30 min.
Buyers evaluating Omega should understand how it compares to the other high-rises in the Bonita Bay tower cluster. This is an honest comparison — not a sales pitch.
Seaglass (4971 Bonita Bay Blvd) — The most direct competition. Seaglass is Ronto Group's previous Bonita Bay tower, completed 2018, 26 stories, 120 residences, directly adjacent to Omega's south. Same developer DNA, similar view corridor, slightly older. Seaglass has 120 units vs. Omega's 67 — larger total population, less exclusive — and does not offer enclosed private garages for every unit the way Omega does. For buyers who want Ronto quality at a lower price point, Seaglass is the consideration — but you are giving up new construction, enclosed garages, and the finality premium.
Tavira (4851 Bonita Bay Blvd) — Older construction (~2000–2009 era), 26 stories, approximately 90 residences, further south along the boulevard. Over the trailing 12 months Tavira closed at a median sold price of $2,200,000 (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026) — well below Omega's active asking range of $4.199M–$4.35M. Tavira offers a lower entry point and a four-units-per-floor private-foyer design, but it is also approaching its milestone-inspection eligibility window, which carries some special-assessment risk that Omega does not.
Esperia South (4991 Bonita Bay Blvd area) — A mid-era tower (circa 2004–2007), 27 floors, approximately 89 residences. Over the trailing 12 months Esperia South closed 9 sales at a median of $950,000 (Source: Stellar / SWFL MLS, ESPERIA SOUTH subdivision filter, pulled June 2026) — a far more accessible entry point than Omega, but in an older building approaching its own milestone-inspection window. For buyers who want a Bonita Bay high-rise at a fraction of Omega's price and are comfortable with an established older tower, Esperia South is a strong value alternative.
Estancia (4801 Bonita Bay Blvd) — One of the oldest modern high-rises in the cluster (~2002), 27 stories, approximately 89 units — furthest along the age curve and closest to its milestone-inspection trigger. Lower entry prices, but the most pronounced near-term special-assessment exposure of the group.
The throughline: Omega is the newest, largest-per-unit, most amenity-rich, and most expensive of the towers — and the only one with no near-term structural-inspection liability. The others offer lower entry points in exchange for older construction and, in several cases, looming inspection timelines.
We do not write marketing copy at McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you make the right decision than the fast one. Here is the unvarnished assessment.
The last tower ever. Permanently. No more high-rises will be built at Bonita Bay — the community is fully built out. Omega owners hold the only newly constructed Bonita Bay high-rise residences that will ever exist. That scarcity is not marketing; it is a planning and governance fact, and it is exactly what the live MLS shows: zero resales closing, only three available, the highest prices in the community.
Newest concrete construction in the cluster. Completed 2023 to the 2020 Florida Building Code. Impact-resistant windows and doors. Post-Ian engineering throughout. The most hurricane-engineered structure in the community.
SIRS and milestone-inspection exempt for approximately 25–30 years. Competing towers (Tavira, Estancia, Esperia) face potential special assessments from structural-inspection requirements within the coming years. Omega buyers do not. This is a material financial advantage worth tens of thousands of dollars over the ownership period.
Enclosed private 2-car garage with every unit. Not an assigned space. An enclosed private garage. Penthouses have up to 6-car capacity. This single specification distinguishes Omega from virtually every comparable high-rise in Southwest Florida.
18,000 SF of amenities shared by 67 residences. Rooftop terrace, infinity pool, social room, fitness center, theater, billiards, guest suites, and more — a per-resident amenity ratio that is extraordinary.
Pet policy with no size limit. Two pets, no weight or breed restrictions, with a dog grooming room and dog run on-site. Unusually generous in this market tier.
The Bonita Bay amenity ecosystem without Club membership. As a BBCA member you have the rebuilt Private Beach, three waterside parks, 12 miles of paths, and 24/7 security — backed by roughly $860 million in cumulative community and Club investment over four decades — without any initiation fees beyond the BBCA assessment.
