San Mirage

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

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

San Mirage is a 196-unit condominium in Bonita Springs, Florida, recorded as San Mirage at Bonita Springs Condominium and searched as San Mirage Bonita Springs. Its nine buildings sit on Colonnades Court off Bernwood Parkway, inside the Spring Creek East master community it shares with Cedar Creek. This is the Lee County condominium in ZIP 34135, not Rancho Mirage or any other Mirage.

This guide is built from the public record and nothing else: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the Amended and Restated Declaration recorded in 2013, FEMA's flood map data read October 12, 2026 and the School District of Lee County's zone data. Every figure carries its source and date, and where a record does not exist we say so.

Why McGreevy and Comisar Are the Best Realtor for San Mirage

McGreevy and Comisar are the best realtor for San Mirage in Bonita Springs because we price and advise from the public record: every recorded San Mirage sale for the 12 months to September 25, 2026, the 2013 restated declaration and the Spring Creek East master covenants. Our team is Top 1% Real Estate Agents Nationally Since 2008.

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

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

The San Mirage market record, 12 months to September 25, 2026

We pulled every recorded San Mirage sale in the Lee County record for the 12 months to September 25, 2026: 12 sales, a $235,000 median, $150,000 to $267,000, $235.30 per square foot of county heated area, and every one a resale. In the last 12 months we tracked 12 San Mirage sales in the Lee County record, and the full breakdown by floor plan, price band and year is in the market section below.

Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-10).

Honors and recognition

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

For San Mirage sellers

A San Mirage sale is priced by floor plan and by what the buyer will read in the resale documents, so the marketing has to carry that detail. For San Mirage sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Because the 2013 declaration gives the Board 30 days to approve a buyer, we line up the estoppel certificate and the association's approval package the day a contract is signed. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our San Mirage seller guide walks through the listing plan.

For San Mirage buyers

Buyers here are comparing five floor plans, a Board that approves every sale and lease, and fee layers that the public record does not print. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Our guide to buying a condo in San Mirage covers the documents to collect and the closing figures.

McGreevy and Comisar is a top-reviewed San Mirage realtor, and our clients review us on Google in their own words. We publish no aggregate score, and every review we quote is a five-star review.

★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review

Key Takeaways: What Should San Mirage Buyers and Sellers Know?

San Mirage is a 196-unit Bonita Springs condominium converted from rental apartments in 2005, and the price you pay is only the first layer: a Board that approves every sale and lease, an equal share of common expenses and a nearby flood polygon all apply. These eight points carry the rest of this guide.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Amended and Restated Declaration recorded August 5, 2013; FEMA National Flood Hazard Layer read October 12, 2026).

• San Mirage is 196 condominium units in nine buildings on Colonnades Court in the City of Bonita Springs, built about 2000 as rental apartments and converted to condominium ownership in 2005.
• Lee County recorded 12 sales in the 12 months to September 25, 2026 at a $235,000 median, $150,000 to $267,000, all resales, $235.30 per square foot of county heated area.
• Units come in five county plans from 713 to 1,207 sq ft: 64 one-bedroom, 108 two-bedroom and 24 three-bedroom units.
• The 2013 restated declaration requires Board approval of every sale and every lease; leases run 3 months to 1 year, no more than three a year, and tenants may not keep pets.
• Every unit pays an equal 1/196th share of common expenses; the condominium association also pays a share of the Spring Creek East master association's drainage and road-related costs.
• FEMA's live map shows shaded Zone X, subtype 0.2 percent annual chance flood hazard in coastal zone, at all nine buildings, with a Zone AE floodplain polygon about 100 metres from the centre of the site; Lee County places San Mirage in evacuation zone A.
• Florida's structural integrity reserve study law reaches the seven three-story buildings (164 units); a buyer asks for the SIRS summary and the budget with the resale documents.
• A permitted pool and spa and one fenced court are the amenities the public record shows; there is no golf, marina or beach inside San Mirage.

Table of Contents

This San Mirage guide is organized so a seller or a buyer in Bonita Springs can jump straight to the record that answers the question: how the condominium came to be, the rules and costs, flood and insurance, schools and drive times, how San Mirage compares with nearby communities and the buyer and seller FAQs.

The condominium: What Is San Mirage, and Where Is It in Bonita Springs? · What Is It Like Owning a Condo in San Mirage? · What Does the San Mirage Condo Market Look Like Right Now? · What Floor Plans and Buildings Make Up San Mirage? · How Did San Mirage Go From Rental Apartments to Condominiums? · What Is Spring Creek East, the Master Community Around San Mirage?

Rules and costs: How Is San Mirage Governed? · What Does It Cost to Own a Condo in San Mirage? · What Are the San Mirage Rental Rules? · Does San Mirage Allow Pets, and What Other Rules Apply? · Does the San Mirage Association Have to Approve a Sale?

Amenities and setting: What Amenities Does San Mirage Have? · Is There Golf, a Marina or Beach Access Near San Mirage?

Risk, insurance and condo law: What Flood Zone Is San Mirage In? · How Do Hurricanes Affect San Mirage? · How Does Condo Insurance Work at San Mirage? · What Do Florida's SIRS and Milestone Laws Mean for San Mirage?

Location: What Schools Serve San Mirage? · How Far Is San Mirage From Hospitals? · How Long Is the Drive From San Mirage to the Beach, the Airport and Downtown? · What Is Near San Mirage for Shopping, Parks and Errands? · How Do Daily Logistics Work at San Mirage? · What Is Being Built Near San Mirage?

Comparisons: How Does San Mirage Compare With Nearby Condominiums and Communities? · San Mirage vs Sanctuary at Imperial River: Which Condominium Fits Your Priorities? · What Are the Pros and Cons of San Mirage?

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

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

What Is San Mirage, and Where Is It in Bonita Springs?

San Mirage is a 196-unit condominium in nine buildings on a 9.81-acre tract in the City of Bonita Springs, Lee County, Florida, ZIP 34135. Its buildings front Colonnades Court West and Colonnades Court East off Bernwood Parkway, between US 41 and Old 41, inside the Spring Creek East master community.

Data updated: October 2026 (Lee County Property Appraiser parcel layers and roll dated October 11, 2026; Lee County GIS layers read October 12, 2026; Lee County Clerk recorded instruments read October 12, 2026).

San Mirage is one condominium run by one association, so a buyer reads one declaration rather than a patchwork of sub-association packets. The sections below set out where the nine buildings sit, how the 196 units are recorded and what a buyer can verify.

Where exactly is San Mirage?

San Mirage sits on Colonnades Court West and Colonnades Court East, which meet Bernwood Parkway, a two-lane road the City maintains, between US 41 (the Tamiami Trail) and Old 41. Lee County's road layer codes Colonnades Court itself as not county maintained. Spring Creek Elementary's campus is next door to the south, about 0.1 mile away in a straight line on the county school layer. A retail and office complex lies to the north across Bernwood Parkway, and Bonita Springs Fire Station 23 on South Tamiami Trail is about 0.4 mile away in a straight line (Lee County GIS layers, read October 12, 2026).

Is San Mirage in the City of Bonita Springs?

Yes. The Lee County Property Appraiser codes San Mirage to the City of Bonita Springs, tax district 017 (City of Bonita Springs and Bonita Springs Fire) and the Bonita Springs Fire District, and the county's city-limit layer returns the City at all five points we sampled across the tract. The City's zoning layer returns RM-6 at the condominium. No community development district or special assessment district polygon appears at any of the five sample points: the Spring Creek East master association charge is a private association charge, not a taxing district. Coconut Point, to the north, is in the Village of Estero, so a search for Coconut Point addresses will not return San Mirage.

How is San Mirage recorded?

Lee County's public records describe the land as Parcel 8 of Spring Creek East Unit Two, Plat Book 62, Pages 65 to 67, replatted as the condominium declared in Official Records Book 4596, Page 2292. That original Declaration of Condominium was executed on February 16, 2005. On August 5, 2013 the association recorded an Amended and Restated Declaration as Lee County Clerk Instrument 2013000180215, and the 2013 text is the one that governs today. We cite the plat and the recorded book and page, because those identify the land without the section, township and range numbers that different records print differently.

How big is San Mirage?

San Mirage has 196 units on a 9.81-acre common-elements tract on the county parcel layer (the 2005 declaration says "9.8 acres more or less"). That is 196 units divided by 9.81 acres, about 20 units per acre. The county roll records 183,460 square feet of heated area across the 196 units, an average of about 936 square feet per unit (183,460 divided by 196).

San Mirage is not Rancho Mirage or San Remo

San Mirage in Bonita Springs is not Rancho Mirage, El Mirage or any other Mirage, and it is not San Remo at Palmira, a separate Bonita Springs neighbourhood. It is also not Spring Creek Village, a manufactured-home community in ZIP 34134. "Colonnades" is the name of the street and of the former apartment community, not another condominium.

San Mirage at a glance

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

What Is It Like Owning a Condo in San Mirage?

Owning a condo in San Mirage in Bonita Springs means one-, two- or three-bedroom flats in three-story and two-story buildings around a pool and spa courtyard, with the association maintaining roofs, exteriors and originally installed windows, the Board approving every sale and lease, and US 41 shopping 2 to 3 minutes away by car.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013; Lee County Property Appraiser roll dated October 11, 2026; Florida Statutes 2026; drive times calculated October 12, 2026).

The buildings and the courtyard

The nine buildings hold 196 units in five county plans, from 713 square feet to 1,207 square feet. Seven buildings are three stories and two are two stories. The Florida Department of Health's statewide pool list dated September 1, 2026 carries a permitted pool and a permitted spa at the association's common address on Colonnades Court West, and Lee County's 2025 aerial photograph shows the pool and courtyard among the buildings and one fenced hard court with tennis line markings.

What the association maintains and what the owner maintains

The 2013 declaration splits upkeep this way, and the split matters when a buyer compares a monthly assessment with a unit's own repair budget.

The 2005 original made window upkeep the owner's job, so a buyer who reads an older listing description or an older document will see a different answer than the 2013 text gives.

Living under the 2013 rules

The 2013 restated declaration sets the rules a San Mirage owner lives under. Every lease needs Board approval and runs at least 3 consecutive months and at most 1 year, no more than three in one year. Tenants and their guests may not keep pets of any kind. Section 14.1 also sets a permanent-occupancy limit by unit size, quoted in the pets and other rules section below. Every unit above the first floor must have wall-to-wall carpet except in kitchens, bathrooms, balconies, foyers and utility or laundry rooms, and hard flooring elsewhere needs prior written Board approval with sound underlayment rated at least STC and IIC 60. The rental, pet, approval and occupancy rules each get their own section further down this page. This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

Getting around from Colonnades Court

Bernwood Parkway is a two-lane City road that meets US 41 and Old 41. We calculated estimated free-flow drive times from the San Mirage buildings (OSRM routing on OpenStreetMap roads, no traffic), October 12, 2026: US 41 at Bernwood Parkway 2 to 3 minutes, Coconut Point 5, downtown Bonita Springs at Riverside Park 8, Bonita Beach Park 11, I-75 at Bonita Beach Road or Corkscrew Road 13 to 14 and Southwest Florida International Airport 24 to 25. All nine buildings are inside LeeTran's Bonita Springs ULTRA On Demand zone, and LeeTran Route 600 stops at Bernwood Parkway and Old 41 Road on Lee County's bus-stop layer (read October 12, 2026), about 0.1 mile from the buildings in a straight line; the adult fare is $1.50 on the route brochure updated April 2026.

What San Mirage does not have

San Mirage has no golf course, marina, dock or beach inside it. The plat carries no golf course and no golf membership attaches to a unit, no boat dock or seawall is recorded on any unit, and the nearest public golf and boat launch are a few minutes away by road. A clubhouse, a fitness room and a gate do not appear in the public records we read, and the 2025 aerial shows no gatehouse or gate arms at the two-lane landscaped entrance off Bernwood Parkway. If a listing describes any of those, ask for the document that states it.

What we walk a San Mirage buyer through first

We start with the facts the buyer cannot see from the street. First, the plan and the building, because the five plans carry different recorded price ranges. Second, the approval timeline, because the Board has 30 days to decide on a buyer. Third, the lease and pet rules, which matter to a buyer who plans to rent the unit or to bring a pet. Fourth, the fee layers: the condominium assessment, the property tax bill and the buyer's own insurance. Fifth, the structural integrity reserve study summary for the three-story buildings. Sixth, the estoppel certificate, which states what the association charges and whether anything is owed. Call Marc at (239) 287-5873 to start with the documents before you start with the showings.

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

What Does the San Mirage Condo Market Look Like Right Now?

The San Mirage condo market in Bonita Springs recorded 12 sales in the 12 months to September 25, 2026, at a $235,000 median, from $150,000 to $267,000 and $235.30 per square foot of county heated area, and every sale was a resale. Days on market and sale-to-list ratio come from the MLS, which this page does not yet carry.

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

Every county figure below is a Lee County recorded sale that the county classes as a qualified, arm's-length improved sale. The windows end on September 25, 2026, the newest qualified sale in the county file, so "12 months" always means September 26, 2025 to September 25, 2026.

The county record, 12 months to September 25, 2026

Price bands

Sales by floor plan

The five plans are priced differently, and a buyer or seller compares a unit with its own plan, not with the 196-unit median. The table shows each plan's units, its 12-month sale prices (listed, with no building, floor or date attached) and its 60-month record. A median appears only where a window holds 10 or more sales.

The 997 sq ft plan recorded 11 sales in the 24 months to September 25, 2026, at a $253,000 median, $200,000 to $285,000.

One, two and three bedrooms over five years

Plan and bedroom count explain most of the price spread inside San Mirage. A two-bedroom unit sold at a median about $65,000 above a one-bedroom unit over 60 months ($285,000 minus $220,000).

The longer view: 24, 36 and 60 months

The 12-month record sits inside a longer one. Lee County recorded 37 San Mirage sales in the 24 months to September 25, 2026 at a $220,000 median ($125,000 to $312,500), 49 in 36 months at $230,000 ($125,000 to $325,000) and 87 in 60 months at $245,000 ($125,000 to $356,000). Across all recorded history from the first sale on February 18, 2005, the county holds 446 San Mirage sales at a $172,900 median ($42,000 to $356,000).

San Mirage by calendar year

Between calendar 2022 and calendar 2025 the San Mirage median fell from $285,000 to $214,250, down $70,750 or about 24.8 percent ($70,750 divided by $285,000). That is a comparison of two calendar years, not a forecast. The partial year 2026 holds 9 sales from $150,000 to $267,000, too few for a median.

How often San Mirage units change hands

Twelve recorded sales in 12 months on 196 units is about 6.1 percent of the units (12 divided by 196). The county counts only qualified recorded transfers, so transfers the county does not classify as arm's-length sales are not in that count.

What the public record cannot tell you yet

Days on market, the sale-to-list ratio, active listings and months of supply are MLS measures: Information not available at time of publishing (checked 2026-10-10). The county and the MLS can also differ on counts, because the county counts only qualified recorded transfers and the MLS counts listed and closed sales. Until the MLS figures are added here, treat the county record above as the recorded price evidence and the MLS as the missing timing evidence.

Buying or Selling in San Mirage? Start With a Conversation

With 12 San Mirage sales on the Lee County record in the last 12 months at a $235,000 median, the plan, the building and the approval timeline decide the price and the closing date. If you are selling, get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Floor Plans and Buildings Make Up San Mirage?

San Mirage in Bonita Springs has five county floor plans from 713 to 1,207 square feet in nine buildings: 64 one-bedroom, 108 two-bedroom and 24 three-bedroom units. Seven three-story buildings hold 164 units and two two-story buildings hold 32 units, and the county roll and its building-footprint layer agree on the story counts.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Lee County GIS building footprint layer read October 12, 2026).

The five floor plans

Together the plans total 183,460 square feet of county heated area, an average of about 936 square feet a unit.

The nine buildings

The nine buildings total 24 + 24 + 24 + 16 + 16 + 20 + 24 + 24 + 24 = 196 units.

Two-story buildings 4 and 5, and building 6

Buildings 4 and 5 are the two two-story buildings, 16 units each, and building 6 is the one building with 20 units, all of them 1,013 square foot two-bedroom units. These differences are in the building type, the number of stories and the plan mix. They do not change the association, the declaration, the master association, the tax district or the way common expenses are shared: every unit in every building carries the same equal 1/196th share. A buyer comparing units across buildings is therefore comparing plans and condition, not different sets of rules.

County heated area versus marketing sizes

The county roll records heated area equal to total area on every San Mirage unit, with no separate garage, porch or lanai area. Every square-foot figure on this page is the county's. A listing or a brochure may state a different size for the same plan, and we never blend the two; where we print a price per square foot, it is per square foot of county heated area.

Parking and carports

The county roll records no garage on any San Mirage unit and flags a carport on 46 units. Parking spaces, garages and carports can be assigned to units as limited common elements through instruments kept in the association's records, and the survey sheets note that parking spaces shown as common elements "may be assigned to particular units". The roll's carport flag therefore does not show which unit uses which space. A buyer asks which space is assigned to the unit and sees the assignment in writing before an offer.

What the record does not show about the buildings

Elevators, storage lockers and interior corridors are not described in the public record we read, and we print nothing about them. The 2005 original declaration provided for storage areas, but the records we read do not show whether any exist or where. Gate status, a clubhouse and a fitness room are likewise not shown. The document that answers each is in the association's records, and a buyer asks for it with the resale package.

How Did San Mirage Go From Rental Apartments to Condominiums?

San Mirage in Bonita Springs began as rental apartments. The Colonnades at Spring Creek was built about 2000 on land Bonita Bay Limited Partnership sold in 1998, an affiliate of the apartment company CAPREIT bought it in 2004, and the condominium was created in 2005. Owners restated the declaration in 2013.

Data updated: October 2026 (Lee County Clerk recorded instruments read October 12, 2026; Lee County case DRI2005-00006 with City of Bonita Springs Ordinance 05-14; Business Observer, September 2, 2005; Florida Division of Corporations; Lee County recorded sales for calendar 2005, our analysis)

The land and the 1998 sale

Bonita Bay Limited Partnership acquired the land in 1993 by a deed recorded at Official Records Book 2362, Page 2395 of the Lee County Clerk. In 1998 it put the master framework for Spring Creek East in place. The Master Declaration of Restrictions of Spring Creek East is dated April 13, 1998 and was recorded on May 5, 1998 at Official Records Book 2955, Page 2932, and the plat of Spring Creek East Unit Two was recorded in Plat Book 62, Pages 65 to 67. Parcel 8 of that plat is the ground San Mirage stands on.

On December 30, 1998, Bonita Bay Limited Partnership sold Parcel 8 to The Colonnades at Spring Creek Partnership by a deed recorded at Official Records Book 3059, Page 1637. The deed carries a covenant to start construction within 24 months and to finish within 12 months after that. The buyer already carried the name the apartment community would use. The apartments followed, and the legal identifier that survives into the condominium is still Parcel 8 of Spring Creek East Unit Two, replatted as the condominium declared in Official Records Book 4596, Page 2292.

The Colonnades at Spring Creek apartments, about 2000

The nine buildings went up about 2000 as a rental community named The Colonnades at Spring Creek, sometimes spelled "Colonades" in print. Three records agree on the date. Lee County's existing-land-use layer carries the parcel at the year 2000, the county's building-footprint layer records an actual year built of 2000, and the City's 2005 ordinance narrative describes 196 units constructed, one of them a model, that had become ownership units instead of rentals. The original Declaration of Condominium itself describes the sale as a conversion of previously occupied premises.

The county roll lists 2005 as the year built on all 196 units. That is the year the condominium was created, so the county roll lists 2005, the year of the conversion, and not the year the buildings went up. The street names still carry the apartment-era name: the buildings sit on Colonnades Court West and Colonnades Court East, off Bernwood Parkway in Bonita Springs.

The 2004 purchase and the 2005 conversion

On June 14, 2004, the apartments were conveyed to Colonnades Development LLLP, a Maryland limited liability limited partnership in care of CAPREIT, Inc., by a deed recorded at Official Records Book 4340, Page 3923. The Lee County development order for the conversion is LDO2004-00524, "Colonnades Condominiums," which the county's development order layer shows as Closed-Finaled. The condominium survey and plot plan, 19 sheets drawn by Banks Engineering, Inc. of Naples, carries building sheets dated September 10, 2004.

The paperwork then moved quickly, eight months after the purchase. The association was filed with the Florida Division of Corporations on February 14, 2005 as document N05000001509 (Florida Division of Corporations, San Mirage at Bonita Springs Condominium Association, Inc.). The original Declaration of Condominium was executed on February 16, 2005 and recorded at Official Records Book 4596, Page 2292.

