Sanctuary at Imperial River is a 198-unit Bonita Springs condominium built as apartments in 2001 and converted in 2004. See 11 recorded sales at a $180,000 median, the 90-day lease and 40-pound pet rules and the flood map. Call McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Sanctuary at Imperial River owners call first when it is time to sell, and the team buyers use to read the declaration, the 2021 leasing amendment, the flood map and the condominium's safety-law file before they buy. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is a few minutes up US 41 in Bonita Springs.
Sanctuary at Imperial River is a 198-unit condominium in Bonita Springs, Florida, recorded as The Sanctuary at Imperial River, a Condominium. Its eight three-story buildings sit on River Homes Lane off US 41, between the Bay Landing shopping center and the north bank of the Imperial River, in ZIP 34135. They were built as rental apartments in 2001 and converted to a condominium in 2004. This is not the Sanctuary at Pelican Landing, The Sanctuary at Bonita Bay or any other Sanctuary in Southwest Florida.
This guide is built from the public record: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the 2004 Declaration of Condominium and its 2010, 2020, 2021 and 2025 amendments, the 1997 conservation easement on the riverbank, FEMA's flood map data 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.
McGreevy and Comisar are the best realtor for Sanctuary at Imperial River in Bonita Springs because we price and advise from the public record: every recorded Sanctuary sale for the 12 months to September 25, 2026, the 2004 Declaration with its later amendments and the flood record at all eight buildings. 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 Sanctuary at Imperial River, whether you're ready to sell your Sanctuary at Imperial River 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 and the #5 real estate team in Florida (RealTrends 2026), 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. Sellers and buyers comparing the best real estate agents in Bonita Springs should ask each agent to price one specific Sanctuary condo from the condominium's own recorded sales, plan by plan, and we do exactly that below.
We pulled every recorded Sanctuary at Imperial River sale in the Lee County record for the 12 months to September 25, 2026: 11 sales at a $180,000 median, from $140,000 to $287,000, $232.56 per square foot of county heated area, and every one a resale. In the last 12 months we tracked those 11 sales by building, floor and plan, and the full breakdown 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).
A Sanctuary sale is priced by plan and by what the buyer will read in the resale documents: the 2021 leasing rules, the 40-pound pet limit, the flood map and the structural integrity reserve study the law now requires for three-story buildings. For Sanctuary 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 board approves every buyer within 20 days of a complete file, we line up the estoppel certificate and the approval package the day a contract is signed. Get a free Sanctuary at Imperial River home valuation, read how we sell Sanctuary condos, or Call Jesse direct at (239) 898-6072.
Buyers here are comparing eight floor plans from 602 to 1,223 square feet, a board that approves every sale and lease, a lease minimum of 90 days, and fees the public record does not print. Call Marc at (239) 287-5873 for a personalized buyer consultation, read our Sanctuary at Imperial River buyer guide, or see how we represent buyers in Southwest Florida.
McGreevy and Comisar is a top-reviewed Sanctuary at Imperial River 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.
Sanctuary at Imperial River buyers and sellers in Bonita Springs should know ten facts from the record: the unit count and plans, the 2001 and 2004 history, the price, the equal shares, the lease and pet rules, the flood zone, the riverbank easement, the safety laws, the shopping center next door and what is not published.
This Sanctuary at Imperial River guide is organized so a seller or a buyer in Bonita Springs can jump straight to the record that answers the question: the condominium and its market, how it came to be, the rules and costs, the river, flood and insurance, the safety laws, schools and drive times, comparisons and the two FAQs.
Sanctuary at Imperial River is a 198-unit condominium of eight three-story buildings on River Homes Lane, off US 41 in the City of Bonita Springs, built as rental apartments in 2001 and converted to a condominium in 2004, on land that lies between the Bay Landing shopping center and the north bank of the Imperial River.
The Sanctuary at Imperial River, a Condominium, was created by a Declaration executed April 13, 2004 and approved by the state on April 22, 2004. It contains "198 residential units in 8 three-story buildings. Buildings 1, 2, 3, 5, 6, 7 and 8 each contain 24 units. Building 4 contains 30 units." One association runs it: The Sanctuary at Imperial River Condominium Association, Inc., filed with the state on January 16, 2004 and active today. The Lee County roll, the county's parcel layer and the state condominium register all agree on 198 units.
The recorded name begins with "The"; buyers search it as Sanctuary at Imperial River or Sanctuary Bonita Springs. It is not the Sanctuary at Pelican Landing, The Sanctuary at Bonita Bay, Sanctuary at Wulfert Point or Babcock Ranch's The Sanctuary. Imperial River Estates, Imperial Shores, Imperial Harbor and Imperial Bonita Estates share only the river's name.
The condominium land is Tracts F1 and L1 of the Bay Landing plat, recorded in January 1998 in Plat Book 60 Pages 60 to 66. Tract F1 is 27.27 acres including the conservation easement along the river; Tract L1 is a 7.52-acre water-management lake. The roll carries the common elements as one 31.21-acre parcel. To the north and west is the Bay Landing shopping center; to the south, the Imperial River; to the east, the Bonita Farms neighborhood along Edenbridge Court.
Every building is inside the City of Bonita Springs: municipal code B and tax district 017 on the Lee County roll, the Bonita Springs Fire Control and Rescue District, and City Council District 5. The City administers the 1995 Lee County zoning that still governs the land, Residential Planned Development, and its Future Land Use Map shows the parcel as High Density Residential.
Owning a condo at Sanctuary at Imperial River means one association and no master association, an equal share of the costs whatever the unit's size, three floors of flats in each building, the Bay Landing shopping center a short walk away, and a riverbank you can see but not use, because it is a conservation easement.
The only association that assesses Sanctuary owners is The Sanctuary at Imperial River Condominium Association. Bay Landing Owners Association, the shopping center's association, holds an easement over the condominium's lake because the lake is also the shopping center's stormwater system, and its approval is needed for any condominium amendment that would affect that system. It does not bill unit owners in any document we read.
Each building has three floors with the same number of units on each, 66 per floor across the community. The three-bedroom units are single-level flats on the first and second floors, not two-story townhouses, whatever a listing may say.
The Fresh Market at Bay Landing is about 0.05 mile from the middle of the community, a walk of one to three minutes from River Homes Lane, with restaurants and a coffee shop on Bay Landing Drive. Two Publix stores are about three minutes away by car, and an Aldi is about 1.2 miles off. A 2000 recorded agreement gives the condominium the right to use Bay Landing Drive, with the condominium paying 8.7 percent of that road's upkeep.
The Imperial River runs along the south edge of the common elements, but the bank is a perpetual conservation easement to the South Florida Water Management District that bars buildings and roads and conveys no public access. No dock, pier or launch exists, and the Declaration gives owners no river right. The public Imperial River Boat Ramp is across the river, about four minutes away by car.
Sanctuary at Imperial River recorded 11 sales at a $180,000 median in the 12 months to September 25, 2026, across eight plans. Talk to us before you list or offer: Call Jesse direct at (239) 898-6072 for a free Sanctuary home valuation, or Call Marc at (239) 287-5873 and read how we represent buyers.
The Sanctuary at Imperial River condo market recorded 11 Lee County sales at a $180,000 median in the 12 months to September 25, 2026, from $140,000 to $287,000 and $232.56 per square foot of county heated area, all resales; the median sits below every calendar year since 2022 because more one-bedroom units sold and prices eased inside each plan.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
Every figure here comes from one county statistic run on the Lee County Property Appraiser's roll and recorded sales, covering the 198 units. A group with fewer than ten sales in a window gets its count and range, never a median.