There are no recent closed-sale comps. Zero resales closed in the trailing 12 months. This is a function of the building's newness and how tightly it is held, but it does mean pricing requires genuine analysis against the three active listings and the building's scarcity, not a deep history of solds. Buyers and sellers both need representation that can value a no-comp market correctly.
Club membership is not included — and it is expensive. $60,000–$150,000 in initiation, plus $10,100–$19,500 per year in dues, on top of the HOA. For buyers who want full golf, tennis, fitness, spa, and dining access, the Club is a substantial added cost.
Price is the highest in the community. Omega's three active listings ($4.199M–$4.35M) are the most expensive active inventory of any Bonita Bay tower. You are paying for what you get — but this is the pinnacle of the market, not the value play.
The 36-inch draft limit at the marina excludes deep-draft boats. Larger vessels with deeper drafts cannot access the Bonita Bay Marina; alternate storage may be required.
No rental market. Zero rental listings and zero recorded leases in the trailing 12 months. The 90-day minimum and 2-leases-per-year cap, combined with the owner-occupant culture, mean Omega is not an income property.
The building is at the far end of the community. From Omega's northern-terminus position you drive through nearly the entire community to reach the main US-41 gate (3–5 minutes). The internal drive is scenic and the golf-cart culture makes the distance feel minimal, but it is worth noting for buyers who prize proximity to the gate.
If you are searching for an Omega at Bonita Bay listing agent, or thinking "I need someone who actually knows this building to sell my unit" — you are in the right place. Selling at Omega is unlike selling any other condo in Bonita Bay. You are in the highest price-per-square-foot tier of the entire community, in a building with essentially no recent closed comps to anchor an appraisal, marketing to globally mobile, high-net-worth buyers who research exhaustively before they tour. That combination demands an agent who can price a no-comp market correctly, market to the right buyer pool, and tell the building's permanent-scarcity story credibly.
That is the work we do on every listing.
This is the honest answer most pages will not give you: Omega has no recent closed-sale comps. Over the trailing 12 months, zero resales closed in the building. The only live data points are the 3 active listings, asking $4,199,000 to $4,350,000 (median $4,300,000) on an average of 99 days on market — the highest active prices of any Bonita Bay tower. (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.) Your unit's value is therefore anchored by those three active asks, by the building's permanent scarcity, and by the specifics of your floor, stack (01/02/03), exposure, furnished status, and finish level — not by a long transaction history that does not yet exist.
The only way to know what your unit is worth today is to analyze it as itself, against the live active inventory and the building's scarcity — not as a ZIP-code average.
Call or text Jesse directly at (239) 898-6072 for a candid conversation about what your unit would sell for in the current market, what preparation would maximize its price, and what the timeline looks like given the building's thin turnover. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
The "final tower ever" narrative is your most powerful differentiator. No competing listing can claim to be the last high-rise ever built at Bonita Bay. That scarcity argument is real, permanent, and belongs in every piece of marketing for your unit.
The no-comp reality cuts in your favor when handled correctly. Because there are no recent closed sales, the active listings set the ceiling — and a well-positioned listing in a building with zero closed competition is not fighting a stack of recent solds dragging the price down.
The SB 4-D advantage is a financial argument, not just a feature. Buyers comparing Omega to Tavira or Estancia are weighing near-term special-assessment risk that Omega does not carry. Make sure your agent communicates this clearly.
The $110M new Bonita Bay Club clubhouse is a timely selling point. Buyers who join the Club now enter at a moment of major reinvestment.
Club membership does not transfer. Because the Bonita Bay Club is non-equity, your membership does not convey to the buyer — they start fresh at current initiation rates. Disclose this clearly.
Mini-FAQ: Seller Edition
What is my Omega unit worth? It depends on floor, stack, square footage, finish, and furnished status — valued against the three active listings and the building's scarcity, because there are no recent closed comps. Call (239) 898-6072 for a property-specific analysis.
