Sorrento

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

McGreevy and Comisar are the team Sorrento owners call first when it is time to sell a coach condominium on Sosta Lane, and the team buyers use to read the declaration, the CDD line on the tax bill and the recorded sales before they write an offer. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is right here in Bonita Springs, on Tamiami Trail.

Sorrento is a single-street condominium of 152 two-story coach units that D.R. Horton built from 2013 to 2017 off Bonita Beach Road SE in Bonita Springs, Florida, east of I-75 and beside Palmira. Sorrento in Bonita Springs sits inside the City of Bonita Springs, on land that was once Parcel 14 of the Parklands Lee plat, and it is governed by one condominium association and assessed by the Parklands Lee Community Development District.

This guide is built from the public record and nothing else: the recorded Declaration of Condominium of Sorrento and its Master Declaration at the Lee County Clerk, the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the 2025 Lee County tax bills, the Parklands Lee CDD's adopted fiscal 2027 budget, FEMA's flood map at every unit 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 Sorrento

McGreevy and Comisar are the best realtor for Sorrento in Bonita Springs because we price from the public record: every recorded Sorrento sale for 12, 24 and 60 months, both floor plans on the county roll, the recorded declaration, the 2025 tax bills, the CDD's fiscal 2027 budget and FEMA's map at all 152 units. 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 Sorrento, whether you're ready to sell your Sorrento 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 Sorrento market record, 12 months to September 25, 2026

We pulled every recorded Sorrento sale in the Lee County record for the 12 months to September 25, 2026: 5 sales, all resales, from $309,100 to $370,000. With fewer than 10 sales we print the count and the range, not a median. The first window with 10 or more sales is 24 months: 12 sales at a $345,000 median, from $285,000 to $375,000, or $239.78 per square foot of county heated area.

In the last 12 months we tracked 5 Sorrento sales in the Lee County record, all resales, two of them upstairs units at $369,000 and $370,000. Over 60 months the record holds 36 Sorrento sales at a $385,000 median, and the full breakdown by window, calendar year, floor plan and lake position 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 Sorrento sellers

A Sorrento sale is priced by floor plan first, because the ground-floor plan of 1,286 square feet and the upstairs plan of 1,541 square feet of county heated area record different prices, and then by position, because 72 of the 152 units sit within 100 feet of the community lake. Buyers and their lenders will ask for the association's budget, the estoppel certificate, the CDD figure for fiscal 2027 and the master insurance policy, so a well-prepared listing has those answers ready on day one. For luxury Sorrento sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our Sorrento seller guide walks through pricing a ground-floor or upstairs unit, the documents a buyer receives and the closing costs at the recorded prices.

For Sorrento buyers

Buyers here are choosing a floor before a building: a ground-floor unit with 2 or 3 bedrooms, or an upstairs unit with 3 bedrooms and its own stair, each with a garage that is part of the unit. Then the costs: one condominium association, a Parklands Lee CDD operations charge that rises to $687.71 for fiscal 2027 with no bond debt, and district 017 property taxes. FEMA's live map puts every unit in Zone X, area of minimal flood hazard. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

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

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

★★★★★ "Marc was a dynamo! He found the perfect home for us, and our requirements were many. He was there for us every step of the way and we leaned on his expertise very heavily. Always ready with advice and support through the foreclosure purchase, which was quite a challenge. The final success was the sale of my condo. Marc worked the listing with open houses, tips on making the unit more marketable and his final suggestion got it sold. Cannot say enough about what a great agent he is. It has been a pleasure to work with him." Verified Zillow review

Key Takeaways: What Should Sorrento Buyers and Sellers Know?

Sorrento buyers and sellers in Bonita Springs should know eight facts from the public record before they price, offer or list: who built it, what the two floor plans are, what the units have recorded, who governs it, what the CDD charges, what the rules allow, what FEMA's map shows and what the tax bill carries.

• Sorrento is 152 condominium units in 38 two-story buildings of four units each, built by D.R. Horton from 2013 to 2017 on Sosta Lane, inside the City of Bonita Springs.
• Lee County recorded 5 Sorrento sales in the 12 months to September 25, 2026, from $309,100 to $370,000; over 24 months, 12 sales at a $345,000 median.
• The ground-floor plan is 1,286 square feet of county heated area with 2 or 3 bedrooms; the upstairs plan is 1,541 square feet with 3 bedrooms; every unit has 2 baths and a garage that is part of the unit.
• One association, Sorrento Condominium Association, Inc., has governed everything since its master association merged into it on February 19, 2018.
• The Parklands Lee CDD charged $363.13 on the 2025 tax bill and adopted $687.71 for fiscal 2027 to repay a $600,000 lake bank program; Sorrento carries no CDD bond debt.
• The recorded declaration sets a seven-month minimum lease, no more than two leases a year, two pets and no sale approval, and contains no age restriction.
• FEMA's live map returned Zone X, area of minimal flood hazard, on all 152 units on October 17, 2026; Lee County evacuation zone D.
• District 017 carries 12.7942 mills for 2026, and the 2025 bill added $741.58 in stormwater, solid waste and CDD lines.

Table of Contents

This Sorrento guide lets a seller or a buyer in Bonita Springs jump straight to the record that answers the question: recorded sales, the two floor plans, the lake, the amenity center, the association and CDD, fees and taxes, the rules, flood and insurance, schools, drive times, the Paloma Grande comparison and the FAQs.

The community: What Is Sorrento in Bonita Springs, and Where Is It? · Is Sorrento in the City of Bonita Springs or Unincorporated Lee County? · Who Built Sorrento, and How Was It Developed?

Homes and prices: What Do Sorrento Condos Sell For? · What Are the Two Sorrento Floor Plans? · Which Sorrento Units Sit Beside the Lake? · What Amenities Does Sorrento Have?

Governance, costs and rules: Does Sorrento Have an HOA, and How Is It Governed? · What Are the Sorrento Condo Fees and Property Taxes? · What Is the Parklands Lee CDD, and Why Is the Sorrento Charge Rising? · What Rules Apply at Sorrento: Leasing, Pets, Vehicles and Alterations? · Can You Rent Out a Sorrento Condo?

Flood, storms and insurance: What Flood Zone Is Sorrento In? · What Happened in Sorrento During Hurricanes Ian, Irma and Milton? · How Do Insurance, Wind Rules and Building Codes Affect Sorrento Condos? · Do the Condo Safety Inspection and Reserve Study Laws Apply to Sorrento?

Location: What Schools Serve Sorrento? · Where Are the Nearest Hospitals and Emergency Rooms to Sorrento? · How Far Is Sorrento From the Beach, Downtown, Naples and the Airport? · What Is Near Sorrento: Groceries, Shopping, Parks and Culture? · What Is Being Built or Planned Near Sorrento?

Comparisons: How Does Sorrento Compare With Other Bonita Springs Communities? · Sorrento vs Paloma Grande at Paloma: Which Fits Your Priorities? · Why Buy in Sorrento? Honest Pros and Cons

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

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

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

Sorrento is a condominium of 152 coach-style units in 38 two-story, four-unit buildings on one private street, Sosta Lane, off Bonita Beach Road SE in Bonita Springs, ZIP 34135, east of I-75. D.R. Horton built it from 2013 to 2017 on part of Parcel 14 of the Parklands Lee plat, beside Palmira.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Lee County road and parcel layers read October 12 and 17, 2026).

The county roll names Sorrento in 153 legal descriptions: 152 condominium units and one common-element parcel of 9.692 acres. Every unit is on Sosta Lane, every one is in tax district 017, and every one carries the same recorded declaration. A separate 0.77-acre parcel holds the amenity center, a clubhouse building and a pool, and a 3.877-acre parcel holds the internal right of way; both belong to the association.

Sorrento at a glance

The one street

Every Sorrento unit has a Sosta Lane address. Sosta Lane is a private, paved street with a 50-foot right of way on the Lee County road layer, and it meets Matteotti View, a private road that runs north to Bonita Beach Road SE. Unit and house numbers are not printed on this page; the county counts, not the addresses, are what matter for pricing.

Getting in and out

Bonita Beach Road SE is a Lee County arterial posted at 45 mph beside Sorrento, and it is about 0.2 mile north of Sosta Lane by road. I-75 Exit 116 at Bonita Beach Road is about 2.6 to 2.9 miles and 7 to 8 minutes west on the OSRM router's free-flow estimate. One older recon note placed Sorrento south of Coconut Road and west of Spring Creek Road; the county road layers show that is wrong, and Sorrento sits east of I-75 on Bonita Beach Road SE. The Master Declaration also requires the association to keep a 20-foot stabilized emergency access between two of the buildings.

What sits around Sorrento

Palmira, a golf community on the same Parklands land, wraps around Sorrento, and San Remo at Palmira and Paloma at Palmira are its nearest neighbourhoods. VillageWalk of Bonita Springs is about 0.4 mile away, Enclave at Palmira about 0.8 mile, Worthington about 0.7 mile and Quail West about 0.9 mile, toward the Collier County line. The county's Parklands Lee subdivision polygon holds Sorrento and part of Palmira, which is why some maps show them together. If you are weighing more than one community, our guide to the best real estate agents in Bonita Springs explains how we work across the city.

Not Sorrento at The Colony, and not Sorrento at Miromar Lakes

Three other places use the name. Sorrento at The Colony is a 2001 condominium inside The Colony at Pelican Landing on the Estero side, with its own association and its own legal description. Sorrento at Miromar Lakes is a neighbourhood inside Miromar Lakes in Fort Myers. Sorrento Court is in Cape Coral. Every figure on this page counts only the 153 roll parcels whose legal description begins "Sorrento as described in" the 2013 declaration, all on Sosta Lane.

Is Sorrento part of Palmira?

No recorded document makes Sorrento part of Palmira. Sorrento's declaration and Master Declaration name only Sorrento's own associations, and Palmira's own welcome roster leaves Sorrento out. The one public body the two share is the Parklands Lee Community Development District, which maintains the lakes across Palmira's Phase II and Sorrento. Some listings say "Sorrento at Palmira"; that name is not on any record we read.

Is Sorrento in the City of Bonita Springs or Unincorporated Lee County?

Sorrento is inside the City of Bonita Springs. The Lee County Property Appraiser codes all 153 Sorrento parcels to the City and to tax district 017, and the county's City limit layer returned the City of Bonita Springs at all seven points we tested inside the community, so City zoning, City permits and City millage apply.

Data updated: October 2026 (Lee County Property Appraiser parcel layer and roll, read October 12, 2026; Lee County GIS layers read October 12 and 17, 2026).

The roll's municipal code is B on every Sorrento parcel, the tax district is 017, "City of Bonita Springs / Bonita Springs Fire", and the fire district is 009. Some unincorporated Lee County acreage, in tax district 086, lies about a quarter mile away outside the City limit, so the line is close; it does not cross Sorrento.

What City jurisdiction means for a Sorrento owner

City jurisdiction puts three things in the City's hands: zoning and land use under the City's Land Development Code, building permits and inspections, and floodplain administration, since the City is its own community on FEMA's map. It also puts the City's millage on the tax bill: 0.8411 mills for 2026, adopted at the rollback rate. The Bonita Springs Fire Control and Rescue District serves Sorrento from the Station 26 response zone, and the district states it holds an ISO Rating 2.

The Parklands East DRI before the City existed

Sorrento's land was planned under Lee County before the City incorporated in 1999. The county's planned development datasheet for the Parklands East RPD/CPD Development of Regional Impact lists a project total of 315.03 acres, 1,299 dwelling units and 120,000 square feet of commercial space, with amendments in 2003, 2004 and 2007. The 2007 amendment added a conversion table that let multi-family and retail entitlement move between product types. The City now administers zoning, and the Property Appraiser's layer marks 28 Sorrento records as planned unit development. The specific City action that approved the condominium on Parcel 14 was not in any record we could open.

Utilities and services by provider

Bonita Springs Utilities publishes a multi-family rate class: a water base charge of $7.34 a month per unit and a wastewater base charge of $25.82, plus usage. Which class Sorrento's meters use is an account detail we could not read, so a buyer should ask for the last few bills.

Who Built Sorrento, and How Was It Developed?

D.R. Horton, Inc. built Sorrento in Bonita Springs. It is the declarant on the recorded Declaration of Condominium of Sorrento, signed September 17, 2013, and it bought the land in September 2012 from Palmira Village, LLC. It built Sorrento as a phase condominium, one two-story, four-unit building per phase, from 2013 to 2017.

