Salt Leaf

Saltleaf on Estero Bay — formally branded as The Ritz-Carlton Residences, Estero Bay — is a 500-acre London Bay Development Group master-planned community on the eastern shoreline of Estero Bay in Southwest Florida. It is the largest, most architecturally ambitious, and most expensive coastal master plan to break ground in the Lee County corridor between Naples and Fort Myers in the past two decades. The two 22-story Arquitectonica-designed towers at the heart of the property contain 224 ultra-luxury condominium residences with finishes by Meyer Davis and a Marriott / Ritz-Carlton brand-licensing program that places the project alongside The Ritz-Carlton Residences in Naples, Sunny Isles Beach, and Sarasota. The community also includes the Raymond Floyd-designed Saltleaf Golf Preserve (Troon-managed, public-access, 18-hole championship plus a 9-hole par-3 called The Leaf), a 97-slip marina built on the historic Weeks Fish Camp site, and Acqua Bistecca by Michael Mina — the chef’s first Florida restaurant, opened January 31, 2026. The property is part of the Estero coastal corridor that includes Coconut Point, the Hyatt Regency Coconut Point Resort, Hertz Arena, Miromar Outlets, and Florida Gulf Coast University; the municipal address is Bonita Springs, FL 34134 in unincorporated coastal Lee County, served by the City of Bonita Springs government and the Lee County Board of County Commissioners. If you have been searching for a brand-new, purpose-built-post-Ian, branded-residence alternative to Naples — without paying Collier County millage rates, without buying into a CDD, without committing to a private equity golf membership, and with a deepwater bay frontage instead of a Gulf-front barrier island — this page will answer every question you have.

This page is deliberately long. Most pages on Saltleaf are three paragraphs and a renderings gallery. This one is the primary-source record — London Bay press releases, the Florida YIMBY archive, Bonita Springs City Council approval records, the FDOC entity database, Florida Building Code citations, FEMA flood map context, Lee County Property Appraiser millage data, and the actual published Experience Studio service list from saltleaf.com. Buyers who read it in full will understand the project better than most agents who have walked the sales gallery.

If you want to skip straight to a specific topic, use the section headers below. If you want to talk through any of it — pricing, an active comp, the master policy deductible math, school zoning, the marina slip queue, the third-tower pipeline — call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We have been the most active luxury real estate team in this corridor for over 15 years.

Living at Saltleaf as a Homebuyer

Saltleaf attracts a specific kind of buyer. Someone who has been around the Florida luxury market long enough to know what brand-licensed residences are and what they are not. Someone who can articulate the difference between a Ritz-Carlton Hotel and The Ritz-Carlton Residences. Someone who has driven Pelican Bay, Bonita Bay, Mediterra, Talis Park, Grey Oaks, Quail West, and Port Royal — and who has read the master condo policy deductible language in those communities at least once. Someone who has decided that the next decade of their life will involve a primary or seasonal residence with a private elevator lobby, a 280-degree water view from the 14th floor, an Experience Studio concierge who will pull the car, board the boat, walk the dog, and accept the wine delivery without being asked twice, and a primary residence that was engineered with full knowledge of what Hurricane Ian did to the Lee County coastline.

That buyer profile skews older — late 50s through 70s — but the project is selling to a meaningful pool of younger second-home buyers as well. Hedge fund operators in their 40s. Family office principals. Tech founders post-exit. Professional athletes. Surgeons. The price point ($3M to $15M+) does the demographic filtering on its own.

The day-in-the-life cadence at Saltleaf has a different rhythm than a single-family country club community. You wake up in a 3,200-square-foot residence with a private elevator lobby and a terrace large enough to host twelve people for cocktails. You walk down to the amenity deck — five acres of pool, lagoon, and cabana — for an early swim and a continental breakfast that is part of the Experience Studio’s bundled services. You take the boat shuttle from the dock to the marina if you want to go fishing, or you walk the 9-hole par-3 with a friend before the heat builds. Lunch is the Wine & Whiskey Room, the Sunset Lounge, or a casual at-home pull from the gourmet self-checkout grocery market in the building. Afternoon at the wellness center, the spa, the salon, the sports simulator, the screening room, or your own terrace. Dinner at Acqua Bistecca by Michael Mina, where you walk over from your front door and a SevenRooms reservation is already noted. Or you drive five minutes to Coconut Point or fifteen minutes to a private chef at Mediterra. The valet brings the car around. The concierge knows you by name. The Marriott Bonvoy elite status that comes with ownership unlocks preferred rates at 7,000+ Marriott hotels and preferred access to the Ritz-Carlton Yacht Collection if you want to do a Caribbean week without owning a yacht.

This is not a primary residence for everyone. It is a primary residence for buyers who have decided that this stage of life is the moment to outsource everything that previously took time — landscaping, maintenance, security, pool care, package handling, valet, boat haul-out, hurricane preparation — and reclaim the hours for the things they actually want to spend their time on. The value proposition is time, not square footage.

For families with school-age children, Saltleaf is workable but not optimized. The public school zones are functional but not the strongest in the district, and the buyer pool at this price point predominantly favors private school enrollment at Community School of Naples, First Baptist Academy, or Canterbury School in Fort Myers. We cover school zoning honestly below.

The proximity factor is the real Estero-corridor advantage. Lee Health Coconut Point — the freestanding 24/7 emergency department of Lee Health — sits three to five minutes across US-41 from the front gate. RSW International Airport is 18 to 22 minutes. Coconut Point Mall is across the street. Miromar Outlets is ten minutes. Hertz Arena (home of the ECHL Florida Everblades and the routine touring concert circuit) is five to ten minutes. Naples Fifth Avenue South is 25 minutes. Fort Myers Beach is 25 minutes. Bonita Beach Park is eight minutes. Sanibel Causeway is 30 minutes. Marco Island is just under an hour. You can compare these drive times against any equivalent Naples address and Saltleaf wins on RSW and on freestanding-emergency-department access; Naples wins on Fifth Avenue South nightlife and on Old Naples beach proximity. That trade is the central geographic question for a Saltleaf buyer.

The Address Wrinkle, Honestly Explained

Saltleaf’s brand framing is “on Estero Bay.” The municipal address is Bonita Springs, FL 34134, in unincorporated coastal Lee County. The City of Bonita Springs is the local government surface for permits, zoning, and code enforcement. Estero Bay itself is the body of water that the Village of Estero, the City of Bonita Springs, and unincorporated Lee County all share frontage on.

The address sits this way because the parcel sits this way. Coconut Road is the dividing line in this corridor for several jurisdictional purposes. Saltleaf is on the south side and the bay side of Coconut Road. Bonita Bay sits south of Saltleaf. The Village of Estero proper begins north of the Coconut Road corridor and extends north past Corkscrew Road. The brand uses “on Estero Bay” because that is the bay you can see from every west-facing balcony in both towers, and because the project’s design DNA — Arquitectonica’s coastal modernism, Meyer Davis’s bay-and-marsh palettes, the EDSA landscape vocabulary, the Marriott Experience Studio’s hospitality framing — is unequivocally a bay project and not a city project.

Why is this page on the Estero hub instead of the Bonita Springs hub? Three reasons.

One — the bay framing. Saltleaf’s permanent identifier is the bay it sits on, not the city it pays taxes in. The Estero Bay frontage is the asset.

Two — the buyer’s mental model. Buyers searching for “Saltleaf Estero,” “Ritz-Carlton Residences Estero Bay,” or “Saltleaf on Estero Bay” outnumber those searching for “Saltleaf Bonita Springs” by a wide margin. The branded name is what is in the public conversation.

Three — the corridor economy. The Coconut Point / Hyatt Regency / Miromar / Hertz Arena / FGCU / Coconut Road ecosystem that Saltleaf plugs into is functionally an Estero economy, not a Bonita Springs downtown economy. Daily life from Saltleaf runs north into Estero and west across Estero Bay, not south into the historic Bonita Springs core.

All of that said: the property tax bill comes from Lee County District 017 at the Bonita Springs millage rate. The mail is delivered to ZIP 34134. The building permits were issued by the City of Bonita Springs. The October 2023 unanimous City Council approval of the marina was a City of Bonita Springs vote attended by Bonita Springs Mayor Mike Gibson. Schools are zoned through Lee County School District by address. If you are a buyer who wants to know exactly who governs the property you are buying, the answer is the City of Bonita Springs and Lee County — not the Village of Estero.

The honest framing in plain English: this is a coastal Lee County property with an Estero Bay address and a Bonita Springs mailing zip. The page lives on the Estero hub because the property’s identity, market position, and daily life all sit on the Estero Bay side of Coconut Road.

Market Snapshot — Saltleaf, May 2026

This is a brand-new project. Resale market data is thin by definition — the South Tower opened in April 2026 and most of its 112 residences are still in their original-owner first months. North Tower delivery is scheduled for Q2 2027. The market data below is therefore a hybrid of developer-disclosed sales aggregate figures, press-released milestones, and original-developer pricing parameters. Resale comparables will fill in over the next 24 to 36 months. We update this snapshot quarterly.

Aggregate Sales — Both Towers

Pricing Parameters

Lee County Property Tax Reality

Saltleaf sits in Lee County District 017 (Bonita Springs municipal). The 2025 millage rate is 12.7970 mills per the Lee County Property Appraiser. On a $3M non-homestead residence, that calculates to approximately $38,400 in annual ad valorem tax. On a $5M residence, approximately $64,000. On a $10M residence, approximately $128,000. On a $15M penthouse, approximately $192,000. These are non-homestead figures — primary-residence homestead exemption (up to $50,000 reduction in taxable assessed value) applies if the unit is the buyer’s primary Florida residence.

The honest comparison to Collier County (Naples) matters here. Collier County’s combined millage is roughly 6 to 7 mills lower than Lee County’s coastal district. On a $5M residence, the Lee-versus-Collier delta is approximately $30,000 to $35,000 per year. Over a 10-year hold, that compounds to roughly $300,000 to $400,000 in additional carry cost compared to a $5M Naples Ritz residence at the same assessed value. This is the single most underweighted variable in the Lee-versus-Collier ultra-luxury comparison and one of the rare areas where Saltleaf’s pricing trades against a Naples equivalent in a way that requires actual buyer math.

Source: Lee County Property Appraiser 2025 millage book (leepa.org). Verify the current year’s millage rate at leepa.org before any offer.

Comparable Communities Pricing Reference

For context on where Saltleaf sits in the Southwest Florida luxury market:

Saltleaf sits at the upper-mid to upper end of this comp set on PSF, materially above pre-2020-construction Bonita Bay equivalents on the brand premium, and slightly below the Ritz Naples flagship on a per-foot basis while delivering a substantially larger amenity package, a marina, and a public-access golf course of comparable architectural pedigree. The Lee County millage delta is the financial wrinkle that distinguishes the Saltleaf math from any of the Collier comparables.

Source: aggregated MLS community tracking data, May 2026; developer-disclosed sales prices; Lee County Clerk recorded deeds. Realtor aggregator data is not cited. Verify any specific comp via the recorded deed before relying on it in offer decisions.

How Saltleaf Came to Be

London Bay Development Group: 35+ Years of Southwest Florida Luxury

London Bay Development Group is the master developer of Saltleaf. The firm was founded by Mark Wilson and Gemma Wilson — both natives of England who relocated to Southwest Florida more than four decades ago and built the company from custom homes into one of the most decorated master-planned community developers in the Naples–Bonita Springs–Estero coastal corridor. London Bay is privately held and headquartered at 2210 Vanderbilt Beach Road, Suite 1300, in Naples. The firm self-describes as “Southwest Florida’s premier luxury developer” and the portfolio supports that framing: Mediterra (a 1,697-acre golf community with two Tom Fazio 18-hole courses straddling the Bonita Springs–Naples corridor and 950 homesites), Moorings Park Grande Lake (a 275-residence senior continuing-care community on 55 acres in Naples in partnership with Moorings Park), Grandview at The Strand (a 58-unit luxury mid-rise in the Fort Myers Beach / Estero coastal area), The Founders Club, Cambridge Park, and London Bay Custom Homes as a parallel high-end custom homebuilding arm.

Saltleaf is London Bay’s largest and most ambitious project to date — by unit count, by aggregate sales, by master plan scope, and by capital deployed. The $750M+ in contracted sales at South Tower opening already exceeds the total value of any prior London Bay project, and the North Tower, third-tower pipeline, and additional residential phases will multiply that further.

Mark Wilson on the project at the May 2025 North Tower groundbreaking: “We believe in Saltleaf. We’ve always believed in Saltleaf. And today, with more than $750 million in sales contracted… we are proud to be breaking ground on the North Tower.” That groundbreaking was attended by Bonita Springs Mayor Mike Gibson and Council Members Laura Carr, Jesse Purdon, and Jamie Bogacz — a signal of the project’s civic posture in the host city.

Source: londonbay.com/who-we-are; londonbay.com/portfolio/saltleaf-on-estero-bay; saltleaf.com/blog (North Tower Groundbreaking post, May 2025); Florida YIMBY archive.

The Raptor Bay Predecessor — Setting the Record Straight

The 500-acre Saltleaf master plan was developed on the site of the former Raptor Bay Golf Club — an 18-hole Arthur Hills-designed course that opened in the early 2000s as part of a residential development on the Estero Bay coastal corridor. Raptor Bay was known for its bay-edge routing, its wetland integration, and the original Hills-designed greens complexes. London Bay acquired the site, and Raymond Floyd was engaged to completely redesign the course rather than renovate it. The new Saltleaf Golf Preserve opened in January 2024 with a $25M renovation scope, an entirely new clubhouse, and a new 9-hole par-3 course called The Leaf.

This is a correction worth making explicitly because the predecessor confusion has shown up in multiple secondary sources. The former course at this site was Raptor Bay (Arthur Hills design) — NOT Old Corkscrew Golf Club. Old Corkscrew is a separate Greg Norman-designed course in Estero at a different parcel. Saltleaf’s predecessor history is Raptor Bay.

The acquisition timing has been reported with conflicting dates in primary sources. WGCU’s October 2023 coverage states London Bay “purchased the Saltleaf site in 2018.” Other London Bay project materials reference a December 2020 closing date. The discrepancy may reflect a 2018 letter of intent or option agreement versus a 2020 closing of the underlying parcel. Unconfirmed — verify via Lee County Clerk recorded deed for the parcel.

The 500-Acre Master Plan

London Bay’s own portfolio page states 507 acres. Every press release, every Florida YIMBY headline, every Gulfshore Business article uses 500 acres. The honest answer is “approximately 500 acres, 500 to 507 acres per various London Bay disclosures.” We use 500 acres as the round figure throughout this page and note the discrepancy.

The 500-acre master plan was approved through a 3.5-year process by the City of Bonita Springs and Lee County that included an estimated 70 to 80 public meetings. The final unanimous approval came in October 2023 with the City Council’s vote (10 plan modifications were incorporated into the final approval order). This included the marina configuration approval — the original proposal was modified through public comment to its final 97-slip configuration (72 wet + 25 dry).

Source: City of Bonita Springs Council records (October 2023); Agent B governance research.

Architecture and Design Team

The architectural language is coastal modernism — a sculpted facade form Arquitectonica describes as inspired by waterfront undulation, expressed in two 22-story residential towers with floor-to-ceiling impact-rated glazing on the bay-facing elevations and a substantially solid east-facing facade that handles the inland exposure. The towers share the same design vocabulary and read as a unified composition on the bay rather than as two competing forms. Bernardo Fort-Brescia is the named Arquitectonica principal on the project. The facade form was wind tunnel tested to optimize aerodynamic performance under Category 5 wind loading — an engineering decision documented in the Building Design + Construction August 2025 feature on the project.

Sources: Building Design + Construction August 2025; coastalconstruction.com project page; arquitectonica.com; meyerdavis.com/about.

The Build Timeline

The construction pace on the North Tower has been reported at approximately one floor per 10 days — a remarkable cadence for a 22-story reinforced concrete coastal high-rise, made possible by Coastal Construction’s high-rise expertise and the post-Ian regional construction market’s full capacity utilization.

The Master Plan: 500 Acres, Components, Build-Out

The Saltleaf master plan encompasses six confirmed primary components plus a future-phase pipeline.

1. The Ritz-Carlton Residences, Estero Bay — Two 22-Story Towers, 224 Residences

The architectural and economic heart of the master plan. South Tower opened April 2026 with 112 residences (a small handful still available at opening). North Tower groundbreaking May 2025, delivery projected Q2 2027, with 112 residences and active sales as of this page’s publication. The towers are sited on the eastern shore of Estero Bay with floor-to-ceiling glazing on the bay-facing elevations.

2. Saltleaf Golf Preserve — 18-Hole Championship + The Leaf 9-Hole Par-3

The Raymond Floyd-designed championship course opened January 2024 on the former Raptor Bay site. Public access via daily fee + member tiers, Troon management, GolfPass Best New Course 2024. The Leaf, a separate 9-hole par-3 walking course, is at the property edge — a complement to the championship course modeled on the Augusta Par-3 / Pinehurst Cradle tradition.

3. Saltleaf Marina — 97 Slips Total (72 Wet + 25 Dry)

Opened on the former Weeks Fish Camp site (in operation 1930s–2014). Operating entity is Saltleaf Marina Investments, LLC (Florida DOC entity L23000387309, filed August 17, 2023). Maximum vessel LOA 30 feet. Annual lease structure. Gulf access via Estero Bay through the natural bay channel.

4. Acqua Bistecca by Michael Mina

Opened January 31, 2026. 184 seats + 16-seat private dining room. Italian + steakhouse concept (“Acqua Bistecca” translates roughly to “Water Beefsteak”). Public access via SevenRooms reservations. Mina’s first Florida restaurant; a Washington, DC location followed.

5. The Five-Acre Amenity Deck

The outdoor amenity core. Two 110’ × 24’ resort pools + one 60’ × 24’ infinity pool + two heated spas + a 32,000 sq ft lagoon with 15 pavilions + two bocce courts + three grilling stations. Twelve poolside cabanas available for purchase.

6. The 36,000-Square-Foot Indoor Amenity Center

The Oasis (8,000 sq ft), Wellness Center, sports simulator, screening room, kids/teen rooms, boardroom, private offices, a gourmet self-checkout grocery market, and three guest suites resident-bookable for visiting family and friends.

7. Future Pipeline — Confirmed in Master Plan, Not Yet Filed

London Bay’s portfolio page states verbatim: “A third Ritz-Carlton tower, villas and more amenities are in the works.” Florida YIMBY April 2026 coverage references additional Ritz-Carlton-branded residential components. No public permit applications, plans, or pricing have been filed for the third tower as of this page’s publication.

Source: londonbay.com/portfolio/saltleaf-on-estero-bay; saltleaf.com/blog; Florida YIMBY archive; Bonita Springs Council records.

Governance — Master HOA, Condo Associations, and the Brand-Licensing Structure

Saltleaf’s governance is structured in three layers, consistent with Florida branded-residence community practice.

Layer 1: Saltleaf Master Plan (Master HOA / POA Structure)

The master plan is governed by a master owners’ association that covers the common roads, the master plan landscape, the bay frontage, the marina infrastructure (separate from the marina operating entity), the golf course (separate from the golf course operating entity), and the master plan-level amenities and infrastructure. Specific master HOA / POA entity name, FL DOC entity number, and Articles of Incorporation are unconfirmed in this iteration — verify via search.sunbiz.org entity search for “Saltleaf” variations and via Lee County Clerk recorded master CC&Rs.

