Paloma

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

McGreevy and Comisar are the team Paloma owners call first when it is time to sell, and the team buyers use to read the association's fee layers, leasing rules and FEMA letters before they buy. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is right here in Bonita Springs.

Paloma is a gated community of 331 homes off Imperial Parkway in Bonita Springs, Florida: single-family homes and attached villas, most of them built by D.R. Horton, and the Paloma Grande carriage-home condominium, next door to Hawthorne. This is the Paloma in the City of Bonita Springs, ZIP 34135, not Paloma at Palmira and not a Paloma in Estero or Naples.

This guide is built from the public record and nothing else: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the recorded declarations and amendments, the association's 2026 budget document, FEMA's flood map service and letters, and the School District of Lee County's zone data. Every figure carries its source and date, and where a record does not exist we say so.

Why McGreevy and Comisar Are the Best Realtor for Paloma

McGreevy and Comisar are the best realtor for Paloma in Bonita Springs because we price from the public record: every recorded Paloma sale for 12 months, both recorded declarations, five amendments, the 2025 amended declaration, the 2026 budget and five FEMA letters, all read before we advise. Our team is Top 1% Real Estate Agents Nationally Since 2008.

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

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

The Paloma market record, 12 months to September 25, 2026

We pulled every recorded Paloma sale in the Lee County record for the 12 months to September 25, 2026: 13 single-family resales at a $635,000 median, 13 Paloma Grande resales at a $325,000 median, and 6 more among the villas and homes filed under the older Villages at Old Cypress name, 32 in all. In the last 12 months we tracked 32 Paloma sales in the Lee County record, and the full breakdown by home type, street and year is in the market section below.

Days on market and sale-to-list ratio: on the Southwest Florida MLS the 32 Paloma closings in the same 12 months had a median of 65.5 days on market and sold at a median 96.5 percent of the final list price (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).

Honors and recognition

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

For Paloma sellers

A Paloma sale is priced by home type, because a single-family home, a villa and a Paloma Grande carriage home sit in three different assessment classes that a buyer will see on the estoppel. For luxury Paloma sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our Paloma seller guide walks through pricing by home type.

For Paloma buyers

Buyers here are comparing three kinds of home, a master association with a 15 percent rental cap and a flood map that says two different things depending on where you look. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

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

McGreevy and Comisar is a top-reviewed Paloma realtor, and our clients write their reviews in their own words; the label under each quote names the site where it was posted. We publish no aggregate score, and every review we quote is a five-star review.

★★★★★ "Marc was everything we needed for our house-hunting journey in Southwest Florida. He was incredibly communicative, always quick to respond, keeping us updated every step of the way, and truly listening to our needs and preferences." Verified Google review

★★★★★ "Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months." Verified Zillow review

★★★★★ "Marc and his team proved to be extremely helpful in all regards. I would highly reccomend him to others looking to buy or sell homes in bonita springs or estero." Verified Zillow review

Key Takeaways: What Should Paloma Buyers and Sellers Know?

Paloma is a gated Bonita Springs community of 331 residences where the home type decides what an owner pays, what rules apply and how the flood map reads. These eight points carry the rest of this guide, and each is sourced in the section that follows it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; association 2026 budget document posted January 2026; FEMA National Flood Hazard Layer read October 12, 2026).

• Paloma is a gated community of 331 residences in the City of Bonita Springs: 151 houses, 44 attached villas and 136 Paloma Grande condominium units, built 2008 to 2019, almost all by D.R. Horton.
• Lee County recorded 13 single-family resales at a $635,000 median and 13 Paloma Grande resales at a $325,000 median in the 12 months to September 25, 2026.
• The master association's 2026 budget document sets quarterly assessments of $1,020.51 for a single-family home, $997.52 for a villa and $640.74 for a Paloma Grande unit, which also pays its condominium association.
• Leases run 3 to 12 months under a 15 percent cap, and homes bought after August 20, 2025 cannot be rented in the first year of ownership.
• FEMA's current map shows most Paloma lots and the Paloma Grande Phase 1 to 20 buildings in Zone AE, while FEMA letters from 2014 and 2018 removed every single-family lot and those buildings from the high-risk area.
• Lee County places Paloma in evacuation zone B at every point we tested, and the recorded declarations contain no age restriction.
• Owners share a clubhouse, pool, fitness center, tennis courts and a bocce court on a 2.43-acre tract; there is no golf course, marina or beach inside the gate.
• Next door, Hawthorne recorded 20 single-family sales at a $562,500 median in the same 12 months.

Table of Contents

This Paloma guide is organized so a seller or a buyer in Bonita Springs can jump straight to the record that answers the question: the county's recorded sales, the fee stack, the recorded rules, flood and insurance, schools and drive times, how Paloma compares with Hawthorne and the buyer and seller FAQs.

The community: What Is Paloma in Bonita Springs, and Where Is It? · What Is It Like Living in Paloma as a Homebuyer? · What Does the Paloma Market Look Like Right Now? · What Kinds of Homes Are in Paloma? · How Did Paloma Come to Be? · What Is the Master Plan and Zoning for Paloma?

Ownership, costs and rules: How Is Paloma Governed? · What Does It Cost to Own a Home in Paloma? · What Rules Apply to Owners and Renters in Paloma? · What Is Paloma Grande, and How Is It Different? · What Are the Sections of Paloma, Including Villages at Old Cypress?

Amenities: What Amenities Does Paloma Have? · Is There Golf, a Marina or Beach Access at Paloma?

Risk and insurance: How Do Hurricanes Affect Paloma? · What Flood Zone Is Paloma In? · How Does Insurance Work for Paloma Homes?

Location: What Schools Serve Paloma? · How Far Is Paloma From Hospitals? · How Long Is the Drive From Paloma to Everywhere? · What Is Near Paloma for Shopping, Parks and Beaches? · What Is Being Built Near Paloma? · How Do Daily Logistics Work in Paloma?

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

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

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

What Is Paloma in Bonita Springs, and Where Is It?

Paloma is a gated community of 331 homes in the City of Bonita Springs, Lee County, ZIP 34135, along Imperial Parkway just west of I-75. The footprint is about half a mile across. D.R. Horton built it from 2013 on land first platted as Villages at Old Cypress, inside the 2003 Tesone planned development.

Data updated: October 2026 (Lee County Property Appraiser parcel layer and roll dated October 11, 2026; association home list of 331 residences).

Where exactly is Paloma?

Paloma sits in Sections 24 and 25, Township 47 South, Range 25 East, on Palace Lane, Monte Carlo Boulevard, Grand Prix Drive, Saint Michael Lane, Saint Roman Way and Prince Pierre Way. On the county parcel layer the footprint measures about half a mile east to west. Imperial Parkway runs along the community, and the east edge of Paloma Grande sits within about a tenth of a mile of I-75.

Bonita Springs High School is 0.8 to 1.3 routed miles from the community, a 3 to 5 minute drive by estimated free-flow drive times from six points inside the community (OSRM routing on OpenStreetMap roads, no traffic), October 12, 2026. Hawthorne, also in the Tesone planned development, is 0.29 mile away.

How many homes are in Paloma: 268 or 331?

The association counts 331 residences, and the recorded plats and the county roll reconcile to that number: 132 detached homes on the three Paloma plats, plus 19 detached homes and 44 attached villas filed under the older Villages at Old Cypress plat name, plus 136 Paloma Grande condominium units. The sum is 132 + 19 + 44 + 136 = 331.

The figure of 268 you may see elsewhere counts only the Paloma plats and Paloma Grande (132 + 136) and leaves out the 63 homes under the older plat name, which belong to the same association. The county roll file behind our sales statistics holds 330 of the 331 residences, because one second-floor Paloma Grande unit is missing from the extract; Paloma Grande has 136 units in 34 two-story buildings.

Is Paloma gated?

Yes. Paloma has dual entry: a resident lane opened by an RFID windshield sticker ($30, association Rules packet revised April 3, 2026) and a visitor kiosk where every visitor identifies. Guest and tenant vehicle registration runs through Safe Passage, according to the association's leasing summary dated September 23, 2025.

The recorded master declaration lets the association provide guard gates, a guardhouse and guards, language it describes as "authorized, but not required." A staffed guard is not documented in the records we read, so we do not describe the gate as staffed.

Is Paloma in the City of Bonita Springs, Estero or Naples?

Paloma is in the City of Bonita Springs. The Lee County Property Appraiser codes all 281 Paloma-legal parcels to the City of Bonita Springs, they sit in tax district 017 (City of Bonita Springs and Bonita Springs Fire Control and Rescue District), and the Phase One plat carries a City of Bonita Springs approval block. Water and sewer come from Bonita Springs Utilities and electric from FPL.

Paloma is not Paloma at Palmira

Paloma at Palmira is a separate group of condominiums inside Palmira Golf and Country Club, with its own association and legal descriptions. It is not part of Paloma, and its sales are never mixed into the figures on this page. Paloma is also none of the communities called Paloma in Estero or Naples.

Paloma at a glance

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

What Is It Like Living in Paloma as a Homebuyer?

Living in Paloma in Bonita Springs means one- and two-story D.R. Horton homes on lake-lined private streets, two-story carriage-home buildings on Palace Lane and Monte Carlo Boulevard, and attached villas, with an association that mows single-family lawns and runs a clubhouse with a pool, fitness center, tennis courts and a bocce court.

Data updated: October 2026 (Lee County roll dated October 11, 2026; association 2026 budget document posted January 2026).

Single-family streets

The 132 single-family homes sit on three plats. Phase One has 33 homes, all on Monte Carlo Boulevard. Phase Two has 43, on Saint Michael Lane (33) and Saint Roman Way (9), with one lot shown without a street. Phase Three has 56, on Grand Prix Drive (43) and Saint Roman Way (13). They were built from 2013 to 2016, 91 of them one story and 41 two stories, on lots of 0.152 to 0.388 acre, with a median of about 0.175 acre (about 7,600 square feet).

The county land-use code calls 99 of the 132 lots "single family residential, lake." That is an appraiser label and not a measured waterfront count, so we publish no lake-front split. The county records a pool at 50 of the 132 homes.

Paloma Grande carriage homes

Paloma Grande has 136 condominium units in 34 two-story buildings of four units each: 23 buildings (92 units) on Palace Lane and 11 buildings (44 units) on Monte Carlo Boulevard, built between 2016 and 2019. Each unit includes a garage that may not be converted to living space. Paloma Grande has its own page with its sales by floor and its association details.

Villas and homes under the older plat name

Sixty-three homes in the association are filed under the older Villages at Old Cypress plat name: 44 attached villas, which the county roll addresses on Prince Pierre Way (20), Saint Roman Way (14) and Monte Carlo Boulevard (10), and 19 detached homes on Prince Pierre Way. Ten of them were built in 2008 to 2011, before D.R. Horton bought the remaining lots in 2012, and the association's home list credits those homes to an earlier builder. They are inside the same master association and pay the same kind of master assessment as every other Paloma owner of their class.

What the association handles for you

The master assessment pays for common-area maintenance, surface water management, taxes and insurance on common areas, and, for houses, lawn and landscape care of the home lot. For villas it also covers exterior painting, pressure cleaning and routine roof cleaning and repair. In its 2026 budget document the association lists single-family lawn service at $179,723.65 and common-area lawn service at $140,959.73, lake maintenance at $28,360, street lights at $20,198 and the clubhouse electric at $18,702.

Exterior care otherwise stays with the owner: houses maintain their own roof, stucco and windows, while the condominium association paints and maintains the Paloma Grande buildings and roofs. A 2023 amendment anticipates association repainting of homes and villas every 5 years and pressure washing of roofs, walls and driveways every 3 years.

What Paloma does not have

Paloma has no golf course, marina, boat dock or beach inside the gate. The lakes allow catch-and-release fishing only, and the Rules bar boats, canoes, kayaks and remote-control craft on the lakes and prohibit docks and boat houses.

What we walk a Paloma buyer through first

This is our process, not an anecdote:

• Which product the home is, because that sets the assessment class: $1,020.51 a quarter for a single-family home, $997.52 for a villa and $640.74 for a Paloma Grande unit in the association's 2026 budget document (titled Proposed 2026 Budget, posted January 2026).
• The second layer for a Paloma Grande unit: the condominium association's own assessment, whose amount is not published in the documents we read and is stated on the estoppel certificate.
• The rental rules: a 15 percent cap (50 of 331 homes) and no rental in the first year for homes bought after August 20, 2025.
• Board approval of the sale: the amended declaration calls for 30 days' notice, a New Buyer Form and a board decision within 30 days.
• The FEMA letter and the elevation certificate for that specific home, because the map and the letters differ.
• The $1,000 capital contribution on resale to the master association, and for Paloma Grande a $100 working capital contribution on each conveyance. The 2025 amended declaration puts the $1,000 on the buyer at closing.
• The estoppel certificate: Florida’s statutes set a $250 base fee, plus $100 if expedited and up to $150 if the account is delinquent, which the Department of Business and Professional Regulation has adjusted for inflation to $299, $119 and $179 (F.S. 720.30851 for the master association, F.S. 718.116 for Paloma Grande), and the Department of Business and Professional Regulation's published adjustment sets the current caps at $299, $119 and $179. The association's actual fee may be lower and is not published.

Call Marc at (239) 287-5873 and we will walk through it for the home you are considering.

What Does the Paloma Market Look Like Right Now?

Paloma in Bonita Springs recorded 13 single-family resales at a $635,000 median and 13 Paloma Grande resales at a $325,000 median in the 12 months to September 25, 2026, plus 6 sales among the older-plat villas and homes, 32 in all. None were builder sales. On the Southwest Florida MLS the same 32 closings had a median of 65.5 days on market and a median 96.5 percent of the final list price (pulled October 17, 2026).

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

The county record, 12 months to September 25, 2026

The county sales file holds 330 of the 331 residences; one Paloma Grande unit is missing from it. Among the older-plat sales, 5 were villa resales from $415,000 to $440,000 and 1 was a detached resale at $615,000. Every figure is a Lee County qualified, improved sale above $10,000, and the county's heated area excludes garages and lanais.

Seeing what a home like yours would sell for starts with which product it is. Our Paloma seller guide and our Paloma buyer guide go through each.

Buying or Selling in Paloma? Start With a Conversation

With 32 Paloma sales on the Lee County record in the last 12 months across three kinds of home, pricing starts with which product you own. Sellers can get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Price bands

All 13 single-family sales fell between $500,000 and $750,000. Of the 13 Paloma Grande sales, 1 was under $200,000, 2 were between $200,000 and $300,000 and 10 were between $300,000 and $400,000.

The longer view: 24, 36 and 60 months

The 60-month Paloma Grande figure comes with one sentence: one 2023 resale of a unit missing from the county file is not in this count. Across all recorded history, single-family has 235 sales from October 21, 2013, at a $389,000 median ($286,610 to $920,000), which includes the first sales from the builder. Paloma Grande has 215 sales from October 31, 2016, at a $254,935 median, again with that sentence: one 2023 resale of a unit missing from the county file is not in this count.

Paloma by calendar year

A median appears only where a year has 10 or more sales. Calendar-to-calendar, the single-family median moved from $405,000 in 2020 (13 sales) to $617,500 in 2026 to date (12 sales), up $212,500 or about 52.5 percent. The Paloma Grande median moved from $428,750 in 2022 (14 sales) to $325,000 in 2026 to date (11 sales), down $103,750 or about 24.2 percent. These are changes between two calendar-year medians and not a forecast.

Recent single-family sales by street

Streets cross plats, and Monte Carlo Boulevard also carries Paloma Grande buildings, which are not in this table. Every group here has fewer than 10 sales, so we print counts and ranges and no medians.

Highest and lowest recorded sales

The highest 12-month resale was $740,000, a two-story single-family home on Monte Carlo Boulevard (June 23, 2026, 2,611 square feet of county heated area). The lowest was $170,000, a first-floor Paloma Grande unit (August 20, 2026), $115,000 below the next-lowest 12-month sale at $285,000 (August 14, 2026). The county marks both qualified, but we could not verify that the $170,000 sale was arm's length, so we build no claim on it.

What the public record cannot tell you yet

Days on market, sale-to-list ratio, active listings and months of supply come from the Southwest Florida MLS. For the 12 months to September 25, 2026 the MLS shows 32 Paloma closings, the same count as the county, at a median of 65.5 days on market and a median 96.5 percent of the final list price (92.8 percent of the first list price). On October 17, 2026 four homes were active and two were under contract, about 1.5 months of supply at the 12-month pace (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). County and MLS closing counts can differ because the county records a sale when the deed is recorded and the MLS records when a listing closes.

What Kinds of Homes Are in Paloma?

Paloma in Bonita Springs has 151 detached houses of 1,805 to 3,571 square feet of county heated area, one and two stories, 44 attached villas of about 1,340 to 1,980 square feet, and 136 Paloma Grande condominium units of about 1,280 and 1,530 square feet, all built between 2008 and 2019.

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

Single-family plan families

The county does not carry builder plan names, so we group the 132 Paloma-plat homes by county heated area.

Only the one-story three-bedroom family has enough sales for a median: over 24 months it had 13 sales at a $575,000 median ($425,000 to $680,000) and $310.25 per square foot of county heated area. The other families have fewer than 10 sales in any window we measured, so they show ranges.

D.R. Horton's plan names and 2014 prices

The association's home list names these house models: Ashbury 14, Bedford 32, Edison 70, Newport 8, Pembroke 22, Skylark 3 and 2 not listed, 151 houses in all. D.R. Horton's own Paloma plan pages as archived in December 2014 (builder marketing, base prices before options) listed Wellington at 1,519 square feet from $263,990, Pembroke at 1,804 from $307,990, Edison at 1,983 from $320,990, Ashbury at 2,431 from $344,990, Newport at 3,552 from $389,990 and Skylark at 3,173 from $390,990; the Bedford page, archived April 2015, listed 2,587 square feet from $362,990.

Those are the builder's figures at that date and are not current prices. We do not map a model name to a county size, because the builder measures living area differently from the county. For Paloma Grande, the home list names Samone 68 and Victoria 68. Trade press repeating builder marketing on October 12, 2016 gave Samone as 1,402 square feet with two bedrooms and a den and Victoria as 1,661 square feet with three bedrooms, from the mid $200s.

Paloma Grande units by floor

The county records 68 first-floor units at 1,278 to 1,281 square feet of heated area (2 bedrooms, 2 baths on the roll) and 68 second-floor units at 1,532 square feet (3 bedrooms, 2 baths), though the county sales file holds 67 of the second-floor units. In the 12 months, first-floor units sold 6 times from $170,000 to $325,000 and second-floor units 7 times from $325,000 to $355,000.

Over 24 months first-floor units had 13 sales at a $322,500 median ($170,000 to $370,000), $252.15 per square foot, and second-floor units 12 sales at a $355,000 median ($325,000 to $430,000), $231.72 per square foot. Over 36 months the first-floor median was $338,500 on 20 sales. The declaration, the builder and the county each measure unit size differently, so compare Paloma Grande homes by the county's heated area only.

Villas and older-plat homes

The 44 attached villas, addressed on the county roll on Prince Pierre Way (20), Saint Roman Way (14) and Monte Carlo Boulevard (10), are 32 homes at 1,519 or 1,528 square feet built in 2013 and 2014, 4 at 1,342 square feet built in 2013 and 8 at 1,622 to 1,978 square feet built in 2008 and 2011. The association's home list names villa models Cambridge 32, Bradford 4 and 8 not listed; the counts match the county's size groups, but we do not assign a model name to a size. The 19 detached homes on Prince Pierre Way are 1,805 to 2,646 square feet, built 2008 to 2014.

Over 36 months the villas alone had 10 sales at a $434,500 median ($415,000 to $525,000), $275.51 per square foot. Across all 63 older-plat homes, 60 months show 21 sales at a $450,000 median.

Pools, lake lots and lot sizes

Single-family lots run 0.152 to 0.388 acre, and the single-family lots total 24.25 acres. The county records a pool at 50 of the 132 single-family homes, a county flag and not a permit check. Paloma Grande has no pool of its own: the Florida Department of Health statewide pool list dated September 1, 2026 shows one community pool at Paloma, owned by the association.

Homes by plat

The Paloma Grande 60-month figure is one sale short: one 2023 resale of a unit missing from the county file is not in this count. Phase Two's 60-month range runs $533,000 to $795,000. Phases One to Three share one master association and one assessment structure.

How Did Paloma Come to Be?

Paloma in Bonita Springs sits inside the 2003 Tesone planned development. The land was permitted as Villages at Tesone in 2006, platted as Villages at Old Cypress in 2008, renamed Monaco in 2009, sold in 2010 and again to D.R. Horton in 2012, and opened as Paloma in 2013. Owners took control of the association on December 28, 2018.

