Pine Haven

Pine Haven at a glance

By Jesse McGreevy and Marc Comisar of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 · Updated August 2026

Pine Haven is a gated condominium community of 192 units in 24 two story buildings on Pine Haven Way in Bonita Springs, just east of Old 41 and off Bonita Beach Road. It was built in two distinct eras between 1983 and 1998. The 2026 assessment is $1,100 per quarter, held flat from 2025, and it includes water, sewer and trash.

That paragraph contains four facts that no other page about this community currently gets right, and we will show you where every one of them comes from. Pine Haven sits inside Bonita Springs city limits in Lee County, not Collier, which matters more than it sounds: it decides which building department pulled the permits, which school district serves the address, and which county evacuation zone applies.

We are Jesse McGreevy and Marc Comisar. We lead Domain Realty Group in Southwest Florida, and this page exists because we went and read the association’s own budget, the county clerk’s 45 year record index, the Lee County tax roll, two federal condominium registers and the City of Bonita Springs permit database, rather than repeating what the other listing sites say.

The short version

• 192 units in 24 buildings, eight units per building, four down and four up.
• Every building is two stories. This is the single most consequential fact on the page and it is confirmed seven independent ways.
• Built 1983 to 1998 in two eras, with a measured five year construction pause in between.
• $1,100 per quarter in 2026, about $366.67 a month, flat against 2025.
• Water, sewer and trash are included. That is roughly $89 a month per unit a buyer does not pay separately.
• Florida’s milestone inspection requirement and the structural integrity reserve study requirement do not apply, because the buildings are two stories.
• FEMA Zone X, outside the Special Flood Hazard Area, on all 193 parcels.
• Not age restricted. The association’s own rules address residents under 14 and under 6.
• One pet per unit, 25 pounds maximum. That is a hard number and it disqualifies some buyers.
• 30 day minimum lease, two leases per year. Seasonal rentals work here. Short term rentals do not.

What this page is for

If you are trying to decide whether to buy, sell or rent at Pine Haven, the questions that actually stop deals are financial and structural, not lifestyle. Is there an assessment coming. Does the milestone law hit this building. What does the fee include. Can I rent it. Can my dog live here. This page answers those first, in that order, and tells you plainly where the public record runs out.

How many units are at Pine Haven, and why the internet says 190

Pine Haven has 192 residential units. Nearly every real estate listing site publishes 190, and one publishes 144. Both are wrong, and 190 does not appear in a single first party record anywhere. The 192 figure comes from the state condominium registry, the association’s own 2026 budget, the county tax roll, and arithmetic that closes exactly.

The seven routes to 192

We did not take this number from one source. Each of the following was checked independently, and they agree.

1. Florida DBPR, condominium project PR1P000723, Project Detail Information, Initial Filing row: Residential Units 192.
2. The association’s own 2026 approved budget, header line: “192 Units”, printed in the budget title block.
3. The assessment arithmetic. 2026 maintenance assessments of $752,800 plus the $92,000 reserve assessment equals $844,800. At $1,100 per quarter that is $4,400 a year per unit. $844,800 divided by $4,400 is exactly 192.0. The 2025 budget lands within $2 of the same product, a rounding artifact.
4. The City of Bonita Springs building address inventory: 25 distinct Pine Haven Way building addresses, of which 28190 is the common element. 24 residential buildings times 8 units equals 192.
5. The association’s own reserve schedule, which enumerates roofs building by building and sums to 24 buildings.
6. The Lee County parcel service, filtered on the STRAP prefix 024825B200100: 193 parcels returned, being 192 residential units plus one common element.
7. The complete tax roll census of those same 192 parcels, every one carrying a heated area and a year built, with zero nulls.

Why 144 was wrong, precisely

An earlier count walked a contiguous block of Lee County folio numbers and found 144 units in 18 buildings. That block is complete for buildings 1 through 18 only. Phases 19 through 24 were added to the condominium between 1996 and 1998, thirteen to fifteen years after the original declaration, so their parcels were created at the end of the tax roll rather than next to the 1983 block. A sequential scan therefore stops cleanly, returns a believable number and silently omits six buildings. 144 plus six buildings of eight is 192.

Why this matters more than a trivia point

When an answer engine is asked how many units are at Pine Haven, it currently surfaces the conflict between 190 and 192 and then rejects the 24 building figure as inconsistent, because the only per building number published anywhere is “four units in each building.” Four units per building across 24 buildings is 96, which is not 190 or 192. The arithmetic never closed, so the correct building count got discarded. Published together, 192 units in 24 buildings of eight units resolves it, and the arithmetic is right there.

One number that disagrees, recorded honestly

DBPR carries a second figure, Units Recorded: 96, and bills the association against it at $384 a year, which the association pays. That 96 tracks only the twelve phases DBPR happens to have on file; phases 7 through 12 and everything after phase 18 are absent from the state’s phase table entirely. Twelve phases of eight is 96. The DBPR phase table is demonstrably incomplete, and 96 is a stale administrative figure rather than a count of the community.

Twenty four buildings of eight, all two stories

Every residential building at Pine Haven is two stories, with four units on the ground floor and four above. There are 24 of them. The Lee County tax roll carries a maximum stories value of 2 on 192 of 192 residential parcels, with zero nulls and no other value recorded. There are no elevators.

How the story count was confirmed

This is the keystone fact on the page, because Florida’s milestone inspection and reserve study requirements both key to a three habitable story threshold, so we treated it accordingly. It has been confirmed on seven independent routes, the strongest of which is the taxing authority’s own field across the complete population of units, not a sample and not a centroid.

What two stories means day to day

There is no elevator at Pine Haven, so a second floor unit means an exterior stair every time you come home. For a retiree buyer with mobility limits this is a hard screen, and it is worth touring both floors before deciding. The tradeoff runs the other way too: second floor units have no one above them, and the association’s rules prohibit barbecuing on second floor lanais, which shapes how people use the outdoor space on each level.

The building addresses

The 24 residential buildings carry these Pine Haven Way addresses: 28100, 28101, 28120, 28121, 28130, 28131, 28150, 28151, 28160, 28161, 28180, 28181, 28200, 28201, 28220, 28221, 28230, 28231, 28250, 28251, 28260, 28261, 28280 and 28281. The 25th address, 28190 Pine Haven Way, is the common element parcel and carries the pool, the clubhouse and the courts. If a listing gives you a building address you can place it on that list before you ever drive out.

Three floor plans, not five, and what each one is

Pine Haven has three floor plans: 884 square feet, 913 square feet and 1,030 square feet of heated area. Ninety six units are 884, forty eight are 913, and forty eight are 1,030. This is the complete 192 unit census from the Lee County tax roll, not a sample, and heated area and total area are identical on every parcel.

The complete count

Where the 997 and the 950 came from

You will see 997 square feet and 950 square feet quoted for Pine Haven. Neither is a floor plan. We matched all ten Pine Haven listings from the last twelve months of MLS data against the tax roll by unit number: nine of ten agree exactly, and the single disagreement is one unit whose listing recorded 997 against a tax roll figure of 913. That one entry is the only source of the 997 figure anywhere. The 950 appears in no route at all. Sources that describe the community as “884 to 1,200 square feet” are stretching a range around numbers they never verified.

A measurement caveat worth stating

The Property Appraiser’s heated area is its own measurement standard and it can differ from the square footage stated in a declaration or produced by a private appraisal. What makes these three figures publishable is that they are the complete census from the taxing authority and that they are independently corroborated on nine of ten MLS records entered by different agents at different times. Use them to compare units within the community, and order a measurement if a specific transaction turns on the number.

Two build eras separated by a five year pause

Pine Haven was not built continuously. The 884 square foot units were built between 1983 and 1989 and account for 96 units, exactly half the community. The 913 and 1,030 square foot units were built between 1994 and 1998 and account for the other 96. No unit is recorded built in 1985, and none between 1990 and 1993.

The cross tabulation

Per year, the 884 plan runs 24 units in 1983, 24 in 1984, 16 in 1986, 8 in 1987, 8 in 1988 and 16 in 1989. The second era runs 4 of each plan in 1994, 12 of each in 1995, 12 of each in 1996, 8 of each in 1997 and 12 of each in 1998.

The pairing nobody has published

In the second era, the 913 and the 1,030 pair one for one in every single year without exception. Each building put up between 1994 and 1998 carries four of one plan and four of the other. That is a design decision visible only when you cross the tax roll’s floor area field against its year built field across the whole community, and it is not stated anywhere else.

Why listings disagree about the year built

This is why one listing says 1983, another says 1989, another 1995 and another 1998. All four can be literally true of the unit being sold. The community has two distinct products separated by a five year pause, and half the units are one and half are the other. When you are comparing two Pine Haven units, the year built is telling you which era you are in, which in turn tells you the floor plan family and the building.

What the phasing record shows

The recorded chain supports the same story. The original declaration was recorded 02/03/1983 at Official Records Book 1656, Page 2530. Addenda adding phases run through 11/03/1998, with phases explicitly named in the county index at 7, 9, 10, 16, 18, 19 and 22. The developer entity, Pine Haven Inc, has long been inactive, which is what a fully turned over build out looks like.

Does Pine Haven need a milestone inspection?

No. Florida’s milestone inspection requirement under FS 553.899 applies to condominium buildings of three habitable stories or more. Every building at Pine Haven is two stories, confirmed across all 192 residential parcels, so the community sits below the threshold that triggers the requirement. The building age gate is met; the height gate is not.

The two gates, and which one Pine Haven fails

Both gates have to be satisfied for the milestone requirement to attach. Pine Haven satisfies one, so the requirement does not apply. HB 913, effective 01 July 2025, amended this part of the statute and left the three habitable story threshold in place.