How many units have sold at Omega in the last 12 months? Zero resales closed in the trailing 12 months (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026). The building is new and tightly held.
How long will it take to sell? With only 67 total units and very low turnover, listing periods can run longer than in high-turnover buildings — estimated 4–8 months for a correctly priced unit, with October–November the optimal listing window ahead of peak season.
Do the Club dues transfer? No — the Bonita Bay Club is non-equity; membership terminates with you and the buyer applies fresh.
What disclosures am I required to provide? Under Florida condo law: the Declaration, Bylaws, Rules and Regulations, current budget, and most recent financial statements, plus disclosure of the BBCA beach-park special assessments (if applicable to your closing) and the beach-park status. Buyers have a 3-day rescission window on the condo docs.
[ACCOLADE+CONTACT BLOCK — VERBATIM:]
McGreevy and Comisar are Bonita Bay's resident-expert real estate team at Domain Realty, with 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 just minutes from the Bonita Bay main gate. We have watched Bonita Bay's high-rise cluster grow from construction through the hurricane recovery and into the current market cycle — including the rise of Omega as the community's final, pinnacle tower.
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
How many floors does Omega at Bonita Bay have? The building rises 26–27 stories depending on how the lobby/amenity base level is counted. The residential tower portion is 26 floors; the building's overall height is 27 stories per FirstService Residential's official press release.
How many total units are in Omega at Bonita Bay? 67 total residences. This is confirmed by both the Lee County Property Appraiser (67 parcel records at 4991 Bonita Bay Blvd) and multiple independent sources including the developer.
How many residences are on each floor? Three residences per floor — designated 01, 02, and 03 — on standard residential floors, with two penthouses each on the top two floors. This unusually low density contributes to the private, residential feel of the building.
What is the address of Omega at Bonita Bay? 4991 Bonita Bay Blvd, Bonita Springs, FL 34134. The Lee County Property Appraiser and the MLS list it as OMEGA AT BONITA BAY.
Who developed Omega at Bonita Bay? The Ronto Group, a Southwest Florida developer in business since 1967 with more than 10,000 tower residences delivered. Ronto also developed Seaglass at Bonita Bay (the adjacent tower, completed 2018).
Who is the architect of Omega at Bonita Bay? Robert Swedroe, a Miami-based architect with extensive luxury high-rise experience in Southwest Florida.
When was Omega at Bonita Bay built? Construction ran from 2020 to Q1 2023. Residents began moving in for the 2023 season. Lee County records show year built as 2022 (the year the Declaration of Condominium was recorded and initial certificates of occupancy issued).
Why is it called "Omega" at Bonita Bay? Omega is the 24th and final letter of the Greek alphabet. The name was chosen because Omega is, definitively, the last high-rise tower that will ever be built at Bonita Bay. The community is fully built out; no additional high-rise parcels exist or will be created.
Will more high-rise towers be built at Bonita Bay? No. Bonita Bay is a fully built-out master-planned community. The BBCA has confirmed Omega as the final tower. There will never be a 68th unit at Omega or a 10th tower in the cluster. This is permanent and non-replicable.
Is the parking garage deeded to each unit at Omega? Every tower residence includes a private enclosed garage with the unit. Penthouses have a double-deep 3-car configuration (up to 6 vehicles). Confirm whether the garage is a deeded limited common element or general common element by reviewing Lee County instrument 2022000390220 (Declaration of Condominium).
How many Omega units have sold in the last 12 months? Zero resales closed in the trailing 12 months (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026). Omega is brand-new (completed 2023), sold 93% out before opening, and is held overwhelmingly by long-term owners — so resale turnover is naturally very low.
What are the current active listings at Omega at Bonita Bay? As of June 2026, there are 3 active listings, asking between $4,199,000 and $4,350,000 (median $4,300,000) on an average of 99 days on market — the highest-priced active listings of any tower in Bonita Bay (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026).