Data updated: October 2026 (recorded instruments, ordinances and Florida Division of Corporations records read October 12, 2026; Lee County recorded sales through September 25, 2026).

The Tesone planned development, 2003

On May 27, 2003, the City of Bonita Springs passed Zoning Ordinance 03-16 (Case DCI2002-00024). It rezoned 513 acres from AG-2, RPD, MHPD and CPD to Mixed Use Planned Development and created the Tesone MPD: at most 1,400 dwelling units, at most 90,000 square feet of gross commercial floor area, buildings up to 45 feet and at least 72 acres of wetland preserve. The ordinance text sits in the Lee County zoning file.

The ordinance lists the residential uses the planned development may hold: single-family, duplex, two-family attached, townhouse, multiple-family and patio homes. That list is the legal basis for the three kinds of home Paloma holds today, which are detached houses, attached villas and the Paloma Grande carriage-home condominium. The 2003 Master Concept Plan in the case file was prepared for Centex Homes, a different builder from the one that finished Paloma.

Hawthorne, next door, sits in the same Tesone MPD; the Lee County case file carries addenda for it.

Villages at Tesone and Villages at Old Cypress, 2006 to 2008

The first permit on the land is dated July 21, 2006. The South Florida Water Management District issued permit 36-04499-P-02 for "Villages at Tesone," 128 acres, to Elias Brothers Communities, with water leaving the site through the Rosemary Canal to the Imperial River.

The corporate and recorded steps that followed are all on file:

• The master association was incorporated on November 7, 2007 as Villages at Old Cypress Master Association, Inc. (Florida Division of Corporations record).
• On January 14, 2008, AMA Tesone Development, LLC recorded the master declaration for Villages at Old Cypress with the Lee County Clerk (instrument 2008000011154, 58 pages).
• In 2008 the Villages at Old Cypress Phase I plat was recorded (instrument 2008000255890, 128.007 acres). That plat is Exhibit A of Paloma's governing declaration to this day.

Ten homes under the older plat name were built in 2008 to 2011, before D.R. Horton bought the remaining lots in 2012. The association's list of homes credits those ten to an earlier builder; no company is named as builder of record on this page because the record does not support one.

Monaco, 2009

The master association was renamed Monaco Master Association in December 2008 (Florida Division of Corporations record). The developer unveiled the Monaco name to the public in April 2009 and recorded an Amended and Restated Master Declaration for Monaco in 2009 (instrument 2009000022490). Monaco was a new name for the same land, not a different project.

Newspaper coverage from that spring carried the developer's own plans. The developer's 2009 announcement, printed in the Naples Daily News on April 25, 2009 and contributed by the developer, planned twin villas and single-family homes from $219,900 and a 2.5-acre "Club Monaco." That is a 2009 marketing statement and is shown here only as history; it describes no home that exists today.

South Lee Investments and D.R. Horton, 2010 to 2012

On December 3, 2010, AMA Tesone Development deeded the land to South Lee Investments, LLC (deed instrument 2010000301419, with an assignment of developer's rights, instrument 2010000301420). The deed carries documentary stamps of $28,350. At Florida's $0.70 per $100 rate, $28,350 divided by $0.70 and multiplied by $100 equals $4,050,000, so the stamp implies a price of about $4.05 million.

In October 2012, South Lee Investments deeded the remaining 99 lots and a tract to D.R. Horton, Inc. (special warranty deed signed October 15, 2012, instrument 2012000232587) and assigned the declarant's rights (instrument 2012000232588). No 2012 price is printed here, because the records we can rely on do not state one.

Paloma opens, 2013

Two dates in February 2013 turn the project into Paloma. On February 19, 2013, the association was renamed Paloma Community Association, Inc. D.R. Horton executed the Amended and Restated Declaration of Covenants, Conditions and Restrictions of Paloma the same day, and it was recorded on February 22, 2013 (instrument 2013000043139, 94 pages).

Sales dates come from two different kinds of record, so both are shown with their labels:

• D.R. Horton's release says Paloma "opened for sale in January 2013," with single-family homes of 1,804 to 3,552 square feet "from the mid $200's." That is builder marketing, and the release does not show its posting date.
• The Lee County record shows the first home sale on October 21, 2013.

The plats came in the order the homes were built. Phase One was recorded in May 2013, Phase Two on August 14, 2013, Phase Three in August 2014 and Phase Four in 2015. The earliest capture of the builder's Paloma page in a public web archive is dated May 27, 2014. It describes a sales office on Saint Michael Lane, seven plans, and a clubhouse, conference room, catering kitchen, fitness center, resort pool, tennis and bocce, all as marketing.

Paloma Grande and the closeout, 2016 to 2019

Single-family plans left the builder's page between January and June 2016. Builder Online reported on October 12, 2016 that Paloma Grande was D.R. Horton's final phase at Paloma, and that development at Paloma had begun in 2013.

The Declaration of Condominium of Paloma Grande (instrument 2016000183131) made D.R. Horton the developer of a 34-phase condominium beginning with Phase 19, and the master association joined and consented on June 13, 2016. The county records the first Paloma Grande sale on October 31, 2016, and the builder's page showed the carriage homes "open for sales" in November 2016.

The end of the builder's sales is documented from two directions:

• D.R. Horton's Paloma page advertised "final opportunities" on January 4, 2019 and was gone by February 6, 2019.
• The county record shows new-unit closings continuing into May 2019, by the county sales tool's first-sale estimate.

The record does not give an exact sell-out date, so this page does not print one.

When owners took control

The association's 2025 Amended Declaration recites that owners took control of the association from D.R. Horton on December 28, 2018. We cite that recital because no recorded turnover instrument turned up in our search of the Clerk's records.

Under the original 2013 declaration, D.R. Horton held three votes for every owner vote until the earliest of three events: 90 percent of lots conveyed, ten years from recording, or the declarant's election. Florida's transition statute, F.S. 720.307, sets the general rules for handing a homeowners' association from a developer to owners. This paragraph is history; the board that runs Paloma today is elected by the owners.

A timeline you can check

Every row traces to a recorded instrument, an ordinance, a state record or a labelled marketing source.

What Is the Master Plan and Zoning for Paloma?

Paloma in Bonita Springs is zoned Mixed Use Planned Development under the 2003 Tesone MPD, which allows 513 acres, up to 1,400 homes and 45-foot buildings. Four Paloma plats cover part of the older 2008 Villages at Old Cypress plat, with association-owned lakes, private roads and a recreation tract, and a canal tract owned by the City.

Data updated: October 2026 (City Ordinance 03-16 and the Lee County zoning file; recorded plats and Lee County Property Appraiser roll dated October 11, 2026; read October 12, 2026).

What Ordinance 03-16 allows

The text of Ordinance 03-16 sets the outer limits for the whole Tesone MPD, not for Paloma alone. The caps are 1,400 dwelling units, 90,000 square feet of gross commercial floor area and a 45-foot building height, on 513 acres with at least 72 acres kept as wetland preserve. Paloma was built inside those limits and is residential only.

The Lee County planned development datasheet for the Tesone MPD lists a larger commercial figure, 205,000 square feet, which reflects the 1995 district the ordinance replaced. The ordinance text controls, so 90,000 square feet is the number to use.

Four Paloma plats and the older plat

Paloma is not one plat. Four Paloma plats were recorded between 2013 and 2015, and 63 homes are still filed under the older plat that came before them.

Phase Four is the plat under which the Paloma Grande condominium sits. It does not create single-family lots; the 136 condominium units are legally parcels of a declaration of condominium on that tract.

Lakes, roads and open space

Beyond the lots, the county records 13 non-lot parcels. Twelve belong to the association and one to the City. The association's parcels include lakes L-1 (2.49 acres), L-3 (15.96 acres) and L-4 (3.61 acres), the private road tracts and open-space tracts. The single-family lots together total 24.25 acres.

Roads inside the gate sit on private road tracts owned by the association. Maintenance of the common areas, lakes and shared irrigation is paid from the common assessment described in the cost section below.

The City's canal tract

The Phase Two plat dedicates Tract C to the City of Bonita Springs "with the obligation of maintenance of the canal." The county roll shows the tract at 18.17 acres, owned by the City in fee simple. The canal tract is City property, and the plat puts canal maintenance on the City, not on the association.

The stormwater permit and where the water goes

Paloma runs one integrated surface water management system. The association maintains it under the South Florida Water Management District permit that dates to 2006, and the declaration says any amendment that affects drainage needs the District's consent. Water leaves the site by the Rosemary Canal to the Imperial River. We did not check the permit's current status in the District's online system.

Is anything left to build?

No vacant residential lot remains inside Paloma. The county shows zero vacant-coded sales in any window, no vacant residential parcels under the Paloma legal descriptions, and no builder-direct sales in the 12 months to September 25, 2026. Whether any of the Tesone MPD's 1,400 permitted units remain unbuilt elsewhere in the planned development is not stated in the records we read.

How Is Paloma Governed?

Paloma in Bonita Springs has one master homeowners' association, Paloma Community Association, which governs all 331 residences under a 2013 declaration amended through 2025. The 136 Paloma Grande owners also belong to Paloma Grande Condominium Association. Owners have controlled the master association since December 28, 2018, according to the 2025 Amended Declaration.

Data updated: October 2026 (Florida Division of Corporations records, recorded declarations and the association's governing-documents page, read October 12, 2026).

Paloma Community Association

Paloma Community Association, Inc. is a Florida not-for-profit corporation, document number N07000011645, active, with its principal address on Grand Prix Drive inside the community. Its most recent annual report was filed April 16, 2026. The master is a homeowners' association under Chapter 720; its articles say so "to the extent applicable."

It is the same corporation that began in 2007 as Villages at Old Cypress Master Association, was renamed Monaco Master Association in December 2008 and became Paloma Community Association on February 19, 2013 (Florida Division of Corporations record). The name changed three times, but the corporation did not.

The association's own website lists nine committees under these names: Architectural Control, Clubhouse and Events, Finance, Fining, Landscape and Grounds, Leasing, Pool, Rules and Restrictions, and Safety (the committee names are the association's). It posts its governing documents, budget and leasing rules publicly. Florida law requires an association of 100 or more parcels to post governing documents, budgets and notices on a website or app, under F.S. 720.303.

The master declaration runs 25 years from recording and renews automatically for 10-year periods. Management contracts are capped at three years, and bulk cable, internet and security monitoring may be charged to owners as assessments.

Paloma Grande Condominium Association

Paloma Grande Condominium Association, Inc. (document number N16000003729) was filed on April 11, 2016 and is active, with its most recent annual report filed April 17, 2026. It governs the condominium under Chapter 718. Every Paloma Grande owner belongs to it and also belongs to the master association, which is why a carriage home carries two layers of assessment.

The condominium declaration counts the master assessment among the condominium's common expenses, and the master holds lien rights for it. The cost section below sets out both layers.

The recorded declarations and amendments

Paloma's rules come from a stack of documents, and the newest dated text on a subject controls. The table runs oldest to newest.

The 2025 text recites the December 28, 2018 turnover. Its recording number was not located, so this page cites it as the association's own copy.

Who manages Paloma

The master association’s website says Paloma is run by its Board of Directors with a Community Association Manager, and Sunbiz lists Resort Management as registered agent for the Paloma Grande condominium association; confirm the current manager on the estoppel request. A Harbor Management listing for a “Paloma” refers to the Palm Beach Gardens community of that name, not this one. Management companies change with contracts, and the declaration caps any management contract at three years.

Governance at a glance

Several bodies touch a Paloma address, and each does a different job.

How to raise a concern with an association in Florida

Start in writing with the board, using the process the declaration sets out. Fines follow a statutory path: F.S. 720.305 requires 14 days' notice and a hearing before a committee of at least three members before a homeowners' association can fine an owner. Records follow a deadline: under F.S. 720.303, an association must make official records available within 10 business days of a written request, with minimum damages of $50 a calendar day for up to 10 days after that.

Outside the association, the state's role is narrower than most owners expect. The Florida Department of Business and Professional Regulation, on its homeowners' association page, says the division "has authority to arbitrate election and recall disputes under Chapter 720" and "does not have authority to investigate complaints under Chapter 720." Most other homeowners' association disputes, such as covenant enforcement, amendments, meetings and records, go to presuit mediation under F.S. 720.311. The demand goes by certified and first-class mail, and the other side has 20 days to respond. Disputes over collecting assessments or fines are excluded from that route.

Paloma Grande owners have an additional state office. DBPR's Division of Florida Condominiums, Timeshares and Mobile Homes handles condominium complaints, arbitration and mediation within its jurisdiction, as its condominium page explains.

What Does It Cost to Own a Home in Paloma?

Owning in Paloma in Bonita Springs means a master assessment set by home type: $1,020.51 a quarter for a single-family home, $997.52 for a villa and $640.74 for a Paloma Grande unit, in the association's 2026 budget document. Paloma Grande adds its own condominium assessment. The sampled 2025 tax bill showed $408.45 of service charges, and the 2026 district 017 total is 12.7942 mills.

Data updated: October 2026 (association 2026 budget document posted January 2026; 2025 Lee County tax bill for a sampled Phase One home; City of Bonita Springs Resolution 26-027; statutes read October 12, 2026).

The Paloma fee stack

The table lists every layer we could document, with its source. The association's 2026 budget document is titled "Proposed 2026 Budget" and was posted in January 2026; we did not find the vote adopting it, so treat the amounts as the association's posted 2026 figures and expect the estoppel certificate to confirm them.

The sampled tax bill belongs to a single-family home in Phase One. A Paloma Grande parcel was not sampled, so its non-ad valorem lines are not shown. A villa's master layer alone is $997.52 multiplied by 4, which is $3,990.08 a year.

What the master assessment pays for

The declaration splits the master assessment into parts. Common Assessments cover common-area maintenance, water billed through the master meter, any bulk service fees, taxes and insurance on common areas and surface water management. Home Assessments cover lawn and landscape care of home lots. Villa Assessments cover villa exterior painting, pressure cleaning and routine roof cleaning and repair.

Selected lines from the association's 2026 budget document show where the money goes:

• Management: $80,000.
• Accounting services: $29,400.
• Legal: $15,000.
• Contingency: $30,000.
• Lawn service, common areas: $140,959.73.
• Lawn service, single-family homes: $179,723.65.
• Lake maintenance: $28,360, plus lake bank maintenance of $15,000.
• Irrigation repairs, common: $38,940.
• Electric: irrigation $16,984, street lights $20,198, clubhouse $18,702 and fountains $16,887.
• Tennis court repair and maintenance: $2,563; bocce court: $100.
• Water and sewer: $3,910; telephone and cable: $7,785.
• Total administrative: $176,050.00.

The posted scan does not show legible reserve lines or a grand total, so this page does not print them.

Paloma Grande's two layers

A Paloma Grande owner pays the master's Carriage Home assessment, $640.74 a quarter in the 2026 budget document, and also pays the condominium association's own assessment. The condominium's amount is not published in any document we read. The estoppel certificate or the condominium questionnaire at resale states it.

The condominium collects quarterly, due on the first day of each quarter. A late fee of the greater of $25 or 5 percent applies after 10 days, and 18 percent interest applies after 30 days. Special assessments above 10 percent of the budget need a majority vote at a meeting with a quorum, and owners holding 10 percent of the votes can challenge a budget over 115 percent of the prior year's (reserves and improvements excluded).

Worked example: a single-family home at the median

This is an illustration, not a tax bill: the Property Appraiser sets each home's value, and a homestead exemption lowers it. Suppose a non-homestead single-family home were taxed on $635,000, the 12-month median Lee County sale price for Paloma single-family homes.

• Ad valorem tax: 12.7942 mills multiplied by $635,000 and divided by 1,000 is $8,124.32.
• City stormwater and county solid waste: $50.00 plus $358.45 is $408.45.
• Master assessment: $1,020.51 multiplied by 4 is $4,082.04.
• Total: $8,124.32 plus $408.45 plus $4,082.04 is $12,614.81 a year, or about $1,051 a month.

That total comes before homeowners and flood insurance and before utilities, which are billed separately.

Worked example: a Paloma Grande unit at the median

Take the same illustration for a Paloma Grande unit at $325,000, the 12-month median.

• Ad valorem tax: 12.7942 mills multiplied by $325,000 and divided by 1,000 is $4,158.12.
• Master Carriage Home assessment: $640.74 multiplied by 4 is $2,562.96.
• Total: $4,158.12 plus $2,562.96 is $6,721.08 a year.

That figure is incomplete. It leaves out the condominium association's own assessment, whose amount is not published in the documents we read, any non-ad valorem lines on a condominium tax bill (not sampled), and HO-6 insurance.

Capital contribution, working capital and estoppel

On each resale, the master association collects a $1,000 capital contribution, set by the Fourth Amendment in 2022. The association's 2025 amended declaration (Article VI) says the transferee, the buyer, pays the $1,000 at closing, with no second contribution on a resale and repurchase inside Paloma within two years. Paloma Grande adds a $100 working capital contribution on each conveyance.

An estoppel certificate states what an owner owes on the account. Florida sets a statutory base fee of $250 under F.S. 720.30851 for the master association and F.S. 718.116 for Paloma Grande, with an extra $100 if expedited within 3 business days and up to $150 more if the account is delinquent, base amounts that DBPR has adjusted to $299, $119 and $179. The Department of Business and Professional Regulation adjusts those caps every five years, and its published schedule sets the current caps at $299, plus $119 if expedited and $179 if delinquent. The association's actual fee may be lower, and it is not published where we looked. The certificate is due within 10 business days and is valid for 30 days (35 if mailed).

Two statutes protect a buyer on this point. A new owner is jointly and severally liable with the seller for assessments due before the transfer under F.S. 720.3085, and the estoppel states what is owed. Under F.S. 720.401, a seller in a homeowners' association must give the statutory disclosure summary, and a buyer who receives it after signing may cancel within 3 days or before closing. Paloma Grande, a Chapter 718 condominium, uses the condominium resale rules instead.

Special assessments for capital improvements need a majority of those voting at a meeting with a 30 percent quorum under the master declaration. The master's late fee is the greater of $25 or 5 percent after 10 days, plus interest, and the board may accelerate 12 months of assessments.

Property tax and what could change

The final 2026 rates for tax district 017, the district on the sampled Phase One home's bill, total 12.7942 mills:

• Lee County general revenue: 3.7623.
• School local board: 2.2480.
• School state law: 3.0230.
• City of Bonita Springs: 0.8411.
• Lee County Library: 0.4218.
• South Florida Water Management District: 0.0948, Everglades construction 0.0327 and Okeechobee basin 0.1026.
• Bonita Springs Fire District: 1.9999.
• Hyacinth control: 0.0190.
• Mosquito control: 0.2096.
• West Coast Inland Navigation District: 0.0394.

For 2026-27, the City of Bonita Springs adopted an operating millage of 0.8411 mills, equal to the rolled-back rate, in Resolution 26-027 on September 23, 2026, by a vote of 5 to 2. The final 2026 total for district 017 is 12.7942 mills (LeePA 2026 Taxing District Millage Book), the rate used on this page.

On August 18, 2026, Bonita Springs voters considered a bond referendum under Ordinance 26-05: up to $35,000,000 of general obligation bonds for up to 30 years, to buy and build the Bonita Estero Rail Trail. WGCU reported 68 percent yes on 21 percent turnout. The cost per home is not published in a primary document, so none is printed here.

Lee County tax bills go out in November. The Tax Collector lists discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with payment due March 31.

What Rules Apply to Owners and Renters in Paloma?

Paloma in Bonita Springs allows leases of 3 to 12 months under a 15 percent cap, bars rentals in the first year for homes bought after August 20, 2025, requires board approval of sales, limits pets to two and keeps boats and RVs in garages. The recorded declarations contain no age restriction.

Data updated: October 2026 (association leasing summary dated September 23, 2025; Amended Declaration adopted September 8, 2025; recorded declarations and Florida Statutes read October 12, 2026).

Is Paloma age-restricted?

The recorded declarations contain no age restriction. We searched the master declaration, the Paloma Grande declaration, the five amendments and the 2025 Amended Declaration for age-related wording, including older-persons and HOPA language and minimum-age clauses, and found none.

Leasing: 3 to 12 months under a 15 percent cap

The association's leasing summary, dated September 23, 2025, applies to houses, villas and carriage homes alike. Its terms:

• Lease terms run 3 to 12 months.
• The owner gives 20 days' notice; a late notice carries a $150 expedite fee.
• The lease application fee is $150.
• A 15 percent cap applies, which the summary computes as 50 of 331 homes, with a waiting list.
• Tenant guests are limited to 10 days, two persons per bedroom, and vehicles to the parking spaces assigned to the address.
• Owners may not use the amenities while a home is leased; they hand their proximity cards to the tenants.
• Tenants register their vehicles through the gate's Safe Passage process.