Data updated: October 2026 (Lee County Clerk recorded documents read October 17, 2026; county roll dated October 11, 2026).

D.R. Horton's own website no longer carries a Sorrento page, and the internet archive holds no copy of one, so the builder fact rests on the recorded declaration rather than on marketing. That is the stronger record anyway: page one of the declaration reads that D.R. Horton, Inc., a Delaware corporation, "hereby declares" the condominium.

The 2012 land deed

A warranty deed dated September 4, 2012 conveyed "a portion of Parcel 14 of Parklands Lee", from the plat recorded in Plat Book 79, pages 84 through 98, from Palmira Village, LLC to D.R. Horton, Inc. The deed states a nominal consideration of $10.00 and other consideration, so the land price is not on its face. Parcel 14 is the same plat family that carries Palmira's Phase II land, which explains why Sorrento sits inside Palmira's footprint without being a Palmira neighbourhood.

A phase condominium of up to 52 buildings

The declaration set up a phase condominium under section 718.403 of the Florida Statutes: 38 phases on the land and 14 more possible on additional property, for a ceiling of 52 four-unit buildings and 208 units. Section 3.2 set a floor of 152 units. D.R. Horton built exactly the floor, 38 buildings and 152 units; the 14 phases on additional property never appear on the roll. Each phase was added by a recorded amendment as its building was finished, and the roll's legal descriptions cite 18 of those amendments from 2014 and 2015.

The build years

Every building's four units share one year built on the roll. The first recorded sale of each unit runs from 2014 to 2017, and the county record shows no builder sale after 2017, so every Sorrento sale today is a resale.

Two associations, then one

The declaration created two corporations. Sorrento Condominium Association, Inc., filed February 15, 2013, runs the condominium. Sorrento Master Association, Inc., filed September 23, 2013, ran the Master Declaration, the stormwater system and the shared areas. On February 8, 2018 each held a meeting on a plan of merger: the condominium association voted 89 to 2 and the master 92 to 2. Articles of Merger filed February 19, 2018 ended the master's separate existence, and the condominium association took over its rights. Since then one association governs Sorrento.

The railroad disclosure

The recorded declaration carries a disclosure buyers rarely expect: "because of the proximity of the Condominium to an active railroad, vibration and/or noise from the railroad (and the trains on the railroad tracks) may be detectable and create a nuisance." That is the developer's 2013 disclosure, not a measured noise reading, and we did not measure the distance to the line. The same section warns that nearby construction may affect views and that square footage can be calculated in different ways.

Why it is called Sorrento

Sorrento is an Italian place name, and its neighbours' street names are Italian too: Matteotti View, Benecia Boulevard, Alessandria Circle, Boccaccio Way, Pavone Way and Vento Court. Sosta means a stop or a pause in Italian. No recorded or builder document explains the choice, so we leave it there.

What Do Sorrento Condos Sell For?

Sorrento condos in Bonita Springs recorded 5 sales in the 12 months to September 25, 2026, from $309,100 to $370,000, all resales. The first window with 10 or more sales is 24 months: 12 sales at a $345,000 median, from $285,000 to $375,000, or $239.78 per square foot of county heated area.

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

Every figure in this section comes from one tool run on the Lee County record: the county roll and sale file, qualified arm's-length sales only, windows anchored to the newest qualified sale in the county file, September 25, 2026. The tool matched all 153 Sorrento roll parcels, the 152 units and the common element, and nothing outside them.

What we measured

We pulled every recorded Sorrento sale in the Lee County record for the 12 months to September 25, 2026, then for 24, 36 and 60 months and for every calendar year back to 2019, and split the record by floor plan and by distance from the community lake. Where a group holds fewer than 10 sales in a window we list the count and the range, or the sales themselves, and print no median, because a median of five sales reads more precise than it is.

Every sale in the 12 months

Five sales out of 152 units is about 3.3 percent of the condominium changing hands in a year. Both upstairs sales landed at $369,000 and $370,000; the three 1,286-square-foot sales ran from $309,100 to $350,000, and the 3-bedroom one recorded the highest of them.

The window ladder

The ladder reads downward as the window shortens: the 60-month median of $385,000 carries the 2022 and 2023 sales near $440,000, and the 24-month median of $345,000 does not. The all-history figure includes D.R. Horton's first sales of every unit from 2014 to 2017 and is not a current value.

The 24-month record

Twelve sales, a $345,000 median and $239.78 per square foot of county heated area. Eleven of the twelve fell between $300,000 and $400,000; one, the November 2024 sale at $285,000, fell below. The five 2-bedroom ground-floor sales all recorded between $285,000 and $325,000, the 3-bedroom ground-floor sales $350,000 and $375,000, and the five upstairs sales $340,000 to $370,000.

Calendar years

Two things stand out. Volume fell from 30 sales in 2021 to 7 or 8 a year from 2022, and prices rose through 2022 and 2023, when every sale was at $355,000 or more, then eased: 2025's nine sales ran $305,000 to $375,000. The county record alone cannot say why any one sale priced where it did.

Price bands and price per square foot

In the 24 months to September 25, 2026, one Sorrento sale fell between $200,000 and $300,000 and eleven between $300,000 and $400,000; none recorded above $400,000. The 24-month median works out to $239.78 per square foot of county heated area. Heated area is the roll's figure, not the larger declaration measurement that counts the garage, so a price per square foot from a listing that uses another figure will not match.

What the county record cannot tell you

The county record holds the price, the date and the deed; it does not hold days on market, the list price, concessions or how many units are for sale today. Those come from the Southwest Florida MLS: Information not available at time of publishing (checked 2026-10-10). The roll's just value is an assessment figure for taxes, not a market value, and we never quote it as one.

Buying or Selling in Sorrento? Start With a Conversation

Every Sorrento price question starts with the plan, the bedroom count and the position, then the recorded sales of units like it. If you are selling, read our Sorrento home valuation guide or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and we will set every listing beside the record.

What Are the Two Sorrento Floor Plans?

Sorrento in Bonita Springs has two floor plans, one per floor. The ground-floor plan is 1,286 square feet of county heated area with 2 or 3 bedrooms and 2 baths; the upstairs plan is 1,541 square feet with 3 bedrooms and 2 baths. Every unit has a garage that is part of the unit, and every building holds two of each.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Declaration of Condominium read October 17, 2026).

The roll ties the plans to the unit numbers inside each building: units 1 and 2 are almost always the 1,286-square-foot plan and units 3 and 4 the 1,541-square-foot plan, with three records swapped. That gives 76 units of each size, 75 at 1,541 square feet and one recorded at 1,540.

The ground-floor plan

The ground-floor plan is 1,286 square feet of county heated area on 76 units. The roll records 2 bedrooms on 43 of them and 3 on 33, all at the same heated area, so the third room on many cards is probably a flexible room counted as a bedroom. Every ground-floor unit has 2 baths. A ground-floor unit opens at grade, with no stairs between the garage and the living space.

The upstairs plan

The upstairs plan is 1,541 square feet of county heated area on 76 units, and the roll records 3 bedrooms and 2 baths on every one. An upstairs unit is one level, reached by its own stair; the roll's "two stories" on these records describes the building, not a two-level home. The upstairs plan is about 255 square feet larger than the ground floor.

County heated area against the declaration's figures

The declaration describes the first two phases' units as 1,652 square feet on the first floor and 1,932 on the second, measured to the unit's boundaries. Those boundaries take in the garage and the lanai storage room, both of which the declaration makes part of the unit. The difference, 366 square feet on the ground floor and 391 upstairs, fits an attached garage counted in one figure and not the other. The declaration itself warns that square footage can be calculated by different methods, so we print the county's heated area everywhere on this page.

Bedrooms and baths on the record

Garage, storage and lanai

Every Sorrento unit includes a garage. Section 3.5(d) of the declaration makes the garage part of the unit: the owner maintains the garage door, floor, interior and equipment, and the association maintains the garage exterior. A storage area beside the covered lanai is also part of the unit, and the lanai with exclusive access is a limited common element. The declaration bars converting a garage to living space; garages are for parking and incidental storage. Whether each garage is a one-car or two-car bay is drawn on the declaration's floor plan sheets, which the recorded text we could read does not describe, so we do not state it.

The plans compared on one window

The two plans reach 10 sales in different windows, so we compare them on the 60 months to September 25, 2026, where both have 18 sales.

On the same 60-month window, the upstairs median runs $16,500 above the ground floor's. Per square foot the ground floor records more, because the price gap is smaller than the size gap. In the 24 months to September 25, 2026 the five upstairs sales ran $340,000 to $370,000 and the seven ground-floor sales $285,000 to $375,000.

Which Sorrento Units Sit Beside the Lake?

About half of Sorrento sits beside its community lake. On the Lee County water layer, 72 of the 152 units in Bonita Springs' Sorrento lie within 100 feet of the lake of about 2.2 acres inside the community, and 64 lie within 50 feet. No unit owns lake frontage; the edge is common or district land.

Data updated: October 2026 (Lee County water layer measured October 12, 2026; Lee County recorded sales through September 25, 2026; Parklands Lee CDD package of September 10, 2026).

Sorrento's unit parcels are building footprints, so a unit's own parcel never reaches the water. The lake bank belongs to the common elements or to the district's water management system. "Lake view" in a listing is a description, not a record; the count here is a measured distance on the county's water layer.

The lake and who looks after it

The Parklands Lee Community Development District maintains the lakes across Palmira's Phase II and Sorrento as part of a 15-lake system. Its contractor's August 2026 report lists a lake named "Sorrento": treated for algae and torpedograss on August 4, 2026, and inspected on August 25, 2026 with "No problems noted". The district's fiscal 2027 budget funds lake maintenance, aeration, aquascaping and bank mowing, and a new lake bank repair program described in the CDD section below.

The lake-side units

The 72 units within 100 feet of the lake come from the buildings set around it, and the measurement uses each unit parcel's footprint on the county layer. A buyer who wants the lake out the back should read the building's position on the plat drawing and walk it; the county distance is a strong first filter, not a view guarantee.

Lake-side sales against the rest

Over 60 months the lake-side group's median ran $45,000 above the rest. The groups do not hold the same mix of plans and bedroom counts, so the gap is not a clean lake premium; we price a lake-side unit against lake-side sales of the same plan where the record allows it.

No lake use rights on the record

The lake is a stormwater lake in the district's water management system. Neither declaration we read grants owners a right to fish, swim or boat on it, and no district rule we read grants one either. We say only that it is there, that it is maintained and that about half the units sit beside it.

What Amenities Does Sorrento Have?

Sorrento in Bonita Springs has its own amenity center: a clubhouse building of 1,269 heated square feet and a pool on a 0.77-acre parcel that D.R. Horton deeded to the association in 2015. There is no golf course, tennis court, marina or beach inside Sorrento, and Palmira's private club next door is not a Sorrento amenity.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Lee County Clerk deed and Master Declaration read October 17, 2026).

The amenity parcel's owner on the roll is still the pre-merger master association; since the 2018 merger that corporation and the condominium association are one, so the amenity belongs to Sorrento's association either way. Because it is owned by the association owners already belong to, there is no separate club membership or club dues for it on any record we read.

The amenity center

A quitclaim deed dated July 7, 2015 and recorded July 14, 2015 conveyed the parcel from D.R. Horton, Inc. to Sorrento Condominium Association, Inc. for nominal consideration. Its survey sketch is titled "SORRENTO AMENITY CENTER" and describes 0.78 acre. The county roll carries one building on the parcel, 1,269 heated square feet, first on the roll in 2018. What is inside it, a social room, a kitchen or a fitness room, is not in any record we could read, so we do not list rooms.

The pool

The roll flags a pool on the amenity parcel. No unit has a private pool. The Master Declaration gives every member "a right and easement of enjoyment in and to the non-exclusive use of the Common Area" and extends the use of the common area and its facilities to "all Members and their family, tenants, contract purchasers and invited guests", subject to the association's rules. Pool hours, guest limits and heating are set by those rules, which are not public.

What is not inside Sorrento

Palmira's golf club next door

Palmira's private golf club is on the same Parklands land. Sorrento's recorded documents give its owners no membership in it. The district does pay the Golf Club at Palmira $30,000 a year for mowing the golf-side lake banks, a maintenance contract described in the club's letter to the district in September 2026; it is not a membership right. Buyers who want golf have public and semi-private courses across Bonita Springs and Estero, each with its own fees.