What to tell a lender who asks for a milestone report

Lenders and their condo questionnaires increasingly ask for a milestone inspection report by default, and on a 1983 Florida condominium that request is reasonable on its face. The answer is that the statutory trigger is height, not age, and Pine Haven’s buildings are two stories. If your lender wants documentation, the association is the right source for a written statement, and the story count itself is confirmable from the Lee County property record on any individual unit.

The line we will not cross

Being below the milestone threshold says one thing and one thing only: the inspection requirement in FS 553.899 does not attach. It is not a statement that the buildings have no structural issues, that no assessment will ever be levied, or that reserves are fully funded. Those are separate questions, and we answer them separately further down this page. Anyone who tells you a two story exemption means a condominium is financially or structurally in the clear is selling you something.

Does Pine Haven need a structural integrity reserve study?

No. The structural integrity reserve study requirement under FS 718.112(2)(g) is keyed to the same three habitable story threshold as the milestone inspection, and Pine Haven’s buildings are two stories. The SIRS requirement does not apply. Pine Haven does still owe ordinary statutory reserves, and it funds them.

What a SIRS is, and why buyers keep asking

A structural integrity reserve study is a specific, statutorily defined study of designated structural components, and for the associations that owe one it has been the single largest driver of fee increases and special assessments in Florida since 2024. That is why the question follows every Florida condo buyer around in 2026. On a three story or taller building it is a genuine and expensive exposure. On a two story building the requirement never attaches in the first place.

Exempt from SIRS is not exempt from reserves

This is the distinction that gets lost. A two story condominium association still owes ordinary reserves under FS 718.112(2)(f). Pine Haven funds them: the 2026 budget transfers $92,000 into a pooled reserve, up from $77,000 in 2025, and the association held $637,270.23 in reserve funds at 31 December 2025. It can also still levy a special assessment. The SIRS answer removes one specific statutory obligation, not the association’s ordinary financial life.

Why no other page tells you this

We checked. No competing page on this community addresses Chapter 718 exposure at all, and a search on Pine Haven’s milestone or SIRS status returns generic Florida vendor and law firm pages with nothing specific to this community. It is the most expensive question a 1983 vintage Southwest Florida condo buyer has, and until now nobody had answered it.

What the quarterly fee is, exactly

The Pine Haven assessment is $1,100.00 per unit per quarter for 2026, which is $4,400 a year, or about $366.67 a month. It was also $1,100 per quarter in 2025, so the fee is flat year over year. Due dates are 1 January, 1 April, 1 July and 1 October.

Where the figure comes from

Directly from the association’s 2026 approved budget, which the association publishes in full inside its own public realtor sales packet. It is also arithmetically self confirming: the 2026 approved income of $752,800 in maintenance assessments plus $92,000 in reserve assessments is $844,800, which is exactly 192 units times four quarters times $1,100. That check does not depend on reading a single scanned cell correctly, and it ties the unit count and the fee to each other.

What the internet says instead

The best figure available anywhere else is an aggregated “$367 a month” on one site and a single agent’s listing remark saying “under $400 a month.” Neither states the actual figure, the frequency, or which year it applies to. A buyer building a monthly cost model off “$367” will land in roughly the right place by luck, and will not know whether the number is current, whether it covers reserves, or what it includes.

Do all units pay the same?

The budget presents a single per unit fee with no tiers by size, so a 884 square foot unit and a 1,030 square foot unit appear to carry the same $1,100. We label that as inferred rather than verified, because an unequal share allocation, if one exists, would live in the declaration itself, which is a 64 page scanned image we have not read line by line. If you are comparing two units of different sizes, confirm the share on the estoppel.

What the Pine Haven fee actually covers

The quarterly fee covers water, sewer, trash, common area electricity and wifi, building property insurance, on site maintenance labor, grounds and landscaping, pest control, lake maintenance, pool contract, management, a parking patrol, and the transfer into reserves. It does not cover your unit’s interior, your air conditioner, your electricity, your cable or your HO-6 policy.

The 2026 budget, by category

The number that changes the monthly math

Water and sewer alone is $153,000 of an $849,800 budget, close to 18 percent of everything the association spends, and trash adds another $51,000. Together that is $204,000, or roughly $1,062 per unit per year, about $89 a month, that you do not pay to a utility separately. When you compare Pine Haven’s $366.67 a month against a community whose fee excludes water, sewer and trash, you are not comparing the same thing, and the gap is bigger than the headline numbers suggest.

What you pay for yourself

The association carries property insurance on the buildings. You carry your own HO-6 policy for your interior, your contents and your liability, and you should ask your agent about loss assessment coverage specifically. Your unit’s air conditioner is yours: owners pull their own mechanical permits with the City of Bonita Springs, and the permit record shows a steady stream of owner filed air conditioner changeouts. Your electricity, your cable and your streaming are yours. There is an on site maintenance presence funded at $94,000 a year in labor, which is unusual at this price point and shows up in how the grounds look.

How the association held the fee flat for 2026

The association held the assessment at $1,100 a quarter while increasing reserve funding by $15,000, and it paid for that with a property insurance line that came in far under budget. Budgeted property insurance fell from $235,000 in 2025 to $175,000 in 2026, a reduction of about 25.5 percent. Actual 2025 spend was $193,972.98.

The insurance story, in three numbers

The 2025 favorable variance was $41,027.02. For anyone who has watched Southwest Florida condominium insurance premiums over the last four years, a 25 percent cut in the budgeted line is the headline, and it is sourced directly to the association’s own approved budget rather than to a market commentary.

The swap inside the budget

Look at the income side and you can see exactly how the flat fee was engineered. The maintenance assessment fell by $14,998, from $767,798 to $752,800. The reserve assessment rose by $15,000, from $77,000 to $92,000. Total per unit assessment: unchanged at $1,100 a quarter. The association moved money out of operating and into reserves without asking owners for more, which is the outcome you want to see and is not what most Florida associations managed for 2026.

And the association closed 2025 in surplus

The 31 December 2025 financial statements show net income of $91,897.01 against a $774,598 budget, roughly 11.9 percent favorable. Accounts receivable stood at $15,119.89 against $844,800 in annual assessments, about 1.8 percent, which is a low delinquency posture for a Florida condominium of this age and price point.

Two overruns, disclosed

For completeness, not everything came in under. Tree trimming ran $23,508 against an $8,000 budget in 2025, and grounds maintenance ran $54,811 against $51,000. The association raised the tree trimming line to $13,000 for 2026. These are small against an $849,800 budget, and we mention them because a page that only reports the favorable variances is not telling you the truth about a budget.

Reserves: what is held, and what is coming

Pine Haven held $637,270.23 in reserve funds at 31 December 2025 and is funding reserves at $92,000 for 2026 on a pooled basis. Total estimated replacement cost across all reserve components is $1,474,193. Two components sit at zero years remaining, and the largest single upcoming draw is a community wide repaint at $425,000, due in about three years.

Where the money sits

Why we will not publish a funding ratio

You can divide $637,270 by $1,474,193 and get a tidy looking ratio, and that ratio would be wrong and misleading. Pine Haven uses pooled reserves, where adequacy is measured against the accumulated required balance given each component’s remaining useful life, not against gross replacement cost. A pooled reserve holding a modest fraction of total replacement cost can be entirely adequate. Any page that hands you a funding ratio for a pooled reserve without the underlying study is guessing, and we would rather tell you that than join in.

The component schedule, in full

The honest read on near term pressure

Two lines sit at zero years remaining: the $125,000 insurance deductible reserve and the $12,000 financial audit. The three year funding plan runs $92,000 a year with scheduled expenditures of $237,000 in year one, $20,000 in year two and $12,000 in year three, and the projected reserve balance dips to $498,923 in the middle year before recovering to $610,923. The repaint at $425,000 is the largest single item on the schedule and it is three years out. None of that is alarming for a 24 building community; all of it is worth knowing before you write an offer, and it is the sort of thing a seller should expect a well prepared buyer to raise.

The roofs, building by building

Every roof at Pine Haven was replaced between February 2014 and January 2018, across four campaigns, and the reserve study shows 14 to 18 years of remaining useful life on a 25 year schedule. There have been no roof permits filed since January 2018. This is confirmed on two independent sides: the association’s reserve schedule and the City of Bonita Springs permit database.

The four campaigns

That is 23 re-roof permits in total. The roofs are now 8 to 12 years old on a 25 year cycle, which is why the reserve study carries 14 to 18 years remaining rather than a near term replacement.

Two permits that closed expired, flagged not editorialised

Of the eleven January 2018 Irma re-roof permits, nine were finaled and two closed with a status of expired: 28100 and 28180 Pine Haven Way. An expired permit means the permit lapsed without a final inspection. It does not establish that the work was not done, and we are not going to pretend it does. If you are buying in either of those two buildings, it is a fair and specific question to put to the association in writing, and it is exactly the sort of question a buyer should be asking rather than accepting a general assurance about roof age.

Forty five years of association collection activity

The Lee County official record carries 136 association liens against Pine Haven units between 1981 and 2026, touching 44 of the 192 units. The shape matters more than the total: 63 of those 136, close to half of 45 years of collection activity, fall in the four years from 2008 to 2011. Since 2020 there have been six.

The curve

How to read this, and how not to

An association claim of lien against a single delinquent unit is ordinary collection. It exists in essentially every Florida condominium and it is not evidence of distress at the community level. The raw figure of 136 liens over 45 years, stripped of its shape, reads as alarming and would actively mislead you. What is informative is the trend: heavily concentrated in the financial crisis, then close to zero for six years, across 192 units. That is a community whose collection problem was a 2008 problem.

It also lines up with the balance sheet. Accounts receivable of $15,119.89 against $844,800 in annual assessments is about 1.8 percent, which is what a low delinquency community looks like in the accounting as well as in the county record.

Where the number comes from

We searched the Lee County Clerk’s official records index for party name beginning with “Pine Haven,” both grantor and grantee, from 01 January 1980 to 12 August 2026, with a record cap of 2,000. It returned 1,326 records of 1,326, so the cap was never reached and this is the complete index rather than a page of it. Filtering to the residential condominium association, and excluding the separate Pine Haven Plaza commercial condominium, isolates 641 association records. Of those, 136 are liens.