Window to September 25, 2026 | Recorded sales | Median | Range |
|---|---|---|---|
12 months | 11 | $180,000 | $140,000 to $287,000 |
24 months | 23 | $210,000 | $140,000 to $287,000 |
36 months | 37 | $220,000 | $140,000 to $330,000 |
60 months | 81 | $220,000 | $100,000 to $330,000 |
All recorded history, from April 2004 | 468 | $154,200 | $32,900 to $330,000 |
In the 12 months, seven sales fell under $200,000 and four between $200,000 and $300,000. No sale since 2004 was a developer sale.
Month | Price | Building | Floor | Plan (county heated sq ft) | Bedrooms |
|---|---|---|---|---|---|
September 2025 | $140,000 | 4 | 2 | 602 | 1 |
October 2025 | $211,000 | 7 | 2 | 1,087 | 2 |
January 2026 | $180,000 | 3 | 1 | 871 | 2 |
April 2026 | $150,000 | 3 | 3 | 645 | 1 |
June 2026 | $165,000 | 3 | 1 | 645 | 1 |
June 2026 | $230,000 | 7 | 1 | 1,223 | 3 |
June 2026 | $155,000 | 3 | 3 | 699 | 1 |
June 2026 | $282,500 | 1 | 1 | 1,051 | 2 |
July 2026 | $170,000 | 8 | 1 | 699 | 1 |
August 2026 | $287,000 | 2 | 2 | 1,051 | 2 |
August 2026 | $193,000 | 6 | 3 | 1,051 | 2 |
We print building and floor but never a unit number. The highest sale, $287,000, was a two-bedroom 1,051 square foot unit in Building 2; the lowest, $140,000, a one-bedroom 602 square foot unit in Building 4.
Year | Recorded sales | Median |
|---|---|---|
2019 | 17 | $140,000 |
2020 | 23 | $138,000 |
2021 | 25 | $162,000 |
2022 | 22 | $221,250 |
2023 | 21 | $256,000 |
2024 | 11 | $235,000 |
2025 | 13 | $217,500 |
2026 to September 25 | 9 | too few; $150,000 to $287,000 |
Two things pulled the 12-month median of $180,000 under the 2023 median of $256,000, a gap of $76,000 or 29.7 percent. The first is mix: one-bedroom units are a third of the condominium but five of the 11 sales. The second, and larger, is price within each plan: all five one-bedroom sales ran $140,000 to $170,000, every one below the 2023 one-bedroom low of $190,000, when ten one-bedroom units sold at a $202,500 median. Two-bedroom units sold at a $275,000 median in 2023; three of the five recent two-bedroom sales sit below that year's low, while the two 1,051 square foot sales at $282,500 and $287,000 match 2023 levels.
Group | Units | First window with 10+ sales | Sales | Median | Per sq ft |
|---|---|---|---|---|---|
One-bedroom | 66 | 24 months | 10 | $161,250 | $259.88 |
Two-bedroom | 100 | 36 months | 17 | $235,000 | $238.27 |
Three-bedroom | 32 | none short of all history | 7 in 60 months | $230,000 to $330,000 | n/a |
We pulled every recorded Sanctuary at Imperial River sale in the Lee County record for the 12 months to September 25, 2026: 11 sales at a $180,000 median, from $140,000 to $287,000. We matched each to its building, floor and plan from the roll, and split the five-year record by bedroom, plan and building type so a seller can see the comparables for one specific unit.
The county record shows deed price, date, size and building. It does not show condition, renovations, garage rights at the time of sale, list prices, days on market or concessions. Days on market, sale-to-list ratio, active listings and months of supply: Information not available at time of publishing (checked 2026-10-10).
Sanctuary at Imperial River is made up of eight floor plans from 602 to 1,223 square feet of county heated area, arranged in four building types across eight three-story buildings: 66 one-bedroom, 100 two-bedroom and 32 three-bedroom units, with 66 units on each floor and every unit carrying the same 1/198 share of the costs.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
Plan (county heated sq ft) | Units | Bedrooms and baths | Recorded sales, 60 months | Median, 60 months | Per sq ft |
|---|---|---|---|---|---|
602 | 30 | 1 bed, 1 bath | 15 | $185,000 | $307.31 |
645 | 12 | 1 bed, 1 bath | under 10 | range only | n/a |
699 | 24 | 1 bed, 1 bath | 12 | $200,000 | $286.12 |
871 | 12 | 2 beds, 1 bath | under 10 | range only | n/a |
1,051 | 42 | 2 beds, 2 baths | 16 | $269,250 | $256.18 |
1,087 | 40 | 2 beds, 2 baths | 19 | $235,000 | $216.19 |
1,112 | 6 | 2 beds, 2 baths | under 10 | range only | n/a |
1,223 | 32 | 3 beds, 2 baths | under 10 | range only | n/a |
The table shows the rule a Sanctuary seller needs to know: smaller plans sell for more per square foot. The 602 square foot plan's $307.31 is $91.12 above the 1,087 plan's $216.19. Pricing a one-bedroom from a two-bedroom's per-foot figure, or the reverse, gives the wrong number.
Every building has three floors with the same count on each, 66 a floor across the community. The county record lets us print the floor of every sale, which is why the market table above lists it. Elevators are not established in any record we read, so we make no claim either way; ask the listing agent and see the building.
The 32 three-bedroom units are 1,223 square foot single-level flats on the first and second floors of the corner positions. They are not two-story townhouses. Seven sold in the 60 months, from $230,000 to $330,000, too few for a median.
Seven detached garage buildings hold one-car bays. The Declaration says "Unit owners who purchase the right to use a garage shall have the exclusive right to use the garage assigned to their unit." The roll flags 44 units with a garage. Because garage rights travel by assignment and the county record does not show which sales included one, we print no garage premium; a seller with an assigned garage should make sure the listing and the estoppel say so.
Section 6.1 of the Declaration gives "Each unit in the Condominium ... a 1/198th undivided share in the common elements," and each owner's share of the common expenses equals that share. A 602 square foot one-bedroom and a 1,223 square foot three-bedroom pay the same regular assessment. That matters most to the one-bedroom owner: the fee is a larger part of the monthly cost on a $150,000 unit than on a $280,000 one.
On the 2026 roll, 50 of the 198 units carry a homestead exemption: 9 of 66 one-bedroom units, 33 of 100 two-bedroom and 8 of 32 three-bedroom. The rest are second homes, rentals under the 2021 rules, or owners who have not filed.
By county GIS, Buildings 4 and 5 sit within 100 feet of the river polygon, Buildings 1, 2, 6, 7 and 8 within 200 feet, and Building 3 within 300 feet. That is a map distance to the edge of the river parcel, not a survey and not a view statement, and the sales do not show a river premium separate from plan.
Sanctuary at Imperial River went from apartments to a condominium in four recorded steps: Lee County zoned the Bay Landing land in 1995 and capped it at 198 homes in 1997, an apartment developer built the eight buildings with certificates of occupancy on May 4, 2001, a new owner took control in December 2003, and the Declaration of Condominium was recorded in April 2004.