The trade press noticed. The Business Observer wrote on September 2, 2005: "CAPREIT recently completed a conversion in Bonita Springs, converting the 196-unit Colonades Apartments to San Mirage condos." The article's spelling is Colonades; the deeds and the street names spell it Colonnades.

The first condominium sales, 2005

The first recorded sale of a San Mirage unit is dated February 18, 2005, two days after the declaration was executed. In calendar 2005, the Lee County record shows 174 recorded sales of San Mirage units at a median of $183,700, ranging from $120,900 to $273,000, and 169 of those were first sales from the developer (Lee County recorded sales, calendar 2005, our analysis). The other 5 sales (174 minus 169) were resales inside the same year.

For comparison, the 12 months to September 25, 2026 show 12 recorded sales at a median of $235,000, every one of them a resale and none a builder-direct sale. The market section of this page sets out that record in full.

Ordinance 05-14 and the 196th unit

The Spring Creek East plan counted 300 single-family and 195 multifamily homes. City of Bonita Springs Ordinance 05-14, adopted on August 22, 2005 by a vote of 7 to 0, amended the development order to move one unit from single-family to multifamily. The counts became 299 and 196, so the converted model unit counted as a home. The applicant described the project as existing apartments converted to condominium units. The arithmetic shows the total did not change: 300 + 195 = 495, and 299 + 196 = 495.

The ordinance, its notice of proposed change and the attachments are in Lee County's file for case DRI2005-00006.

The 2013 restated declaration

On June 13, 2013, San Mirage owners approved an amended and restated declaration at a members' meeting with a quorum present. The certificate of amendment is dated June 25, 2013, and the restatement was recorded on August 5, 2013 as Lee County Clerk Instrument 2013000180215, a 107-page instrument. The Florida Division of Corporations shows amended and restated articles of incorporation filed the same day.

Eight years after the conversion, the owners rewrote the rules that matter most to a buyer. Compared with the 2005 original, the 2013 text changed or added these points, each covered in its own section below:

• Leases need the Board's approval of the tenant and every occupant, with a three-month minimum and a one-year maximum. The 2005 text required no approval and asked only for notice five days before the term.
• Every sale or other transfer needs the Board's prior written approval. The 2005 text had no sale-approval clause.
• The association may charge a processing fee on a transfer, up to the legal maximum. The 2005 text had no transfer fee.
• Owners may keep two pets, and tenants and their guests may keep none. The 2005 text allowed two dogs or cats up to 40 pounds and had no tenant pet ban.
• The association now maintains the windows as originally installed. The 2005 text made window upkeep the owner's job.
• The association must obtain fire, wind, general casualty, flood and extended coverage on the insurable improvements, as reasonably available.

The 2005 text is history. The 2013 text governs today, and it is the most recent full text we found in the county record.

What a conversion means for a buyer today

A conversion is a legal history, not a verdict on condition. We make no claim on this page about the state of any building or unit. What the records do establish is a pair of dates and a way to read them.

• Two dates, one building. The buildings date to about 2000, and the condominium dates to 2005. Lenders, insurers and appraisers ask for a year built, and the records give two answers. Tell each of them both dates and let the underwriter decide which one it uses.
• Not new construction. The 2005 declaration states that the units are not new construction and were not constructed by the developer. A buyer should not read a 2005 date as a new-construction date.
• The age of the buildings. About 2000 to 2026 is about 26 years. Florida's condominium safety rules for buildings of three stories and higher, structural integrity reserve studies and milestone inspections, apply to the seven three-story buildings here, and the safety-law section below explains what the public record does and does not show.
• Everything above is recorded. The deeds, the plat, the declarations and the ordinance in the timeline below are public records in the Lee County Clerk's office and the county's development files.

A timeline you can check

What Is Spring Creek East, the Master Community Around San Mirage?

Spring Creek East is the master community around San Mirage in Bonita Springs: a 278.4-acre development of regional impact that Lee County first approved in 1977, now inside the City of Bonita Springs, planned for 495 homes and 368,000 square feet of commercial space. Its property owners association runs the drainage and water-management system.

Data updated: October 2026 (Lee County case DRI2005-00006 with City of Bonita Springs Ordinance 05-14 Attachment C; Master Declaration of Restrictions recorded May 5, 1998; Florida Division of Corporations records read October 12, 2026)

The development of regional impact

Florida reviews very large projects as developments of regional impact, and Spring Creek East carries the state number 10-7677-9. The county's case file for DRI2005-00006 describes a 278.4-acre project whose plan allows 495 homes, 299 of them single-family and 196 of them multifamily, together with 368,000 square feet of commercial space, a school site, a wastewater plant and a fire station. Lee County first approved the development order in 1977, and the order has been amended since. Ordinance 05-14, covered above, is one of those amendments.

The arithmetic puts San Mirage in scale. The 196 San Mirage units are 39.6 percent of the 495 planned homes (196 divided by 495 = 0.396), and the 9.81-acre San Mirage tract is about 3.5 percent of the 278.4-acre master area (9.81 divided by 278.4 = 0.0352).

What else is inside Spring Creek East

Three other pieces of the master community matter to a San Mirage owner.

• Cedar Creek. Cedar Creek is the single-family subdivision in the same master community, with 274 platted lots according to the 2005 narrative in the county's case file.
• Spring Creek Elementary. The school campus lies south of San Mirage, about 0.1 mile on a straight line on the county school layer. The schools section gives the road distance and the attendance zones.
• Spring Creek Square. The retail area sits inside the same master plan. Across Bernwood Parkway to the north of the buildings is a retail and office complex, and Bonita Springs Fire Station 23 is about 0.4 mile away on a straight line.

The Spring Creek East Property Owners Association

The master association is Spring Creek East Property Owners Association, Inc., a Florida not-for-profit corporation, document N96000000367, filed on January 22, 1996. It shows as active with annual reports filed through February 23, 2026 (Florida Division of Corporations, Spring Creek East Property Owners Association, Inc.).

Its governing document is the Master Declaration of Restrictions of Spring Creek East, dated April 13, 1998 and recorded on May 5, 1998 at Official Records Book 2955, Page 2932, with Bonita Bay Limited Partnership as declarant. The master association's Common Areas are the water management and drainage system for Spring Creek East, plus any landscaping, roads, signage or lighting later dedicated to it, and its articles charge it with operating and maintaining the drainage, retention areas and lakes. It is a drainage and water-management association, not an amenity club.

It is also not a taxing district. Lee County's parcel layers return no community development district and no municipal service benefit unit at five sample points across the buildings, so the master association's charge is a private association charge and not a government levy.

Do San Mirage owners vote in the master association?

No. A San Mirage unit owner is not a voting member of the master association. The condominium association is the member, under section 2.4 of the master declaration. Owners are still bound by the master documents and by the master association's lien, as section 14.5 of the 2013 restated declaration states, and that section also says owners may use the master Common Areas under the master covenants. Master-level decisions therefore reach San Mirage owners through the condominium association, not through individual votes.

What the master association can charge

The master association bills the condominium association, not the unit owner. Section 14.5 of the 2013 declaration says the master association may assess the condominium association for a share of the cost of operating and maintaining the Common Areas and improvements outside the community, such as signage, traffic signals, street lighting, landscaping and public roads, and that it may impose and foreclose liens.

The amount the master association charges San Mirage is not in the public record we read. The master association's budget holds it. Because the charge goes to the condominium association, it reaches an owner inside the condominium assessment, and the fee section of this page shows where it sits in the stack.

Master versus condominium: who does what

How Is San Mirage Governed?

San Mirage in Bonita Springs is run by San Mirage at Bonita Springs Condominium Association, Inc., a Florida not-for-profit corporation filed in 2005, under the Amended and Restated Declaration recorded August 5, 2013. Each unit has one vote and an equal 1/196th share, and a professional management company is the manager of record on the state filing.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013; Florida Division of Corporations records read October 12, 2026; Florida Statutes 2026)

The association

San Mirage at Bonita Springs Condominium Association, Inc. is a Florida not-for-profit corporation, document N05000001509, filed on February 14, 2005. It shows as active, and its latest annual report was filed on April 14, 2026 (Florida Division of Corporations, San Mirage at Bonita Springs Condominium Association, Inc.).

The principal address on that filing is in care of Alliant Property Management LLC in Fort Myers, changed on June 27, 2025, which makes a professional management company the manager of record on the state filing. We do not print officer or director names. Amended and restated articles of incorporation were filed on August 5, 2013, the day the restated declaration was recorded.

The 2013 Amended and Restated Declaration

The governing document is the Amended and Restated Declaration of San Mirage at Bonita Springs Condominium, recorded August 5, 2013 as Lee County Clerk Instrument 2013000180215. Its articles run from definitions and unit identification, through shares and voting, maintenance and alteration, assessments, administration, insurance and reconstruction, to use restrictions, guest occupancy, leasing, transfers, amendment, termination, condemnation and compliance. The survey sheets, the articles of incorporation and the bylaws follow as exhibits.

We read the recorded page images for the sections this page summarizes. We did not find a separate 2013 rules and regulations exhibit in the pages we read. The Clerk's index lists later instruments linked to the restatement, a 2019 lien, several agreements from 2020 to 2025 and two 2022 deeds. We did not read them, and we identified no later amendment to the declaration. The 2013 restatement is therefore the most recent full text we found in the county record. A buyer asks for every recorded amendment and the current rules and regulations in the resale documents.

The 2005 original declaration, recorded at Official Records Book 4596, Page 2292, is history only. Where the two differ, the 2013 text controls.

One unit, one vote, one 1/196th share

Sections 7.1 and 7.2 of the 2013 declaration give each unit an equal one one-hundred-ninety-sixth (1/196th) share of the common elements, the common surplus and the common expenses, and one vote. The 2005 original gave the same share. The arithmetic: 1 divided by 196 = 0.0051, about 0.51 percent, so each $1,000 of common expense is about $5.10 per unit (1,000 divided by 196).

The share does not change with the size of the unit. A one-bedroom unit of 713 square feet of county heated area and a three-bedroom unit of 1,207 square feet carry the same share and the same vote. The amendment rules protect that equality, as the next part explains.

How the declaration can be amended

Under section 18 of the 2013 declaration, an amendment may be proposed by the President of the association, by a majority of the Directors, or by one-third of the entire voting interests. It is adopted by a majority vote of the voting interests present, in person or by proxy, and voting at a duly noticed meeting at which a quorum is present, or by the written agreement of a majority of the entire voting interests. It takes effect when it is recorded in the county public records.

Two exceptions matter. The officers may execute an amendment that corrects errors, omissions or scrivener's errors on Board approval alone, and the Board may adopt by majority vote the amendments it considers necessary to comply with later changes to Chapters 607, 617 and 718 of the Florida Statutes, without an owner vote. A protective proviso in section 18.7 bars any amendment that changes a unit's configuration or its share of the common elements, or that increases an owner's share of the common expenses, unless the owner of that unit and all of its mortgagees join and all other owners approve.

Termination is separate. After very substantial damage, defined as more than half of the units uninhabitable as the Board determines, termination needs 75 percent of the total voting interests (section 19.1.3). A change to a rental rule also meets Florida's statutory limit, which the rental section explains.

Budgets, reserves and the 115 percent rule

The bylaws attached to the 2013 declaration have the Board adopt a budget at least annually. Assessments fall due in equal installments on the first day of each month, or each quarter at the Board's election. The billing frequency in force today is not in the public record we read.

Two protections sit around the budget. The proposed budget goes to owners at least 14 days before the Board meeting that considers it. If the Board's budget would require assessments above 115 percent of the prior year's, leaving out reserves and improvements, 10 percent of the owners may call a special meeting to adopt a substitute budget. Florida Statutes 718.112(2)(e) now goes further: when a proposed budget requires assessments above 115 percent of the prior year's, the Board must propose a substitute budget without discretionary expenditures at the same time, and the substitute is adopted if a majority of all voting interests approve it.

Reserves are now set by statute. For budgets adopted on or after December 31, 2024, owners of an association that must have a structural integrity reserve study may not vote to provide no reserves, or less than the study requires, for the items it covers (Florida Statutes 718.112(2)(f)). The 2013 bylaw that lets owners waive reserves by majority vote is subject to that statute.

Official records and the association's website duty

A condominium association that manages 25 or more units must post its official records on a website or an app, and may limit access to owners (Florida Statutes 718.111(12)(g)). San Mirage has 196 units, so the duty applies. We located no public association website. An owner-only portal would not appear in a public search, so a buyer asks for the records through the resale documents.

Section 11.3 of the 2013 declaration and the statute both make the association's records open to owners, and section 11.8 lets the Board set use fees for private use of common elements under Florida Statutes 718.111(4).

What we could not find in the public record

The public record we read does not show the following, and each item has a document that holds it:

• The current condominium assessment and its billing frequency. The adopted association budget, the estoppel certificate and the condominium questionnaire state them.
• The reserve balance and funding plan. The budget's reserve schedule and the structural integrity reserve study hold them.
• Whether the structural integrity reserve study is complete and filed with the state. The Florida DBPR databases are interactive applications our tools could not read, so completion is not confirmed in the public databases we could read. The association's own study summary answers it.
• The master association's assessment to the condominium. The Spring Creek East budget holds it.
• Special assessments, current or past. The Board minutes and the estoppel certificate show them.
• The insurance the association carries now. The certificate of insurance and the budget show wind and flood coverage, the carrier and the deductibles.

What Does It Cost to Own a Condo in San Mirage?

Owning a condo in San Mirage in Bonita Springs adds three layers to the purchase price: the condominium assessment, an equal 1/196th share with the master association's charge inside it; property tax at 12.7942 mills in 2026; and the owner's own insurance. The current assessment is on the estoppel certificate, not in the public record.

Data updated: October 2026 (2026 final millage book; City Resolution 26-027; BSU tariffs effective January 1, 2026; Florida Statutes 2026; Lee County recorded sales through September 25, 2026 for the $235,000 median)

The San Mirage fee stack

What the assessment pays for

The assessment pays for the common expenses the 2013 declaration puts on the association. Section 9.1 has the association maintain the common elements, including exterior painting and roofing, and the window installations as originally installed by the developer, or replacements of like kind and quality. That covers the window frame and encasement, the plate glass and the exterior caulking, and the Board chooses replacement window styles without an owner vote. The association also pays the premiums for its own insurance, which section 12 treats as a common expense, and the master association's share (see the master community section above).

Owners keep what sits inside or serves only their unit: interior window locks and caulking, glass broken from inside, screens, sliding glass doors and their framing, the entry door (the association may paint it) and everything inside the unit that serves only that unit. On balconies, patios, terraces and lanais, which are limited common elements, the owner maintains floor coverings, screens, storm shutters and enclosures, sliding doors, wiring and fixtures, and the association maintains the structural balcony floors, ceilings and exterior portions.

The association's master policy leaves out, inside a unit and serving only it, the floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning or heating equipment, water heaters, water filters, built-in cabinets and countertops, window treatments and air conditioning compressors serving one unit. Owners insure those items and any alterations they make. The budget's line items are not public, so how the assessment divides among roofs, insurance, reserves and the master share appears only in the budget.

Property tax at San Mirage

The 2026 final millage for tax district 017, which covers the City of Bonita Springs and the Bonita Springs Fire levy, totals 12.7942 mills (Lee County Property Appraiser, 2026 final millage book). The components:

Worked example, an illustration and not a tax bill: if a unit's taxable value equalled the $235,000 median of the 12 months to September 25, 2026 (Lee County recorded sales, our analysis), with no exemptions, then 12.7942 mills x $235,000 divided by 1,000 = $3,006.64 a year at the 2026 rates. The Property Appraiser sets the value, and a homestead exemption requires an application and lowers the taxable value.

The tax bill also carries non-ad valorem lines. The City of Bonita Springs stormwater district appears on the San Mirage parcels, and we do not print its amount because the City's page does not state the rate year.

Water, sewer, electric and trash

Bonita Springs Utilities provides water and sewer at the buildings, and its franchise runs to May 4, 2052 under City Ordinance 21-13. The tariffs effective January 1, 2026 list a multi-family water base of $7.34 per unit per month, a wastewater base of $25.82 per unit per month plus $4.19 per 1,000 gallons capped at 16,000 gallons, and a billing charge of $4.61 per account per month. We do not compute a unit bill, because we could not confirm whether San Mirage is master-metered.

Electric service is Florida Power & Light, according to the county's service-territory layer, under City franchise ordinances 16-15 and 22-07.

Garbage and recycling at a condominium are arranged by the property with a franchised hauler. Lee County requires weekly collection of waste and recyclables at multi-family properties and lists Waste Management for ZIP 34135. San Mirage's own hauler is not in the public record we read.

Estoppel and approval fees at a sale

An estoppel certificate states the assessments, fees and liens on a unit. Under Florida Statutes 718.116(8) the association issues it within 10 business days of a written request and may not charge a fee if the certificate is late. The statute sets a base fee of $250, plus $100 if expedited and $150 if the account is delinquent. DBPR adjusts those caps every five years. Its published fee schedule, read October 12, 2026, sets the current caps at not more than $299 for the base, $119 more for delivery within 3 business days and not more than $179 more if the unit is delinquent, and says the estoppel figures will be recalculated and published by July 1, 2027 (DBPR estoppel certificate and transfer fee schedule). The association's actual fee may be lower than the cap, and the San Mirage fee is not in the public record we read.

The arithmetic at the current caps:

• Base certificate: $299.
• Expedited: $299 + $119 = $418.
• Delinquent: $299 + $179 = $478.
• Expedited and delinquent: $299 + $119 + $179 = $597.

Two more fees can arise at a sale or a lease. The 2013 declaration lets the Board charge a processing fee for approving a transfer of title, not above the maximum the law permits, and a lease application fee on the same footing, with no charge for a lease extension or renewal. Florida Statutes 718.112(2)(k) sets a base cap of $150 per applicant and has DBPR adjust it; DBPR's published schedule, read October 30, 2026, lists $184 per applicant. The actual amounts are in the association's application packet.

A buyer is also jointly and severally liable with the seller for unpaid assessments due at the time of transfer (Florida Statutes 718.116(1)(a)), which is why the estoppel certificate matters before closing.

Special assessments and the 1/196th share

When insurance proceeds fall short of the cost to repair common elements, including when a deductible applies, section 13.5 of the 2013 declaration assesses all owners in proportion to their shares, 1/196th each. Owners separately pay to rebuild the parts of their units that they maintain. The arithmetic: each $100,000 of a shortfall is $510.20 per unit ($100,000 divided by 196). That is a unit conversion, not a forecast.

After major damage, defined as more than half of the units uninhabitable, the property is rebuilt unless 75 percent of the entire voting interests agree in writing not to rebuild. The declaration ties "uninhabitable" to whether insurance plus a special assessment of no more than 10 percent of the average unit value could restore the buildings. Any current or past special assessment appears on the estoppel certificate and in the Board minutes.

The rail-trail bond and the 2026 City rate

Two City decisions bear on San Mirage tax bills. Voters approved the Bonita Estero Rail Trail general obligation bond on August 18, 2026, authorizing up to $35,000,000 over up to 30 years, payable from ad valorem taxes on all taxable property in the City (City Ordinance 26-05). The cost per home is not in any primary document we read, so we print none.

The City also adopted its fiscal 2026-27 operating millage at 0.8411 mills, equal to the rolled-back rate, by Resolution 26-027 on September 23, 2026. The 2025 City rate was 0.8470, so the City line fell by 0.0059 mill (0.8470 minus 0.8411). On the $235,000 illustration that is $1.39 a year at the City line alone (0.0059 x $235,000 divided by 1,000 = $1.3865). The 2026 total above is final (LeePA 2026 Taxing District Millage Book).

What Are the San Mirage Rental Rules?

Under the 2013 restated declaration, every San Mirage lease in Bonita Springs needs Board approval of the tenant and every occupant. Leases run at least three consecutive months and no longer than one year, no more than three in a year, for the whole unit, with no transient rentals, rent-sharing or subleasing.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013; Florida Statutes 2026)

Minimum and maximum lease terms

Section 16 of the 2013 declaration defines a lease as occupancy of a unit by anyone other than the owner where the occupancy involves consideration, such as payment of money or an exchange of goods or services. Every lease must be in writing. The term rule reads: "All Leases shall be for a minimum period of three (3) consecutive months, not more than three (3) in any one year period, and for a maximum period of one (1) year."

Leases may be renewed, subject to Board approval. No individual rooms may be rented, no transient tenants may be accommodated, and rent-sharing and subleasing are prohibited. The section applies to all unit owners, regardless of when the unit was purchased. In plain numbers, the shortest lease is three months, the longest is twelve, and a unit can be leased no more than three times in any one-year period.