The gate question

The Master Declaration lets the association own "entrance features and gates" and allows security gates, and the county's subdivision layer flags the wider Parklands Lee polygon as gated. Neither proves a gate at Sorrento's own entrance today, and no record we read describes one. We do not call Sorrento gated; a buyer who needs to know should see the entrance in person.

Public parks nearby

Pine Lake Preserve, a Lee County preserve at 27225 Kent Road with trails, fishing and bird watching, open dawn to dusk, is about 3.7 to 4.0 miles and 10 to 11 minutes away. Bonita Springs Community Park on Pine Avenue, with two public tennis courts, ball fields and the recreation center, and the City's Community Pool next to it are about 6 miles. Riverside Park downtown, home to the Liles Hotel history center, is about 5 miles; its renovation entered a second phase in April 2026 with completion set for winter 2026.

Does Sorrento Have an HOA, and How Is It Governed?

Sorrento in Bonita Springs has one association: Sorrento Condominium Association, Inc., an active Florida not-for-profit corporation filed February 15, 2013. It runs the condominium and, since its master association merged into it on February 19, 2018, everything the master ran, including the amenity center, the private street and the stormwater areas.

Data updated: October 2026 (Florida Division of Corporations records read October 17, 2026; Lee County Clerk recorded documents read October 17, 2026).

There is no separate homeowners' association layer above Sorrento today and no Palmira association on any Sorrento record. A Sorrento owner belongs to one association, pays one association assessment and votes once per unit, plus the Parklands Lee CDD line that every property inside that public district pays on its tax bill.

The association on the state record

The Division of Corporations lists Sorrento Condominium Association, Inc. as active, with annual reports filed every year from 2014 to 2026, the latest on April 15, 2026. Its principal address is in care of a community management company on Corkscrew Road in Estero, and its registered agent is a law firm. Officer names are on the state's public filing; we do not print private names.

The board and how decisions are made

The recorded By-Laws set a board of three directors, elected by the owners, each a natural person 18 or older. Fines can be imposed only after notice and a chance for a hearing. If a proposed budget would raise assessments above 115 percent of the prior year's, owners can call a special meeting on it. Amending the declaration takes at least 67 percent of the unit owners. Each unit holds one vote and an equal share, one in 152, of the common expenses and the common elements.

The 2018 merger, in plain terms

D.R. Horton set up two corporations in 2013: the condominium association and Sorrento Master Association, Inc., which ran the Master Declaration of Covenants, Conditions and Restrictions recorded October 16, 2013, the stormwater system and the shared areas. On February 8, 2018 both held owner meetings on a plan of merger and approved it, 89 to 2 and 92 to 2. The Articles of Merger filed February 19, 2018 say the master's "separate existence ... shall cease" and that the condominium association is "fully vested" in its rights. Whether the Master Declaration itself was also amended at the time is not in any record we could read; its covenants still describe the common area and its use.

Management

The association's state filing places its principal address with a community management company in Estero and its mailing address with an accounting firm in Fort Myers, both changed March 30, 2022. That is the office that issues estoppel certificates and handles lease approvals. We do not publish the manager's contact details; the listing agent or the seller provides them at contract.

The documents a buyer receives

Florida's condominium law gives a resale buyer the declaration, the articles of incorporation, the by-laws, the rules, the most recent year-end financial information and the frequently asked questions and answers sheet, with a right to cancel within a set period after receiving them (section 718.503, Florida Statutes). Because Sorrento has 25 or more units, the association must also post its governing documents, budget and financial reports on a website or app under section 718.111(12)(g). We found no public Sorrento association website, so the documents arrive through the seller at contract.

What Are the Sorrento Condo Fees and Property Taxes?

A Sorrento owner in Bonita Springs pays the condominium association assessment, the Parklands Lee CDD operations charge ($363.13 on the 2025 bill, $687.71 adopted for fiscal 2027), City stormwater and county solid waste lines, and district 017 property taxes at 12.7942 mills for 2026. The current association assessment is not in any dated public document.

Data updated: October 2026 (Lee County Tax Collector 2025 bills and the Property Appraiser's final 2026 millage book, printed October 9, 2026; Parklands Lee CDD adopted fiscal 2027 budget; read October 17, 2026).

Every line below comes from a dated first-party document: the tax bill, the millage book, the CDD's adopted budget or the recorded declaration. The association assessment is the one line we cannot print, because no budget or notice we could read states it.

The fee stack

The 2013 declaration also carried a developer guarantee that the condominium assessment would not exceed $400.00 a month during the developer period. That guarantee ended long ago; it is history, not a guide to today's assessment.

The 2026 millage lines

The water management district's three levies are 0.0948 district-wide, 0.0327 for Everglades construction and 0.1026 for the Okeechobee basin. The 2026 total is a hair below 2025's 12.7970.

Worked example: a 2026 bill at the 24-month median

At a $345,000 price, with no exemption and a just value equal to the price, the 2026 ad valorem tax would be 345,000 x 12.7942 / 1,000 = $4,414.00. Add the fiscal 2027 CDD charge of $687.71 and the 2025 levels of City stormwater, $20.00, and solid waste, $358.45, and the estimate reaches $5,480.16 before the early-payment discount and before association dues. This is arithmetic on published rates, not a bill; the Property Appraiser sets the assessed value each January 1.

What two Sorrento owners actually paid

One homesteaded ground-floor unit's 2025 bill showed an assessed value of $202,548, ad valorem tax of $2,079.73 and $741.58 in non-ad valorem lines, $2,821.31 in all before the early-payment discount. One upstairs unit's account shows $2,924.33 paid for 2025 and $2,659.87 for 2016, a nearly flat path that reflects a homestead's capped assessed value. Both are one owner's bills, shaped by that owner's exemptions.

Why a buyer's bill resets

Florida's Save Our Homes cap limits how fast a homestead's assessed value can rise while the same owner holds it. A sale ends that cap: the assessed value resets toward just value on the next January 1, so a buyer's first full bill is usually higher than the seller's. A buyer moving a Florida homestead may be able to carry part of the old cap with portability; the Lee County Property Appraiser handles the filing.

Closing-day charges a buyer should expect

The declaration requires every purchaser, on every conveyance including resales, to pay the association a $100.00 working capital contribution that is not refundable and not credited to assessments; we found no later amendment changing it. The association also issues an estoppel certificate to close. For condominiums the statute sets a base fee of $250, and the current DBPR-adjusted caps are $299, plus $119 for delivery within three business days and $179 if the unit is delinquent; the association's actual fee may be lower.

Water, sewer and power

Bonita Springs Utilities supplies water and sewer. Its multi-family class charges a water base of $7.34 a month per unit plus $4.15 per 1,000 gallons up to 6,000 gallons, rising in steps above that, and a wastewater base of $25.82 plus $4.19 per 1,000 gallons, capped at 16,000 gallons. Florida Power and Light supplies electricity. Which utility class applies to Sorrento's meters is an account detail; the seller's last bills answer it.

What Is the Parklands Lee CDD, and Why Is the Sorrento Charge Rising?

The Parklands Lee Community Development District is a public special district under Chapter 190 of the Florida Statutes that maintains the lakes and water management system across most of Palmira's Phase II and Sorrento in Bonita Springs. Its operations charge on each Sorrento unit rises from $363.13 to $687.71 for fiscal 2027, with no bond debt.

Data updated: October 2026 (Parklands Lee CDD adopted fiscal 2027 budget and assessment schedule, July 9, 2026 minutes and September 10, 2026 meeting package, read October 17, 2026).

The district describes itself as about 233.76 acres in the City of Bonita Springs, "approximately 2½ miles east of Interstate I-75 and south of the Bonita Beach Road extension". It is a government body, separate from the association: its board meets in public, its budget is adopted at a public hearing and its charge rides on the county tax bill.

What the district charges Sorrento, and why it nearly doubled

The adopted fiscal 2027 budget raises the district's gross operations levy from $189,191 to $358,296. Spread over the 521 units the district assesses, that is $687.71 a unit, the figure the district's schedule prints for Sorrento and for every other Parklands Lee neighbourhood's operations line. The main reason is a new line of $150,000 a year: "It is anticipated that the District will repair lake bank erosion and washouts during the Fiscal Year. The cost is intended to cover the annual repayment obligation on an anticipated 600K project over 5 years."

The lake bank program

At its July 9, 2026 meeting the board discussed a lake bank observation and restoration report covering the district's 15 lakes and "the need to restore the property to comply with the Environmental Resource Permit", and directed staff to pursue a small-rock option with the South Florida Water Management District. The September 10, 2026 package carried lake bank repair options and costs. The budget's wording describes a five-year repayment, so the charge should be read as a multi-year cost, though each year's figure is set by the board at its budget hearing.

No bond debt for Sorrento

The district's Series 2013 bonds are assessed only on certain Palmira neighbourhoods; the fiscal 2027 schedule shows no debt service and no outstanding principal for Sorrento. A Sorrento buyer therefore takes on no CDD bond balance, and there is nothing to prepay. A September package draft printed a higher Sorrento figure, $951.83, and the July minutes noted a "scrivener's error related to Sorrento"; the adopted budget's levy divides to $687.71, and that is the figure we print.

Where the money goes

The lake maintenance contract is shared with the neighbouring Parklands West district: $130,000 in all, split $66,467 to Parklands Lee and $63,533 to Parklands West, for lake maintenance, aeration, aquascaping and bank mowing.

Meetings and disclosure

The district's next regular meeting is listed for January 14, 2027 at 1:15 p.m. at The Renaissance Center, 28191 Matteotti View, on the road Sorrento uses to reach Bonita Beach Road. Meetings are public. Florida law requires a seller of property inside a community development district to include a CDD disclosure in the sale contract (section 190.009, Florida Statutes). The declaration's 2013 disclosure names the "Parklands West Community Development District"; the levy of record on the tax bill is Parklands Lee, and that is the district a buyer pays.

What Rules Apply at Sorrento: Leasing, Pets, Vehicles and Alterations?

The recorded Declaration of Condominium of Sorrento in Bonita Springs sets the rules a buyer lives with: a seven-month minimum lease and no more than two leases a year, up to two pets with pet liability insurance, no boats, trailers or RVs outside a garage, Board approval for hard floors and shutters, no sale approval, and no age restriction.

Data updated: October 2026 (Declaration of Condominium of Sorrento and Master Declaration, read at the Lee County Clerk October 17, 2026).

These are the 2013 recorded rules. The association can adopt further rules and amend the declaration by the vote the declaration requires, and we found no recorded amendment changing the clauses below, but a buyer should read the current rules and any amendment in the resale documents.

Buying and selling: no approval

Section 18.1: "There shall be no restriction on the right of any Unit Owner to sell, convey, or transfer his Unit." There is no association approval of a buyer and no right of first refusal. A new owner gives the association a copy of the deed within 30 days.

Pets

Section 17.2 allows "not more than two (2) domestic pets (limited to either dogs, cats or other common household pets)", leashed outside the unit. An owner keeping a pet must carry liability insurance for it naming the association as an additional insured, and the association may ask for proof each year.

Vehicles and garages

Section 17.10 bars commercial trucks, campers, recreational vehicles, boats and trailers except inside a unit's garage; unmarked pickups, SUVs and passenger vans are allowed, and a commercial vehicle used as a primary personal vehicle may be registered. Section 17.5 limits garages to parking and incidental storage and bars converting them.

Floors, alterations and air conditioning

Hard floor coverings need Board approval for sound control, and tile is not allowed on balconies (17.11). Alterations need written Board consent. Section 17.12 requires air conditioning to keep a unit at not more than 78 degrees Fahrenheit, a humidity rule common in Florida condominiums.

Hurricane shutters and impact glass

Section 17.8 allows only shutters that meet the Board's specifications, bars shutters across entrance areas and says that "if laminated impact glass is installed, no shutters shall also be installed". Section 718.113(5) of the Florida Statutes requires a condominium board to adopt hurricane shutter specifications and lets owners install protection that meets them.

Flags and signs

The declaration allows one portable United States flag and, on the listed holidays, official armed forces flags, up to 4.5 by 6 feet. The Master Declaration allows one small window sign, up to 18 by 24 inches, once the declarant period ended.