The land was zoned as part of Lee County's 1995 Bay Landing commercial and residential planned development, Z-95-009, which created the shopping center and a residential tract beside the river. An amendment, PD-97-024, allowed 198 dwelling units, the number the condominium has today. The City of Bonita Springs, incorporated later, now administers that zoning, and its 2040 Future Land Use Map shows the parcel as High Density Residential.
On November 25, 1997 the riverbank was placed under a perpetual Deed of Conservation Easement to the South Florida Water Management District, 13.88 acres recorded at Official Records Book 2892 Page 1249. In January 1998 the Bay Landing plat was recorded in Plat Book 60, creating Tract F1, the residential land, and Tract L1, the lake.
An affiliate of a Texas apartment developer built the community as Jefferson Apartments through a Delaware company formed in 2000. Lee County's development order record, DOS2000-00107, shows "ALL COM permits COed 5/4/01," and the 2001 and 2002 aerials already show the clubhouse and pool.
On December 16, 2003 the developer company was renamed The Sanctuary at Imperial River LLC when a Naples investment company took control. The association was filed with the state on January 16, 2004.
The Declaration was executed April 13, 2004, approved by the state's condominium division on April 22, 2004 and recorded at Official Records Book 4267 Page 2095. It states the developer "intends to convert said real property to the condominium form of ownership," and the state lists the community in its conversion records. Developer unit sales began on April 21, 2004, with a guaranteed assessment of $480 a quarter to December 31, 2004. That number is history, not a current fee.
The developer company was revoked on September 16, 2005, and from the state filings the unit owners controlled the board by about April 2005. No developer sale appears in the county record after the sell-out.
Date | Event | Record |
|---|---|---|
1995 | Bay Landing CPD and RPD zoning | Z-95-009 |
1997 | 198 dwelling units allowed | PD-97-024 |
November 25, 1997 | Riverbank conservation easement, 13.88 acres | OR 2892 PG 1249 |
January 1998 | Bay Landing plat, Tracts F1 and L1 | Plat Book 60 Pages 60 to 66 |
2000 | Road-use assignment, 8.7 percent share | OR 3272 PG 4147 |
May 4, 2001 | Apartment certificates of occupancy | DOS2000-00107 |
December 16, 2003 | Developer company renamed, new control | State filing |
January 16, 2004 | Association filed with the state | N04000000664 |
April 22, 2004 | Declaration approved and recorded | OR 4267 PG 2095 |
2010, 2020, 2021, 2025 | Amendments: lake, smoking, leasing, pets and board | Lee Clerk |
A converted building was designed to rental standards, and its systems are now more than 25 years old. The 2020 reroof, the 2023 clubhouse remodel and the 2026 exterior-wall permits show the association working through that age. A buyer should read the reserve schedule and the structural integrity reserve study, covered below, as closely as the price.
Sanctuary at Imperial River is governed by one owner-elected board of The Sanctuary at Imperial River Condominium Association, five directors on staggered two-year terms under a 2025 bylaw, with no master association over it, although the Bay Landing shopping center's association holds an easement over the lake and shares the cost of Bay Landing Drive.
The Sanctuary at Imperial River Condominium Association, Inc. was filed with the state on January 16, 2004 as document N04000000664 and has filed every annual report from 2005 to 2026. Since April 16, 2025 its mailing address has been in care of a Naples law firm. We do not name the manager or the board members.
The 2025 amendment set bylaw 4.1 at five directors serving staggered two-year terms, with all five seats elected at the 2026 annual meeting to start the stagger.
Bay Landing Owners Association, Inc. runs the shopping center's stormwater system. The condominium's 7.52-acre lake is part of that system, so the Declaration gives the shopping center association an easement over the lake (section 7.2 D) and requires its approval of any condominium amendment that would affect the surface water management system (section 22.6). It does not assess unit owners in any document we read.
A 2000 recorded assignment at Official Records Book 3272 Page 4147 gives the condominium land non-exclusive use of Tract R, Bay Landing Drive, and the condominium pays 8.7 percent of that road's maintenance cost. That share is a common expense inside the regular assessment.
Florida law requires an association of 25 units or more to keep its official records available to owners and to post key documents on a website or app. We found no association website in our search; owners can request records in writing, and buyers receive the governing documents in the resale package.
The cost to own a condo at Sanctuary at Imperial River is a quarterly assessment equal for every unit that includes water, sewer and irrigation, property taxes that ran $1,491.21 to $3,017.69 on three 2025 bills without an exemption, and the transaction fees the law caps; the current assessment amount is not in any public record.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
Assessments are billed quarterly in advance on January 1, April 1, July 1 and October 1, and every unit pays the same 1/198 share. The current regular assessment is not published in any public record we found. The adopted budget and the estoppel certificate state it, and we will read both for any unit we price.
The Declaration makes water and sewer service to the units and irrigation common expenses, and bulk cable or satellite can be one. The assessment also covers the building insurance, the reserves, the clubhouse, pool and grounds, and the condominium's 8.7 percent share of Bay Landing Drive.
Unit type | Building | 2025 bill, no exemption |
|---|---|---|
One-bedroom | 4 | $1,491.21 |
Two-bedroom | 1 | $2,594.65 |
Three-bedroom | 1 | $3,017.69 |
Each bill includes City stormwater at $20.00 and Lee County solid waste at $18.31. None carries a community development district, MSBU or MSTU line. Tax district 017 levied 12.7970 mills in 2025, and the City adopted 0.8411 mills for fiscal 2026-27 by Resolution 26-027 on September 23, 2026.
At the 12-month median of $180,000 and no exemption, the ad valorem portion would be 12.7970 times $180,000 divided by 1,000, or $2,303.46, before the two non-ad valorem lines. A buyer's bill resets after a sale because the Save Our Homes cap does not transfer, so compare the seller's bill with the new assessed value, not with what the seller paid.
On August 18, 2026 Bonita Springs voters approved a bond of up to $35 million for the BERT rail trail, 8,971 to 4,175. The per-home cost is not yet published.
Under the bylaws, a special assessment over 115 percent of the annual budget, excluding reserves, needs a majority vote of owners; a casualty deficiency assessment needs no owner vote. The record we read shows no special assessment amount; ask for the board minutes and the estoppel.
Florida caps estoppel fees at a $250 base, plus $100 for expedited service and $150 if the account is delinquent; the state's adjusted caps are $299, $119 and $179, and an association may charge less. The 2021 amendment sets the application fee for sales and leases at no more than "the maximum amount allowed by law," which it put at $100.00 per applicant in 2021, with a married couple or a parent and child counting as one applicant. Florida Statute 718.112(2)(i) now caps that fee at $150 per applicant, the figure the state's published fee schedule also lists. We found no capital contribution or transfer fee in the recorded text.
At a $180,000 price the documentary stamps are $1,260.00 and the owner's title policy on the promulgated rate is $575.00 plus $400.00, or $975.00, for $2,235.00 together, before commission, the estoppel and any proration.
The Sanctuary at Imperial River rental rules, set by a 2021 recorded amendment, allow a lease of the whole unit to a natural person for at least 90 days and no more than one year, no more than three times in a calendar year, after board approval within 20 days, and they name Airbnb and VRBO as covered, so short stays are not allowed.
The amendment, recorded as Instrument 2021000082654 and adopted February 23, 2021, says: "No unit may be leased more often than 3 times in any calendar year or for a period of less than 90 days. No lease may be for a period of more than 1 year." Only the whole unit may be leased, never a room, and the lessee must be a natural person.