The cap arithmetic is 15 percent of 331, which is 49.65, and the summary rounds it to 50 leases. The summary notes an average of 42 to 48 leases. The Third Amendment (recorded June 11, 2020) is where the 3-month minimum, 1-year maximum, 15 percent cap and waiting list come from; the recorded documents control if a summary and a document ever differ.

The first-year rental rule for new buyers

For homes bought after August 20, 2025, the Amended Declaration (Article XI, Section 13) and the leasing summary bar rental during the first year of ownership. A buyer who plans to rent the home soon after closing should read that clause before making an offer.

Florida's F.S. 720.306(1)(h) addresses rental rules adopted after July 1, 2021. A governing-document provision or amendment that prohibits or regulates rentals applies only to owners who take title after it takes effect or who consent to it. The statute lets an association regulate rentals shorter than six months and limit rentals to three times a calendar year for all owners. We make no statement about how that subsection applies to Paloma Grande units, which are condominium parcels.

Does Florida have a 5 year rule for HOAs?

No. The sections of Florida's homeowners' association and condominium statutes we read contain no general rule that makes an owner hold a home for five years before renting or selling: F.S. 720.306, F.S. 720.30851, F.S. 718.116(8) and F.S. 718.112(2)(g). We did not read the whole chapter, so this is a statement about those sections. The five-year items in those sections are of a different kind: the estoppel fee caps are adjusted every 5 years (F.S. 720.30851(9) and F.S. 718.116(8)(i)), a mortgagee's action to void an amendment adopted without its required consent has a 5-year limitations period, and a person convicted of a felony may serve on a board only after civil rights have been restored for at least 5 years.

Five-year items do appear in that text, and none of them is a holding rule:

• A five-year limit on bringing an action to void an amendment adopted without required mortgagee consent (F.S. 720.306(1)(d)6).
• A bar on board service by a person convicted of a felony unless civil rights have been restored for at least five years (F.S. 720.306(9)(b)).
• Estoppel fee caps that the Department of Business and Professional Regulation adjusts every five years (F.S. 720.30851(9) and 718.116(8)(i)).

Paloma's own holding rule is the one-year rental rule above. It applies to homes bought after August 20, 2025, and it concerns renting, not selling.

Board approval when a home sells

Under Article XII of the Amended Declaration, an owner gives the board 30 days' notice of a sale. The buyer completes a New Buyer Form, and the board may run a credit and criminal background check and hold an interview. The board decides within 30 days and may disapprove only for stated good cause. A transfer that was not approved is voidable.

Pets

The master declaration allows no more than two dogs or two cats unless the board permits more. Pit bulls and dangerous dogs are prohibited, and a leash rule applies. Paloma Grande allows no more than two domestic pets, leashed, none kept on limited common elements, with pet liability insurance naming the association.

Cars, boats and RVs

Commercial vehicles, RVs, boats, trailers and jet skis are allowed only inside an enclosed garage. ATVs and golf carts may not use the common paved surfaces, and the association may tow after 24 hours' notice. Converting a garage to living space is prohibited. The association's rules set a speed limit of 20 miles per hour.

Exterior changes, paint and roofs

Any exterior change needs board or committee approval. The board has 45 days to decide, and a completion inspection follows within 30 days. Owners of houses maintain their own roof, stucco and windows. The 2023 amendment anticipates association repainting of homes and villas every five years and pressure washing of roofs, walls and driveways every three years, while the condominium association paints and maintains the Paloma Grande buildings and their roofs.

Signs, flags and home offices

One 18 by 24 inch for-sale or for-rent sign may be placed in a window or landscape bed, under the 2023 amendment. Flags follow F.S. 720.304, and the 2023 amendment added non-political flags. A home office is allowed. Daycare and garage sales are not, and the use must remain residential.

Fines and hearings

The 2023 amendment set fines of up to $500 a day to a total of $5,000, and for leasing violations $250 a day to a total of $45,000. The statute's default under F.S. 720.305 is $100 a violation and $1,000 in the aggregate unless the governing documents provide otherwise. The statute also requires 14 days' notice and a hearing before a committee of at least three members.

Paloma Grande's own leasing clause

The Paloma Grande Declaration of Condominium has its own leasing clause: whole-unit leases in writing of at least 30 days, no more than four a year, with association review. The association's 2025 summary applies the master's rule to every Paloma home, condominium units included, so a Paloma Grande owner should plan on the master's 3-to-12-month terms and the first-year rule.

What Is Paloma Grande, and How Is It Different?

Paloma Grande is the 136-unit carriage-home condominium inside Paloma in Bonita Springs: 34 two-story buildings of four units, built 2016 to 2019 on Palace Lane and Monte Carlo Boulevard, with its own Chapter 718 association layered on the master. Lee County recorded 13 resales in the 12 months to September 25, 2026, at a $325,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded Declaration of Condominium and the association's 2026 budget document).

34 buildings, 136 units

The Declaration of Condominium sets up 34 phases, one two-story building of four units each, for 136 units, each with a 1/136 share of the common elements. The initial phase is Phase 19, so the phase numbers run from 1 to 34 rather than in the order the buildings went up.

Buildings were completed over four years, by the county's year-built field:

By street, 23 buildings (92 units) are on Palace Lane and 11 buildings (44 units) are on Monte Carlo Boulevard. One note on the data: the county sales file holds 135 of the 136 units, because one second-floor unit is missing from the extract, so the county-based statistics below cover 135 units.

First floor and second floor

The county records 68 first-floor units of about 1,280 square feet of county heated area (two bedrooms, two baths on the roll) and 68 second-floor units of 1,532 square feet (three bedrooms, two baths). Floors price differently.

First floor, by the county record: 6 sales in the 12 months to September 25, 2026, from $170,000 to $325,000 (no median, because the group has fewer than 10 sales). In the 24 months, 13 first-floor sales had a $322,500 median ($170,000 to $370,000) and $252.15 per square foot of county heated area. In the 36 months, 20 sales had a $338,500 median.

Second floor: 7 sales in the 12 months, from $325,000 to $355,000. In the 24 months, 12 sales had a $355,000 median ($325,000 to $430,000) and $231.72 per square foot of county heated area.

All 13 Paloma Grande resales in the 12 months together had a $325,000 median, a range of $170,000 to $355,000, and $228.46 per square foot of county heated area, and all were resales.

Garages and driveways

Each Paloma Grande unit includes a garage. The garage is part of the unit and may not be converted to living space. The owner maintains the garage door, the floor and the interior, and the association maintains the garage exterior. Driveways are limited common elements that the association maintains. Garage bay counts are not published in the documents we read.

What a Paloma Grande owner pays

The master's 2026 budget document sets the Carriage Homes assessment at $640.74 a quarter, which is $2,562.96 a year. The condominium association adds its own assessment, and its amount is not published in the documents we read. At resale the master collects a $1,000 capital contribution and the condominium collects a $100 working capital contribution. The full stack, with the arithmetic, is in the cost section above.

Insurance, SIRS and milestone inspections at Paloma Grande

Under the declaration, the condominium association insures the buildings at 100 percent of replacement cost, carries liability coverage of at least $1,000,000, carries flood coverage if a mortgagee requires it or the association elects, and carries fidelity coverage. Unit owners carry HO-6 contents and liability coverage, and hurricane shutter and impact-glass rules apply. Whether a master flood policy is in place is not stated in the records we read.

Two Florida safety regimes have a height trigger. Structural integrity reserve studies under F.S. 718.112(2)(g) and milestone inspections under F.S. 553.899 apply to buildings of three habitable stories or more. Paloma Grande's buildings are two stories, so those thresholds appear not to be met. We print no state filing status.

On flood insurance, Citizens Property Insurance requires flood coverage from January 1, 2027 on every new and renewing personal residential policy that includes wind coverage, but it exempts condominium unit-owner policies. The rule does not apply to a Paloma Grande unit owner's own Citizens policy. The association's master policy is a separate question the records do not answer.

Paloma Grande's own page

Our Paloma Grande page covers its sales by floor, its building phases and its association details.

What Are the Sections of Paloma, Including Villages at Old Cypress?

Paloma in Bonita Springs has three single-family plats (Phase One with 33 homes, Phase Two with 43, Phase Three with 56), the Paloma Grande condominium on the Phase Four tract, and 63 villas and homes still filed under the 2008 Villages at Old Cypress plat. One master association, one declaration and one amenity center cover all of them.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded plats and the association's list of homes).

The sections at a glance

The table covers all 331 residences. Sales are Lee County recorded sales for the 12 months to September 25, 2026. A group with fewer than 10 sales shows its count and range, not a median.

The sales column adds up: 6 plus 5 plus 2 is 13 single-family resales on the Paloma plats, 6 plus 7 is 13 Paloma Grande resales, and 5 plus 1 is 6 resales under the older plat name. Together that is 32 sales in the 12 months.

Phase One

Phase One holds 33 homes, all on Monte Carlo Boulevard, built in 2013 (5 homes) and 2014 (28 homes). It was the first plat, recorded in May 2013. Over the 60 months to September 25, 2026, Phase One had 13 sales at a $635,000 median ($425,000 to $920,000) and $277.01 per square foot of county heated area. In the 12 months, 6 homes sold, from $545,000 to $740,000.

Phase Two

Phase Two holds 43 homes, 33 on Saint Michael Lane, 9 on Saint Roman Way and one unaddressed, built in 2014 (27), 2015 (14) and 2016 (2). Its plat also created the recreation tract, which the plat dedicates to the association "for recreational purposes." The county roll shows that tract at 2.43 acres with one 3,326-square-foot building built in 2015, the amenity center. The tract sits on the Phase Two plat but serves every Paloma owner. Over the 60 months, Phase Two had 22 sales at a $670,000 median ($533,000 to $795,000). In the 12 months, 5 homes sold, from $533,000 to $715,000.

Phase Three

Phase Three holds 56 homes, 43 on Grand Prix Drive and 13 on Saint Roman Way, built in 2015 (51) and 2016 (5). Over the 60 months, Phase Three had 10 sales at a $610,000 median ($445,000 to $730,000) and $293.98 per square foot of county heated area. In the 12 months, 2 homes sold, at $570,000 and $600,000.

Villages at Old Cypress villas and homes

The 63 homes still filed under the 2008 Villages at Old Cypress plat are inside Paloma, not a separate community. They are 44 attached villas, which the county roll addresses on Prince Pierre Way (20), Saint Roman Way (14) and Monte Carlo Boulevard (10), and 19 detached homes on Prince Pierre Way. The villas are of three kinds by county heated area: 32 at 1,519 or 1,528 square feet (built 2013 and 2014), 4 at 1,342 square feet (built 2013) and 8 at 1,622 to 1,978 square feet (built 2008 and 2011). The detached homes run 1,805 to 2,646 square feet and were built 2008 to 2014. The association's list of homes shows 32 villas of one model, 4 of another and 8 not listed, which matches those three groups by count, but this page does not assign a model name to a size.

A neighborhood association was filed for the older plat in 2008 and was administratively dissolved in 2013 (Florida Division of Corporations record). These homes pay the master association's Villa or single-family assessment and use the same amenity center.

By the county record, the 63 homes had 6 sales in the 12 months: 5 villa resales from $415,000 to $440,000 and 1 detached resale at $615,000. Over the 24 months, 11 sales had a $440,000 median ($415,000 to $615,000) and $277.81 per square foot of county heated area. Over the 36 months, 13 sales had a $440,000 median, and over the 60 months, 21 sales had a $450,000 median. Villas alone, over the 36 months, had 10 sales at a $434,500 median ($415,000 to $525,000) and $275.51 per square foot.

Do the sections have their own associations?

No, with one exception. One master association, Paloma Community Association, governs all 331 residences. Every lot or unit owner is a member with an easement of enjoyment in the common area, so villa and Paloma Grande owners use the same clubhouse and pool as single-family owners. The only second layer is Paloma Grande Condominium Association, which governs the 136 condominium units.

The master assessment differs by product: $1,020.51 a quarter for a single-family home, $997.52 for a villa and $640.74 for a carriage home, in the association's 2026 budget document. That is the one place the sections differ in what they pay.

What Amenities Does Paloma Have?

Paloma owners in Bonita Springs share one amenity center on a 2.43-acre tract that the master association owns: a clubhouse open 5 a.m. to 10:30 p.m., a pool open dawn to dusk, a key-card fitness center, tennis courts and a bocce court. Villa owners and Paloma Grande condominium owners are Members of the same association.

Data updated: October 2026 (association Rules and Regulations, packet revised April 3, 2026; association 2026 budget document posted January 2026; Florida Department of Health pool list dated September 1, 2026; Lee County Property Appraiser roll dated October 11, 2026).

Paloma in Bonita Springs does not spread its amenities across several clubs or tracts. The recorded plat for Phase Two dedicates Tract D to Paloma Community Association "for recreational purposes," and everything on this page that you can use inside the gate sits on that one tract. The sections below take each facility in turn from the association's own Rules and Regulations, which we read on October 12, 2026, and they say where a fact comes from builder marketing or association marketing instead of a governing document.

The amenity center at a glance

The county's property roll shows a single 3,326-square-foot building on the 2.43-acre tract, built in 2015. The association's Rules name these facilities and hours.

Source for every row: Paloma Community Association, Rules and Regulations (rules revised and approved July 18, 2024; packet revised April 3, 2026), read October 12, 2026. Hours can change with the season; the association posts seasonal changes on member pages that need a sign-in, so check the current posted hours before you plan around them.

The clubhouse

The clubhouse is the building on Tract D. The Rules set its hours at 5 a.m. to 10:30 p.m. and its Fire Marshal capacity at 63 people. A private event may bring up to 45 people and needs a reservation form that the association posts for members. Under-18 visitors need an adult, footwear is required, and the Rules say the amenity center is under video surveillance.

The association's 2026 budget document lists $18,702 for clubhouse electricity, which gives a sense of what running the building costs the community in a year. That line is one of the items the master assessment pays for; it is not a separate charge. The Rules also allow warming trays at association events with no open flames, and they bar cooking in the clubhouse other than the microwave.

The pool

Paloma has one pool, and it is the one at the amenity center. The Florida Department of Health statewide pool list dated September 1, 2026 shows a single state-permitted community pool named for Paloma, with the master association as owner. The same list shows no pool of its own for Paloma Grande, so condominium owners swim at the master pool like everyone else in the gate. We do not print the permit number.

The Rules set pool hours at dawn to dusk. Children under 12 need an adult, glass is not allowed, and animals other than service animals are not allowed. Non-owners may use the pool only when accompanied by an owner or when staying overnight with an owner who is on site, and the Rules bar people who live outside the community from entering just to use an amenity.

Fitness center

The fitness center uses the same hours as the clubhouse, 5 a.m. to 10:30 p.m., and it opens with a key card. The Rules limit it to owners and their overnight guests, bar anyone under 12 and limit time on equipment when others are waiting. The Rules also call for athletic attire and place the room under video surveillance. The county's building record does not itemize equipment, and the association does not publish an equipment list in the documents we read.

Tennis and bocce

The Rules name "Tennis Courts" in the plural and "Bocce Court" in the singular. The Tennis Club has first priority for posted times; at other times play is first come, first served, with a time limit when others are waiting, and nobody plays between 10 p.m. and 7 a.m. Bocce follows the same hour limit and adds that play is not permitted after dark.

D.R. Horton's marketing, as reprinted in a trade-press item dated October 12, 2016, listed "two tennis courts" and a catering kitchen among the amenities. We label that as 2016 builder marketing. The association's current Rules do not give a court count or mention a catering kitchen, so we do not state either as a present-day fact. The association's 2026 budget document carries $2,563 for tennis court repair and maintenance and $100 for the bocce court, which shows both are maintained items.

Events and committees

The association's website lists a social calendar: a monthly Saturday coffee in season, Friday happy hours, Super Bowl, Kentucky Derby and Fourth of July events, a holiday cookie swap, card games and craft sessions. That list is association marketing and not a governing document, so treat it as a description of what the association says it offers.

Of the committees the association's website lists by name, the Clubhouse and Events committee and the Pool committee are the ones that bear most on the amenity center.

Who may use the amenities

Every owner of a lot or unit is a Member of the master association with an easement of enjoyment in the common area, under the 2025 Amended Declaration. That includes single-family owners, owners of the attached villas that are still filed under the older Villages at Old Cypress plat name, and the 136 Paloma Grande condominium units. Overnight parking at the amenity lot is assigned to the condominium association by permit, which fits that arrangement.

Leased homes work differently. The declaration says an owner whose home is leased may not use the recreation or parking facilities during the lease, and the association's leasing summary dated September 23, 2025 says the owner hands the tenant the proximity cards. Guests are tied to the owner: the pool admits non-owners only with an owner on site or staying overnight, and the fitness center admits owners and overnight guests only.

Is There Golf, a Marina or Beach Access at Paloma?

Paloma in Bonita Springs has no golf course, marina, boat dock or beach inside the gate. Owners may fish catch-and-release at the lake edge under the 2025 Amended Declaration; public golf, the Imperial River boat ramp and Bonita Beach are roughly 10 to 16 minutes away by car, with beach parking changing this fall.

Data updated: October 2026 (Amended Declaration adopted September 8, 2025; association Rules, packet revised April 3, 2026; Lee County Parks pages and operators' own pages, read October 12, 2026; drive times from OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

The four recorded Paloma plats dedicate no golf or marina tract, and the association's Rules bar boats, canoes, kayaks and docks on the lakes. That makes the lakes landscaping and stormwater, not recreation. What follows covers what the declaration allows on the water and where the nearest public options are.

Fishing and the lakes

The rule on fishing has changed three times, so the date of the document matters. The 2013 declaration prohibited recreational use of the water management areas, fishing included. The Fifth Amendment, adopted February 24, 2023, allowed an owner to fish catch-and-release directly behind the owner's own lot, or behind another lot with that owner's permission. The 2025 Amended Declaration (Article XIII, Section 4) keeps that rule and adds the common areas that border the lakes. Every fish caught must go back into the lake it came from.

The association's Rules revised in 2024 do not mention fishing and say the lakes may not be used for recreation, and they ban swimming and boating. We follow the recorded declaration, which is the latest governing text. Boating, swimming and wading are prohibited at every date, and so are remote-control boats.

Golf nearby

No golf is inside Paloma. Three courses sit within about 17 minutes of the gate by car, and each operator's own site describes it:

• Bonita Fairways Golf Club, an 18-hole public executive course (par 61), about 10 minutes away.
• The Golf Club at Palmira, a private, member-owned 27-hole club, about 15 minutes away. Its membership page does not mention Paloma, and we make no claim that Paloma owners have access or a membership preference. Palmira is a separate community and club that we cover on its own page: Palmira.
• Saltleaf Golf Preserve, a public daily-fee course with 18 holes and a 9-hole short course, about 17 minutes away.

Golf at Paloma means a drive to one of these courses; none of them is part of the community.

Boating

Boats stay out of the Paloma lakes, and watercraft may be kept within the community only in a garage; docks and boat houses are not allowed. The nearest public launch is the Imperial River Boat Ramp, which Lee County operates. The county's page lists two boat ramps and a paddlecraft launch, open dawn to dusk, at $5 a day per vehicle, and it is about 11 minutes from the gate by car.

Beaches and beach parking this fall

Bonita Beach is the nearest Gulf beach, about 14 to 16 minutes from Paloma by car. Parking is changing this fall, according to the Lee County Parks pages read on October 12, 2026:

• Bonita Beach Park: the parking lot and beach park amenities have been closed since September 8, 2026 for repairs after Hurricane Ian, with pedestrian access to the beach available through nearby Beach Access #1.
• Bonita Beach Access #1: the parking lot closes November 1, 2026 for construction, and pedestrian access to the beach stays open throughout.
• Bonita Beach Accesses #2 to #9: free to park.
• Little Hickory Island Beach Park (Beach Access #10): the parking lot and amenities have been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open.

Check the county pages again before a beach day, because construction schedules move.

Parks within a short drive

Several City parks sit within a few minutes of the gate, though the walk is longer than the straight line suggests. Leitner Neighborhood Park has a covered pavilion, a playground and basketball hoops, and it is 0.58 mile from the community center point in a straight line but 1.35 to 1.78 miles on foot. The Bonita Springs Dog Park is 0.76 mile in a straight line, and Bonita Community Park, with its recreation center, two public tennis courts, ball fields and disc golf, is about 1.4 miles in a straight line.

The City adopted its Parks Master Plan on September 9, 2026, according to the City's parks news item. We cite it as a dated City record and do not describe its contents beyond that date.

How Do Hurricanes Affect Paloma?

Lee County places Paloma in Bonita Springs in evacuation zone B at every point we tested. The homes were built between 2008 and 2019, the county's wind layers show a 160 mph design wind speed and a wind-borne debris region at the sample points, and the public records we read show no storm damage specific to Paloma.