Board approval and the application

An owner who wants to lease files a rental application with the association, a copy of the proposed lease and the names of the proposed tenants and all proposed occupants. The Board approves all leases, renewals and extensions, and no one may occupy a unit as a tenant, as a family member of a tenant or otherwise without the Board's prior approval. Anyone who moves in after the first approval goes through a separate application and approval. The Board may use a uniform lease application, may require other information, and may require an interview of the proposed tenant, the tenant's spouse and all proposed occupants.

The declaration states the timing in two places. The opening paragraph of section 16 gives the association ten business days from receipt of notice to approve or disapprove, and says failure to notify the owner is deemed approval. Section 16.4 sets the application at least ten days before the lease or renewal term begins, gives the association 30 days from receiving the complete information and any interview, and again treats silence after 30 days as approval. Renewal applications are due at least 30 days before the lease ends. Because the declaration states the timing twice, an owner and a tenant plan on the longer 30-day window and file early.

If the Board disapproves, the owner receives a short written statement of the reason, and the lease does not go ahead. The association has no duty to supply another tenant. The listed grounds for disapproval include an incomplete application, conduct inconsistent with the documents, and unpaid assessments, fines or charges on the unit, among others the declaration sets out. The Board may also require a security deposit of up to one month's rent, held by the association to protect the common elements.

Short-term and vacation rentals

No lease may run shorter than three consecutive months, and the declaration bars transient tenants, individual rooms rented, rent-sharing and subleasing. A stay of days or weeks for money is therefore not a permitted lease at San Mirage.

The declaration also closes the guest-occupancy route. If the Board suspects an owner of getting paid for occupancies held out as guest stays, the association may require proposed guest occupants to submit proof of their relationship to the owner and an affidavit that nothing was paid for the right to stay. A buyer who plans to rent a unit reads the leasing article before an offer, because the rule applies to every owner.

Tenants and pets

Tenants and their guests may not keep pets of any kind on the condominium property. That is a flat rule in section 14.3, separate from the two-pet allowance that owners have. The pet section below sets out the owner rules, and assistance animals are a separate question that the pet section also covers.

Tenants' guests

A tenant may not have overnight guests when the tenant is not in residence. While the tenant is in residence, the guest caps are four people sleeping in a one-bedroom unit, six in a two-bedroom unit and eight in a three-bedroom unit. The occupancy section below gives the full guest rules, including the owner's separate allowance.

Who is responsible for a tenant

The owner stays responsible. Section 16.2 requires every lease to bind the tenant to the declaration, the articles, the bylaws and the rules, and provides that a violation is a material breach of the lease that can subject the tenant to eviction. The owner must bring the tenant's conduct into compliance by whatever action is necessary, including eviction proceedings where legally permissible.

If the owner does not, the association may act on the owner's behalf, including starting an eviction action in the association's name or on the owner's behalf. The association may recover its costs and fees, including attorney's fees, from the owner, and the declaration secures that amount by a continuing lien in the same way as assessments.

Do the 2013 rental rules apply to every owner?

For a buyer today, yes. Florida Statutes 718.110(13) provides that an amendment that prohibits or regulates rentals, or that changes the length of a rental term or how often a unit may be rented in a period, applies only to owners who consent to it and to owners who acquire title after the amendment's effective date. The 2013 restatement took effect on August 5, 2013, and a buyer closing now acquires title after that date, so the 2013 leasing article applies to the buyer. An owner who bought before August 5, 2013 and did not consent stands in a different position under the statute, and that is a legal question for that owner.

Lease application fees

The 2013 declaration lets the Board set a lease application fee not exceeding the maximum permitted by law per transaction, and it allows no charge for a lease extension or renewal. Florida Statutes 718.112(2)(k) allows a transfer fee only if the association must approve the transfer and its documents provide for the fee, and it sets the base cap at $150 per applicant, which the state has adjusted to $184. Spouses, or a parent and dependent children, count as one applicant, and there is no charge on a renewal with the same tenant. DBPR adjusts the cap every five years for inflation and publishes it. Its published schedule, read October 30, 2026, lists $184 per applicant and says the next update will be released by July 1, 2031.

At $184 per applicant, a married couple could be charged up to $184, and two unrelated adults up to $368 ($184 x 2). The fee San Mirage actually charges is stated in the association's application packet, which is the document to read.

This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

Does San Mirage Allow Pets, and What Other Rules Apply?

San Mirage owners in Bonita Springs may keep two pets in total, dogs, cats or birds, each 40 pounds or less and outside a listed set of breeds. Tenants and their guests may not keep pets. Occupancy caps, guest rules, vehicle limits and flooring rules also apply under the 2013 restated declaration.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013)

Pets for owners

Section 14.3 of the 2013 declaration limits an owner to not more than two pets in total, and the pets must be domesticated dogs, cats or birds, each not over 40 pounds. A pet may not be left unattended on a balcony, terrace, patio or lanai. On the common elements a pet must be leashed on a leash of six feet or shorter, or carried. Pets are walked only where the association designates, and they may be in a building hallway only to go between the unit and the outside. Owners pick up after their pets.

Breeds and other animals

The excluded breeds are the pit bull, the rottweiler, the Doberman Pinscher, the German Shepherd and any other breed the Board reasonably considers dangerous. Fish are allowed in tanks of up to 20 gallons, and caged household birds are allowed. Reptiles, rodents, poultry, amphibians, swine and livestock are not permitted.

Assistance animals

Assistance animals are governed by federal and Florida fair-housing law, not by the pet rule.

Occupancy limits by unit size

Section 14.1 of the 2013 declaration states: "No more than two (2) persons may permanently occupy a one (1) bedroom Unit; no more than four (4) persons may permanently occupy a two (2) bedroom Unit; and no more than six (6) persons may permanently occupy a three (3) bedroom Unit." The same section defines permanent occupancy as sleeping in the unit for more than 30 nights in a calendar year. Anyone who occupies a unit overnight for more than 30 days in a calendar year, whether owner, tenant or family member, needs Board approval, and the Board may charge a reasonable review fee.

Overnight guests

While the owner or the tenant is in residence, no more than four people may sleep in a one-bedroom unit, six in a two-bedroom unit and eight in a three-bedroom unit. When the owner is away, the owner may host related overnight guests, meaning a parent, grandparent, child, grandchild or sibling, with 10 days' notice to the association. The owner may also host unrelated overnight guests in the owner's absence for two occupancies per calendar year, again with 10 days' notice. Tenants may not have overnight guests when they are not in residence. The Board may adopt rules to carry out the article.

Vehicles, boats and RVs

No commercial vehicles, boats, watercraft or their trailers, campers, motor homes, mobile homes, house trailers, recreational vehicles or horse trailers may be parked or stored on the property, and trucks other than passenger trucks are not allowed. Temporary delivery parking is the exception. Vehicles must be road-worthy and carry current registration, and the association may tow a vehicle in violation 24 hours after a notice is placed on it.

Parking assignments are not described in the public record we read beyond the survey note that spaces shown as common elements may be assigned to particular units, so a buyer asks for the assignment records.

Flooring above the first floor

Every unit above the first floor must have wall-to-wall carpet, except in kitchens, bathrooms, balconies, foyers and utility or laundry rooms (section 9.5). Hard flooring elsewhere needs prior written Board approval, with a sound underlayment rated at least STC 60 and IIC 60, inspected before installation. Seven of the nine buildings are three stories and two are two stories, so the rule reaches the upper-floor units in all nine buildings. A buyer of an upper-floor unit asks for the Board's approval of any hard flooring already installed.

Remodelling and exterior changes

An owner needs the Board's written consent for any change visible from the exterior and for any structural change, and the declaration defines structural to include work that needs a building, electrical, plumbing or mechanical permit. Extensive remodelling needs Board approval and may be limited to certain months, and contractors must be licensed and insured (sections 9.3 and 9.6).

Balconies, patios, terraces and lanais are limited common elements. An owner may not puncture a balcony surface without Board approval, and the Board may set rules on shutters, sun shades and screen doors (section 9.4).

Home offices

Home office and telecommuting use is allowed if no customers come onto the property and no signs are posted. Other commercial use is not allowed.

Is San Mirage age-restricted?

No age restriction appears in the recorded declarations we read; the governing documents control.

This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

Does the San Mirage Association Have to Approve a Sale?

Yes. The 2013 restated declaration requires the Board's prior written approval of every San Mirage sale or other transfer in Bonita Springs. The Board may run credit and background checks and interview the buyer, must decide within 30 days, and if it refuses without a listed good cause it must supply another buyer or the sale is deemed approved.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013)

What the seller sends the Board

No owner may sell or otherwise transfer a unit without the Board's prior written approval (section 17.2). The rule covers agreements for deed, installment contracts and lease-options as well as ordinary sales. The seller gives the Board written notice with the buyer's name and a copy of the executed contract.

What the Board may ask of a buyer

The Board may require the buyer's credit history, a criminal background check, verification of residence and employment, references, and an interview with the buyer and every proposed occupant (section 17.3).

The 30-day decision and what happens on a refusal

The Board must approve or disapprove within 30 days after it receives the notice, the information and any interview. If it disapproves for a reason other than the declaration's listed good causes, the association must deliver, within 30 days, a contract from a purchaser it approves. That purchaser may be the association itself, at the contract price or, at the association's option, at an appraised fair market value. The purchase is for cash and closes within 30 days. If the association fails to provide a purchaser, the sale is deemed approved.

The listed good causes, which need a majority of the whole Board, are in summary: conduct inconsistent with the documents, certain criminal convictions, a record of financial irresponsibility, a history of disruptive behaviour, an incomplete application, unpaid fines by the selling owner, and unpaid assessments or charges on the unit. On a good-cause refusal the association need not supply a buyer, and the sale does not go ahead.

Trusts, companies and co-owners

Co-owners other than a married couple, and any trust, corporation, partnership or other entity, must designate one natural person as the Primary Occupant, and the declaration approves no more than one change of Primary Occupant a calendar year for co-owners and one in any 12-month period for an entity. Timeshare estates, fractional ownership and house sharing by multiple families are prohibited (section 17.1).

Gifts and inheritance

Gifts, devises and transfers by inheritance also need Board approval. Approval may not be denied to the spouse or the blood or adopted relative of a surviving or gifting owner, or to a trust beneficiary who is the owner's spouse or relative (sections 17.2.2 to 17.2.5).

The transfer fee

Section 17.5 reads: "The Association may Charge a processing fee for the approval of transfers of title. The fee may not exceed the maximum permitted by law per transaction." Florida Statutes 718.112(2)(k) sets the base maximum at $150 per applicant, with spouses, or a parent and dependent children, counted as one applicant, and DBPR adjusts the cap every five years; its published schedule, read October 30, 2026, lists $184 per applicant. The amount San Mirage charges is stated in its application packet.

What happens if a transfer skips approval

A sale, lease, mortgage or other transfer of ownership or possession that the association did not authorize under the declaration is voidable unless the association approves it later (section 17.6). That is why the approval comes before closing and not after.

How approval fits a contract timeline

Approval is a process with its own clock, and it runs beside the estoppel certificate and the lender's dates. An outline of the clocks, from the day the Board has the complete notice, the information and any interview:

• The Board's decision: up to 30 days.
• If the Board refuses without a listed good cause: up to 30 more days for the association to deliver a purchaser, and the purchase for cash closes within 30 days.
• The estoppel certificate: within 10 business days of a written request, which is two weeks of ordinary working days (Florida Statutes 718.116(8)).

We build the approval window into the contract dates before an offer goes in, so that the closing date, any financing deadline and the Board's 30 days line up, and so that the buyer's application goes to the Board as soon as the contract is signed. This is a process outline and not legal advice, and the contract and the association's current documents control.

This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

What Amenities Does San Mirage Have?

The public record shows a state-permitted swimming pool and spa at the San Mirage association's common address in Bonita Springs, plus one fenced hard court with tennis line markings on Lee County's 2025 aerial. A clubhouse, fitness room or gate does not appear in the public records we read, so this page claims none of them.

Data updated: October 2026 (Florida Department of Health statewide public pool list dated September 1, 2026; Lee County 2025 aerial imagery, flight date December 31, 2025; Amended and Restated Declaration recorded August 5, 2013).

San Mirage is a 196-unit condominium on a 9.81-acre tract, and its amenity package is small and specific. We built this section only from permits, county imagery and recorded documents, because a listing description is not a record. Anything not proven below is described as not shown, which is different from saying it does not exist.

The pool and spa

The Florida Department of Health's statewide public pool list dated September 1, 2026 carries two San Mirage entries at the association's common address on Colonnades Court West. The first is "San Mirage Condo Pool," permit 36-60-01786, 70,103 gallons, bathing load 39. The second is "San Mirage Condo Spa," permit 36-60-01787, 1,400 gallons, bathing load 7.

Lee County's 2025 aerial imagery shows the pool and its courtyard among the buildings, which fits the permit entries. The state list does not say whether the pool is heated, whether it uses salt or chlorine, or when it is open, and this page makes no claim about any of those. Hours, guest limits at the pool and any pool rules belong to the association's rules and regulations, which a buyer asks for with the resale documents.

The court

Lee County's 2025 aerial imagery (flight date December 31, 2025) shows one fenced hard court with tennis line markings near the buildings. The aerial shows a surface and painted lines. It does not show lighting, hours, reservation rules or whether the court is maintained on a schedule, and we make no claim about any of them. One court is what the imagery proves, so one court is what we report.

What is not shown in the public record

A clubhouse, fitness room, billiards room, community room, pickleball court and shuffleboard court are not shown by any permit, recorded document or county map we read, so we describe them as not shown in the public records we read. The county's building footprint layer holds the nine residential buildings and no separate amenity building.

The same applies to a gate. The 2025 aerial shows no gatehouse or gate arms at the two-lane landscaped entrance off Bernwood Parkway, and no record we read establishes gate status either way, so the careful statement is that public records do not show a gate. A buyer who is told that any of these facilities exists asks to see it named in the association's documents or on the budget before relying on it.

Who may use the amenities

The 2013 restated declaration ties use of the shared parts of the condominium to ownership and occupancy. Owners may also use the Spring Creek East master Common Areas under the master covenants (2013 declaration, Section 14.5), and those master areas are a drainage and water-management system rather than an amenity club.

Guests are handled in Section 15 of the 2013 declaration, which sets overnight caps of four people in a one-bedroom unit, six in a two-bedroom unit and eight in a three-bedroom unit while the owner or tenant is in residence. Section 15.1 lets daytime guests use the condominium facilities only when accompanied by the owner or tenant, or an adult resident member of the household, unless the Board approves otherwise, and lets the Board set further limits on guest use. Posted pool hours and any other pool rules are read in the association's current rules and regulations before an offer.

The grounds and the lakes

The Spring Creek East master association owns three parcels on the county roll: 12.86 acres described as buffer, conservation and water retention, and two rights of way of 5.09 and 0.41 acres. None of the three is a clubhouse, pool or park parcel. Its recorded articles charge it with operating and maintaining the drainage system, retention areas and lakes of Spring Creek East.

That makes the lakes and retention areas around Bonita Springs' Spring Creek East part of a water-management system, and this page does not describe them as a recreational amenity of San Mirage. Whether any lake is available for a particular use is a question for the master association's rules.

Is There Golf, a Marina or Beach Access Near San Mirage?

San Mirage in Bonita Springs has no golf course, marina, dock or beach inside it. Bonita Fairways, a public executive course, is about 8 minutes by road, Lee County's Imperial River Boat Ramp about 6 minutes, and the Bonita Beach accesses about 11 minutes by free-flow road time, with parking changes at the beach this fall.

Data updated: October 2026 (Lee County Parks and City of Bonita Springs pages read October 12, 2026; Bonita Fairways and Saltleaf Golf Preserve operator sites; estimated free-flow drive times from the San Mirage buildings, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Nothing in the plat, the recorded declarations or the master association's land holdings attaches a golf membership, a boat slip or a beach right to a San Mirage unit. What the area offers sits outside the property, and the distances below are road estimates, not promises about traffic.

Golf nearby

Bonita Fairways describes itself on its own site as a privately owned 18-hole public executive golf course, par 61, about 3.4 road miles and 8 minutes from San Mirage. Saltleaf Golf Preserve describes itself as a daily-fee course, about 4.5 road miles and 11 minutes away.

Several nearby clubs sell memberships and do not state public play on their own sites: Highland Woods Golf and Country Club, Pelican's Nest Golf Club and Copperleaf Golf Club describe member golf communities, and Spring Run describes itself as a sold-out private golf club community. Those clubs are listed here as members' clubs. We do not describe any of them as open to San Mirage owners, because no document we read says so. Current green fees and any non-resident membership terms are in each club's own materials.

Boating from the Imperial River ramp

San Mirage has no marina, dock or boat storage. Lee County's Imperial River Boat Ramp on South Tamiami Trail has two boat ramps and a paddlecraft launch, open dawn to dusk, with parking at $5 per day per vehicle according to the county's page, about 3.1 road miles and 6 minutes from the buildings.

The 2013 restated declaration also limits what can be kept on the property: watercraft, watercraft trailers, campers, motor homes, recreational vehicles and boats may not be parked or stored there, with temporary delivery parking excepted. An owner who boats plans for storage off the property.

Bonita Beach and its parking this fall

Bonita Beach Park is about 5.6 to 5.8 road miles and 11 minutes from San Mirage. Lee County's Bonita Beach Park page says that starting September 8, 2026 the parking lot and park amenities are closed for Hurricane Ian repair work, with pedestrian access to the beach available through nearby Bonita Beach Access #1.

Lee County's Access #1 page says that starting November 1, 2026 the Access #1 parking lot will be closed to patrons for construction, and that pedestrian access to the beach will remain available during the work. Lee County's page for Accesses #2 through #9 says those accesses are free to park, and it lists no pets. Lee County's Little Hickory Island Beach Park page says its parking lot and amenities have also been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open. We read all four county pages on October 12, 2026. Plan a beach day around the Accesses #2 to #9 lots, and check the county pages again before you drive, because construction schedules move.

Parks and preserves

The City of Bonita Springs lists Bonita Community Park, the Community Pool, Depot Park, Island Park, Riverside Park and Bonita Nature Place on its parks page. Bonita Community Park, with its recreation center, tennis courts, disc golf and skate park, is about 3.3 road miles and 10 minutes from San Mirage.

The City's downtown events page shows Riverside Park under construction from April to November 2026, with on-street parking and the Felts Avenue lot still available. Lee County's Imperial River Preserve page lists the preserve as having no public access, so it is not a nearby walking destination.

What Flood Zone Is San Mirage In?

FEMA's live National Flood Hazard Layer shows shaded Zone X, the 0.2 percent annual chance coastal subtype, at each of the nine San Mirage buildings in Bonita Springs on Lee County panel 12071C0656G, effective November 17, 2022. A Zone AE coastal floodplain polygon begins about 96 metres, roughly 100 metres, from the middle of the site.

Data updated: October 2026 (FEMA National Flood Hazard Layer read October 12, 2026; Lee County panel 12071C0656G effective November 17, 2022; USGS 3DEP elevation and USGS Hurricane Ian high-water marks read October 12, 2026).

Both facts belong in one sentence, and neither replaces the other. Zone X at a building point means FEMA does not map that point inside the 1 percent annual chance floodplain. It is not a statement that flooding cannot happen, and the nearby AE polygon shows how close the mapped floodplain sits.

Zone X at each of the nine buildings

We read the live layer at a point in each of the nine buildings. Every point returned the same answer.

No base flood elevation is published at these points. The layer also carries a second panel record from the neighboring county that overlaps the site only because the panel grids cross the county line; the zone at every point comes from the Lee County panel. The layer returns the zone subtype as text, and FEMA's database guidance says only that the subtype describes the zone and is not used for insurance rating, so we report what the layer returns and do not interpret it further.

The Zone AE polygon nearby

The nearest mapped special flood hazard area is a Zone AE coastal floodplain polygon with a base flood elevation of 10 feet. One of its vertices lies about 96 metres, roughly 100 metres, from the centre of the nine-building footprint. We measured to the footprint centre, so the distance from a particular building edge may be shorter or longer. Further AE polygons lie about 330, 440 and 575 metres away. Measured from our nine building sample points instead of the centre, the nearest edge of the 10-foot AE polygon is about 35 metres from the building 7 point and about 70 to 145 metres from the other eight (FEMA layer 28, read October 12, 2026, our measurement), so the eastern buildings sit closest to it.

The practical reading is that San Mirage sits just outside the mapped 1 percent annual chance floodplain and just inside FEMA's 0.2 percent coastal-zone polygon, with the regulatory floodplain close by. For any single address, the FEMA Flood Map Service Center returns the zone for that exact point, and it is the check to run before an offer.

No pending map change for this panel

The FEMA pending and preliminary layers show no flood polygon change and no letter of map revision or amendment at the nine building points. Lee County's 2026 and 2027 map revision page describes a revision effective March 2, 2027, and panel 0656, the panel that covers San Mirage, is not among the panels it revises.