Age

The recorded declaration contains no age restriction. Sorrento is open to buyers of any age on the record.

Can You Rent Out a Sorrento Condo?

Yes, with limits. The recorded declaration lets Sorrento owners in Bonita Springs lease whole units only, for at least seven months, no more than twice in a calendar year except renewals, with the association reviewing and approving each lease and tenant for a reasonable administrative fee. Short stays and vacation rentals under seven months are not allowed.

Data updated: October 2026 (Declaration of Condominium of Sorrento, Section 18.2, read October 17, 2026; Lee County Property Appraiser roll dated October 11, 2026).

Section 18.2 reads: "No lease of a Residential Unit shall be for a period of less than seven (7) months and no Residential Unit may be leased in excess of two (2) times a calendar year except for renewals." That shapes who buys: an owner who wants seasonal income from three- or four-month stays will not find it here.

What the lease rule allows

A seven-month lease covers a full winter season or a long-term tenant. Because two leases a year is the cap and each must run at least seven months, the practical pattern is one lease at a time, renewed. Leases are subordinate to the association's rights, and the association may charge a reasonable fee to review each one.

Tenants and the amenities

The Master Declaration extends use of the common area and its facilities to tenants, through the owner's delegation under the By-Laws and subject to the association's rules. Whether the owner keeps the use of the pool and clubhouse during a lease is set by those rules, which are not public, so an owner planning to lease should read them.

Owner occupancy on the roll

On the 2026 roll, 64 of the 152 units carry a homestead exemption: 37 of the 76 ground-floor units and 27 of the 76 upstairs units. Tax bills for 92 units go to Florida addresses and for 60 to addresses in 18 other states and Canada. Those are mailing addresses and exemptions, not a census, but they show that a little over half the units are not homesteaded, so second homes and leased units are a large share of Sorrento.

Renting and the City

The City of Bonita Springs requires a rental permit from every owner who rents a dwelling that is not owner-occupied, short or long term: $100 per unit, valid three years from application, issued after a Code Enforcement inspection, with a local agent required when the owner lives outside the Twentieth Judicial Circuit (City Code Chapter 12, Article IV, on the City's rental permits page). The association's lease approval is a separate step, and a seven-month lease is not a transient vacation rental under Florida's rules.

What Flood Zone Is Sorrento In?

Every Sorrento unit record we tested on FEMA's live map on October 17, 2026 returned Zone X, area of minimal flood hazard. We swept all 152 Sorrento units in Bonita Springs at their county parcel centres and 19 separate test points, and none returned a special flood hazard area or a base flood elevation.

Data updated: October 2026 (FEMA National Flood Hazard Layer, Pending and Preliminary layers, queried October 17, 2026; USGS 3DEP elevation service; Lee County evacuation layer).

Per-point testing matters because a whole-community flood label is often wrong at the edges. Here the full sweep and every test point agree, which is why we can say all 152 units on the current map, with the date.

How we tested

We queried FEMA's National Flood Hazard Layer at the county parcel centre of each of the 152 unit records and at 19 points spread across the buildings, the lake edge and the entrance. All returned "X, area of minimal flood hazard". FEMA's Pending and Preliminary map layers, which show changes still in the pipeline, returned nothing at any point.

Panels and why we name the zone, not a number

FEMA's panel index returns two panels at every Sorrento point: a printed Collier County panel effective May 16, 2012 and a Lee County panel effective August 28, 2008 that FEMA did not print because it shows no special flood hazard area. Sorrento lies about a mile north of the county line, so both counties' panel footprints overlap it in FEMA's index. The zone, Zone X minimal hazard, is what governs a lender's decision, so that is what we print.

Ground height

The USGS 3DEP one-metre elevation service, flown in 2018, puts the ground at the 19 points at about 16.8 to 17.9 feet. That is ground, not a finished floor. A building's finished floor height comes from its elevation certificate, which the City of Bonita Springs makes searchable by address on its Community Development site.

What Zone X does not mean

Zone X minimal hazard means FEMA's model does not put the site inside the 1-percent or 0.2-percent annual-chance floodplain. It does not mean water never collects. Lee County's own Zone D evacuation sheet warns that "heavy rains can flood homes and roads" and that a major hurricane "could create saltwater surge flooding in some areas". A buyer still asks the association about any water history at the building.

Map changes on the horizon

Lee County's list of proposed flood map revisions for 2026 and 2027 revises six unincorporated-county panels; Sorrento is inside the City and on a panel the list does not name. FEMA's Pending layer returns nothing at Sorrento. We will re-test the map before every listing.

What Happened in Sorrento During Hurricanes Ian, Irma and Milton?

No public record we read ties storm damage to Sorrento itself. The National Hurricane Center records Ian's 2022 landfall at Cayo Costa as a Category 4 at 130 knots, Irma's 2017 final landfall near Marco Island and Milton's 2024 landfall on Siesta Key. Sorrento in Bonita Springs is in Lee County evacuation zone D, one of the last zones evacuated.

Data updated: October 2026 (National Hurricane Center tropical cyclone reports; City of Bonita Springs Ian progress report; Lee County evacuation layer and Zone D sheet, read October 17, 2026).

Storm history here is regional history. Sorrento sits inland, about 9 miles by road from the beach, on ground about 17 feet above sea level, inside the City, in evacuation zone D rather than the coastal zones A to C.

Ian, September 2022

Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, Category 4, according to the National Hurricane Center's report. The City of Bonita Springs' Ian progress report lists 19,427 initial damage assessments citywide: 28 parcels destroyed, 1,332 with major damage, 1,660 with minor damage, 3,796 affected and 12,610 unaffected. No assessment record we could read names a Sorrento building.

Irma, September 2017

Irma made its final landfall near Marco Island on September 10, 2017 with maximum winds of 100 knots, and its centre "tracked just east of Naples and Ft. Myers" as a Category 2. Sorrento's buildings were then between new and four years old.

Milton, October 2024

Milton made landfall on Siesta Key, well north of Bonita Springs, on October 10, 2024 as a Category 3 hurricane. The City and Lee County posted event pages for it; neither names Sorrento.

Evacuation zone D and surge zone 4

Lee County places every Sorrento unit in evacuation zone D and storm surge zone 4. The county's Zone D sheet says: "Zone D is one of our least vulnerable Evacuation Zones", "Wind, including tornados, is the most significant danger in Zone D", and "Zone D will be one of the last areas evacuated." Surge zone 4 means surge reaches the area only in the strongest storms on the county's model.

How Do Insurance, Wind Rules and Building Codes Affect Sorrento Condos?

Sorrento's buildings in Bonita Springs were designed for a 160 mph wind speed inside the wind-borne debris region and built in 2013 to 2017 under Florida's 2010 or 2014 building code. The association insures the buildings; an owner carries a unit-owner policy, which Citizens' new flood requirement does not reach.

Data updated: October 2026 (Lee County Property Appraiser hazard layer; Florida Building Commission effective dates; Citizens Property Insurance flood page and notices; Declaration of Condominium Section 14; read October 17, 2026).

Condominium insurance has two halves, and the declaration splits them. The association buys the master policy on the condominium property; the owner buys what the master policy leaves out.

Design wind and the debris region

The Lee County Property Appraiser's hazard layer puts every Sorrento point at a 160 mph design wind speed for ordinary buildings (Risk Category II) and inside the wind-borne debris region, where the code requires protected openings on new construction.

The building code era

The 4th Edition (2010) of the Florida Building Code took effect March 15, 2012, and the 5th Edition (2014) on June 30, 2015. Sorrento's 2013 and 2014 buildings were most likely permitted under the 4th Edition and its later buildings under either, depending on each permit date; the City's permit records were not readable by our tools, so we do not assign an edition to any building. Either way, every Sorrento building is a post-2012 code building.

The master policy and the unit-owner policy

Section 14 of the declaration has the association insure the condominium property and the association property. Section 14.8 says the association's insurance does not cover claims against an owner for accidents inside the unit unless the association elects otherwise, so an owner's own policy covers personal liability, contents and the parts of the unit the master policy does not. The master policy's carrier, limits, deductible and any flood coverage are in the association's records, not in a public document we could read.

Citizens and the flood requirement

Citizens Property Insurance requires flood coverage on new and renewing personal residential policies that include wind coverage, on a schedule that reaches all such policies from January 1, 2027. Its flood page adds: "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage." So a Sorrento owner's own unit-owner policy with Citizens is exempt. In Zone X a federally backed lender does not require flood insurance on the map alone, though any lender may ask for it.

Community Rating System discount

The City of Bonita Springs is a Class 5 community in FEMA's Community Rating System, and FEMA kept that rating in a City notice of November 21, 2024. For a Class 5 community the National Flood Insurance Program discount outside the special flood hazard area is 10 percent, which is the discount that would apply to an NFIP policy at Sorrento.

Roof age and the 15-year rule

Section 627.7011(5) of the Florida Statutes bars an insurer from refusing to write or renew a residential policy solely because the roof is under 15 years old. Sorrento's original roofs reach 15 years from 2028, for the 2013 buildings, to 2032 for the 2017 buildings. Roofs are part of the building the association maintains and insures, so roof age is a master-policy and reserve question first.

Wind mitigation and grants

The state's wind mitigation inspection form changed to OIR-B1-1802 (Rev. 04/26) for inspections from April 1, 2026, according to Citizens. My Safe Florida Home grants are limited by section 215.5586 to homes built before January 1, 2008, so Sorrento's 2013 to 2017 buildings fall outside that program. Citizens' 2026 homeowners multiperil rates dropped by an average of 8.8 percent statewide.

Do the Condo Safety Inspection and Reserve Study Laws Apply to Sorrento?

Florida's structural integrity reserve study and milestone inspection laws do not reach Sorrento's buildings on the statute text, because every building in the Bonita Springs condominium is two stories. The reserve study paragraph "does not apply to buildings less than three stories in height", and milestone inspections cover buildings three stories or more.

Data updated: October 2026 (Florida Statutes sections 718.112 and 553.899, read October 17, 2026; Declaration of Condominium Section 3.1).

The 2022 and 2024 condominium safety laws drove large special assessments in taller buildings across Florida. Sorrento's declaration says "Each Phase will consist of one building having two stories", and the roll agrees, so those two requirements do not apply on their own terms.

The reserve study law

Section 718.112(2)(g) requires a structural integrity reserve study for qualifying buildings and says the paragraph "does not apply to buildings less than three stories in height". Sorrento's 38 buildings are two stories each.

The milestone inspection law

Section 553.899 requires milestone inspections of condominium and cooperative buildings "three stories or more in height". Sorrento's buildings are below that line.

Ordinary reserves still apply

Section 718.112(2)(f) still requires a condominium budget to carry reserve accounts for roof replacement, painting and any other item costing more than $10,000, unless the owners vote to waive or reduce them. Whether Sorrento's owners have ever voted a waiver, and how funded the reserves are, is in the association's budget and minutes, which a buyer receives with the resale documents.

Special assessments

We found no special assessment on any public Sorrento record. Special assessments are adopted in board minutes and noticed to owners, and those are not public; the estoppel certificate discloses any that are due.

What Schools Serve Sorrento?

Every Sorrento address we tested returned the same School District of Lee County zones for 2026-27: elementary Zone Q, middle Zone GG and high school South Sub-zone 3. Families rank schools inside each zone; the nearest zone schools to Sorrento in Bonita Springs are Bonita Springs Elementary, Middle and High, each about 5 to 7 miles by road.

Data updated: October 2026 (School District of Lee County zone data and Student Enrollment Plan 2026-2027; Florida Department of Education 2025-26 school grades as of September 1, 2026; read October 17, 2026).

Lee County assigns by choice within a zone, not by one assigned school. The district's Student Enrollment Plan, approved December 1, 2025, lists the schools each zone can rank.

The zone schools and their grades

Grades are the Florida Department of Education's 2025-26 school grades, as of September 1, 2026. Drive times are free-flow estimates from the OSRM router.

High school busing

The district's transportation table buses South Sub-zone 3 students to Bonita Springs High, Estero High and South Fort Myers High, so a Sorrento student has district busing to all three. Dunbar High is available by waiver under the enrollment plan.

Charter and choice

Bonita Springs Charter School (grade A for 2025-26) and Oak Creek Charter School of Bonita Springs (grade C) run their own admissions. The district's choice application handles in-zone ranking.