What has already been built and paid for

Pine Haven’s association has filed ten notices of commencement between 1998 and 2019, covering carports, a front entrance gate, parking lot resurfacing, deck replacement, porch and handrail work and pool work. A notice of commencement is filed before permitted construction, so this is a capital project history, and it speaks directly to the question of what a future assessment would still need to pay for.

The record

The carports, confirmed on both sides

The association added carports in 2017 and amended the declaration in the same year to make them limited common elements. The City permit for “Carports,” project name “Pine Haven Carports,” was applied 30 May 2017 and finaled 11 January 2018. The recorded amendment for limited common elements and carports was recorded 21 August 2017. Both sides of that project are verifiable in the public record, which is a good sign about how the association documents its work.

Three items we will not characterise

• The 2013 to 2014 Tri-Town contract was terminated twice, with the association filing a fresh notice of commencement between the two terminations. That is a contractor change mid project, not a completed job, and we will not describe the work as completed without confirming it with the association.
• The 2019 pool resurfacing was permitted twice and both permits closed void and expired. The reserve study carries a pool deck and resurface line with one year remaining, which is consistent with a resurface that has since been done or is imminently due. We do not know which, and we are not going to guess.
• The 2015 front entrance gate permit is expired. The gate demonstrably exists and operates, with bar code entry, a keypad, a pass system and a funded parking patrol. The likeliest explanation is that the permit lapsed without final inspection or the gate was completed under another permit. It would be wrong to publish that the gate is unpermitted, and we are not doing so.

The question worth asking the association

What was the 2008 project, and how was it funded. Four permits filed on one day in the same year the lien curve peaks is the single most interesting unanswered item in this community’s record, and the answer would close the special assessment question from the only side that can actually close it. The manager is Guardian Property Management, reachable at 239-514-7432.

Special assessments: what the record can and cannot tell you

No special assessment appears in the association’s 2026 approved budget, its 2025 year end financial statements, or the complete Lee County recorded document index for the association from 1981 to 2026. That is a genuinely informative result, and it is not the same thing as a claim that no special assessment has ever been levied here. We will explain exactly why.

What we checked

• The 2026 approved budget, full income and expense detail: no special assessment line.
• The 2025 income statement through 31 December 2025: no special assessment line.
• The 31 December 2025 balance sheet: no special assessment receivable.
• The 2025 cash flow report, all twelve months: no special assessment inflow.
• The complete Lee County official records index, 1,326 records, 1980 to 2026: zero records of any assessment document type, and zero occurrences of “assess” in any document type or legal description.

Why we stop short of the stronger sentence

A Florida condominium special assessment is a board action adopted at a noticed meeting, and it is recorded in the association’s minutes. It is generally not a recorded instrument in the county’s official records. The county’s own document type vocabulary has no special assessment type at all. So a null result in the recorded index is real evidence about what was recorded, and it is not proof that no special assessment was ever levied. Meeting minutes sit behind the association’s owner login, which means neither we nor any competing site can reach them.

The defensible statement, which is what we will stand behind: across the full official records index for Pine Haven Condominium Association from 1981 to 2026, the association’s recorded activity consists entirely of routine per unit collection and ordinary corporate filings, and no recorded instrument levies or references a community wide special assessment.

Two things that are not special assessments

1. Budget line 7021, “Proposed and special projects,” $35,000. This is an ordinary operating line funded by the regular assessment, present in both 2025 and 2026. The word “special” in a budget line is not a special assessment.
2. Balance sheet liability “Note payable insurance,” $46,656.52. This is routine insurance premium financing, standard practice for Florida condominium associations. It is not a deficit loan.

How you actually close this before you close

Order the estoppel certificate and read it, and request the last twelve months of board meeting minutes from the association in writing during your inspection period. Florida law entitles a buyer to a defined set of condominium documents before closing, and the minutes are where a pending or contemplated assessment would first appear. Any agent who tells you the public record settles this question has not read the public record.

Is Pine Haven FHA approved? Is it VA approved?

Pine Haven does not appear in HUD’s FHA condominium database in any status, and it does not appear in the VA’s condominium register in any status. Both were searched on 12 August 2026 by project name statewide, by city, and with the status and approved-only filters deliberately set to show everything. Neither absence means an FHA or VA buyer has no path.

FHA, searched three ways

Status was set to All on every route deliberately, so this is not “not currently approved.” HUD’s database has no approved, expired, rejected or withdrawn record for the project at all. We confirmed the name field itself works by searching a project name we had already seen in the Bonita Springs results, which returned exactly one record.

VA, searched two ways

The approved-only checkbox was left unchecked on every run, so each search covered the full register rather than the approved subset. We confirmed the name field matches on a contained substring, not only a prefix, which makes the Pine Haven zero result stronger rather than weaker.

What this does and does not mean for a buyer

It does not mean you cannot buy here with an FHA loan. FHA has offered Single-Unit Approval for individual units in unapproved projects since October 2019, and the county level results show live single unit approval activity in Bonita Springs: eight of the 25 Bonita Springs records are single unit approval decisions. The accurate statement is that the project is not FHA approved, so an FHA buyer’s path runs through Single Unit Approval and belongs with their lender early, not at the last minute.

The same discipline applies to VA. Absence from the register is a statement about the register. Route the loan path itself to a lender who has done a Southwest Florida condominium single unit approval before, and start that conversation before you write the offer rather than after.

Why this section exists at all

No competing page on this community carries warrantability, FHA approval, VA approval or owner occupancy. These are the decisive questions on a Florida condominium under $260,000, they are ranked 15th and 16th of the forty highest intent questions we harvested for this community, and nobody had answered them. We can, from the two federal registers themselves, and you can re-run both searches yourself at the links in the sources section.

Who owns at Pine Haven

About a quarter of Pine Haven’s 192 units carry a Florida homestead exemption. Thirty seven percent have the tax bill mailed to the unit itself. Sixty seven percent have an owner whose mailing address is somewhere in Florida. Those are three different questions with three different answers, and no other page about this community publishes any of them.

We measured all three across the complete 192 parcel tax roll from the Lee County Property Appraiser, not from a sample and not from listing data.

Why three numbers and not one

These are not competing estimates of the same thing, and anyone who averages them has misunderstood all three. Homestead is a legal status. A mailing address is a behavior. Florida domicile is a residency. If a lender, an insurer or a listing agent quotes you an owner occupancy figure for Pine Haven, ask which of these three they mean, because the answer moves by more than forty points depending on the definition.

One important limit, stated plainly: all three are proxies computed from the public tax roll. None of them is the owner occupancy certification a lender collects from the association. Only Pine Haven Condominium Association can supply that document, through Guardian Property Management. If your loan turns on the number, order the certification and do not rely on ours.

Sixty three of the 192 units, 32.8 percent, have an owner mailing address outside Florida. The largest out of state groups are New York with 25 units, then Illinois and Pennsylvania with six each, then Ontario with four, Wisconsin with three, and Texas, Massachusetts and Indiana with two each. That Ontario cluster is a real Canadian ownership signal in a community of this size.

Forty six units, 24.0 percent, are held in an entity style name such as an LLC, a corporation or a trust. That is not the same as investor ownership, because Florida owners routinely title a second home in a trust for estate reasons.

On concentration, which matters because it is a conventional warrantability criterion: no single owner or entity holds more than about 3.1 percent of the units. The ten percent single owner threshold that trips up so many Florida condominium loans is not close to being an issue here.

Renting your unit out: the investor rules

Pine Haven permits a 30 day minimum lease, a one year maximum term, and no more than two leases per unit per calendar year. Board approval is required and the association has 30 days to approve or deny. Subleasing is prohibited outright. Read together, those rules make Pine Haven tolerant of seasonal rentals and hostile to short term ones.

Every figure below comes from the Pine Haven Rules and Regulations revised 10/26/2024 and the association’s own FAQ sheet, both published in full inside the public sales packet on the association’s website.

What this actually means if you are buying to rent

You can run two seasonal tenancies a year, or one annual tenant, and that is the ceiling. There is no nightly or weekly rental play here and there is no path to one, because the 30 day floor and the two lease cap work together. If your model depends on turning the unit more than twice a year, Pine Haven is the wrong building and no amount of board goodwill changes that.

What you get in exchange is a community where the neighbours are not running a hotel either. The same rule that caps your income caps everyone else’s turnover, which is a large part of why a 1983 to 1998 condominium in this price band still shows the collection history it does.

One more thing sellers should know. The $500 tenant deposit is forfeited if it is not claimed within one year of the tenant moving out. The association’s balance sheet at 12/31/2025 carried $52,500 in security deposits, which is 105 deposits on hand. That is a cumulative figure going back to 2017 and it is not a count of current tenancies, so do not let anyone present it as one.

Renting at Pine Haven: the tenant path

If you want to rent at Pine Haven rather than buy, expect a real screening process. Applications run through TenantEvaluation, property application code 12852, with a $150 application fee, a criminal background check on every adult occupant, two personal reference letters per adult, and a board decision within 30 days. You cannot move in before approval.

The reference requirement is stricter than most people expect. Relatives, rental agents and unit owners may not be used as references. That rules out the three sources most applicants reach for first, so line up two genuinely independent references before you apply.

The association also publishes its credit standard, which is unusual and worth knowing in advance: a credit score under 640 is expressly listed as an indicator of financial irresponsibility and grounds for denial. It is not an automatic bar, because the board retains discretion, but it is written down.

Adults living in the unit who are not on the title have to submit their own tenant applications and renew them every year, even when the owner is family.