Ground elevation and the Ian high-water marks

Two separate measurements sit near San Mirage, and we report them as two facts. USGS 3DEP lidar ground elevation at the nine building points runs from 12.24 to 12.91 feet (NAVD88). That is ground elevation, not finished-floor elevation.

USGS also surveyed two Hurricane Ian high-water marks on Spring Creek at the US 41 crossing, about 0.6 km (0.4 mile) from the buildings: 9.57 feet and 8.97 feet NAVD88, riverine marks of good quality, surveyed October 3, 2022. These are marks on a creek, not marks at a building. We draw no conclusion from them about whether any San Mirage building did or did not take on water, and the records we read contain no such statement.

Parking and storage in the 2005 declaration

The original 2005 declaration, which the 2013 restatement replaced, warned that a portion of the parking facilities and certain storage areas "may be located below the federal flood plain." That is original disclosure text from a conversion-era document, and we print it for completeness. The records we read do not say which parking spaces or storage areas it describes, or whether any storage areas exist today, so this page does not use it to describe the buildings.

Elevation certificates

An elevation certificate is the FEMA form that records a building's measured elevations. The City of Bonita Springs states on its flood protection page that copies of existing certificates are available from Community Development. We searched for a certificate covering the Colonnades Court buildings and did not find one in the public records we could reach. The certificate, if one exists, would be in the City's flood file or the association's insurance file, and it is the document that turns a map zone into a building-specific number.

The City's flood insurance discount

The City of Bonita Springs said in a notice dated November 21, 2024 that it keeps its Community Rating System class 5 and that residents with National Flood Insurance Program policies keep a 25 percent discount. The notice speaks of policies issued under the program and does not break the discount out by flood zone, so what it means for a specific San Mirage policy is a question for the insurance quote.

How Do Hurricanes Affect San Mirage?

Lee County places San Mirage, in Bonita Springs, in evacuation zone A, which the county calls its most vulnerable area and the first ordered to evacuate. Hurricane Ian made landfall as a Category 4 storm in 2022, and no storm damage report specific to San Mirage appears in the records we read.

Data updated: October 2026 (Lee County evacuation zone layer and Zone A sheet; National Hurricane Center tropical cyclone reports for Ian, Helene and Milton; Lee County Property Appraiser hazards map service, read October 12, 2026).

San Mirage sits inland of the Gulf shore, on the Spring Creek watershed, and that shapes how the storm record below should be read. We keep the evacuation zone, the flood zone and the storm history separate because each answers a different question.

Evacuation zone A

Both Lee County evacuation layers place all nine buildings in Zone A, surge zone 1. Lee County's Zone A sheet calls Zone A "our most vulnerable area" and says it will be "the first area ordered to evacuate." The file behind the sheet carries a 2014 modification date, so we use it as the county's description of the zone and not as a record of any San Mirage storm.

An evacuation zone is not a flood zone. It tells the county which residents to move first when a storm threatens, and it does not say a building floods. FEMA's map puts the buildings in Zone X while the county puts them in evacuation zone A, and both are true at once.

What the record shows for Ian, Helene and Milton

The National Hurricane Center's report on Hurricane Ian says Ian made landfall on Cayo Costa on September 28, 2022, as a Category 4 hurricane. It reports maximum inundation of 8 to 12 feet above ground "in Estero, Bonita Beach, Bonita Springs, and North Naples" along the coast, and inland high-water marks of 5 to 7 feet farther south. San Mirage is inland, and we do not apply the coastal figure to it.

The center's reports for Helene and Milton in 2024 give maximum surge inundation of 3 to 5 feet above ground from south of Englewood to Bonita Beach for Helene, and 4 to 6 feet from south of Boca Grande through Bonita Beach for Milton. Those are coastal figures too. The records we read show no storm damage report specific to San Mirage for any of the storms, which is a statement about the records and not a finding that nothing happened. Association minutes and City permit history, if a buyer requests them, would hold that answer.

Design wind speed and the debris region

Lee County's hazards map service returns the same wind values at all nine building points. For Risk Category II, the category the county's map uses for ordinary residential buildings, the design wind speed is 160 mph, and the points sit inside the wind-borne debris region.

That is a current design layer. It is not a statement about the code edition the buildings were built under, and this page does not say how the buildings were built or how they perform in wind.

Spring Creek watershed and the master drainage system

The Lee County watershed layer places all nine buildings in the Spring Creek watershed, not the Imperial River watershed. Drainage inside Spring Creek East runs through the water-management system that the Spring Creek East Property Owners Association owns and maintains. The records we read do not say whether the specific retention areas serving the 9.81-acre San Mirage tract belong to that master system or to the condominium, so a buyer asks the association which body maintains them.

Fire protection

San Mirage is in the Bonita Springs Fire Control and Rescue District, fire district 009 on the county parcel layer. The district's own website states an ISO rating of 2. Bonita Springs Fire Station 23 is about 0.4 mile from the buildings by straight line.

The association's emergency powers

The 2013 restated declaration sets rules for a major loss. After damage that leaves more than half of the units uninhabitable, the property is rebuilt unless 75 percent of the entire voting interests agree in writing not to, and "uninhabitable" is tied to whether insurance proceeds plus a special assessment of no more than 10 percent of the average unit value could restore the buildings. A decision is due within 180 days, extendable to two years.

In an emergency the Board has powers that include mold mitigation and emergency assessments. If insurance falls short, the shortfall for common-element damage is shared by all owners in proportion to their share, which is 1/196th each, and each owner pays to rebuild the parts of the unit the owner maintains.

How Does Condo Insurance Work at San Mirage?

Under the 2013 restated declaration, the San Mirage association in Bonita Springs insures the buildings, including the units as originally built, for fire, wind, flood and general casualty as reasonably available. Each owner insures interior finishes, appliances, contents and personal liability coverage of at least $300,000.

Data updated: October 2026 (Amended and Restated Declaration recorded August 5, 2013; Florida Statutes 2026; Citizens Property Insurance flood page read October 12, 2026; FEMA brochure P-2223, January 2025).

Insurance at a condominium splits into three layers: the association's master policy, the owner's own policy and the assessments that cover any gap. The 2013 restated declaration controls that split, and it replaced the insurance terms of the original 2005 declaration.

What the association insures

The association must obtain and maintain fire, wind, general casualty, flood and extended coverage on all insurable improvements, including the units as the declaration defines them, for full replacement or insurable value including building-code changes, less a commercially reasonable deductible set by the Board. Its duty is met if it buys what is reasonably available, and always at least the adequate coverage that Florida Statutes section 718.111(11) requires. Premiums are a common expense shared by every unit.

What the association carries today is not in the public record we could read. The wind and flood coverage now in force, the carrier, the premium and the deductibles appear on the certificate of insurance and in the budget, and a buyer requests both with the resale documents.

What the owner insures

The master policy excludes items inside a unit that serve only that unit: floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning or heating equipment, water heaters, water filters, built-in cabinets and countertops, window treatments and air conditioning compressors that serve a single unit. Owners also insure their own alterations and additions.

Owners must carry basic casualty and liability insurance, including liability coverage of at least $300,000 for injury to persons or property in the unit or its limited common elements, or involving the owner's tenants, guests and invitees, and casualty coverage at full replacement cost for the interior items the owner must rebuild. Excess flood coverage is optional and loss assessment coverage is encouraged. The Board may ask for certificates of insurance.

Florida Statutes section 627.714 adds that a unit-owner policy must include at least $2,000 of loss assessment coverage, with a deductible of no more than $250 per direct property loss.

Deductibles and shortfalls

The master policy deductible is set by the Board, and the declaration says that if insurance proceeds fall short, including by a deductible, assessments for common-element damage fall on all owners in proportion to their share. Every San Mirage unit carries an equal 1/196th share. The 2013 declaration places upkeep of roofs, exterior painting and the windows originally installed on the association as a common expense, so a large loss or a large deductible reaches owners through assessments, not through a separate bill for the building.

The amount of any past or current special assessment is not in the public record we read, and a buyer finds it on the estoppel certificate and in the budget.

Citizens and the 2027 flood rule for condominium owners

Citizens Property Insurance's flood page says most new and renewing Citizens personal residential policies with wind coverage must carry flood insurance by January 1, 2027, under a phased schedule set out in Florida Statutes section 627.715. The same page states: "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage."

For San Mirage, that means the January 1, 2027 requirement does not apply to a unit owner's own Citizens policy. The association's master policy is a separate commercial question that the Citizens page does not address, and this page does not address it either. Flood coverage can still be bought voluntarily, and a lender may require it.

Flood insurance for a condominium association

FEMA's National Flood Insurance Program offers a Residential Condominium Building Association Policy, and its brochure P-2223 from January 2025 says that policy can pay up to $250,000 in building loss per unit. The 2013 San Mirage declaration lists flood among the coverages the association buys as reasonably available. Whether the association carries a federal policy, a private policy or none is not shown in the public record, and the certificate of insurance answers it.

What a San Mirage policy costs

We do not publish a premium for a San Mirage unit. Cost depends on the unit's coverage limits, the contents insured, the carrier and the deductible, and the only reliable number is a quote on the specific unit. A buyer asks for the quote while the approval and estoppel timeline runs, so the figure is known before the contract deadline. The master policy premium is inside the association assessment, and the estoppel certificate shows that assessment.

What Do Florida's SIRS and Milestone Laws Mean for San Mirage?

Florida requires a structural integrity reserve study at least every 10 years for condominium buildings of three habitable stories or higher, due by December 31, 2025 for owner-controlled associations in place on July 1, 2022. For San Mirage in Bonita Springs, the county records seven three-story buildings, and their SIRS status is not confirmed in the public databases.

Data updated: October 2026 (Florida Statutes 2026, sections 718.112 and 553.899; DBPR SIRS reporting page read October 12, 2026; Lee County Property Appraiser building records dated October 11, 2026).

San Mirage was built about 2000 and converted to condominium ownership in 2005, so its buildings are old enough for these laws to matter. Florida's condominium safety rules changed the cost of owning an older building, and a buyer should read them next to the budget.

Which San Mirage buildings the SIRS law reaches

The Lee County roll and the county building-footprint layer agree that buildings 1, 2, 3, 6, 7, 8 and 9 are three stories, which is 164 units, and that buildings 4 and 5 are two stories, which is 32 units. The statute reaches each building of three habitable stories or higher, so it reaches the seven three-story buildings. The county records stories on its roll; the statute counts habitable stories under the Florida Building Code, so the SIRS itself is the final word on any single building.

What a SIRS covers and when it was due

Florida Statutes section 718.112(2)(g) requires a residential condominium association to have a structural integrity reserve study completed at least every 10 years for each building of three habitable stories or higher. The study covers items such as the roof, structure, fire protection, plumbing, electrical systems, waterproofing, exterior painting, windows and exterior doors, along with other items above the statutory cost threshold, and an engineer, architect or qualified reserve professional performs or verifies it.

Associations in existence on or before July 1, 2022 and controlled by unit owners had to complete the study by December 31, 2025, and in no event after December 31, 2026 (that outer date serves an association completing the study together with a milestone inspection due by then). The association must give owners a copy or notice within 45 days and report completion to the state. Since July 1, 2024, associations submit a SIRS reporting form to the Division of Florida Condominiums within 45 days of completion, according to the division's SIRS reporting page.

Reserves can no longer be waived for SIRS items

For budgets adopted on or after December 31, 2024, owners of an association that must have a SIRS may not vote to provide no reserves, or less than required, for the SIRS items. The 2013 San Mirage bylaws include a provision that lets owners waive reserves by majority vote, and that provision is subject to the statute for these items. For a buyer, the effect is that the reserve schedule in the budget is a floor set by the study, not a number the owners can vote down.

Milestone inspections

Florida Statutes section 553.899 requires a milestone inspection of a condominium building three habitable stories or more in height by December 31 of the year the building reaches 30 years from its certificate of occupancy, or 25 years if the local enforcement agency requires it, for example near salt water. The inspection repeats every 10 years. The association sends owners the inspector's summary within 45 days of the report.

We do not print a due year for San Mirage. The clock runs from each building's certificate of occupancy, the buildings date to about 2000, and neither the certificate dates nor any City election of the 25-year option appears in the public records we read. The City's building records hold the certificate dates, and the association holds any milestone notice.

What to ask for before buying

DBPR publishes two SIRS databases, one for reports submitted before July 2025 and one for July 2025 and after. They are interactive applications that our tools could not read, so San Mirage's SIRS completion and state filing are not confirmed in the public databases we could read. The reliable route is the document itself, and the resale documents are where it arrives.

Ask for these items together, early in the contract period:

• The SIRS summary for the seven three-story buildings, and the date the association gave it to owners.
• Any milestone inspection notice, report or inspector summary the association has received.
• The current budget and the reserve schedule, with the funded balance for each SIRS component.
• The certificate of insurance for the master policy, showing wind and flood coverage and deductibles.
• The estoppel certificate, which shows the current assessment and any special assessment.

The 2013 restated declaration gives the Board 30 days to approve a buyer, so the document request and the approval application run on the same clock.

What Schools Serve San Mirage?

At all nine San Mirage buildings in Bonita Springs, the School District of Lee County's own lookup returned study area 2206 for 2026-27: elementary zone Q, middle zone GG and high school South Zone 3. Spring Creek Elementary, a zone Q school, sits next door, about 2 to 3 minutes away by road.

Data updated: October 2026 (School District of Lee County 2026-27 zone data, queried October 12, 2026; Florida Department of Education 2025-26 school grades, file as of September 1, 2026; estimated free-flow drive times from the San Mirage buildings, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

We ran the district's own school locator, the tool the School District of Lee County School Zones page points families to, at all nine San Mirage buildings. Five were located by the district's address geocoder and four by their county map coordinates, because the nine buildings sit inside a footprint about 270 metres wide. Every one returned the same record: district South Zone 3, elementary zone Q, middle zone GG, high school South Zone 3 and trustee district 3 (School District of Lee County, SchoolSite Locator "Lee County 26-27").

That is a finding about the nine buildings we tested for the 2026-27 school year, not a promise about a future year. The Lee County School Board re-draws zones by vote, so the district's locator is the record for any one home at contract. A zone is also a residential choice zone, not a guaranteed seat: families rank schools inside the zone, and a lottery runs when a school has more applicants than seats.

How Lee County's school choice zones work

Lee County does not assign one neighbourhood school to each address. The district sorts addresses into zones, and families rank the schools inside their zone. Under the district's 2026-2027 Plan for Student Enrollment, which the School Board approved on December 1, 2025, preferences are applied in this order for elementary and middle school: exceptional student education and special programs, siblings, Proximity 1, Proximity 2, and the categories set by House Bill 7029 (School District of Lee County, Student Enrollment Plan 2026-2027).

Two details from the plan matter to a San Mirage household. Elementary and middle students receive district transportation only to schools inside their proximity zone, and a student who lives within 2 miles of the school (Proximity 1) is not provided district transportation. Spring Creek Elementary is 0.5 to 0.7 mile from the buildings by road, well inside that distance, but the district's own Safe-Walk map, which settles who is bused, was not published where we looked, so the district's Transportation Department decides each case. If a waiver to a school outside the zone is approved, the plan says parents provide their own transportation.

The district's choice application page, read October 12, 2026, gave no application windows for the 2027-28 school year, and we did not find them on the district's enrollment pages.

Elementary: zone Q

Five elementary schools make up zone Q: Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary (School District of Lee County, Student Enrollment Plan 2026-2027).

Spring Creek Elementary is the closest, at 2 to 3 minutes and 0.5 to 0.7 mile by road from the buildings. On the county's school layer the campus is about 0.1 mile away in a straight line, which is why the two distances differ: one is a line on a map, the other follows Colonnades Court, Bernwood Parkway and the school's entrance. Bonita Springs Elementary is 10 minutes away (3.6 to 3.7 miles), Three Oaks Elementary 13 to 14 minutes, Pinewoods Elementary 15 to 16 and San Carlos Park Elementary 17 to 18, the last two in Estero and south Fort Myers.

The Florida Department of Education's 2025-26 school grades for the five are: Bonita Springs Elementary C, Pinewoods Elementary A, San Carlos Park Elementary A, Spring Creek Elementary B and Three Oaks Elementary A (Florida Department of Education, 2025-26 School Grades). A letter grade is the state's single-year formula; it is not a statement about any child's experience at the school.

Bonita Springs Charter School, a combination school on Bernwood Drive, is 0.9 to 1.0 mile and 3 to 4 minutes from the buildings and earned an A in the same state file. A charter has its own admissions, and the district zone does not apply to it.

Middle: zone GG

Zone GG has two middle schools: Bonita Springs Middle Center for the Arts and Three Oaks Middle (School District of Lee County, Student Enrollment Plan 2026-2027). Bonita Springs Middle is 8 minutes away (3.4 to 3.5 miles by road) and Three Oaks Middle is 15 minutes away.

The 2025-26 state grades are B for Bonita Springs Middle and A for Three Oaks Middle (Florida Department of Education, 2025-26 School Grades).

High school: South Zone 3 and busing

High school choice works by sub-zone: families select from the schools in their own sub-zone and in any contiguous sub-zone. South Zone, Sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, with Dunbar High available by waiver (School District of Lee County, Student Enrollment Plan 2026-2027).

For 2026-27 the district's transportation page lists South Fort Myers High as bused from sub-zones S1, S2 and S3, and Bonita Springs High and Estero High as bused from S2 and S3. It adds that students living outside the listed sub-zones will not have busing provided (School District of Lee County, transportation optimization, read October 12, 2026). San Mirage's address record says South Zone 3, so all three high schools appear on its bus list. The page does not map a street to a bus route and carries no last-updated date.

Free-flow drive times from the buildings are 10 minutes to Bonita Springs High (3.4 to 3.5 miles), 9 to 10 minutes to Estero High (4.9 to 5.1 miles) and 21 minutes to South Fort Myers High (12.9 to 13.1 miles). The 2025-26 state grades are B, B and C in that order (Florida Department of Education, 2025-26 School Grades).

Schools at a glance

Source: School District of Lee County zone data and school sites; Florida Department of Education 2025-26 school grades (as of September 1, 2026); estimated free-flow drive times from five building points at San Mirage, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026. Charter and private schools are outside zone assignment and are not listed.

How Far Is San Mirage From Hospitals?

From San Mirage in Bonita Springs, the NCH Bonita Springs freestanding emergency department is about 4 minutes away and Lee Health's Coconut Point emergency department 5 to 6. NCH North Naples Hospital is 14 minutes away, and Gulf Coast Medical Center, which Lee Health says houses a Level II trauma center, is 21 to 22 minutes by free-flow road time.

Data updated: October 2026 (estimated free-flow drive times from five building points at San Mirage, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026; facility facts from each operator's own pages, read October 12, 2026).

We routed every facility below from five points spread across the nine buildings. The five points sit inside about 270 metres, so each destination's five times differ by 0 to 2 minutes, and the table shows the lowest to the highest. Free-flow times are optimistic: peak season from January to April and rush hour on US 41 add time.

Hospitals and emergency rooms

Source: NCH Healthcare and Lee Health facility pages, read October 12, 2026; OSRM free-flow routing, October 12, 2026. A freestanding emergency department is not a hospital with inpatient beds; the nearest hospital with inpatient care and a published Level II trauma designation in this table is Gulf Coast Medical Center, about 13 miles by road. In an emergency, call 911.

Insurance network note

Lee Health's own notice, read October 12, 2026 (the page carries no publication date), says Lee Health hospitals and physicians are in network with UnitedHealthcare through December 31, 2026 and out of network from January 1, 2027 for UnitedHealthcare employer-based, individual and Medicare Advantage plans. For Medicare Supplement plans the page says: "This network change between Lee Health and UnitedHealthcare will not affect your Medicare Supplement coverage," and that Lee Health will continue to bill the supplement secondary to Medicare. The page treats UnitedHealthcare's Exchange and Marketplace plans separately, saying Lee Health is not currently in that network.

On emergencies the notice tells patients to go to the nearest emergency department and says federal law requires emergency care to be available regardless of whether the hospital is in a plan's network. We did not find NCH Healthcare's network status with UnitedHealthcare on the pages we read, and this is a report of Lee Health's notice, not advice about any plan. A buyer checks the plan's own provider directory.

How Long Is the Drive From San Mirage to the Beach, the Airport and Downtown?

From the San Mirage buildings in Bonita Springs, free-flow driving takes about 2 to 3 minutes to US 41, 5 to Coconut Point, 8 to downtown Bonita Springs and 11 to Bonita Beach Park. I-75 is 13 to 14 minutes away, Southwest Florida International Airport 24 to 25 and downtown Naples 29.