The rules cover any paid occupancy, "including, but not limited to, arrangements facilitated by Airbnb, FlipKey, VRBO". A Sanctuary condo is a seasonal or annual rental, not a vacation rental, and an investor's numbers should start from a 90-day minimum.
An owner gives the association at least 20 days' notice with a copy of the lease and the applicant's information, including "a credit report, background check, and proof of lawful residency," and the board may interview the applicant. The board decides within 20 days; if it says nothing, the lease is approved. The application fee is capped at the legal maximum, now $150 per applicant under Florida Statute 718.112(2)(i), with a married couple or a parent and child counting as one.
Section 13.8 says: "an owner whose unit is leased may not use the recreation or parking facilities during the lease term." An owner who rents for the winter and visits in the same months cannot use the pool or the parking during that lease.
A tenant may have houseguests only once during the lease term, so a tenant cannot turn the unit into a revolving guest house.
The amendment bars advertising a lease that the section does not allow. A listing for a weekly or monthly stay breaks the rule before anyone checks in.
Florida Statute 718.110(13) says a rental amendment binds owners who voted for it and every owner who buys after it was recorded. Every buyer from 2021 on takes the unit under the 90-day rule, so an investor buying today should not expect any exemption.
With a 90-day floor and three leases a year, the most rental turnover a unit can have is three seasonal tenants or one annual tenant. Ask for the association's current leasing count and any waitlist at the time of the offer; the public record shows neither.
The pet, vehicle and use rules at Sanctuary at Imperial River allow two household pets up to 40 pounds each under a 2025 amendment, private cars and pickups of two tons or less with boats, trailers and motorcycles only in a closed garage, no smoking anywhere outside the unit, no age limit and at most two people a bedroom.
The 2025 amendment, Instrument 2025000280371, adopted March 27, 2025 and recorded October 20, 2025, allows "no more than two (2) commonly accepted household animals such as a dog or cat. No animal may exceed forty (40) pounds in weight." Pets must be leashed or carried outside the unit and never left unattended on a lanai. The 2004 limit was 20 pounds, so older listing remarks may be out of date.
Assistance animals must be in the owner's direct custody, on a harness or leash, under the same amendment. Fair housing law governs assistance animals, and the weight limit does not decide a reasonable accommodation request.
Section 12.7 allows private cars, mini-vans, jeeps and pickups of two tons or less. Commercial vehicles, campers, motor homes, trailers, recreational vehicles, boats, boat trailers and motorcycles are not allowed except in a closed garage. A boat owner here needs a garage bay or storage off site.
A 2020 amendment, CFN 2020000057836, adopted February 28, 2020, bars smoking on all common and limited common elements, including lanais, the pool area, the parking and the walkways.
Section 12.8 bars outside antennas and satellite dishes except where a cable or master antenna system needs one or the law allows it, and a permitted dish must sit on a movable stand, never fixed to the building, floor or roof.
Hard flooring above the ground floor needs board approval and a sound-absorbent underlayment under section 11.3 C. A buyer planning tile or wood on the second or third floor should budget for the underlayment and the approval time.
No more than two persons per bedroom may live in a unit permanently, plus up to two overnight guests, and guests may stay no longer than 60 days in a calendar year.
Section 12.2 says: "There is no restriction on the ages of occupants of units." Sanctuary is not an age-restricted community.
Owners maintain screens, windows and glass, the inside of the entry door, fixtures and wiring, appliances, water heaters, smoke alarms, all heating and air-conditioning equipment, floor coverings, shower pans and the main shut-off valve. A 2021 amendment lets the board designate high-risk components for owners to replace on a schedule.
The association does have to approve every sale at Sanctuary at Imperial River: an owner gives at least 20 days' notice before closing, the board decides within 20 days of a complete file or 60 days of the notice, silence means approval, the approval is recorded, and no owner may hold more than 10 units.
Every sale or gift needs the board's prior written approval. The owner gives notice at least 20 days before closing. The board decides within 20 days of receiving complete information, or within 60 days of the notice, and if it does not decide, the sale is approved. We build that window into the contract dates.
A company or trust buyer names one natural person as the primary occupant, who is the person the board approves.
Section 14.5 says: "No owner may own more than 10 units at any one time."
The association must furnish another buyer only when it disapproves a sale without good cause and the owner makes a written demand.
The approval is a Certificate of Approval in recordable form, recorded with the deed. A title agent will ask for it.
Under section 10.4 and Florida Statute 718.116(1), a buyer is jointly and severally liable with the seller for assessments unpaid at transfer. The estoppel certificate is the buyer's protection; never close without one.
Florida Statute 718.503(2) gives a buyer the Declaration, articles, bylaws, rules, the annual financial statement and budget, the frequently asked questions sheet and, where they apply, the inspection and structural integrity reserve study reports. The buyer's review period runs from receipt of the full package.
The amenities at Sanctuary at Imperial River are the original clubhouse with open and screened porches, a 33,200-gallon pool and a spa, a fenced hard court, a playground and seven detached garage buildings; there is no golf, marina or fitness room in any record we read.
The clubhouse is one story, 4,118 square feet of base area and 5,092 square feet gross with its open and screened porches. It appears on the 2001 aerial, so it is original to the apartments. The City issued a remodel permit, COM23-107595-BOS, on December 1, 2023, and it was finaled on June 6, 2024.
The Department of Health permits a 33,200-gallon pool, 36-60-01890, and an 1,100-gallon spa, 36-60-01891.
The common elements also include a fenced hard court and a playground.
Seven detached garage buildings of one-car bays, reroofed in 2020 with the residential buildings. Garage rights are assigned to units, not common.
No golf, marina, dock or fitness room appears in any record. We print no gate claim: the county layer and a crowd-sourced map disagree, so see it for yourself.
A Sanctuary sale is priced plan by plan, and the plan record is above. Call Jesse direct at (239) 898-6072 and request a free Sanctuary at Imperial River home valuation.
You cannot use the Imperial River or the lake from Sanctuary at Imperial River directly: the riverbank is a 13.88-acre conservation easement with no dock, pier or launch, and the 7.52-acre lake bars swimming and boating; Lee County's public Imperial River Boat Ramp is about four minutes away by car.
The perpetual Deed of Conservation Easement, recorded November 25, 1997 at Official Records Book 2892 Page 1249, gives the South Florida Water Management District 13.88 acres along the river. It bars buildings and roads, allows docks, boardwalks or mulched trails only with the District's approval, and says: "No right of access by the general public." On the aerials the conservation belt between the buildings and the water runs roughly 400 to 1,000 feet.
No dock, pier, boardwalk or launch appears on the county aerials of 2002, 2005 or 2026, in the City's permits or in the Declaration. A listing that says otherwise is wrong.
The 1995 zoning approved a boardwalk, fishing pier and canoe launch for the residential tract. None was built, and no permit for one exists.
The 1995 zoning's condition 14 says: "Swimming and boating are also prohibited with the exception of maintenance activity." The lake is also the shopping center's stormwater system, and the 2010 amendment bars digging, filling or altering its water control structures.
Lee County's Imperial River Boat Ramp at 27551 South Tamiami Trail has two ramps, a paddlecraft launch and a fishing pier walk, open "Dawn to Dusk" at "$5 per day, per vehicle." It is about 1.2 road miles and four minutes by car, or about 11 minutes on foot along the US 41 sidewalk. The City's River Park at 27550 South Tamiami Trail, 0.9 mile by road, has shell paths, boardwalks, a fishing pier and a canoe and kayak launch.