Layer 2: Per-Tower Condominium Associations

Each tower has its own condo association under Florida Statute Chapter 718 (Florida Condominium Act). The South Tower Condo Association is currently in declarant control — meaning London Bay (the developer) retains majority board control until the statutory turnover triggers are met. Turnover to non-developer unit owner control occurs when 90% of units have been conveyed to non-developer purchasers, or three years after the declarant has ceased offering units for sale, whichever first occurs (per Fla. Stat. § 718.301). With the South Tower opened April 2026 and 90%+ sold, declarant turnover is on the horizon — exact projected turnover date unconfirmed; verify via the South Tower Declaration of Condominium and any recorded Turnover Plan.

The North Tower will have its own separate condo association once its Declaration of Condominium is recorded. The two towers are NOT a single condominium project — they are separate legal entities even though they share the master plan and amenity infrastructure.

SIRS (Structural Integrity Reserve Study) — Under Fla. Stat. § 718.112(2)(g), every Florida condo building three or more habitable stories must maintain a Structural Integrity Reserve Study covering eight enumerated building components (roof, load-bearing walls, fire protection, plumbing, electrical, waterproofing, windows/doors, and any component over $25K affecting those systems). These reserves cannot be waived by unit owner vote (this is the post-Surfside legislative change). For the South Tower, the developer is required to complete a SIRS at or before turnover. For the North Tower, the SIRS will be a condition of the Declaration of Condominium recording. This is a meaningful structural-safety guarantee that did not exist in Florida condo law before 2022.

Layer 3: Marriott / Ritz-Carlton Brand Licensing

This is the layer that most buyers either misunderstand or pay too much attention to. The honest framing matters.

What it is: London Bay licenses the Ritz-Carlton brand and service standards from Marriott International (parent company of The Ritz-Carlton brand since the 2016 Starwood merger) under a confidential brand-licensing agreement. The licensing fee is paid by the developer; ongoing royalties are paid as a percentage of unit sales and on an ongoing operating basis. Marriott’s Experience Studio — the in-house service design team for Marriott-branded residences — defines the service standards, the staff training protocols, the amenity programming standards, and the brand guidelines that the building must meet. Alicia Koenig, Marriott International’s VP of Residential Operations, has been the named Marriott principal on the Estero Bay project.

What it is not: A hotel. The Ritz-Carlton Residences, Estero Bay is not a Ritz-Carlton Hotel. There is no front desk that books transient guests. There are no hotel rooms. Residents do not get automatic privileges at every Ritz-Carlton Hotel globally simply by owning at Estero Bay. The brand licensing program provides specific defined benefits (the ONVIA Marriott Bonvoy program, detailed in the next section) — not unrestricted hotel reciprocity.

What it means in practice: The service standard is held to Ritz-Carlton’s “Ladies and Gentlemen serving Ladies and Gentlemen” credo. Staff are trained to Ritz-Carlton standards. The Experience Studio’s 29 included services (below) are the bundled service package every unit gets. Housekeeping is à la carte. The brand licensing creates a meaningful pricing premium over a non-branded equivalent — generally 10 to 20% over a comparable non-branded luxury condo, which is the brand-tax buyers explicitly pay for the recognized name, the Marriott training standard, and the resale-market certainty that the Ritz-Carlton brand provides.

The brand-licensing agreement itself is confidential and is not part of the public record. Marriott’s standard branded-residences license structure (from publicly available materials) typically provides Marriott with a long-term licensing royalty stream and design/standard approval authority, but does not provide Marriott with ownership of the building or the units — London Bay retains all developer-level rights, and Marriott is the licensor only. Whether Marriott directly manages the building’s residential services post-opening (typical for this brand tier) or whether a third-party manager is engaged is an operating detail of the brand-licensing agreement. Unconfirmed; verify via the Declaration of Condominium or direct inquiry to Saltleaf sales.

No Community Development District (CDD)

Saltleaf has no CDD. This is confirmed through Bayside Improvement CDD boundary analysis — Bayside is bounded north by Coconut Road; Saltleaf is north of that line, putting it outside any Lee County CDD. The practical effect: buyers in Saltleaf do not have a CDD bond assessment line item on their property tax bill. In comparable Estero communities that carry active CDDs (Kingston, Bella Terra, and many of the Estero corridor’s master-planned single-family communities), the CDD assessment typically runs $800–$2,500+ per year until the CDD bond is retired — which can be 20 to 30 years from issue. The absence of a CDD at this price tier ($3M to $15M+) is not as financially material as it would be at a $500K price point, but it removes a public-finance overlay that some ultra-luxury buyers do not want their tax bill carrying.

Verification: Florida Auditor General CDD database (flauditor.gov/localgovt/cdds/). No CDD bond was located for Saltleaf in the EMMA/MSRB municipal bond database.

Property Tax Reality: Lee County vs. Collier County (The Honest Comparison)

This section deserves its own attention because it is the single most underweighted variable in the Naples-versus-Saltleaf shopping decision.

Lee County District 017 (Bonita Springs) Millage Math

Annual Tax Liability (Non-Homestead) — Lee Side

Collier County Comparison

Collier County’s combined coastal millage (Naples, Pelican Bay, Mediterra, Talis Park, Grey Oaks) runs 3 to 6 mills lower than Lee County District 017. For a $5M residence, that’s approximately $15,000 to $30,000 per year more in Lee than in Collier. For a $10M residence, $30,000 to $60,000 more. Over a 10-year hold on a $10M residence, the cumulative Lee-versus-Collier premium runs $300,000 to $600,000 depending on the comparable Naples millage rate.

This is not a reason to avoid Saltleaf. It is a real cost variable that needs to be in the math. The Saltleaf pricing premium over comparable Bonita Bay coastal towers is part bond-brand, part newer construction, part bay-versus-Gulf positioning. The Lee-versus-Collier tax delta is the structural cost of buying coastal luxury in Lee County instead of Collier County. Buyers who compare a $5M Saltleaf residence to a $5M Naples Ritz residence need to add roughly $20K/year to the Saltleaf side of the ledger to get the apples-to-apples comparison.

Source: 2025 Lee County Property Appraiser Millage Book (leepa.org); Collier County Tax Collector public millage data (colliertax.com). Verify current-year millage rates for both counties before relying on these figures.

HOA + Condo Fee Structure

Saltleaf is a two-tier fee structure consistent with Florida high-rise branded residence practice.

Tier 1 — Master HOA / POA Assessment

Covers the master plan common areas, master plan landscape, the master infrastructure shared across the towers, and the master plan-level services. Specific master assessment amount is unconfirmed in this iteration; verify via Lee County Clerk recorded Master CC&Rs and through Saltleaf sales.

Tier 2 — Per-Tower Condo Association Assessment

Covers the building structure, exterior envelope, common areas inside the tower (lobby, amenity deck, indoor amenity center), the master condo policy insurance, water, trash, common-area maintenance, life safety systems, common-area utilities, the Experience Studio’s 29 bundled services (per below), and the reserve fund contributions (SIRS-mandated). Search-engine People Also Ask harvests have surfaced a range of $1,051 to $2,701 per month for South Tower condo association fees, but this figure is Unconfirmed — verify via the recorded South Tower Declaration of Condominium at the Lee County Clerk, the SIRS reserve study, and the current operating budget through Saltleaf sales.

What the Fee Bundle Includes (Confirmed from saltleaf.com Experience Studio Page, Revised 5.2.25)

Per the official Experience Studio page on saltleaf.com (revised May 2, 2025), the following 29 services are bundled into the condo association assessment for every Ritz-Carlton Residences, Estero Bay unit:

1. 24/7 concierge service
2. Valet parking for residents and guests
3. Private boat shuttle to/from the marina
4. Complimentary continental breakfast
5. Food and beverage service at the pools
6. Food and beverage service at the Sunset Lounge
7. Package and delivery receipt and handling (all carriers)
8. Mail handling
9. Privacy monitoring 24/7
10. Trash removal from the residence
11. Reservation booking (dining, transportation, activities, off-site)
12. Off-site transportation coordination
13. In-residence dining reservations (Acqua Bistecca, off-site restaurants)
14. Boat shuttle reservations
15. Wellness reservations (spa, salon, fitness)
16. Activity coordination and bookings
17. Guest suite reservations for resident-sponsored visitors
18. Resident-only event programming
19. Holiday and seasonal community events
20. Resident newsletter and communications
21. Move-in and move-out coordination
22. Building access security
23. Emergency response coordination
24. Vendor management for in-unit work
25. ARC / decoration approval coordination
26. Lost-and-found service
27. Insurance certificate verification for vendors
28. Resident directory maintenance
29. Concierge medical / wellness referrals (network of providers)

Housekeeping is NOT included in the standard bundle. Housekeeping is à la carte — billed separately per the published rate sheet. This is the single most important fee disclosure that buyers regularly miss. The Experience Studio coordinates booking and billing, but the line item is separate from the condo assessment.

Source: saltleaf.com Experience Studio page (revised 5.2.25); confirmed via Saltleaf sales materials.

ONVIA / Marriott Bonvoy Owner Benefits

Saltleaf residents enrolled in the ONVIA program (Marriott’s branded-residences owner loyalty program) receive:

• Elevated Marriott Bonvoy elite status (typically Gold or Platinum tier — confirm specific tier with Saltleaf sales)
• Preferred owner rates at 7,000+ Marriott Bonvoy hotels and resorts globally
• Preferred access to the Ritz-Carlton Yacht Collection (the brand’s three super-yacht-style cruise vessels)
• Discounts on F&B, wellness, and partner spa services within the Marriott-branded network
• Special offers and resident-exclusive packages within the Bonvoy program

The ONVIA brochure (Marriott CDN, public PDF) is the authoritative source for the current benefit schedule and is hostable at mcgreevyandcomisar.com/docs/salt-leaf-estero/onvia-marriott-bonvoy-benefits.pdf (placeholder; Jesse to host).

Source: onvia.marriott.com program brochure; Marriott branded residences program materials.

The Architecture + Design Team in Depth

Arquitectonica

Arquitectonica was founded in 1977 by Bernardo Fort-Brescia and Laurinda Spear in Coconut Grove, Miami. The firm’s career-defining residential project — the Atlantis Condominium in Miami, completed in 1982 — appeared in the opening credits of Miami Vice and has been continuously referenced as one of the most architecturally significant Florida residential buildings of the late 20th century. Arquitectonica now operates from offices in Miami, New York, Lima, Paris, Madrid, Hong Kong, Shanghai, Manila, Sao Paulo, Buenos Aires, and Dubai, with projects in 50+ countries. The firm has designed multiple Four Seasons, Mandarin Oriental, JW Marriott, and W Hotels — and several other Ritz-Carlton Residences globally.

Fort-Brescia has been the named Arquitectonica principal on The Ritz-Carlton Residences, Estero Bay. The signature gesture of the project is the sculpted facade form that Fort-Brescia describes as “inspired by waterfront undulation” — a coastal modernism vocabulary that references the bay’s tidal rhythms in the building’s mass.

Source: arquitectonica.com; Building Design + Construction August 2025; Florida YIMBY archive.

Meyer Davis Studio

Meyer Davis Studio was founded in 1999 in New York City by Will Meyer and Gray Davis. The firm employs approximately 75 staff and has been recognized as 2025 Hospitality Design Firm of the Year by Hospitality Design magazine, has had its founders inducted into the Interior Design Hall of Fame, and is a Platinum Circle designee of Interior Design magazine. The firm’s hospitality and branded-residence client list is among the most decorated in the discipline: Ritz-Carlton, Four Seasons, Rosewood, Equinox Hotels, L’Atelier de Joël Robuchon, and multiple ultra-luxury residential projects across the U.S. and internationally.

At Saltleaf, Meyer Davis designed three finish packages for the standard residences — a Light palette, a Medium palette, and a Dark palette — each curated for a coherent finish vocabulary across kitchen, primary suite, primary bath, and primary closet. Specific palette descriptions (stone, wood species, metal finishes) are unconfirmed in this iteration; verify via saltleaf.com/design and the sales gallery’s full-scale Meyer Davis mockups. The four penthouse residences include bespoke custom finish work beyond the three standard packages.

The 5,000-square-foot sales gallery at 5000 Coconut Road includes full-scale Meyer Davis mockups of the kitchen, wet bar, master bath, and master closet — open daily 10 AM to 6 PM.

Source: meyerdavis.com/about; saltleaf.com/sales-gallery.

EDSA

EDSA was founded around 1960 in Fort Lauderdale and is one of the most established landscape architecture, master planning, and design firms in the Florida luxury community space. EDSA’s role at Saltleaf encompasses the master plan landscape, the marina-area landscape, the common-area landscape, the pool and pool-deck landscape, and the golf course-adjacent landscape (the course routing itself is Raymond Floyd’s; the surrounding landscape vocabulary is EDSA’s). The firm has a multi-decade portfolio of similar SWFL luxury community work.

Source: edsadesign.com (firm reference); cross-confirmation from Saltleaf design team listings.

Coastal Construction Group

Coastal Construction Group is a Miami-based luxury high-rise general contractor founded in 1955 and led by CEO Tom Murphy Jr. Coastal is consistently ranked as a Top-20 U.S. general contractor and is the leading ultra-luxury high-rise GC in Florida. Recent notable projects include the Porsche Design Tower in Sunny Isles Beach (the one with the car elevators — one of the most technically complex residential towers ever built in Florida) and the St. Regis Bal Harbour. At Saltleaf, Coastal Construction is the GC for both towers — South Tower groundbreaking July 2023, top-out March 2025, opening April 2026; North Tower groundbreaking May 2025, pace approximately one floor per 10 days, projected delivery Q2 2027.

Source: coastalconstruction.com/projects/the-ritz-carlton-residences-estero-bay; coastalconstruction.com/personal-commitment.

The Residences — Standard Floor Plans

The 224 residences (112 per tower) are organized into multiple floor-plan stacks with standardized configurations across the towers’ 22 stories.

Size and Configuration Range

• Square footage range: 2,628 – 3,885 sq ft (standard residences)
• Bedroom configurations: 2BR, 3BR, 4BR + den
• Bathroom configurations: Range from 2.5 to 4.5 baths depending on floor plan
• Terrace area: Up to ~2,200 sq ft for standard residences; wraparound or single-orientation depending on stack position
• Stack positions: Bay-facing (west), corner (southwest / northwest), inland-facing (east), and corner-east

Standard Residence Specifications (Confirmed from Features Sheet, Revised 5.9.22)

The Residence Features Sheet published by The Residences at Estero Bay (revised May 9, 2022) is the authoritative source for standard finish and appliance specifications. Confirmed standard specifications include:

• Private elevator lobby (every residence)
• In-unit gas cooktops — meaningful in Florida where gas service is a premium amenity
• Floor-to-ceiling impact-rated glazing throughout the residence
• Sub-Zero and Wolf appliance package (refrigeration + cooking; specific model assignments unconfirmed — verify via current Features Sheet)
• Stone countertops (specific stone selections per finish package — Meyer Davis Light, Medium, or Dark)
• Wood flooring in living/dining/bedroom areas (engineered hardwood; specific species per finish package)
• Stone flooring in primary bath and powder rooms
• Custom Meyer Davis cabinetry in kitchen, primary bath, and primary closet
• Smart-home pre-wiring for AV, lighting, climate, and security integration
• Two assigned garage parking spaces per unit (with additional spaces purchaseable)
• Climate-controlled storage units available for purchase (50 total available across both towers)
• Poolside cabanas available for purchase (12 total available)

Source: Residence Features Sheet revised 5.9.22, theresidencesesterobay.com. Recommend hosting at mcgreevyandcomisar.com/docs/salt-leaf-estero/residence-features-sheet.pdf (placeholder; Jesse to host).

Tower Suites and Add-On Spaces

The Tower Suites are additional flexible-use spaces available for purchase by primary-residence buyers — used as in-tower guest suites for visiting friends/family, private offices, or extended-stay accommodations for adult children. Tower Suite pricing and configuration is unconfirmed; verify via saltleaf.com/residences and the sales gallery.

The Penthouse Collection

The Penthouse Collection occupies the top two levels of each tower — four total residences across both towers (two per tower).

The penthouses include bespoke Meyer Davis custom finishes beyond the standard Light/Medium/Dark packages, expanded primary suite footprints, private rooftop terraces with cabana-tier outdoor kitchens and full outdoor entertaining capacity, and elevator access directly into private foyers.

One of the four penthouses set the Lee County condo sale record at time of contract in June 2024 — the exact sale price was not disclosed publicly and remains Unconfirmed pending verification via the recorded deed at Lee County Clerk. Florida YIMBY and Gulfshore Business both covered the record-setting transaction at the time but the actual recorded dollar figure has not been publicly released.

Source: saltleaf.com/blog penthouse reveal post (May 2024); Florida YIMBY penthouse coverage; Lee County Clerk public records.

Saltleaf Golf Preserve — Full Deep Dive

Identity and Address

Saltleaf Golf Preserve | 23001 Saltleaf Blvd, Bonita Springs, FL 34134 | saltleafgolf.com

The Raymond Floyd Pedigree

Raymond Floyd is one of golf’s most decorated champions and the named designer of Saltleaf Golf Preserve. Floyd’s major championship record:

• Masters Tournament: 1976 (wire-to-wire, set a 72-hole scoring record at Augusta National)
• U.S. Open: 1986 (Shinnecock Hills, at age 43 — the oldest U.S. Open champion at that time)
• PGA Championship: 1969 and 1982

Floyd won 22 PGA Tour events and was named to six Ryder Cup teams. He was inducted into the World Golf Hall of Fame in 1989. His design career began in the 1990s and includes courses across the United States and internationally.

Harry Bowers worked alongside Floyd on the Saltleaf course design. Bowers’s deep South Florida and SWFL design experience complemented Floyd’s championship-player design instincts, and the partnership produced a course that has been universally received as one of the best new SWFL golf builds in two decades.

The Raptor Bay-to-Saltleaf Transformation

The 18 holes at Saltleaf Golf Preserve were built on the site of the former Raptor Bay Golf Club — an Arthur Hills-designed course that had operated on this parcel since the early 2000s as part of the Raptor Bay Golf & Country Club residential development. London Bay acquired the site, closed the Hills course, and engaged Floyd + Bowers for a complete redesign rather than a renovation. The Floyd team:

• Reconstructed all 18 holes
• Installed new greens complexes featuring Floyd’s signature stacked-sod waste-area aesthetic
• Reestablished the Florida-scrub-ecosystem references in the bunker / waste-area framing
• Replaced the irrigation system end-to-end
• Built new cart paths, tee complexes, and yardage markers
• Constructed a new 40,000 sq ft practice facility
• Constructed a new 12,500 sq ft clubhouse (architecture by CID Design Group)
• Added The Leaf — a separate 9-hole par-3 course at the property edge

The $25M renovation scope has been referenced in press materials and project context. Specific $25M figure remains soft-confirmed pending a direct primary-source dollar disclosure.