Data updated: October 2026 (Lee County evacuation zones layer and Lee County Property Appraiser hazard layers, read October 12, 2026; USGS high-water marks and National Hurricane Center report; county roll dated October 11, 2026).

This section is about what the public record shows for Paloma. It is not a forecast, and it says nothing about any one home. Storm risk is checked address by address: the evacuation zone, the flood letter, the roof, the shutters or impact glass and the insurance quote for the specific home are what matter.

Evacuation zone B

We queried Lee County's evacuation zones layer at six points inside Paloma, spread across Phase One, Phase Two, Phase Three and Paloma Grande. It returned evacuation zone B and storm-surge zone 2 at every point. Zone B is a county designation that Lee County uses when it orders evacuations; the county's current zone sheet and any order controls over this page when a storm approaches.

Design wind speed and the debris region

The Lee County Property Appraiser's hazard layers returned a 160 mph design wind speed for Risk Category II buildings and "wind-borne debris region: yes," at the three Paloma points we tested. Those are building-code design figures for new construction, not a measurement of any storm. The layers do not say which code edition they implement, so we print the figures and the year we read them.

Build years and the building code

The county roll dates the single-family homes to 2013 through 2016, the Paloma Grande buildings to 2016 through 2019 and the homes filed under the older Villages at Old Cypress plat name to 2008 through 2014. The Florida Building Code edition that applies to any one building depends on its permit, and we did not find the permit dates in the records we read, so this page makes no code-edition claim for any Paloma home. A build year is a fact about age; it does not tell you how a particular roof, window or garage door is rated. The permit file and a wind-mitigation inspection for the specific home are the documents that do.

Paloma Grande's 34 buildings went up in phases, with the roll showing 12 units built in 2016, 60 in 2017, 44 in 2018 and 20 in 2019.

What the record shows for Irma and Ian

We read the county, City and federal records we could reach, and no Paloma-specific storm damage, flood claim or special assessment after Hurricanes Irma, Ian, Milton or Helene appears in them. Absence from those records is not proof that no home was affected; it means the records we read name no damage at Paloma.

For context, Ian made landfall in Southwest Florida on September 28, 2022, according to the National Hurricane Center report. USGS surveyed high-water marks for Ian within about 1.4 to 2.8 kilometers of Paloma were 8.7 to 9.0 feet NAVD88, and they are coastal marks. Paloma's ground at the parcel centers we sampled runs 13.4 to 15.0 feet, above those marks. That comparison is context only. It is not a flood depth for any Paloma home, and a mark near the coast does not describe water at a lake-lined street.

Drainage to Leitner Creek and the Imperial River

FEMA's letters for Paloma name Leitner Creek as the flooding source. The 2006 South Florida Water Management District permit for the land, issued for Villages at Tesone, describes discharge through the Rosemary Canal to the Imperial River. The master association maintains one integrated surface water management system under that permit, and amendments that affect drainage need the District's consent. Lakes in Paloma are stormwater lakes first; the Rules bar recreation on them.

Fire protection

The county fire district layer returns the Bonita Springs Fire Control and Rescue District at all six sample points. The nearest station is Station 21, about 1.6 miles from the community in a straight line.

What Flood Zone Is Paloma In?

FEMA's current map, effective November 17, 2022, shows most Paloma single-family lots in Bonita Springs and the Paloma Grande Phase 1 to 20 buildings in Zone AE and the Phase 21 to 34 buildings in shaded Zone X. FEMA letters from 2014 and 2018 removed every single-family lot and the Phase 1 to 20 buildings from the high-risk area.

Data updated: October 2026 (FEMA National Flood Hazard Layer read October 12, 2026; FEMA determination letters dated February 11, 2014 through March 2, 2018; USGS 3DEP elevation service read October 12, 2026).

Both statements are true, and they come from different FEMA products. The live flood map is drawn from the county's 2022 flood insurance rate map. The letters were issued against the earlier 2008 map, lot by lot and building by building, after owners or the builder submitted elevation or fill information. A buyer, a seller, a lender and an insurer may each rely on a different one. This page prints both, and it does not call Paloma "in" or "out" of a flood zone as a whole.

What FEMA's current map shows, section by section

We queried FEMA's National Flood Hazard Layer on October 12, 2026 at the center of each of the 281 parcels with a Paloma legal description, which include lots, condominium units and common tracts. The queries use the parcel center, not the building footprint, so a building on the far side of a zone line could differ. All 281 returned Lee County panel 12071C0657G, effective November 17, 2022.

Zone AE is a special flood hazard area, where the mortgage lender requires flood insurance on a federally backed loan. Shaded Zone X marks an area of 0.2 percent annual chance of flooding, outside the special flood hazard area. Within Paloma Grande the zone is the same for all four units of a building, and the line runs between building Phase 20 and Phase 21. The layer returns no static base flood elevation for any Paloma parcel.

The FEMA letters that removed lots and buildings from the high-risk area

FEMA issued five determination letters for Paloma. A Letter of Map Amendment (LOMA) says a property is not in the special flood hazard area; a Letter of Map Revision based on Fill (LOMR-F) does so after fill raised the ground. All five were issued against the earlier panel 12071C0657F, dated August 28, 2008, and all name Leitner Creek as the flooding source. You can look up each letter by case number on the FEMA Map Service Center.

Together the letters cover all 132 single-family lots and the 20 Paloma Grande buildings in Phases 1 to 20. Phases 21 to 34 are shaded Zone X on the map without a letter. Lowest lot elevations stated in the letters run from 12.0 to 13.4 feet NAVD88 after fill. Where a letter covers only "the described portion" of a lot, the position of the home on the lot decides, so a letter for the lot is the right document to read for a given home.

A 2013 letter, 13-04-1986A, covers listed lots under the older Villages at Old Cypress plat name. We did not sample the current map layer at those homes, so we state only that the letter exists.

Whether FEMA carried the 2014 and 2018 letters onto the 2022 map was not found. The flood layer marks the letter records as "Not incorporated," which is why a point query on the live map can still return Zone AE for a lot or building that a letter removed. We did not find a revalidation letter in the flood layer or among the letters downloaded from the Map Service Center. A buyer can search the Map Service Center by case number for one.

Base flood elevation and ground height

FEMA's Leitner Creek study features put the base flood elevation near Paloma at about 12 to 12.5 feet NAVD88: base flood elevation lines of 12.0 feet at 15 interior points, creek cross-sections of 11.9, 12.3 and 12.5 feet, and 12.1 and 12.2 feet stated in the February 2014 denial letter. That is a band, not the elevation for a specific lot.

Ground is higher. The USGS 3DEP elevation service gives ground elevations at the parcel centers of 13.50 to 14.99 feet for single-family lots (median 14.06 feet), 13.48 to 14.23 feet for Paloma Grande Phases 1 to 20 and 13.40 to 14.17 feet for Phases 21 to 34. This is ground, not floor: it does not tell you the height of a finished floor or garage slab, and we did not find any elevation certificate for a Paloma building.

Why a Collier County panel also appears

A query at Paloma returns a Collier County panel in addition to the Lee County panel. That is an artifact of overlapping panel edges at the county line, and the Lee County panel 12071C0657G is the one that governs the City of Bonita Springs.

What a Paloma buyer should ask for

Flood questions get answered with documents for the specific home, so the process is short:

• The FEMA letter for that lot or building, by case number, and which portion of the lot it covers.
• The elevation certificate for the home, if one exists. The City of Bonita Springs Community Development keeps elevation certificates by address.
• The lender's flood determination, which controls whether flood insurance is required on a financed purchase.
• A flood insurance quote for the address, because the zone on the live map and the letter on file can produce different answers.

FEMA's Map Service Center lets you check any single address against the current map.

The city's flood insurance discount

The City of Bonita Springs participates in FEMA's Community Rating System at class 5, which gives a 25 percent discount on National Flood Insurance Program policies, according to the City's notice dated November 21, 2024. The discount belongs to policies in the special flood hazard area, so it is not a figure to apply to a policy on a lot or building in shaded Zone X.

How Does Insurance Work for Paloma Homes?

Single-family and villa owners at Paloma in Bonita Springs insure their own homes. The Paloma Grande condominium association insures its buildings at full replacement cost while each owner carries an HO-6 policy. Citizens' 2027 flood rule reaches single-family wind policies but exempts condominium unit-owner policies, and no Paloma premium is published.

Data updated: October 2026 (recorded Paloma Grande declaration and master declaration; Citizens Property Insurance flood page and release, read October 12, 2026; Florida Statutes 2025 and 2026 text, read October 12, 2026; county roll dated October 11, 2026).

Insurance cost depends on the home, and no public source prices it for Paloma. What the public record does settle is who is responsible for which part of the property and which rules are changing, and that is what this section sets out.

Who insures what

The recorded Paloma Grande declaration also says the condominium association carries flood coverage if a mortgagee requires it or the association elects, and fidelity coverage, and it sets rules for hurricane shutters and impact glass. Whether the association carries a master flood policy was not found in the documents we read. The master declaration puts the insurance of single-family and villa homes on their owners.

Citizens and the 2027 flood requirement

From January 1, 2027, Citizens Property Insurance requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone. The requirement already applies inside the special flood hazard area. Outside it, Citizens has phased the requirement in by Coverage A amount: $600,000 from 2024, $500,000 from 2025 and $400,000 from 2026. Condominium unit-owner, tenant contents and wind-excluded policies are exempt, according to Citizens' own flood page and release, both read October 12, 2026. The rule rests on Florida Statute 627.715.

For a single-family or villa owner with a Citizens wind policy, that means a flood policy is part of the 2027 renewal. For a Paloma Grande owner, the rule does not apply to the owner's own Citizens policy because it is a condominium unit-owner policy. The condominium association's master policy is a separate commercial question that we did not find answered in the records we read. Citizens is one insurer; private carriers set their own flood requirements.

Roof age and the 15-year line

Under Florida Statute 627.7011 (2026 text), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is less than 15 years old. For a roof 15 or more years old, an inspection showing 5 or more years of remaining life prevents a refusal for roof age alone. Citizens separately requires documentation of a full roof replacement for shingle roofs over 25 years old and for tile or metal roofs over 50, according to its roof-age FAQ updated March 17, 2026.

Arithmetic on build years, with no replacement permits checked: single-family homes built 2013 to 2016 are 10 to 13 years old in 2026, and the Paloma Grande buildings built 2016 to 2019 are 7 to 10 years old. On original roofs, they are under the 15-year line in 2026.

Wind mitigation credits

Under F.S. 627.0629 (2026 text, read October 12, 2026), a residential property insurance rate filing must include actuarially reasonable discounts, credits or other rate differentials, or appropriate reductions in deductibles, for homes with fixtures or construction techniques demonstrated to reduce windstorm loss. A wind-mitigation inspection form for the specific home shows which features it has. We print no discount figure, because the credit depends on the carrier's filing and the home.

SIRS and milestone inspections

Florida's structural integrity reserve study requirement (F.S. 718.112) and milestone inspection requirement (F.S. 553.899) apply to buildings of three habitable stories or more. Paloma Grande's buildings are two stories, so those thresholds appear not to be met; we print no state database status. Our Paloma Grande page covers its buildings in more detail.

Under F.S. 718.203, condominium developer warranties run three years from completion, with roof and structure up to five years at most. For buildings completed 2016 to 2019, those periods have ended. Separately, F.S. 95.11 sets limits on construction-defect actions that run from the certificate of occupancy or completion, with a seven-year outer limit. That is a statement about the statute and not about any Paloma home.

What a Paloma policy costs

No Paloma homeowners or flood premium is published; a carrier quote on the specific home is the only source.

What Schools Serve Paloma?

At the six Paloma addresses we tested in Bonita Springs, the School District of Lee County assigns elementary zone Q, middle zone GG and high school South Zone, sub-zone 3, for the 2026-27 school year. Bonita Springs High is 3 to 5 minutes from Paloma, and a zone gives applicants a choice among schools, not a guaranteed seat.

Data updated: October 2026 (School District of Lee County SchoolSite Locator "Lee County 26-27" and Student Enrollment Plan 2026-2027, read October 12, 2026; Florida Department of Education 2025-26 school grades as of September 1, 2026; estimated free-flow drive times, October 12, 2026).

Paloma is one gated community, but a school assignment is set address by address, so we ran the district's own lookup at six points spread across Phase One, Phase Two, Phase Three and Paloma Grande. All six returned the same three zones. The product line, whether a detached house, a villa or a Paloma Grande carriage home, did not change the result at any point we tested. The district redraws zone lines by Board action, so the lookup at the time of a contract is the check that counts for any one home.

How Lee County's school choice zones work

The district runs residential choice zones rather than a single neighborhood school for each address. Under the Student Enrollment Plan 2026-2027, approved by the School Board on December 1, 2025, an elementary or middle student ranks schools inside the proximity zone where the student lives, and a lottery runs when applicants outnumber seats at a school. The plan limits transportation more than it limits choice: students who live within two miles of a school (proximity preference 1) are not provided district transportation to it.

Each school also has a Safe-Walk Zone, a two-mile range under state law that the district delineates according to safe walking conditions. We did not find the district's Safe-Walk delineation published for Paloma, so we make no statement that any Paloma address is inside or outside a walk zone. The straight-line distance to a school is not that delineation.

Other plan terms that apply to any Lee County address:

• The cross-zone waiver deadline and the hardship waiver deadline for the upcoming school year are both July 31, with a hardship exception for an extenuating circumstance.
• Students may continue in their current school until they complete its highest grade, but the plan says transportation is not guaranteed under that continuation option.
• The district's school zones page and its SchoolSite Locator are the tools that return a zone for a street address.

Elementary: zone Q

The plan's zone Q lists five elementary schools: Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks. Estimated free-flow drive times from inside Paloma run from 8 to 10 minutes to Bonita Springs Elementary and 9 to 11 minutes to Spring Creek Elementary, out to 20 to 22 minutes for San Carlos Park Elementary. The 2025-26 state grades are C for Bonita Springs Elementary, A for Pinewoods, A for San Carlos Park, B for Spring Creek and A for Three Oaks Elementary.

A grade describes a school's results, not a seat for any student and not a prediction for a child, and the grade can change year to year. Which of the five a student attends depends on the choices the household ranks and the seats available when the district runs assignments.

Middle: zone GG

Zone GG holds two middle schools, Bonita Springs Middle Center for the Arts and Three Oaks Middle. Bonita Springs Middle is 7 to 9 minutes from Paloma and holds a 2025-26 grade of B. Three Oaks Middle is 15 to 16 minutes away and holds an A. The two-mile transportation rule for proximity zones applies to middle schools in the same way it applies to elementary schools.

High school: South Zone 3 and busing

The South Zone, sub-zone 3 high school list in the plan reads Bonita Springs High, Estero High and South Fort Myers High, with Dunbar High available by waiver. Under the plan's wording, a student may also select from a contiguous sub-zone inside the same zone, which is our reading of that sentence and not a district statement about Paloma.

Bonita Springs High is 0.8 to 1.3 routed miles from the community, a 3 to 5 minute drive. Estero High is 10 to 12 minutes away and South Fort Myers High is 26 to 28 minutes away.

On busing, the district's high school transportation page, read October 12, 2026, says Bonita Springs High and Estero High bus sub-zones S2 and S3, and that South Fort Myers High buses sub-zone S3 among others. The page does not map a street to a route or a stop, and it carries no last-updated date. It also prints sub-zones that the enrollment plan does not define, so we state only the sub-zone 3 entries that both documents support.

The plan names high school programs that require an application during open enrollment, which it says begins in mid-January. It lists an FGCU Collegiate program at Bonita Springs High and Cambridge programs at Bonita Springs High, Estero High and South Fort Myers High.

Schools at a glance

Table T16. Schools in Paloma's zones, with the 2025-26 state grade and the estimated free-flow drive time from inside the community (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Grades come from the Florida Department of Education's 2025-26 school grades file, dated September 1, 2026. Drive times are ranges across the six interior points, which sit within about half a mile of each other.

Charter and private options

Bonita Springs Charter School is a charter with its own admissions, so the district zone does not apply to it. It holds a 2025-26 grade of A and sits 7 to 8 minutes from Paloma. The National Center for Education Statistics keeps a Private School Universe Survey list of private schools within 10 miles of ZIP 34135, and we do not profile any of them here.

How Far Is Paloma From Hospitals?

Two emergency departments are 10 to 12 minutes from Paloma in Bonita Springs: NCH's Bonita Springs freestanding emergency department and Lee Health's Coconut Point emergency department. NCH North Naples Hospital is 16 to 17 minutes away, and Gulf Coast Medical Center, which Lee Health says houses a Level II Trauma Center, is 26 to 28 minutes away.

Data updated: October 2026 (Lee Health, NCH and Physicians Regional pages and Lee Health's UnitedHealthcare notice, read October 12, 2026; estimated free-flow drive times from six points inside the community, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Paloma sits east of US 41, so a trip to an emergency room starts on Imperial Parkway and reaches the city grid by Bonita Beach Road Southeast. In an emergency, call 911; the dispatcher and the responding crew choose the destination, not a drive-time table.

Hospitals and emergency rooms

Table T17. Emergency rooms and hospitals, with estimated free-flow drive times from six points inside Paloma (OSRM routing, no traffic, October 12, 2026).

The two nearest emergency departments are within about a minute of each other, and neither is nearer from every point inside the community. Coconut Point's page does not call that site freestanding; NCH's page does for its Bonita Springs site. Facility details come from each system's own page, read October 12, 2026.

Urgent care

Lee Health's Bonita Community Health Center offers urgent care and many outpatient services, but it has no emergency department. It is 11 to 12 minutes from Paloma. Its page lists hours in two ways that do not clearly match, so we print none; check the current hours with the center before a visit.

Lee Health and UnitedHealthcare in 2027

Lee Health's own notice, read October 12, 2026, says Lee Health hospitals and physicians stay in network with UnitedHealthcare commercial plans through December 31, 2026, and will be out of network from January 1, 2027 for UnitedHealthcare employer-based, individual and Medicare Advantage plans. For Medicare Supplement coverage the notice says: "This network change between Lee Health and UnitedHealthcare will not affect your Medicare Supplement coverage." On emergencies, the notice says Lee Health will "bill your insurance company regardless of network participation."

The notice carries no publication date, so we cite it by the date we read it. We state the notice and give no advice about any plan; a household checks its own plan's provider directory. The nearest emergency room on this page that is not a Lee Health site is NCH's Bonita Springs department, and we did not find NCH's or Physicians Regional's network status with UnitedHealthcare.

How Long Is the Drive From Paloma to Everywhere?

From inside Paloma in Bonita Springs, I-75 at Bonita Beach Road is about 8 to 10 minutes away without using US 41, Coconut Point is 11 to 13, Bonita Beach Park is 14 to 16, Southwest Florida International Airport is 24 to 26 and downtown Naples is 31 to 33, all as estimated free-flow times without traffic.

Data updated: October 2026 (estimated free-flow drive times and routed miles from six points inside the community, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026; Lee County road centerlines layer read October 12, 2026).

Drive times table

Table T18. Estimated drive times from six points inside Paloma (OSRM routing on OpenStreetMap roads, free-flow, no traffic, October 12, 2026). Each range runs from the lowest to the highest of the six points.

Method: we routed from six points inside the community to each destination with the public OSRM routing service, which uses OpenStreetMap roads, and geocoded the destinations with the Esri World Geocoder. Interstate exits are the intersection of the named cross road with I-75, so they approximate the interchange. One point sits on Imperial Parkway at the southwest edge of the community, so its times are measured from the edge, not from an interior street.

Why the times are ranges

The six points sit within about half a mile of each other, so each destination's six times differ by 0 to 3 minutes. Free-flow times assume no traffic and are optimistic. Peak season, January to April, and rush hour on US 41, Bonita Beach Road, Three Oaks Parkway, Coconut Point and I-75 add time, so read each figure as "about" that many minutes and never as a promise. The routing service is a free public one built on OpenStreetMap, so the figures are not an official county or state number.

Getting to I-75

The route to Exit 116 runs along Imperial Parkway to Bonita Beach Road Southeast, with no stretch on US 41. From the Paloma Grande end the route leaves by Palace Lane and Le Riviera Drive onto Imperial Parkway. The interstate itself runs very close to the east edge of the community: the County's road layer puts the I-75 centerline 0.07 to 0.61 mile from the six interior points, nearest at the east end of Paloma Grande. FDOT's draft widening program for that stretch is covered in the section on what is being built nearby below.

Routes to the airport and to the Naples side of the county run by Imperial Parkway and Three Oaks Parkway to Corkscrew Road, which is why RSW, at 24 to 26 minutes, is nearer in time than downtown Naples, at 31 to 33.