Sanctuary at Imperial River is in FEMA flood Zone AE at all eight buildings, with a base flood elevation of 9.0 feet NAVD88 at Buildings 1 to 3 and 10.0 feet at Buildings 4 to 8 on the November 17, 2022 maps; a floodway strip lies along the river on common land only, and the ground beside every building sits below its base flood elevation.
Buildings | FEMA zone | Base flood elevation (NAVD88) | Map panel |
|---|---|---|---|
1, 2, 3 | AE | 9.0 ft | 12071C0658G |
4, 5, 6 | AE | 10.0 ft | 12071C0658G |
7 | AE | 10.0 ft | 12071C0658G and 12071C0656G |
8 | AE | 10.0 ft | 12071C0656G |
Both panels took effect November 17, 2022. Zone AE is a special flood hazard area, so a lender will require flood insurance on a mortgaged building, and the association's master policy is where that starts.
About 2.8 percent of the common land is regulatory floodway, a strip along the river. No building is in it; the nearest building edge, Building 2, is about 317 feet away.
County lidar puts the ground beside the buildings at 6.6 to 9.1 feet NAVD88, a median of 8.5 feet, below the base flood elevation at every building. Ground is not floor: the first-floor elevation of each building is what sets flood risk and premium, and no elevation certificate is public. Ask the association for one.
FEMA's records show no letter of map amendment for any Sanctuary building, so every building stays in Zone AE for insurance and lending.
A letter of map revision for Angler's Paradise, 24-04-3955P, effective May 12, 2025, revised a panel area about 1,080 feet away across the river. It does not touch the condominium.
Hurricanes affect Sanctuary at Imperial River as a Zone A evacuation community beside the Imperial River: storm surge models show water over six feet above ground in a Category 2 storm, Hurricane Ian's high-water marks nearby reached 8.8 to 9.4 feet, and all eight buildings were reroofed in 2020 after Hurricane Irma.
Every building is in Lee County evacuation Zone A, storm surge zone 1, the first zone ordered out. Lee ordered Zones A and B to evacuate for Hurricane Milton, and Zones A, B and parts of C for Hurricane Ian.
The National Hurricane Center's storm surge risk maps, a near worst case in our approximate reading, show under 3 feet of water above ground at all eight buildings in a Category 1 storm, more than 6 feet in a Category 2, and more than 9 feet in Categories 3 to 5.
Five U.S. Geological Survey high-water marks from Ian, 0.48 to 1.32 kilometers away, read 8.8 to 9.4 feet NAVD88. The Hurricane Center's report says: "Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples." Those marks are not readings at Sanctuary, and we make no claim about any building's interior. A buyer should ask the association and the seller for the Ian history of the specific building.
Irma's riverine high-water marks 0.35 to 0.59 kilometers away read 4.0 to 4.3 feet NAVD88.
On February 18, 2020 the association applied for 17 permits described as "HURRICANE IRMA TEAR OFF REROOF TILE," covering all eight buildings, the clubhouse and the seven garage buildings, finaled from April to June 2020. A 2020 tile roof is 6 years old in 2026, which helps the roof-age questions below.
The association filed a federal suit against its flood insurer over a Hurricane Ian claim in 2024; the outcome is not in the record we read. Lenders ask about pending litigation, so a buyer's lender will want the current status.
The site's design wind speed is 160 mph for ordinary buildings, and it lies in the wind-borne debris region under the Florida Building Code.
Condo insurance at Sanctuary at Imperial River works in two layers: the association insures the buildings and common elements on an all-risk form including wind, with flood optional under the Declaration, and each owner is expected to carry a unit policy with leak, wind-driven rain and loss-assessment coverage.
Section 15.3 of the Declaration requires the association to insure the buildings and common elements on an all-risk form, including windstorm, with liability and fidelity coverage. Section 15.4 A makes flood coverage optional. The master policy's current terms, deductible and flood coverage are not in the public record; ask for the certificate of insurance.
Section 15.1 says an owner "is expected to carry" a unit policy with leakage, seepage, wind-driven rain and loss-assessment endorsements. Loss assessment matters most here: if a hurricane loss exceeds the master deductible, each unit pays its 1/198 share.
Citizens Property Insurance exempts condominium unit-owner policies from its flood insurance requirement. A lender may still require flood coverage.
Bonita Springs is Class 5 in FEMA's Community Rating System, worth 25 percent off National Flood Insurance Program policies rated in the special flood hazard area.
Florida Statute 627.7011(5) bars an insurer from refusing or non-renewing a homeowner's policy on roof age alone for roofs under 15 years old, and for older roofs that show five years of remaining life on inspection. The 2020 roofs are well inside the 15 years.
Wind coverage is in the association's all-risk policy. An owner's unit policy covers the interior, contents and loss assessments.
Florida's structural integrity reserve study law and milestone inspection law both reach Sanctuary at Imperial River because each building has three habitable stories: the study was due by December 31, 2025 for an association of its age, its reserves cannot be waived, and the first milestone inspection falls due by December 31, 2031.
Florida Statute 718.112(2)(g) requires a structural integrity reserve study for condominium buildings of three habitable stories or more. All eight Sanctuary buildings are three stories.
An association that existed on or before July 1, 2022 had to complete its study by December 31, 2025. The state's condominium division lets an association whose milestone inspection is due by December 31, 2026 finish the study alongside it, but "under no circumstances" after that date; Sanctuary's first milestone inspection falls in 2031, so the December 31, 2025 deadline is the one that applied here. Whether Sanctuary's study is complete and filed is not in the public record we read; it is the first document we ask for.
For budgets adopted on or after December 31, 2024, reserves for the components in the study cannot be waived or reduced by owner vote.
Florida Statute 553.899(3)(a) requires a milestone inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy. With certificates dated May 4, 2001, that is December 31, 2031, unless the City sets 25 years, which it has not published.
On September 25, 2026 the association applied for exterior-wall waterproofing permits for Buildings 1, 2, 3, 4 and 6, COM26-136620 to COM26-136624, in review or ready to issue. A Building 8 stucco repair permit was issued March 24, 2026. A buyer should ask how the work is funded: reserves, a special assessment or a loan.
Under Florida Statute 718.503(2) a buyer receives the inspection and study reports where they apply, along with the budget and financial statement. Read the study's component list against the 2026 permits.
The schools that serve Sanctuary at Imperial River are assigned by Lee County's choice zones: Elementary Zone Q, Middle Zone GG and High School South Zone 3 at every building, with choices that include Bonita Springs Middle about 1.1 to 1.3 miles away and Bonita Springs High and Estero High.
At all 20 test points the School District of Lee County assigns Elementary Zone Q, Middle Zone GG and High School South Zone 3. Zone Q includes Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools; Zone GG includes Bonita Springs Middle and Three Oaks Middle; South Zone 3 includes Bonita Springs High, Estero High and South Fort Myers High.
School | Level | 2025-26 grade |
|---|---|---|
Bonita Springs Elementary | Elementary | C |
Pinewoods Elementary | Elementary | A |
San Carlos Park Elementary | Elementary | A |
Spring Creek Elementary | Elementary | B |
Three Oaks Elementary | Elementary | A |
Bonita Springs Middle | Middle | B |
Three Oaks Middle | Middle | A |
Bonita Springs High | High | B |
Estero High | High | B |
South Fort Myers High | High | C |
Bonita Springs High and Estero High bus South Zones 2 and 3; South Fort Myers High buses South Zones 1 to 5. Students who live within 2 miles of their school get no district bus, and Bonita Springs Middle is 1.13 to 1.32 miles away in a straight line. Confirm the assignment with the district before relying on it.