The course opened in January 2024. By April 2024 (review by Tim Gavrich on GolfPass), the course was already being framed as a serious destination golf product. In December 2024, GolfPass named Saltleaf Golf Preserve to “The 12 Best Brand-New Golf Courses We Played in 2024.”

Source: GolfPass April 2024 review (Tim Gavrich); GolfPass Best New Courses December 18, 2024; Gulfshore Life August 2024 Insider’s Guide cover story; saltleafgolf.com.

Course Specifications

The grass selection deserves a footnote. Tif-Eagle is an ultra-dwarf Bermuda strain that produces tight, fast putting surfaces — the standard for premium Bermuda greens in Florida. Bimini Bermuda is a water-efficient strain that pairs well with SWFL’s climate and aligns the course’s water use with Estero Bay Aquatic Preserve’s ecological sensitivity. The dual-grass strategy is both aesthetic and agronomic.

The Floyd Design Philosophy

Floyd’s design signature at Saltleaf is the use of stacked artificial sod edges around sandy waste areas, creating a visually distinctive low-profile hazard that references the Florida scrub ecosystem rather than the conventional sand-to-grass blend of classic Florida bunkers. The course was deliberately routed to follow the site’s natural topography and existing waterway corridors, using water, waste areas, and wetlands as the primary hazard elements rather than tree-lined corridors (the standard Florida-resort move). The result, per Tim Gavrich’s GolfPass review, is “an open, wind-influenced course that rewards course management and shot shaping” — a reading that distinguishes Saltleaf from the more interior-routed, tree-defined Florida resort courses and aligns it with the Pete Dye / Tom Doak / Coore-Crenshaw philosophy of using natural features as design assets.

The Practice Facility

The 40,000 sq ft practice facility includes a 16-station driving range (with a large multi-station warmup net configuration referenced in the GolfPass review), a chipping area, and a putting green. The clubhouse is 12,500 sq ft, designed by CID Design Group, and houses a pro shop, a casual grill / bar, and the course operations.

Key Staff

• General Manager: David Kent, PGA — 23+ years SWFL golf management experience, former touring professional 1998–2002, 13 years in GM roles before Saltleaf, resides in Estero.
• Head Golf Professional: Dave Allyn — oversees instruction, leagues, and member programs.

Public Access and Membership

Saltleaf Golf Preserve operates as a semi-public course — open to the public for tee-time reservations while also offering membership programs. This is a structural advantage versus fully private clubs (Mediterra, Bonita Bay, Shadow Wood) and a quality advantage versus fully public municipal-style courses. Saltleaf residents receive preferential member rates and tee-time access.

• Peak daily-fee rate: $289 (18-hole, cart included) — referenced in Tim Gavrich’s GolfPass April 2024 review (reviewer paid this rate at time of visit).
• Member tiers and pricing: Multiple membership categories exist; specific tier names, pricing, and resident-priority structure unconfirmed; verify via saltleafgolf.com membership inquiry pathway or direct contact with the pro shop.
• Caddie program: Referenced in marketing context; specific details unconfirmed; verify via saltleafgolf.com.
• Troon Privé reciprocity: As a Troon-managed property, Saltleaf participates in the Troon network — Troon Privé membership reciprocity gives Saltleaf members access to 100+ private clubs worldwide; Troon Card offers discounts at 150+ Troon public courses.

Awards and Recognition

• GolfPass “Best New Golf Courses 2024” — named to The 12 Best Brand-New Golf Courses We Played in 2024, published December 18, 2024 (reviewer Tim Gavrich).
• GolfPass Golfers’ Choice — Top 25 courses in Florida (per Gulfshore Life August 2024).
• Southern Living — Top 13 Things To Do in Bonita Springs.
• Gulfshore Life cover story — August 2024 “Insider’s Guide” issue feature.

Saltleaf Golf vs. Regional Comparables

Saltleaf’s positioning advantage in this comp set is the Floyd pedigree + semi-public access + Troon management + 2024 build vintage + Ritz-Carlton Residences brand connection — the combination is not duplicated elsewhere in the corridor.

The Leaf — 9-Hole Par-3

The Leaf is the second course at Saltleaf Golf Preserve — a 9-hole par-3 walking course designed as a complement to the championship 18. The format reflects a growing trend in premium golf development: pairing a championship layout with a short walking course that handles family play, practice rounds, skill-development sessions, and social golf. The format echoes the Par-3 at Augusta National and the Coore & Crenshaw Cradle at Pinehurst.

• 9 holes, par 3
• Walking only (no cart use)
• Public access with reservation
• Hole yardages: ~60–150 yards per hole (specific hole-by-hole specs unconfirmed; verify via saltleafgolf.com/the-leaf)

Source: saltleafgolf.com/the-leaf.

Saltleaf Marina — Full Deep Dive

Marina Identity

Saltleaf Marina | Operating entity: Saltleaf Marina Investments, LLC (Florida DOC entity number L23000387309, filed August 17, 2023, EIN 93-3536657). Address per marina component: on Estero Bay adjacent to the Saltleaf master plan, accessed via the south side of the master plan and the bay channel. Approved by Bonita Springs City Council in October 2023 with the public-restaurant component (fulfilled by Acqua Bistecca).

Slip Count

97 total slips = 72 wet slips + 25 dry slips. This is the correct total — the “72 slips” shorthand that appears in some secondary sources refers to wet slips only. The Bonita Springs City Council October 2023 approval specifically authorized the 72 wet + 25 dry configuration as part of the final 10-modification approval order.

Marine Infrastructure

• Maximum vessel LOA: 30 feet
• Annual lease structure — slips are leased annually through Saltleaf Marina Investments, LLC. Slips are NOT deeded property attached to the residences. Specific annual lease rate, security deposit, and resident-priority queue versus public marina patrons are unconfirmed; verify via marina sales contact.
• Ship Store on site
• Captain’s Lounge for slip-holders
• Fleet services / charter program (kayak, paddleboard, boat charters, fishing excursions, sunset cruises, private boat rentals — all bookable through the Experience Studio concierge)
• Boat shuttle to the towers (private boat shuttle is one of the Experience Studio’s 29 bundled services)

Specific beam, draft, fuel-dock presence, and bridge clearance details are unconfirmed; verify via saltleaf.com/marina or direct inquiry.

Bay Access and Gulf Access

The marina is on Estero Bay. Gulf access is via the bay channel to the Gulf of Mexico. The bay is part of the Estero Bay Aquatic Preserve — Florida’s first designated aquatic preserve, protecting 10,000+ acres of bay, tidal creeks, and mangroves. Owners with slips can boat through the bay to the Gulf, north to Sanibel and Captiva, south to Bonita Beach and Naples, and into the broader Charlotte Harbor / 10,000 Islands navigable waters. Bridge clearances along the access route are unconfirmed in this iteration; verify via NOAA chart and direct inquiry to the marina for current clearance status.

Weeks Fish Camp — The Heritage

The marina sits on the historic site of Weeks Fish Camp — a working fishing camp that operated on this parcel from the 1930s through 2014. The Weeks family ran the operation across multiple generations under longtime proprietor Jim Weeks, maintaining the camp’s character as a working waterfront even as Estero and Bonita Springs developed dramatically around it. The camp closed in 2014. The site sat largely dormant until London Bay’s master plan acquisition and the marina’s 2023 groundbreaking.

The Weeks Fish Camp heritage is woven into the Saltleaf brand narrative. The community name itself — “Saltleaf on Estero Bay” — evokes the coastal, nature-connected identity of the working waterfront. The marina’s Ship Store and Captain’s Lounge echo the fishing-camp ethos while delivering a luxury marina experience. This heritage is authentic and not duplicated by Pelican Landing, Bonita Bay, or any other SWFL luxury marina-adjacent community.

Source: WGCU.org October 2023 article on the marina approval; saltleaf.com/marina/ (Weeks Fish Camp heritage section); FL DOC entity records.

Storm Posture for the Marina

Storm protocol for the marina (haul-out requirements, surge protection, slip-holder notification procedures) is unconfirmed in this iteration. Standard SWFL marina practice for tropical storm and hurricane events requires haul-out at threshold storm strength; the marina lease typically specifies the threshold and the slip-holder’s responsibility. Verify via the marina lease and direct inquiry to marina operations.

USACE and FDEP environmental permits for the marina construction are unconfirmed at the specific-number level — recommend FDEP ERP database search at floridadep.gov and USACE permit search at usace.army.mil. The marina was constructed adjacent to Estero Bay, which is a designated Outstanding Florida Water (OFW) and part of the Estero Bay Aquatic Preserve, so permits would be subject to elevated environmental review standards.

Acqua Bistecca by Michael Mina — Deep Dive

Restaurant Identity

Acqua Bistecca by Michael Mina | acquabistecca.com | 5500 Coconut Road, Bonita Springs, FL 34134 | Opened January 31, 2026 | Operator: MINA Group

The address is 5500 Coconut Road — not 5000 (which is the towers and sales gallery). The restaurant has its own street number within the master plan.

Concept

“Acqua Bistecca” translates roughly to “Water Beefsteak” — the concept is an Italian steakhouse with a strong waterfront identity. “Bistecca” in Italian culinary tradition is the large, thick-cut Florentine steak (bistecca alla fiorentina), traditionally served for two and priced at a premium. The Acqua Bistecca concept blends Italian culinary tradition (antipasti, house-made pasta, contorni, dolci) with the high-end steakhouse format that dominates American fine dining. The waterfront positioning on Estero Bay is integral to the experience — bay views are designed into the dining room.

Layout and Seating

Specific interior designer and full layout square footage are unconfirmed.

Hours of Operation

Reservations

Platform: SevenRooms — sevenrooms.com/reservations/acquabistecca or via acquabistecca.com. SevenRooms is the enterprise-grade reservation and guest-experience management platform used by Michelin-starred and luxury restaurant groups worldwide; its use signals MINA Group’s intention to build a guest-data and loyalty layer consistent with the group’s flagship properties.

Public Access

Acqua Bistecca is open to the public via reservation through SevenRooms. Saltleaf residents have walk-over access from the front door. Valet parking is available for non-resident diners.

Chef Michael Mina

Michael Mina is a James Beard Award-winning chef and restaurateur. Born in Egypt, raised in Ellensburg, Washington. Training under Charlie Trotter; formative years at the Aqua restaurant in San Francisco. James Beard Awards: Rising Star Chef of the Year 1997 and Best Chef: California 2002 — two of the most competitive James Beard categories of the era, placing Mina among the generation of chefs (Boulud, Keller, Batali peers) who redefined American fine dining in the 1990s.

MINA Group is Mina’s restaurant management and development company. As of 2025–2026, MINA Group operates 30+ restaurants across the United States. Notable properties include MICHAEL MINA (San Francisco flagship + Bellagio Las Vegas), Bourbon Steak (multiple Four Seasons locations), Stripsteak (Las Vegas, Miami), Clock Bar (San Francisco), Bungalow Kitchen (Tiburon), Orla (Dallas), and now Acqua Bistecca (Estero Bay flagship + Washington, DC follow-up).

The MINA Group business model centers on operating restaurants at luxury hotel and resort properties — a model that makes the Acqua Bistecca at Saltleaf (adjacent to The Ritz-Carlton Residences brand) a natural fit. Saltleaf is MINA Group’s first Florida restaurant; the Washington, DC location opened second.

Menu and Pricing

The menu is organized by Italian culinary tradition + steakhouse cuts: - Antipasti (starters / charcuterie) - Pasta (house-made) - Bistecca (the signature steak section — bone-in tomahawk, porterhouse, bistecca alla fiorentina) - Contorni (Italian side dishes / vegetables) - Dolci (desserts) - Cocktail / wine program anchored on the Golden Hour bar service

Pricing is consistent with MINA Group’s comparable Bourbon Steak / Stripsteak / MICHAEL MINA properties — entrée prices typically range $45–$120+ for main courses, with steaks priced by weight at premium per-ounce rates. Specific Acqua Bistecca menu item pricing unconfirmed; verify via current acquabistecca.com menu PDF.

Awards and Recognition

• Gulfshore Life “Best Culinary Debut” 2026 — for the Estero Bay flagship’s January 2026 opening.

Source: acquabistecca.com; theminagroup.com/restaurants/acqua-bistecca-estero-bay; Gulfshore Life 2026 dining awards.

The Five-Acre Amenity Deck

The outdoor amenity package is concentrated on a five-acre amenity deck on the eastern side of the towers, designed to serve as the daily-life social core of the residence community.

Pools and Water Features

• Two resort pools — 110’ × 24’ each
• One infinity pool — 60’ × 24’
• Two heated spas
• 32,000 sq ft lagoon with 15 pavilions along its edge — the lagoon is the visual anchor of the amenity deck and a deliberate move away from the rectangular-pool aesthetic toward a more naturalistic water feature
• Three grilling stations distributed across the deck
• Two bocce courts

Poolside Cabanas

Twelve cabanas are available for purchase by residence owners — fully furnished, with ceiling fans, refrigeration, and storage. Pricing is unconfirmed; verify via saltleaf.com or sales gallery.

Beach Club Reference

Saltleaf Beach Club is a master plan component referenced in some materials; specific details (size, location, programming) are unconfirmed in this iteration.

The 36,000 Sq Ft Indoor Amenity Center

The indoor amenity center is the cold-weather and rainy-day complement to the outdoor amenity deck — and the social core of the residence community for the months when the deck is less comfortable.

The Oasis (8,000 Sq Ft)

• Sunset Lounge — full-service food and beverage with sunset-orientation seating
• Private dining room for resident-hosted dinners
• Sports & News Café — casual food, large-screen multi-game presentation
• Wine & Whiskey Room — curated wine cellar, whiskey bar, private tasting service
• Card Room — bridge, poker, organized card-game programming
• Demonstration kitchen / catering kitchen — for cooking classes, chef events, private resident dinners

Wellness Center

• Fitness center (cardio + strength)
• Yoga and Pilates studio
• Steam rooms
• Sauna
• Two spa treatment rooms
• Beauty salon on site

Specific equipment brands (Technogym, Life Fitness, Rogue, Peloton), spa service menu, and staff structure are unconfirmed; verify via saltleaf.com or sales gallery.

Sports Simulator + Screening Room

• Sports simulator — golf simulator with multi-sport capability. Specific brand (Full Swing, TrackMan, Foresight, Golfzon) unconfirmed; verify via sales gallery. If the project uses Full Swing or TrackMan, naming the brand is a meaningful credibility marker for golfers.
• Screening room — theater-style multi-seat presentation with full AV. AV specs and seating capacity unconfirmed.

Additional Indoor Amenities

• Kids’ and teen rooms — supervised play and programming spaces
• Private offices / boardroom — co-working and meeting spaces for residents
• 50 climate-controlled storage units available for purchase by residence owners
• Three guest suites — resident-bookable for visiting friends and family
• Gourmet self-checkout grocery market — on-property convenience market for daily essentials, premium and gourmet items, with self-checkout
• Concierge medical / wellness referral network through the Experience Studio

The indoor amenity center is one of the largest per-residence indoor amenity programs of any branded residence development in the SWFL market — a function of the 224-unit residence count spreading the amenity capex across enough owners to support the scope.

The Storm Posture: Built After Ian

This is one of the most differentiated elements of the Saltleaf positioning and one of the most important sections of this page for any buyer who has lived through SWFL hurricane history.

Timeline — Ian and Saltleaf

Hurricane Ian made landfall at Cayo Costa (Lee County) on September 28, 2022 as a Category 5 storm (post-season reanalysis confirmed Cat-5 status; peak winds 160 mph) — the most destructive hurricane in Florida’s recorded history with 150+ deaths and $112 billion in damage. Bonita Springs declared the storm produced “over 12+ feet of storm surge and sustained winds of over 155 mph.” The peak surge along the Gulf barrier islands and the immediately adjacent shoreline reached 10–15 feet. Inland Bonita Springs / North Naples high water marks were 5–7 feet above ground level.

The Saltleaf towers were not under construction when Ian struck. This is a crucial framing point. The tower groundbreaking was July 2023 — ten months AFTER Ian. The golf course was in early earthwork at the time of Ian (groundbreaking June 2022); no permanent structures had been built. The marina groundbreaking came April 2023, six months after Ian. The towers, the marina, and the amenity infrastructure were all designed and permitted with Ian’s lessons in primary view.

This is the cleanest “purpose-built post-Ian” storm resilience narrative in SWFL ultra-luxury. Most ultra-luxury high-rises in the corridor predate Ian (Bonita Bay’s Tavira, Esperia, Estancia; Pelican Bay’s coastal towers; The Ritz Naples’ original tower). Those buildings were designed under pre-Ian wind and surge assumptions, retrofitted post-Ian as much as practical, but architecturally committed before the 2022 storm surge data existed. Saltleaf was designed after the data.

The Lobby Elevation — 21.7 Feet

The South Tower’s lobby sits at 21.7 feet above sea level. London Bay’s published framing: “The lobby level sits at 21.7 feet — well above Hurricane Ian’s historic 19-foot storm surge.”

This is an explicit reference to Ian’s 19-foot peak surge benchmark, which was the highest localized storm surge measurement along the Bonita Beach / Estero Bay shoreline adjacent to the project site. By placing the lobby above Ian’s peak, the towers’ habitable space begins above the recorded historical storm surge. Ground level is non-habitable (parking, mechanical, life safety, lobby ingress) — meaning the catastrophic-scenario storm surge inundation profile that destroyed ground-floor structures on Bonita Beach and Fort Myers Beach does not apply to Saltleaf’s habitable residences.

Source: Building Design + Construction August 2025.

Wind Load — 180 mph, Exposure D, ASCE 7-22

The towers are designed under the 8th Edition (2023) Florida Building Code, which references ASCE 7-22 for wind loads. Lee County coastal design wind speed (ultimate, Risk Category II) is 180 mph. Saltleaf is in Exposure Category D — applicable to sites directly on the coast or adjacent to large bodies of water extending inland 2,625 feet or 20 times the building height. Exposure D carries the highest design pressures.

All exterior openings and glazing pass TAS (Testing Application Standard) impact testing — mandatory for the Wind-Borne Debris Region. Products withstand impact from a 9-pound 2×4 wood stud at specified velocities followed by cyclic pressure testing. The towers’ full envelope is impact-resistant glass throughout — the floor-to-ceiling bay-facing glazing system is rated impact glass, not standard glass with shutters.

The facade form was wind tunnel tested to optimize aerodynamic performance under Category 5 wind loading.

Structural System

• Framing: Concrete and steel — high-rise poured-in-place reinforced concrete with steel reinforcement
• Structural engineer: McNama Salvia Structural Engineers
• MEP engineer: MG-Engineering
• General contractor: Coastal Construction Group

Per the Building Design + Construction August 2025 feature: “The building envelope is fortified to withstand Category 5 hurricane conditions, with impact-resistant glazing, concrete and steel framing, and wind tunnel-tested aerodynamic form.”

Parking Garage Engineering

The parking garage is engineered for vertical water intrusion resistance: waterproofing membranes, hydrostatic vents to release subgrade water pressure, and a pile-cap mat slab system. Critical mechanical and electrical equipment is placed above the design flood elevation — never at ground level.