What Is Near Paloma for Shopping, Parks and Beaches?

The nearest full groceries are Publix stores 9 to 11 minutes from Paloma in Bonita Springs, downtown Bonita Springs and its public library are 7 to 8 minutes away, Coconut Point and Miromar Outlets are across the line in Estero, and Bonita Beach Park is 14 to 16 minutes away, with parking changes at the county beach lots this fall.

Data updated: October 2026 (store, library and attraction pages, City of Bonita Springs Parks pages and Lee County Parks beach pages, read October 12, 2026; estimated free-flow drive times, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Groceries and errands

No grocery store is within walking distance of Paloma; the nearest Publix is 3.5 to 4.5 miles on foot. By car, estimated free-flow times from inside the community are:

• Publix at Shoppes at Pelican Landing: 9 to 11 minutes.
• Publix at Bonita Grande Crossing: 9 to 10 minutes. Publix's store page lists it open daily from 7 a.m. to 10 p.m.
• Aldi on Bonita Beach Road Southeast: 9 to 11 minutes.
• The Fresh Market: 10 to 12 minutes.
• Publix at Bonita Bay Plaza: 11 to 13 minutes.

Bonita Springs has no Walmart store. The nearest Walmart Supercenter is in Estero, 14 to 16 minutes away. Each time comes from the same OSRM method as the drive-time table above, and each store's hours come from the store's own page, read October 12, 2026.

Downtown, the library and events

Downtown Bonita Springs, measured to Riverside Park, is 7 to 8 minutes from Paloma. The Bonita Springs Public Library is in the same 7 to 8 minute range and, per the Lee County Library System, is open Monday 10 to 6, Tuesday noon to 8, Wednesday and Thursday 10 to 6, Friday and Saturday 9 to 5, and closed Sunday.

Everglades Wonder Gardens is 6 to 8 minutes away; its admission page lists 9 a.m. to 4 p.m. with last admission at 3 p.m., and, as of June 15, 2026, adult $19, child $14 and senior $17. The City of Bonita Springs events page lists the Local Roots Flea Market on Saturdays from October 3, 2026 to May 29, 2027, 8 a.m. to noon, at the Promenade at Bonita Bay. The City's downtown notes also say Riverside Park is under construction from April to November 2026.

Parks and preserves

Three public parks sit close by, with straight-line distances from the nearest Paloma parcels:

• Leitner Neighborhood Park has a covered pavilion, a playground and basketball hoops. It is 0.58 mile away in a straight line, but 1.35 to 1.78 miles on foot.
• Bonita Springs Dog Park is 0.76 mile away in a straight line.
• Bonita Community Park has a recreation center, two public tennis courts, ball fields and disc golf, about 1.4 miles away in a straight line.

Both the Leitner Neighborhood Park page and the City's Other Parks page describe the facilities. The City adopted its Parks Master Plan on September 9, 2026, according to the City's parks news item.

Beaches

Paloma has no beach inside the gate. Bonita Beach Park is 14 to 16 minutes away, Delnor-Wiggins Pass State Park 19 to 21, Barefoot Beach Preserve 24 to 25 and Lovers Key State Park 24 to 26. Beach parking is changing this fall, according to Lee County Parks pages read October 12, 2026:

• Bonita Beach Park: the lot and park amenities have been closed since September 8, 2026 for Hurricane Ian repairs, with pedestrian access to the beach through nearby Beach Access #1.
• Bonita Beach Access #1: the lot closes November 1, 2026 for construction, with pedestrian access staying open.
• Bonita Beach Accesses #2 to #9: the county says they are free to park.
• Little Hickory Island Beach Park (Beach Access #10): the parking lot and amenities have been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open.

Public transit

All six points inside Paloma fall within LeeTran's ULTRA On Demand zone for Bonita Springs. The nearest fixed-route stops are on LeeTran Route 600 along Old 41 Road, about a mile away, and the Route 600 brochure, updated April 2026, lists an adult fare of $1.50.

What Is Being Built Near Paloma?

The nearest pending residential case is Red Hibiscus, 54 townhouses proposed on 9.7 acres about 0.57 mile from Paloma in Bonita Springs and under City review since September 2026. FDOT's draft program funds widening the I-75 segment beside Paloma in fiscal 2030 and 2031, and East Terry Street is being rebuilt to the south.

Data updated: October 2026 (City of Bonita Springs Projects of Interest report and case documents read October 12, 2026; FDOT District One draft tentative work program as of October 9, 2025; FDOT I-75 project page updated October 1, 2026; City Ordinance 26-05).

Nothing on this page is approved unless it says so. A case listed as "under review" can be changed, delayed or withdrawn, and the distances below are straight-line distances from the case parcel to the nearest Paloma parcel, not drive times.

Red Hibiscus townhouses

M/I Homes of Ft. Myers/Naples filed two applications with the City on September 16, 2026: Comprehensive Plan amendment CPA26-136353-BOS and Residential Planned Development rezoning PD26-136351-BOS. Together they would change about 9.7 acres from Commercial and Moderate Density Residential future land use to Medium Density Multi-Family, and rezone the land from AG-2 to Residential Planned Development, to build 54 townhouse units at 5.6 units an acre. The site is on the south side of Red Hibiscus Drive, about 1,200 feet east of Imperial Parkway. Both cases are under review.

At a pre-application neighborhood meeting on April 9, 2026, about 17 neighbors attended, and the recorded comments centered on access and traffic on Red Hibiscus Drive, Southern Pines Drive, East Terry Street and Bonita Grande Drive. The case documents we read do not include a staff report or hearing dates before the Planning and Zoning Board or City Council, and nothing has been approved. Lee County's zoning-case layer also records an earlier City case at the same Red Hibiscus address area: Ordinance 05-17 (case DCI2004-00039, November 8, 2005) rezoned 4.8 acres from AG-2 to Residential Planned Development for 26 single-family units.

Other open City cases within a mile

The City's Projects of Interest report held 41 open cases citywide on October 12, 2026. Seven are within 1.0 mile of Paloma, and none is on land in Paloma, Hawthorne or the homes filed under the older Villages at Old Cypress name.

Table T19. Open City cases within 1.0 mile of Paloma, October 12, 2026 (straight-line distance; the report's own description).

The City publishes the report on its Projects of Interest page. It lists open cases, not approvals, and it does not list building permits or minor site plans.

I-75 widening and noise walls

I-75 runs along the east side of the community, within about a tenth of a mile of the east edge of Paloma Grande. FDOT District One's draft tentative five-year work program, printed "as of October 9, 2025" and stamped "subject to change," lists the I-75 segment from Bonita Beach Road to Corkscrew Road, the stretch beside Paloma, for adding lanes and reconstruction by design-build. It shows $12,250,600 for design-build in fiscal year 2030 and $265,556,956 in fiscal year 2031, plus engineering, railroad and utility lines.

The segment from Immokalee Road to Bonita Beach Road comes earlier in the draft, with about $106.3 million in 2028. We did not find the adopted program, so every year here is provisional, and we print no construction start date. FDOT's I-75 project page, updated October 1, 2026, says noise wall information "will be provided later." Whether a noise wall stands or will stand at the Paloma frontage is not established in the documents we read.

East Terry Street project

East Terry Street, about 0.61 mile south of Paloma, is being rebuilt. The City awarded a $17,823,584.04 contract in April 2026 for stormwater management, a multi-use pathway and utility work from Old 41 Road east to Bonita Grande Drive, funded through HUD CDBG-MIT by way of Florida Commerce and through FHWA funds by way of FDOT, per the City's contract announcement. A City construction notice says the travel lanes from Imperial Parkway east to I-75 shifted south starting the night of October 6, 2026, with the road staying open.

Bigger projects a few miles out

The City's report also lists larger cases 1.7 to 3.5 miles away:

• Saphira, a rezoning of 328 acres to allow up to 700 dwelling units and up to 54,450 square feet of commercial space, filed in 2020 and still under review, 1.78 miles away.
• Pennsylvania Residential Development, 40 single-family homes, 1.70 miles away.
• Revana Lakes development order cases, including a 145-home detached phase, 3.19 to 3.52 miles away.

The BERT rail trail bond

City Ordinance 26-05 put up to $35,000,000 of general obligation bonds, maturing in no more than 30 years, to a referendum on August 18, 2026, to buy about 5.8 miles of inactive railroad corridor and build the Bonita Estero Rail Trail, known as BERT. The bonds are repaid from taxes on all taxable property in the City, which includes Paloma. WGCU reported that voters approved the measure with 68 percent yes on 21 percent turnout; we did not find a certified result.

No primary document we read states a cost per home. We print no per-home figure, and the City's announcement of the vote gives none either.

How Do Daily Logistics Work in Paloma?

Paloma in Bonita Springs has two gated entry lanes, a resident lane opened by an RFID sticker and a visitor kiosk, with guest and tenant registration through Safe Passage. Bonita Springs Utilities serves water and sewer, FPL serves power, and Waste Management collects county curbside trash. The board and a Community Association Manager run the master association, and Resort Management is the registered agent for Paloma Grande.

Data updated: October 2026 (association Rules packet revised April 3, 2026; association leasing summary dated September 23, 2025; association 2026 budget document posted January 2026; Bonita Springs Utilities rates effective January 1, 2026; Lee County utility and garbage layers read October 12, 2026).

The gate, guests and vehicle stickers

Paloma is gated with dual entry. Residents use a lane opened by an RFID windshield sticker, priced at $30 in the association's materials, and every visitor identifies at the kiosk. Guest and tenant vehicle registration runs through Safe Passage, per the association's leasing summary dated September 23, 2025. The association's rules packet, revised April 3, 2026, tells owners to report access-system damage or service needs to the board, the manager or Envera.

The recorded master declaration lets the association provide guard gates, a guardhouse and guards, calling them "authorized, but not required." Whether a staffed guard works the entrance is not documented in the records we read, so we make no statement about gate staffing.

Utilities

Bonita Springs Utilities provides water and sewer; the County's wastewater franchise layer and Bonita Springs Utilities' service-area map both place all six sample points in its area, and City Ordinance 21-13 sets the utility's franchise term to May 4, 2052. Florida Power & Light serves electricity at all six points, according to the County's electric territory layer and the association's contacts page. We compute no utility bill here, because it depends on use.

Trash and recycling

For single-family homes, the County's garbage layer lists Waste Management with a Friday pickup at all six points. The County's curbside page describes once-a-week garbage, recycling and yard waste service. Paloma Grande, a condominium, uses multi-family service arranged by its managers under the County's multi-family collection rules; the hauler and containers are not published. The 2025 sample tax bill we read for a single-family home carries a Lee County solid waste line of $358.45.

Internet and cable

The recorded master declaration lets the association charge owners for bulk cable, internet and security monitoring as assessments. The association's 2026 budget document, a file dated January 11, 2026 and titled "Proposed 2026 Budget," carries a telephone and cable line of $7,785. Which provider serves the community and whether a bulk contract exists are not published in the documents we read.

The management companies

The master association’s website says Paloma is run by its Board of Directors with a Community Association Manager, and Sunbiz lists Resort Management as registered agent for the Paloma Grande condominium association; confirm the current manager on the estoppel request. A Harbor Management listing for a “Paloma” refers to the Palm Beach Gardens community of that name, not this one. The master declaration caps management contracts at three years, and the 2026 budget document carries a management line of $80,000 for the master association. The Paloma Grande condominium's own budget is not published in the documents we read.

Architectural requests

Under the recorded master declaration, any exterior change needs approval from the board or its committee. The board has 45 days to decide, and a completion inspection follows within 30 days. Owners of houses maintain their own roof, stucco and windows; the condominium association paints and maintains the Paloma Grande buildings and roofs.

How Does Paloma Compare With Nearby Communities?

Using the same county instrument and the same 12 months, Paloma single-family recorded 13 sales at a $635,000 median, Hawthorne 20 at $562,500, Seasons at Bonita 40 at $562,500, San Remo at Palmira 18 at $385,750 and Cordera 11 at $360,000. Paloma Grande recorded 13 sales at $325,000.

Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; county roll dated October 11, 2026).

Every row in the table below comes from one tool run on one day against the Lee County roll and recorded sales, so the counts, medians and square-foot figures compare like with like. The groups differ in age, lot, product and builder, so the table is a map of where recorded prices sat, not a ranking.

Table T20. Benchmark: recorded sales, the 12 months to September 25, 2026, Lee County. Price per square foot is per square foot of county heated area.

For a newer gated neighbor east of I-75, Seasons at Bonita recorded 40 sales at a $562,500 median in the same 12 months.

How to read the benchmark

Each community mixes homes of different ages, lot positions and sizes, and the county's heated-area figure is the only size measure used for the per-square-foot column. A higher median does not mean a better community and a lower one does not mean a cheaper one; it means the homes that sold in those 12 months sat at that price. Chesapeake Cove has only 6 sales in the window, so we print its range and no median. Hawthorne's association counts 307 single-family homes and 156 condominium units, 463 in all; the county file carries 305 single-family parcels under the Hawthorne plat names, and those 305 are the base of its sales figures. MLS figures from other pages are never mixed into this table, and no days-on-market figure is printed here.

Price per square foot in context

Paloma single-family and Hawthorne single-family sit within $0.73 a square foot of each other: $289.96 against $290.69. Seasons at Bonita is at $284.99. The 151 detached houses in the association, which add the 19 houses filed under the older Villages at Old Cypress name to the 132 on the Paloma plats, recorded 14 sales in the window at a $625,000 median and $291.98 a square foot. Paloma Grande's $228.46 sits in the range of San Remo at Palmira at $234.02, though one is a carriage-home condominium and the other is a single-family group inside a golf community.

Paloma vs Hawthorne: Which Community Fits Your Priorities?

Paloma and Hawthorne are neighboring gated communities in the same 2003 Tesone planned development in Bonita Springs. Paloma is a D.R. Horton community built 2013 to 2019 with one master assessment by home type. Hawthorne is a Centex and Lennar community of 463 homes, first sold in 2006, with two gated entries and neighborhood assessments.

Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; Paloma 2026 budget document posted January 2026; Hawthorne 2024 adopted budget as read in July 2026).

Hawthorne sits 0.29 mile from Paloma and shares the Tesone planned development, so a buyer comparing the two is usually choosing between close neighbors that differ in builder, age, product mix and fee structure. Hawthorne has its own page on this site. The table below puts the two side by side using only the documents and county figures that describe each.

Table T21. Paloma against Hawthorne. Hawthorne cells carry the document year; where we did not read a document, the cell says "not stated."

How the two compare on price

In the same 12 months and from the same county instrument, Paloma single-family recorded a median $72,500 higher than Hawthorne single-family: $635,000 minus $562,500. Per square foot of county heated area the two are nearly level, $289.96 against $290.69, a gap of $0.73. The condominium groups sit in different ranges: Paloma Grande's 13 sales had a $325,000 median, while Chesapeake Cove's 6 sales ran from $313,000 to $435,000, and over 24 months its 12 sales had a $377,500 median. The numbers describe what sold, including each group's mix of sizes and ages.

How the two compare on fees and rules

Paloma's 2026 budget document sets $1,020.51 a quarter for single-family homes, $997.52 for villas and $640.74 for Paloma Grande units, with the condominium's own assessment on top for Paloma Grande and not published. Hawthorne's 2024 adopted budget sets a $1,005 common assessment a quarter on all 463 units, and single-family owners also pay neighborhood assessments whose amounts we do not print. These are different years and different layers, so we place them side by side and do not subtract one from the other. Hawthorne's 2025 and 2026 budgets are restricted to members. Paloma's leasing rules are in the association's September 23, 2025 summary. We did not read Hawthorne's leasing or age rules for this page, and a buyer reads each association's governing documents for those.

Which fits which priorities

The comparison comes down to which features of the homes and rules matter most to a buyer. A buyer whose priority is a carriage-home condominium in the mid $300,000s, or a single-family home built 2013 or later with one association layer, will find those on the Paloma side. A buyer whose priority is a larger single-family inventory to choose from, a wider price range or a staffed gate line will find those on the Hawthorne side. The legal difference sits in the lease and fee documents, and each association's declaration is the document to read before choosing. Our Hawthorne page covers that community's own record.

What Are the Pros and Cons of Paloma?

The record shows Paloma in Bonita Springs has newer homes, three price tiers inside one gate, a 2026 master budget and FEMA letters that removed the single-family lots from the high-risk area on the 2008 map. The trade-offs are a lease cap, an unpublished condominium assessment, a current map shading most lots Zone AE, I-75 nearby and no golf.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; association 2026 budget document posted January 2026; FEMA National Flood Hazard Layer and letters read October 12, 2026).

What the record shows in Paloma's favor

• Newer construction: the county roll dates the single-family homes to 2013 to 2016 and the Paloma Grande buildings to 2016 to 2019.
• Three products inside one gate: detached houses, attached villas and carriage-home condominiums, with 2026 master assessments of $1,020.51, $997.52 and $640.74 a quarter published in the association's budget document.
• Flood paperwork that is on the record: FEMA letters issued in 2014 and 2018 removed all 132 single-family lots and the Paloma Grande Phase 1 to 20 buildings from the special flood hazard area against the 2008 map.
• No CDD, municipal service taxing unit, municipal service benefit unit or fire assessment line appeared on the 2025 sample tax bill we read.
• Schools: Bonita Springs High is 3 to 5 minutes away, and the zone also offers Estero High and South Fort Myers High.

What a careful buyer should weigh

• Leasing: the association caps rentals at 15 percent of its 331 homes, which is 50, and homes bought after August 20, 2025 cannot be rented in the first year of ownership.
• A second fee layer at Paloma Grande: the condominium association's own assessment is not published in the documents we read, and the estoppel certificate or condominium questionnaire is the document that states it.
• Flood: FEMA's current map still shades most lots and the Phase 1 to 20 buildings Zone AE, and we did not find whether the 2014 and 2018 letters were carried onto the current map.
• I-75 sits within about a tenth of a mile of the east end of Paloma Grande, FDOT's draft program funds widening in fiscal 2030 and 2031, and noise wall information has not been released.
• Amenities are one clubhouse tract; the community has no golf course, marina or beach.

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

Selling a Paloma home in Bonita Springs well means pricing it by home type on the Lee County record, putting the association's fee layers in front of a buyer first, and clearing board approval and the estoppel certificate early. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Paloma listing around those three steps.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Florida statutory rates and Paloma association documents read October 12, 2026).

If you're searching for the best Paloma listing agent, or thinking, 'I need to sell my house in Paloma...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price a Paloma home against the recorded sales of its own home type, set it beside its 2026 association dues, and put the recorded rules in front of the buyer before the buyer asks. In the last 12 months we tracked 32 Paloma sales in the Lee County record, and each one informs the number we give you. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Our Paloma seller guide covers pricing by home type, the board approval and the estoppel. To see how we sell across the city, read our Bonita Springs seller guide.

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

Paloma sales in the last 12 months, by home type

Paloma is three kinds of home inside one gate, and the county record is clearest when it is read one kind at a time. For the 12 months to September 25, 2026, Lee County recorded 32 qualified Paloma sales: 13 single-family resales, 13 Paloma Grande resales, and 6 among the villas and the detached homes still filed under the older Villages at Old Cypress plat name. Every one was a resale, and no builder-direct sale appears in the window.

Single-family homes recorded a median of $289.96 per square foot of county heated area and Paloma Grande units $228.46 (Lee County recorded sales, our analysis). We print no single Paloma-wide median, because the two big groups' medians sit $310,000 apart ($635,000 minus $325,000) and a blended number describes neither.

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

Start with our free home valuation and we will follow up with a Paloma number built on the recorded sales of comparable homes of your type. If you would like the Paloma-specific walk-through, read What is my Paloma home worth?. For the wider city picture, our Bonita Springs home valuation page explains how we value homes across Bonita Springs.

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

How we price a Paloma home

We start with the home type, because a Paloma single-family home, a villa and a Paloma Grande unit sit in three different master assessment classes ($1,020.51, $997.52 and $640.74 a quarter in the association's 2026 budget document) and three different sales histories. Next we match your home within its type by plat and plan family. The county measures single-family homes at 1,805 to 3,571 square feet of county heated area in four plan families, and it records a pool at 50 of the 132 homes. Its land-use code labels 99 of the 132 lots "single family residential, lake," which is an appraiser label and not a measured waterfront count, so we describe lake position in words and never turn it into a price split.

At Paloma Grande we separate first floor from second floor, because the county records about 1,280 square feet on the first floor and 1,532 on the second, and the two floors sell in different ranges. Then we put the year built beside the roof: single-family homes built 2013 to 2016 are 10 to 13 years old in 2026, and Paloma Grande buildings built 2016 to 2019 are 7 to 10, so an original roof is under the 15-year line insurers use. Last, we read the FEMA letter for your lot or building, because Paloma's current flood map and its 2014 and 2018 FEMA letters tell different stories and a buyer's lender will ask which one applies. We do not borrow a price per square foot from Hawthorne or any other community, and we do not quote a community-wide figure as your price.