From Sanctuary at Imperial River it is about 5 minutes to downtown Bonita Springs, 7 minutes to Bonita Beach Park, 6 minutes to the NCH Bonita Springs emergency department, 8 minutes to Interstate 75 and 26 minutes to Southwest Florida International Airport, by free-flow routing from the entrance.
Destination | Distance | Free-flow drive |
|---|---|---|
Downtown Bonita Springs | 2.1 mi | 5 min |
Riverside Park | n/a | 6 min |
Bonita Beach Park | 3.6 mi | 7 min |
Coconut Point | n/a | 7 min |
I-75 Exit 116 | n/a | 8 min |
NCH Bonita Springs emergency department | 3.4 mi | 6 min |
Lee Health Coconut Point emergency department | 3.9 mi | 7 min |
NCH North Naples Hospital | 5.9 mi | 10 min |
Downtown Naples | n/a | 25 min |
Southwest Florida International Airport | 17.0 mi | 26 min |
Season traffic on US 41 adds time; these are free-flow figures.
Lee Health will be out of network with UnitedHealthcare from January 1, 2027. The NCH Bonita Springs emergency department and NCH North Naples Hospital are the nearby alternatives.
Southbound trips leave River Homes Lane by a right turn onto divided US 41 and a U-turn, which the routing above includes.
Near Sanctuary at Imperial River for shopping and errands are The Fresh Market at Bay Landing about 0.05 mile away, two Publix stores about three minutes by car, an Aldi, a CVS and a Walgreens about 1.2 miles off, and LeeTran's on-demand ULTRA service, which covers all eight buildings.
The Bay Landing shopping center wraps the condominium on the north and west. The Fresh Market there is about 0.05 mile in a straight line, one to three minutes on foot from River Homes Lane, and open daily from 8:00 a.m. to 9:00 p.m. Restaurants, a coffee shop and offices line Bay Landing Drive.
Store | Distance | Drive |
|---|---|---|
The Fresh Market at Bay Landing | 0.05 mi straight-line | 1 to 3 min on foot |
Publix at Bonita Bay Plaza | 0.86 mi | 3 min |
Publix at The Center of Bonita Springs | 1.0 mi | 3 min |
Aldi | 1.2 mi | n/a |
CVS and Walgreens | 1.2 mi | n/a |
LeeTran's ULTRA on-demand zone covers all eight buildings, from 7:00 a.m. to 8:00 p.m. daily, with a BONITARIDE promotional fare of $1.50.
The City's River Park is 0.9 mile by road, and Riverside Park downtown is about six minutes by car. The Wonder Gardens offers First Sundays for Bonita Springs addresses; from June 15, 2026 regular admission is $19 for adults, $14 for children and $17 for seniors.
Daily logistics at Sanctuary at Imperial River are simple: water and sewer come from Bonita Springs Utilities inside the assessment, power from FPL, trash through the City and county solid waste line on the tax bill, and the nearest fire station is about a minute from the entrance.
Bonita Springs Utilities supplies water and sewer, and the Declaration makes both common expenses, so owners do not get a separate water bill. Florida Power and Light supplies electricity, billed to the unit.
Every 2025 tax bill we read carried Lee County solid waste at $18.31 and City stormwater at $20.00. Ask the association for the collection schedule and the recycling rules at the buildings.
The provider and any bulk contract are not in the public record. The Declaration allows bulk cable or satellite as a common expense, so ask whether one is in the budget.
Bonita Springs Fire Station 25, the district's Station Five, at 8850 West Terry Street, is about one minute from the entrance. The district held an ISO class 2 rating in its 2018 summary.
Open parking serves the buildings, garage bays are assigned to units, and a leased owner loses the parking during the lease term under section 13.8. Boats, trailers, campers and motorcycles go in a closed garage or off site.
Little is being built right beside Sanctuary at Imperial River, because the Bay Landing shopping center is fully built, but across the river Angler's Paradise is approved for 260 multi-family homes, two US 41 intersection projects are in the state's plans, and the BERT rail trail corridor runs about 1.21 miles east.
The shopping center filled in from 1998 to 2022: the supermarket in 1998, shops and offices from 1998 to 2000, restaurants in 2001, a memory-care building in 2016 and a professional building in 2022.
Angler's Paradise, development order DOS21-84507, is approved for 260 multi-family homes 0.18 to 0.31 mile south-west, across the river and US 41. A 215-unit apartment parcel and four four-story condominium buildings are in review there.
The Florida Department of Transportation lists project 449657-1, a safety project at US 41 and West Terry Street with construction in fiscal 2030, and project 444321-1 at US 41 and Bonita Beach Road, moving to design after a July 25, 2025 acceptance.
The Bonita Estero Rail Trail corridor lies 1.21 miles east. The bond approved in August 2026 funds it; the per-home cost is not yet published.
Sanctuary at Imperial River compares with nearby communities as the lower-priced of two converted apartment condominiums in central Bonita Springs: its $180,000 12-month median sits $55,000 under San Mirage's $235,000, while price per square foot is within $2.74, and Bonita Farms and Bonita Bay next door have their own guides.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
Sanctuary at Imperial River | San Mirage | |
|---|---|---|
Units | 198 | 196 |
Built | Apartments 2001, condominium 2004 | Condominium 2005 |
Location | River Homes Lane off US 41 | Bernwood Parkway |
12-month recorded sales | 11 | 12 |
12-month median | $180,000 | $235,000 |
12-month range | $140,000 to $287,000 | $150,000 to $267,000 |
Per sq ft of county heated area | $232.56 | $235.30 |
The two medians differ mostly because more one-bedroom units sold at Sanctuary in the window; per square foot, the two condominiums are within $2.74 of each other.
Bonita Farms adjoins Sanctuary to the east along Edenbridge Court and the river. It is a separate neighborhood with its own record, and our Bonita Farms guide covers it.
Bonita Bay lies beside Bay Landing across US 41. It is a master-planned community with its own associations and fees, and our Bonita Bay guide covers it.
The Gardens at Bonita Springs and Imperial Shores sit nearby and come up in searches; neither shares Sanctuary's association, rules or record.
Sanctuary at Imperial River fits a buyer who wants the lowest entry price and a walk to The Fresh Market, while San Mirage fits a buyer who wants a 2005 condominium inside a master community off Bernwood Parkway; per square foot the two are within $2.74.
If you want | Sanctuary at Imperial River | San Mirage |
|---|---|---|
The lowest entry price | Yes: 12-month low $140,000, median $180,000 | 12-month low $150,000, median $235,000 |
A walk to a grocery store | The Fresh Market about 0.05 mile away | Read the San Mirage guide |
One association, no master | Yes | Spring Creek East master above the condominium |
Leasing | 90 days minimum, 3 a year, 1 year maximum | 3 months minimum, 3 a year, 1 year maximum |
Pets | Two animals up to 40 lb | Read the 2013 declaration |
Flood zone | AE at every building, evacuation Zone A | Read the San Mirage guide |
Three-bedroom flats | 32 units of 1,223 sq ft | 1,207 sq ft three-bedroom plan |
Choose Sanctuary if price, the river setting and errands on foot come first and the equal-share assessment works for your plan. Choose San Mirage if you prefer the later build and the Spring Creek East setting. Either way, read the budget and the structural integrity reserve study first, and ask us to price the specific plan in both.