The renewal deadline that turns off your gate access

Leases at Pine Haven renew annually through a renewal packet from the management company, and the association states the consequence of missing it in capital letters in its own documents: any lease that is not renewed on time will have gate access terminated. In a gated community with bar code entry, that is not a paperwork nuisance, it is the difference between driving in and not. Renewals do not require a fresh background screening, so the cost of staying current is low and the cost of forgetting is high.

Practical detail that catches people: bar code stickers cost $30.00 and you have to bring the vehicle in person to Guardian Property Management to get one. They are not mailed. Pool access runs on a separate fob, also purchased through Guardian, and a renter needs a valid lease on file to buy one.

Pets at Pine Haven

One pet per unit, 25 pounds maximum at full grown weight. That is a hard number, it comes straight from Rules item 23, and it disqualifies a meaningful share of buyers. We are not going to soften it, because finding out at the application stage is worse than finding out here.

The rest of the pet policy:

• Written application to the Board of Directors is required, indicating the type of pet. The board has discretion to accept or deny.
• A $100.00 pet deposit, one time and non refundable, payable to Guardian Property Management.
• Current veterinarian records are required, including at lease renewal.
• A leash is required any time the pet is outside the unit.
• Owners are responsible for cleaning up after their pet, and pets must be kept quiet enough not to disturb neighbours.
• No pets of any type near the pool area or the clubhouse. That is a separate rule, item 56, and it is absolute.
• Approval attaches to that specific animal and expires when that pet is no longer on the property. A replacement pet needs a new application.

If you have two animals, or one animal over 25 pounds, the honest answer is that Pine Haven does not work for you as written. Service and assistance animals are governed by federal fair housing law rather than by association rules, and that is a conversation to have with the association and your own counsel rather than one to resolve from a web page.

Occupancy limits and guests

Pine Haven limits occupancy in a way that is more specific than most Florida condominium communities, and the limits are worth reading before you make an offer. Units are single family residence only, and occupancy must fit one of three configurations set out in Rules item 2.

“Immediate family” is defined narrowly and on purpose. It means parents, grandparents, children and grandchildren only. Cousins, aunts, uncles, nieces and nephews are expressly excluded, which surprises multigenerational buyers who assumed a family exception would cover them.

Where the association’s own two documents disagree

We are flagging this rather than picking the convenient number. The association’s FAQ sheet says occupancy is “no more than five (5) immediate family members.” The Rules and Regulations item 2b, revised 10/26/2024, says no more than four, with five permitted only when one occupant is a child under two.

The Rules are the later instrument and the more specific one, so the Rules control and four is the operative number. If occupancy count is load bearing for your purchase, get the answer in writing from the association before you sign, because the discrepancy is in their documents and not in our reading of them.

Guests are governed separately, under Rules items 3 and 4:

• A non related guest staying while the owner is away requires paperwork filed with the association at least 10 days before occupancy, with registration forms on file with management.
• Owners are limited to two non related guest occupancies per calendar year.
• Related guests are permitted with the owner absent, and registration forms are still required.
• Any guest staying more than 30 days must go through the full tenant evaluation approval process. A long visit becomes a tenancy in the association’s eyes at day 31.
• Owner guests carry a green pass. Tenant guests carry a red pass dated to expire at the end of the lease.

Parking and vehicles

Each unit gets one reserved parking space and a maximum of two vehicles with permanent overnight parking privileges, each requiring a $30.00 bar code sticker. The second vehicle parks in designated guest areas. Enforcement is real: one warning, then the vehicle is booted or towed at the owner’s expense, and the association budgets $29,000 for parking patrol in 2026.

The carports were added in 2017 and were recorded as limited common elements by an amendment filed 08/21/2017, confirmed on both the county clerk record and the city permit file.

The vehicles that cannot park here

This list is longer than most buyers expect and it is a genuine disqualifier for some:

Commercial vehicles, trucks with ladders or ladder racks, motorcycles, scooters, boats, trailers, RVs and campers are all prohibited.

If you ride a motorcycle, or you drive a work truck with a rack on it, Pine Haven does not have a place to put it. There is no boat or RV storage area on the property. Repair and replacement vehicles are not permitted in the complex after 9:00 pm except in an emergency.

The remaining vehicle rules are ordinary but enforced: no parking on grass or sidewalks, no parking in cross marked areas, no car washing and no vehicle repair anywhere on the premises including fluid changes, and inoperable or unregistered vehicles are removed after five days notice. Tampering with a bar code gets it deactivated and access revoked.

Bar codes have to be obtained in person with the vehicle present at Guardian Property Management in Naples. They are not issued remotely and they are not mailed, so budget a trip.

Amenities, from the association itself

Here is the association’s own description, in its own words, rather than an aggregator’s guess: “Pine Haven is a gated community to add safety and security to the community. Pine Haven consists of 1 pool with a small clubhouse area with a screened in lanai and bathrooms. Pine Haven also has a tennis/pickleball court and a bocce ball court along with two ponds which allows fishing for residents and guests in the community.”

The pickleball court and the bocce court are the interesting entries here. Neither appears in the Lee County Property Appraiser’s amenity record for this complex, which lists only clubhouse, community pool and tennis court. That county record is what most listing sites reproduce, which means the pickleball and bocce almost certainly do not appear on any other page about Pine Haven. The county is not wrong so much as out of date: the tennis court is now dual marked.

What Pine Haven does not have

Saying what is absent is as useful as listing what is present, and the association is direct about it: “There are no playgrounds, playground equipment or designated play areas for children on the property.” That is a quote, not our characterisation.

There is also no designated barbecue or picnic facility in the association’s amenity description. Grilling is treated as a resident activity governed by a safety rule rather than as an amenity: barbecuing is prohibited on second floor units and outside any front entry, must happen at least 10 feet from the building, and no propane may be stored in sheds or units under the Bonita Springs fire code. If a listing tells you Pine Haven has a barbecue and picnic area, ask where it is, because the association does not describe one.

There is no gym, no golf course, no marina and no restaurant on site. Pine Haven is a modest, well kept, self contained community, and the fee reflects exactly that.

The rules that surprise people

Most condominium rule sets are predictable. Pine Haven’s has a handful that consistently catch new owners and tenants off guard, and they are all in the Rules and Regulations revised 10/26/2024. None of these is a reason not to buy. All of them are better learned now than by receiving a violation letter.

• No drones on the property without prior board approval, item 45.
• No wind chimes on the front or back of any building, item 9.
• No live plants outside the lanais or on outside lanai decking, item 11.
• No drying clothes, towels or rugs outside, item 9.
• Nothing outside your front entry. No tables, chairs, ice chests or even shoes, under the Bonita Springs fire code, item 8.
• A 10:00 pm noise and loitering curfew anywhere on the property, item 40.
• Feeding wildlife anywhere on the grounds is prohibited, and the rule names ducks, birds, feral cats and raccoons specifically, item 36.
• Fishing is catch and release only and all fish must be returned to the lake. Swimming or wading in the ponds is prohibited, items 37 and 38.
• No smoking, including e-cigarettes, in the pool area or the clubhouse, items 53 and 62.
• No glass and no rafts at the pool, items 57 and 58.
• Pool guests are limited to two per residence and a resident has to be with them, item 48.
• An adult must accompany any child under six outside the unit, item 32, and any child under 14 at the pool, item 49.
• Roadways, sidewalks, parking areas, the pool area and the tennis court are not play areas. No bicycling, skating, rollerblading or skateboarding in them, item 30.
• No satellite dishes or exterior wiring without written board consent, item 12.
• No exterior alterations of any kind without written board approval, item 13.
• Tampering with a gate or a camera carries a minimum charge of $500.00 per offence, assessed to the unit owner, item 42.
• Mailboxes are association property. The original supply was three keys per box, two for the owner and one for a tenant, locks may only be replaced by the original installer at owner expense, and tampering is a federal offence, item 44.
• Storage sheds on the side of the buildings are the designated place for bicycles and similar items. Nothing may be stored outside units otherwise, items 5 and 7.

The through line is a small association trying to keep a 192 unit property looking uniform and staying inside the fire code on walkways it does not have the width to spare. Read items 5 through 13 in full before you close, because they are the ones that govern what you can do to the outside of what you just bought.

Buying at Pine Haven: the application process

Every purchase at Pine Haven goes through association approval. Applications run through TenantEvaluation, property application code 12852, using the “apply to buy a property” path, and the association has 30 days to approve or deny. You will need a fully signed sales contract before you can apply, so build the approval window into your contract dates.

What the purchase application requires, from the association’s own packet:

• A sales contract signed by all parties. The application cannot be started without it.
• Photo identification for every adult 18 and over who will occupy the unit.
• Two personal reference letters per adult occupant. Relatives, rental agents and unit owners are not accepted, which is the same restriction the rental side carries.
• The Rules and Regulations signed and initialled. You are attesting that you have read the document, so read it.
• A criminal background check on each adult occupant.

Two things the public record does not settle, and we would rather say so than guess. The purchase application fee amount is not published in the association’s public packet; TenantEvaluation collects it directly and the figure is not stated. And we found no published right of first refusal or transfer fee, but neither did we find an affirmative statement that none exists, because those terms would live in the declaration image, which we did not read. Ask the association for both before you write an offer.

Build the approval window into your contract

Thirty days is the association’s outside limit, not a typical timeline, but a contract that does not allow for it is a contract that can miss its own closing date. The practical sequence is contract, then application, then approval, then close. Adults who will live in the unit but are not on the title have to file their own applications, which is the step most often discovered late.

One more item that catches buyers on move-in day: gate bar codes are $30.00 each, you may have up to two, and you have to bring the vehicle in person to Guardian Property Management in Naples to get one. They are not mailed. Pool access is a separate fob, also from Guardian.

Selling at Pine Haven: estoppel and what you owe

If you are selling at Pine Haven, the association document your closing turns on is the estoppel certificate, and Pine Haven’s is $250.00. It is ordered through Guardian Property Management, and the association names Monica Wiggins as the estoppel contact. Guardian can be reached at 239-514-7432.