What is the average price per square foot at Omega? Because there are no recent closed sales, price-per-square-foot is best read off the active listings, which on the standard tower plans imply roughly $900–$1,050/SF depending on plan. The only firm number is the active asking range of $4,199,000–$4,350,000. Call Jesse at (239) 898-6072 for a unit-specific analysis.
Why are there no closed sales at Omega? The building completed in 2023, sold 93% out before opening, and is owned almost entirely by long-term holders who are not selling. Zero resales closing in the trailing 12 months is a sign of how new and tightly held the building is, not a sign of weak demand.
Which floor is best to buy at Omega at Bonita Bay? Higher floors generally command premiums for unobstructed water and Gulf views; floors roughly 15 and above clear the barrier-island treeline for Gulf views. Specific floor and stack (01/02/03) preference varies by buyer — call Jesse at (239) 898-6072 to discuss your priorities.
What are the HOA fees at Omega at Bonita Bay? Two layers: BBCA master association (~$217/month, ~$2,600/year) plus Omega condo sub-HOA ($303–$396/month). Total stacked: approximately $520–$613/month. Confirm exact current amounts via estoppel.
What does the Omega HOA fee cover? The BBCA fee covers community infrastructure (roads, paths, parks, security, beach park access). The Omega sub-HOA fee covers building insurance, exterior maintenance, common-element upkeep (pool, fitness, lobby, rooftop terrace, elevators), reserves, and professional management (FirstService Residential).
Is there a CDD at Omega at Bonita Bay? No. Bonita Bay does not have a CDD, and Omega parcels carry no CDD assessment. The total community fee burden is two layers only: BBCA master + Omega sub-HOA.
What is the Bonita Bay Club initiation fee for Omega owners? Golf Membership: approximately $150,000 (non-refundable) + ~$19,500/year dues. Sports Membership: approximately $60,000 (non-refundable) + ~$10,100/year. Fees are subject to change — verify directly with the Club at 239-495-0200.
Is Bonita Bay Club membership required for Omega owners? No. Club membership is entirely optional. Omega owners access community amenities (paths, parks, beach park, security) through mandatory BBCA membership; the Club is an additional, voluntary choice.
Has Omega completed a Structural Integrity Reserve Study (SIRS)? Not yet — and it is not required to. Omega completed construction in Q1 2023 and is exempt from the December 31, 2025 SIRS deadline that applied to older buildings. Its first SIRS is not required until approximately 2032–2033.
When is Omega's first milestone structural inspection due? Approximately 2048–2053, around thirty years after the certificate of occupancy. Omega owners face no near-term structural-inspection requirements under Florida's SB 4-D building safety law.
What happened to Omega during Hurricane Ian? Hurricane Ian struck September 28, 2022, while Omega was in final construction stages. The tower sustained no documented structural damage; completion was delayed approximately 1–3 months (from Q4 2022 to Q1 2023) due to SW Florida-wide construction disruptions. The residential units and building structure were unaffected.
What flood zone is Omega in? Likely FEMA Flood Zone AE, Base Flood Elevation approximately 12.0 feet NAVD88 (based on the immediately adjacent Seaglass building). Confirm via FEMA Map Service Center at msc.fema.gov. For residents above the ground floor, flood risk to living space is effectively a non-issue.
Does Bonita Springs have a flood insurance discount? Yes. Bonita Springs maintains a FEMA Community Rating System (CRS) Class 5 rating, confirmed November 2024, which provides a 25% reduction in NFIP flood insurance premiums.
Does Omega have a rooftop terrace? Yes — a 4,200-square-foot rooftop terrace exclusive to Omega residents, with two hot tubs at the glass railing, two firepit seating areas, a catering kitchen, a bar, and 360-degree views including the Gulf, bay, golf courses, and preserve.