Data updated: October 2026 (estimated free-flow drive times from five building points at San Mirage, OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Drive times table

Method: estimated free-flow drive times from the San Mirage buildings (OSRM routing on OpenStreetMap roads, no traffic), October 12, 2026. One table request from five building points, the fastest route for each; destination coordinates from the Esri World Geocoder, with interstate exits taken as the intersection of the named cross road and I-75, so they approximate the interchange. Minutes are rounded; the range is the lowest to the highest of the five origins. OSRM is a free routing service built on OpenStreetMap, not an official county or FDOT figure.

Why the times are ranges

The five origin points are inside a footprint about 270 metres wide, and every route leaves Colonnades Court onto Bernwood Parkway and reaches US 41 about 0.8 to 1.0 mile from the buildings. That is why a destination's five times differ by only 0 to 2 minutes. Free-flow means no traffic: January to April on US 41, Bonita Beach Road, Coconut Point and I-75 adds time, so read each figure as "about" and not as a promise. These times belong to San Mirage; they are not reused from another community.

Beach parking changes

Bonita Beach Park is 11 minutes away. Its parking lot and park amenities have been closed since September 8, 2026 for Hurricane Ian repairs, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, Little Hickory Island Beach Park's lot and amenities have also been closed since September 8, 2026, and Accesses #2 to #9 are free to park (Lee County Parks pages, read October 12, 2026). The beach section above sets out each county notice.

Transit: Route 600 and ULTRA

All nine buildings sit inside LeeTran's Bonita Springs ULTRA On Demand zone on the county layer. LeeTran Route 600 stops at Bernwood Parkway and Old 41 Road on Lee County's bus-stop layer (read October 12, 2026), about 0.1 mile in a straight line from the buildings, and the route brochure updated April 2026 lists an adult fare of $1.50 (Lee County, LeeTran ULTRA On Demand; LeeTran Route 600 brochure). We did not find a dated timetable we could read for Route 600, so we print no schedule.

What Is Near San Mirage for Shopping, Parks and Errands?

Near San Mirage in Bonita Springs, the nearest Publix is 2 to 3 minutes away on US 41, and The Fresh Market and a second Publix are about 5 minutes away. Coconut Point's retail district in Estero is about 5 minutes, the City's Community Park about 10, and downtown, with Riverside Park and the public library, about 8.

Data updated: October 2026 (estimated free-flow drive times, OSRM routing, October 12, 2026; store hours from each store's own page, read October 12, 2026; park and library facts from City of Bonita Springs and Lee County pages, read October 12, 2026).

Groceries and everyday errands

Publix at the Shoppes at Pelican Landing is the closest supermarket, 1.1 to 1.3 road miles and 2 to 3 minutes away, and its own page lists daily hours of 7 a.m. to 9 p.m. Publix at Bonita Bay Plaza is 5 to 6 minutes away and open 7 a.m. to 10 p.m. The Fresh Market at Bay Landing is 5 minutes away and open 8 a.m. to 9 p.m. (each store's own page, read October 12, 2026; hours change, so a shopper confirms them on the store's page).

The Coconut Point retail district, in the Village of Estero, is about 5 minutes away by free-flow road time. It is nearer by road than Bonita Springs City Hall, which is 7 minutes away.

Parks and recreation

The City of Bonita Springs parks page lists Bonita Community Park, with a recreation center, tennis courts, disc golf and a skate park, along with the Community Pool, Depot Park, Island Park, Riverside Park and Bonita Nature Place. Bonita Community Park is about 3.3 road miles and 10 minutes from San Mirage. Inside San Mirage itself, the public record shows a pool, a spa and one fenced court, described in the amenities section above.

Downtown Bonita Springs and Riverside Park

Downtown Bonita Springs, measured to Riverside Park, is 3.0 to 3.1 road miles and 8 minutes away. The City's downtown page says Riverside Park is under construction from April to November 2026, with on-street parking and the Felts Avenue lot still available (City of Bonita Springs, Downtown Events; City update posted April 8, 2026). A visit before November is planned around the construction.

The library

The Bonita Springs branch of the Lee County Library System lists these hours: Monday 10 to 6, Tuesday noon to 8, Wednesday and Thursday 10 to 6, Friday and Saturday 9 to 5, closed Sunday (Lee County Library System, Bonita Springs branch, read October 12, 2026).

How Do Daily Logistics Work at San Mirage?

San Mirage in Bonita Springs is served by Bonita Springs Utilities for water and sewer and by Florida Power and Light for electricity. Garbage and recycling are arranged at the property with a franchised hauler, Colonnades Court is coded not county maintained, and the City's Fire Station 23 is about 0.4 mile away in a straight line.

Data updated: October 2026 (Bonita Springs Utilities tariffs effective January 1, 2026; Lee County Solid Waste pages read October 12, 2026; Lee County road and service layers read October 12, 2026).

Water and sewer

Bonita Springs Utilities (BSU) is the water and sewer provider; its franchise service area covers the buildings, and City Ordinance 21-13 extends the franchise to May 4, 2052 (City of Bonita Springs, Ordinance 21-13). BSU's rate tariffs effective January 1, 2026 list a multi-family water base charge of $7.34 per unit per month, a wastewater base charge of $25.82 per unit per month plus $4.19 per 1,000 gallons (capped at 16,000 gallons), and a billing charge of $4.61 per account per month (Bonita Springs Utilities, Rates).

Whether San Mirage is master-metered, so that the association pays the utility and recovers the cost in the assessment, is not stated in a document we read. We therefore do not compute a monthly utility bill for a unit; the association's budget and the estoppel certificate show what the assessment includes.

Electric

Florida Power and Light is the electric provider on Lee County's electric territory layer, and the City holds FPL franchise ordinances 16-15 and 22-07 (City of Bonita Springs, Ordinance 22-07; Ordinance 16-15).

Garbage and recycling

At a condominium, garbage and recycling are arranged by the property with a franchised hauler. Lee County requires weekly collection of waste and recyclables at multi-family properties and lists Waste Management for ZIP 34135 (Lee County Solid Waste, Multi-Family Collection; Your Garbage Company by Zip Code). San Mirage's own hauler is not named in a record we read, and the association's rules and budget are the place to confirm it.

The street and the entrance

Colonnades Court is coded "NCM" (not county maintained) on Lee County's road layer, where it meets Bernwood Parkway, a City-maintained two-lane road with a posted 25 mph field. The 2025 county aerial shows a two-lane landscaped entrance off Bernwood Parkway with no gatehouse or gate arms, and the public records we read do not show a gate. Who owns and maintains Colonnades Court is a question for the recorded plat and the declaration exhibits, not for a road layer.

Beyond the entrance, Spring Creek Elementary's campus lies to the south, a retail and office complex lies to the north across Bernwood Parkway, and Bonita Springs Fire Station 23 is about 0.4 mile away in a straight line.

Moving in: the occupancy approval

San Mirage's 2013 restated declaration governs who may buy and who may occupy a unit. No owner may sell or otherwise transfer a unit without the Board's prior written approval, and the Board has 30 days after receiving the notice, the information and any interview to approve or disapprove. Section 14.1 of the declaration also sets the permanent-occupancy limits by unit size quoted in the pets and other rules section above. Anyone who occupies a unit overnight for more than 30 days in a calendar year, whether owner, tenant or family member, needs Board approval, and the Board may charge a reasonable review fee. Tenants may not keep pets of any kind on the condominium property, and leases run 3 months to 1 year with no more than three in a year.

This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

What Is Being Built Near San Mirage?

The City of Bonita Springs shows no residential rezoning or plat case within a mile of San Mirage. The larger changes are FDOT's draft widening of I-75 on both sides of Bonita Beach Road, a US 41 study at Bonita Beach Road, and Coconut Road work across the Estero line, none on Bernwood Parkway or Colonnades Court.

Data updated: October 2026 (City of Bonita Springs Projects of Interest report read October 12, 2026; FDOT District One draft tentative work program as of October 9, 2025; Village of Estero notice posted September 1, 2026).

Within a mile

The City's Projects of Interest report held 41 open cases when we read it on October 12, 2026. None is a residential development, rezoning or plat case within a mile of San Mirage. The two cases inside a mile are an application for a golf maintenance building at Bonita Bay West and a special exception for building-material sales within the US 41 Overlay District (City of Bonita Springs Community Development, Projects of Interest). We also found no rezoning, plat or large residential case for the Spring Creek East tract, Colonnades Court or the Bernwood Parkway commercial area.

The report is a snapshot of open cases, not a record of approvals, and it does not list building permits or minor site plans.

Pelican Landing Area F-1 requests

About 2.9 miles away, Pelican Landing Area F-1 carries comprehensive plan and planned development amendment requests under City review, including a request to raise permitted building height from 20 stories over 2 stories of parking to 25 stories over 2 stories of parking. These are requests, not approvals, and the City's report shows the applicant has been asked for more information. We did not find the primary application documents, so we describe only what the report lists.

I-75 widening in the draft FDOT program

FDOT District One's draft tentative five-year work program, stamped "as of October 9, 2025" and marked subject to change, carries two I-75 add-lanes projects that bracket the Bonita Beach Road interchange: Immokalee Road to Bonita Beach Road, with design-build in fiscal 2028, and Bonita Beach Road to Corkscrew Road, with design-build in fiscal 2031 (FDOT District One, Draft Tentative Work Program FY2027 to FY2031). The program FDOT adopted for July 2026 is not the document we read, so amounts and years may have moved. The draft lists no US 41 construction in Bonita Springs. I-75 at Bonita Beach Road is 13 to 14 minutes from San Mirage by free-flow road time.

US 41 at Bonita Beach Road

FDOT's study of the US 41 and Bonita Beach Road intersection (project 444321-1) is finished: the design concept was accepted on July 25, 2025, and no design schedule is posted (FDOT SWFL Roads, US 41 at Bonita Beach Road). It is the intersection a San Mirage resident meets on the way to the beach, about 3 miles by road.

Coconut Road work in Estero

A Village of Estero notice posted September 1, 2026 says the Woodfield Development began roadway and intersection improvements along Coconut Road, just west of US 41, on September 8, 2026, and that construction is expected to last up to 6 months (Village of Estero, Coconut Road construction notice). The work is across the Estero line, which is why it sits in Estero's record and not in the City of Bonita Springs report.

Stormwater planning

City of Bonita Springs Resolution 26-022, adopted August 5, 2026, authorized negotiation for an update to the City's Stormwater Master Plan (City of Bonita Springs, Resolution 26-022). It is a citywide plan, and the resolution names no San Mirage project.

How Does San Mirage Compare With Nearby Condominiums and Communities?

On the same Lee County record for the same 12 months, San Mirage in Bonita Springs recorded 12 sales at a $235,000 median and $235.30 per square foot. Sanctuary at Imperial River recorded 11 at $180,000, Gardens at Bonita Springs 10 at $227,500, Cedar Creek 10 at $537,450 and Seasons at Bonita 40 at $562,500.

Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; county roll dated October 11, 2026). Price per square foot is per square foot of county heated area.

We pulled the same county instrument, with the same 12-month window and the same method, for six communities in and around the 34135 ZIP code, so the rows below are comparable on how they were counted. They are not comparable on what was sold: property type, size and age differ.

Source: Lee County Property Appraiser roll dated October 11, 2026, and Lee County recorded sales through September 25, 2026 (qualified arm's-length sales above $10,000). Medians are printed only for groups of 10 or more sales.

For a newer single-family community east of I-75, Seasons at Bonita recorded 40 sales at a $562,500 median in the same 12 months. Cedar Creek is the single-family neighbourhood inside the same Spring Creek East master community as San Mirage. West of US 41, the golf and condominium neighbourhoods of Palmira share the 34135 ZIP code.

How to read the benchmark

Property type, size and age drive these numbers. A single-family house and a one-bedroom condominium are different products, so the single-family rows are context, not a ranking. The denominator for price per square foot is the county's heated area, which can differ from a unit's marketed or appraised size. A higher median is not "better" and a lower one is not "cheaper" in any sense a buyer should rely on; the median describes what recorded in the window and says nothing about a particular unit's condition, floor or view. Each row is a count of recorded sales, so a median of 10 sales moves more with a few transactions than a median of 40.

Price per square foot among the condominiums

Among the three condominium communities, the medians per square foot of county heated area are $235.30 for San Mirage (12 sales), $232.56 for Sanctuary at Imperial River (11) and $226.48 for Gardens at Bonita Springs (10). The spread from the highest to the lowest is $8.82 per square foot ($235.30 minus $226.48), even though the medians per unit run from $180,000 to $235,000, which tells a buyer that unit size, not price per square foot, explains most of the difference in median price. Sanctuary at Imperial River and Gardens at Bonita Springs are named here for the benchmark only; their rules, fees and flood status were not researched for this page.

San Mirage vs Sanctuary at Imperial River: Which Condominium Fits Your Priorities?

San Mirage and Sanctuary at Imperial River are two Bonita Springs condominiums of almost the same size in ZIP 34135. On the Lee County record for the 12 months to September 25, 2026, San Mirage recorded 12 sales at a $235,000 median and Sanctuary at Imperial River 11 at $180,000, with nearly equal prices per square foot.

Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; county roll dated October 11, 2026). Price per square foot is per square foot of county heated area.

Both are use-code 04 condominiums on the county roll with 196 and 198 residential parcels. The table compares only what the county record shows for both; each condominium has its own association, declaration and rules.

Source: Lee County Property Appraiser roll dated October 11, 2026, and Lee County recorded sales through September 25, 2026.

How the two compare on price

Over the 12 months to September 25, 2026, San Mirage's median was $55,000 higher ($235,000 minus $180,000), and its median per square foot of county heated area was $2.74 higher ($235.30 minus $232.56). The gap narrows over a longer window: across 60 months the medians are $245,000 and $220,000, a $25,000 difference. In calendar 2025 the two were nearly equal, at $214,250 for San Mirage on 24 sales and $217,500 for Sanctuary at Imperial River on 13. Sanctuary at Imperial River had 7 of its 11 sales under $200,000 in the latest 12 months, against 4 of 12 at San Mirage.

What the county record does not compare

The county record cannot say how the two associations differ. Each condominium has its own declaration, assessment, insurance, leasing, pet and sale-approval rules, and flood and building history. The San Mirage facts on this page come from San Mirage's own recorded documents and public records; we did not research Sanctuary at Imperial River's history, rules, flood status or amenities, and a buyer weighing it reads that condominium's own documents.

Which fits which priorities

Read the table by what each side of it shows about the homes, not about people. A buyer weighing San Mirage's more recent resales in the $200,000 to $300,000 band (8 of its 12 sales) or its 1,207 square foot three-bedroom plan finds those on the San Mirage side of the table. A buyer whose priority is the lower 12-month median, or more recorded sales under $200,000, finds those on the Sanctuary at Imperial River side. Rules, fees and insurance sit in each condominium's own documents, and the resale documents for either one, including the budget and the estoppel certificate, are where those facts are stated.

What Are the Pros and Cons of San Mirage?

San Mirage in Bonita Springs shows 12-month sales of $150,000 to $267,000, five plans including three-bedroom units, association upkeep of roofs and windows, a pool and spa, and US 41 shopping nearby. Trade-offs are Board approval of every sale and lease, no tenant pets, SIRS exposure, and evacuation zone A beside an AE floodplain.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Amended and Restated Declaration recorded August 5, 2013; Florida Statutes 2026; FEMA National Flood Hazard Layer read October 12, 2026).

What the record shows in San Mirage's favor

• Over the 12 months to September 25, 2026, recorded sales ran from $150,000 to $267,000, with a $235,000 median on 12 sales, all resales. That is about 6.1 percent of the 196 units (12 divided by 196).
• Five plans are on the county roll: 713 and 724 square foot one-bedrooms, 997 and 1,013 square foot two-bedrooms and a 1,207 square foot three-bedroom.
• The 2013 declaration makes exterior painting, roofing and the originally installed windows (or replacements of like kind and quality) a common expense, so the association, not each owner, maintains them.
• A pool (70,103 gallons) and a spa carry state permits, and the county aerial shows one fenced court.
• Publix is 2 to 3 minutes away on US 41, Spring Creek Elementary is 2 to 3 minutes away by road, and NCH's Bonita Springs emergency department is about 4 minutes away.

What a careful buyer should weigh

• The Board must approve every sale in writing, within 30 days of receiving the notice and information, and every lease; leases run 3 months to 1 year, no more than three in a year, and tenants may not keep pets.
• The buildings went up about 2000 as rental apartments and became condominiums in 2005. Seven three-story buildings (164 units) fall under the structural integrity reserve study rule in Florida Statute 718.112(2)(g); the public databases we could read did not confirm San Mirage's completion or filing, so the SIRS summary belongs in the resale documents.
• Lee County puts all nine buildings in evacuation zone A, which is not a flood zone. FEMA's layer shows Zone X (0.2 percent annual chance flood hazard in a coastal zone) at each of the nine building points, and a Zone AE polygon with a vertex about 100 metres from the centre of the footprint. Both facts belong together.
• The current assessment, its billing frequency and any special assessment are not in the public record we read; the estoppel certificate states them.

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

Selling a San Mirage condo in Bonita Springs well means pricing it on the Lee County record, putting the 2013 declaration's approval steps and the estoppel in front of a buyer early, and building the contract calendar around both. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every San Mirage listing around those three.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Amended and Restated Declaration recorded August 5, 2013; Florida statutory rates read October 12, 2026).

If you're searching for the best San Mirage listing agent, or thinking, 'I need to sell my house in San Mirage...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price a San Mirage condo against the recorded sales of the same plan, set it beside the Board approval and estoppel steps a buyer must clear, and put the recorded rules in front of the buyer first. In the last 12 months we tracked 12 San Mirage sales in the Lee County record, and every one of them informs the number we give you. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Read the full San Mirage seller guide. See how we sell homes across the city on our Bonita Springs seller guide.

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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
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San Mirage sales in the last 12 months

We pulled every recorded San Mirage sale in the Lee County record for the 12 months to September 25, 2026. The county recorded 12 qualified sales, at a median of $235,000 and a range of $150,000 to $267,000 (Lee County recorded sales, our analysis). With 12 sales the median is the midpoint of the middle pair, $225,000 and $245,000. The median is $235.30 per square foot of county heated area, and every one of the 12 sales was a resale, with no builder-direct sale in the window. Four sold under $200,000 and eight sold from $200,000 to $300,000. Twelve sales on 196 units is turnover of about 6.1 percent of the units in a year (12 divided by 196).

Because the 12-month window holds more than 10 sales, we did not widen it, but the longer windows show how the record has moved. Over 24 months the county recorded 37 sales at a $220,000 median, over 36 months 49 sales at $230,000, and over 60 months 87 sales at $245,000. The windows overlap and are never added together.

San Mirage has five plans, and a plan with fewer than 10 sales in the window prints each recorded price and no median:

Over the 60 months from September 26, 2021 to September 25, 2026, the one-bedroom units recorded 39 sales at a $220,000 median ($125,000 to $262,900) and the two-bedroom units recorded 41 sales at a $285,000 median ($175,000 to $356,000). The three-bedroom units recorded 7 sales from $245,000 to $347,500, and with fewer than 10 sales we print the range and no median.

Days on market and the sale-to-list ratio come from the Southwest Florida MLS, and they are not in this record: Information not available at time of publishing (checked 2026-10-10).

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

Start with our free home valuation and we will follow up with a San Mirage number built on recorded sales of your plan, adjusted for size, interior condition and how the unit is parked. For a value built from the recorded sales of your plan, see our San Mirage home valuation guide, and for the wider city picture our Bonita Springs home valuation page explains how we value homes across Bonita Springs.

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

How we price a San Mirage condo

We start with the recorded sales and work outward in four steps. First we sort them by plan, because San Mirage holds five plans from 713 to 1,207 square feet of county heated area, and the plan explains most of the spread in price: over 60 months the 713 square foot plan recorded 22 sales at a $190,000 median while the 1,013 square foot plan recorded 22 sales at a $291,250 median. Second we match your bedroom count, because the one-, two- and three-bedroom medians sit at $220,000, $285,000 and a $245,000 to $347,500 range over 60 months.

Third we look at the building and the stories. Seven of the nine buildings are three stories (164 units) and two are two stories (32 units) on the county roll and the county building-footprint layer. We do not publish building or floor medians, because a building's sales mostly mirror which plans it holds, and the county record shows no price pattern by floor that we can support. Fourth we adjust for what differs inside the unit and how it is parked. The county roll flags a carport on 46 units, and the assignment of parking spaces sits in the association's records, so we confirm it for your unit. Flooring matters too: the 2013 declaration requires wall-to-wall carpet above the first floor except in kitchens, bathrooms, balconies, foyers and utility rooms, and hard flooring there needs prior written Board approval with sound underlayment, so we ask for the approval before we call a hard floor an upgrade. We do not borrow a price per square foot from another community, and we do not quote the community median as your price.