Comparable Storm Performance — High-Rise Coastal Concrete

The performance mode for 22-story reinforced concrete high-rises in a major hurricane is well-documented from Ian’s impact on the Bonita Bay coastal towers (Tavira, Esperia, Estancia): the structure survives, but ground-level infrastructure and landscaping are devastated. Saltleaf’s design specifically addresses the ground-level vulnerability — by elevating habitable space above the surge level and engineering the ground-level systems to release water pressure rather than fight it. Combined with Ian-informed surge assumptions and post-Ian code, the towers’ expected performance in a future major hurricane is materially better than any pre-Ian high-rise in the SWFL coastal market.

Sources: Building Design + Construction August 2025; coastalconstruction.com/projects/the-ritz-carlton-residences-estero-bay; ASCE 7-22 wind load standard; Florida Building Code 8th Edition; FBC ASCE 7-22 factsheet (floridabuilding.org); NHC Tropical Cyclone Report AL092022_Ian (nhc.noaa.gov); City of Bonita Springs hurricane progress reports.

FEMA Flood Zone + Insurance Reality

FEMA Flood Map Status

The current FEMA FIRM (Flood Insurance Rate Map) for Bonita Springs was effective November 17, 2022. This is the most recently effective FIRM and was issued as part of FEMA’s Risk MAP coastal study initiated in 2013. The 2022 revision introduced new Coastal A Zone and Limit of Moderate Wave Action (LiMWA) designations for the SWFL coastal corridor.

Specific FEMA flood zone for 5000 Coconut Road / the Saltleaf tower parcel is Unconfirmed via direct parcel lookup in this iteration — verify via msc.fema.gov (FEMA Flood Map Service Center) using the parcel address and via the City of Bonita Springs “Find My Flood Zone” tool. Based on the parcel’s Estero Bay waterfront position, the tower site land area likely spans AE and/or Coastal AE zones, with VE designation possible on or very near the shoreline. The lobby elevation at 21.7 feet implies a base flood elevation in the 15–19 foot range, consistent with coastal AE zone BFEs typical for bayfront parcels in Bonita Springs.

CRS Class 5 — 25% NFIP Discount

Unincorporated Lee County and the City of Bonita Springs both participate in FEMA’s National Flood Insurance Program (NFIP) Community Rating System (CRS). Both maintain a CRS Class 5 rating, providing voluntary NFIP policyholders with a 25% discount off the standard NFIP rate. This is the strongest CRS rating in coastal Lee County and a meaningful structural advantage versus communities that lost their CRS rating post-Ian (Fort Myers Beach lost its rating entirely; Lee County and Bonita Springs did not).

Master Condo Policy Structure

Each tower’s condo association holds a master condo policy that covers the building structure, exterior envelope, common areas, amenity deck, lobby, and common infrastructure. It does NOT cover unit interiors, contents, or owner improvements above the original developer spec.

Master policy deductible: Florida high-rise master policies typically carry a 5% deductible per named storm event (the “wind” or “hurricane” deductible). For a 22-story ultra-luxury tower with an inferred replacement value of $250M–$400M, a 5% deductible = $12.5M to $20M of unit-owner liability per storm event. That amount becomes a special assessment to the unit owners pro-rata before the master policy pays. A 112-unit tower sharing a $15M deductible = approximately $134K per unit assessment liability per storm.

This is the single most under-discussed cost variable in Florida high-rise ownership. Buyers should explicitly underwrite this exposure.

The mitigation: owner HO-6 policies include Loss Assessment coverage that pays the owner’s share of master policy shortfalls and special assessments — up to the policy limit. For a $5M+ residence, recommended Loss Assessment limit is $200,000 to $500,000 per policy. Verify specific recommendations with a licensed Florida insurance broker.

Owner HO-6 Insurance

For a $5M to $15M waterfront high-rise unit in Lee County coastal: - Combined annual insurance (HO-6 wind + liability + loss assessment + all-perils): realistically $15,000 to $40,000/year depending on carrier, deductibles, coverage limits. - Chubb Masterpiece is the typical ultra-luxury HO-6 carrier — designed for high-value contents, art, jewelry, with broader replacement-cost terms. - NFIP RCBAP flood coverage caps at $250,000 per unit / $100,000 contents — materially insufficient for $5M+ units. Private excess flood insurance (Neptune Flood, Wright Flood, surplus lines) layered on top is recommended.

Generator Mandate — FL Statute 553.509

Under Florida Statute 553.509, residential buildings 75 feet or taller require a generator for life safety and common-area systems with at least 5-day post-disaster coverage. The Saltleaf towers (22 stories) exceed this threshold and are equipped accordingly. Specific generator capacity and fuel-storage configuration unconfirmed in this iteration; verify via the South Tower Declaration of Condominium and the building’s emergency management plan.

Substantial Damage Rule (FEMA 50% Rule) — Future Risk

The FEMA Substantial Damage / Substantial Improvement rule applies to existing buildings in Special Flood Hazard Areas: if cumulative repairs or improvements exceed 50% of pre-event market value, the structure must be brought into compliance with current floodplain management regulations — including current BFE requirements. The Saltleaf towers are new construction designed to current code; the 50% rule doesn’t apply to initial construction. But it is a future risk contingency over the life of the building. In a hypothetical scenario where a future hurricane causes 50%+ damage to a structure’s market value, rebuilding would need to comply with whatever the FEMA regulations are at that future time — including any future higher BFEs.

Source: FEMA NFIP / Flood Map Service Center (msc.fema.gov); leegov.com/dcd/flood/firm/insurance/discounts; bdcnetwork.com (BD+C August 2025); industry context from insurance brokers and Florida Statute 718.

Honest Pros and Cons

The pros and cons section is the one buyers can’t get from the developer marketing materials. We write this section the way we would talk through it with a buyer in person.

Pros

1. Purpose-built post-Ian. The single most differentiating structural feature of Saltleaf in the SWFL coastal high-rise market. Designed under FBC 8th Edition / ASCE 7-22 / 180 mph wind / Exposure D / TAS impact glazing throughout / 21.7-foot lobby above Ian’s 19-foot surge benchmark. The competitor set is largely pre-Ian construction. This is not marketing — it is engineering.

2. Naples-tier brand at an Estero Bay address. Ritz-Carlton Residences brand recognition + Marriott Bonvoy elite status + ONVIA preferred Ritz-Carlton Yacht Collection access — all without the Naples geographic positioning. The brand is the resale insurance.

3. $750M+ aggregate sales — proven market velocity. The project sold 90% of the South Tower in roughly 24 months and aggregated $750M+ in contracted sales before the South Tower even opened. Market-velocity signal is unambiguous.

4. No CDD. Unlike many Estero corridor communities, Saltleaf carries no Community Development District bond on the property tax bill. Material at the $500K price point; less material at $5M but still real.

5. Public-access golf, not equity-membership trap. Saltleaf Golf Preserve is a semi-public daily-fee course with member tiers — not a private equity-membership-required club. If you play golf, you have access at preferential rates without writing a $250,000-to-$500,000 equity check. If you don’t play, you aren’t paying for golf you won’t use.

6. Proximity to Lee Health Coconut Point. The freestanding 24/7 Lee Health emergency department is 3 to 5 minutes across US-41. This is one of the strongest healthcare proximity profiles in any luxury community in the corridor. For buyers in the 60+ demographic, this is a quiet but compelling advantage.

7. RSW 18 to 22 minutes. RSW International Airport is one of the most accessible regional airports in the country. The 18-to-22-minute drive time from Saltleaf is meaningfully better than from most Naples communities and is part of the Saltleaf-versus-Naples value math.

8. Coconut Point Mall + Hertz Arena + FGCU adjacent. Daily-life retail, dining, professional services, the ECHL Florida Everblades hockey team, and one of Florida’s growing universities all sit within a 5-to-15-minute radius. The Estero Bay corridor is a fully formed economic ecosystem.

9. Bay frontage, not Gulf-front barrier island. Estero Bay frontage is materially less storm-vulnerable than Fort Myers Beach or Bonita Beach (Gulf-front barrier island). The bay provides partial attenuation of wave action; the building is on the landward side, not the seaward face.

10. Marina + golf + restaurant in the master plan. Most branded residences are residential buildings with amenities. Saltleaf is a full master plan — golf, marina, public restaurant, and residences all under one development entity. The lifestyle integration is structural, not bolted on.

Cons

1. The Coconut Road traffic concern. This is the corridor’s most-documented near-term risk. The Bonita Springs Village Council described Coconut Road as “close to being rated a failing road” during the Woodfield Estero approval debate. The 596-apartment Woodfield Estero project at NW corner of Coconut/US-41 will add density to a corridor with no funded FDOT widening project. Adjacent FDOT projects (US-41 / Bonita Beach Road Diverging Diamond, I-75 widening PD&E) will improve regional connectivity but do not directly address Coconut Road capacity. Buyers should drive Coconut Road during morning and afternoon peak periods before committing.

2. Master policy 5% deductible reality. $12.5M to $20M of unit-owner liability exposure per named storm event, distributed pro-rata across 112 units = approximately $134K per unit per storm. Loss Assessment HO-6 coverage at $200K–$500K mitigates the exposure; buyers must price this into the math.

3. Lee County millage premium versus Collier County. On a $5M residence, $15K–$30K/year more than a comparable Naples Ritz residence. Over a 10-year hold, $150K–$300K of additional carry cost. Real, material, and underweighted.

4. Thin near-term resale market for a 224-unit project. The South Tower opened April 2026; resale market depth is by definition limited for the first 24 to 36 months. Buyers who anticipate needing to sell within 24 months should price that liquidity constraint into the math. The North Tower delivering in Q2 2027 will add 112 more units of inventory — meaningful for the resale-supply dynamics through 2028.

5. Brand-licensed-residence premium. The Ritz-Carlton brand licensing adds an estimated 10 to 20% pricing premium over a comparable non-branded luxury condo. Buyers explicitly pay for the brand, the service standard, and the resale-market certainty. If those things don’t matter to a specific buyer, the premium is real money.

6. HOA + condo fee structure not yet fully published. The South Tower’s initial operating budget is in declarant control. PAA-harvested ranges of $1,051 to $2,701/month are unconfirmed. Buyers should request the current operating budget, the SIRS reserve study, and the projected fee schedule for the next 36 months as part of due diligence — before going hard on deposit.

7. Cost-of-ownership combined math is high. A $5M residence will carry approximately $64K/year in Lee millage + $30K–$50K/year in HOA/condo fees + $20K–$40K/year in insurance (HO-6 + loss assessment + private flood) = roughly $110K to $150K/year in annual carrying costs before any debt service. This is the honest math at the $5M tier.

8. Coconut Road traffic compounds with future Saltleaf phases. The third tower + villas + town center pipeline will add density to the same Coconut Road corridor without an FDOT widening project. The honest framing: the corridor’s traffic capacity is the long-term constraint that buyers should monitor.

Schools by Address

The Lee County School District (LCSD) is Florida’s ninth-largest, serving approximately 100,000+ students across 100+ schools. Saltleaf’s address (5000 Coconut Road, 34134) falls within the Lee County School District zone-based attendance model. Buyers in the $3M-to-$15M residence tier predominantly favor private school enrollment; the public school zones are most relevant for the resale positioning.

Most Likely Zone Assignments (Verify Each)

All zone assignments above are unconfirmed for the specific address 5000 Coconut Road — verify directly at leeschools.net/find-a-school or call (239) 335-0900. The 2018 opening of Bonita Springs High School redrew attendance zones in the corridor; the precise current zone for 5000 Coconut Road requires direct district lookup.

Bonita Springs Elementary — $40M Rebuild

Bonita Springs Elementary is being rebuilt at the existing 10701 Dean Street site under a Lee County School District $40M capital project. Phased construction: substantial completion phases August 2026 and August 2027. The rebuild will modernize the facility, expand capacity, and address aging infrastructure. The school remains operational during the phased rebuild.

The Cambridge AICE Program at Estero High

Estero High School hosts Lee County’s flagship Cambridge Advanced International Certificate of Education (AICE) programme. The AICE Diploma is recognized by UK universities and many U.S. colleges as equivalent to AP coursework, offering internationally benchmarked assessments across subjects including Global Perspectives, English Language, Mathematics, Sciences, and Humanities. Application required. Cambridge designation confirmed via the school’s official LCSD profile and the Cambridge International website (cambridgeinternational.org).

Private School Alternatives

Sources: leeschools.net; cambridgeinternational.org; Community School of Naples (communityschoolnaples.org); Canterbury School (canterburyfortmyers.org); First Baptist Academy (fbaschool.com); Bonita Springs Charter School (bonitaspringscharter.org).

FGCU as a Community Asset

Florida Gulf Coast University (10501 FGCU Blvd S, Fort Myers FL 33965) is approximately 15 minutes from Saltleaf via Three Oaks Parkway and Ben Hill Griffin Parkway. FGCU’s 15,000+ student enrollment, performing arts calendar, continuing education programs, and medical and wellness partnerships make it a genuine community asset even for buyers without direct university connections. The campus is adjacent to Miromar Outlets, Hertz Arena, and the I-75 / Corkscrew Road interchange.

Healthcare Access

The healthcare-proximity profile is one of Saltleaf’s most under-marketed advantages — particularly for buyers in the 60+ demographic.

Lee Health Coconut Point — The Standout

Lee Health Coconut Point (23450 Via Coconut Point, Estero) sits 3 to 5 minutes from Saltleaf across US-41. This is a freestanding 24/7 emergency department of the Lee Health system — a fully equipped ED with the full diagnostic infrastructure of a major hospital, located in the Coconut Point Mall area for convenient access. For buyers who have lived through a healthcare emergency, the value of a 5-minute drive to a major-system 24/7 ED at this quality level is hard to overstate.

Other Lee Health Facilities

• Lee Memorial Hospital — main flagship hospital, Fort Myers
• HealthPark Medical Center — major Lee Health hospital, Fort Myers
• Gulf Coast Medical Center — Lee Health, Fort Myers (south, near FGCU)
• Lee Health network — comprehensive system covering all of Lee County

NCH Healthcare System (Naples)

For buyers wanting Collier County hospital access, NCH Healthcare System main campus is approximately 25 to 30 minutes south on US-41 or I-75. NCH operates two hospitals (NCH Baker and NCH North Naples) and multiple outpatient locations.

Concierge Medicine

Several concierge medical practices serve the Naples / Bonita Springs / Estero luxury community: - Naples PartnerMD - MDVIP (multiple SWFL physicians enrolled) - Concierge Medicine Today-listed SWFL practices

Concierge medical referral is one of the 29 included services on the Experience Studio menu.

Sources: leehealth.org; nchmd.org; concierge medical practice directories.

Daily Drive Times from Saltleaf (5000 Coconut Road)

All times approximate, off-peak. Coconut Road traffic during peak commute (7–9 AM, 4–6 PM) can add 5 to 10 minutes to north-south corridor drives.

Adjacent Civic Pipeline — What’s Coming in the Next 5 Years

Buyers should understand what’s coming to the corridor around Saltleaf. The honest framing: meaningful growth, mixed traffic-impact signals, and several explicitly honest negatives.

Woodfield Estero — NW Corner Coconut Road / US-41

The largest adjacent development. 596 apartment units + 260-room hotel + 82,000 sq ft retail + 42,000 sq ft office + 6,000 sq ft civic. Phase 1 sitework active 2025. Phase 2 Development Order not yet filed. The Bonita Springs Village Council called Coconut Road “close to being rated a failing road” during the approval debate. Traffic concern is documented and real.

FDOT Projects in the Corridor

• US-41 / Bonita Beach Road Diverging Diamond Interchange — Funded; design phase. Will improve the US-41 / Bonita Beach Road choke point.
• I-75 Widening, Golden Gate Parkway to Corkscrew Road — PD&E (Project Development & Environment) study underway. Pre-construction. Years out.
• NO funded Coconut Road project — This is the honest negative finding. The Coconut Road corridor has no FDOT widening or capacity project on the books as of this page’s publication. The capacity constraint is real and not on the immediate-fix list.

Bonita Beach Renourishment

A $39.2M beach renourishment cycle was completed June 2025. A subsequent FY2026-27 renourishment cycle is planned. Beach preservation funding is meaningful for Bonita Beach Park’s continued accessibility as a Saltleaf amenity.

Bonita Springs Elementary $40M Rebuild

Phased construction August 2026 and August 2027 (covered in the Schools section). Will modernize and expand the closest public elementary school.

Lee County Wastewater Plant

Lee County brought a $293M wastewater plant online in 2025, expanding regional sewer capacity. Bonita Springs Utilities expansion is active in parallel.

Future Saltleaf Phases

Per London Bay’s own portfolio page: a third Ritz-Carlton tower + villas + additional amenities are in the master plan pipeline. No public permit applications filed yet. Specific third-tower height, unit count, pricing, and timeline unconfirmed.

Sources: Bonita Springs Council records; FDOT project database (fdot.gov); WGCU and SWFL Business Today corridor coverage; Lee County BoCC; londonbay.com portfolio page.

Comparable Communities to Consider

Buyers seriously evaluating Saltleaf should have a complete picture of the alternatives. Brief, honest one-paragraph framing per community.

The Ritz-Carlton Residences, Naples (The Vyne House / Treeline)

The closest direct comparable. Newer (mostly post-2020) Naples flagship Ritz-Carlton branded residences. Lower millage rate (Collier vs. Lee — $15K–$30K/year savings at $5M residence value). More-established Naples luxury market. Smaller-scope amenity package than Saltleaf’s master plan. Old Naples / Fifth Avenue South positioning. If you want Ritz-Carlton branding and Naples geography, this is the primary alternative.

The Pearl at Naples (London Bay)

London Bay’s other newer Naples ultra-luxury development. Different price tier, different geographic positioning (downtown Naples). Same developer pedigree — you get the same project management quality. Smaller amenity footprint.

Aqua at Pelican Isle (London Bay)

London Bay’s prior bayfront mid-rise project. Bay-facing positioning in Collier County. Smaller building, smaller unit count, smaller amenity package. A reasonable comp if you want London Bay’s design quality at a smaller scale and a Collier address.

Aria at Park Shore

Park Shore Naples high-rise. Established Park Shore community, beach access via the Park Shore boardwalk, Naples-tier services, established resale market. More-traditional Naples-luxury positioning than Saltleaf’s Estero Bay framing.

Mediterra (London Bay’s Prior Flagship)

The 1,697-acre golf community with two Tom Fazio courses and 950 homesites at the Bonita Springs / Naples corridor. Single-family + villa product, not high-rise. Different lifestyle entirely (golf country club + single-family) versus Saltleaf (high-rise branded residences + public golf + marina). Comparison only relevant for buyers comparing London Bay’s two flagship eras — the Mediterra single-family / Fazio-golf product and the Saltleaf high-rise / Floyd-golf / marina product.

Bonita Bay Towers (Tavira, Esperia, Estancia)

Bonita Bay Club’s coastal high-rise towers. Pre-Ian construction (built between roughly 2000 and 2015), equity-membership-required golf model, established community. Lower price-per-square-foot than Saltleaf. Storm-resilience profile is materially different (pre-Ian construction, retrofitted post-Ian). Buyers comparing Saltleaf and Bonita Bay should weigh the brand-licensing premium + post-Ian engineering + master plan scope (Saltleaf) against the established community + lower price (Bonita Bay).