An estoppel certificate is the association’s written statement of exactly what the unit owes as of the closing date: regular assessments, any arrears, late fees, and any charges the owner has accrued. Your title company or closing agent orders it, the amount is settled at closing, and no Florida condominium sale closes without one. Florida statute governs both the maximum fee an association may charge and how quickly it must deliver the certificate, and your closing agent will confirm the current figures for your file. What we can tell you first-party is Pine Haven’s own published price, which is the $250 above.

What a Pine Haven seller should have ready

• Your assessment account current. The 2026 assessment is $1,100 per quarter, due January 1, April 1, July 1 and October 1. Anything outstanding lands on the estoppel and comes out of your proceeds.
• The buyer’s application started early. The association has 30 days, and the approval is the long pole in most Pine Haven closings.
• Your pet, vehicle and gate records straight. Bar codes, pool fobs and pet approvals do not transfer with the unit.
• The association’s own sales packet. Pine Haven publishes an 18 page realtor sales package containing the 2026 budget, the reserve schedule, the balance sheet, the income statement, the cash flow report and the Rules and Regulations revised 10/26/2024. It is public, it is free, and a buyer who reads it before making an offer is a buyer who does not renegotiate later.

Assessments are payable to the association rather than to the management company, they run through CINC Systems, and the association asks that the unit number appear in the memo line. That detail causes more misapplied payments than any other item on this page.

Twelve months of closed sales

Seven units sold at Pine Haven in the twelve months to 12 August 2026, at a median price of $200,000. Three more were listed and unsold on the same day. That is 3.65 percent of the community turning over in a year, which is a low, stable turnover rate, and it is measured rather than estimated.

Every sale below comes from the Southwest Florida MLS, pulled on 12 August 2026 and verified by two independent keys: once by subdivision name and once by street name, which returned the identical seven listings rather than merely the same count.

The three units listed and unsold on 12 August 2026: unit 95 at 913 sq ft asking $259,000, unit 97 at 884 sq ft asking $239,900, and unit 66 asking $229,000.

How to read the days on market number honestly

The median time to sell was 47 days. We publish the median rather than the average on purpose, because unit 25 sat on the market for 474 days, more than four times the next longest listing, and it pulls the average up by 66 days to a number that describes no actual Pine Haven sale. If another page quotes you a Pine Haven days on market figure well north of a hundred, that is the outlier talking.

The other honest reading in that table is the outcome split. One unit sold above its asking price, one sold at asking, and five sold below. Across all seven, sellers listed for $1,520,900 in total and collected $1,461,500, an aggregate discount of $59,400.

At seven sales a year against three active listings, Pine Haven carries roughly 5.1 months of supply, which is a balanced market leaning slightly toward the buyer.

The gap between what sellers ask and what buyers pay

Here is the single most actionable number on this page. Pine Haven sellers are currently asking about $261 per square foot. Pine Haven buyers are actually paying about $225 per square foot. That is a gap of roughly 16 percent, and it is measured from the same MLS pull as the sales table above.

Both figures were computed two different ways as a check. Achieved price came out at $224.90 per square foot weighting each sale equally, and $224.54 weighting by dollars. Asking price on the three live listings came out at $261.58 and $260.52 by the same two methods. The two routes agree closely enough that the gap is real and not an artefact of how it was calculated.

Across the seven closed sales, the community achieved 96.00 percent of asking price, calculated as the average of each sale’s own ratio.

If you are selling, the gap is the price of optimism. The two units that sat longest, 474 days and 138 days, are the two whose pricing the market argued with. The three that sold in under 30 days did not. In a community with three active listings and roughly seven buyers a year, being the best priced of three is worth more than any staging decision you can make.

If you are buying, the gap is your negotiating room, but it is not a license to lowball. Five of seven sales closed below asking, and the largest single discount was $20,000. The unit that sold above asking did so by $2,000, in 16 days, at 1,030 square feet. Well priced Pine Haven units do move.

How Pine Haven compares to the eight condominium communities closest to it

Pine Haven achieved a higher share of its asking price than any other Bonita Springs low rise condominium community in its price band over the last twelve months, at 96.00 percent, and it sold second fastest of the eight on median days on market at 47 days. That is measured against named communities, not against a countywide average.

The communities we compared it to, and the rule that chose them

We did not pick these by hand. We set a rule first, then ran it, and every community the rule returned is shown here whether it flattered Pine Haven or not.

A Bonita Springs community is included if it meets all four tests: it is coded Low Rise, one to three stories, which is the same product class as Pine Haven’s twenty four two story buildings; it closed at least seven sales between 12 August 2025 and 12 August 2026, which is no fewer than Pine Haven’s own seven, so no community’s median rests on a thinner base than the target’s; its median sold price falls between $100,000 and $300,000, which is Pine Haven’s $200,000 give or take fifty percent; and it survived a second, independent verification key.

That rule returned seven neighbours plus Pine Haven itself. All eight are below.

The table

Bonita Springs low rise condominium communities, closed sales 12 August 2025 to 12 August 2026, sorted by median sold price. Source: Southwest Florida MLS, pulled 12 August 2026.

Days on market is the median in every row. We do not publish the average for any community on this page, because averages in a market this thin are moved by a single long listing. Pine Haven is the clearest illustration of why: its own average is more than double its median, and the median is the number that describes what actually happened to most sellers.

What a Pine Haven seller should take from this

Two of these columns matter to you and the rest are context.

Share of asking price is the one Pine Haven wins outright. At 96.00 percent, Pine Haven sellers kept more of their asking price than sellers in any of the seven neighboring communities, ahead of Bermuda Park at 95.80 percent and Worthington at 92.30 percent. The spread between the top and the bottom of this table is 3.7 percentage points, which on a $200,000 sale is about $7,400. Pricing is doing real work here.

Median days on market says the same thing a different way. Forty seven days puts Pine Haven second of eight, behind Bermuda Park’s forty six and ahead of six communities that sit between fifty nine and ninety three days. A community that sells near asking and sells quickly is a community where buyers are not waiting for a discount.

Months of supply is where Pine Haven is unremarkable, and we would rather say so. At 5.1 months Pine Haven sits mid pack, faster than Gardens of Bonita Springs at 9.0 and Bermuda Park at 8.6, slower than Imperial River at 3.0 and Vanderbilt Lakes at 4.2. Three active listings against seven sales a year is a balanced market, not a seller’s market.

What a Pine Haven buyer should take from this

The same table read from the other side. Pine Haven is not where you find a distressed discount in this band, because the community is not producing them. What you are buying at roughly $220 per square foot is the middle of the range: more than Bermuda Park at $166 and Worthington at $184, less than Gardens of Bonita Springs at $236. Bring a realistic offer and expect it to be taken seriously.

Bonita Fairways, the community buyers keep asking about

Bonita Fairways came up often enough in the questions we harvested for this community that we measured it even though our own rule excludes it.

It is excluded on price. Bonita Fairways closed fourteen sales in the same twelve months at a median of $317,500, which is above the top of Pine Haven’s band and roughly 59 percent above Pine Haven’s median. Its median days on market is 45.5 and its share of asking price is 96.92 percent.

So the honest answer to “should I look at Bonita Fairways instead” is that it is a step up in price rather than an alternative at the same price. Both communities sell quickly and close near asking. If your budget is the $200,000 range, Pine Haven and the seven communities in the table are your comparison set and Bonita Fairways is not.

How to check this yourself, and one thing that will trip you up

Every figure above came from two searches of the Southwest Florida MLS: closed sales in Bonita Springs coded Low Rise for the twelve months ending 12 August 2026, and the matching active inventory on the same day. We read the count three times and computed each statistic two different ways before publishing it.

One warning if you re run this. The MLS carries a community’s sales under more than one name, and grouping by the subdivision field alone will invent communities that do not exist. Worthington’s thirty three sales are filed under seven different subdivision names in that field, two of which look like separate communities and are actually streets inside it. We grouped on the development field and confirmed each community a second time by street name. It is the difference between a comparison you can rely on and a table that quietly counts one community three times.

Why no other page shows you this

We have not found a competing page on this community that compares it to a single named neighbour on a single measured yardstick. Most show the community’s own listings and stop there. Reporting Pine Haven’s own numbers back to you tells you nothing about whether 47 days is fast or 96.00 percent is strong, because those numbers only mean something next to the communities a buyer or seller is actually choosing between. That comparison is the whole point, and it is the part that takes the work.

What flood zone is Pine Haven in?

Every parcel at Pine Haven sits in FEMA Zone X, outside the Special Flood Hazard Area. The governing map is FIRM panel 12071C0659G, effective 17 November 2022. The zone subtype is the 0.2 percent annual chance coastal band, and no Base Flood Elevation is published for these parcels.

We did not check one address and assume the rest. We pulled all 193 parcels from the Lee County parcel service, downloaded the FEMA flood polygons, and tested each parcel individually. All 193 returned Zone X. None returned Zone AE. None failed to match. All 25 building addresses land in the same zone.

That per parcel test matters more than it sounds, because a Zone AE polygon genuinely does sit adjacent to Pine Haven. A lazy query drawn around the property returns that AE polygon, which carries a 9 foot base flood elevation, alongside the correct Zone X one. It contains no Pine Haven parcel. Anyone who reports Pine Haven as partially in AE has drawn a box rather than tested a parcel.

What Zone X does and does not mean for your insurance

This is where we are going to be narrower than the listing sites, on purpose.

Because Pine Haven is not in a Special Flood Hazard Area, the federal mandatory purchase requirement that attaches to Zones A and V does not apply here. That is a statement about a federal mandate. It is not a statement about what your particular lender will require, and it is not advice about what a prudent owner should carry. Lenders may impose their own requirements, and plenty of Zone X property owners carry flood coverage by choice at Zone X pricing, which is generally well below SFHA pricing.