Seller closing costs at the San Mirage median

Two statutory lines can be computed from the price, and the contract controls who pays them. In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of consideration (Florida Statutes s. 201.02) and the owner's title policy premium at Florida's promulgated rate, which is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Rule 69O-186.003). The table shows both lines at the 12-month median of $235,000 and at the 60-month two-bedroom median of $285,000, with the inputs.

The title premium is before any reissue credit. The seller customarily pays both lines in Lee County and the contract controls. Commission is negotiable and is not printed here, and closing settlement fees vary by title company, so we do not print them either. The association's estoppel certificate fee and any approval-application charge are separate lines, covered next.

The approval package and the estoppel

Two timelines set the earliest closing at San Mirage. The 2013 declaration requires the Board's prior written approval of every sale, and the Board must approve or disapprove within 30 days after it receives the seller's notice with the buyer's name and executed contract, the information it requires and any interview. The estoppel certificate is issued within 10 business days of a written request (Florida Statutes s. 718.116). The two run side by side, so we ask for the estoppel and file the approval package the day a contract is signed.

On fees, the statute sets a base estoppel cap of $250, plus $100 if expedited and $150 if delinquent, and the Department of Business and Professional Regulation adjusts those caps every five years. Its published schedule currently allows not more than $299, an additional $119 if delivered within 3 business days, and an additional fee not to exceed $179 if the unit is delinquent. The association's actual fee may be lower, and we did not find it in the public record. The 2013 declaration lets the association charge a processing fee for approving a transfer, "not exceeding the maximum permitted by law per transaction", which the state currently caps at $184 per applicant (Florida Statutes s. 718.112).

Documents a San Mirage seller gathers first

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

• The estoppel certificate request. Written, to the association or its management company, because the 10 business days run from the request.
• The approval application. The Board may ask the buyer for a credit history, a criminal background check, residence and employment verification, references and an interview, so the buyer starts the package early.
• The 2013 restated declaration and the association's rules. The Amended and Restated Declaration (Lee County Clerk Instrument 2013000180215, recorded August 5, 2013) controls the leasing, pet and approval rules a buyer will ask about.
• The budget and the structural integrity reserve study summary. A buyer is entitled to the annual financial statement and budget and to the most recent reserve study, or a statement that the association has not completed one.
• The insurance certificate. It shows what the association's master policy carries, which the public record does not.
• The resale disclosure package. Florida Statutes s. 718.503 entitles a prospective purchaser, at the seller's expense, to the declaration, articles, bylaws and rules, the budget and financial statement, the reserve study status and the governance form.

Mini-FAQ for San Mirage sellers

Six questions come up before almost every San Mirage listing, and the full seller FAQ below covers many more.

How long does a San Mirage condo take to sell?

Days on market for San Mirage come from the Southwest Florida MLS, and they are not in the county record: Information not available at time of publishing (checked 2026-10-10). What the county record does show is volume, 12 recorded sales in the 12 months to September 25, 2026, which is about one a month on average (12 divided by 12). The Board's 30-day decision and the 10-business-day estoppel set the earliest closing, and we put both in the contract calendar. Ask us for the current pace on your plan and we will pull it with you.

Does the San Mirage Board have to approve my buyer?

Yes. The 2013 declaration says no owner may sell or otherwise transfer a unit without the Board's prior written approval, and that includes agreements for deed, installment contracts and lease-options. The seller gives the Board notice with the buyer's name and the executed contract, and the Board may require a credit history, a criminal background check, residence and employment verification, references and an interview with the buyer and every proposed occupant.

How long does Board approval take at San Mirage?

The declaration gives the Board 30 days after it receives the notice, the information it requires and any interview. That is a clock that starts when the package is complete, so an incomplete application delays it. We help you file a complete package the day a contract is signed and track the date.

Can I sell a San Mirage unit with a tenant in it?

The 2013 declaration requires every lease to be in writing and approved by the Board, with the Board also approving renewals and every occupant before occupancy. A unit with a tenant in it therefore has a lease, its dates and a Board approval that a buyer will want to read. We put those documents in the buyer's hands early. We do not give legal advice on what a buyer takes subject to, and a buyer's attorney or title company reads the lease.

What does the estoppel certificate cost at San Mirage?

The statutory base cap is $250, and the Department of Business and Professional Regulation's current published caps are $299, an additional $119 if expedited and an additional $179 if the unit is delinquent. The association's actual fee may be lower, and it was not in the public record we read. No fee may be charged if the certificate is late.

Can my buyer rent the unit out right away?

The 2013 leasing section applies to every owner regardless of when the unit was purchased, so a buyer is bound by it. Every lease needs written Board approval, a lease must run at least 3 consecutive months and no more than a year, and not more than three leases are allowed in any one-year period. The pages of the declaration we read set no waiting period before a new owner may lease, but the application is due at least 10 days before the lease starts and the Board has 30 days to decide.

For a wider view of how we sell across the city, see our Bonita Springs seller guide.

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

Together we bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and as the leaders of Domain Realty Group the team has closed over $2.5 billion in real estate.

Awards and recognition

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• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
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• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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

You can also read more about McGreevy and Comisar.

Our team

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

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To browse condos for sale in San Mirage, see San Mirage condos for sale at Domain Realty Group.

Selling a San Mirage condo? Call Jesse direct at (239) 898-6072. Buying in San Mirage? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buying elsewhere in the city? Start with our Bonita Springs buyer guide.

San Mirage FAQ: Buyer Edition

Buyers ask what San Mirage is, what it costs each year, what its recorded rules allow and how it sits in the flood and hurricane maps. The answers below come from the recorded declaration, county records, state statutes and our own analysis, with each figure tied to its source and date.

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Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Amended and Restated Declaration recorded August 5, 2013; Florida Statutes 2026; FEMA National Flood Hazard Layer read October 12, 2026).

What is San Mirage in Bonita Springs?

San Mirage, legally San Mirage at Bonita Springs Condominium, is a condominium of 196 units in nine buildings on a 9.81-acre tract in the City of Bonita Springs, Lee County, Florida, ZIP 34135, on Colonnades Court off Bernwood Parkway between US 41 and Old 41. The buildings went up about 2000 as rental apartments and became condominiums in 2005. San Mirage at Bonita Springs Condominium Association, Inc. runs the condominium, and the Spring Creek East master association sits above it (Lee County Property Appraiser; Florida Division of Corporations).

Where is San Mirage located?

San Mirage sits on Colonnades Court West and Colonnades Court East, which meet Bernwood Parkway, a two-lane City-maintained road, between US 41 and Old 41 in Bonita Springs. Spring Creek Elementary School's campus is to the south, about 0.1 mile on a straight line on the county school layer, a retail and office complex is across Bernwood Parkway to the north, and Bonita Springs Fire Station 23 is about 0.4 mile away on a straight line. The estimated free-flow drive to US 41 at Bernwood Parkway is 2 to 3 minutes (OSRM routing on OpenStreetMap roads, no traffic, October 12, 2026).

Is San Mirage the same as Rancho Mirage or San Remo?

No. San Mirage is not Rancho Mirage or El Mirage, and it is not San Remo at Palmira, which is a separate community. It is also not Spring Creek Village, a manufactured-home community in ZIP 34134. "Colonnades" is the name of the street and of the former apartment community, not another condominium. This page describes only San Mirage at Bonita Springs Condominium in ZIP 34135.

When was San Mirage built?

The nine buildings were built about 2000 as a rental apartment community, and the condominium was created in 2005. The county roll lists 2005 as the year built on all 196 units, which is the year of the conversion and not the year the buildings went up. The county's building-footprint layer records the actual year built as 2000, and the original declaration describes the project as "a conversion of previously occupied premises" (Lee County GIS).

Was San Mirage an apartment complex?

Yes. The buildings were The Colonnades at Spring Creek, a rental apartment community, until the conversion. The Business Observer reported on September 2, 2005: "CAPREIT recently completed a conversion in Bonita Springs, converting the 196-unit Colonades Apartments to San Mirage condos" (the article's spelling). The City of Bonita Springs adopted Ordinance 05-14 on August 22, 2005, which adjusted the Spring Creek East development order so the converted model unit counted, and the applicant described the project as existing apartments converted to condominium units.

Who developed San Mirage?

The condominium was declared by Colonnades Development LLLP, a Maryland limited liability limited partnership in care of CAPREIT, Inc. of Rockville, Maryland, which took title to the land on June 14, 2004. It executed the original Declaration of Condominium on February 16, 2005, recorded at Official Records Book 4596, Page 2292. The land lies in Spring Creek East, whose master declaration Bonita Bay Limited Partnership made in 1998, and the apartment partnership that held the land before the conversion bought it from Bonita Bay Limited Partnership on December 30, 1998.

How many units and buildings are in San Mirage?

San Mirage has 196 units in nine buildings. The buildings hold 24, 24, 24, 16, 16, 20, 24, 24 and 24 units, which adds to 196. On a 9.81-acre tract that is about 20 units per acre (196 divided by 9.81). The county roll and the county's building-footprint layer agree that seven of the buildings, holding 164 units, are three stories and two, holding 32 units, are two stories.

What floor plans does San Mirage have?

The county roll groups the 196 units into five plans by county heated area and bedrooms. Thirty-two units are 713 square feet and 32 are 724 square feet, all one-bedroom, one-bath. Fifty-six are 997 square feet and 52 are 1,013 square feet, all two-bedroom, two-bath. Twenty-four are 1,207 square feet, three-bedroom, two-bath. By bedroom count that is 64 one-bedroom, 108 two-bedroom and 24 three-bedroom units.

How big are San Mirage condos?

From 713 to 1,207 square feet of county heated area. The 196 units total 183,460 square feet of heated area, an average of about 936 square feet a unit (183,460 divided by 196). The county records heated area equal to total area on every unit and shows no separate garage, porch or lanai area, so a balcony or patio is not in those figures and a buyer measures it separately.

Are there three-bedroom units in San Mirage?

Yes. Twenty-four units are three-bedroom, two-bath plans of 1,207 square feet, and the county roll places twelve of them in each of two buildings that also hold 997 square foot two-bedrooms. Three-bedroom sales are few. Over the 60 months to September 25, 2026 the county recorded 7, from $245,000 to $347,500, and in the 12 months it recorded two, at $245,000 and $249,900. With fewer than 10 sales we print the range and no median.

How many stories are the San Mirage buildings?

Seven buildings are three stories and two are two stories. The three-story buildings hold 164 of the 196 units and the two-story buildings hold 32 (county roll and county building-footprint layer, October 2026). The story count matters because Florida's structural integrity reserve study rule reaches buildings of three habitable stories or more, which is covered in the question on the reserve study below.

Does San Mirage have elevators?

The public record we read does not describe elevators by building, so we do not state whether any building has one. For the seven three-story buildings that is a fact to confirm on a visit and in the association's building records before an offer, and the resale documents the seller must provide are where the association's description of the buildings sits.

What do San Mirage condos sell for?

In the 12 months to September 25, 2026 the county recorded 12 sales at a median of $235,000, from $150,000 to $267,000, all resales. Four sold under $200,000 and eight from $200,000 to $300,000. Over 60 months the county recorded 87 sales at a $245,000 median, and the file holds 446 sales since the first on February 18, 2005 (Lee County recorded sales, our analysis). Price follows plan: the one-bedroom units sit lower and the 997 and 1,013 square foot two-bedrooms higher.

What is the price per square foot at San Mirage?

The 12-month median is $235.30 per square foot of county heated area, on 12 sales through September 25, 2026. It is a community-wide figure, so it blends five plans. Over 60 months the plan medians were $190,000 for the 713 square foot plan (22 sales), $230,000 for the 724 (17), $281,400 for the 997 (19) and $291,250 for the 1,013 (22), so the plan you are buying decides which number applies.

What are the HOA or condo fees at San Mirage?

The current condominium assessment is not in the public record we read, and we do not guess it. The estoppel certificate states it. The 2013 declaration gives each unit an equal 1/196th share of common expenses, and assessments are due in equal installments on the first day of each month, or each quarter if the Board elects. The association issues an estoppel certificate within 10 business days of a written request (Florida Statutes s. 718.116), and the adopted budget and any special assessment are in the resale documents.

What does the San Mirage condo fee cover?

The 2013 declaration makes these common expenses: exterior painting and roofing, the windows as originally installed (frame, encasement, glass and exterior caulking) and the premiums for the insurance the association must carry on the buildings. The master association may also assess the condominium association for a share of the Spring Creek East common areas. What the current monthly or quarterly amount includes beyond those, such as water, sewer, cable or trash, is a budget question the public record does not answer, and the adopted budget in the resale documents does.

Is there a master association fee at San Mirage?

There is a master association, Spring Creek East Property Owners Association, Inc., and it is a drainage and water-management association, not an amenity club. A San Mirage owner is not a voting member of it, because the condominium association is the member. The master association may assess the condominium association for a share of the cost of the common areas, including signage, traffic signals, street lighting, landscaping and public roads, and the amount was not in any public record we read. It is in the budget.

Does San Mirage have a CDD?

No community development district or special-assessment overlay is returned at the sample points we checked on the Lee County layers, and the Spring Creek East master association's charge is a private association charge, not a taxing district. The tax bill does carry a City of Bonita Springs stormwater non-ad valorem line (district 387), and we do not print its amount because the City's page does not date it (Lee County GIS).

How much are property taxes at San Mirage?

The 2026 final millage for the tax district that covers San Mirage is 12.7942 mills (Lee County Property Appraiser). As an illustration only, not a tax bill, if a unit's taxable value equalled the $235,000 median with no exemptions, 12.7942 mills times $235,000 divided by 1,000 comes to $3,006.64 a year at the 2026 rates. The Property Appraiser sets value, and homestead requires an application and lowers the taxable value. The City adopted a 2026-27 rate of 0.8411 mills (Resolution 26-027), and the full 2026 district total is 12.7942 mills.

Can I rent out my San Mirage condo?

Yes, within the 2013 rules. Every lease must be in writing, the owner files a rental application with the proposed lease and the names of all occupants, and the Board approves the tenant and every occupant before occupancy. Leases run at least 3 consecutive months and no more than one year, with no more than three in any one-year period, and renewals need Board approval. The application is due at least 10 days before the lease starts, and the association decides within 30 days. This summary follows the 2013 restated declaration, the most recent full text we found in the county record; a buyer reads the current governing documents, rules and any later amendments before an offer.

What is the minimum lease at San Mirage?

Three consecutive months. The 2013 declaration says all leases shall be for a minimum period of three consecutive months, not more than three in any one-year period, and for a maximum of one year. The declaration says the section applies to all unit owners regardless of when the unit was purchased, and under Florida Statutes s. 718.110 a rental amendment binds owners who consent and owners who acquire title after it takes effect. A buyer today acquires title after August 5, 2013.

Are short-term rentals allowed at San Mirage?

Not on the text we read. The 2013 declaration sets a 3-month minimum lease and bars transient tenants, the renting of individual rooms, rent-sharing and subleasing. A stay shorter than 3 months does not fit those terms, and the Board approves every lease and occupant before occupancy. A buyer who wants a rental investment confirms the current rules and Board practice in writing before an offer.

Can tenants have pets at San Mirage?

No. The 2013 declaration says tenants and their guests may not keep pets of any kind on the condominium property. That is a rule for tenants, and it differs from the owner rule below. Assistance animals are governed by federal and Florida fair-housing law, not by the pet rule, and a request is handled under that law.

What is the San Mirage pet policy for owners?

An owner may keep not more than two pets in total, limited to domesticated dogs, cats or birds, each not over 40 pounds. Pets must be leashed on a leash of six feet or shorter or carried on the common elements, may not be left unattended on balconies, terraces, patios or lanais, and are walked only where the association designates. The declaration excludes pit bull, rottweiler, Doberman Pinscher and German Shepherd breeds and any other breed the Board reasonably considers dangerous. Fish in tanks up to 20 gallons and caged household birds are allowed, and reptiles, rodents, poultry, amphibians, swine and livestock are not.

Does the association have to approve me as a buyer?

Yes. The 2013 declaration requires the Board's prior written approval of every sale or transfer, including agreements for deed, installment contracts and lease-options. The seller gives the Board notice with the buyer's name and the executed contract, the Board may require a credit history, a criminal background check, residence and employment verification, references and an interview with the buyer and every proposed occupant, and it decides within 30 days after it has the notice, the information and any interview. This summary follows the 2013 restated declaration; a buyer reads the current governing documents and any later amendments before an offer.

Can a trust or LLC buy a San Mirage condo?

The 2013 declaration provides for it, with conditions. Co-owners other than a married couple, and any trust, corporation, partnership or other entity, must designate one natural person as the Primary Occupant, with no more than one change a calendar year for co-owners and one in any 12-month period for an entity. Timeshare estates, fractional ownership and house-sharing arrangements are prohibited. The Board's approval of the transfer still applies, so the entity's documents go into the approval package.

Is San Mirage a 55+ community?

No age restriction appears in the recorded declarations we read; the governing documents control.

Can I park a boat, RV or work truck at San Mirage?

Not on the property. The 2013 declaration says no trucks other than passenger trucks, watercraft, watercraft trailers, campers, motor homes, mobile homes, house trailers, recreational vehicles, boats, horse trailers or commercial vehicles may be parked or stored there, apart from temporary delivery parking. Vehicles must be road-worthy with current registration, and a violating vehicle may be towed 24 hours after a notice is placed on it.

Does San Mirage have a pool?

Yes. The Florida Department of Health's statewide public pool list dated September 1, 2026 carries a San Mirage condo pool of 70,103 gallons with a bathing load of 39 and a San Mirage condo spa of 1,400 gallons with a bathing load of 7 (Florida Department of Health pool list). Lee County's 2025 aerial imagery shows the pool and courtyard among the buildings and one fenced hard court with tennis line markings.

Does San Mirage have a clubhouse or fitness center?

A clubhouse or fitness center is not shown in the public records we read. The county's building-footprint layer shows the nine residential buildings, the 2025 aerial shows a pool, a courtyard and one fenced court, and the master association owns only buffer, conservation, water retention and right-of-way parcels, with no clubhouse or park parcel. The association's rules and the resale documents are where any other facility would be described.

Is San Mirage gated?

The public records do not show a gate. The 2025 county aerial shows a two-lane landscaped entrance off Bernwood Parkway with no gatehouse or gate arms. Gate status is not established by any recorded document we read, so a buyer confirms access arrangements on a visit.

Is there assigned parking or a carport?

The county roll records no garage on any unit and flags a carport on 46 units. That flag does not show which unit uses which space. The survey sheets recorded with the 2013 restatement note that parking spaces shown as common elements may be assigned to particular units, and the assignments are kept in the association's records. A buyer asks for the assignment for the specific unit in the resale documents.

What flood zone is San Mirage in?

The Federal Emergency Management Agency's National Flood Hazard Layer, read October 12, 2026, returns Zone X, subtype 0.2 percent annual chance flood hazard in coastal zone, at each of the nine building points, with no base flood elevation, on Lee County panel 12071C0656G effective November 17, 2022 (FEMA National Flood Hazard Layer). The nearest mapped Zone AE polygon, with a base flood elevation of 10 feet, has a vertex about 96 metres, roughly 100 metres, from the centre of the nine-building footprint. Both facts belong together. Ground elevation at the building points is 12.24 to 12.91 feet (NAVD88), which is ground and not finished-floor elevation.

What hurricane evacuation zone is San Mirage in?

Lee County evacuation zone A, surge zone 1, at all nine building points. The county's Zone A sheet calls Zone A "our most vulnerable area" and "the first area ordered to evacuate" (Lee County Emergency Management, Zone A sheet). An evacuation zone is not a flood zone: it tells you when the county orders evacuation, and the flood zone above tells you how FEMA maps flood risk.

Who insures the buildings at San Mirage?

The association does. The 2013 declaration requires it to obtain fire, wind, general casualty, flood and extended coverage on all insurable improvements at full replacement or insurable value, less a commercially reasonable deductible the Board sets, as reasonably available and never below what Florida Statutes s. 718.111 requires. The master policy excludes floor, wall and ceiling coverings, fixtures, appliances, air conditioning equipment, water heaters, built-in cabinets and countertops and window treatments. Owners carry liability coverage of at least $300,000 and casualty coverage at full replacement cost for the interior items they must rebuild, and the carrier, premium and deductibles of the association's current policy are in the certificate of insurance, not in the public record we read.

Does Citizens require flood insurance on a San Mirage condo?

Citizens' own flood page says that most new and renewing Citizens personal residential policies with wind coverage must carry flood insurance on a schedule that reaches every such policy on January 1, 2027, and that "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage" (Citizens flood requirements). That wording covers a unit owner's own policy. The page does not address the association's master policy, which is a separate commercial question.