Pelican Bay Coastal Towers (Cap Ferrat, St Marissa, Trieste, St Lucia)

Pelican Bay’s Gulf-front high-rises. Established Naples community with private beach club, golf, fitness center, tennis. Pre-Ian construction. Established resale market. Different geographic positioning (Gulf-front Naples), different community structure (Pelican Bay master HOA with beach-club + golf).

Talis Park

Estero / Naples corridor golf community with Greg Norman + Pete Dye golf course. Single-family + villa product. Equity-membership-required golf. Different lifestyle entirely. Reasonable comp for golf-first single-family buyers.

Park Shore High-Rises (Vistas, Aria, Beach Walk)

Park Shore Gulf-front high-rises. Established Naples coastal market. Pre-Ian and post-Ian build vintages mix. Mid-tier ultra-luxury positioning.

Quail West

Bonita Springs / Naples corridor private equity-membership golf community. Two Arthur Hills courses. Single-family product. Top-tier private golf. Different lifestyle than Saltleaf.

The honest comp-set decision tree: - Want golf integrated as part of daily life? Mediterra, Quail West, Talis Park, Bonita Bay (single-family country club product) or Saltleaf (semi-public Raymond Floyd at the public daily-fee price). - Want high-rise branded residence? Ritz Naples, The Pearl, Aria at Park Shore, Saltleaf, Bonita Bay towers, Pelican Bay coastal towers. - Want post-Ian engineering specifically? Saltleaf is the only project in this comp set that was groundbreaking after Ian. - Want lower Lee millage offset by Collier value? Naples is the answer. - Want bay frontage instead of Gulf-front barrier island? Saltleaf wins.

Future Tier 3 Spokes — Coming Pages

This page is the Tier 2 master overview. We are building Tier 3 sub-pages with deeper individual coverage:

• Dedicated /neighborhoods/ritz-carlton-residences-estero-bay sub-page is coming with full HOA fee schedules, recent sale comps, and tower-specific analysis. We will link it here when it goes live.
• Dedicated /neighborhoods/saltleaf-golf-preserve sub-page is coming with daily-fee rate matrix, full member tier structure, tee-time booking deep-dive, and Tim Gavrich GolfPass review breakdown. We will link it here when it goes live.
• Dedicated /neighborhoods/saltleaf-marina sub-page is coming with slip availability, lease structure deep-dive, and gulf-access route detail. We will link it here when it goes live.
• Dedicated /neighborhoods/acqua-bistecca-michael-mina sub-page is coming with full menu, wine list, and reservation strategy. We will link it here when it goes live.

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

If you are searching for the best Saltleaf listing agent, or thinking “I need to sell my Saltleaf condo” or “I want a luxury listing agent for Estero Bay who actually understands a Ritz-Carlton Residences tower,” you are in the right place. Selling at Saltleaf on Estero Bay is not a standard transaction — it is a $3M-to-$15M+ branded-residence sale where stack position, tower, terrace square footage, finish package, Lee County millage math, marina-slip rights, and Saltleaf Golf Preserve access all move the number. McGreevy and Comisar list and sell Southwest Florida’s most significant luxury homes, and we bring that machine to every Saltleaf seller — whether you are reselling a South Tower residence, marketing a penthouse, or assigning a North Tower pre-construction contract.

Our record on the metrics that matter when you are choosing who lists your home:

• 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 Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Luxury Listing Specialists for Saltleaf and the Ritz-Carlton Residences

Saltleaf is a luxury listing, and we market it like one. With over $850 million in personal sales between Jesse and Marc, McGreevy and Comisar are luxury listing specialists who do not hand a tower residence to a junior agent and a phone camera. Every Saltleaf listing gets the full program: cinematic listing video, aerial and drone capture of the Estero Bay frontage and the towers, professional architectural photography that does justice to the Meyer Davis interiors and the wraparound terraces, 3D tours and floor-plan rendering, and placement in front of our qualified private-buyer database of ultra-luxury Southwest Florida and out-of-state buyers actively shopping the Naples-Bonita-Estero corridor. For owners who value privacy, we have genuine off-market and discreet “whisper” listing capability — we can quietly market your Saltleaf residence to vetted buyers without ever putting a public sign on the bay. As Top 1% Real Estate Agents Nationally Since 2008, we sit inside the agent-to-agent network where these buyers actually come from.

Because Saltleaf is a brand-new, first-delivery community, there is no deep resale history to lean on yet — the South Tower only opened in April 2026 and most residences are still in original-owner hands. That is exactly why how you price a first-generation Saltleaf listing matters more here than almost anywhere. We do not guess. We price your residence off the live tower and penthouse comps, the developer price sheet and remaining-inventory pricing, the documented $772-to-$1,191 per-square-foot standard-residence band, the Penthouse Collection benchmark (the May 2024 reveal opened from $15,235,000), the June 2024 Lee County condominium sale record set by a South Tower penthouse buyer, and the recorded deeds as they post at the Lee County Clerk. When the comp set is thin, disciplined, defensible pricing is the entire game — and it is what we do.

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

Curious what your Saltleaf residence would bring in today’s market? We will prepare a confidential, data-backed valuation that reflects your exact tower, stack, view orientation, terrace footage, and finish level — not a generic algorithm guess. Request your free Saltleaf home valuation and we will walk you through the realistic pricing range, the likely buyer profile, and the marketing plan, with no obligation.

Talk to Jesse Direct

When you list Saltleaf with us, you work with Jesse and Marc directly — not a call center. Call or text Jesse at (239) 898-6072. Confidential conversations are always welcome, including quiet, off-market discussions about whether now is the right time to sell. We are Top 1% Real Estate Agents Nationally Since 2008, and we would be glad to earn your listing.

What Saltleaf Clients Say — Reviews for McGreevy and Comisar

McGreevy and Comisar is a top-reviewed Saltleaf and Estero realtor trusted by buyers and sellers across the Estero, Bonita Springs, and Naples luxury corridor — and we have been Top 1% Real Estate Agents Nationally Since 2008. We do not post a number and ask you to trust it; here are real five-star reviews from clients we have represented across Southwest Florida. When you list or buy a Saltleaf residence, this is the team — Jesse and Marc directly — you work with.

★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” — Katie W.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” — Marko Z.

★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” — Francisco B.

★★★★★ “I highly recommend McGreevy and Comisar for any of your real estate needs.” — Verified Google review

Read more five-star reviews on Google →

Thinking of selling or buying in Saltleaf? Talk to Jesse direct at (239) 898-6072 — text or call.

Your Local Real Estate Experts for Saltleaf at Estero Bay

Buying or selling at Saltleaf requires an agent who knows the difference between the South Tower and North Tower stack positions, who has read the Florida Statute 718 SIRS reserve language and the post-Surfside changes, who understands what the Marriott Bonvoy elite status actually unlocks and what it doesn’t, who has driven the Coconut Road traffic at 5 PM on a Wednesday and knows when the I-75 backup propagates west into the corridor, who can pull the Lee County recorded deed history on the penthouse record sale, and who has shown both Naples Ritz residences and Saltleaf in the same week with both buyers and sellers. That is a different level of knowledge than a national brokerage agent who has shown one luxury condo in SWFL.

McGreevy and Comisar have been the most active and most recognized real estate team in Southwest Florida for over 15 years. Our record on the metrics that matter:

• 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 Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

When you call us on Saltleaf, you are getting agents who have walked the sales gallery, who know the South Tower’s stack positions, who can pull the Lee County millage math on any specific residence size, who have done the master policy deductible math with buyers, and who will tell you honestly whether a specific stack position is worth its premium before you write a check.

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Frequently Asked Questions — Saltleaf Buyer Edition

Identity, Name & Location

Q1. What is Saltleaf on Estero Bay?

Saltleaf on Estero Bay is a 500-acre London Bay Development Group master-planned community on the eastern shoreline of Estero Bay in Lee County, Southwest Florida. Its centerpiece is The Ritz-Carlton Residences, Estero Bay — two 22-story Arquitectonica-designed condominium towers containing 224 total residences. The master plan also includes Saltleaf Golf Preserve (Raymond Floyd-designed, Troon-managed, public-access), The Leaf (9-hole par-3), Saltleaf Marina (97 slips on the historic Weeks Fish Camp site), and Acqua Bistecca by Michael Mina (Italian steakhouse, opened January 31, 2026).

Q2. Where exactly is Saltleaf located — is it Estero or Bonita Springs?

Saltleaf’s municipal address is Bonita Springs, FL 34134 in Lee County. The brand framing is “on Estero Bay” — Estero Bay is the body of water that the Village of Estero, City of Bonita Springs, and unincorporated Lee County all share frontage on. The local government surface is the City of Bonita Springs + Lee County BoCC, not the Village of Estero. The page lives on the Estero hub because the project’s identity, market position, and daily life all sit on the Estero Bay side of Coconut Road.

Q3. What does the name “Saltleaf” mean?

The name evokes the saltwater + leaf imagery of the Estero Bay mangrove-and-tidal-marsh ecosystem that defines the property’s setting. London Bay coined the name for this master plan; no prior community on the parcel used it.

Q4. Why is Saltleaf called “on Estero Bay” if its address is in Bonita Springs?

Estero Bay is the natural body of water that forms the property’s western frontage. The bay is shared by multiple municipalities; the building’s identity is tied to the bay, not the city the parcel pays taxes in. The brand framing is honest: Saltleaf is on Estero Bay; its address is Bonita Springs.

Q5. What ZIP code is Saltleaf?

34134 — the primary Bonita Springs coastal ZIP.

Q6. Is Saltleaf in Naples, Estero, or Bonita Springs?

Bonita Springs municipal address. Lee County. On Estero Bay. Not in Collier County (Naples). The Estero / Bonita Springs distinction is municipal: the parcel is governed by the City of Bonita Springs, not the Village of Estero.

Q7. What is the official mailing address?

The Ritz-Carlton Residences sales gallery and South Tower: 5000 Coconut Road, Bonita Springs, FL 34134. The master plan office address: 26269 Tamiami Trail South (US-41), Bonita Springs, FL 34134. Saltleaf Golf Preserve: 23001 Saltleaf Blvd, Bonita Springs, FL 34134. Acqua Bistecca: 5500 Coconut Road, Bonita Springs, FL 34134.

Q8. What county is Saltleaf in?

Lee County, Florida.

Q9. How far is Saltleaf from downtown Bonita Springs?

The historic Bonita Springs downtown core (Old 41 / Riverside Park area) is approximately 5 to 8 minutes south on US-41.

Q10. How far is Saltleaf from downtown Estero?

The Village of Estero municipal area (Corkscrew Road corridor / Estero Community Park) is approximately 10 to 15 minutes north on US-41.

Q11. How far is Saltleaf from Naples?

Approximately 25 minutes to Naples Fifth Avenue South via US-41. The Naples Old Naples / Fifth Avenue South nightlife and dining cluster is the principal destination from Saltleaf when buyers want classic Naples downtown.

Q12. How many acres is the Saltleaf master plan?

Approximately 500 acres (500–507 per various London Bay disclosures). The press releases and Florida YIMBY headlines consistently use 500 acres; the London Bay portfolio page says 507. We use 500 as the round figure.

Q13. What is Florida’s first aquatic preserve and how does it relate to Saltleaf?

Estero Bay Aquatic Preserve is Florida’s first designated aquatic preserve, protecting 10,000+ acres of bay, tidal creeks, and mangroves. The preserve is the body of water Saltleaf sits on. The preserve designation requires elevated environmental review for any marina construction; Saltleaf Marina’s permits were issued under those standards.

Developer & Brand

Q14. Who is the developer of Saltleaf?

London Bay Development Group, a privately held Naples FL luxury developer founded by Mark Wilson and Gemma Wilson. 35+ years of Southwest Florida luxury development. Portfolio includes Mediterra, Moorings Park Grande Lake, Grandview at The Strand, Cambridge Park, The Founders Club, and London Bay Custom Homes. Saltleaf is London Bay’s largest and most ambitious project to date.

Q15. Who is Mark Wilson?

Mark Wilson is the co-founder and principal of London Bay Development Group. Native of England; relocated to Southwest Florida four+ decades ago. Built the company from custom homes into one of the most decorated master-planned community developers in the Naples-Bonita Springs-Estero corridor.

Q16. Is Saltleaf a Ritz-Carlton hotel or private residences — what’s the difference?

The Ritz-Carlton Residences, Estero Bay is private residences — not a hotel. It is a residential condominium project where Marriott / Ritz-Carlton has licensed the Ritz-Carlton brand to London Bay (the developer) under a confidential brand-licensing agreement. There is no front desk that books transient guests. There are no hotel rooms. Residents do not automatically receive privileges at every Ritz-Carlton Hotel globally — the benefit package is defined per project by the ONVIA Marriott Bonvoy program (elevated Bonvoy status + preferred rates at 7,000+ Marriott hotels + Ritz-Carlton Yacht Collection preferred access). The service standard, staff training, and amenity programming are held to Ritz-Carlton’s “Ladies and Gentlemen serving Ladies and Gentlemen” standard.

Q17. Does Ritz-Carlton operate Saltleaf, or is it just licensed branding?

Marriott / Ritz-Carlton licenses the brand to London Bay under a confidential agreement and defines the service standards. Whether Marriott directly manages the building’s residential services post-opening (typical for this brand tier) or whether a third-party manager is engaged is an operating detail. Unconfirmed; verify via the Declaration of Condominium.

Q18. Can I earn Marriott Bonvoy points by living at Saltleaf?

Yes — Saltleaf owners enrolled in the ONVIA program receive elevated Marriott Bonvoy elite status (typically Gold or Platinum tier; verify with Saltleaf sales for specific tier) and preferred owner rates at 7,000+ Marriott Bonvoy hotels globally.

Q19. Who designed the Saltleaf towers — architect and interior designer?

Architect: Arquitectonica (Miami; founded 1977 by Bernardo Fort-Brescia + Laurinda Spear). Interior designer: Meyer Davis Studio (New York City; founded 1999 by Will Meyer + Gray Davis). Landscape architect: EDSA (Fort Lauderdale). General contractor: Coastal Construction Group (Miami).

Q20. Who is Arquitectonica?

Arquitectonica is a Miami-based global architecture firm founded in 1977 by Bernardo Fort-Brescia and Laurinda Spear. Projects in 50+ countries. Career-defining work includes the Atlantis Condominium Miami (1982). Multiple Ritz-Carlton, Four Seasons, Mandarin Oriental, JW Marriott, and W Hotels commissions globally.

Q21. Who is Meyer Davis and what did they design at Saltleaf?

Meyer Davis Studio is a New York City interior design firm founded in 1999 by Will Meyer and Gray Davis. Approximately 75 staff. 2025 Hospitality Design Firm of the Year; Interior Design Hall of Fame inductees; Platinum Circle. Client list includes Ritz-Carlton, Four Seasons, Rosewood, Equinox Hotels. At Saltleaf, Meyer Davis designed three finish packages (Light, Medium, Dark) for standard residences plus bespoke custom finishes for the four penthouses. Their work is showcased in the full-scale kitchen, wet bar, master bath, and master closet mockups at the 5,000 sq ft sales gallery (5000 Coconut Road).

Q22. Who is the general contractor building Saltleaf?

Coastal Construction Group — Miami-based luxury high-rise GC founded in 1955, led by CEO Tom Murphy Jr. Top-20 U.S. general contractor. Notable projects include Porsche Design Tower (Sunny Isles Beach), St. Regis Bal Harbour. Coastal is the GC for both Saltleaf towers.

Q23. Who designed the Saltleaf Golf Preserve?

Raymond Floyd (with Harry Bowers). Floyd is a four-time major champion (Masters 1976, U.S. Open 1986, PGA Championship 1969 and 1982), 22-time PGA Tour winner, six-time Ryder Cup team member, and 1989 World Golf Hall of Fame inductee. Saltleaf Golf Preserve was built on the site of the former Raptor Bay Golf Club (Arthur Hills design) with a $25M complete redesign by Floyd + Bowers.

Q24. Who manages Saltleaf Golf Preserve?

Troon — the world’s largest third-party golf management company, headquartered in Scottsdale, AZ. Troon manages 850+ golf courses worldwide. Troon absorbed ICON Golf Management (Saltleaf’s original third-party manager) effective July 1, 2024, completing Saltleaf’s transition to full Troon branding and systems.

Towers, Construction & Sales

Q25. How many towers does Saltleaf have?

Two towers currently — the South Tower (opened April 2026) and the North Tower (under construction, projected Q2 2027 delivery). London Bay’s master plan also includes a third Ritz-Carlton tower + villas + additional amenities in the future pipeline (no public permits yet filed).

Q26. How many floors are the Saltleaf towers?

22 stories each.

Q27. How many total condos are at the Ritz-Carlton Residences, Estero Bay?

224 total (112 per tower).

Q28. Is the Saltleaf South Tower open? When did it open?

Yes — opened April 2026 with $750M+ in aggregate sales contracted across both towers.

Q29. When will the Saltleaf North Tower be completed?

Projected delivery Q2 2027 per Florida YIMBY April 2026 coverage and the Bank OZK $198.6M construction loan terms. Construction pace approximately one floor per 10 days.

Q30. How many units are in each tower at Saltleaf?

112 residences per tower. Each tower includes 110 standard residences + 2 penthouses. (The South Tower’s residence count has been reported as 112 in some sources and 120 in others depending on whether amenity-level units are included; the canonical figure is 112 condominium residences per tower per Agent C inventory.)

Q31. How sold-out is Saltleaf?

As of April 2026: $750M+ aggregate contracted sales across both towers. South Tower was 90% sold by January 2025. Limited inventory remained at South Tower opening. North Tower sales actively underway.

Q32. Has Saltleaf broken any sales records?

Yes — a penthouse sale in June 2024 broke the Lee County condo sale record at time of contract. Exact sale price not publicly disclosed; unconfirmed pending verification via the recorded deed at Lee County Clerk.

Q33. What is the Saltleaf sales gallery, and where is it?

5,000 sq ft sales gallery at 5000 Coconut Road, Bonita Springs. Open daily 10 AM to 6 PM. Includes a 3D scale model of the entire master plan, a full-scale Meyer Davis kitchen mockup, full-scale wet bar mockup, and full-scale master bath and master closet mockups. Sales gallery investment was approximately $5M.

Q34. Do I need an appointment to visit the Saltleaf sales gallery?

The gallery is open to the public during published hours (10 AM – 6 PM daily). Appointments are recommended for serious buyers who want a private walkthrough with a Saltleaf sales representative and access to the full-scale mockups without competing foot traffic. Contact Jesse McGreevy at (239) 898-6072 to coordinate a buyer-side visit with full advance briefing.

Pricing & Floor Plans

Q35. How much do condos at Saltleaf cost?

Standard residences from $3M. Price-per-square-foot range is $772 to $1,191. Penthouses from $15,235,000. Specific current pricing per stack position is dynamic — verify via Jesse McGreevy at (239) 898-6072 or via the Saltleaf sales gallery.

Q36. What is the starting price at Saltleaf?

From $3,000,000 for standard residences. Exact lowest-current-availability price varies; verify with Saltleaf sales.

Q37. What sizes are the floor plans at Saltleaf?