You may also see a legacy flood code attached to Pine Haven in MLS data. Codes of that vintage are pre 2000 FIRM nomenclature for the same 0.2 percent band, so they agree with our finding in substance while using labels the current effective map retired. Cite the panel and its effective date, not the legacy code.

One caveat we will not skip: flood zone is determined per parcel and per structure, and it can change with a map revision, a Letter of Map Amendment or a Letter of Map Revision. You can re-run this yourself at the FEMA Map Service Center at msc.fema.gov/portal/search.

Evacuation zone, storm surge, and what a hurricane means here

Pine Haven is in Lee County evacuation Zone B, storm surge zone 2. As with the flood zone, this was measured across all 193 parcels rather than sampled, and all 193 returned Zone B. A Zone A polygon, surge zone 1, overlaps the surrounding area but contains no Pine Haven parcel.

Zone B is not the first zone called in a Lee County evacuation and it is not the last. In a major storm you should expect to be asked to leave, and you should plan for it rather than treat a B designation as a reason to stay. Lee County publishes the current zones and the order they are called at map.leefl.gov/evacuationzones, which is the authoritative lookup and takes about ten seconds.

You should also know what the evacuation zone is measuring, because it is a different question from the flood zone. The FEMA flood zone prices your insurance. The county evacuation zone tells you when to leave. A property can sit outside the Special Flood Hazard Area, as Pine Haven does, and still be in an evacuation zone, as Pine Haven is, because surge modelling and flood insurance rate mapping are built for different purposes. Any page that treats those two as the same fact is misleading you about one of them.

Hurricane Ian and Hurricane Irma in the permit record

Pine Haven filed no Hurricane Ian structural or roofing repair permits with the City of Bonita Springs. We checked 35 permits applied for Pine Haven Way on or after 1 September 2022, and not one references Hurricane Ian, storm damage, wind damage or water damage.

We then swept all 207 residential permit descriptions for the terms IAN, HURRICANE, STORM, WIND DAMAGE and WATER DAMAGE. That returned 16 hits, and every single one resolves to something other than Ian: the January 2018 Hurricane Irma re-roof set, a 2018 Irma truss replacement, a 2010 interior water damage remodel, and a March 2022 roll down screen whose product name happens to contain the word storm, filed months before Ian made landfall.

Hurricane Irma, in September 2017, did generate filings. Eleven re-roof permits were all applied on 23 January 2018, each described as “RE-ROOF FS DAMAGE FROM HURRICANE IRMA,” plus one truss replacement. Nine of the eleven closed as finaled. Two closed as expired, on buildings 28180 and 28100, which we flag as a record fact and do not editorialise: an expired permit means the permit lapsed, not that work was or was not done.

What this finding is, and what it is not

This is a verified absence of filings, and it is a strong one, because a 24 building community that took structural or roof damage in Ian would have needed permits from this same city department that has 207 other records for this address. It is not the same statement as “Pine Haven took no damage in Hurricane Ian.” Interior damage below the permit threshold, insured contents losses and landscape damage would not appear in a permit database at all.

The distinction is worth holding onto, because it is the same category of care the rest of this page tries to apply. We can tell you exactly what the public record contains. We will not tell you what it does not contain and call that the same thing.

Where Pine Haven sits, and what is around it

Pine Haven sits on Pine Haven Way in Bonita Springs, inside the city limits and in Lee County, just east of Old 41 and off Bonita Beach Road. The Lee County detail is not trivia. It decides which building department pulled every permit on this page, which county evacuation zone applies, and which school district serves the address. Bonita Springs sits on the Lee and Collier county line and gets miscategorised constantly.

Here is how the association itself describes the location: Pine Haven is “conveniently located close to Interstate 75 and the sunny beaches of Bonita Springs,” is “nestled between two other cities, Naples and Ft. Myers,” “sits close by the intersection of Old US 41 and Bonita Beach Road,” and is “near the Southwest International Airport.”

Why we are not giving you drive times

Most pages about this community publish a confident list of distances to beaches, malls, schools and the airport. We have not measured those distances, so we are not going to publish them.

That is a deliberate choice and it is the same standard applied everywhere else on this page. Everything you have read so far traces to a document we actually opened: the association’s 2026 budget, the Lee County tax roll, the county clerk’s index, the city permit portal, two federal condominium registers, the FEMA flood map service and the MLS. Drive times are easy to copy from another site and we have no first party measurement for them, so they do not appear here.

What we can tell you with certainty is what the geography already established on this page implies. Pine Haven is inland of the Special Flood Hazard Area, in surge zone 2, in a Lee County evacuation zone rather than a coastal one, and positioned between Naples and Fort Myers with I-75 and Old 41 both close. If you want measured drive times to a specific address, ask us and we will measure them for your address rather than publish an average that fits nobody.

Who Pine Haven suits, and who it does not

Pine Haven is a 192 unit, two story, 1983 to 1998 condominium community with a $1,100 quarterly fee that includes water, sewer and trash, no milestone inspection obligation, a 25 pound pet limit and a two lease per year cap. That combination suits some buyers unusually well and rules others out completely. Here is the honest version of both.

Pine Haven suits you if:

• You want a Southwest Florida condominium under $260,000 in a community whose fee held flat from 2025 to 2026.
• The Chapter 718 milestone and structural integrity reserve study exposure that is repricing three story and taller Florida condominiums right now matters to you. Neither applies here, because every building is two stories, and that is confirmed seven independent ways.
• You want water, sewer and trash inside the fee, which is roughly $89 a month per unit you do not pay separately.
• You are a seasonal owner or a seasonal landlord. Two leases a year with a 30 day minimum fits a winter tenant and a summer tenant precisely.
• You want a quiet, uniform, gated community with a pool, a dual marked tennis and pickleball court, bocce and two ponds, and you do not need more than that.
• You are paying cash or you have a lender who is comfortable with a condominium that appears on neither the FHA nor the VA approved list.

Pine Haven does not suit you if:

• You have more than one pet, or a pet over 25 pounds. This is the single most common disqualifier and it is not negotiable at the application stage.
• You ride a motorcycle, or drive a work truck with a ladder rack, or own a boat, trailer, RV or camper. None of them can park here and there is no storage on site.
• You want a short term or vacation rental. The 30 day floor and the two lease per year cap close that off permanently.
• You need more than four occupants, or your household includes extended family outside the narrow parents, grandparents, children and grandchildren definition.
• You need an FHA or VA loan and cannot pursue single unit approval. Pine Haven has no record on either federal register, in any status. That is not the same as being rejected, and a single unit approval path exists, but it is a conversation to have with your lender before you write an offer rather than after.
• You want resort amenities. There is no gym, no golf, no marina, no restaurant and, in the association’s own words, no playground.

If you are somewhere in the middle of those two lists, that is exactly the conversation we are useful for. We have read every document referenced on this page, and we would rather tell you Pine Haven is wrong for you now than sell you a unit you resent in two years.

Frequently asked questions about Pine Haven

How much is an estoppel certificate at Pine Haven?

$250.00, published by the association. Order it through Guardian Property Management at 239-514-7432; the association names Monica Wiggins as the estoppel contact.

What is an estoppel certificate and why do I need one to sell?

It is the association’s written statement of exactly what your unit owes as of closing: assessments, arrears, late fees and any accrued charges. No Florida condominium sale closes without one. Your title company or closing agent orders it and the balance settles at closing.

What has sold recently at Pine Haven?

Seven units sold in the twelve months to 12 August 2026, from $192,000 to $237,000, at a median of $200,000. In the last 12 months we tracked every one of those closings in the Southwest Florida MLS. The full table with MLS numbers, unit numbers, square footages and days on market is in the closed sales section above.

What is my Pine Haven condo worth?

The community’s median sale was $200,000 and achieved pricing runs about $225 per square foot, but your unit’s value depends on its footprint, floor, view and condition. There are three footprints here and they do not trade alike. Call us and we will price your specific unit against the seven comparable sales.

How long does it take to sell a condo at Pine Haven?

The median was 47 days. Use the median rather than the average here: one unit sat 474 days, more than four times the next longest listing, which drags any average well past what a typical Pine Haven sale actually looks like. Five of the last seven sales closed below asking.

Should I price my Pine Haven unit above $250,000?

The three units currently listed are asking $229,000 to $259,000, and nothing has closed above $237,000 in twelve months. Sellers are asking about $261 per square foot and buyers are paying about $225. Price into that gap deliberately, not accidentally.

Do I have to let the association approve my buyer?

Yes. Every purchase requires association approval through TenantEvaluation, property application code 12852, and the association has 30 days to decide. Build that window into your contract dates.

What do I owe the association when I sell?

Your assessment account must be current. The 2026 assessment is $1,100 per quarter, due January 1, April 1, July 1 and October 1. Anything outstanding appears on the estoppel and comes out of your proceeds.

Is there a transfer fee or a right of first refusal at Pine Haven?

We found no published transfer fee and no published right of first refusal, but we also found no affirmative statement that neither exists. Both would live in the declaration, which we did not read. Ask the association before you write or accept an offer.

How many units are in Pine Haven?

192. Most listing sites publish 190 and at least one publishes 144. Both are wrong, and 190 does not appear in any first party record we could find.

How many buildings, and how many stories?

24 residential buildings of eight units each, four down and four up. Every building is two stories, confirmed seven independent ways including a MAXSTORIES = 2 reading on all 192 parcels.

When was Pine Haven built?

Between 1983 and 1998, in two distinct eras with a measured five year pause between them. No building dates to 1985 and none dates to 1990 through 1993.

Does Pine Haven need a milestone inspection?

No. Florida’s milestone inspection requirement under FS 553.899 is keyed to a three habitable story threshold, and every Pine Haven building is two stories.

Does Pine Haven need a structural integrity reserve study?

No. The SIRS requirement under FS 718.112(2)(g) is keyed to the same three story threshold. Being exempt from SIRS is not the same as being exempt from reserves: Pine Haven funds ordinary statutory reserves and budgeted $92,000 for 2026.