Financing a Sanctuary at Imperial River condo is different from a house because the lender reviews the whole project, not only the unit: Fannie Mae's guide lists project traits that make a condominium ineligible, the 2024 flood-insurer suit is pending litigation a lender will ask about, and FHA approval status is not found.
A lender decides whether the project is eligible. It will ask for the association's questionnaire, the budget, the insurance certificate and the reserve study.
Fannie Mae's Selling Guide B4-2.1-03, version August 5, 2026, lists ineligible project traits, including critical repairs, failed mandatory inspections, unfunded repairs over $10,000 a unit due within 12 months, certain pending litigation, and one entity owning more than 20 percent of the units in projects of 21 or more. We make no eligibility verdict for Sanctuary.
FHA project approval status is not found; the HUD lookup is form-only. Ask the lender to check it on the day of application.
The association filed a federal suit against its flood insurer over a Hurricane Ian claim in 2024; the outcome is not in the record we read. The lender decides how it weighs the suit.
Seven of the 11 recorded sales in the 12 months were under $200,000. The county record does not show financing, so we cannot say how many were cash, and a cash buyer skips the lender's project review but not the board's approval.
The pros and cons of owning at Sanctuary at Imperial River come down to price and location against flood and rules: an entry price under $200,000, a short walk to The Fresh Market and water and sewer in the assessment, set against Zone AE and evacuation Zone A, no river use and a 90-day lease minimum.
Selling a Sanctuary at Imperial River condo well means pricing it by plan on the Lee County record, putting the 2021 leasing rules, the 2025 pet rule, the flood map and the reserve study in front of a buyer early, and building the contract calendar around the board's 20-day approval and the estoppel.
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 Sanctuary at Imperial River listing agent, or thinking, 'I need to sell my house in Sanctuary at Imperial River...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. In the last 12 months we tracked 11 Sanctuary 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 Sanctuary at Imperial River seller guide. See how we sell across the city on our Bonita Springs seller guide.
We pulled every recorded Sanctuary at Imperial River sale in the Lee County record for the 12 months to September 25, 2026: 11 sales at a $180,000 median, from $140,000 to $287,000, at $232.56 per square foot of county heated area, all resales. Seven sold under $200,000 and four from $200,000 to $300,000. Five were one-bedroom units ($140,000 to $170,000), five two-bedroom ($180,000 to $287,000) and one a three-bedroom at $230,000.
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Start with our Sanctuary at Imperial River home valuation and we will follow up with a number built on the recorded sales of your plan. For the wider picture, our Bonita Springs home valuation page explains how we value homes across the city.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
We sort the recorded sales by plan first, because smaller plans sell for more per square foot: $307.31 for the 602 square foot plan against $216.19 for the 1,087 plan over 60 months. Then we match the building type and floor, then the unit's condition, garage right and flooring approvals. We never quote the community median as your price.
At $180,000, the deed documentary stamps at $0.70 per $100 are $1,260.00 and the owner's title premium at the promulgated rate is $575.00 plus $400.00, or $975.00, for $2,235.00 together. Commission is negotiable and not printed; the estoppel and any application fee are separate.
The board decides within 20 days of a complete file, and the estoppel follows the statute's timeline, so we request the estoppel and file the buyer's application the day a contract is signed. Estoppel caps are $299, plus $119 expedited and $179 delinquent.
Five questions come up before almost every Sanctuary listing.
Days on market: Information not available at time of publishing (checked 2026-10-10). The county record shows 11 recorded sales in the 12 months to September 25, 2026, a little under one a month, and the 20-day board approval sets the earliest closing.
Yes. Every sale needs the board's prior written approval, with notice at least 20 days before closing; silence after 20 days of a complete file is approval.
Yes, but the lease, its dates and its approval go to the buyer early, and the lease cannot run more than a year. We give no legal advice on what a buyer takes subject to.
Buyers will ask how it is funded. Get the board's answer, the reserve study and any special assessment notice into the listing file before the first showing.
The 2021 rules apply to every buyer: 90 days minimum, three leases a year and one year at most, with board approval of each lease.
McGreevy and Comisar are the team behind this Sanctuary at Imperial River guide, and our headquarters is a few minutes up US 41 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 Sanctuary 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.
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.
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 Sanctuary at Imperial River, see Sanctuary at Imperial River condos at Domain Realty Group.
Selling a Sanctuary condo? Call Jesse direct at (239) 898-6072. Buying at Sanctuary? 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.
Buyers ask what Sanctuary at Imperial River is, what it costs to own, what the recorded rules allow and how it sits on the flood and hurricane maps. The answers below come from the recorded Declaration and amendments, county records, state statutes and our own analysis, each 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).
Sanctuary at Imperial River, recorded as The Sanctuary at Imperial River, a Condominium, is a 198-unit condominium in eight three-story buildings on River Homes Lane off US 41 in the City of Bonita Springs, ZIP 34135, built as apartments in 2001 and converted to a condominium in 2004.
There are 198 units in eight buildings. Buildings 1, 2, 3, 5, 6, 7 and 8 have 24 units each, and Building 4 has 30, under section 2 of the Declaration.
Eight plans run from 602 to 1,223 square feet of county heated area: 66 one-bedroom units of 602 to 699 square feet, 100 two-bedroom units of 871 to 1,112, and 32 three-bedroom units of 1,223.
In the 12 months to September 25, 2026 the county recorded 11 sales at a $180,000 median, from $140,000 to $287,000, at $232.56 per square foot of county heated area.
The five one-bedroom sales of the 12 months ran $140,000 to $170,000. Over 24 months, 10 one-bedroom sales had a $161,250 median at $259.88 per square foot.
The five two-bedroom sales of the 12 months ran $180,000 to $287,000. Over 36 months, 17 two-bedroom sales had a $235,000 median at $238.27 per square foot.
One three-bedroom sold in the 12 months, at $230,000. Over 60 months, seven sold from $230,000 to $330,000, too few for a median.
No. The 1,223 square foot three-bedroom units are single-level flats on the first and second floors.
More one-bedroom units sold, and prices eased inside each plan: all five one-bedroom sales of the 12 months were below the 2023 one-bedroom low of $190,000.
The current regular assessment is not in any public record. It is billed quarterly, every unit pays the same 1/198 share, and it includes water, sewer and irrigation. The budget and the estoppel state the amount.
No master association assesses Sanctuary owners. The Bay Landing shopping center's association holds an easement over the lake, which is part of its stormwater system.
Three 2025 bills without an exemption were $1,491.21 for a one-bedroom, $2,594.65 for a two-bedroom and $3,017.69 for a three-bedroom, each with City stormwater and county solid waste lines.
No. None of the three 2025 bills carried a community development district, MSBU or MSTU line.
Yes, under the 2021 amendment: the whole unit to a natural person, at least 90 days, no more than three times a calendar year, no more than one year, with board approval within 20 days.
No. The rules name Airbnb, FlipKey and VRBO as covered arrangements, and the 90-day minimum rules out short stays.
No. Section 13.8 says an owner whose unit is leased may not use the recreation or parking facilities during the lease term.
The 2025 amendment allows two commonly accepted household animals, such as a dog or cat, of up to 40 pounds each, leashed or carried outside the unit.