Has San Mirage completed its structural integrity reserve study?

We could not confirm it. Florida law requires a structural integrity reserve study at least every 10 years for each condominium building of three habitable stories or higher, and an owner-controlled association that existed on or before July 1, 2022 had to complete it by December 31, 2025, and in no event after December 31, 2026 (that outer date serves an association completing the study together with a milestone inspection due by then) (Florida Statutes s. 718.112). The county records seven three-story buildings at San Mirage. Completion and filing with the Department of Business and Professional Regulation were not confirmed in the public databases we could read, so a buyer asks for the reserve study summary, or the statement that none has been completed, in the resale documents.

What schools serve San Mirage?

The School District of Lee County's lookup for 2026-27 returns the same assignment at all nine building points: study area 2206, elementary zone Q, middle zone GG and High School South Zone, sub-zone 3 (School District of Lee County, Student Enrollment Plan 2026-2027). Zone Q covers Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools, zone GG covers Bonita Springs Middle and Three Oaks Middle, and sub-zone 3 covers Bonita Springs High, Estero High and South Fort Myers High. Spring Creek Elementary is 2 to 3 minutes away by estimated free-flow drive. Assignments change, so a buyer checks the district's lookup for the exact address before an offer.

San Mirage FAQ: Seller Edition

San Mirage sellers ask about price by plan, how long a sale takes, what Board approval and the estoppel involve, what a sale costs and what a buyer must be given. Each answer draws on the county record, the recorded declaration or Florida statute, and names the document that holds any figure not published.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Amended and Restated Declaration recorded August 5, 2013; Florida Statutes 2026; Department of Business and Professional Regulation estoppel schedule read October 12, 2026).

What is my San Mirage condo worth?

Recorded sales set the range, and your plan, size and condition set the number. In the 12 months to September 25, 2026 the county recorded 12 San Mirage sales at a $235,000 median ($150,000 to $267,000), and the one-bedroom, two-bedroom and three-bedroom units sit in different ranges, so a community figure is not a price for your unit (Lee County recorded sales, our analysis). Start with our free home valuation and we will send a San Mirage number built on the recorded sales of your plan, or see our San Mirage home valuation guide.

How many San Mirage condos sold in the last year?

Twelve in the 12 months to September 25, 2026, all resales, with no builder-direct sale. That is turnover of about 6.1 percent of the 196 units (12 divided by 196). The longer windows are 37 sales over 24 months, 49 over 36 months and 87 over 60 months, and each window is read on its own because they overlap (Lee County recorded sales, our analysis).

What is the median sale price at San Mirage?

$235,000 for the 12 months to September 25, 2026, on 12 sales from $150,000 to $267,000. With an even count the median is the midpoint of the middle pair, $225,000 and $245,000. Over 24 months the median was $220,000, over 36 months $230,000 and over 60 months $245,000. The median blends five plans, so we also read each plan on its own.

What do one-bedroom San Mirage condos sell for?

In the 12 months to September 25, 2026 the 713 square foot plan recorded two sales, $150,500 and $190,000, and the 724 square foot plan recorded two, $150,000 and $179,900. With fewer than 10 sales we print each price and no median. Over 60 months the 713 square foot plan recorded 22 sales at a $190,000 median ($125,000 to $262,900) and the 724 square foot plan recorded 17 at a $230,000 median ($150,000 to $262,900). All one-bedroom units together recorded 15 sales in 24 months at a $180,000 median ($125,000 to $220,000).

What do two-bedroom San Mirage condos sell for?

In the 12 months to September 25, 2026 the 997 square foot plan recorded three sales, $253,000, $255,000 and $265,000, and the 1,013 square foot plan recorded three, $208,000, $225,000 and $267,000. Over 24 months the 997 square foot plan recorded 11 sales at a $253,000 median ($200,000 to $285,000), and all two-bedroom units recorded 19 at a $255,000 median ($200,000 to $295,000). Over 60 months the 997 square foot plan recorded 19 sales at a $281,400 median and the 1,013 square foot plan 22 at $291,250.

What have three-bedroom San Mirage units sold for?

The 1,207 square foot three-bedroom plan recorded two sales in the 12 months to September 25, 2026, $245,000 and $249,900. Over 24 months it recorded 3 sales from $245,000 to $312,500, and over 60 months 7 sales from $245,000 to $347,500. With fewer than 10 sales in every window we print the range and no median, because a median of so few sales reads as more precise than it is.

What is the price per square foot at San Mirage?

$235.30 per square foot of county heated area, the median of the 12 sales in the 12 months to September 25, 2026. The county measures heated area, not balconies or storage, so we compare it with the same measure on each recorded sale. The figure blends five plans, and we use it as a cross-check on a plan-level value, not as a price per square foot for your unit.

Are San Mirage prices going down?

The calendar-year medians tell the story without a forecast. The county recorded 21 sales in 2022 at a $285,000 median, 15 in 2023 at $262,900, 14 in 2024 at $242,500 and 24 in 2025 at $214,250, which is a drop of $70,750, about 24.8 percent, from 2022 to 2025 ($285,000 less $214,250, divided by $285,000). The 9 sales from January 1 to September 25, 2026 ran from $150,000 to $267,000, a partial year with too few sales for a median. Medians shift with the mix of plans sold, so each year is read as its own record (Lee County recorded sales, our analysis).

Is now a good time to sell at San Mirage?

The record can tell you what has happened, and it cannot tell you what will. Twelve units sold in the 12 months to September 25, 2026 at a $235,000 median, and the calendar medians ran $285,000 in 2022, $214,250 in 2025 and $245,000 for 2026 through September 25. Whether it is the right time depends on your plan, your timeline and what you do next, which is a conversation with Jesse at (239) 898-6072, not a prediction from us.

How long does it take to sell a San Mirage condo?

Information not available at time of publishing (checked 2026-10-10). Days on market come from the Southwest Florida MLS and are not in the county record. What we can tell you is the sequence: the Board has 30 days to decide on a buyer after it has a complete package, and the estoppel certificate is issued within 10 business days of a written request, so those two steps frame the earliest closing.

Does the building or floor change what my San Mirage unit is worth?

We found no floor effect the data supports. Plan decides most of the difference between buildings, because the plans are not spread evenly: buildings 1 and 9 hold the 713 and 724 square foot one-bedrooms, buildings 2 and 3 hold 997 and 1,207 square foot plans, and building 6 holds twenty 1,013 square foot plans. A building's sales mostly mirror the plans in it, so we publish no building or floor medians. The unit's condition, parking and layout inside its plan still matter to a buyer.

How does San Mirage compare with Sanctuary at Imperial River?

On recorded sales alone, San Mirage sold higher in the 12 months to September 25, 2026: a $235,000 median on 12 sales against $180,000 on 11 at Sanctuary at Imperial River, a difference of $55,000. Per square foot of county heated area the gap is small, $235.30 against $232.56, which is $2.74. Over 60 months the medians were $245,000 and $220,000, a $25,000 difference. This comparison uses the county record only (Lee County recorded sales, our analysis).

What does it cost to sell a San Mirage condo?

Two statutory lines can be computed from the price. At the $235,000 median, deed documentary stamps are 2,350 x $0.70 = $1,645.00, and the owner's title premium is $575 + ($135,000 x $5.00 per $1,000 = $675.00), about $1,250.00, for about $2,895.00 together. The seller customarily pays both in Lee County and the contract controls. Commission is negotiable and is not printed here, closing fees vary by title company, and the association's estoppel fee and any approval charge are separate.

Who pays documentary stamps and title insurance in Lee County?

By custom the seller in Lee County pays the deed documentary stamp tax of $0.70 per $100 of consideration (Florida Statutes s. 201.02) and the owner's title policy. Florida's promulgated premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, before any reissue credit (Rule 69O-186.003). The purchase contract controls who pays.

What will I net from my San Mirage sale?

We do not print a net figure, because it depends on your payoff, the commission you negotiate, prorated taxes and association charges, and the title company's fees. What we can compute is the statutory part: about $2,895.00 in documentary stamps and title premium at a $235,000 price. We build a written net sheet from your contract and update it at each step.

Does the Board have to approve my buyer?

Yes. The 2013 declaration requires the Board's prior written approval of every sale or transfer, including agreements for deed, installment contracts and lease-options. You give the Board notice with the buyer's name and the executed contract, and the Board may require a credit history, a criminal background check, residence and employment verification, references and an interview with the buyer and every proposed occupant. Without approval a sale is voidable unless the association later approves it.

How long does Board approval take?

The Board must approve or disapprove within 30 days after it receives the notice, the information it requires and any interview. The clock starts when the package is complete, so an incomplete application delays it. Gifts, devises and inheritances also need approval, with exceptions for a spouse or a blood or adopted relative, and those are separate from an arm's-length sale.

What happens if the Board turns my buyer down?

It depends on the reason. If the Board disapproves for a reason other than the declaration's listed good causes, the association must, within 30 days, deliver a contract from a purchaser it approves, which may be the association itself, at the contract price or, at its option, at an appraised fair market value, in cash and closing within 30 days. If it fails to provide a purchaser, the sale is deemed approved. If the Board refuses for a listed good cause, which needs a majority of the whole Board and includes an incomplete application and unpaid assessments or fines, the association need not supply a buyer and the sale does not go ahead.

Is there a transfer fee when a San Mirage unit sells?

The 2013 declaration lets the association charge a processing fee for approving a transfer, which may not exceed the maximum the law permits per transaction. Under Florida Statutes s. 718.112 that base cap is $150 per applicant, with spouses, or a parent and dependent children, counting as one applicant, and the Department of Business and Professional Regulation adjusts it every five years. Its published schedule we read on October 30, 2026 lists $184 per applicant and says the next update will be released by July 1, 2031. The association's actual charge is on its approval application.

What is an estoppel certificate and what does it cost?

An estoppel certificate is the association's written statement of what is owed on the unit and the status of its account, issued within 10 business days of a written request. The statute sets a base cap of $250, plus $100 if expedited and $150 if delinquent, and the Department of Business and Professional Regulation's current caps are $299, an additional $119 if delivered within 3 business days and an additional fee not to exceed $179 if delinquent. Added up, that is $299 for the base certificate, $418 expedited ($299 + $119), $478 delinquent ($299 + $179) and $597 expedited and delinquent. The association's actual fee may be lower, and no fee may be charged if the certificate is late (Florida Statutes s. 718.116).

Who pays unpaid assessments at closing?

The statute makes a buyer jointly and severally liable with the seller for unpaid assessments due at the time of transfer (Florida Statutes s. 718.116). That is why the estoppel certificate matters: it shows what is owed, so the closing can settle it. How the payoff is split between buyer and seller is a contract term, and the contract controls.

What documents must a San Mirage seller give a buyer?

Florida Statutes s. 718.503 entitles a prospective purchaser who has entered a contract, at the seller's expense, to a current copy of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. The buyer also receives the state's governance form, and unless the buyer acknowledged receiving the documents more than 7 days before signing, the contract must let the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. This is a plain-words summary, not legal advice.

Do I need to disclose the SIRS or milestone status?

The statute puts the document delivery on the seller and the study on the association. The association must give owners a copy of its structural integrity reserve study, or notice of it, within 45 days and report completion to the Department of Business and Professional Regulation, and the buyer is entitled to the most recent study or a statement that none has been completed. Contracts entered after December 31, 2024 carry a conspicuous statement of the association's milestone or reserve study status. San Mirage's completion status was not confirmed in the public databases we could read, so we ask for the study summary from the association at the start of your listing. This is not legal advice.

Can I sell my San Mirage condo with a tenant in it?

Yes, with the lease in the buyer's hands. The 2013 declaration requires every lease to be in writing and approved by the Board, with renewals and every occupant also approved, so a unit with a tenant has a lease, its dates and a Board approval that a buyer will ask to read. The buyer's own approval is a separate step. We put the lease and its approval in the package early and we do not give legal advice on what a buyer takes subject to.

Can my buyer rent the unit right away?

The leasing section applies to every owner regardless of when the unit was purchased, so a buyer is bound by it. Every lease needs written Board approval, runs at least 3 consecutive months and no more than a year, with not more than three leases in any one-year period. The pages we read set no waiting period before a new owner may lease, but the application is due at least 10 days before the lease starts and the Board has 30 days to decide, so a buyer who plans to rent builds that into the calendar.

Can I sell to a trust or a company?

Yes, with the Board's approval. Any trust, corporation, partnership or other entity must designate one natural person as the Primary Occupant, with no more than one change in any 12-month period, and the entity's documents go into the approval package. Timeshare estates, fractional ownership and house-sharing arrangements are prohibited.

Can I hold an open house at San Mirage?

The pages of the declaration we read set no open-house rule. The association's rules and regulations, which we did not find in the public record, and the Board govern access to the buildings, so we confirm the rule in writing before we schedule an open house. Private showings by appointment work whatever the answer.

Do I need Board approval to remodel before selling?

Often yes. The 2013 declaration requires written Board consent for any change visible from the exterior and for any structural change, and it defines structural to include work that needs a building, electrical, plumbing or mechanical permit. Extensive remodelling needs Board approval and may be limited to certain months. Above the first floor, hard flooring needs prior written Board approval with sound underlayment rated at least STC 60 and IIC 60, inspected before installation, and carpet is required in most rooms.

Does the flood zone affect selling at San Mirage?

A buyer's lender and insurer read the flood determination for the address, so we bring the facts to the listing. FEMA's layer, read October 12, 2026, returns Zone X (0.2 percent annual chance flood hazard in coastal zone) at each of the nine building points, with a Zone AE polygon about 100 metres away (FEMA National Flood Hazard Layer), and the county puts all nine in evacuation zone A. We make no claim about how these facts move a price.

Do I have to disclose hurricane damage?

A Florida seller must disclose known facts that materially affect a property's value and that a buyer cannot readily see, and a storm repair you know about belongs in that disclosure. For the record, the public records we read show no storm damage report specific to San Mirage. This is not legal advice, and your attorney or title company can tell you how it applies to your sale.

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

Florida has a portability rule that lets a homestead owner carry part of the accumulated assessment benefit to a new Florida homestead if the owner buys again within the time the statute allows. The Lee County Property Appraiser decides whether and how much applies, so we point you to its office for your numbers, and your tax adviser can tell you the rest (Lee County Property Appraiser).

Should I renovate before selling my San Mirage condo?

The public record does not show it. The county record has no field for what an update added to a sale price, so we publish no renovation value. What the record does show are the rules: written Board consent for exterior-visible or structural work, and approval and underlayment for hard flooring above the first floor. We look at your unit and the recorded sales of your plan and tell you plainly which updates we would not make.

What is the best month to list at San Mirage?

The public record does not show one. The county record holds about 12 San Mirage sales a year, too few to support a month-by-month pattern, so we publish none. We work backward instead: from the date you need to close, leaving room for the 30-day Board decision, the 10-business-day estoppel, the buyer's lender and the resale documents.

Can I list my San Mirage condo on the MLS right away?

Yes. Nothing in the 2013 declaration we read limits listing a unit. The sale itself still needs the Board's approval of the buyer, so we list the unit with the approval steps stated in the listing notes and start the package the day a contract is signed.

Who is the best realtor to sell a San Mirage condo?

The one who prices from the record and clears the approval steps early. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and are ranked the #1 real estate team in Bonita Springs by RealTrends 2026, with our headquarters in Bonita Springs. As the leaders of Domain Realty Group, the team has closed over $2.5 billion in real estate. We read the recorded sales of your plan, the 2013 declaration and the statutes before we give you a price.

How do I start selling my San Mirage condo with McGreevy and Comisar?

Start with our free home valuation and we will follow up with a San Mirage number built on the recorded sales of your plan. Call Jesse direct at (239) 898-6072, text or call, and confidential conversations are welcome. We then collect your estoppel request, approval package and documents, price from the record and list. Read the full San Mirage seller guide for the step-by-step.

Sources

Every figure on this San Mirage page traces to a source below: the Lee County Clerk's recorded documents, the Property Appraiser and county GIS, the City of Bonita Springs, the School District of Lee County, Florida statutes, federal and state agencies, and dated press. Operator pages are labelled as such.

Market figures come from Lee County recorded sales through September 25, 2026. Source titles and links are the issuing authority's own.

Recorded documents, development orders and the Clerk

1. Lee County Clerk of Court, Amended and Restated Declaration of San Mirage at Bonita Springs Condominium, Instrument 2013000180215, recorded August 5, 2013, page images read October 12, 2026 (search the Clerk's Official Records by instrument number)
2. Lee County Clerk of Court, Official Records search (LandMarkWeb), San Mirage instruments: https://or.leeclerk.org/LandMarkWeb (read October 12, 2026)
3. Amended and Restated Declaration of San Mirage at Bonita Springs Condominium with Certificate of Amendment, Lee Clerk Instr 2013000180215, recorded 2013-08-05, 107 pages (page image route, document id 12965726; images 1 to 7, 17, 20 to 24, 30, 34 to 51, 60, 100, 101, 107 read): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentImage/?documentId=12965726&index=0&pageNum=1&type=normal (read October 12, 2026)
4. Declaration of Condominium of San Mirage at Bonita Springs Condominium, OR Book 4596 Page 2292, executed 2005-02-16 (98 pages): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4596&pagenumber=2292 (read October 12, 2026)
5. Special Warranty Deed to Bonita Bay Limited Partnership, OR 2362/2395 (1993): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2362&pagenumber=2395 (read October 12, 2026)
6. Deed, Parcel 8 of Spring Creek East Unit Two, to The Colonnades at Spring Creek Partnership, OR 3059/1637 (1998-12-30): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3059&pagenumber=1637 (read October 12, 2026)
7. Plat, Spring Creek East Unit Two, Plat Book 62 Pages 65 to 67 (1998): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=P&booknumber=62&pagenumber=65 (read October 12, 2026)
8. Lee County DCD case DRI2005-00006 San Mirage Condominium (City of Bonita Springs Ordinance 05-14, NOPC, Attachment C): https://results.leegov.com/Home/DownloadFile/981249910 (read October 12, 2026)
9. Master Declaration of Restrictions of Spring Creek East, OR 2955/2932 (1998-04-13, recorded 1998-05-05): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2955&pagenumber=2932 (read October 12, 2026)
10. DRI2005-00006 map (Map H, DRI master land use plan): https://results.leegov.com/Home/DownloadFile/981249913 (read October 12, 2026)
11. Deed to Colonnades Development LLLP, OR 4340/3923 (2004-06-14): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4340&pagenumber=3923 (read October 12, 2026)
12. Declaration of Site Conditions and Restrictions, OR 3059/1625 (1998-12-30): https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3059&pagenumber=1625 (read October 12, 2026)
13. SFWMD Environmental Resource Permits map service (Spring Creek East permit 36-00011-D): https://geoweb.sfwmd.gov/agsext1/rest/services/Regulation_ApplicationPermits/EnvironmentalResourcePermits_RegPermitting/MapServer (read October 12, 2026)

Lee County Property Appraiser, county and City GIS layers

14. Lee County Property Appraiser parcel records for the 196 San Mirage units and the common-elements tract, read October 12, 2026
15. Lee County Property Appraiser roll (October 11, 2026) and Lee County recorded sales through September 25, 2026, our analysis
16. Lee County GIS, Parcels layer (LeePA roll attributes: use, stories, carport, pool, tax district): https://gismapserver.leegov.com/gisserver910/rest/services/DataExplorer/Parcels/MapServer/0 (read October 12, 2026)
17. Lee County GIS, Building Footprints (detailed) layer 5: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Structures/MapServer/5 (read October 12, 2026)
18. Lee County GIS REST services root (Boundaries: city limits 15, taxing authorities 18; EOC layers): https://gismapserver.leegov.com/gisserver910/rest/services (read October 12, 2026)
19. Lee County GIS DCD layers (City zoning 7, existing land use, development orders 15): https://gismapserver.leegov.com/gisserver910/rest/services/ (read October 12, 2026)
20. Lee County GIS, Road Centerlines layer 2: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/RoadCenterlines/MapServer/2 (read October 12, 2026)
21. Lee County GIS, Points of Interest (schools, county facilities, golf): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer (read October 12, 2026)
22. Lee County GIS, NG911 Address Points layer 0: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/NG911AddressPoints/MapServer/0 (read October 12, 2026)
23. Lee County Property Appraiser (parcel viewer and millage books): https://www.leepa.org (read October 12, 2026)