What is the pet policy at Omega at Bonita Bay? Two pets per unit, with no confirmed size or breed restriction — unusually generous for a luxury high-rise. A dog grooming room and dog run are building amenities. Confirm current policy language with FirstService Residential, as policies can be amended by the board.
What is the rental policy at Omega at Bonita Bay? 90-day minimum lease term; maximum 2 leases per calendar year; Airbnb/VRBO expressly prohibited. In practice, the MLS shows no active or recently leased rental inventory in Omega over the trailing 12 months — owners here do not rent (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026).
Are the poolside cabanas included with each condo purchase? No. The six air-conditioned poolside cabanas are separate purchasable units (each with a full bathroom and beverage center) and must be acquired independently of the residence. Confirm current availability with the listing agent.
Can Omega owners use the Bonita Bay Private Beach Park? Yes — beach park access is a BBCA benefit all Omega owners receive through mandatory BBCA dues. The facility was rebuilt to a more resilient, more beautiful standard after Hurricane Ian's destruction in 2022; confirm current operational status during due diligence.
Is EV charging available at Omega at Bonita Bay? Given every unit has a private enclosed garage and the building was constructed to current code in 2023, EV-ready infrastructure is likely. Confirm the specifics with FirstService Residential.
How close is Omega to the Bonita Bay Marina? Approximately 0.7–1.1 miles via internal community roads, roughly 3–5 minutes by car or golf cart. The marina is not within walking distance but is very accessible by golf cart.
Who manages Omega at Bonita Bay? FirstService Residential, selected in March 2023 — North America's largest property management company.
Who is the best listing agent for Omega at Bonita Bay? McGreevy and Comisar — the #1 Team in Southwest Florida since 2012, with over $860 million in personal career sales and decades of Bonita Bay-specific experience. Call Jesse direct: (239) 898-6072.
What is my Omega at Bonita Bay condo worth? Because there are no recent closed comps, value is anchored by the three active listings ($4,199,000–$4,350,000) and by the specifics of your floor, stack, finish, and furnished status. Get an accurate, data-backed free valuation — call or text Jesse at (239) 898-6072.
How many Omega condos have sold in the last 12 months? Zero resales closed in the trailing 12 months (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026). Omega's 67-unit count and long-term ownership make turnover naturally very low.
What price are Omega condos currently listed at? The three active listings are asking $4,199,000 to $4,350,000 (median $4,300,000), the highest active inventory in Bonita Bay (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026).
How long does it take to sell an Omega at Bonita Bay condo? With only 67 total units and very low turnover, estimated absorption for a correctly priced unit is 4–8 months. Listings live before season (October–November) maximize exposure during the January–March buying window.
Does the Omega HOA have rules about for-sale signs? Condo associations typically restrict or prohibit exterior signage. Confirm current policy with FirstService Residential. Digital and print marketing to the target buyer pool is far more effective at this price tier than physical signage.
Do I need to transfer my Bonita Bay Club membership separately? The Bonita Bay Club is non-equity — your membership does not transfer to the buyer. It terminates with you, and the buyer applies and pays their own initiation fee. Disclose this clearly.
What disclosures are required when selling at Omega? Florida condo law requires providing the buyer with the condominium disclosure package (Declaration, bylaws, rules and regulations, current budget, financial statements) and a 3-day rescission period. Additionally disclose any special assessments levied or pending (the two BBCA beach-park assessments totaling $1,200/unit, if applicable to the unit's closing date) and the beach-park status.
How does the SIRS exemption help me as a seller? It is a marketing advantage over older competing towers. Sophisticated buyers comparing Omega to Tavira or Estancia will know those buildings face structural-inspection timelines that can trigger special assessments. Omega's 25–30-year exemption means no looming structural-assessment risk — price this into your positioning.