Seller closing costs at the Paloma medians

Two statutory lines can be computed from the price, and the contract controls who pays them. In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of consideration and the owner's title policy premium at Florida's promulgated rate, which is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above that. The table shows both lines at the two 12-month medians, with the inputs.

The title premium is before any reissue credit. Commission is negotiable and closing-fee amounts vary by title company, so we print neither. The association's $1,000 resale capital contribution is the buyer's under the 2025 amended declaration, and the estoppel certificate carries its own capped fee, both covered in the mini-FAQ below.

Documents a Paloma seller should gather first

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

• The estoppel certificate request. It states what the account owes, and Florida caps the fee: a statutory base of $250, with current Department of Business and Professional Regulation caps of $299, plus $119 if expedited and $179 if the account is delinquent. The association's actual fee may be lower.
• The board approval package. The 2025 Amended Declaration requires 30 days' notice of a sale to the board, a New Buyer Form from the buyer, and a board decision within 30 days.
• The disclosures Florida law requires. A seller in a homeowners' association gives the statutory disclosure summary (F.S. 720.401), and every seller of residential property gives the property tax disclosure (F.S. 689.261). A Paloma Grande seller follows the condominium resale rules instead of the homeowners' association summary.
• The FEMA letter and any elevation certificate. Paloma's lots and Phase 1 to 20 buildings have FEMA letters on file; we did not find an elevation certificate for any Paloma building, so ask whether the seller holds one.
• Copies of the recorded declarations. The links are in the Downloadable Documents section below.

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

How long does a Paloma home take to sell?

Days on market for Paloma come from the Southwest Florida MLS, and they are not in the county record. The 32 MLS closings in the 12 months to September 25, 2026 had a median of 65.5 days on market: 58.5 days for the 14 single-family homes, 123 days for the 13 Paloma Grande condominiums, and 3 to 72 days for the 5 villas (too few for a median) (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The county record shows the same volume, 32 recorded sales across three kinds of home, about 2.7 a month on average (32 divided by 12). Ask us for the current pace on your home type and we will pull it with you.

Does the Paloma board have to approve my buyer?

Yes. Article XII of the 2025 Amended Declaration requires the owner to give the board 30 days' notice of a sale. The buyer completes a New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. It may disapprove only for stated good cause, and a transfer that was not approved is voidable. We build that window into the contract calendar from the first day.

What does a buyer pay the association when a Paloma home sells?

The master association collects a $1,000 capital contribution on each resale, set by the Fourth Amendment in 2022, and Paloma Grande adds a $100 working capital contribution on each conveyance. The association's 2025 amended declaration (Article VI) says the transferee, the buyer, pays the $1,000 at closing, with no second contribution on a resale and repurchase inside Paloma within two years, and we confirm the figure on the estoppel certificate.

Can my buyer rent the home right away?

Not if the buyer buys after August 20, 2025. For those homes the 2025 Amended Declaration (Article XI, Section 13) and the association's September 23, 2025 leasing summary bar rental during the first year of ownership. After that year, leases run 3 to 12 months under a 15 percent cap, which the summary counts as 50 of 331 homes, with a waiting list. A buyer who plans to rent should read that clause before making an offer, so we raise it with you before the listing goes live.

Can I put a For Sale sign at my Paloma home?

One small sign. The Fifth Amendment (adopted February 24, 2023) permits one 18 by 24 inch for-sale or for-rent sign in a window or landscape bed. That is the sign rule in the recorded text we read, and any exterior change to the home needs board or committee approval.

Ready to sell in Paloma? Call Jesse direct at (239) 898-6072, or start with the free home valuation.

Your Local Real Estate Experts

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

Awards and recognition

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

How to reach us

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

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

You can also read more about McGreevy and Comisar.

Our team

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

To browse homes for sale in Paloma, see Paloma homes for sale at Domain Realty Group.

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

Paloma FAQ: Buyer Edition

Buyers ask what Paloma in Bonita Springs is, what it costs each year, what its recorded rules allow, how FEMA's map and letters fit together and how it compares with Hawthorne next door. The answers below come from the recorded declarations, the association's 2026 budget document, county records and our own analysis, each tied to its source and date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; association 2026 budget document posted January 2026; FEMA National Flood Hazard Layer read October 12, 2026; School District of Lee County 2026-27 zone data).

What is Paloma in Bonita Springs?

Paloma is a gated community of 331 residences off Imperial Parkway in the City of Bonita Springs, Lee County, Florida, ZIP 34135. It holds 151 detached houses, 44 attached villas and the 136-unit Paloma Grande carriage-home condominium, built from 2008 to 2019, almost all by D.R. Horton. One master homeowners' association, Paloma Community Association, governs every residence, and Paloma Grande owners also belong to a condominium association. The land sits inside the 2003 Tesone planned development, and the shared amenity center has a clubhouse, pool, fitness center, tennis courts and a bocce court.

Where is Paloma located?

Paloma sits along Imperial Parkway in Bonita Springs, ZIP 34135, on Palace Lane, Monte Carlo Boulevard, Grand Prix Drive, Saint Michael Lane, Saint Roman Way and Prince Pierre Way, in Sections 24 and 25, Township 47 South, Range 25 East. The footprint is about half a mile across, and the east edge of Paloma Grande sits within about a tenth of a mile of I-75. Bonita Springs High School is 0.8 to 1.3 routed miles away. The estimated free-flow drive to I-75 at Bonita Beach Road, Exit 116, is 8 to 10 minutes without touching US 41 (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026). Hawthorne is next door, 0.29 mile away.

Is Paloma the same as Paloma at Palmira?

No. Paloma at Palmira is a separate group of condominiums inside Palmira Golf and Country Club, with its own association, and it is not the Paloma on Imperial Parkway. The Paloma in this guide is the gated community in the City of Bonita Springs, ZIP 34135, and it is also not any Paloma in Estero or Naples. Its sales sit under its own legal descriptions in the Lee County record, and we never mix them with Paloma's.

Is Paloma in Estero or Naples?

Neither. Paloma is in the City of Bonita Springs. The Lee County Property Appraiser lists the City as the jurisdiction on all 281 parcels under a Paloma legal description, the tax district is 017 (the City of Bonita Springs and the Bonita Springs Fire Control and Rescue District), and the Phase One plat carries a City of Bonita Springs approval block. The ZIP is 34135, and Estero and Naples are separate jurisdictions with their own rules.

Is Paloma a gated community?

Yes, with dual entry. A resident lane opens with an RFID windshield sticker ($30), and a visitor kiosk is where every visitor identifies. Guest and tenant vehicle registration runs through Safe Passage, according to the association's September 23, 2025 leasing summary, and the association's Rules tell owners to report access-system damage to the board, the manager or Envera. The master declaration says the association may provide guard gates, a guardhouse and guards, which it calls "authorized, but not required." Whether a staffed guard is on duty is not documented in the records we read.

How many homes are in Paloma?

Paloma has 331 residences, the count the association itself uses: 151 houses, 44 villas and 136 condominium units. The records reconcile it: 132 detached homes on the three Paloma plats, plus 19 detached homes and 44 attached villas still filed under the older Villages at Old Cypress plat, plus 136 Paloma Grande units (132 + 19 + 44 + 136 = 331). The figure 268 counts only the Paloma plats and Paloma Grande (132 + 136) and leaves out the 63 homes under the older plat name. The county sales file holds 330 of the 331 residences, because one Paloma Grande unit is missing from it.

Who built Paloma?

D.R. Horton built almost all of Paloma. It bought the remaining 99 lots and a tract from South Lee Investments in a deed signed October 15, 2012, took the declarant's rights, and recorded the Paloma declaration in February 2013. D.R. Horton's own release says sales opened in January 2013, and the county records the first home sale on October 21, 2013. A handful of homes on the Villages at Old Cypress lots were built in 2008 to 2011, before D.R. Horton bought the rest. D.R. Horton's Paloma page advertised final opportunities in January 2019 and was gone by February 2019.

When was Paloma built?

Paloma was built in three waves. The 132 single-family homes on the three Paloma plats were built from 2013 to 2016: Phase One in 2013 and 2014, Phase Two from 2014 to 2016 and Phase Three in 2015 and 2016. The 34 Paloma Grande buildings followed from 2016 to 2019 (3 buildings in 2016, 15 in 2017, 11 in 2018 and 5 in 2019). The homes under the older Villages at Old Cypress plat name were built between 2008 and 2014. We did not find the building permit dates or the Florida Building Code edition for each building, so we make no code-year claim for a specific home.

What types of homes are in Paloma?

Paloma has three types of home. The 151 detached houses include 91 one-story and 41 two-story homes on the Paloma plats and 19 detached homes on Prince Pierre Way under the older plat name. The 44 attached villas also sit under the older plat name, on Prince Pierre Way, Saint Roman Way and Monte Carlo Boulevard, and the 136 Paloma Grande units are two-story carriage-home buildings of four units each on Palace Lane and Monte Carlo Boulevard. The home type decides the master assessment class ($1,020.51, $997.52 or $640.74 a quarter) and, for Paloma Grande, a second condominium layer.

How big are the homes in Paloma?

By county heated area, which excludes garages and lanais, the single-family homes run from 1,805 to 3,571 square feet in four plan families: one-story three-bedroom homes of 1,805 to 2,000 square feet (77 homes), one-story four-bedroom homes of 2,432 to 2,544 (14), two-story three-bedroom homes of 2,611 (30), and two-story four- and five-bedroom homes of 3,217 to 3,571 (11). The villas measure about 1,340 to 1,980 square feet, and Paloma Grande units about 1,280 square feet on the first floor and 1,530 on the second. Lots on the Paloma plats run from 0.152 to 0.388 acre.

What is Paloma Grande?

Paloma Grande is the 136-unit carriage-home condominium inside Paloma: 34 two-story buildings of four units each, built 2016 to 2019 on Palace Lane and Monte Carlo Boulevard. It is a Chapter 718 condominium with its own association, Paloma Grande Condominium Association, and its owners also belong to the master Paloma Community Association, so they pay two layers of assessment. The county file shows 68 first-floor units and 67 of the 68 second-floor units, and Lee County recorded 13 Paloma Grande resales in the 12 months to September 25, 2026 at a $325,000 median.

What is Villages at Old Cypress, and is it part of Paloma?

Villages at Old Cypress is the first recorded name of the land Paloma was built on. Its 2008 plat covers the land, the Paloma plats replat parts of it, and 63 homes (44 villas and 19 detached homes) are still filed under its legal description. Those 63 homes are inside the Paloma Community Association, under the same master declaration and with the same amenity rights, so they are part of Paloma and not a separate community. The county recorded 6 sales among them in the 12 months to September 25, 2026.

Is Paloma a 55+ community?

The recorded declarations contain no age restriction. We searched the master declaration, the Paloma Grande declaration, the five amendments and the 2025 Amended Declaration for age-related wording, including older-persons and minimum-age language, and found none. The documents themselves govern any specific home.

What are the HOA fees in Paloma?

The association's 2026 budget document sets the master assessment by home type: $1,020.51 a quarter for a single-family home ($4,082.04 a year), $997.52 for a villa ($3,990.08 a year) and $640.74 for a Paloma Grande carriage home ($2,562.96 a year). The document is titled "Proposed 2026 Budget" and was posted in January 2026; we did not find the vote adopting it, so the estoppel certificate is where a buyer confirms the figure. A Paloma Grande owner also pays the condominium association's own assessment.

What does the Paloma HOA fee cover?

The master declaration splits the assessment into parts. Common Assessments cover common-area maintenance, water billed through the master meter, any bulk service fees, taxes and insurance on common areas and surface water management. Home Assessments cover lawn and landscape care of home lots, and Villa Assessments cover villa exterior painting, pressure cleaning and routine roof cleaning and repair. The 2026 budget document's lines include $140,959.73 for common-area lawn service, $179,723.65 for single-family lawn service, $28,360 for lake maintenance, $80,000 for management and $18,702 for clubhouse electric.

What are the condo fees at Paloma Grande?

A Paloma Grande owner pays the master's Carriage Home assessment, $640.74 a quarter in the 2026 budget document, plus the condominium association's own assessment. The condominium's amount is not published in the documents we read, and the estoppel certificate or the condominium questionnaire at resale states it. The condominium collects quarterly on the first day of each quarter, with a late fee of the greater of $25 or 5 percent after 10 days and 18 percent interest after 30 days.

Does Paloma have a CDD?

We found no community development district. The 2025 Lee County tax bill for a sampled Phase One single-family home shows no CDD, MSBU, MSTU or fire assessment line; its only non-ad valorem lines are City stormwater at $50.00 and county solid waste at $358.45, together $408.45. A Paloma Grande parcel was not sampled, so its non-ad valorem lines are not shown here.

Is there a capital contribution when buying in Paloma?

Yes. The master association collects a $1,000 capital contribution on each resale, set by the Fourth Amendment in 2022, and Paloma Grande adds a $100 working capital contribution on each conveyance. The association's 2025 amended declaration (Article VI) says the transferee, the buyer, pays the $1,000 at closing, with no second contribution on a resale and repurchase inside Paloma within two years; confirm the figure on the estoppel certificate.

How much are property taxes in Paloma?

Tax district 017, which covers the sampled Phase One home, totals 12.7942 mills for 2026. As an illustration only, with a non-homestead taxable value equal to the median price, that is $8,124.32 at $635,000 (12.7942 x 635) and $4,158.12 at $325,000 (12.7942 x 325). The Property Appraiser sets each home's value and a homestead exemption lowers it. For 2026-27 the City of Bonita Springs adopted an operating millage of 0.8411 mills; the final 2026 total for the district is 12.7942 mills.

What does it cost each year to own a home in Paloma?

For a single-family home taxed on $635,000 as a non-homestead illustration, the yearly carrying cost is $8,124.32 in ad valorem tax, plus $408.45 in City stormwater and county solid waste, plus $4,082.04 of master assessment, which is $12,614.81 a year or about $1,051 a month before insurance and utilities. For a Paloma Grande unit at $325,000 the same illustration gives $4,158.12 plus $2,562.96, or $6,721.08, and that leaves out the condominium assessment (not published), any non-ad valorem lines and HO-6 insurance.

Can I rent out my Paloma home?

Yes, within the association's leasing rules. The association's September 23, 2025 leasing summary, which applies to houses, villas and carriage homes alike, allows lease terms of 3 to 12 months, requires 20 days' notice (a late notice carries a $150 expedite fee), charges a $150 lease application fee and applies a 15 percent cap with a waiting list. Tenant guests are limited to 10 days, occupancy to two persons per bedroom, and owners may not use the amenities while a home is leased. The recorded documents control if a summary and a document differ.

Can I rent my Paloma home right after I buy it?

Not if you buy after August 20, 2025. For those homes the 2025 Amended Declaration (Article XI, Section 13) and the leasing summary bar rental during the first year of ownership. Florida's F.S. 720.306(1)(h) says a rental rule adopted after July 1, 2021 applies only to owners who take title after it takes effect or who consent The statute is general, and the association's documents control. We make no statement about how that subsection applies to Paloma Grande units, which are condominium parcels.

Is there a cap on rentals in Paloma?

Yes, 15 percent. The association's leasing summary counts that as 50 of 331 homes (15 percent of 331 is 49.65, rounded to 50) and keeps a waiting list when the cap is reached. The summary notes an average of 42 to 48 leases, which is below the cap. The Third Amendment, recorded June 11, 2020, is where the cap, the 3-month minimum and the 1-year maximum come from.

Does the association have to approve me as a buyer?

Yes. Under Article XII of the 2025 Amended Declaration the owner gives the board 30 days' notice of a sale, the buyer completes a New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. It may disapprove only for stated good cause, and a transfer that was not approved is voidable. We calendar that window into every Paloma contract.

Are pets allowed in Paloma?

Yes, with limits. The master declaration allows no more than two dogs or two cats unless the board permits more, prohibits pit bulls and dangerous dogs, and requires leashes. Paloma Grande allows no more than two domestic pets, leashed, none kept on limited common elements, and requires pet liability insurance naming the association.

Can I park a boat or RV in Paloma?

Only inside an enclosed garage. The master declaration allows commercial vehicles, RVs, boats, trailers and jet skis only in an enclosed garage, and it bars ATVs and golf carts from common paved surfaces. The association may tow after 24 hours' notice, converting a garage to living space is prohibited, and the Rules set a 20 mile per hour speed limit.

What amenities does Paloma have?

Paloma owners share one amenity center on a 2.43-acre tract with a clubhouse (the county shows a 3,326 square foot building built in 2015), a pool, a fitness center, tennis courts and a bocce court, plus a mailbox kiosk and amenity parking, as the association's Rules list them. The Florida Department of Health pool list dated September 1, 2026 shows one state-permitted community pool at Paloma. D.R. Horton's 2016 marketing also listed a catering kitchen. There is no golf course, marina or beach inside the gate.

What are the Paloma clubhouse and pool hours?

The association's Rules (packet revised April 3, 2026) set the clubhouse hours at 5 a.m. to 10:30 p.m., with a Fire Marshal capacity of 63 and private events of up to 45 people by reservation form. The pool is open dawn to dusk, with children under 12 accompanied by an adult and no glass. The fitness center is open 5 a.m. to 10:30 p.m. by key card for residents and overnight guests, and nobody under 12 may use it. Tennis follows posted Tennis Club times, and bocce is closed after dark.

Can you fish or boat on the Paloma lakes?

You can fish, catch-and-release only; you cannot boat. The 2013 declaration prohibited fishing. The Fifth Amendment (2023) allowed catch-and-release behind your own lot, or another's with permission, and the 2025 Amended Declaration (Article XIII, Section 4) also allows it from common areas that border the lakes, with every fish returned to the lake it came from. Boating, swimming and wading are prohibited at every date, the Rules bar boats, canoes, kayaks and remote-control craft, and docks and boat houses are not allowed.

Is there a golf course in Paloma?

No. The four recorded Paloma plats dedicate no golf tract. Three courses sit within about 17 minutes by car, and each operator's own page describes it: Bonita Fairways, a public 18-hole executive course (par 61), about 10 minutes; the Golf Club at Palmira, a private member-owned 27-hole club, about 15 minutes; and Saltleaf Golf Preserve, a public daily-fee course, about 17 minutes. Palmira's membership page does not mention Paloma, and we make no claim that Paloma owners have access to it.

Is Paloma in a flood zone?

Both of these are true, and they come from different FEMA products. FEMA's current map, panel 12071C0657G effective November 17, 2022, shows 129 of the 132 single-family lots in Zone AE and 3 in shaded Zone X, the Paloma Grande Phase 1 to 20 buildings (80 units) in Zone AE and the Phase 21 to 34 buildings (56 units) in shaded Zone X. FEMA letters of 2014 and 2018, issued against the earlier 2008 map, removed all 132 single-family lots (for some lots, the described portion of the lot) and the Phase 1 to 20 buildings from the special flood hazard area. Whether FEMA carried those letters onto the 2022 map was not found, so we do not call Paloma "in" or "out" of a zone as a whole, and a lender's flood determination for the specific address is the document that decides.

Do Paloma homes need flood insurance?

It depends on the home and the lender, so check the specific address. A lender requires flood insurance on a federally backed loan for a home in a special flood hazard area, and which map or letter a lender relies on is its own determination. Separately, from January 1, 2027 Citizens requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone, and condominium unit-owner, tenant contents and wind-excluded policies are exempt. We never tell a buyer flood coverage is unnecessary; a quote on the specific address is the only price.

What hurricane evacuation zone is Paloma in?

Lee County places Paloma in evacuation zone B, and in storm-surge zone 2, at every point we tested. The Lee County Property Appraiser's hazard layers return a 160 mph design wind speed and a wind-borne debris region at the three Paloma points sampled, and the homes were built from 2008 to 2019 (we did not find permit dates or code editions). No Paloma-specific storm damage, flood claim or special assessment after Irma, Ian, Milton or Helene appears in the records we read.

Do Paloma Grande buildings need a SIRS or milestone inspection?

Paloma Grande's buildings are two stories, and Florida's structural integrity reserve study (F.S. 718.112(2)(g)) and milestone inspection (F.S. 553.899) rules apply to buildings of three habitable stories or more, so those thresholds appear not to be met. We print no state database status, and the condominium's own documents and questionnaire at resale are where a buyer confirms its reserves.

What schools serve Paloma?