Walking distance

Every zone school is more than two miles from Sorrento in a straight line; the nearest, Bonita Springs Elementary, is about 3.9 miles. That is beyond the district's two-mile walk range, so district transportation applies.

Confirming a school for a unit

Zones are set each year. Every point we tested returned the same zones for 2026-27, and a buyer confirms with the district's own address lookup at contract.

Where Are the Nearest Hospitals and Emergency Rooms to Sorrento?

The nearest hospital to Sorrento in Bonita Springs is NCH North Naples Hospital, about 10 miles and 18 to 19 minutes south. NCH's freestanding emergency department on South Tamiami Trail and Lee Health's Coconut Point emergency department in Estero are each about 10 to 11 miles, and Lee Health's trauma centre at Gulf Coast Medical Center is about 22 miles.

Data updated: October 2026 (hospital operators' location pages; Lee Health UnitedHealthcare notice; OSRM routes from seven Sorrento points, October 17, 2026).

Drive times are free-flow estimates from seven points inside Sorrento. Season and rush hour on Bonita Beach Road and I-75 add time.

Emergency care by drive time

Lee Health and UnitedHealthcare in 2027

Lee Health's own notice: "Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare. This includes employer-based, individual and Medicare Advantage plans." A Sorrento buyer on a UnitedHealthcare plan should check which hospitals their plan covers.

Fire and rescue

Sorrento is in the Bonita Springs Fire Control and Rescue District's Station 26 response zone on the county's fire layer, and the district states it holds an ISO Rating 2.

How Far Is Sorrento From the Beach, Downtown, Naples and the Airport?

Sorrento in Bonita Springs is about 2.6 to 2.9 miles and 7 to 8 minutes from I-75 Exit 116, about 9 miles and 18 to 19 minutes from Bonita Beach Park, about 5 miles from downtown Bonita Springs, about 19 miles and 28 to 29 minutes from Southwest Florida International Airport and about 20 miles from downtown Naples.

Data updated: October 2026 (OSRM free-flow routes from seven Sorrento points with Esri-geocoded destinations, October 17, 2026; Lee County Parks pages read October 17, 2026).

Sorrento's position east of I-75 on Bonita Beach Road makes the interstate close and the beach a longer drive than from the US 41 side of town.

Drive-time table

Beach parking in 2026

Bonita Beach Park's parking lot and amenities have been closed since September 8, 2026 for Hurricane Ian repairs, with pedestrian access through Beach Access #1. The Beach Access #1 lot closes November 1, 2026, with pedestrian access staying open. Accesses #2 to #9 are free to park, and Little Hickory Island Beach Park's lot has also been closed since September 8, 2026, according to Lee County Parks.

No public transit

Lee County's transit layers show no LeeTran ULTRA on-demand zone at Sorrento and no fixed-route bus stop within about 3.7 miles. A car is needed for every errand.

What Is Near Sorrento: Groceries, Shopping, Parks and Culture?

The nearest grocery to Sorrento in Bonita Springs is Publix at Bonita Grande Crossing, about 2.1 to 2.4 miles and 6 to 7 minutes away and open 7 a.m. to 10 p.m. daily. Regional shopping at Coconut Point and Miromar Outlets is about 11 miles, and downtown Bonita Springs, with Riverside Park and the library, is about 5 miles west.

Data updated: October 2026 (store, mall, library and park operators' pages and Lee County layers, read October 17, 2026; OSRM routes).

We name places, not rankings; no business on this page is rated or reviewed.

Groceries

Regional shopping and entertainment

Coconut Point in Estero, an outdoor centre of "over 110 stores" on its operator's page, is about 11.4 to 11.7 miles. Miromar Outlets on Corkscrew Road is about 10.8 to 11.1 miles, the Promenade at Bonita Bay about 8 miles, and Hertz Arena, home of the Florida Everblades, about 11.3 to 11.6 miles.

Parks and preserves

Pine Lake Preserve, about 4 miles, has trails, fishing and bird watching. Bonita Springs Community Park and the Community Pool on Pine Avenue are about 6 miles. The Imperial River Boat Ramp, a Lee County ramp at 27551 South Tamiami Trail with two ramps, a paddlecraft launch and fishing, open dawn to dusk, is about 6.6 to 6.9 miles and the nearest place to launch a boat.

Library and culture

The Bonita Springs Public Library on Reynolds Street, a two-story building opened in 2019 beside Riverside Park, is about 5.2 to 5.5 miles. Arts Bonita's Performing Arts Center on Bonita Beach Road is about 5 miles, and Everglades Wonder Gardens on Old 41 Road, with adult admission of $19 at its June 15, 2026 rates, about 5.4 to 5.7 miles. Florida Gulf Coast University is about 13 miles north.

What Is Being Built or Planned Near Sorrento?

The largest change near Sorrento in Bonita Springs is Revana Lakes, a 299-home community by Seagate Development Group that City Council approved 4 to 3 on about 90 acres across Bonita Beach Road from Palmira. Midtown at Bonita, a 68-acre mixed-use centre at Bonita Beach Road and Bonita Grande Drive, is under construction about 1.6 miles away.

Data updated: October 2026 (WGCU, October 17, 2025; Business Observer, June 18, 2026; FDOT project pages; Parklands Lee CDD budget; Lee County roll and zoning-case layer, read October 17, 2026).

None of these projects is on Sorrento's land, and none changes its zoning. They change traffic, shopping and views on Bonita Beach Road.

Projects table

Revana Lakes

WGCU reported on October 17, 2025 that "Council voted 4-3 to allow for changes to its comprehensive plan that will enable Seagate Development Group to build Revana Lakes, a 299-home community across from the Palmira" community, on land once designated DR/GR under the county's plan. The 2026 county roll shows 25 parcels owned by Seagate Revana LLC on the north side of Bonita Beach Road SE, in the section directly north of Sorrento's. Construction dates were not on the City's public case list.

Midtown at Bonita

Midtown's developer describes it as "just east of I-75 on Bonita Beach Road" with more than 30 acres of preserves, open space and lakes, and the Business Observer reported on June 18, 2026 that "The 68-acre Midtown at Bonita development is under construction" with more tenants signed. It sits about 1.6 miles from Sorrento on the county road layer.

I-75 work

FDOT's project 446344-1 is resurfacing I-75 from south of Bonita Beach Road to north of Alico Road, a $22.9 million construction job, and project 452544-1 plans express lanes from Golden Gate Parkway to Corkscrew Road. Sorrento's interchange, Exit 116, sits inside both corridors.

The rail trail bond

Bonita Springs voters approved a $35 million general obligation bond for the Bonita Estero Rail Trail on August 18, 2026. The City has not published a cost per home.

How Does Sorrento Compare With Other Bonita Springs Communities?

Sorrento is one of the smaller and lower-priced condominium choices east of I-75 in Bonita Springs: 12 recorded sales at a $345,000 median over 24 months, against Paloma Grande's $325,000 median on 13 sales in 12 months and VillageWalk's attached homes at $426,500 on 38 sales. Sorrento is the only one of the three in Zone X everywhere.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, from our community research for each place; FEMA National Flood Hazard Layer).

Every row below is a county figure from the same tool, the same roll and the same September 25, 2026 anchor. The windows differ where a group needs a longer one to reach 10 sales, and the table names each window.

Benchmark table

Reading the comparison

Sorrento and Paloma Grande are close cousins: both are D.R. Horton coach condominiums of two-story, four-unit buildings with a garage in every unit, and on 24 months both record a $345,000 median, Sorrento on 12 sales and Paloma Grande on 25. Per square foot, Sorrento's 24-month $239.78 sits near Paloma Grande's 12-month $228.46. VillageWalk of Bonita Springs attached homes sell higher, inside a larger amenity community. The clearest difference on the record is flood: Sorrento returns Zone X minimal hazard everywhere, while 80 of Paloma Grande's 136 units sit in Zone AE.

Sorrento vs Paloma Grande at Paloma: Which Fits Your Priorities?

Sorrento and Paloma Grande are the two D.R. Horton coach-home condominiums Bonita Springs buyers most often weigh against each other. On the county record they price alike, about $345,000 over 24 months, but Sorrento sits in FEMA Zone X and evacuation zone D east of I-75, and Paloma sits partly in Zone AE and evacuation zone B.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; FEMA National Flood Hazard Layer; Lee County evacuation layer; recorded declarations; our Paloma research of October 12, 2026).

Paloma Grande is the condominium inside Paloma, off Imperial Parkway on the west side of I-75, about 3.9 miles from Sorrento. Both were built by the same builder within a few years, so the differences are about position, layers of governance and the map, not about the product.

Decision table

Which fits which buyer's priorities

A buyer who puts the flood map first will find Sorrento's Zone X minimal result on every unit the simpler file, and its evacuation zone D is one of the last called. A buyer who wants a closer drive to US 41 and the beach may prefer Paloma Grande with the amenities of the Paloma master association, and should price in its flood zone by phase and its two layers of dues. On cost, Sorrento's single association and its CDD line compare with Paloma Grande's condominium and master assessments; the condominium assessments of both are documents-only figures, so we compare budgets side by side at contract. Our Paloma guide and our Paloma Grande guide carry their full records.

Why Buy in Sorrento? Honest Pros and Cons

Sorrento's strengths on the Bonita Springs record are its Zone X minimal flood result on every unit, its newer post-2012 buildings, a garage with every unit, one association, no CDD debt and quick I-75 access. Its trade-offs are a CDD charge that nearly doubles for fiscal 2027, an unpublished association assessment, a seven-month lease minimum and a longer drive to the beach.

Data updated: October 2026 (sources as cited in each section of this guide).

Every point below is drawn from the sections above, and each has its record behind it.

Strengths on the record

• Flood map: every unit returned Zone X, area of minimal flood hazard, on October 17, 2026, with ground at about 17 feet.
• Evacuation zone D: one of the county's least vulnerable zones and among the last evacuated.
• Buildings: built 2013 to 2017 under the post-2012 Florida Building Code, designed to a 160 mph wind speed.
• Two stories: the reserve study and milestone inspection laws do not reach these buildings on the statute text.
• A garage in every unit, and a storage room off the lanai.
• One association since the 2018 merger, and no CDD bond debt.
• Interstate access: I-75 Exit 116 about 7 to 8 minutes; Publix about 6 to 7 minutes.
• No sale approval and no right of first refusal.

Trade-offs on the record

• The CDD charge rises from $363.13 to $687.71 for fiscal 2027, for a five-year lake bank program.
• The association assessment is not published in any document we could read; it arrives with the resale documents.
• Leasing is limited: seven months minimum and two leases a year, so short seasonal rentals are out.
• The beach is about 9 miles, and Bonita Beach Park's lot has been closed since September 8, 2026 for repairs.
• A railroad disclosure sits in the recorded declaration.
• No public transit reaches Sorrento.
• A small amenity center, not a club with golf or tennis.

What a careful buyer should weigh

A careful Sorrento buyer reads the current budget and the estoppel certificate before setting an offer, asks for the master policy's deductible, checks the CDD's fiscal 2027 budget and the next year's when it is proposed, and decides whether a seven-month lease minimum fits the plan for the unit. The flood map is the easy part here; the paperwork is where the price is set.

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

Selling a Sorrento condo in Bonita Springs well means pricing it against the recorded sales of its own floor plan and position, and having the budget, the estoppel figure, the CDD charge and the master policy ready before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Sorrento listing around those steps.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Florida statutory rates read October 17, 2026).

If you're searching for the best Sorrento listing agent, or thinking, 'I need to sell my condo in Sorrento...', 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 Sorrento unit against the recorded sales of its own plan, set it beside the lake-side record where it applies, and put the declaration, the CDD figure and the flood result in front of the buyer before the buyer asks. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 for a confidential conversation.

• 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

Sorrento sales in the last 24 months, by plan

We pulled every recorded Sorrento sale in the 24 months to September 25, 2026: 12 sales at a $345,000 median, from $285,000 to $375,000, or $239.78 per square foot of county heated area. In the 12 months there were 5 sales, $309,100 to $370,000. By plan, the 24-month record holds 7 ground-floor sales from $285,000 to $375,000 and 5 upstairs sales from $340,000 to $370,000; on the common 60-month window the ground floor's median is $371,000 and the upstairs $387,500, each on 18 sales.