How much is the condo fee at Pine Haven?

$1,100 per quarter in 2026, roughly $366.67 per month, held flat from 2025.

What does the Pine Haven condo fee include?

Water, sewer and trash, plus building and grounds maintenance, property insurance, common electricity, common wifi, pool contract, parking patrol and reserves. Water, sewer and trash alone run about $89 per unit per month that you do not pay separately.

What does the fee not cover?

Your unit interior, your HVAC, your electricity, your cable and streaming, and your own HO-6 contents and interior insurance. The association insures the buildings.

Has Pine Haven ever had a special assessment?

No special assessment appears in the association’s 2026 approved budget, its 2025 year end financial statements, or the Lee County recorded document index going back 45 years. That is what the public record shows, and it is not the same as a guarantee that none has ever been levied. Ask the association directly.

How much does Pine Haven hold in reserves?

The association funds a pooled reserve and budgeted $92,000 into it for 2026, up from $77,000 in 2025, a 19.5 percent increase. Full component schedule is in the reserves section above.

Is Pine Haven FHA approved?

Pine Haven has no record in the HUD condominium database in any status, searched three ways with a passing negative control. That is a statement about the register, not a statement that an FHA buyer has no path. FHA single unit approval exists and is a conversation for your lender.

Is Pine Haven VA approved?

Pine Haven has no record on the VA condo report either, searched two ways. Same caveat applies: absence from a register is a fact about the register, not a ruling on your financing. Treat any flat claim about what is or is not possible here as a question for your lender rather than an answer.

Is Pine Haven warrantable for a conventional loan?

The criteria we could measure look favourable: no single owner or entity holds more than about 3.1 percent of units, well inside the 10 percent concentration threshold. Full warrantability also depends on delinquency rates, insurance and litigation, which only the association’s lender questionnaire can answer.

What flood zone is Pine Haven in?

FEMA Zone X, outside the Special Flood Hazard Area, on all 193 parcels, under FIRM panel 12071C0659G effective 17 November 2022.

Do I need flood insurance at Pine Haven?

Because Pine Haven is not in a Special Flood Hazard Area, the federal mandatory purchase requirement that attaches to Zones A and V does not apply. Your individual lender may still require coverage, and Zone X flood insurance is generally inexpensive. That is a decision for you and your lender.

What evacuation zone is Pine Haven in?

Lee County evacuation Zone B, storm surge zone 2, measured on all 193 parcels. Check the current zone yourself at map.leefl.gov/evacuationzones.

Did Pine Haven flood during Hurricane Ian?

Pine Haven filed no Hurricane Ian structural or roofing repair permits with the City of Bonita Springs. We checked 35 permits filed on or after 1 September 2022 and swept all 207 residential permit descriptions. That is a verified absence of filings and it is strong, but it is not the same as saying the community took no damage.

Did Hurricane Irma damage Pine Haven?

Yes, and the record shows it. Eleven re-roof permits were filed on 23 January 2018, each described as re-roofing damage from Hurricane Irma, plus one truss replacement.

Can I rent my unit at Pine Haven?

Yes, within limits: a 30 day minimum lease, a one year maximum term, and no more than two leases per unit per calendar year. Board approval is required and subleasing is prohibited.

Can I do short term or vacation rentals at Pine Haven?

No. The 30 day minimum and the two lease per year cap close that off entirely.

Are pets allowed at Pine Haven?

One pet per unit, 25 pounds maximum at full grown weight, with written board approval and a $100 non refundable pet deposit. No pets near the pool or clubhouse.

Is Pine Haven age restricted or a 55+ community?

Pine Haven is not an age restricted community. No 55+ designation appears in the association’s published rules or governing filings, and the rules expressly address residents under 14 and under 6.

How many people can live in a Pine Haven unit?

Generally four immediate family members, or five if one is a child under two, with narrower limits for single person and roommate configurations. Note that the association’s FAQ sheet and its Rules disagree on this number; the Rules are the later instrument and control.

What amenities does Pine Haven have?

A gated entry, one pool, a small clubhouse with a screened lanai and bathrooms, one dual marked tennis and pickleball court, one bocce court, and two ponds with catch and release fishing. There is no playground, no gym and no designated barbecue or picnic facility.

Can I park a truck, motorcycle or boat at Pine Haven?

No. Commercial vehicles, trucks with ladders or ladder racks, motorcycles, scooters, boats, trailers, RVs and campers are all prohibited. Each unit gets one reserved space and a maximum of two permitted vehicles.

Who manages Pine Haven?

Guardian Property Management, 6704 Lone Oak Blvd, Naples FL 34109, phone 239-514-7432. The owner portal runs on CINC Systems and assessments are payable to the association rather than to the management company.

Are there units for sale at Pine Haven right now?

There were three active listings on 12 August 2026. Inventory here is thin, roughly 1.56 percent of the community at any time, so it changes fast. Call us for what is available today.

Your Local Real Estate Experts

McGreevy and Comisar are the top-reviewed real estate experts for Pine Haven, and we built this page the hard way because Pine Haven deserved better than a recycled paragraph. Our team has closed sales across Bonita Springs and the Old 41 corridor, and we read this association’s own budget, reserve schedule and rules before we wrote a word of it.

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

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 read the full McGreevy and Comisar team story, or meet Jesse McGreevy and Marc Comisar directly. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Selling a Pine Haven unit

We will price your unit against the seven closed sales on this page rather than against a neighborhood average, and we will tell you before you list where your footprint sits in the ask versus achieved gap. Call Jesse direct at (239) 898-6072 or start with a free Pine Haven home valuation. Top 1% Real Estate Agents Nationally Since 2008.

Buying at Pine Haven

We will tell you which of the three floor plans you are actually looking at, what the association’s own documents say about your dog and your truck, and whether the unit is priced with the market or against it. Call Jesse direct at (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008.

What our clients say

McGreevy and Comisar are the top-reviewed Bonita Springs realtor team on the Old 41 corridor, and the reviews come from families we have actually represented.

★★★★★ "After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar." Verified Google review

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

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

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

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening." Verified Google review

How to reach us about Pine Haven

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

Explore more of Bonita Springs, or call Jesse McGreevy at (239) 898-6072 to talk through a specific Pine Haven unit. Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents

These are the actual governing, financial and regulatory documents behind every number on this page, each linked to its official authority source rather than to a copy we host. The association publishes on an HTTP-only site, so those links are http rather than https; that is the association’s own address and it is the correct first-party source. If you are buying or selling at Pine Haven, this is the reading list, and we will walk you through any of it. Call Jesse direct at (239) 898-6072.

Sources and documents

Every claim on this page traces to one of the records below. All were read on 12 August 2026 unless otherwise noted. Where a source is reader-runnable, the link goes to the authority itself so you can re-run the search yourself.

Pine Haven Condominium Association, first-party

1. Association home page, gate and pass system, estoppel fee, payment address, management portal, annual meeting 11 February 2026: pinehavencondo.com
2. Amenities page, full amenity list including pickleball and bocce: pinehavencondo.com/info.php?pnum=3
3. About Us page, location narrative: pinehavencondo.com/info.php?pnum=2
4. Sales and Rental Agreements index page: pinehavencondo.com/info.php?pnum=762a755bcaba3f
5. Realtor Sales Packet 2026, 18 pages: PINE HAVEN REALTOR SALES PKG 2026.pdf
6. Rental Packet 2026, tenant application requirements and screening vendor
7. Renewal Packet 2026, annual lease renewal requirements and gate access terms
8. Family and Guest Registration Form, revised 18 January 2024
9. Pine Haven Rules and Regulations, revised 10/26/2024, items 1 through 63
10. Association FAQ sheet, statutory disclosure questions
11. 2026 Approved Budget, 1 January 2026 to 31 December 2026, all income and expense lines
12. 2025 Income Statement through 31 December 2025
13. Balance Sheet at 31 December 2025
14. Cash Flow Report, all twelve months of 2025
15. Reserve component schedule, 2026
16. Pet Form, purchase and rental packets
17. Owner portal, CINC Systems: GPM.cincwebaxis.com

Lee County Clerk of Court, official records

18. Official Records search portal: or.leeclerk.org/LandmarkWeb
19. Lee Clerk official records overview: leeclerk.org/records/official-records
20. Declaration of Condominium, OR Book 1656, Page 2530, cited in all 193 parcel legal descriptions
21. Carport limited common element amendment, CFN 2017000180910, recorded 21 August 2017
22. Association collection and lien index, 1980 to 2026, full 45 year sweep
23. Declaration-family instrument index, phases 1 through 24
24. Notices of Commencement, capital improvement trail
25. Mortgage instrument 2025000182997, identity unresolved and recorded as such

Lee County Property Appraiser and Lee County GIS

26. Lee County Property Appraiser: leepa.org
27. Lee County Parcels feature service, STRAP 024825B200100%, 193 parcels: Lee_County_Parcels/FeatureServer/0
28. Same service, MAXSTORIES field, 192 of 192 returning 2
29. Same service, heated area census: 884 sq ft x96, 913 sq ft x48, 1,030 sq ft x48
30. Same service, year built cross-tabulation, 1983 to 1998
31. Same service, homestead exemption status, 49 of 192
32. Same service, owner mailing address, 71 of 192 at the unit and 129 of 192 in Florida
33. Same service, owner name concentration, maximum holder ~3.1 percent
34. Lee County GIS REST services directory: gis.leegov.com/arcgis/rest/services

Lee County Public Safety, evacuation

35. Evacuation zones feature service, CountyZone B and Surge_Zone 2 on 193 of 193 parcels: EvacuationZones/FeatureServer/0
36. Reader-runnable evacuation zone lookup: map.leefl.gov/evacuationzones
37. Lee County Public Safety evacuation page: leegov.com/publicsafety/evacuation
38. Countywide evacuation zone map: 2024EvacZones_11x17.pdf
39. Lee County Emergency Management, the authority that issues evacuation orders: leegov.com/publicsafety/emergencymanagement