No. Section 12.2 says there is no restriction on the ages of occupants.
Only in a closed garage. Section 12.7 bars boats, trailers, campers, motor homes, RVs, commercial vehicles and motorcycles outside closed garages.
Seven detached garage buildings hold one-car bays assigned to units; 44 units carry the roll's garage flag. Confirm the unit's garage right in the estoppel.
No. A 2020 amendment bars smoking on all common and limited common elements, including lanais.
Yes. Every sale needs prior written board approval; the board decides within 20 days of complete information, and silence is approval.
Yes, with one natural person named as primary occupant. No owner may own more than 10 units at once.
Zone AE at all eight buildings, with a base flood elevation of 9.0 feet NAVD88 at Buildings 1 to 3 and 10.0 feet at Buildings 4 to 8.
Yes. Every building is in Lee County evacuation Zone A, the first ordered out.
Nearby high-water marks read 8.8 to 9.4 feet NAVD88, and the association sued its flood insurer over an Ian claim in 2024. We make no claim about any unit; ask for the building's history.
All eight buildings, the clubhouse and the garages were reroofed under permits applied for February 18, 2020 and finaled April to June 2020.
Yes. All eight buildings are three stories, so the structural integrity reserve study law applies. Its completion status is not in the public record.
By December 31, 2031, 30 years from the May 4, 2001 certificates of occupancy, unless the City adopts 25 years.
There is no dock, pier or launch. The riverbank is a conservation easement. Lee County's Imperial River Boat Ramp is about four minutes away by car.
No. The 1995 zoning bars swimming and boating on the lake except for maintenance.
Elementary Zone Q, Middle Zone GG and High School South Zone 3, with choices including Bonita Springs Middle and Bonita Springs High.
Bonita Beach Park is about 3.6 miles and seven minutes by free-flow routing.
Southwest Florida International Airport is about 17.0 miles and 26 minutes.
The Fresh Market at Bay Landing is about 0.05 mile away, a walk of one to three minutes.
A lender reviews the project as a whole. We make no eligibility verdict; FHA approval status was not found, and the lender will ask about the 2024 suit.
Under Florida Statute 718.503(2): the Declaration, articles, bylaws, rules, the financial statement and budget, the frequently asked questions sheet and the inspection and reserve study reports where they apply.
Sellers ask what their Sanctuary at Imperial River condo is worth, what the board and the estoppel require, what the closing costs are and how the 2021 and 2025 amendments affect a buyer. The answers come from the same county records, recorded documents and statutes.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026).
It depends on the plan first. Over 60 months the 602 square foot plan's median was $185,000, the 699 plan $200,000, the 1,051 plan $269,250 and the 1,087 plan $235,000. Ask us for your unit's number.
$287,000 in August 2026, a two-bedroom 1,051 square foot unit in Building 2.
$140,000 in September 2025, a one-bedroom 602 square foot unit in Building 4.
11 in the 12 months to September 25, 2026; 13 in calendar 2025, 11 in 2024 and 21 in 2023.
$330,000, a three-bedroom unit, within the 36- and 60-month windows.
Yes. Over 60 months the 602 square foot plan sold at $307.31 a square foot and the 1,087 plan at $216.19.
Building type tracks plan. Buildings 1 and 2 had a $275,000 median over 60 months; Buildings 3 and 8 $187,000 over 36 months; Buildings 5, 6 and 7 $232,500 over 36 months.
The sales do not show a river premium separate from plan. Buildings 4 and 5 are closest to the river polygon by county GIS.
We print no garage premium because the county record does not show which sales included a garage right. Confirm yours in the estoppel and list it.
The board decides within 20 days of complete information or 60 days of the notice. Give notice at least 20 days before closing.
The statutory caps are $299, plus $119 expedited and $179 delinquent; the association may charge less.
No more than the legal maximum, now $150 per applicant under Florida Statute 718.112(2)(i), with a married couple or a parent and child counting as one.
Documentary stamps of $1,260.00 and an owner's title premium of $975.00, $2,235.00 together, before commission and the estoppel.
In Lee County the seller customarily pays the deed stamps of $0.70 per $100; the contract controls.
We found none in the recorded text.
Yes, but an investor buys under the 2021 rules: 90 days minimum, three leases a year and a one-year maximum.
Only within the 2025 rule of two animals up to 40 pounds each. Assistance animals follow fair housing law.
Yes, with one natural person named as primary occupant, and no owner may hold more than 10 units.
The association must furnish another buyer only when it disapproves without good cause and you make a written demand.
The buyer will see Zone AE on the FEMA map, and lenders will require flood insurance. Disclose what you know about the unit; we give no legal advice.
It is a public federal case. The buyer's lender will ask about pending litigation, so have the association's status answer ready.
The estoppel request, the buyer application, the Declaration and amendments, the budget, the reserve study status, the insurance certificate and the resale package.
A buyer is entitled to it where it applies, or to a statement that it is not done. Ask the association now.
Buyers will ask who pays. Get the board's funding answer into the listing file.
Yes; the lease and its approval go to the buyer, and no lease runs more than a year.
No. A buyer's tax resets after a sale. You may be able to port your Save Our Homes benefit to your next Florida homestead; ask the Property Appraiser.
50 of 198 units carry a homestead exemption on the 2026 roll.
Only with board approval and sound underlayment under section 11.3 C. We ask for the approval before calling a hard floor an upgrade.
Screens, windows and glass, the inside of the entry door, fixtures, appliances, water heaters, smoke alarms, air conditioning and heating, floor coverings, shower pans and the main shut-off.
Quarterly in advance on January 1, April 1, July 1 and October 1. The estoppel shows what is paid.
Information not available at time of publishing (checked 2026-10-10).
Yes. We offer discretion and off-market capability, with the same board approval and estoppel steps.
Yes, with cinematic video, drone, professional photography and our qualified-buyer database.
Call Jesse direct at (239) 898-6072 or request a free Sanctuary at Imperial River home valuation.
Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, we price your Sanctuary condo from its own plan's recorded sales.
Every figure on this Sanctuary at Imperial River page traces to a source below. Market figures come from Lee County recorded sales through September 25, 2026, from the Lee County Property Appraiser's roll dated October 11, 2026. Source titles and links are the issuing authority's own.
Recorded documents and the Clerk
Zoning, permits and the City
State and federal agencies
Lee County and local services
Operators and utilities (named, read October 13, 2026)
Further government and public records (read October 13, 2026)
These Sanctuary at Imperial River documents are published by the Lee County Clerk of Court, Lee County, the City of Bonita Springs, the State of Florida and federal agencies; each link opens the issuing authority's own copy. The budget, financial statements, reserve study and minutes are member records available from the association, not public files.
Document | Issued by | Date | Link |
|---|---|---|---|
Declaration of Condominium | Lee County Clerk, Official Records | April 2004 | |
2021 leasing and transfer amendment | Lee County Clerk, Official Records | 2021 | |
2025 pets and bylaw amendment | Lee County Clerk, Official Records | October 20, 2025 | |
2020 smoking amendment | Lee County Clerk, Official Records | 2020 | |
Deed of Conservation Easement | Lee County Clerk, Official Records | November 25, 1997 | |
Bay Landing plat | Lee County Clerk, Plat Books | 1998 | |
Resolution 26-027 (millage) | City of Bonita Springs | September 23, 2026 | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2023 | |
Student Enrollment Plan | School District of Lee County | 2026-27 | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | current |
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