Clients describe working with us across more than one sale in their own words.

★★★★★ "Marc was key in three real estate transactions for my wife and I in the past ten years! He worked tirelessly for us in all three deals! We highly recommended Marc to anyone wanting a true professional." Verified Zillow review

Our Sorrento seller guide covers pricing by plan and position, the documents a buyer receives and the closing lines. See how we sell homes across the area on our Bonita Springs seller guide.

What Is My Sorrento Condo Worth?

Start with our free home valuation: Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, and we will follow up with a Sorrento number built on the recorded sales of your plan, bedroom count and position. For the Sorrento walk-through, read our Sorrento home valuation guide, and for the wider city picture our Bonita Springs home valuation page explains how we value homes across Bonita Springs.

Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Seller closing costs at Sorrento prices

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 and the owner's title policy premium at Florida's promulgated rate: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000.

The seller customarily pays both in Lee County; the contract controls; commission and closing-fee amounts are not printed. The association's estoppel certificate is a separate charge, capped at $299 for the standard certificate under DBPR's current schedule.

What buyers ask about a Sorrento listing

• The current budget and assessment, which no public document states.
• The CDD charge, $687.71 for fiscal 2027 with no bond debt.
• The master policy, its deductible and whether it carries flood coverage.
• The lease rules, if the buyer plans to rent: seven months minimum, two leases a year.
• Pets: two, with pet liability insurance naming the association.
• The flood zone: Zone X minimal on every unit, a short answer.

How long does a Sorrento condo take to sell?

Days on market come from the Southwest Florida MLS, not the county record: Information not available at time of publishing (checked 2026-10-10). What the county record does show is volume: 5 recorded sales in the 12 months to September 25, 2026 and 36 in the 60 months.

Do I need an estoppel certificate to sell in Sorrento?

Yes. The association issues it under section 718.116(8) of the Florida Statutes, stating what is owed on the unit. The statutory base is $250, and DBPR's current adjusted caps are $299, plus $119 for delivery in three business days and $179 if the account is delinquent.

Who pays documentary stamps when I sell?

In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of the price, and the contract controls. At the $345,000 24-month median that is $2,415.00.

Does my buyer need association approval?

No. Section 18.1 of the declaration puts no restriction on a sale and gives the association no right of first refusal; the buyer sends the association a copy of the deed within 30 days. The buyer pays a $100.00 working capital contribution at closing.

Do I have to disclose the CDD?

Yes. Florida law requires a seller of property inside a community development district to include the statutory CDD disclosure in the contract (section 190.009). For Sorrento that is the Parklands Lee CDD, with no bond debt.

Does the lake position change my price?

It can. Over 60 months the 17 recorded sales within 100 feet of the community lake ran at a $410,000 median and the 19 farther away at $365,000, though the two groups mix plans differently. We price a lake-side unit against lake-side sales of the same plan.

Talk to Us First

Before you list a Sorrento condo, talk to us about its plan, its position and its paperwork. Call Jesse direct at (239) 898-6072, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation.

Your Local Real Estate Experts

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

Awards and recognition

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

How to reach us

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

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

You can also read more about McGreevy and Comisar.

Our team

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

★★★★★ "Marc is a very market knowledgeable guy. He knows how to get things done quick and is very efficient with the buying process. Marc is also very patient with your buying process to find the right home for you and your family! Great guy! Thanks again for all your work." Verified Zillow review

To see Sorrento and other Bonita Springs homes for sale, visit Bonita Springs at Domain Realty Group.

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

Sorrento FAQ: Buyer Edition

Buyers ask who built Sorrento in Bonita Springs, what the two floor plans are, what units sell for, what the condo fee and the CDD charge are, whether it floods, what the lease and pet rules say and which schools serve it. The answers below come from the recorded declaration, the Lee County record and state and federal sources, each tied to its date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; FEMA National Flood Hazard Layer read October 17, 2026; Parklands Lee CDD fiscal 2027 budget; School District of Lee County 2026-27 zone data).

One buyer's review sums up how we work through a hard file: ★★★★★ "Marc was really helpful throughout the long and drawn out shortsale process. He was very responsive whenever I had questions and was always friendly and professional. I highly recommend him for any real estate transaction." Verified Zillow review

Who built Sorrento in Bonita Springs?

D.R. Horton, Inc. built Sorrento. It is the declarant on the recorded Declaration of Condominium of Sorrento, signed September 17, 2013, and it bought the land, part of Parcel 14 of the Parklands Lee plat, from Palmira Village, LLC in September 2012. It built the 38 buildings from 2013 to 2017.

How many units are in Sorrento?

152 condominium units in 38 two-story buildings of four units each, all on Sosta Lane. The declaration allowed up to 208 units in 52 buildings, and D.R. Horton built the declaration's floor of 152.

What are the Sorrento floor plans?

Two, one per floor. The ground-floor plan is 1,286 square feet of county heated area with 2 or 3 bedrooms and 2 baths; the upstairs plan is 1,541 square feet with 3 bedrooms and 2 baths. Each building has two of each, and every unit has a garage that is part of the unit.

Why does the declaration show bigger square footage than the county?

The declaration measured the first units at 1,652 and 1,932 square feet to the unit's boundaries, which include the garage and the lanai storage room. The county roll records heated living area, 1,286 and 1,541 square feet. We print the county figure.

Do Sorrento units have garages?

Yes. Every unit includes a garage, and the declaration makes it part of the unit; the owner maintains its door, floor and interior, and the association its exterior. Garages may not be converted to living space. The bay count per plan is not stated in the record we could read.

What do Sorrento condos sell for?

Lee County recorded 5 Sorrento sales in the 12 months to September 25, 2026, from $309,100 to $370,000, all resales. Over 24 months there were 12 sales at a $345,000 median, from $285,000 to $375,000, or $239.78 per square foot of county heated area.

Are Sorrento prices dropping?

The county record shows 2022 and 2023 sales between $355,000 and $440,000, and 2025's nine sales between $305,000 and $375,000. The 24-month median of $345,000 sits below the 60-month median of $385,000. That is what was recorded; it is not a forecast.

Do upstairs units sell for more than ground-floor units?

On the common 60-month window, the upstairs plan's median was $387,500 and the ground floor's $371,000, each on 18 sales. In the 12 months, both upstairs sales recorded at $369,000 and $370,000, and the three 1,286-square-foot sales at $309,100 to $350,000.

Do lake-side units cost more?

Over 60 months, the 17 sales within 100 feet of the community lake recorded a $410,000 median, and the 19 farther away $365,000. The groups mix plans differently, so we treat that as a guide, not a fixed premium.

What is the HOA fee at Sorrento?

The current condominium association assessment is not in any dated public document we could read; the resale documents and the estoppel certificate state it. The MLS association fee field: Information not available at time of publishing (checked 2026-10-10). The 2013 declaration capped developer-period assessments at $400.00 a month, which is history only.

Is there a CDD at Sorrento?

Yes. Sorrento is inside the Parklands Lee Community Development District, which charged $363.13 on the 2025 tax bill and adopted $687.71 a unit for fiscal 2027, for operations and maintenance only. Sorrento carries no CDD bond debt.

Why is the Sorrento CDD charge going up?

The district's adopted fiscal 2027 budget adds $150,000 a year to repay an anticipated $600,000 lake bank repair project over five years, which takes every Parklands Lee unit's operations charge from $363.13 to $687.71.

Is Sorrento part of Palmira?

No recorded document makes it part of Palmira. Sorrento's declarations name only its own associations, and Palmira's own roster leaves it out. The two share the Parklands Lee CDD, a public district, and nothing else on the record.

Can Sorrento owners use the Palmira golf club?

No record gives Sorrento owners a membership in Palmira's private club. The district pays the club for golf-side lake bank mowing, which is a contract, not a membership.

Does Sorrento have a pool and clubhouse?

Yes. A 0.77-acre amenity parcel holds a clubhouse building of 1,269 heated square feet and a pool, deeded by D.R. Horton to the association in 2015. What is inside the clubhouse, and the pool's hours and rules, are set by association rules that are not public.

Is Sorrento gated?

No record we read establishes a gate at the Sosta Lane entrance. The Master Declaration allows gates, and the county flags the wider Parklands Lee polygon as gated, but neither proves a gate at Sorrento. See the entrance in person.

Is Sorrento age-restricted?

No. The recorded declaration contains no age restriction.

Can I rent out a Sorrento condo?

Yes, for at least seven months at a time, whole units only, no more than twice a calendar year except renewals, with association review and approval of each lease and tenant. The City of Bonita Springs also requires a $100-per-unit rental permit, valid three years, for a rented dwelling that is not owner-occupied.

Can I rent Sorrento short term?

No. A lease under seven months is not allowed by the recorded declaration.

How many pets are allowed at Sorrento?

Up to two domestic pets, dogs, cats or other common household pets, leashed outside, with pet liability insurance naming the association as an additional insured.

Can I park a boat or RV at Sorrento?

Not outside a garage. The declaration bars boats, trailers, campers, recreational vehicles and commercial trucks except inside a unit's garage; unmarked pickups, SUVs and passenger vans are allowed.

Does the association have to approve my purchase?

No. The declaration puts no restriction on a sale and gives the association no right of first refusal. You send the association a copy of your deed within 30 days of closing.

What will I pay at closing to the association?

A $100.00 working capital contribution under the declaration, paid on every conveyance and not refundable, plus whatever the estoppel certificate shows is due on the unit at closing.

What flood zone is Sorrento in?

Zone X, area of minimal flood hazard. Every one of the 152 unit records we tested on FEMA's live map on October 17, 2026 returned it, with no base flood elevation, and FEMA's pending and preliminary layers returned nothing.

Do I need flood insurance at Sorrento?

A federally backed lender does not require it in Zone X on the map alone, though any lender may ask. Citizens' flood requirement does not apply to condominium unit-owner policies. Whether the association's master policy carries flood coverage is in its records.

What evacuation zone is Sorrento in?

Lee County evacuation zone D, storm surge zone 4, on all 152 units. The county's Zone D sheet says Zone D "will be one of the last areas evacuated".

Did Sorrento flood in Hurricane Ian?

No public record we read ties Ian damage to Sorrento. The National Hurricane Center records Ian's landfall at Cayo Costa on September 28, 2022 as a Category 4. Ask the association for any water history at a building.

What wind speed were Sorrento's buildings designed for?

160 mph for ordinary buildings on the Lee County Property Appraiser's hazard layer, inside the wind-borne debris region. The buildings date from 2013 to 2017, after the 2010 Florida Building Code took effect on March 15, 2012.

Do the new condo safety laws apply to Sorrento?

Not on the statute text. The structural integrity reserve study paragraph does not apply to buildings under three stories, and milestone inspections cover buildings three stories or more; every Sorrento building is two stories. Ordinary reserves still apply unless owners vote to waive them.

Who insures the Sorrento buildings?

The association insures the condominium property under Section 14 of the declaration. Each owner insures what the master policy does not cover, including personal liability inside the unit and contents.

What are the property taxes at Sorrento?

District 017 carries 12.7942 mills for 2026. At a $345,000 price with no exemption, that is about $4,414.00 in ad valorem tax, plus the $687.71 CDD charge and the stormwater and solid waste lines, about $5,480.16 in all before the early-payment discount and before association dues.

What schools serve Sorrento?

Elementary Zone Q, middle Zone GG and high school South Sub-zone 3 at every point we tested for 2026-27. The nearest zone schools are Bonita Springs Elementary (FLDOE grade C), Bonita Springs Middle (B) and Bonita Springs High (B), each about 5 to 7 miles away.

Where is the nearest hospital to Sorrento?

NCH North Naples Hospital, about 10 miles and 18 to 19 minutes. NCH's freestanding Bonita emergency department and Lee Health's Coconut Point emergency department are each about 10 to 11 miles.

How far is Sorrento from the beach?

About 8.7 to 9.0 miles and 18 to 19 minutes to Bonita Beach Park, whose parking lot has been closed since September 8, 2026 for Ian repairs; Bonita Beach Accesses #2 to #9 are free to park.

How far is Sorrento from I-75 and the airport?

About 2.6 to 2.9 miles and 7 to 8 minutes to I-75 Exit 116, and about 19 miles and 28 to 29 minutes to Southwest Florida International Airport.

What is being built near Sorrento?