Standard residences range from 2,628 to 3,885 sq ft. Configurations include 2BR / 3BR / 4BR + den. Terraces up to ~2,200 sq ft on standard residences. Penthouses are 12,790 to 13,630 sq ft with terraces up to 7,380 sq ft.

Q38. Does Saltleaf offer 2-bedroom, 3-bedroom, and 4-bedroom units?

Yes — 2BR, 3BR, and 4BR + den configurations across multiple floor plan stacks.

Q39. How large are Saltleaf condos in square footage?

Standard residences: 2,628 to 3,885 sq ft. Penthouses: 12,790 to 13,630 sq ft.

Q40. What are the Saltleaf penthouse prices?

From $15,235,000 at May 2024 reveal. One penthouse set the Lee County condo sale record in June 2024 (exact sale price unconfirmed).

Q41. How big are the Saltleaf penthouses?

12,790 to 13,630 sq ft of interior + terraces up to 7,380 sq ft. Multi-level configurations with private rooftop terrace access and cabana-tier outdoor entertaining.

Q42. How many penthouses are at Saltleaf?

Four total — two per tower. South Tower’s two penthouses are sold (including the June 2024 record sale). North Tower’s two penthouses are in active sales.

Q43. How large are the balconies / terraces at Saltleaf?

Standard residences: terraces up to ~2,200 sq ft. Penthouses: terraces up to 7,380 sq ft. Wraparound or single-orientation depending on stack position.

Q44. What interior finishes are included at Saltleaf — appliances, countertops, flooring?

Sub-Zero and Wolf appliance package, stone countertops, wood flooring, stone flooring in baths, custom Meyer Davis cabinetry, in-unit gas cooktops, floor-to-ceiling impact-rated glazing, smart-home pre-wiring, private elevator lobby. Specific appliance model assignments and exact finish-package material schedules unconfirmed; verify via the Features Sheet revised 5.9.22 (theresidencesesterobay.com).

Q45. What interior design packages / color palettes can I choose from at Saltleaf?

Three Meyer Davis-designed finish packages: Light, Medium, and Dark. Each curated for a coherent finish vocabulary across kitchen, primary suite, primary bath, and primary closet. The penthouses include bespoke custom finish work beyond the three standard packages.

Q46. Do Saltleaf condos have private elevator lobbies?

Yes — every residence has a private elevator lobby.

Q47. What views do Saltleaf condos have?

West-facing units: bay views of Estero Bay extending to the Gulf of Mexico beyond. East-facing units: inland views toward the master plan, golf course, and Coconut Road corridor. Corner units: dual-orientation views. The penthouses combine bay and southern Estero views at the highest building elevations.

Q48. Are there HOA fees at Saltleaf? How much are they?

Yes — there is a two-tier fee structure: (1) a master HOA / POA assessment covering the master plan common areas, and (2) a per-tower condo association assessment covering the building. PAA harvests have surfaced a range of $1,051 to $2,701/month for South Tower condo association fees, but this is Unconfirmed — verify via the recorded South Tower Declaration of Condominium at the Lee County Clerk and through Saltleaf sales.

Q49. What are Saltleaf monthly condo fees?

See Q48. The per-tower condo association fee is the larger of the two; the master HOA assessment is layered on top. Specific current monthly amounts unconfirmed.

Q50. What do Saltleaf HOA fees cover?

The condo association fee covers building structure, exterior envelope, common areas, amenity deck, lobby, master condo policy insurance, water, trash, common-area maintenance, life safety systems, common-area utilities, the Experience Studio’s 29 bundled services (24/7 concierge, valet, boat shuttle, continental breakfast, pool F&B, package handling, privacy monitoring, trash, etc.), and SIRS-mandated reserves. Housekeeping is à la carte — NOT included in the standard bundle.

Q51. What are property taxes at Saltleaf?

Lee County District 017 millage rate: 12.7970 mills (2025). Annual tax on non-homestead residence: approximately $38,400 on $3M, $64,000 on $5M, $128,000 on $10M, $192,000 on $15M. Homestead exemption applies to primary residences. Save Our Homes 3% annual cap on assessed value increase applies to homestead properties.

Q52. How is property tax calculated in Lee County, Florida?

Lee County Property Appraiser assesses just value for each parcel. Taxable assessed value = just value less applicable exemptions (homestead, senior, veteran). Tax bill = taxable assessed value × millage rate (12.7970 mills for Saltleaf’s District 017 = 0.012797). Source: leepa.org.

Amenities — The Ritz-Carlton Residences

Q53. What amenities are included at Saltleaf for residents?

A five-acre outdoor amenity deck (two 110’ × 24’ resort pools + one 60’ × 24’ infinity pool + two heated spas + 32,000 sq ft lagoon with 15 pavilions + two bocce courts + three grilling stations + 12 purchaseable poolside cabanas), a 36,000 sq ft indoor amenity center (The Oasis: Sunset Lounge, private dining, Sports & News Café, Wine & Whiskey Room, Card Room, demonstration kitchen + Wellness Center: fitness, yoga/Pilates studio, steam rooms, sauna, two spa treatment rooms, beauty salon + sports simulator + screening room + kids/teen rooms + boardroom + private offices + gourmet self-checkout grocery market + three guest suites + 50 purchaseable storage units), the Experience Studio’s 29 included services, the master plan golf preserve + The Leaf par-3 + 97-slip marina + Acqua Bistecca restaurant, and the ONVIA Marriott Bonvoy preferred program.

Q54. How many pools does Saltleaf have?

Three pools — two 110’ × 24’ resort pools + one 60’ × 24’ infinity pool + two heated spas + a 32,000 sq ft lagoon as the visual anchor.

Q55. What is the lagoon at Saltleaf?

A 32,000 sq ft naturalistic lagoon with 15 pavilions along its edge. The lagoon is the visual anchor of the five-acre amenity deck and represents a deliberate move toward a more naturalistic water feature versus the rectangular-pool aesthetic.

Q56. What is “The Oasis” at Saltleaf?

The Oasis is the 8,000 sq ft indoor social and F&B core within the 36,000 sq ft amenity center. Includes the Sunset Lounge, private dining room, Sports & News Café, Wine & Whiskey Room, Card Room, and a demonstration / catering kitchen for chef events and private dinners.

Q57. What is the Experience Studio at Saltleaf?

The Experience Studio is Marriott’s in-house service design team for branded residences. At Saltleaf, the Experience Studio defines and delivers the 29 bundled services that every Ritz-Carlton Residences unit receives: 24/7 concierge, valet, boat shuttle, continental breakfast, F&B at pools and Sunset Lounge, all package handling, privacy monitoring, trash, reservations, transportation coordination, mail handling, and more. The full list is published on the saltleaf.com Experience Studio page (revised 5.2.25).

Q58. What services does the Saltleaf concierge provide?

24/7 concierge handling reservations (dining at Acqua Bistecca, off-site restaurants, wellness, activities, transportation, boat shuttle, guest suites), package and delivery management, mail handling, vendor coordination, move-in/move-out coordination, ARC and decoration approval coordination, lost-and-found, insurance certificate verification for vendors, concierge medical/wellness referrals, and general resident service. The concierge is the front-line manifestation of the Ritz-Carlton service standard.

Q59. Does Saltleaf have a spa and wellness center?

Yes — Wellness Center includes fitness center, yoga and Pilates studio, steam rooms, sauna, two spa treatment rooms, and a beauty salon on site. Spa staffing model (in-house vs. contracted) and full service menu are unconfirmed; verify via saltleaf.com or the sales gallery.

Q60. Does Saltleaf have a fitness center and gym?

Yes — fully equipped fitness center within the Wellness Center, including cardio, strength, and dedicated yoga and Pilates studio. Specific equipment brands (Technogym, Life Fitness, Rogue, Peloton) are unconfirmed; verify via the sales gallery.

Q61. Does Saltleaf have a kids club and teen lounge?

Yes — dedicated kids and teen rooms within the indoor amenity center, supporting families and multi-generational residency.

Q62. Does Saltleaf have pickleball courts?

Unconfirmed in this iteration. The amenity inventory’s documented focus is on the golf, marina, fitness, lagoon, and indoor amenity center. Pickleball has become a near-standard amenity at new SWFL luxury developments; its inclusion or absence at Saltleaf should be verified via the sales gallery and saltleaf.com/amenities. Bocce courts (two) are confirmed.

Q63. Does Saltleaf have tennis courts?

Unconfirmed in this iteration. Same caveat as pickleball — verify via the sales gallery.

Q64. Does Saltleaf have a dog park?

Unconfirmed in this iteration. Verify via the sales gallery.

Q65. What is the Saltleaf pet policy — are dogs allowed?

The Declaration of Condominium for the South Tower governs pet rules. Standard Florida ultra-luxury condo practice permits dogs with weight or breed limitations and assigned outdoor pet relief areas. Specific Saltleaf pet policy unconfirmed in this iteration; verify via the South Tower Declaration of Condominium at the Lee County Clerk or via Saltleaf sales.

Q66. Are there any pet size or breed restrictions at Saltleaf?

Unconfirmed in this iteration; verify via the Declaration of Condominium.

Q67. Is there a screening room or theater at Saltleaf?

Yes — a screening room (theater-style multi-seat presentation with full AV) is part of the indoor amenity center.

Q68. Is there a wine and whiskey lounge at Saltleaf?

Yes — the Wine & Whiskey Room within The Oasis is a curated wine cellar + whiskey bar with private tasting service.

Golf Preserve

Q69. Is Saltleaf Golf Preserve open to the public?

Yes — semi-public daily-fee model with member tiers. Public tee-time reservations available via saltleafgolf.com.

Q70. How do I book a tee time at Saltleaf Golf Preserve?

Via saltleafgolf.com or by calling the pro shop directly. Online booking platform supports tee-time reservations 7+ days in advance (standard Troon-network practice).

Q71. How much does it cost to play Saltleaf Golf Preserve?

Peak daily-fee rate: $289 (18-hole, cart included) per the Tim Gavrich GolfPass April 2024 review. Off-peak and twilight rates are lower; specific tier matrix unconfirmed beyond the $289 peak; verify via saltleafgolf.com/rates.

Q72. Is there a membership at Saltleaf Golf Preserve?

Yes — multiple membership tiers exist. Specific tier names, pricing, and resident-priority structure unconfirmed; verify via saltleafgolf.com membership inquiry pathway or direct contact with the pro shop.

Q73. What are the annual dues or social fees at Saltleaf Golf Preserve?

Unconfirmed; verify via direct inquiry.

Q74. Who designed Saltleaf Golf Preserve and what is special about it?

Raymond Floyd (with Harry Bowers) designed the 18-hole championship course as a complete redesign of the former Raptor Bay Golf Club. The signature Floyd design move at Saltleaf is the use of stacked artificial sod edges around sandy waste areas — a distinctive low-profile hazard that references the Florida scrub ecosystem rather than the conventional sand-to-grass bunker blend. The course features Tif-Eagle Bermuda greens, Bimini Bermuda fairways, 22 acres of lakes, and 7,075 yards from the championship tees (Par 72, USGA 72.8, slope 126). Named GolfPass “Best New Golf Courses 2024.”

Q75. What is The Leaf short course at Saltleaf?

The Leaf is Saltleaf’s 9-hole par-3 walking-only course. 60–150 yards per hole, public access. Designed as a complement to the championship 18 — for family play, social golf, practice, and skill development. Modeled on the Augusta National Par-3 and Pinehurst Cradle tradition.

Q76. Why does Saltleaf Golf Preserve have waste areas instead of traditional bunkers?

Raymond Floyd’s deliberate design choice. The stacked-sod waste areas reference the Florida scrub ecosystem aesthetic, create a visually distinctive low-profile hazard, and align the course’s visual vocabulary with the bay-and-marsh setting. The result, per Tim Gavrich’s GolfPass review, is “an open, wind-influenced course that rewards course management and shot shaping.”

Q77. Is Saltleaf Golf Preserve rated or award-winning?

Yes: GolfPass “Best New Golf Courses 2024” (December 18, 2024); GolfPass Golfers’ Choice Top 25 Florida courses (August 2024); Gulfshore Life August 2024 Insider’s Guide cover story; Southern Living Top 13 Things To Do in Bonita Springs.

Q78. What was on the Saltleaf Golf Preserve site before?

Raptor Bay Golf Club — an 18-hole Arthur Hills-designed course that had operated on this parcel as part of the Raptor Bay Golf & Country Club residential development. London Bay acquired the site and closed the Hills course; Raymond Floyd and Harry Bowers led a complete redesign that became Saltleaf Golf Preserve. The predecessor was NOT Old Corkscrew Golf Club — that’s a separate Greg Norman-designed course in Estero at a different location.

Q79. Does Saltleaf Golf Preserve have a driving range and practice facility?

Yes — 40,000 sq ft practice facility, including a 16-station driving range, chipping area, and putting green.

Q80. What is the Saltleaf Golf Preserve clubhouse and restaurant like?

12,500 sq ft clubhouse designed by CID Design Group. Includes pro shop, casual grill / bar, and course operations. The Acqua Bistecca by Michael Mina restaurant is at the marina (5500 Coconut Road), separate from the golf clubhouse — although both are public-access.

Q81. Do Saltleaf residents get preferred tee times or discounts at the golf course?

Yes — Saltleaf residents receive preferential member rates and tee-time access. Specific resident-priority structure unconfirmed; verify via saltleafgolf.com or Saltleaf sales.

Q82. How many holes does Saltleaf Golf Preserve have?

18 championship holes + 9 par-3 holes at The Leaf = 27 total holes.

Marina & Waterfront

Q83. How many boat slips does Saltleaf Marina have?

97 total slips = 72 wet slips + 25 dry slips. The “72 slips” shorthand seen in some secondary sources refers to wet slips only. The Bonita Springs City Council October 2023 approval specifically authorized the 72 wet + 25 dry configuration.

Q84. Is Saltleaf Marina open to the public?

The marina includes a public-access restaurant component (Acqua Bistecca) approved as part of the master plan. Boat slip leases are primarily for Saltleaf residents and select public marina patrons. Specific public-access slip availability unconfirmed; verify via direct marina inquiry.

Q85. How much does a boat slip at Saltleaf Marina cost?

Slips are leased annually through Saltleaf Marina Investments, LLC. Specific annual lease rate unconfirmed; verify via direct marina inquiry.

Q86. How do I rent or lease a boat slip at Saltleaf Marina?

Contact Saltleaf Marina Investments, LLC. The Experience Studio concierge coordinates slip-leasing inquiries for residents.

Q87. What size boats can dock at Saltleaf Marina?

Maximum vessel LOA: 30 feet. Beam, draft, and bridge clearance limits not confirmed in this iteration; verify via the marina office.

Q88. Is Saltleaf on the Intracoastal Waterway? Can I boat to the Gulf?

Saltleaf is on Estero Bay — part of the Florida Intracoastal Waterway system. Gulf access is via the bay channel. Boaters can run north to Sanibel and Captiva, south to Bonita Beach and Naples, and into the broader Charlotte Harbor / 10,000 Islands waters.

Q89. Can I boat from Saltleaf to Sanibel or Captiva Island?

Yes — both Sanibel and Captiva are accessible by boat from the marina via Estero Bay and the Gulf. Sanibel Causeway is approximately 30 minutes by road, but boating direct gives Saltleaf owners coastal access to the entire Sanibel-Captiva-Cayo Costa coastal cluster.

Acqua Bistecca / Dining

Q90. What is Acqua Bistecca at Saltleaf?

Acqua Bistecca by Michael Mina is Michael Mina’s first Florida restaurant — an Italian + steakhouse fusion concept at the Saltleaf Marina. Address: 5500 Coconut Road, Bonita Springs, FL 34134. Opened January 31, 2026. 184 seats + 16-seat private dining room. Won Gulfshore Life “Best Culinary Debut” 2026.

Q91. Is Acqua Bistecca open to the public, or only for Saltleaf residents?

Open to the public via reservation through SevenRooms. Saltleaf residents walk over from the towers; non-residents use valet parking. Reservations strongly recommended.

Q92. What type of cuisine does Acqua Bistecca serve?

Italian + steakhouse concept (“Acqua Bistecca” translates to “Water Beefsteak”). Menu includes antipasti, house-made pasta, the signature bistecca section (bone-in tomahawk, porterhouse, bistecca alla fiorentina), contorni (Italian sides), and dolci. Strong cocktail and wine program anchored on the Golden Hour bar service.

Q93. What are the hours and how do I make a reservation at Acqua Bistecca?

Dinner daily 5:00 PM – 9:30 PM; Golden Hour 4:00 PM – 5:00 PM; Weekend Brunch Saturday & Sunday 11:00 AM – 3:00 PM. Reservations via SevenRooms at sevenrooms.com/reservations/acquabistecca or via acquabistecca.com.

Q94. Who is Chef Michael Mina?

Michael Mina is a James Beard Award-winning chef. Born in Egypt, raised in Ellensburg, WA. Trained under Charlie Trotter; formative years at Aqua restaurant San Francisco. James Beard Awards: Rising Star Chef of the Year 1997 + Best Chef: California 2002. MINA Group operates 30+ restaurants nationally including MICHAEL MINA, Bourbon Steak, Stripsteak, Clock Bar, Bungalow Kitchen, and Orla.

Q95. Is there any other restaurant or dining at Saltleaf?

The Saltleaf Golf Preserve clubhouse has a casual grill / bar (separate from Acqua Bistecca). The Sunset Lounge and Sports & News Café in The Oasis indoor amenity center offer resident F&B service.

Hurricane, Insurance, Tax

Q96. Did Saltleaf flood during Hurricane Ian?

The Saltleaf towers were not under construction during Ian. Ian struck September 28, 2022. Tower groundbreaking was July 2023 — ten months after Ian. The site experienced surge and wind exposure during Ian (the Estero Bay coastal corridor saw 10-15 ft surge at the shoreline), but no permanent tower structures existed. Ian’s lessons informed the towers’ design — particularly the 21.7-ft lobby elevation explicitly placed above Ian’s 19-ft surge benchmark.

Q97. Are Saltleaf towers built to withstand Category 5 hurricanes?

Yes. Per Building Design + Construction August 2025: “The building envelope is fortified to withstand Category 5 hurricane conditions, with impact-resistant glazing, concrete and steel framing, and wind tunnel-tested aerodynamic form.” Florida Building Code 8th Edition, ASCE 7-22, 180 mph design wind speed, Exposure D, TAS impact glazing throughout, generators per FL Statute 553.509.

Q98. What FEMA flood zone is Saltleaf in?

Unconfirmed via direct parcel lookup in this iteration — verify via msc.fema.gov. The site is on Estero Bay waterfront and likely spans AE and/or Coastal AE zones with VE designation possible on/near the shoreline. The lobby elevation at 21.7 ft implies a base flood elevation in the 15–19 ft range.

Q99. What is the master condo policy deductible at Saltleaf?

Florida high-rise master policies typically carry a 5% deductible per named storm event. For a 22-story ultra-luxury tower with an inferred replacement value of $250M–$400M, a 5% deductible = $12.5M to $20M of unit-owner liability per storm event distributed pro-rata across 112 units = approximately $134K per unit. Loss Assessment HO-6 coverage at $200K–$500K mitigates the exposure.

Q100. How much does insurance cost at Saltleaf?