Corporate records and press

24. Florida Division of Corporations (Sunbiz), San Mirage at Bonita Springs Condominium Association, Inc., N05000001509: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n05000001509-eb25203f-c3e1-47ee-875d-f38d782d1409&searchTerm=S&listNameOrder=S (read October 12, 2026)
25. Sunbiz, Spring Creek East Property Owners Association, Inc., N96000000367: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=SPRINGCREEKEASTPROPERTYOWNERSA%20N960000003670&aggregateId=domnp-n96000000367-bb5eadb3-0c96-49bc-a809-47b58494f3d5&searchTerm=SPRING%20CREEK%20EAST%20PROPERTY%20OWNERS&listNameOrder=SPRINGCREEKEASTPROPERTYOWNERSA%20N960000003670 (read October 12, 2026)
26. Sunbiz search (Colonnades Development, Ltd., LLLP B04000000236; The Colonnades at Spring Creek, Inc. P98000108125): https://search.sunbiz.org (read October 12, 2026)
27. Business Observer, Real Estate Briefs (Lee/Collier), CAPREIT brief (press): https://www.businessobserverfl.com/article/real-estate-briefs-leecollier-8 (read October 12, 2026)
28. Business Observer, Real Estate Briefs (Lee/Collier), September 2, 2005 (Colonades Apartments to San Mirage condos) (press): https://www.businessobserverfl.com/article/real-estate-briefs-leecollier-0 (read October 12, 2026)

Amenities, parks and recreation

29. Florida Department of Health, 2026 Statewide Pool List (09.01.2026), permits 36-60-01786 and 36-60-01787: https://ww10.doh.state.fl.us/pub/water/2026%20Statewide%20Pool%20Lists/09.01.2026%20Statewide%20Pool%20List.xls (read October 12, 2026)
30. Esri World Imagery export, Lee County 2025 EagleView flight (2025-12-31): https://services.arcgisonline.com/arcgis/rest/services/World_Imagery/MapServer/export (read October 12, 2026)
31. Bonita Fairways (operator site) (operator's page): http://www.bonitafairways.com/ (read October 12, 2026)
32. Saltleaf Golf Preserve (operator site) (operator's page): https://saltleafgolf.com/ (read October 12, 2026)
33. Lee County Parks, Imperial River Boat Ramp: https://www.leegov.com/parks/boat%20Ramps/imperialriver (read October 12, 2026)
34. Lee County Parks, Bonita Beach Park: https://www.leegov.com/parks/beaches/bonitabeach (read October 12, 2026)
35. Lee County, Parking Lots: https://www.leegov.com/parking (read October 12, 2026)
36. Lee County Parks, Bonita Beach Accesses #2 to #9: https://www.leegov.com/parks/beaches/bonitabeachaccess (read October 12, 2026)
37. City of Bonita Springs, Discover Bonita Parks: https://www.cityofbonitasprings.org/discover_bonita_springs/discover_bonita_parks (read October 12, 2026)
38. City of Bonita Springs, Downtown Events (Riverside Park construction): https://www.cityofbonitasprings.org/downtown_events (read October 12, 2026)
39. City of Bonita Springs, Downtown Projects Update (posted 2026-04-08): https://bonitasprings.hosted.civiclive.com/news/what_s_new/55555555959 (read October 12, 2026)
40. Lee County Library System, Bonita Springs branch: https://www.leegov.com/library/branches/bn (read October 12, 2026)
41. Lee County Parks, Boat Ramps: https://www.leegov.com/parks/boat%20Ramps (read October 12, 2026)
42. Lee County Parks, Imperial River Preserve (no public access): https://www.leegov.com/parks/preserves/imperialriverpreserve (read October 12, 2026)
43. City of Bonita Springs Parks and Recreation: https://www.bonitaspringsparks.org (read October 12, 2026)
44. City of Bonita Springs, parks reopening release (2024-10-12): https://www.cityofbonitasprings.org/news/what_s_new/the_city_of_bonita_springs_announces_the_reopening (read October 12, 2026)
45. Lee County Parks, Bonita Beach Access #1: https://www.leegov.com/parks/beaches/bonitabeachaccess1 (read October 12, 2026)

Shopping, transit, utilities and services

46. Publix, Shoppes at Pelican Landing (Store 604) (operator's page): https://www.publix.com/locations/604-shoppes-at-pelican-landing (read October 12, 2026)
47. Publix, Bonita Bay Plaza (Store 1325) (operator's page): https://www.publix.com/locations/1325-bonita-bay-plaza (read October 12, 2026)
48. The Fresh Market, Bay Landing (operator's page): https://stores.thefreshmarket.com/fl/bonita-springs/66 (read October 12, 2026)
49. LeeTran, ULTRA On Demand: https://www.leegov.com/leetran/ultra (read October 12, 2026)
50. LeeTran Route 600 brochure (LT260210226, updated 4/26): https://www.leegov.com/leetran/Documents/LT260210226%20RT600%20IndividualBusRouteWeb16.25x8.5.pdf (read October 12, 2026)
51. Bonita Springs Utilities service area layer (utility tariff and service page): https://services1.arcgis.com/OqhnNQ4rSYio76Mh/arcgis/rest/services/ServiceArea/FeatureServer/0 (read October 12, 2026)
52. City of Bonita Springs Ordinance 21-13 (BSU franchise to 2052): https://www.cityofbonitasprings.org//Userfiles/DBFiles/server_11726458/202301/19264708/ord_21_13_ada_bsu_franchise_ordinance.pdf (read October 12, 2026)
53. Lee County GIS, Electric Territories: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/Electric_Territories/FeatureServer/0 (read October 12, 2026)
54. City of Bonita Springs Ordinance 22-07 (FPL franchise, 2022-08-17): https://www.cityofbonitasprings.org//Userfiles/DBFiles/server_11726458/202301/19248224/ord_22_07_ada_extending_the_fpl_franchise.pdf (read October 12, 2026)
55. City of Bonita Springs Ordinance 16-15 (FPL franchise): https://www.cityofbonitasprings.org//Userfiles/DBFiles/server_11726458/202301/19290640/ord_16_15_ada_fpl_franchise_with_letter_.pdf (read October 12, 2026)
56. Bonita Springs Utilities, Rates (tariffs effective 2026-01-01) (utility tariff and service page): https://bsu.us/rates/ (read October 12, 2026)
57. Lee County Solid Waste, Multi-Family Collection: https://www.leegov.com/solidwaste/multifamily/collection (read October 12, 2026)
58. Lee County Solid Waste, Your Garbage Company by Zip Code: https://www.leegov.com/solidwaste/residential/garbagecompany (read October 12, 2026)
59. Publix, The Center of Bonita Springs (Store 1449) (operator's page): https://www.publix.com/locations/1449-the-center-of-bonita-springs (read October 12, 2026)
60. Publix, Bonita Grande Crossing (Store 843) (operator's page): https://www.publix.com/locations/843-bonita-grande-crossing (read October 12, 2026)
61. Lee County Solid Waste, Multi-Family Recycling: https://www.leegov.com/solidwaste/multifamily/recycling (read October 12, 2026)
62. LeeTran service alerts: https://www.leegov.com/leetran/alerts (read October 12, 2026)
63. Bonita Springs Utilities, Our Service Area (utility tariff and service page): https://bsu.us/our-service-area/ (read October 12, 2026)
64. Bonita Springs Utilities, Start or Stop Service (utility tariff and service page): https://bsu.us/service/ (read October 12, 2026)
65. Everglades Wonder Gardens, Admission (operator's page): https://wondergardens.org/admission/ (read October 12, 2026)

Flood, hurricanes and elevation

66. FEMA National Flood Hazard Layer, MapServer (layers 1, 3, 28, 34): https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (read October 12, 2026)
67. FEMA Flood Map Service Center (check any address): https://msc.fema.gov/portal/home (read October 12, 2026)
68. Lee County, 2026/2027 FEMA proposed flood map revisions: https://www.leegov.com/dcd/flood/floodways/femamapchanges2026 (read October 12, 2026)
69. Lee County Evacuation Zones layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/EvacuationZones/FeatureServer/0 (read October 12, 2026)
70. Lee County Emergency Management, Evacuation Zone A sheet: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf (read October 12, 2026)
71. USGS 3DEP Elevation Point Query Service: https://epqs.nationalmap.gov/v1/json?x=-81.804558&y=26.369659&wkid=4326&units=Feet (read October 12, 2026)
72. USGS Short-Term Network high-water marks, Hurricane Ian (event 325): https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json?Event=325&States=FL (read October 12, 2026)
73. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022): https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (read October 12, 2026)
74. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene (AL092024): https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (read October 12, 2026)
75. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (AL142024): https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (read October 12, 2026)
76. Lee County Property Appraiser, Hazards map service (design wind speed layers 4 to 6): https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer (read October 12, 2026)
77. FEMA Pending NFHL: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer (read October 12, 2026)
78. FEMA Preliminary NFHL: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer (read October 12, 2026)
79. Lee County Watersheds layer: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Watersheds/FeatureServer/0 (read October 12, 2026)
80. City of Bonita Springs, Flood Protection: https://cityofbonitasprings.org/about_us/flood_protection (read October 12, 2026)
81. Lee County, Community Rating System discounts: https://www.leegov.com/dcd/flood/firm/insurance/discounts (read October 12, 2026)
82. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (AL112017): https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf (read October 12, 2026)

Florida Statutes, insurance and the Department of Business and Professional Regulation

83. Florida Statutes 2026, s. 718.112 (bylaws, reserves, SIRS, transfer fees): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html (read October 12, 2026)
84. Florida Statutes 2026, s. 718.111 (insurance, official records, website): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html (read October 12, 2026)
85. Florida Statutes 2026, s. 718.110 (amendments; rental amendments): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.110.html (read October 12, 2026)
86. Florida Statutes 2026, s. 718.116 (assessments, estoppel): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html (read October 12, 2026)
87. Florida Statutes 2026, s. 627.714 (unit-owner coverage): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.714.html (read October 12, 2026)
88. Citizens Property Insurance, Flood requirements: https://www.citizensfla.com/flood (read October 12, 2026)
89. FEMA NFIP, Flood Insurance for Condominium Associations (P-2223, January 2025): https://agents.floodsmart.gov/sites/default/files/media/document/2025-07/fema-nfip-flood-insurance-condominium-associations-brochure-01-2025.pdf (read October 12, 2026)
90. City of Bonita Springs, notice of FEMA CRS decision (2024-11-21): https://www.cityofbonitasprings.org/news/what_s_new/bonita_springs_notified_of_f_e_m_a_decision_to_mai (read October 12, 2026)
91. Florida Statutes 2026, s. 553.899 (milestone inspections): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html (read October 12, 2026)
92. Florida DBPR, Condominium and Cooperative SIRS Reporting: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting/ (read October 12, 2026)
93. Florida Statutes 2026, s. 201.02 (documentary stamp tax): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html (read October 12, 2026)
94. Florida Statutes 2026, s. 718.503 (resale disclosure): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html (read October 12, 2026)
95. Florida Statutes 2026, s. 627.715 (Citizens flood requirement): http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.715.html (read October 12, 2026)
96. Citizens bulletin, flood eligibility for condominiums (2023-05-12): https://www.citizensfla.com/-/20230512-update-flood-eligibility-for-condominiums (read October 12, 2026)
97. Florida DBPR, Condominiums and Cooperatives: https://www.myfloridalicense.com/DBPR/condominiums-and-cooperatives/ (read October 12, 2026)
98. DBPR SIRS database, submitted before July 2025 (Qlik): https://dbpr-publicrecords.myfloridalicense.com/qpr/single/?appid=14f1ed21-7b21-4272-af14-9eaad7911440&sheet=mcprvJW&opt=ctxmenu&select=clearall (read October 12, 2026)
99. DBPR SIRS database, submitted July 2025 and after (Qlik): https://dbpr-publicrecords.myfloridalicense.com/qpr/single/?appid=d217126f-2edc-408b-bb98-2c355b6f0429&sheet=HUGAcyE&opt=ctxmenu&select=clearall (read October 12, 2026)
100. DBPR condominium inspections page: https://condos.myfloridalicense.com/inspections/ (read October 12, 2026)
101. Citizens bulletin, Uniform Mitigation Verification Inspection Form changes (2026-03-19): https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes (read October 12, 2026)
102. My Safe Florida Home: https://mysafeflhome.com/ (read October 12, 2026)
103. Florida Department of Business and Professional Regulation, Estoppel Certificate Fees and Transfer Fees schedule: https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf (read October 12, 2026)
104. Florida Administrative Code Rule 69O-186.003, Title Insurance Rates, Florida Department of State: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003 (read October 12, 2026)

Taxes, the City budget and fire district

105. Bonita Springs Fire Control and Rescue District: https://www.bonitafire.org/ (read October 12, 2026)
106. Lee County Property Appraiser, 2026 final millage book (printed 2025-10-13) and 2026 preliminary book (2026-08-11): https://www.leepa.org/ (read October 12, 2026)
107. City of Bonita Springs Resolution 26-027 (FY2026-27 millage 0.8411, 2026-09-23): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd (read October 12, 2026)
108. City of Bonita Springs Ordinance 26-05 (Bonita Estero Rail Trail bond referendum): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=EX1EAaqD (read October 12, 2026)
109. City of Bonita Springs Resolution 26-028 (FY2026-27 budget): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uqNGAQNd (read October 12, 2026)
110. City of Bonita Springs Resolution 26-016 (Central Bonita Springs elevation project): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=4TJFAVvM (read October 12, 2026)
111. City of Bonita Springs Resolution 26-026 (aquatic facility grant): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=AXhGAbiG (read October 12, 2026)
112. City of Bonita Springs Resolution 26-029 (Bonita National agreement terminated): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=vKNGAQVd (read October 12, 2026)
113. City of Bonita Springs Resolution 26-010 (Northwest Quadrant Road agreement): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=0eNEAWod (read October 12, 2026)
114. City of Bonita Springs Green Sheet 26-04-065 (BERT ordinance): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=SHNEAfON (read October 12, 2026)
115. City of Bonita Springs, Fire and EMS impact fee increase notice (2026-04-23): https://www.cityofbonitaspringscd.org/public_announcements/2026/042326_Fire_and_Emergency_Medical_Services_Impact_Fee_Increases.html (read October 12, 2026)

Schools and health care

116. School District of Lee County, SchoolSite Locator (Lee County 26-27): https://www.schoolsitelocator.com/apps/leecounty/ (read October 12, 2026)
117. School District of Lee County, School Zones: https://www.leeschools.net/student_enrollment/school_zones (read October 12, 2026)
118. School District of Lee County, Student Enrollment Plan 2026-2027: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (read October 12, 2026)
119. School District of Lee County, High school transportation (subzones): https://www.leeschools.net/support/transportation_optimization (read October 12, 2026)
120. FLDOE, 2025-26 School Grades (as of September 1, 2026): https://www.fldoe.org/file/18534/SchoolGrades26.xlsx (read October 12, 2026)
121. NCH Healthcare, Emergency Services (operator's page): https://nchmd.org/services/emergency-services/ (read October 12, 2026)
122. Lee Health, Coconut Point Emergency Department (operator's page): https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department (read October 12, 2026)
123. Lee Health, Gulf Coast Medical Center (operator's page): https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center (read October 12, 2026)
124. Lee Health, UnitedHealthcare network notice (operator's page): https://www.leehealth.org/unitedhealthcare (read October 12, 2026)
125. Spring Creek Elementary School: https://spc.leeschools.net/ (read October 12, 2026)
126. Bonita Springs Elementary School: https://bne.leeschools.net/ (read October 12, 2026)
127. Pinewoods Elementary School: https://pin.leeschools.net/ (read October 12, 2026)
128. San Carlos Park Elementary School: https://sac.leeschools.net/ (read October 12, 2026)
129. Three Oaks Elementary School: https://oak.leeschools.net/ (read October 12, 2026)
130. Bonita Springs Middle Center for the Arts: https://bnm.leeschools.net/ (read October 12, 2026)
131. Three Oaks Middle School: https://okm.leeschools.net/ (read October 12, 2026)
132. Bonita Springs High School: https://bnh.leeschools.net/our_school (read October 12, 2026)
133. Estero High School: https://est.leeschools.net/ (read October 12, 2026)
134. South Fort Myers High School: https://sfm.leeschools.net/ (read October 12, 2026)
135. School District of Lee County, Student Enrollment: https://www.leeschools.net/student_enrollment (read October 12, 2026)
136. School District of Lee County, Choice Application: https://www.leeschools.net/student_enrollment/choice_application (read October 12, 2026)
137. Bonita Springs Charter School, Contact (operator's page): https://www.bonitaspringscharter.org/contact-us/ (read October 12, 2026)
138. NCES Private School Universe Survey, ZIP 34135 within 10 miles: https://nces.ed.gov/surveys/pss/privateschoolsearch/school_list.asp?Search=1&Zip=34135&Miles=10 (read October 12, 2026)
139. Lee Health, Bonita Community Health Center (operator's page): https://www.leehealth.org/locations/find-a-location/bonita-community-health-center (read October 12, 2026)
140. Physicians Regional Medical Center, Pine Ridge (operator's page): https://www.physiciansregional.com/physicians-regional-pine-ridge (read October 12, 2026)

Civic pipeline and roads

141. City of Bonita Springs Community Development, Projects of Interest register: https://cityofbonitaspringscd.org/resources/Projects_of_Interest.html (read October 12, 2026)
142. FDOT District One Draft Tentative Five-Year Work Program FY2027 to FY2031 (as of October 9, 2025): https://fdotwww.blob.core.windows.net/sitefinity/docs/default-source/district-1-dtwp-fy-27-31/district-1-draft-tentative-wp-fy27-31.pdf?sfvrsn=ac026c41_1 (read October 12, 2026)
143. FDOT, US 41 at Bonita Beach Road PD&E (444321-1): https://www.swflroads.com/project/444321-1 (read October 12, 2026)
144. Village of Estero, Coconut Road construction notice (2026-09-01): https://estero-fl.gov/coconut-road-construction-to-start-on-sept-8/ (read October 12, 2026)
145. FDOT, Old US 41 PD&E (435110-1): https://www.swflroads.com/project/435110-1 (read October 12, 2026)
146. FDOT, I-75 Golden Gate to Alico (452544-1): https://www.swflroads.com/project/452544-1 (read October 12, 2026)
147. FDOT SWFL Roads, Lee County construction projects: https://www.swflroads.com/projects/County/Lee/Construction (read October 12, 2026)
148. FDOT SWFL Roads, Lee County future projects: https://www.swflroads.com/projects/County/Lee/Future (read October 12, 2026)
149. FDOT District One work program documents: https://www.fdot.gov/topics/fdot-work-program/district-1-wp-public-hearings/district-1-documents (read October 12, 2026)
150. Village of Estero, Via Coconut Point Extension (South) CIP sheet (2020): https://estero-fl.gov/wp-content/uploads/library-ada/CIP/Via%20Coconut%20Point%20Extension%20%28South%29.pdf (read October 12, 2026)
151. WGCU, Parking closures at Bonita, Fort Myers Beach (2026-09-09) (press): https://www.wgcu.org/environment/2026-09-09/parking-closures-at-bonita-ft-myers-beach (read October 12, 2026)
152. WINK News, Bonita Springs voters approve $35 million for Bonita-Estero rail trail (press): https://www.winknews.com/news/lee/bonita-springs-voters-approve-35-million-for-bonita-estero-rail-trail-here-s-what-comes/article_a53f17c2-ee3f-4ce0-8407-3c1baab40ea9.html (read October 12, 2026)
153. WGCU, Bonita council OKs vote for rail trail bond (2026-03-25) (press): https://www.wgcu.org/top-story/2026-03-25/bonita-council-oks-vote-for-bond-for-rail-trail-purchase-as-final-piece-of-project (read October 12, 2026)
154. WGCU, Estero village OKs Coconut Road at US 41 rezoning (2023-07-06) (press): https://www.wgcu.org/government-politics/2023-07-06/estero-village-oks-rezoning-of-coconut-road-at-u-s-41-property (read October 12, 2026)
155. City of Bonita Springs Resolution 26-022 (Stormwater Master Plan update, adopted 2026-08-05): https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=kA1GASnz (read October 12, 2026)

Drive-time method

156. OSRM routing service on OpenStreetMap roads (table service, driving, free-flow, no traffic), five San Mirage building origins, computed October 12, 2026: https://router.project-osrm.org
157. Esri World Geocoder, destination coordinates for the drive-time tables, read October 12, 2026: https://geocode.arcgis.com/arcgis/rest/services/World/GeocodeServer
158. Lee County Parks, Little Hickory Island Beach Park: https://www.leegov.com/parks/beaches/littlehickory (read October 12, 2026)

Downloadable Documents

These San Mirage documents are published by the Lee County Clerk of Court, Lee County, the City of Bonita Springs, the School District of Lee County, the State of Florida and federal agencies. Each link opens the issuing authority's own copy, so you read the current version. Read the recorded declaration, rules and any later amendments before an offer.