Revana Lakes, a 299-home community approved across Bonita Beach Road from Palmira, and Midtown at Bonita, a 68-acre mixed-use centre under construction about 1.6 miles away. FDOT is resurfacing I-75 through the Bonita Beach Road interchange.

How do I start looking at Sorrento condos?

Call Marc at (239) 287-5873. We pull the recorded sales of the plan you want, read the declaration and the CDD budget with you, and ask for the budget and estoppel figure before you write an offer. Start with our guide to buying a home in Sorrento.

Sorrento FAQ: Seller Edition

Sellers ask what a Sorrento condo in Bonita Springs is worth, how the two floor plans and the lake price, what documents a buyer receives, what the estoppel and closing costs are and how the CDD and the lease rules affect a sale. Every answer below comes from the Lee County record, the recorded declaration and Florida statute, each tied to its date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; Florida Statutes and DBPR estoppel schedule; Parklands Lee CDD fiscal 2027 budget).

What is my Sorrento condo worth?

Start with the plan and position. Over 24 months to September 25, 2026, Sorrento recorded 12 sales at a $345,000 median, $239.78 per square foot of county heated area. On the common 60-month window the ground-floor plan's median was $371,000 and the upstairs plan's $387,500. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation for a figure built on your unit.

How many Sorrento condos sold in the last year?

Five, in the 12 months to September 25, 2026, from $309,100 to $370,000, all resales. That is about 3.3 percent of the 152 units.

What did Sorrento condos sell for in 2025?

Nine sales between $305,000 and $375,000. With fewer than 10 sales in the year we print the range, not a median.

Is a 3-bedroom ground-floor unit worth more than a 2-bedroom?

On the 24-month record, the five 2-bedroom ground-floor sales ran from $285,000 to $325,000, and the two 3-bedroom ground-floor sales recorded $350,000 and $375,000, at the same 1,286 square feet of heated area.

Does an upstairs unit sell for more?

On the common 60-month window the upstairs plan's median ran $16,500 above the ground floor's, $387,500 against $371,000. Per square foot the ground floor records more, because the price gap is smaller than the 255-square-foot size gap.

Does being on the lake add value?

Over 60 months the lake-side median was $410,000 on 17 sales against $365,000 on 19 sales elsewhere in Sorrento. Plan mix differs between the groups, so we price your unit against lake-side sales of your plan.

How long will my Sorrento condo take to sell?

Days on market are an MLS figure: Information not available at time of publishing (checked 2026-10-10). The county record shows 5 sales in 12 months and 36 in 60 months.

What is the best time of year to list in Sorrento?

The county record cannot separate season from price at five sales a year. We set the listing date around the unit's condition, the lease in place if any and the competing listings on the day.

Do I need an estoppel certificate to sell?

Yes. The association issues it under section 718.116(8). The statutory base is $250, and DBPR's current adjusted caps are $299, plus $119 expedited and $179 if delinquent; the association's fee may be lower.

What documents must I give my buyer?

The declaration, the articles, the by-laws, the rules, the most recent year-end financial information and the condominium's frequently asked questions sheet, under section 718.503, and the statutory CDD disclosure in the contract under section 190.009.

What closing costs does a Sorrento seller usually pay?

In Lee County the seller customarily pays the deed documentary stamps of $0.70 per $100 and the owner's title policy at the promulgated rate; at $345,000 those two lines total $4,215.00. The contract controls.

How much are documentary stamps on a Sorrento sale?

$0.70 per $100 of the price: $2,163.70 at $309,100, $2,415.00 at $345,000 and $2,590.00 at $370,000.

Does the buyer need association approval?

No. The declaration puts no restriction on a sale and no right of first refusal, so there is no approval wait to build into the closing date.

Will the rising CDD charge hurt my sale?

The fiscal 2027 charge of $687.71 is a cost a buyer sets beside the price, and buyers ask about it. It carries no bond balance, so there is nothing to pay off at closing; we put the district's budget wording in front of the buyer so the reason is clear.

Does the CDD charge transfer to my buyer?

Yes. It is a non-ad valorem line on the property's tax bill, set by the district board each year, and the year's taxes are prorated at closing under the contract.

Will my buyer's taxes match mine?

Usually not. If you held a homestead exemption, your capped assessed value resets toward just value on the January 1 after the sale. The 2025 bills we read for two Sorrento owners, $2,821.31 and $2,924.33, reflect capped values.

Can I sell my unit with a tenant in place?

Yes. A lease under the declaration runs at least seven months, and it is subordinate to the association's rights. A buyer takes the unit subject to the lease the contract describes.

Does my lease approval carry over to the buyer?

A buyer who wants to lease applies to the association for each new lease and tenant under Section 18.2, and the City rental permit is the owner's, so the buyer applies in their own name.

Should I get a wind mitigation report before listing?

It helps a buyer's insurance quote on the unit-owner policy. The state form changed to OIR-B1-1802 (Rev. 04/26) for inspections from April 1, 2026.

Do I need an elevation certificate to sell?

Not by law, and Sorrento's Zone X minimal result means a lender will not ask for one on the map alone. The City posts existing certificates by address if a buyer's insurer asks.

Do I have to disclose the railroad note?

It is in the recorded declaration the buyer receives, which is the disclosure; we point buyers to Section 23 so it is not a surprise.

What if the association has a special assessment pending?

The estoppel certificate shows any special assessment due, and Florida practice and the contract decide who pays what is levied before closing. We found none on any public record.

Do the condo safety laws require an inspection before I sell?

No. Every Sorrento building is two stories, below the three-story line in the reserve study and milestone inspection statutes.

Who handles the utility accounts at closing?

You close your Bonita Springs Utilities and FPL accounts and the buyer opens theirs; the title company prorates taxes and any association amounts on the closing statement.

Can I sell my Sorrento condo off market?

Yes, when a sale needs to stay private. We market to our qualified-buyer database and agent network before, or instead of, the open market, and the record we price from is the same.

How do you market a Sorrento condo?

Professional photography, video and drone, the recorded sales of your plan, the CDD and flood answers up front and a qualified-buyer database. Read our Sorrento seller guide.

What records do you pull before pricing my unit?

Every recorded Sorrento sale for 12, 24, 36 and 60 months and by calendar year, the plan and bedroom count on the roll, the lake distance on the county water layer, the declaration's rules, the tax bill and the CDD budget.

Do you work with sellers who live out of state?

Yes. Tax bills for 60 of the 152 Sorrento units mail outside Florida, and we handle listings, showings and closings for owners who are away, including electronic signatures.

Does selling a unit with a tenant change the price?

A lease in place narrows the buyer pool to buyers who accept it, and a seven-month lease can run past a closing date. We price against the record and the lease terms together.

Is my garage counted in my square footage?

Not in the county's heated area of 1,286 or 1,541 square feet. The declaration's larger figures include it. We price on heated area and describe the garage separately.

Can a buyer finance a Sorrento condo?

Most do, and a lender reviews the association's budget, insurance and reserves for a condominium loan. Having the budget and master policy ready shortens that review.

What if my unit needs repairs from a storm?

The association handles the building envelope and roof under the declaration and its master policy; you handle the unit's interior under your own policy. We list with the repair record and the association's notices in hand.

How do I get started selling my Sorrento condo?

Call Jesse direct at (239) 898-6072, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation. We start with the recorded sales of your plan and position and the paperwork a buyer will ask for.

Sources

Every figure on this Sorrento page traces to a source below: the Lee County Clerk, Property Appraiser, Tax Collector and county agencies, the City of Bonita Springs, the Parklands Lee CDD, Florida statutes and agencies, federal agencies, and a few dated operator and press items, each labelled. We read them on October 17, 2026 unless a line says otherwise.

Primary sources come first. Each line gives the issuer, the title, the date we read it and the address. Records whose address carries a parcel or account number tied to a private owner are cited in words only.

Recorded documents, county records and our own analysis

1. Lee County Property Appraiser, county roll dated October 11, 2026 and the county sale data file; Lee County recorded sales analysed by McGreevy and Comisar on the 153 Sorrento parcels (12, 24, 36 and 60 months to September 25, 2026; by plan, by lake position and by calendar year), run October 12 and 17, 2026.
2. Lee County Clerk of Court, Declaration of Condominium of Sorrento, a Condominium (D.R. Horton, Inc., signed September 17, 2013), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2013000242074&direct=1
3. Lee County Clerk of Court, Declaration of Covenants, Conditions and Restrictions of Sorrento (recorded October 16, 2013), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2013000236264&direct=1
4. Lee County Clerk of Court, warranty deed, Palmira Village, LLC to D.R. Horton, Inc., dated September 4, 2012, read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2012000195147&direct=1
5. Lee County Clerk of Court, quit claim deed, Sorrento Amenity Center, D.R. Horton, Inc. to Sorrento Condominium Association, Inc., recorded July 14, 2015, read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2015000153551&direct=1
6. Lee County Property Appraiser, ParcelsWFS parcel layer (legal, use code, municipal code, tax district), read October 12 and 17, 2026, https://gissvr4.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
7. Lee County Property Appraiser, parcel card, Sorrento condominium common elements, read October 17, 2026, https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10563943
8. Lee County Property Appraiser, parcel card, Sorrento amenity center, read October 17, 2026, https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10570792
9. Lee County Property Appraiser, hazards and wind layers (design wind, Risk Category II), read October 17, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
10. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026), read October 17, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
11. Lee County Property Appraiser, 2025 Taxing District Millage Book, read October 17, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
12. Lee County Property Appraiser, 2026 preliminary millage book (printed August 11, 2026), read October 17, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
13. Lee County Tax Collector, 2025 property tax bills and account histories for two Sorrento units (one per plan), read October 17, 2026 (cited in words).
14. Lee County, planned development datasheet DRI961291, Parklands East RPD/CPD DRI, read October 17, 2026, http://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DRI961291
15. Lee County GIS, City_County, CityLimits, FireDistricts, Garbage, WaterFranchise, WastewaterFranchise and Electric_Territories layers, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services
16. Lee County GIS, road centerline layer (Sosta Ln, Matteotti View, private), read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/RoadCenterline/FeatureServer/0
17. Lee County GIS, MajorRoads layer (Bonita Beach Road SE, arterial, 45 mph), read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/MajorRoads/FeatureServer/0
18. Lee County GIS, SubdivisionsGeneral layer (Parklands Lee polygon), read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/SubdivisionsGeneral/FeatureServer/0
19. Lee County GIS, HydroPoly water layer (the community lake and the 100-foot test), read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/HydroPoly/FeatureServer/0
20. Lee County GIS, evacuation zones layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NewEvacZones_PublishAGOL/FeatureServer/0
21. Lee County GIS, park locations layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Park_Locations/FeatureServer/0
22. Lee County GIS, LeeTran ULTRA on-demand zones layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Ultra_MoD_Zones/FeatureServer/0
23. Lee County GIS, LeeTran bus routes and stops layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BusRoutes_Stops/FeatureServer/0
24. Lee County GIS, school locations layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/School_Locations/FeatureServer/0
25. Lee County GIS, zoning cases layer (Parklands DRI amendments), read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/ZoningCases/FeatureServer/0

Parklands Lee Community Development District

26. Parklands Lee and Parklands West CDDs, official site, read October 17, 2026, https://www.palmiracdds.net/
27. Parklands Lee CDD, Adopted Budget Fiscal Year 2027, read October 17, 2026, https://palmiracdds.net/_assets/documents/fy-2027/2027-PLCDD-budget.pdf
28. Parklands Lee CDD, Projected Fiscal Year 2027 Assessments, read October 17, 2026, https://www.palmiracdds.net/_assets/documents/fy-2027/2027-PLCDD-general-funds.pdf
29. Parklands Lee CDD, September 10, 2026 public hearing and meeting agenda package (lake treatment report, lake bank repair options, Golf Club at Palmira letter), read October 17, 2026, https://palmiracdds.net/_assets/documents/fy-2026/2026-09-10-PLCDD-agenda.pdf
30. Parklands Lee CDD, July 9, 2026 minutes, read October 17, 2026, https://palmiracdds.net/_assets/documents/fy-2026/2026-07-09-PLCDD-minutes.pdf
31. Parklands Lee CDD, May 14, 2026 minutes, read October 17, 2026, https://palmiracdds.net/_assets/documents/fy-2026/2026-05-14-PLCDD-minutes.pdf
32. Parklands Lee CDD, Adopted Budget Fiscal Year 2026, read October 17, 2026, https://palmiracdds.net/_assets/documents/fy-2026/2026-PLCDD-budget.pdf
33. Parklands Lee CDD, documents index, read October 17, 2026, https://palmiracdds.net/documents.php
34. Parklands Lee CDD, fiscal 2025 goals and objectives report, read October 17, 2026, https://palmiracdds.net/_assets/documents/general/2025-PLCDD-goals-and-objectives-HB7013.pdf
35. Florida Auditor General, special district e-file page, Parklands Lee CDD, read October 17, 2026, https://flauditor.gov/pages/specialdistricts_efile%20pages/parklands%20lee%20community%20development%20district.htm