At all six Paloma addresses we tested, the School District of Lee County assigns elementary zone Q, middle zone GG and the South Zone, sub-zone 3, for high school, and families rank schools within those zones. Elementary zone Q includes Bonita Springs Elementary (FLDOE 2025-26 grade C), Pinewoods (A), San Carlos Park (A), Spring Creek (B) and Three Oaks (A). Middle zone GG includes Bonita Springs Middle Center for the Arts (B) and Three Oaks Middle (A). High school choices are Bonita Springs High (B), Estero High (B) and South Fort Myers High (C). Bonita Springs High is 3 to 5 minutes away, and we make no safe-walk claim.

How far is Paloma from the beach and the airport?

Bonita Beach Park is about 14 to 16 minutes by car, and Southwest Florida International Airport (RSW) is about 24 to 26 minutes (15.3 to 15.7 miles), estimated free-flow from six points inside the community (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026). Beach parking is changing this fall, according to Lee County Parks pages read October 12, 2026: the Bonita Beach Park lot and amenities have been closed since September 8, 2026 for Hurricane Ian repairs, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, the Little Hickory Island Beach Park (Beach Access #10) lot and amenities have been closed since September 8, 2026 with pedestrian access open, and Accesses #2 to #9 are free to park.

What hospitals are near Paloma?

Two emergency departments are 10 to 12 minutes away: NCH's Bonita Springs freestanding emergency department and Lee Health's Coconut Point emergency department. NCH North Naples Hospital is 16 to 17 minutes, and Gulf Coast Medical Center, which Lee Health says houses a Level II Trauma Center, is 26 to 28. Lee Health's notice, read October 12, 2026, says its hospitals and physicians are out of network with UnitedHealthcare employer-based, individual and Medicare Advantage plans from January 1, 2027, and that the change "will not affect your Medicare Supplement coverage"; check your own plan.

How does Paloma compare with Hawthorne?

Paloma and Hawthorne are gated neighbors in the same 2003 Tesone planned development, 0.29 mile apart. In the 12 months to September 25, 2026 Paloma recorded 13 single-family sales at a $635,000 median and Hawthorne 20 at $562,500, a difference of $72,500 ($635,000 minus $562,500), and the two sit within $0.73 per square foot of county heated area ($290.69 against $289.96). Hawthorne has 463 homes (Centex, with the final coach homes by Lennar), two gated entries and a 2024 adopted common assessment of $1,005 a quarter plus neighborhood assessments for single-family homes; Paloma's 2026 single-family master assessment is $1,020.51 a quarter. Those fees come from different years and layers, so we never subtract them. See our Hawthorne page. Call Marc at (239) 287-5873 for a side-by-side.

Paloma FAQ: Seller Edition

Sellers ask what a Paloma home is worth, how the three kinds of home price differently, what the association will ask of a buyer and what a sale costs. The answers below come from Lee County recorded sales through September 25, 2026, the recorded declarations, the association's 2026 budget document and Florida statutes, each tied to its source and date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; association documents and Florida statutes read October 12, 2026).

What is my Paloma home worth?

It depends first on which kind of Paloma home you own. In the 12 months to September 25, 2026, Lee County recorded 13 single-family resales at a $635,000 median ($533,000 to $740,000), 13 Paloma Grande resales at a $325,000 median ($170,000 to $355,000), and 6 among the villas and detached homes under the older Villages at Old Cypress plat name (5 villa resales from $415,000 to $440,000 and one detached resale at $615,000). Those ranges are the starting point, and plan, floor, pool, lake position, year built and condition move a number inside them. Start with our free home valuation or read What is my Paloma home worth?.

How many Paloma homes sold in the last year?

Lee County recorded 32 qualified Paloma sales in the 12 months to September 25, 2026: 13 single-family, 13 Paloma Grande and 6 among the villas and homes under the older plat name. All were resales, and none was a builder-direct sale. The county sales file holds 330 of the 331 residences, so the count is the record's, not the MLS's, and an MLS count can differ because the two systems capture sales differently.

What is the median sale price in Paloma?

There is no single Paloma median worth quoting, because Paloma is three kinds of home. The single-family median for the 12 months to September 25, 2026 was $635,000 on 13 sales, and the Paloma Grande median was $325,000 on 13 sales. The villas under the older plat name recorded 5 resales from $415,000 to $440,000, and with fewer than 10 sales we print the range and no median. A blended figure would sit between the groups, where no sale is near it.

What do Paloma single-family homes sell for?

Thirteen single-family resales in the 12 months to September 25, 2026 ranged from $533,000 to $740,000, with a $635,000 median. Over 24 months the record shows 21 sales at a $635,000 median ($425,000 to $740,000), and over 60 months 45 sales at a $639,000 median ($425,000 to $920,000). The highest 12-month sale, $740,000, was a two-story home of 2,611 square feet on Monte Carlo Boulevard recorded June 23, 2026. All 13 sales in the 12-month window fall between $500,000 and $750,000.

What do Paloma Grande condos sell for?

Thirteen Paloma Grande resales in the 12 months to September 25, 2026 ranged from $170,000 to $355,000, with a $325,000 median. Ten of the 13 fell between $300,000 and $400,000, two between $200,000 and $300,000 and one under $200,000. Over 24 months the record shows 25 sales at a $345,000 median ($170,000 to $430,000), and over 36 months 32 sales at $350,000. The $170,000 sale is marked qualified by the county, but whether it was arm's length could not be verified, so we build no conclusion on it.

What do the villas sell for?

The 44 villas are filed under the older Villages at Old Cypress plat name. In the 12 months to September 25, 2026 they recorded 5 resales from $415,000 to $440,000; with fewer than 10 sales we print no median. Over 36 months the record shows 10 villa sales at a $434,500 median ($415,000 to $525,000) and $275.51 per square foot of county heated area. Villas have their own master assessment class, $997.52 a quarter in the 2026 budget document, which includes exterior painting, pressure cleaning and routine roof cleaning and repair.

Do first-floor and second-floor Paloma Grande units sell differently?

Yes. First-floor units (about 1,280 square feet of county heated area) recorded 6 sales in the 12 months to September 25, 2026, from $170,000 to $325,000, and second-floor units (1,532 square feet) recorded 7 sales from $325,000 to $355,000; with fewer than 10 sales each, we print ranges. Over 24 months the first floor recorded 13 sales at a $322,500 median ($170,000 to $370,000) and $252.15 per square foot, and the second floor 12 sales at a $355,000 median ($325,000 to $430,000) and $231.72 per square foot.

Which Paloma plat sells for the most?

Over the 60 months to September 25, 2026, Phase Two recorded 22 single-family sales at a $670,000 median ($533,000 to $795,000), Phase One 13 at $635,000 ($425,000 to $920,000) and Phase Three 10 at $610,000 ($445,000 to $730,000). In the 12-month window each plat has fewer than 10 sales, so we print ranges: Phase One 6 sales ($545,000 to $740,000), Phase Two 5 ($533,000 to $715,000) and Phase Three 2 ($570,000 and $600,000). Plat is one factor among plan, lot and condition, so the medians describe the record and are not a promise.

What is the price per square foot in Paloma?

Per square foot of county heated area, Paloma single-family homes recorded a median of $289.96 in the 12 months to September 25, 2026 and Paloma Grande units $228.46. Counting all 151 detached houses in the association (the 132 plat homes and 19 under the older plat name), the 12-month record shows 14 sales at a $625,000 median and $291.98 per square foot. The county's heated area excludes garages and lanais, so these figures are not comparable to a price per square foot that uses another area.

Are Paloma prices going down?

The record by calendar year shows single-family and Paloma Grande moving differently, and we name the sale counts because they are small. Single-family 2020 recorded 13 sales at a $405,000 median and 2026 through September 25 recorded 12 sales at $617,500, up $212,500, about 52.5 percent. The years between were thinner: 2021 recorded 10 sales at a $515,500 median, and with fewer than 10 sales we print ranges for 2022 (9 sales, $600,000 to $795,000), 2023 (6 sales, $580,000 to $789,900), 2024 (5 sales, $550,000 to $755,000) and 2025 (7 sales, $425,000 to $715,000). Paloma Grande's 2022 median was $428,750 on 14 sales and its 2026 median to date is $325,000 on 11, down $103,750, about 24.2 percent. This is a calendar-to-calendar description of the record, not a forecast.

Is now a good time to sell in Paloma?

We give you the record and not a prediction. Through September 25, 2026, the county has recorded 12 single-family sales in 2026 at a $617,500 median, against 7 in all of 2025, and 11 Paloma Grande sales at a $325,000 median, against 9 in 2025. Days on market and the number of competing listings come from the MLS and are not in this record, so the timing conversation includes them when we pull them with you.

How long does it take to sell a home in Paloma?

Time on market comes from the Southwest Florida MLS: the 32 Paloma closings in the 12 months to September 25, 2026 had a median of 65.5 days on market, 58.5 days for single-family homes and 123 days for Paloma Grande (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). The county record shows the same 32 sales across the three kinds of home. Ask us for the current pace for your home type and we will pull it from the MLS with you.

Which Paloma streets sell for the most?

For single-family homes in the 12 months to September 25, 2026, Monte Carlo Boulevard recorded 6 sales ($545,000 to $740,000), Saint Michael Lane 4 ($580,000 to $715,000), Grand Prix Drive 2 ($570,000 and $600,000) and Saint Roman Way 1 ($533,000). Every street has fewer than 10 sales, so we print ranges and no medians. Streets cross plats, and Monte Carlo Boulevard also carries Paloma Grande buildings, so we do not publish a street table for the condominium.

Does a pool or lake lot change the price?

We cannot measure that split from the public record. The county records a pool at 50 of the 132 single-family homes, and its land-use code labels 99 of the 132 lots "single family residential, lake." The label is an appraiser's coding and not a measured count of waterfront lots, and we have not published a pool or lake-lot price premium. Pool and lake position are part of how we price your specific home, and we describe them to buyers in words.

Does my plan or floor change what my Paloma home is worth?

It does shape the comparison. Among single-family homes, the one-story three-bedroom plan family (77 homes) recorded 8 sales from $533,000 to $680,000 in the 12 months, and over 24 months 13 sales at a $575,000 median ($425,000 to $680,000), $310.25 per square foot. The one-story four-bedroom family (14 homes) recorded 2 sales ($580,000 and $715,000), the two-story 2,611 square foot family (30 homes) one sale ($740,000) and the larger two-story family (11 homes) two sales ($637,500 and $738,000). At Paloma Grande the floor matters, as the first-floor and second-floor answer above shows.

What does it cost to sell a home in Paloma?

Two statutory lines can be computed from the price. At the $635,000 single-family median the deed documentary stamps are $4,445.00 (6,350 x $0.70) and the owner's title policy $3,250.00 ($575 + $2,675), together $7,695.00. At the $325,000 Paloma Grande median the stamps are $2,275.00 and the title policy $1,700.00, together $3,975.00. In Lee County the seller customarily pays both, and the contract controls. Commission is negotiable and closing-fee amounts vary by title company, so we print neither.

Who pays documentary stamps and title insurance in Lee County?

The seller customarily pays the deed documentary stamp tax of $0.70 per $100 of consideration and the owner's title policy premium in Lee County, and the contract controls. The title premium follows Florida's promulgated rate, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above that. A purchase contract can assign either cost differently, so we read the contract line before anything else.

What will I net from my Paloma sale?

We do not print a net figure, because it depends on your loan payoff, commission, closing fees and the contract. What we can compute from the record is the two statutory lines shown in the cost answer above: $7,695.00 at the single-family median and $3,975.00 at the Paloma Grande median. Commission is negotiable. Call Jesse direct at (239) 898-6072 and we will build a net sheet from your actual numbers.

Does the Paloma board have to approve my buyer?

Yes. Under Article XII of the 2025 Amended Declaration you give the board 30 days' notice of the sale, the buyer completes a New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. It may disapprove only for stated good cause, and a transfer that was not approved is voidable. The Realtor package and sales application package were not read for this guide, so we print no approval fee.

How long does Paloma board approval take?

The declaration gives the board 30 days to decide. That clock sits inside a longer process: you give the board 30 days' notice of the sale, the buyer completes a New Buyer Form, and the board may run a credit and criminal background check and hold an interview first. We calendar the full window into the contract, so a closing date accounts for it from the start.

Who pays the capital contribution, me or the buyer?

The buyer. The master association collects a $1,000 capital contribution on each resale, and the Fourth Amendment of 2022 says each purchaser pays it; the 2025 amended declaration (Article VI) keeps it on the transferee, the buyer, at closing. Paloma Grande adds a $100 working capital contribution on each conveyance, which its Declaration also puts on the purchaser. We confirm both on the estoppel certificate.

What is an estoppel certificate and what does it cost?

An estoppel certificate states what the account owes the association. Florida sets a statutory base fee of $250 (F.S. 720.30851 for the master association and F.S. 718.116 for Paloma Grande), plus $100 if expedited within 3 business days and up to $150 more if the account is delinquent, base amounts that DBPR has adjusted to $299, $119 and $179. The Department of Business and Professional Regulation adjusts those caps every five years, and its published schedule sets the current caps at $299, plus $119 if expedited and $179 if delinquent. The association's actual fee may be lower and is not published where we looked. The certificate is due within 10 business days and is valid for 30 days (35 if mailed).

If I owe the association money, who pays after the sale?

The seller owes assessments up to closing, and the buyer can be held to them too. Under F.S. 720.3085, a new owner is jointly and severally liable with the seller for assessments due before the transfer, and the estoppel certificate states what is owed. A Paloma Grande owner has both a master account and a condominium account, and the estoppel for the unit should show both. A balance is normally settled at closing, which is why we request the certificate early.

What disclosures must a Paloma seller give?

A seller in a homeowners' association gives the statutory disclosure summary under F.S. 720.401; a buyer who receives it after signing may cancel within 3 days or before closing. A Paloma Grande seller follows the condominium resale rules instead. Every seller of residential property gives the property tax disclosure under F.S. 689.261, which warns that taxes may change after a sale. Florida sellers must also disclose known material defects, and a seller should hand over the FEMA letter that covers the lot or building.

Can I put a For Sale sign at my Paloma home?

One small sign. The Fifth Amendment (adopted February 24, 2023) allows one 18 by 24 inch for-sale or for-rent sign in a window or landscape bed. That is the sign rule in the recorded text we read, and any exterior change to the home needs board or committee approval. We confirm the sign wording against the current Rules before the listing goes live.

How are showings handled at the gate?

Paloma has two entry lanes: a resident lane opened by an RFID windshield sticker ($30), and a visitor kiosk where every visitor identifies. Guest and tenant vehicle registration runs through Safe Passage, according to the association's leasing summary. We do not describe a showing procedure beyond that, because the documents we read do not publish one, and whether a staffed guard is on duty is not documented.

Does my roof age affect my Paloma sale?

It affects the buyer's insurance conversation. Single-family homes built 2013 to 2016 are 10 to 13 years old in 2026 and Paloma Grande buildings built 2016 to 2019 are 7 to 10, so on original roofs they sit under the 15-year line in F.S. 627.7011, which bars an insurer from refusing a policy solely because a roof is under 15 years old. We checked no replacement permits. House owners maintain their own roofs, while the condominium association maintains the Paloma Grande roofs.

Do the FEMA letters help when I sell?

They are documents a buyer's lender and insurer may ask for. FEMA letters of 2014 and 2018 removed all 132 single-family lots and the Paloma Grande Phase 1 to 20 buildings from the special flood hazard area against the 2008 map, although FEMA's current 2022 map layer still shows Zone AE for most of them. Whether FEMA carried the letters onto the 2022 map was not found. We make no claim that the letters change a price; we make sure the buyer has the case number for your lot or building.

Do I have to disclose hurricane damage?

Florida sellers must disclose known material defects. For the record, no Paloma-specific storm damage, flood claim or special assessment after Irma, Ian, Milton or Helene appears in the county, City or federal records we read, but that is not a substitute for your own knowledge of your home.

Can I rent my Paloma home while it is listed?

Only under the association's leasing rules, and the same rules apply to every lease. Terms run 3 to 12 months, the owner gives 20 days' notice, the lease application fee is $150 and a 15 percent cap with a waiting list applies, which the association's summary counts as 50 of 331 homes. We did not find a separate rule for a home that is listed for sale, so we plan a rental around the leasing summary and the recorded documents, and an owner may not use the amenities while the home is leased.

Will my buyer be able to rent the home?

Not in the first year if the buyer buys after August 20, 2025. For those homes the 2025 Amended Declaration (Article XI, Section 13) and the leasing summary bar rental during the first year of ownership. After the first year, leases run 3 to 12 months under the 15 percent cap, with a waiting list. If your buyer is an investor, that rule should be in the first conversation.

What happens to my property tax benefits when I sell and buy again?

The buyer's taxes may be different from yours, which is why F.S. 689.261 requires the property tax disclosure. A homestead owner's assessment benefit can generally be carried to a new Florida homestead under the portability rules, but the Property Appraiser decides the amount, so we print no figure. Lee County tax bills go out in November, with a 4 percent discount for paying in November.

Should I renovate before selling my Paloma home?

The public record holds no data on what a renovation adds to a Paloma sale, so we cannot give a return figure. What we can do is show you the recorded sales of your home type and plan family and let the comparison speak. Roof age, paint cycle and pool condition tend to come up in a buyer's inspection, and we walk through them with you before you spend anything.

How do Paloma prices compare with Hawthorne and Seasons at Bonita?

In the 12 months to September 25, 2026, Paloma single-family recorded 13 sales at a $635,000 median, Hawthorne single-family 20 at $562,500 and Seasons at Bonita 40 at $562,500. Paloma's median is $72,500 higher than Hawthorne's ($635,000 minus $562,500), and per square foot of county heated area the three are close: $289.96 for Paloma, $290.69 for Hawthorne and $284.99 for Seasons at Bonita. The mix of home, lot and age differs, so the figures describe the record and not which community is better.

What is the best month to list in Paloma?

The county record has too few Paloma sales in any one month to show a seasonal pattern, and the MLS shows the same thing: 32 closings in 12 months, a median of 65.5 days on market and a median 96.5 percent of the final list price, with no month carrying enough sales to set a pattern (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). When we pull the MLS history for your home type, we will show you the months, the days on market and the sale-to-list ratio side by side.

Who is the best realtor to sell a Paloma home?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and our headquarters is in Bonita Springs. Leading Domain Realty Group, our team has closed over $2.5 billion in real estate. For a Paloma sale, the relevant skill is reading three kinds of home against their own recorded sales, the association's approval and estoppel steps, and the FEMA letters, and we do all three before the listing goes live.

How do I start selling my Paloma home with McGreevy and Comisar?

Call Jesse direct at (239) 898-6072, text or call, for a confidential conversation. You can also start with the free home valuation, read the Paloma seller guide for pricing by home type, or see What is my Paloma home worth?. We will pull the recorded sales for your home type and plan, request the estoppel certificate early and walk you through the board approval before the first showing.

Sources

Every figure on this Paloma page traces to a source below: Lee County and its Property Appraiser, Tax Collector and Clerk, the recorded declarations and plats, the association's own documents, the City of Bonita Springs, state and federal agencies, and a few dated press and builder items, each labelled. Days on market, sale-to-list ratio, active and pending listings, months of supply and the MLS closing counts come from the Southwest Florida MLS (closings September 26, 2025 to September 25, 2026, pulled October 17, 2026), queried by our team.