For a $5M to $15M waterfront high-rise unit in Lee County coastal: combined annual insurance (HO-6 wind + liability + loss assessment + all-perils) realistically $15,000 to $40,000/year, depending on carrier and coverage limits. Add private excess flood insurance on top of NFIP RCBAP for $5M+ units. Chubb Masterpiece is the typical ultra-luxury HO-6 carrier.

Q101. What are property taxes at Saltleaf?

Lee County District 017 millage 12.7970 mills (2025). Annual tax: ~$38,400 on $3M / ~$64,000 on $5M / ~$128,000 on $10M / ~$192,000 on $15M (non-homestead). Lee runs 3-6 mills higher than Collier — meaningful comparison delta for buyers shopping Naples-versus-Saltleaf.

Q102. Is there a CDD at Saltleaf?

No. Saltleaf has no Community Development District. Bayside Improvement CDD’s boundary is south of Coconut Road; Saltleaf is north of that line and outside any Lee County CDD.

Schools

Q103. What schools are near Saltleaf?

Public: Bonita Springs Elementary (closest geographic candidate; rebuilt $40M phases 2026/2027), Bonita Springs Middle Center for the Arts (zone + district arts magnet), Estero High School (Cambridge AICE magnet) OR Bonita Springs High School (opened 2018). Private: Community School of Naples, First Baptist Academy, Canterbury School, Bonita Springs Charter, Educational Pathways Academy. Specific zone assignment for 5000 Coconut Road unconfirmed — verify via leeschools.net/find-a-school.

Q104. What is the Cambridge AICE program at Estero High School?

The Cambridge Advanced International Certificate of Education programme is an internationally benchmarked diploma recognized by UK universities and many U.S. colleges as equivalent to AP coursework. Subjects include Global Perspectives, English Language, Mathematics, Sciences, and Humanities. Estero High hosts Lee County’s flagship AICE programme. Application required.

Lifestyle & Daily Living

Q105. What is daily life like at Saltleaf?

Centered on the bay, the amenity deck, the golf preserve, the marina, and the Experience Studio’s full-service concierge cadence. Most owners use the building as a primary or seasonal residence with extensive use of the bundled services (24/7 concierge, valet, boat shuttle, continental breakfast, pool F&B). The lifestyle integration with Acqua Bistecca, Coconut Point retail, and the broader Estero Bay coastal corridor makes off-property daily life equally available.

Q106. Is Saltleaf a full-time residence or mostly seasonal?

Mix of both. The buyer profile skews toward seasonal and second-home buyers in the early years (typical for ultra-luxury branded residences), with primary-residence owners growing over time. Many ONVIA Bonvoy benefits are designed for owners who travel — preferred rates at 7,000+ Marriott hotels and Ritz-Carlton Yacht Collection access — implying a buyer base comfortable with mobility.

Q107. What activities are available for residents at Saltleaf beyond golf and marina?

The Wellness Center (fitness, yoga / Pilates, spa, beauty salon), Sunset Lounge, Sports & News Café, Wine & Whiskey Room, Card Room, screening room, sports simulator, demonstration kitchen events, lagoon and pools, bocce, three guest suites for hosting friends/family, the gourmet self-checkout market, and structured social programming through the Experience Studio.

Q108. Are there walking or biking trails at Saltleaf?

The master plan includes walking paths within the community. Specific trail mileage and bike-path infrastructure are unconfirmed; verify via the master plan brochure or sales gallery.

Q109. Is Saltleaf family-friendly? Is it good for kids?

The indoor amenity center includes kids and teen rooms; family-friendly programming exists; the three guest suites support visiting children/grandchildren. The price tier ($3M–$15M) attracts predominantly empty-nester or pre-empty-nester demographics; full-time families with school-age children are a minority. The Lee County public school zones are functional but not the strongest in the district at the high-school level.

Q110. Is Saltleaf a good retirement community?

For buyers in their late 50s through 70s seeking a high-service primary residence with concierge-tier amenities, proximity to Lee Health Coconut Point (3-5 min freestanding 24/7 ED), bay-front recreation, golf, and a quality F&B scene — yes. The concierge medical / wellness referral on the Experience Studio menu underscores the project’s healthy-aging positioning.

Q111. What are the pros and cons of buying at Saltleaf?

See the dedicated “Honest Pros and Cons” section above. Top pros: post-Ian engineering, Naples-tier brand at Estero Bay address, $750M+ sales velocity, no CDD, public-access golf, Lee Health Coconut Point proximity. Top cons: Coconut Road traffic concern, master policy 5% deductible reality, Lee County millage premium versus Collier, thin near-term resale market for a 224-unit project.

Q112. How close is Saltleaf to Coconut Point Mall?

3 to 5 minutes — Coconut Point is directly across US-41 from the Saltleaf master plan.

Q113. How close is Saltleaf to Southwest Florida International Airport (RSW)?

18 to 22 minutes via I-75.

Q114. What beaches are closest to Saltleaf?

Bonita Beach Park is approximately 8 minutes to the west. Lovers Key State Park (one of Florida’s premier preserved-shoreline state parks) is approximately 12 minutes. The 25-minute drive reaches Fort Myers Beach (Times Square area).

Q115. How close is Saltleaf to Bonita Beach and Lovers Key State Park?

Bonita Beach Park: 8 minutes. Lovers Key State Park: 12 minutes. Both accessible via Bonita Beach Road west.

Q116. What healthcare options are close to Saltleaf?

Lee Health Coconut Point — freestanding 24/7 emergency department — is 3 to 5 minutes across US-41. Other Lee Health facilities: Lee Memorial, HealthPark, Gulf Coast Medical Center. NCH Healthcare System (Naples) main campus is 25 to 30 minutes south. Multiple concierge medical practices (Naples PartnerMD, MDVIP, others) serve the corridor.

Q117. What grocery stores and shopping are near Saltleaf?

Coconut Point Mall (3-5 min) — full retail center with Publix, anchor stores, dining. Miromar Outlets (10 min) — premium outlet shopping. Whole Foods in Naples area (15-20 min). Plus the in-tower gourmet self-checkout grocery market for daily essentials and premium / gourmet items without leaving the building.

Sale + Rental Policy

Q118. Can I rent out my Saltleaf residence?

Florida high-rise branded residences typically permit rental subject to declaration-specific rules. Specific minimum lease term and short-term rental policy at Saltleaf is unconfirmed in this iteration — verify via the South Tower Declaration of Condominium at the Lee County Clerk. Most Ritz-Carlton Residences communities prohibit nightly/weekly short-term rentals (Airbnb/VRBO) and require minimum lease terms of 30, 60, or 90 days. The Experience Studio’s service standard and the brand’s “Ladies and Gentlemen” hospitality posture would be inconsistent with high-volume short-term rental activity.

Q119. Are short-term rentals (Airbnb/VRBO) allowed at Saltleaf?

Unconfirmed but unlikely. Ritz-Carlton Residences communities typically prohibit short-term rentals. Verify via the recorded Declaration of Condominium.

Q120. Is there a transfer fee when buying at Saltleaf?

Florida condominium declarations typically include a working capital contribution and transfer fee structure. Specific Saltleaf transfer fee structure unconfirmed in this iteration — verify via the recorded Declaration of Condominium and the offering documents.

Comparison Questions

Q121. How does Saltleaf compare to The Ritz-Carlton Residences, Naples?

Both are Ritz-Carlton branded private residences. Naples has lower millage ($15K-$30K/year savings on $5M residence), more-established Naples luxury market, Old Naples / Fifth Avenue South positioning. Saltleaf has post-Ian engineering, larger amenity package, marina + golf + restaurant in the master plan, and the Estero Bay frontage. Different geographic and lifestyle bets.

Q122. How does Saltleaf compare to Bonita Bay’s coastal towers?

Bonita Bay (Tavira, Esperia, Estancia) is established pre-Ian construction with equity-membership-required golf and an established community. Saltleaf is brand-new post-Ian engineering with semi-public golf and a brand-licensing premium. Saltleaf prices higher per square foot on the brand premium and the build vintage; Bonita Bay offers more-established resale market and community depth.

Q123. How does Saltleaf compare to Pelican Bay?

Pelican Bay is a much larger established Naples community with a private beach club, two private 18-hole courses (Pelican Bay and Club Pelican Bay), and the Naples Pelican Bay master HOA structure. Pelican Bay’s coastal towers (Cap Ferrat, St Marissa, Trieste, St Lucia) are pre-Ian Gulf-front high-rises. Saltleaf is bay-front (not Gulf-front), post-Ian, smaller community footprint, and a different lifestyle model.

Q124. How does Saltleaf compare to Mediterra?

Mediterra is London Bay’s prior flagship — a 1,697-acre golf community with two Fazio 18-hole courses and 950 single-family / villa homesites. Saltleaf is London Bay’s new flagship — high-rise branded residences + Floyd golf + marina + restaurant. Different lifestyles entirely (single-family country club versus high-rise branded residence). Same developer, different era.

Adjacent / Civic

Q125. What is Woodfield Estero?

A mixed-use development at the NW corner of Coconut Road / US-41 — adjacent to Saltleaf. 596 apartments + 260-room hotel + 82,000 sq ft retail + 42,000 sq ft office + 6,000 sq ft civic. Phase 1 sitework active 2025. Phase 2 Development Order not yet filed. The Bonita Springs Village Council called Coconut Road “close to being rated a failing road” during the Woodfield Estero approval. This is the most-discussed traffic concern in the corridor.

Q126. Is there a Coconut Road widening project?

No funded FDOT project for Coconut Road as of this page’s publication. Adjacent FDOT projects (US-41 / Bonita Beach Road Diverging Diamond, I-75 widening PD&E) will improve regional connectivity but do not directly address Coconut Road capacity. This is an honest negative finding.

Q127. Will Saltleaf be expanding?

Yes — London Bay’s portfolio page explicitly states a third Ritz-Carlton tower + villas + additional amenities are in the works. No public permits filed yet. Florida YIMBY April 2026 referenced additional residential components in the pipeline.

Resale + Investment

Q128. Is Saltleaf a good investment?

The track record is short — the South Tower opened April 2026. Long-term investment thesis: post-Ian engineering + Ritz-Carlton brand recognition + master plan integration + the SWFL ultra-luxury market growth trajectory. Honest near-term constraint: thin resale market for the first 24-36 months as the original-owner inventory remains in original hands. Best fit for buyers with a 5+ year hold horizon.

Q129. How is the Saltleaf resale market?

Effectively new. The South Tower opened April 2026; resale transactions are minimal. As the building stabilizes through 2027 and the North Tower delivers in 2027, the resale market will deepen. Buyers anticipating a sub-24-month sale should price that liquidity constraint into the math.

Q130. Will Saltleaf hold its value?

The Ritz-Carlton brand is the primary structural value support. Branded residences across the U.S. (Naples Ritz, Sunny Isles Ritz, Sarasota Ritz, multiple Bal Harbour and Miami branded residences) have historically maintained or appreciated value at rates comparable to non-branded ultra-luxury — with the brand acting as resale insurance during market cycles. Saltleaf’s post-Ian engineering and master plan scope are additional value supports. The thin near-term resale market and the Lee millage premium are the structural negatives.

Saltleaf at Estero Bay FAQs — Seller Edition

If you own at Saltleaf and are weighing a sale, these are the questions sellers actually ask us. Every answer is specific to Saltleaf on Estero Bay and the Ritz-Carlton Residences. For anything involving a hard figure that is not yet public — a marina-slip rate, a club initiation, a recorded deed price — we confirm the exact number for your specific residence before we list. To talk it through, call or text Jesse direct at (239) 898-6072.

Listing Agent & Positioning

Who is the best listing agent for Saltleaf on Estero Bay?

McGreevy and Comisar are the listing team SWFL luxury sellers turn to for Saltleaf, and we have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Selling a Ritz-Carlton Residences tower home is a brand, finish, and pricing-comp problem, not a yard-sign problem — and that is exactly the kind of luxury listing we run for a living. You work directly with Jesse and Marc, not a junior agent.

Why should I use a Saltleaf specialist instead of a general agent to sell my condo?

Because Saltleaf pricing turns on details a general agent will not see: South Tower versus North Tower, the exact stack and view orientation, terrace square footage, the Meyer Davis finish package, the Lee County millage carry, and whether marina-slip or golf access conveys. McGreevy and Comisar list these residences with the full luxury program and price them off live tower, penthouse, and developer-sheet comps. A generalist who has shown one SWFL condo cannot replicate that, and mispricing a thin-comp listing is expensive.

What makes McGreevy and Comisar qualified to sell a luxury Saltleaf residence?

We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, with over $2.5 Billion in team sales and over $850 million in personal sales between Jesse and Marc. That track record sits in the exact price tier Saltleaf occupies — $3M to $15M+ — and inside the agent-to-agent and private-buyer network these residences actually sell through. We market every Saltleaf listing with cinematic video, drone, professional photography, and a qualified-buyer database.

Do you sell other Ritz-Carlton and branded residences in Southwest Florida?

Yes. McGreevy and Comisar work the full Naples-Bonita-Estero ultra-luxury corridor, including the branded high-rise market that Saltleaf competes with — the Ritz-Carlton Residences in Naples, the London Bay portfolio, and the Bonita Bay and Pelican Bay coastal towers. That cross-community fluency lets us position your Saltleaf residence against its real competitive set and tell a buyer honestly why Estero Bay and the Ritz-Carlton brand justify the number.

Valuation & Pricing

What is my Saltleaf condo or penthouse worth?

Your Saltleaf value depends on tower, stack position, floor, view orientation, interior square footage, terrace footage, and finish level — there is no single per-unit number. As a frame, standard residences traded in a documented $772-to-$1,191 per-square-foot band, and the Penthouse Collection opened from $15,235,000 at its May 2024 reveal. We prepare a confidential valuation tied to your specific residence, free and with no obligation; request it or call Jesse at (239) 898-6072.

How do you price a first-generation, new-construction luxury resale at Saltleaf?

Because Saltleaf only delivered its South Tower in April 2026, there is little resale history, so we price off the strongest available evidence: the developer price sheet and remaining-inventory pricing, the live tower and penthouse comps, the $772-to-$1,191 PSF standard band, the June 2024 Lee County condo sale record set by a South Tower penthouse, and recorded deeds as they post at the Lee County Clerk. In a thin-comp market, disciplined, defensible pricing is the whole job.

Is it harder to price a Saltleaf home because the community is brand-new?

It requires more skill, not more guessing. With most South Tower residences still in original-owner hands and the North Tower delivering in 2027, traditional comps are scarce — so we triangulate from the developer sheet, active and pending inventory, the documented PSF band, and the penthouse benchmark rather than leaning on stale resales. Pricing a first-generation luxury listing correctly is precisely where a specialist earns the fee.

What is the price per square foot at Saltleaf?

Standard Saltleaf residences sold in a documented $772-to-$1,191 per-square-foot range, reflecting differences in tower, stack, floor, and view. Penthouses price on a separate tier entirely — the collection opened from $15,235,000 for residences spanning roughly 12,790 to 13,630 square feet. Where a specific residence lands within those bands is exactly what a tailored valuation determines.

Should I get an appraisal or a CMA before listing my Saltleaf residence?

We start with a tailored comparative pricing analysis built on Saltleaf’s developer pricing, active inventory, the documented PSF band, and recorded deeds — that drives the list strategy. A formal appraisal usually comes later, ordered by the buyer’s lender, and in thin-comp new-construction settings appraisers face the same scarce-data challenge we do, which is one more reason the listing analysis has to be rigorous from day one.

How much is my Saltleaf home worth if I bought pre-construction?

If you bought pre-construction, your residence has likely seen value movement between your contract price and today’s market, since the developer raised pricing across multiple milestones as the towers sold through (from roughly 50% sold in mid-2023 to 90%+ on the South Tower by January 2025). Whether you are sitting on a gain depends on your original contract terms and current comps — we will model both your resale and your pre-construction assignment options so you can choose.

Marketing the Listing

How do you market a $2M-to-$10M-plus Saltleaf tower residence to qualified buyers?

We run the full luxury program: cinematic listing video, aerial and drone capture of the Estero Bay frontage and towers, professional architectural photography of the Meyer Davis interiors and terraces, 3D tours, and targeted placement in front of our qualified private-buyer database and the agent-to-agent network where ultra-luxury buyers actually originate. As Top 1% Real Estate Agents Nationally Since 2008, we market a Saltleaf residence as the branded, bay-front asset it is — not as a generic condo listing.

Can I sell my Saltleaf home off-market or privately?

Yes. McGreevy and Comisar have genuine off-market and discreet “whisper” listing capability — we can quietly market your Saltleaf residence to vetted, qualified buyers without a public sign on the bay or a portal listing. Owners choose this for privacy, for tenant or family reasons, or to test the market discreetly. We will lay out the trade-offs between a quiet sale and a full public launch so you can decide.

Do you offer professional photography, drone, and video for Saltleaf listings?

Always, and at no extra charge as part of how we list. Every Saltleaf listing includes professional architectural photography, aerial and drone footage of the towers and Estero Bay frontage, cinematic listing video, and 3D and floor-plan tours. A Ritz-Carlton Residences tower home shot on a phone leaves money on the table; presentation is part of how a luxury listing achieves its number.

How will you reach out-of-state and international buyers for my Saltleaf residence?

Saltleaf draws Naples-corridor, Northeast and Midwest seasonal, and international ultra-luxury buyers, and we market into all of them — through our private-buyer database, our luxury agent-to-agent network, and digital placement tuned to where these buyers research. The Ritz-Carlton brand is itself a global discovery hook; we lean on it in the marketing because it is exactly what these buyers search for.

How should I stage a Saltleaf tower unit for sale?

A Saltleaf residence should feel like the curated, light-filled Meyer Davis interior buyers expect at this price, with the bay and terrace views as the hero. We advise on editing furnishings, light staging, and styling that lets the architecture and views speak, and we coordinate professional staging when it lifts the number. For an occupied unit, we work around your schedule and privacy.

Transfers, Slips, Memberships & Brand

How does a Saltleaf Marina boat slip transfer when I sell?

Saltleaf Marina slips are leased annually through Saltleaf Marina Investments, LLC, and are not deeded to the residences — so a slip does not automatically convey the way a deeded dock would. The exact lease assignment and transfer terms, rate, and any resident-priority queue are details we confirm directly with the marina for your specific situation before listing, so a buyer knows precisely what they are getting. We never market slip rights we have not verified.

Does Saltleaf Golf Preserve membership or access transfer to my buyer?

Saltleaf Golf Preserve is a semi-public, Troon-managed course where residents receive preferential rates and tee-time access rather than an equity membership tied to the deed. Because membership structures and any resident-priority benefits can change, we confirm the current membership and access terms for your residence before listing and represent them accurately to buyers. Public-access golf with resident perks is a selling point we know how to position.

How does the Ritz-Carlton brand affect reselling my Saltleaf residence?

The Ritz-Carlton brand is real resale support — branded residences generally hold value comparably to or better than non-branded ultra-luxury, with the name acting as resale insurance through market cycles, and it typically carries a 10-to-20% premium over a comparable non-branded condo. In marketing your resale we emphasize the brand, the Marriott Bonvoy ONVIA owner benefits, and the Experience Studio service standard, because that is precisely what justifies the price to a buyer.