State corporate and statutory records

36. Florida Division of Corporations, Sorrento Condominium Association, Inc. (N13000001560), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n13000001560-ef6388a3-c0e4-445f-b186-011564a0293e&searchTerm=S&listNameOrder=S
37. Florida Division of Corporations, Sorrento Master Association, Inc. (N13000008598), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n13000008598-2d0c9d33-5767-41c0-857a-127c7e5cbd0e&searchTerm=S&listNameOrder=S
38. Florida Division of Corporations, Articles of Merger, Sorrento Master Association into Sorrento Condominium Association (filed February 19, 2018), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2018%5C0222%5C00056462.Tif&documentNumber=N13000001560
39. Florida Division of Corporations, name search "Sorrento Condominium Association", read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=SORRENTO%20CONDOMINIUM%20ASSOCIATION
40. Florida Statutes s. 718.111 (association records and website), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html
41. Florida Statutes s. 718.112 (by-laws, budgets, reserves, structural integrity reserve study), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
42. Florida Statutes s. 718.113 (hurricane shutter specifications), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.113.html
43. Florida Statutes s. 718.116 (assessments, estoppel certificates), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html
44. Florida Statutes s. 718.403 (phase condominiums), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.403.html
45. Florida Statutes s. 718.503 (disclosure prior to sale), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
46. Florida Statutes s. 718.504 (prospectus and frequently asked questions sheet), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.504.html
47. Florida Statutes s. 718.301 (transfer of association control), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.301.html
48. Florida Statutes s. 718.303 (obligations of owners, fines), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.303.html
49. Florida Statutes s. 718.1265 (association emergency powers), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.1265.html
50. Florida Statutes s. 190.009 (disclosure of public financing), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.009.html
51. Florida Statutes s. 190.021 (district taxes and assessments), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.021.html
52. Florida Statutes s. 190.006 (district board), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.006.html
53. Florida Statutes s. 553.899 (milestone inspections), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
54. Florida Statutes s. 627.7011 (roof age), read October 17, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
55. Florida Statutes s. 627.715 (flood coverage), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.715.html
56. Florida Statutes s. 215.5586 (My Safe Florida Home), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0215/Sections/0215.5586.html
57. Florida Department of Business and Professional Regulation, Condominiums and Cooperatives (estoppel fee schedule), read October 17, 2026, https://www.myfloridalicense.com/DBPR/condominiums-and-cooperatives/
58. Stewart Title, underwriting bulletin FL2022001 (DBPR adjusted estoppel caps, September 8, 2022), read October 12, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html
59. Florida Building Commission, Florida Building Code effective dates, read October 17, 2026, https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf

City of Bonita Springs

60. City of Bonita Springs, Flood Protection Information, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information
61. City of Bonita Springs, FEMA Community Rating System notice (November 21, 2024), read October 17, 2026, https://www.cityofbonitasprings.org/FEMACRS
62. City of Bonita Springs Community Development, FEMA flood zone information, read October 17, 2026, https://www.cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html
63. City of Bonita Springs Community Development, elevation certificate search, read October 17, 2026, https://www.cityofbonitaspringscd.org/resources/Elevation_Certificate_Search.html
64. City of Bonita Springs, Ordinance 22-05, Flood Hazard Reduction, read October 17, 2026, https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_11726458/File/Ordinance%20No.%2022-05%20Flood%20Hazard%20Reduction.pdf
65. City of Bonita Springs, Hurricane Ian progress report, read October 17, 2026, https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
66. City of Bonita Springs, Tropical Storm and Hurricane Milton page, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton
67. City of Bonita Springs, Rental Permits, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/neighborhood_services/rental_permits
68. City of Bonita Springs, Resolution 26-027 (fiscal 2026-27 millage), read October 17, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
69. City of Bonita Springs, rail trail funding referendum notice, read October 17, 2026, https://www.cityofbonitasprings.org/news/what_s_new/city_council_advances_rail-to-_trail_funding_to_vo
70. City of Bonita Springs, Discover Bonita parks, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/discover_bonita_parks
71. City of Bonita Springs Parks, Riverside Park, read October 17, 2026, https://www.bonitaspringsparks.org/riverside_park
72. City of Bonita Springs, Downtown events and parking (Riverside Park renovation), read October 17, 2026, https://www.cityofbonitasprings.org/downtown_events
73. City of Bonita Springs, Things to Do, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/things_to_do
74. City of Bonita Springs, airports page, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports
75. City of Bonita Springs, stormwater and drainage program, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/public_works/stormwater__drainage
76. Bonita Springs Fire Control and Rescue District, ISO Rating 2, read October 17, 2026, https://www.bonitafire.org/iso-rating-2
77. Bonita Springs Utilities, rates and charges, read October 17, 2026, https://bsu.us/rates/
78. Bonita Springs Utilities, wastewater, read October 17, 2026, https://bsu.us/wastewater/

Lee County agencies

79. Lee County Emergency Management, Hurricane Evacuation Zone D sheet, read October 17, 2026, https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20D.pdf
80. Lee County, 2026 and 2027 FEMA proposed flood map revisions, read October 17, 2026, https://www.leegov.com/dcd/flood/floodways/femamapchanges2026
81. Lee County, Community Rating System discounts, read October 17, 2026, https://www.leegov.com/dcd/flood/firm/insurance/discounts
82. Lee County, Hurricane Milton and Helene, read October 17, 2026, https://www.leegov.com/hurricane/milton
83. Lee County Parks, Bonita Beach Park, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeach
84. Lee County Parks, Bonita Beach Access #1, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
85. Lee County Parks, Bonita Beach Accesses #2 to #9, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess
86. Lee County Parks, Little Hickory Island Beach Park, read October 17, 2026, https://www.leegov.com/parks/beaches/littlehickory
87. Lee County Parks, Imperial River Boat Ramp, read October 17, 2026, https://www.leegov.com/parks/boat%20Ramps/imperialriver
88. Lee County Parks, Pine Lake Preserve, read October 17, 2026, https://www.leegov.com/parks/preserves/pinelake
89. Lee County Library System, Bonita Springs branch, read October 17, 2026, https://www.leegov.com/library/branches/bn
90. LeeTran, ULTRA on demand, read October 17, 2026, https://www.leegov.com/leetran/ultra

Federal sources

91. FEMA, National Flood Hazard Layer (flood zones, panels), queried at all 152 Sorrento units and 19 points, October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
92. FEMA, Pending NFHL layer, queried October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
93. FEMA, Preliminary NFHL layer, queried October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
94. FEMA, Flood Map Service Center, read October 17, 2026, https://msc.fema.gov/portal/search
95. USGS, 3DEP Elevation Point Query Service, queried at 19 points, October 17, 2026, https://epqs.nationalmap.gov/v1/json
96. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
97. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
98. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
99. National Hurricane Center, national storm surge risk maps, read October 17, 2026, https://www.nhc.noaa.gov/nationalsurge/

Insurance

100. Citizens Property Insurance, flood requirements, read October 17, 2026, https://www.citizensfla.com/flood
101. Citizens Property Insurance, "Flood insurance coverage rules kick in for Citizens", read October 17, 2026, https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
102. Citizens Property Insurance, 2026 multiperil rates, read October 17, 2026, https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
103. Citizens Property Insurance, uniform mitigation verification form change, read October 17, 2026, https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes
104. My Safe Florida Home, program site, read October 17, 2026, https://mysafeflhome.com/

Schools and health care

105. School District of Lee County, school zones, read October 17, 2026, https://www.leeschools.net/student_enrollment/school_zones
106. School District of Lee County, Student Enrollment Plan 2026-2027, read October 17, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
107. School District of Lee County, transportation optimization (high school busing), read October 17, 2026, https://www.leeschools.net/support/transportation_optimization
108. School District of Lee County, SchoolSite Locator zone layers, queried at 19 points, October 17, 2026, https://www.schoolsitelocator.com/apps/leecounty/
109. Florida Department of Education, 2025-26 school grades workbook (as of September 1, 2026), read October 17, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
110. Lee Health, UnitedHealthcare network notice, read October 17, 2026, https://www.leehealth.org/unitedhealthcare
111. Lee Health, Coconut Point Emergency Department, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
112. Lee Health, Gulf Coast Medical Center, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
113. Lee Health, Bonita Community Health Center, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/bonita-community-health-center
114. NCH, North Naples Hospital, read October 17, 2026, https://locations.nchmd.org/fl/naples/nch-north-hospital
115. NCH, Emergency Department, Bonita (freestanding), read October 17, 2026, https://locations.nchmd.org/fl/bonita-springs/nch-emergency-department-bonita-freestanding

Roads and nearby change

116. Florida Department of Transportation, project 446344-1, I-75 resurfacing south of Bonita Beach Road to north of Alico Road, read October 17, 2026, https://www.swflroads.com/project/446344-1
117. Florida Department of Transportation, project 452544-1, I-75 Golden Gate Parkway to Alico Road, read October 17, 2026, https://www.swflroads.com/project/452544-1
118. Florida Department of Transportation, project 444321-1, US 41 at Bonita Beach Road study, read October 17, 2026, https://www.swflroads.com/project/444321-1
119. WGCU, "Plans advance on controversial new Bonita Springs development", October 17, 2025 (press), https://www.wgcu.org/government-politics/2025-10-17/plans-advance-on-controversial-new-bonita-springs-development
120. Business Observer, Midtown at Bonita new tenants, June 18, 2026 (press), https://www.businessobserverfl.com/news/2026/jun/18/bonita-springs-center-new-tenants/
121. Midtown at Bonita, developer site, read October 17, 2026, https://midtownbonita.com/
122. WGCU, beach parking closures at Bonita Springs and Fort Myers Beach, September 9, 2026 (press), https://www.wgcu.org/environment/2026-09-09/parking-closures-at-bonita-ft-myers-beach

Shopping, culture and operators (each its own page)

123. Publix, Bonita Grande Crossing (store 843), read October 17, 2026, https://www.publix.com/locations/843-bonita-grande-crossing
124. Publix, The Center of Bonita Springs (store 1449), read October 17, 2026, https://www.publix.com/locations/1449-the-center-of-bonita-springs
125. Publix, Bonita Bay Plaza (store 1325), read October 17, 2026, https://www.publix.com/locations/1325-bonita-bay-plaza
126. Publix, Shoppes at Pelican Landing (store 604), read October 17, 2026, https://www.publix.com/locations/604-shoppes-at-pelican-landing
127. Simon, Coconut Point, read October 17, 2026, https://www.simon.com/mall/coconut-point/about
128. Miromar Outlets, read October 17, 2026, https://www.miromaroutlets.com/
129. Promenade at Bonita Bay, read October 17, 2026, https://promenadeshops.com/
130. Hertz Arena, read October 17, 2026, https://hertzarena.com/
131. Everglades Wonder Gardens, admission (rates as of June 15, 2026), read October 17, 2026, https://wondergardens.org/admission/
132. Palmira, Renaissance Center "Living Here", read October 17, 2026, https://www.mypalmira.org/living-here
133. OSRM public router (car), routes run from seven Sorrento points with Esri-geocoded destinations, October 17, 2026, https://router.project-osrm.org
134. McGreevy and Comisar, our Paloma, Palmira and VillageWalk of Bonita Springs community research (2026), used for the comparison rows only.

Downloadable Documents

These Sorrento documents are published by the Lee County Clerk of Court, the Parklands Lee CDD, Lee County, the City of Bonita Springs, the Florida Legislature and federal agencies. Each link opens the issuing authority's own copy, so you read the version on file; the association's resale documents and a title commitment govern any specific Sorrento unit in Bonita Springs.