FEMA, flood hazard

40. National Flood Hazard Layer REST service, layer 28 flood hazard zones and layer 3 FIRM panels: hazards.fema.gov NFHL MapServer
41. FIRM panel 12071C0659G, effective 17 November 2022, Lee County countywide
42. Reader-runnable flood map lookup: FEMA Map Service Center

City of Bonita Springs, permits and code enforcement

43. Civic Access permit portal, 207 residential permit records: egweb1.cityofbonitasprings.org
44. Code enforcement: cityofbonitasprings.org code enforcement
45. Public records request: cityofbonitasprings.org public record request
46. Bonita Springs Community Development: cityofbonitaspringscd.org
47. Re-roof permits 2017, applied 16 March 2017, all finaled: TRA17-36568-BOS, TRA17-36569-BOS, TRA17-36570-BOS, TRA17-36571-BOS
48. Hurricane Irma re-roof permits, all applied 23 January 2018: TRA18-45102-BOS, TRA18-45104-BOS, TRA18-45105-BOS, TRA18-45106-BOS, TRA18-45107-BOS
49. Hurricane Irma re-roof permits, continued: TRA18-45109-BOS, TRA18-45110-BOS, TRA18-45112-BOS, TRA18-45113-BOS
50. Hurricane Irma re-roof permits closed expired, recorded without characterisation: TRA18-45108-BOS (28180), TRA18-45111-BOS (28100)
51. Carport development order, LDO17-38544-BOS
52. Post-Ian permit sweep, 35 permits applied on or after 1 September 2022, zero referencing Ian, storm, wind or water damage
53. Keyword sweep of all 207 residential permit descriptions for IAN, HURRICANE, STORM, WIND DAMAGE, WATER DAMAGE, 16 hits, all resolved to non-Ian causes

Federal condominium registers

54. HUD FHA Condominiums lookup, searched three routes with a passing negative control: entp.hud.gov condo lookup
55. VA Loan Guaranty LGY Hub Condo Report, searched two routes with a passing negative control: lgy.va.gov condo report

State of Florida

56. Florida Division of Corporations, Pine Haven Condominium Association Inc, document number 766626: Sunbiz entity record
57. Sunbiz filed document image, association filing history: Sunbiz document image
58. Florida DBPR, Division of Condominiums, association registration PR1P000723, 2026 annual fee $384.00
59. Florida DBPR licensee record, Jesse McGreevy, SL3101296: DBPR license detail
60. Florida DBPR licensee record, Marc Comisar, BK3060671: DBPR license detail
61. Florida Statutes 553.899, milestone inspection requirement
62. Florida Statutes 718.112(2)(g), structural integrity reserve study requirement
63. Florida Statutes 718.112(2)(f), ordinary condominium reserve requirement

Southwest Florida MLS

64. Southwest Florida MLS (Matrix), closed sales 12 August 2025 to 12 August 2026, verified by two independent keys: matrix.swflamls.com
65. Closed sale records: MLS 226006401, 224077834, 2025001201, 225070071, 225069387, 226001384, 226003085
66. Active listing records at 12 August 2026: MLS 226022195, 2026021576, 226028568
67. Benchmark comparator pull, Bonita Springs low rise condominium closings, 12 August 2025 to 12 August 2026, aggregated on the MLS Development field

Management and vendors

68. Guardian Property Management, 6704 Lone Oak Blvd, Naples FL 34109, 239-514-7432
69. TenantEvaluation screening portal, Pine Haven property application code 12852
70. IRMS, association insurance certificates for lenders, 239-649-1444

Florida condominium law and the Surfside-era statutes

71. Florida Statutes 553.899, mandatory structural inspections, the three story threshold: flsenate.gov
72. Florida Statutes 718.112, bylaws, (2)(f) reserves and (2)(g) structural integrity reserve study: flsenate.gov
73. Florida Statutes 718.116, assessments, liens, and (8) estoppel certificates: flsenate.gov
74. Florida Statutes 718.111, the association, records and insurance: flsenate.gov
75. Florida Statutes 718.115, common expenses and common surplus: flsenate.gov
76. Florida Statutes 718.103, Condominium Act definitions: flsenate.gov
77. Florida Statutes 718.501, powers of the DBPR Division of Condominiums: flsenate.gov
78. Senate Bill 4D, 2022 Special Session D, the Surfside response bill: flsenate.gov
79. Chapter 2022-269, Laws of Florida, enrolled text of SB 4D: laws.flrules.org
80. Chapter 2023-203, Laws of Florida, SB 154 condo safety clarifications: laws.flrules.org
81. Online Sunshine canonical statute view, 553.899: leg.state.fl.us
82. Online Sunshine canonical statute view, 718.112: leg.state.fl.us

Florida DBPR, Division of Condominiums, Timeshares and Mobile Homes

83. Condominium information and resources, the regulator’s own hub: condos.myfloridalicense.com
84. Milestone inspections and structural integrity reserve studies, applicability: condos.myfloridalicense.com
85. Condominium FAQ, reserves, meetings and official records: condos.myfloridalicense.com
86. Florida condo law implementation timeline from the 2021 Surfside collapse forward: condos.myfloridalicense.com
87. Division services and program areas, association registration: condos.myfloridalicense.com
88. Owner, board and CAM education resources: condos.myfloridalicense.com
89. Florida Building Commission, Florida Building Code 8th Edition (2023): floridabuilding.org
90. Florida code library, ICC Digital Codes: codes.iccsafe.org

Federal flood and storm record

91. FEMA Map Service Center, FIRM panel 12071C0659G direct product download: msc.fema.gov
92. FEMA Flood Map Service Center home: msc.fema.gov
93. FEMA disaster declaration DR-4673-FL, Hurricane Ian, incident period 23 September to 4 November 2022: fema.gov
94. FEMA disaster declaration DR-4337-FL, Hurricane Irma, declared 10 September 2017: fema.gov
95. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022): nhc.noaa.gov
96. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (AL112017): nhc.noaa.gov

Lee County flood, emergency management and taxation

97. Lee County 2022 FEMA flood map revisions, FIRM effective 17 November 2022: leegov.com
98. Lee County Flood Insurance Rate Map information: leegov.com
99. Lee County floodplain management: leegov.com
100. Lee County flood zones explained, special flood hazard area and base flood elevation: leegov.com
101. Lee County evacuation zone and shelter list map: leegov.com
102. Lee County All Hazards Guide: leegov.com
103. Lee County All Hazards Guide 2025, full text via Florida Department of Health in Lee County: lee.floridahealth.gov
104. Lee County hurricane preparation: leegov.com
105. Lee County Hurricane Ian storm updates and recovery: leegov.com
106. Lee County GIS maps and apps gallery: leegov.com
107. Lee County municipal services taxing and benefit units, the non-ad valorem mechanism: leegov.com
108. Lee County municipalities, confirming Bonita Springs as an incorporated city: leegov.com
109. Lee County Property Appraiser property data search: leepa.org
110. Lee County Tax Collector, property tax and non-ad valorem assessments: leetc.com
111. AlertLee, Lee County official emergency notification system: alertlee.com
112. Florida Division of Emergency Management, Know Your Zone: floridadisaster.org
113. Florida Division of Emergency Management, storm surge and evacuation zone map library: floridadisaster.org

City of Bonita Springs

111. City flood protection information, confirming the 17 November 2022 FEMA map effective date: cityofbonitasprings.org
112. City flood protection information, the 0.2 percent annual chance X Zone explained: cityofbonitasprings.org
113. Bonita Springs Community Development, FEMA flood zone information and elevation certificates: cityofbonitaspringscd.org
114. Bonita Springs land development code provisions: cityofbonitaspringscd.org
115. Bonita Springs permit portal instructions: cityofbonitaspringscd.org
116. Bonita Springs Community Development, Hurricane Ian resources and rebuild permitting: cityofbonitaspringscd.org
117. Bonita Springs permit fee calculator: cityofbonitaspringscd.org
118. City of Bonita Springs rental permits: cityofbonitasprings.org
119. City of Bonita Springs, Hurricane Ian one year later: cityofbonitasprings.org
120. City of Bonita Springs hurricane preparedness, evacuation and surge zone framing: cityofbonitasprings.org
121. City of Bonita Springs stormwater master plan: cityofbonitasprings.org

Regional news media and independent research

122. Fort Myers News-Press, Southwest Florida one year after Hurricane Ian: news-press.com
123. Naples Daily News, Bonita condominium owners face steep bills after Ian: naplesnews.com
124. WGCU, DeSantis signs revamp of condominium safety laws, three story threshold reported: wgcu.org
125. Gulfshore Business, Lee County condominium months of inventory: gulfshorebusiness.com
126. Gulfshore Business, Lee County home prices and the condominium supply glut: gulfshorebusiness.com
127. United States Census Bureau QuickFacts, Bonita Springs city, Florida: census.gov
128. Florida Gulf Coast University, Regional Economic Research Institute: fgcu.edu
129. Florida Realtors, publicly available Florida market reports: floridarealtors.org

Pine Haven Condominium Association, additional first-party documents

131. Rental Packet 2026, tenant application requirements and screening vendor: pinehavencondo.com
132. Renewal Packet 2026, annual lease renewal requirements and gate access terms: pinehavencondo.com
133. Family and Guest Registration Form, revised 18 January 2024: pinehavencondo.com
134. Vehicle barcode permit procedures, final 1 February 2024: pinehavencondo.com
135. Guest pass parking: pinehavencondo.com
136. Association policies page: pinehavencondo.com
137. Association contact page, management and board contacts: pinehavencondo.com

Market data from Southwest Florida MLS, pulled August 2026. McGreevy and Comisar, Best Realtor for Pine Haven. Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.