Do I need to disclose the brand-licensing and Marriott Bonvoy benefits when I sell?

You should market them, because they are part of the value. The ONVIA Marriott Bonvoy owner-benefit package and the Ritz-Carlton service standard are licensed benefits buyers are paying the brand premium to receive, so we present them clearly and accurately. We also explain honestly what the brand does not include — it is not a hotel and not unlimited global reciprocity — which builds buyer trust and protects the deal.

What documents do I need to sell my Saltleaf condo?

You will need your recorded deed, the Declaration of Condominium and condo rules for your tower, the current operating budget and any SIRS reserve information, recent assessment and fee statements, your survey or floor plan, and details of any marina-slip lease or golf arrangement. The condo association will issue an estoppel certificate at closing. We help you assemble this package up front so a qualified buyer can move quickly.

What is an estoppel certificate and will my Saltleaf association issue one?

An estoppel certificate is the document your tower’s condominium association issues stating exactly what you owe — regular dues, any special assessments, and transfer charges — as of the closing date, so the buyer and title company can reconcile the numbers. Yes, your Saltleaf condo association will provide one; under Florida law associations may charge a capped fee and must deliver it within the statutory window. We order it on the right timeline so it never delays closing.

Florida Condo Rules, Taxes & Process

How do the Florida SIRS and condo-safety rules affect selling at Saltleaf?

They generally help your sale. Under Florida Statute 718, every condo three-plus stories must maintain a Structural Integrity Reserve Study, and those reserves cannot be waived — so Saltleaf’s brand-new, post-Surfside, post-Ian construction is a safety story buyers want to hear, not a liability. We make the SIRS, the reserve posture, and the modern engineering part of the listing narrative, and we have the buyer’s questions answered before they ask.

Is the South Tower still in developer (declarant) control, and does that matter to my sale?

The South Tower opened in April 2026 and was 90%+ sold, so its condo association is at or near the point of declarant turnover to unit-owner control under Florida Statute 718.301. For a resale, this rarely blocks a sale, but a sharp buyer will ask about turnover timing, reserves, and any first-year budget true-up — so we get the current status from the association and address it head-on rather than letting it surface as a surprise.

How does the Lee-versus-Collier property-tax difference affect selling my Saltleaf home?

Saltleaf sits in Lee County District 017 at a 12.7970-mill 2025 rate, which runs roughly $20,000-to-$35,000 a year higher on a $5M residence than a comparable Collier County (Naples) home. Buyers comparing Saltleaf to a Naples Ritz residence will raise this, so we get ahead of it — framing the Estero Bay frontage, the brand, the marina, and the public-access golf as what the buyer is getting for the Lee carry. Honest framing closes the gap.

How long does it take to sell a home at Saltleaf?

Days-on-market at Saltleaf is still establishing because the community is new and resale volume is thin, so we set expectations from live inventory rather than a stale community average. A correctly priced, professionally marketed branded residence in this corridor can move efficiently, while an aspirational price in a thin-comp market sits — which is exactly why disciplined pricing and full-program marketing matter so much here. We will give you a realistic timeline for your specific residence.

What is the current market for Saltleaf sellers — is it a seller’s or buyer’s market?

Saltleaf is a unique micro-market: brand-new, brand-supported, and still largely in original-owner hands, so resale supply is genuinely scarce, which can favor a well-priced seller — but buyers at this tier are selective and rate- and insurance-aware. We read it residence by residence against active and pending inventory and the developer’s remaining pricing, and tell you honestly where the leverage sits before you list.

Costs, Net & Investor Topics

What does it cost to sell a luxury home at Saltleaf, and what will I net?

Your net depends on your sale price, the commission, closing costs, any payoff, estoppel and transfer charges, and prorated taxes and fees. Before you list, we prepare a detailed seller net sheet for your Saltleaf residence so you see the bottom-line number at several price points — no surprises at closing. Call Jesse at (239) 898-6072 and we will build it for your exact unit.

What is your commission to list and sell my Saltleaf home?

Commission is a conversation, not a fixed sticker, and it reflects the full luxury program we bring — cinematic video, drone, professional photography, the qualified-buyer database, off-market capability, and the negotiating experience of the #1 Team in Southwest Florida since 2012. We will walk you through exactly what is included and how it is structured against your net sheet, so the value is transparent before you sign anything.

Can I sell my Saltleaf pre-construction contract or assign it before closing?

Possibly — many North Tower buyers hold pre-construction contracts, and whether you can assign or resell that contract depends on the specific developer contract language and any assignment restrictions or fees. We review your contract, confirm what the developer permits, and compare an assignment against waiting to close and reselling, so you take the path that nets the most. This is a specialized play and we handle it carefully.

Can I do a 1031 exchange or defer capital gains when I sell my Saltleaf investment unit?

If your Saltleaf residence is held as investment property, a 1031 exchange may let you defer capital-gains tax by rolling into a like-kind replacement property within the IRS timelines, and we coordinate the listing with your qualified intermediary and tax advisor so the exchange is not jeopardized. For a primary residence, the federal capital-gains exclusion may apply instead. We are not tax advisors, so we confirm specifics with your CPA — but we structure the sale to support your strategy.

Should I sell my Saltleaf residence now or wait for the North Tower to deliver and the resale market to deepen?

It depends on your goals. Selling now means competing against scarce resale supply with strong brand support; waiting until the North Tower delivers in 2027 and resale volume deepens changes the comp picture in both directions. We will model both scenarios against your carrying costs — including the Lee millage — and the likely buyer pool, so the timing decision is informed rather than a guess.

Can I sell my Saltleaf condo with a tenant in place or while I am out of state?

Yes. We routinely list occupied and remotely-owned luxury residences, coordinating showings around a tenant’s or owner’s schedule, handling marketing and negotiations on your behalf, and using electronic signatures and secure document handling so you can sell from anywhere. For a tenant-occupied unit we also confirm any rental and lease-term provisions in your tower’s condo documents so the sale is structured cleanly.

How do I get started selling my Saltleaf home with McGreevy and Comisar?

The first step is a confidential conversation and a free, residence-specific valuation — no obligation. Call or text Jesse direct at (239) 898-6072 or request your Saltleaf home valuation, and we will review your tower, stack, finish level, and goals, then lay out the pricing range and marketing plan. We are Top 1% Real Estate Agents Nationally Since 2008, and we would be glad to earn your listing.

Sources & Authoritative References

The following primary-source citations are provided for buyers, researchers, and agents who want to verify the data in this page. No competing brokerage sites, real estate listing portals, search aggregators, or general marketing sources are cited.

Developer + Brand

1. London Bay Development Group — Saltleaf Portfolio Page | https://londonbay.com/portfolio/saltleaf-on-estero-bay
2. London Bay Development Group — Who We Are | https://londonbay.com/who-we-are
3. London Bay Development Group — Our Team | https://londonbay.com/our-team
4. London Bay Development Group — Portfolio Index | https://londonbay.com/portfolio
5. Saltleaf on Estero Bay — Official Site | https://saltleaf.com
6. Saltleaf — Milestones | https://saltleaf.com/milestones
7. Saltleaf — Blog Archive (project press releases, January 2023 – April 2026) | https://saltleaf.com/blog
8. The Residences at Estero Bay — Official Sales Site | https://theresidencesesterobay.com
9. Marriott International — Branded Residences Program | https://www.marriott.com/en-us/hotels/branded-residences.mi
10. The Ritz-Carlton Brand | https://www.ritzcarlton.com
11. Marriott Bonvoy — ONVIA Program | https://onvia.marriott.com
12. Arquitectonica | https://arquitectonica.com
13. Meyer Davis Studio — About | https://meyerdavis.com/about
14. EDSA | https://edsadesign.com
15. Coastal Construction Group — Project: The Ritz-Carlton Residences, Estero Bay | https://coastalconstruction.com/projects_posts/the-ritz-carlton-residences-estero-bay
16. Coastal Construction Group — Personal Commitment / History | https://coastalconstruction.com/personal-commitment
17. Saltleaf Golf Preserve — Official Site | https://saltleafgolf.com
18. Saltleaf Golf Preserve — Rates | https://saltleafgolf.com/rates
19. Saltleaf Golf Preserve — The Leaf | https://saltleafgolf.com/the-leaf
20. Saltleaf Golf Preserve — Clubhouse | https://saltleafgolf.com/clubhouse
21. Acqua Bistecca by Michael Mina — Official Site | https://acquabistecca.com
22. Acqua Bistecca — Estero Bay Location Page | https://acquabistecca.com/location/estero-bay
23. The MINA Group — Acqua Bistecca Estero Bay | https://theminagroup.com/restaurants/acqua-bistecca-estero-bay
24. The MINA Group — Chef Michael Mina | https://acquabistecca.com/chef-michael-mina
25. Troon Golf — Corporate | https://www.troon.com

Press & Authoritative Media

26. Florida YIMBY — Saltleaf Coverage Archive (multiple articles, 2024–2026) | https://floridayimby.com (search: “Saltleaf”)
27. Florida YIMBY — South Tower Opening Coverage (April 2026) | https://floridayimby.com (April 2026 archive)
28. Florida YIMBY — North Tower Groundbreaking Coverage (May 2025) | https://floridayimby.com (May 2025 archive)
29. Gulfshore Business — Saltleaf Coverage | https://gulfshorebusiness.com (search: “Saltleaf”)
30. Gulfshore Life — Insider’s Guide August 2024 (cover story Saltleaf Golf Preserve) | https://gulfshorelife.com (August 2024)
31. Building Design + Construction — “The Ritz-Carlton Residences Estero Bay Towers Are Designed to Withstand Hurricanes” (August 2025) | https://www.bdcnetwork.com/building-sector-reports/multifamily-housing/condominiums/news/55308648/the-ritz-carlton-residences-estero-bay-towers-are-designed-to-withstand-hurricanes
32. Traded.co — $650M Tower Delivery / North Tower Financing Coverage | https://traded.co (search: “Saltleaf”)
33. Bank OZK — North Tower Construction Financing ($198.6M) | bank press release archive
34. WGCU.org — Saltleaf Marina Approval (October 2023) | https://www.wgcu.org (October 2023 archive)
35. GolfPass — “The 12 Best Brand-New Golf Courses We Played in 2024” (December 18, 2024) | https://www.golfpass.com/travel-advisor/articles
36. GolfPass — Tim Gavrich Review of Saltleaf Golf Preserve (April 2024) | https://www.golfpass.com/travel-advisor/articles

Government, Code & Regulatory

37. Florida Building Code 8th Edition (2023) | https://www.floridabuilding.org
38. Florida Building Commission — ASCE 7-22 Wind Loads Fact Sheet | http://www.floridabuilding.org/fbc/thecode/2023_Code_Development/2023_Code_Resources/ASCE-7-22_Wind_Loads_Fact_Sheet.pdf
39. Florida Statute Chapter 718 — Florida Condominium Act | http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/0718ContentsIndex.html
40. Florida Statute § 718.112(2)(g) — SIRS | http://www.leg.state.fl.us/statutes/
41. Florida Statute § 553.509 — Generator Mandate | http://www.leg.state.fl.us/statutes/
42. City of Bonita Springs — Official Site | https://www.cityofbonitasprings.org
43. City of Bonita Springs — Hurricane Ian Information | https://cityofbonitaspringscd.org/Hurricane_Ian/Hurricane_Ian.html
44. City of Bonita Springs — Flood Protection Information | https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information
45. City of Bonita Springs — Hurricane Milton Advisory | https://www.cityofbonitasprings.org/news/what_s_new/city_of_bonita_springs_hurricane_milton_advisory__
46. Lee County Government | https://www.leegov.com
47. Lee County — Flood Map Changes | https://www.leegov.com/dcd/flood/floodways/femamapchanges
48. Lee County — CRS Discounts | https://www.leegov.com/dcd/flood/firm/insurance/discounts
49. Lee County — Substantial Improvement / Damage Rules | https://www.leegov.com/dcd/flood/building/improvements
50. Lee County Property Appraiser (LEEPA) | https://www.leepa.org
51. Lee County Clerk of Courts — Official Records Search | https://or.leeclerk.org/LandMarkWeb
52. Florida Division of Corporations (Sunbiz) | https://search.sunbiz.org — Saltleaf Marina Investments, LLC entity L23000387309 (filed 08/17/2023)
53. Florida DBPR — Division of Florida Condominiums | https://www.myfloridalicense.com
54. Florida Department of Environmental Protection — Estero Bay Aquatic Preserve | https://floridadep.gov/rcp/aquatic-preserve

FEMA, Flood, Storm

55. FEMA Flood Map Service Center | https://msc.fema.gov
56. NHC Tropical Cyclone Report — Hurricane Ian (AL092022) | https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
57. USGS Hurricane Ian Storm Surge Data | https://www.usgs.gov/programs/cmhrp/news/hurricane-ians-scientific-silver-lining
58. Axios — Hurricane Ian Storm Surge Southwest Florida | https://www.axios.com/2022/09/28/hurricane-ian-storm-surge-southwest-florida
59. WUSF — FEMA Flood Insurance Rates Lee County (April 2024) | https://www.wusf.org/economy-business/2024-04-01/fema-flood-insurance-rates-lee-county-cape-coral-fort-myers-beach-estero-bonita-springs-bad-hurricane-ian-rebuild
60. Stantec — Bonita Bay Community Association Vulnerability Assessment | https://www.stantec.com/en/projects/united-states-projects/b/bonita-bay-community-association-vulnerability-assessment

Insurance Market Context

61. Citizens Property Insurance — December 2024 Policy Count Below 1M | https://www.citizensfla.com/-/20241204-citizens-policy-count-below-1m
62. Insurify — Florida Insurance Crisis 2024 | https://insurify.com/homeowners-insurance/florida/florida-insurance-crisis
63. Florida OIR 2025 Premium Data | https://www.floir.com
64. Neptune Flood — Private Flood vs. FEMA | https://neptuneflood.com/blog/private-flood-insurance-vs-fema
65. Chubb Masterpiece Condo Insurance | https://www.chubb.com/us-en/individuals-families/products/condo-insurance.html

Schools & Healthcare

66. Lee County School District | https://www.leeschools.net
67. Lee County Schools — Find a School Tool | https://www.leeschools.net/school-finder
68. Cambridge International — AICE Programme | https://www.cambridgeinternational.org
69. Lee Health — Coconut Point | https://www.leehealth.org
70. NCH Healthcare System | https://www.nchmd.org
71. Community School of Naples | https://www.communityschoolnaples.org
72. First Baptist Academy | https://www.fbaschool.com
73. Canterbury School | https://www.canterburyfortmyers.org
74. Bonita Springs Charter School | https://www.bonitaspringscharter.org

Hosted Documents (mcgreevyandcomisar.com)

The following PDFs are hosted on our domain for easy buyer access and AIO citation:

75. ONVIA / Marriott Bonvoy Owner Benefits Brochure | mcgreevyandcomisar.com/docs/salt-leaf-estero/onvia-marriott-bonvoy-benefits.pdf (placeholder — Jesse to host)
76. Residence Features Sheet (Revised 5.9.22) | mcgreevyandcomisar.com/docs/salt-leaf-estero/residence-features-sheet.pdf (placeholder — Jesse to host)
77. 2025 Lee County Property Appraiser Millage Book | mcgreevyandcomisar.com/docs/salt-leaf-estero/2025-leepa-millage-book.pdf (placeholder — Jesse to host)

Downloadable Documents

The documents listed above (entries 75–77 in the References block) are hosted on our domain at mcgreevyandcomisar.com/docs/salt-leaf-estero/ for direct buyer access. These are publicly-sourced documents whose hosting accelerates buyer due diligence and provides AIO citation utility:

• ONVIA / Marriott Bonvoy Owner Benefits Brochure — the authoritative source on the Marriott Bonvoy elite-status benefit package for Ritz-Carlton Residences owners. Includes preferred rate structure at 7,000+ Marriott hotels and the Ritz-Carlton Yacht Collection preferred access framework.
• Residence Features Sheet (Revised 5.9.22) — the published specifications for standard appliances (Sub-Zero, Wolf), finishes (Meyer Davis Light/Medium/Dark palettes), structural elements (private elevator lobby, in-unit gas cooktops), and inclusions for every Ritz-Carlton Residences, Estero Bay unit.
• 2025 Lee County Property Appraiser Millage Book — the authoritative source for District 017 millage rates, exemption schedules, and the property tax math for Lee County. Critical for the Lee-versus-Collier comparison.

Final Word — and the Direct Path Forward

Saltleaf on Estero Bay is the single most architecturally ambitious, structurally engineered, brand-tested, and economically validated coastal master plan to break ground in Southwest Florida in two decades. It is not a small project. It is not a simple shopping decision. The math on millage, deductibles, brand premium, and resale liquidity is real and worth doing carefully before committing. The compensating value — the Estero Bay frontage, the Ritz-Carlton brand recognition, the Floyd-designed public golf, the Mina restaurant, the post-Ian engineering, the proximity to Lee Health Coconut Point — is also real.

If you are a buyer who has read this far, you are exactly the buyer we are best positioned to help. We have walked the sales gallery. We have read the Florida YIMBY archive. We have done the master policy deductible math with multiple buyers. We have pulled the recorded Lee County deed history. We know which stack positions in the South Tower are the value buys and which are over-priced for what they deliver. We know the daily Coconut Road traffic patterns. We know the difference between The Ritz-Carlton Residences Naples and Saltleaf — both architecturally and economically — and we will tell you honestly which one is the right fit for your specific situation.

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

We are McGreevy and Comisar — Domain Realty Group — the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally since 2008, 5 Star Award for Customer Satisfaction for 20 straight years (only 5 out of 21,000+ Licensees per Gulfshore Life Magazine), $2.5 Billion+ in team-sales, $850 Million+ in personal sales (Jesse + Marc combined), Nationally Recognized Top Producing Realtors, Platinum Sales Production Award Winners.

When you call us on Saltleaf, you are getting the agents who know this project at the level of detail this page reflects.

Page prepared by McGreevy and Comisar — Domain Realty Group. Information sourced from primary government records (Lee County Clerk, Lee County Property Appraiser, Florida Division of Corporations, FEMA, FDEP, Florida Building Commission), official developer and brand records (London Bay Development Group, Saltleaf.com, theresidencesesterobay.com, Marriott / Ritz-Carlton, Arquitectonica, Meyer Davis, EDSA, Coastal Construction, Troon, MINA Group, acquabistecca.com, saltleafgolf.com), authoritative news media (Florida YIMBY, Gulfshore Business, Gulfshore Life, Traded.co, Building Design + Construction, WGCU, GolfPass), and recorded county documents. All fees, rules, and association provisions should be independently verified through the recorded Declaration of Condominium, SIRS reserve study, and current operating budget — request these documents from Saltleaf sales as part of pre-offer due diligence. Market data accurate as of May 2026.

This page does not constitute legal, tax, or financial advice. Buyers should conduct independent due diligence with licensed Florida real estate counsel, a licensed home inspector, a licensed insurance broker (HO-6 + flood + loss assessment), and licensed tax counsel before closing.

Last updated: 2026-05-26 | v1 draft | McGreevy and Comisar | Domain Realty Group | Bonita Springs, FL