Primary sources come first in each group. Each line gives the title, the issuer, the date we read it and the address. Drive-time figures are estimated free-flow times from six points inside the community (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Recorded documents, the associations and the state corporation records

1. Lee County Clerk, Amended and Restated Declaration of Covenants, Conditions and Restrictions of Paloma, instrument 2013000043139 (recorded 2013-02-22, 94 pages), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2013000043139
2. Lee County Clerk, Declaration of Condominium of Paloma Grande, instrument 2016000183131 (186 pages), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2016000183131
3. Lee County Clerk, Plat of Paloma Phase One, instrument 2013000114460 (May 2013), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2013000114460
4. Lee County Clerk, Plat of Paloma Phase Two, instrument 2013000188524 (2013-08-14), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2013000188524
5. Lee County Clerk, Plat of Paloma Phase Three, instrument 2014000175060 (August 2014), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2014000175060
6. Lee County Clerk, Plat of Paloma Phase Four, instrument 2015000268601 (2015), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2015000268601
7. Lee County Clerk, Plat of Villages at Old Cypress Phase I, instrument 2008000255890 (2008, 128.007 acres), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2008000255890
8. Lee County Clerk, Master Declaration for Villages at Old Cypress, instrument 2008000011154 (recorded 2008-01-14, 58 pages), read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2008000011154
9. Lee County Clerk, Amended and Restated Master Declaration for Monaco, instrument 2009000022490, read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2009000022490
10. Lee County Clerk, deed to South Lee Investments, instrument 2010000301419 (dated 2010-12-03) and assignment 2010000301420, read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2010000301419
11. Lee County Clerk, special warranty deed to D.R. Horton, instrument 2012000232587 (signed 2012-10-15) and assignment of declarant's rights 2012000232588, read October 12, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByCFN/?cfn=2012000232587
12. Paloma Community Association, Governing Documents page (amendments 1 to 5, 2025 covenants and bylaws) (association copy), read October 12, 2026, https://www.palomafl.com/p/Governing-Documents
13. Paloma Community Association, Amended Declaration of Covenants, Conditions and Restrictions (association file Covenants 82025, adopted 2025-09-08, 48 pages) (association copy), read October 12, 2026, https://www.palomafl.com/private-files/document/1060013856/270JYk5k3L0xO061/Paloma%20Community%20Covenants%2082025.pdf
14. Paloma Community Association, Fifth Amendment (adopted 2023-02-24, recorded 2023-04-27, instrument 2023000151206), association copy, read October 12, 2026, https://www.palomafl.com/private-files/document/1060013856/1wEXOZimdAXyktWB/5th%20Amendment%2004-25-23.pdf
15. Paloma Community Association, 2026 budget document (titled Proposed 2026 Budget; scanned, file dated 2026-01-11) (association copy), read October 12, 2026, https://www.palomafl.com/private-files/document/4100049501/SLjXGJdOg2Pcl9uc/2026%20Budget%20(website).pdf
16. Paloma Community Association, Leasing your Paloma home to tenants (dated 2025-09-23) (association copy), read October 12, 2026, https://www.palomafl.com/private-files/document/217676551/M6NEbVqF4i5BNtLe/Leasing%20your%20Paloma%20home%20to%20tenants%2009232025.pdf
17. Paloma Community Association, Rules and Regulations and lease application packet (revised 2026-04-03; rules approved 2024-07-18, amended 2024-08-26, 2024-11-07, 2025-02-19) (association copy), read October 12, 2026, https://www.palomafl.com/private-files/document/217676551/8O6ZpHWUVBzrw0W1.pdf
18. Paloma Community Association, Homes, number of bedrooms and parking spaces list (331 residences) (association copy), read October 12, 2026, https://www.palomafl.com/private-files/document/4100049501/Dn3nhFjzTQtXwk5g/Paloma%20Homes%20Number%20of%20Bedrooms%20and%20Parking%20Spaces.pdf
19. Paloma Community Association, About Paloma (association copy), read October 12, 2026, https://www.palomafl.com/p/About-Paloma
20. Paloma Community Association, Useful Local Contacts (association copy), read October 12, 2026, https://www.palomafl.com/p/USEFUL-LOCAL-CONTACTS
21. Paloma Community Association, home page (association copy), read October 12, 2026, https://www.palomafl.com/
22. Harbor Management of South Florida lists a different “Paloma” (the Palm Beach Gardens community); checked October 29, 2026, not relied on here.
23. Florida Division of Corporations, Paloma Community Association, Inc. (N07000011645) detail, read October 12, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=PALOMACOMMUNITYASSOCIATION%20N070000116452&aggregateId=domnp-n07000011645-80f4e31c-a821-467c-8231-cae6ebe5cd88&searchTerm=PALOMA%20COMMUNITY%20ASSOCIATION&listNameOrder=PALOMACOMMUNITYASSOCIATION%20N070000116452
24. Florida Division of Corporations, 2007-11-07 Articles of Villages at Old Cypress Master Association (N07000011645), read October 12, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2007%5C1206%5C00274006.Tif&documentNumber=N07000011645
25. Florida Division of Corporations, Paloma Grande Condominium Association, Inc. (N16000003729) detail, read October 12, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=OfficerRegisteredAgentName&directionType=ForwardList&searchNameOrder=DRHORTONINC%20N160000037290&aggregateId=domnp-n16000003729-850dab6a-7dd5-4f2b-af9b-af28980e7e47&searchTerm=D.R.%20Horton&listNameOrder=DRHORTONINC%20N140000045070

County roll, GIS layers and tax records

26. Lee County Property Appraiser parcel layer (ParcelsWFS layer 0), read October 12, 2026, https://gissvr4.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
27. Lee County Property Appraiser, hazards map service (design wind speed layers 4 to 6), read October 12, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
28. Lee County Tax Collector, property taxes (billing, discounts, due date), read October 12, 2026, https://leetc.com/property-taxes/
29. Lee County GIS services index (Electric_Territories, Garbage, EvacuationZones, Park_Locations and others), read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services
30. Lee County Evacuation Zones layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/EvacuationZones/FeatureServer/0
31. Lee County Electric Territories layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Electric_Territories/FeatureServer/0
32. Lee County Garbage hauler layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Garbage/FeatureServer/0
33. Lee County Wastewater Franchise layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/WastewaterFranchise/FeatureServer/0
34. Lee County Park Locations layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Park_Locations/FeatureServer/0
35. Lee County Watersheds layer, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Watersheds/FeatureServer/0
36. Lee County DCD zoning layers (planned developments, zoning cases, City zoning), read October 12, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer
37. Lee County parcels (DataExplorer) layer, read October 12, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/DataExplorer/Parcels/MapServer/0
38. Lee County road centerlines layer, read October 12, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/RoadCenterlines/MapServer/2
39. Lee County Property Appraiser parcel and TRIM records for a sampled Paloma home, read October 12, 2026
40. Lee County Tax Collector, 2025 annual bill for a sampled Paloma home, read October 12, 2026
41. Lee County Property Appraiser roll (October 11, 2026) and Lee County recorded sales through September 25, 2026, our analysis

Zoning, City of Bonita Springs and Lee County documents

42. City of Bonita Springs Zoning Ordinance 03-16, Tesone MPD (passed 2003-05-27), Lee County resolution file, read October 12, 2026, https://docsearch.leegov.com/Home/DownloadFile/980533851
43. Lee County planned development datasheet, Tesone MPD (DCI940255), read October 12, 2026, http://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI940255
44. Lee County zoning case DCI2002-00024 (Tesone MPD) record, read October 12, 2026, https://results.leegov.com/home/index/ZoningCases/DCI2002-00024
45. Tesone MPD Master Concept Plan (case file document), read October 12, 2026, https://results.leegov.com/Home/DownloadFile/981276884
46. City of Bonita Springs Resolution 26-027, FY2026-27 millage adopted 0.8411 (2026-09-23), read October 12, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
47. City of Bonita Springs Ordinance 26-05, BERT bond referendum (up to $35,000,000), read October 12, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=EX1EAaqD
48. City of Bonita Springs news, Council advances rail-to-trail funding to voters (posted 2026-04-17), read October 12, 2026, https://www.cityofbonitasprings.org/news/what_s_new/city_council_advances_rail-to-_trail_funding_to_vo
49. City of Bonita Springs news, East Terry Street stormwater and multi-use pathway contract (posted 2026-04-16), read October 12, 2026, https://www.cityofbonitasprings.org/news/what_s_new/council_approves_contract_for_east_terry_street_st
50. City of Bonita Springs news, East Terry Street construction traffic shift (posted 2026-09-28), read October 12, 2026, https://www.cityofbonitasprings.org/news/what_s_new/east_terry_street_construction
51. City of Bonita Springs, East Terry Street improvements department page, read October 12, 2026, https://www.cityofbonitasprings.org/services___departments/public_works/east_terry_street_improvements
52. City of Bonita Springs Community Development, Projects of Interest (41 open cases, read 2026-10-12), read October 12, 2026, https://b4.caspio.com/dp/9aca2000452763d4f57c4800ab0c
53. City of Bonita Springs Community Development, Projects of Interest landing page, read October 12, 2026, https://cityofbonitaspringscd.org/resources/Projects_of_Interest.html
54. City of Bonita Springs Ordinance 21-13, Bonita Springs Utilities franchise to 2052, read October 12, 2026, https://cdnsm5-hosted.civiclive.com/Userfiles/DBFiles/server_11726458/202301/19264708/ord_21_13_ada_bsu_franchise_ordinance.pdf
55. City of Bonita Springs special events 2026 to 2027, read October 12, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/special_events
56. City of Bonita Springs downtown events and construction notes, read October 12, 2026, https://www.cityofbonitasprings.org/downtown_events
57. City of Bonita Springs Parks, Other Parks, read October 12, 2026, https://www.bonitaspringsparks.org/parks___trails/other_parks
58. City of Bonita Springs Parks, Leitner Neighborhood Park, read October 12, 2026, https://www.bonitaspringsparks.org/parks___trails/leitner_neighborhood_park
59. City of Bonita Springs Parks, Parks Master Plan adopted (news item), read October 12, 2026, https://www.bonitaspringsparks.org/news/what_s_new/parks_master_plan
60. City of Bonita Springs case files CPA26-136353-BOS and PD26-136351-BOS (Red Hibiscus), City Community Development, read October 12, 2026

FEMA, flood, wind, storms and insurance

61. FEMA National Flood Hazard Layer REST service (layers 1, 3, 14, 16, 28, 34), read October 12, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
62. FEMA Map Service Center (LOMC letters 14-04-1375A, 14-04-2626A, 14-04-7434A, 18-04-0825A, 18-04-2458A; 13-04-1986A for Villages at Old Cypress), read October 12, 2026, https://msc.fema.gov/portal/home
63. USGS 3DEP point elevation service, read October 12, 2026, https://epqs.nationalmap.gov/
64. USGS STN high-water marks (Ian event 325, Irma event 182), read October 12, 2026, https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json
65. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022), read October 12, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
66. Citizens Property Insurance, flood insurance requirement page, read October 12, 2026, https://www.citizensfla.com/flood
67. Citizens Property Insurance, release: flood insurance coverage rules kick in for Citizens, read October 12, 2026, https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
68. Citizens FAQ 2513, roof age requirements (updated 2026-03-17), read October 12, 2026, https://securesupport.citizensfla.com/app/answers/detail/a_id/2513/~/what-are-the-roof-age-requirements-for-personal-residential-policies
69. Lee County Parks, Bonita Beach Park, read October 12, 2026, https://www.leegov.com/parks/beaches/bonitabeach
70. Lee County Parks, Bonita Beach Access #1, read October 12, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
71. Lee County Parks, Bonita Beach Accesses #2 to #9, read October 12, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess
72. Lee County Parks, Imperial River Boat Ramp, read October 12, 2026, https://www.leegov.com/parks/boat%20Ramps/imperialriver
73. Lee County Parks, boat ramps index, read October 12, 2026, https://www.leegov.com/parks/boat%20Ramps

Florida Statutes and state agencies

74. Florida Statutes 720.306 (2025), meetings, amendments, rental rules for post-2021 amendments, read October 12, 2026, https://www.flsenate.gov/laws/statutes/2025/720.306
75. Florida Statutes 720.30851 (2025), estoppel certificates, read October 12, 2026, https://www.flsenate.gov/laws/statutes/2025/720.30851
76. Florida Statutes 718.116 (2025), condominium assessments and estoppel, read October 12, 2026, https://www.flsenate.gov/laws/statutes/2025/718.116
77. Florida Statutes 718.112 (2025), structural integrity reserve study threshold, read October 12, 2026, https://www.flsenate.gov/laws/statutes/2025/718.112
78. Florida Statutes 553.899 (2025), milestone inspections, read October 12, 2026, https://www.flsenate.gov/laws/statutes/2025/553.899
79. Florida Statutes 720.311 (2025), dispute resolution and presuit mediation, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.311
80. Florida Statutes 720.305 (2025), fines and hearings, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.305
81. Florida Statutes 720.304 (2025), flag display, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.304
82. Florida Statutes 720.307 (2025), transition of association control, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.307
83. Florida Statutes 718.111 (2025), condominium insurance, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.111
84. Florida Statutes 627.715 (2025), flood insurance, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/627.715
85. Florida Statutes 627.7011 (2026), roof age and homeowner policies, read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2026/627.7011
86. Florida Statutes 627.0629 (2026), residential property insurance rate filings and windstorm mitigation discounts, read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html
87. Florida Statutes 720.303 (association records and website), read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.303.html
88. Florida Statutes 720.3085 (assessment liability on transfer), read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.3085.html
89. Florida Statutes 720.401 (HOA disclosure summary), read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html
90. Florida Statutes 718.203 (condominium developer warranties), read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.203.html
91. Florida Statutes 95.11 (limitations, construction defects), read October 12, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0095/Sections/0095.11.html
92. Florida Statutes 689.261 (property tax disclosure on sale), read October 12, 2026, https://www.flsenate.gov/Laws/Statutes/2025/689.261
93. Florida DBPR, Homeowners' Associations (arbitration of election and recall disputes; no authority to investigate Chapter 720 complaints), read October 12, 2026, https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/homeowners-associations/
94. Florida DBPR, Condominiums and Cooperatives, read October 12, 2026, https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives/
95. Florida DBPR, condominiums and cooperatives (estoppel adjustment context), read October 12, 2026, https://www.myfloridalicense.com/DBPR/condominiums-and-cooperatives/
96. Stewart Title underwriting bulletin FL2022001 (2022-09-08), DBPR estoppel fee schedule, read October 12, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html

Schools, health care, utilities and local services

97. School District of Lee County, School Zones page, read October 12, 2026, https://www.leeschools.net/student_enrollment/school_zones
98. School District of Lee County, Student Enrollment Plan 2026-2027 (Board approved 2025-12-01), read October 12, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
99. School District of Lee County, High School Transportation Optimization, read October 12, 2026, https://www.leeschools.net/support/transportation_optimization
100. School District of Lee County, Student Enrollment, read October 12, 2026, https://www.leeschools.net/student_enrollment
101. School District of Lee County, SchoolSite Locator (Lee County 26-27), read October 12, 2026, https://www.schoolsitelocator.com/apps/leecounty/
102. SchoolSite Locator zone layers service (StudyAreas, MiddleAA, HighAA), read October 12, 2026, https://www.schoolsitelocator.com/server/rest/services/ssl_IM/MapServer
103. Florida Department of Education, 2025-26 School Grades (as of 2026-09-01), read October 12, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
104. Bonita Springs High School, read October 12, 2026, https://bnh.leeschools.net/our_school
105. Bonita Springs Middle Center for the Arts, read October 12, 2026, https://bnm.leeschools.net/
106. Bonita Springs Elementary, read October 12, 2026, https://bne.leeschools.net/
107. Spring Creek Elementary, read October 12, 2026, https://spc.leeschools.net/
108. Estero High School, read October 12, 2026, https://est.leeschools.net/
109. South Fort Myers High School, read October 12, 2026, https://sfm.leeschools.net/
110. Pinewoods Elementary, read October 12, 2026, https://pin.leeschools.net/
111. Three Oaks Elementary, read October 12, 2026, https://oak.leeschools.net/
112. Three Oaks Middle, read October 12, 2026, https://okm.leeschools.net/
113. San Carlos Park Elementary, read October 12, 2026, https://sac.leeschools.net/
114. NCES Private School Universe Survey, ZIP 34135 within 10 miles, read October 12, 2026, https://nces.ed.gov/surveys/pss/privateschoolsearch/school_list.asp?Search=1&Zip=34135&Miles=10
115. Lee Health, UnitedHealthcare network notice, read October 12, 2026, https://www.leehealth.org/unitedhealthcare
116. Lee Health, Coconut Point Emergency Department, read October 12, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
117. Lee Health, Gulf Coast Medical Center, read October 12, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
118. Lee Health, Bonita Community Health Center, read October 12, 2026, https://www.leehealth.org/locations/find-a-location/bonita-community-health-center
119. NCH Healthcare System, Emergency Services, read October 12, 2026, https://nchmd.org/services/emergency-services/
120. Physicians Regional Medical Center, Pine Ridge, read October 12, 2026, https://www.physiciansregional.com/physicians-regional-pine-ridge
121. Bonita Springs Utilities, rates (tariffs effective 2026-01-01), read October 12, 2026, https://bsu.us/rates/
122. Bonita Springs Utilities, start service, read October 12, 2026, https://bsu.us/service/
123. Bonita Springs Utilities, service area, read October 12, 2026, https://bsu.us/our-service-area/
124. Lee County Solid Waste, garbage company by ZIP, read October 12, 2026, https://www.leegov.com/solidwaste/residential/garbagecompany
125. Lee County Solid Waste, residential curbside, read October 12, 2026, https://www.leegov.com/solidwaste/residential/curbside
126. Lee County Solid Waste, multi-family collection, read October 12, 2026, https://www.leegov.com/solidwaste/multifamily/collection
127. LeeTran ULTRA On Demand, read October 12, 2026, https://www.leegov.com/leetran/ultra
128. LeeTran Route 600 brochure (updated April 2026), read October 12, 2026, https://www.leegov.com/leetran/Documents/LT260210226%20RT600%20IndividualBusRouteWeb16.25x8.5.pdf
129. Lee County Library System, Bonita Springs Public Library, read October 12, 2026, https://www.leegov.com/library/branches/bn
130. Publix, Bonita Grande Crossing (Store 843), read October 12, 2026, https://www.publix.com/locations/843-bonita-grande-crossing
131. Publix, Shoppes at Pelican Landing (Store 604), read October 12, 2026, https://www.publix.com/locations/604-shoppes-at-pelican-landing
132. Publix, Bonita Bay Plaza (Store 1325), read October 12, 2026, https://www.publix.com/locations/1325-bonita-bay-plaza
133. Publix, The Center of Bonita Springs (Store 1449), read October 12, 2026, https://www.publix.com/locations/1449-the-center-of-bonita-springs
134. The Fresh Market, Bonita Springs, read October 12, 2026, https://stores.thefreshmarket.com/fl/bonita-springs/66
135. Aldi, Bonita Springs store locator, read October 12, 2026, https://info.aldi.us/stores/l/fl/bonita-springs
136. Everglades Wonder Gardens, admission, read October 12, 2026, https://wondergardens.org/admission/
137. Bonita Fairways Golf Club, read October 12, 2026, https://bonitafairways.com
138. Golf Club at Palmira, membership, read October 12, 2026, https://www.golfclubatpalmira.org/Membership-Public
139. Saltleaf Golf Preserve, read October 12, 2026, https://saltleafgolf.com/

Transportation, civic pipeline, press and builder marketing

140. FDOT District One Draft Tentative Five-Year Work Program FY2027 to FY2031 (as of 2025-10-09), read October 12, 2026, https://fdotwww.blob.core.windows.net/sitefinity/docs/default-source/district-1-dtwp-fy-27-31/district-1-draft-tentative-wp-fy27-31.pdf?sfvrsn=ac026c41_1
141. FDOT District One work program documents page, read October 12, 2026, https://www.fdot.gov/topics/fdot-work-program/district-1-wp-public-hearings/district-1-documents
142. FDOT, I-75 PD&E 452544-1 project page (updated 2026-10-01), read October 12, 2026, https://www.swflroads.com/project/452544-1
143. WGCU, BERT referendum result (2026-08-19) (press), read October 12, 2026, https://www.wgcu.org/elections/2026-08-19/voters-in-bonita-springs-have-a-clear-message-with-a-yes-for-bonita-estero-rail-trail-referendum
144. WGCU, beach parking closures (2026-09-09) (press), read October 12, 2026, https://www.wgcu.org/environment/2026-09-09/parking-closures-at-bonita-ft-myers-beach
145. Naples Daily News archive, New name for Bonita Springs community (2009-04-25, contributed by the developer) (press), read October 12, 2026, https://archive.naplesnews.com/business/new-name-for-bonita-springs-community-ep-398721645-331109211.html/
146. Builder Online, Horton Offers Final Phase in its Paloma Project (2016-10-12) (builder marketing, labelled), read October 12, 2026, https://www.builderonline.com/?p=65857
147. PRLog, D.R. Horton announces new homes available at Paloma (builder release; posting date not shown) (builder marketing, labelled), read October 12, 2026, https://www.prlog.org/12168541-dr-horton-announces-new-homes-available-at-paloma-in-bonita-springs.html
148. Internet Archive, captures of D.R. Horton's Paloma page and plan pages (2014-05-27 to 2019-02-06) (builder marketing, labelled), read October 12, 2026, http://web.archive.org/web/2014*/drhorton.com/Florida/Southwest-Florida/Bonita-Springs/Paloma*
149. Lee County Parks, Little Hickory Island Beach Park, read October 12, 2026, https://www.leegov.com/parks/beaches/littlehickory

Methods: county statistics come from the Lee County Property Appraiser roll dated October 11, 2026 joined to Lee County recorded sales through September 25, 2026, qualified, improved and above $10,000; price per square foot is per square foot of county heated area. A median is printed only for a group of 10 or more sales.

Downloadable Documents

These Paloma documents are published by the association, Lee County, the City of Bonita Springs, the School District of Lee County and state and federal agencies. Each link opens the issuing authority's own copy where one exists, so you read the current version, and the recorded declarations govern any specific home. Association copies are labelled as such.