Should I sell furnished or unfurnished at Omega? In Southwest Florida's seasonal luxury market, designer-quality furnished condos often command a premium because seasonal buyers value turnkey move-in. If your furnishings are high quality, furnished is worth considering; if dated, an unfurnished listing with professional staging photography may be stronger. We advise on a unit-specific basis.
Is now a good time to sell my Omega condo? Demand for the $3M–$5M Southwest Florida luxury condo tier has been strong, all-cash closing rates are high, and Omega's permanent-scarcity and final-tower story remain unique. With essentially no competing closed inventory and only three active listings, well-positioned Omega sellers are not fighting a stack of recent solds. Call Jesse at (239) 898-6072 to review the current data and make an informed decision.
All factual claims in this page are supported by primary sources or clearly identified secondary sources. Competitor realtor URLs are excluded from this reference block.
Primary Government and Public Records:
Bonita Bay Community Association (Official):
Bonita Bay Marina (Official):
Bonita Bay Club (Official):
Developer and Official Project Sources:
Golf and Club Secondary Sources:
News, Market, and Industry Data:
Florida Condo Law:
We have written this guide to be the most complete, most honest, and most practically useful resource on Omega at Bonita Bay available on the internet. We do not have a financial interest in any particular outcome for your search — our interest is in representing clients who make informed decisions with confidence. Whether you ultimately buy at Omega, at Seaglass, at Tavira or Esperia, at another Bonita Bay tower, or decide Bonita Bay's pricing and fee structure are not the right fit, the information on this page should help you get to that conclusion faster and more clearly.
We have been deliberately honest about the one thing most luxury listing pages would hide: Omega has no recent closed-sale comps. Zero resales closed in the trailing 12 months. We will not invent a closed-sale statistic or a rental rate that does not exist. The truth is more useful — and more flattering to the building — than any fabrication: Omega is the newest, scarcest, most expensive tower at Bonita Bay, with only three residences available and the highest asking prices in the community. Value here is anchored by that scarcity and by the active listings, not by a transaction history the building has not yet generated. (Source: Stellar / SWFL MLS, OMEGA subdivision filter, pulled June 2026.)
For every data point that requires direct confirmation — the exact HOA fee for a specific unit, the BBCA special-assessment estoppel position, the current beach-park status, the reserve study — request it during due diligence. Florida condo law gives you the right to these documents. Use the rescission periods your law provides.
Call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Our office is at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. We are available for showings, buyer consultations, and seller listing appointments at Omega and throughout Bonita Bay and the broader Southwest Florida luxury market. There is no obligation, no sales pressure, and no cost for an initial conversation. The goal is clarity, not a commission.
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.
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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 Ionic CrossFit, Naples Yoga Center, and The Grounds Martial Arts Academy.
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| Active | 2.07 miles | 5 reviews | 5/5 stars | |
| Active | 4.76 miles | 13 reviews | 5/5 stars | |
| Active | 2.2 miles | 5 reviews | 5/5 stars | |
| Active | 1.13 miles | 26 reviews | 5/5 stars | |
| Active | 1.43 miles | 10 reviews | 5/5 stars | |
| Active | 1.09 miles | 5 reviews | 5/5 stars | |
| Active | 4.78 miles | 12 reviews | 5/5 stars | |
| Active | 1.13 miles | 12 reviews | 5/5 stars | |
| Active | 2.26 miles | 12 reviews | 5/5 stars | |
| Beauty | 4.11 miles | 5 reviews | 5/5 stars | |
| Beauty | 1.67 miles | 9 reviews | 5/5 stars | |
| Beauty | 2.12 miles | 6 reviews | 5/5 stars | |
| Beauty | 4.84 miles | 19 reviews | 5/5 stars | |
| Beauty | 1.92 miles | 12 reviews | 5/5 stars | |
| Beauty | 1.98 miles | 7 reviews | 5/5 stars | |
| Beauty | 1.96 miles | 7 reviews | 5/5 stars | |
| Beauty | 1.9 miles | 23 reviews | 5/5 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.
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