Tavira is a 90-residence high-rise condominium tower at 4851 Bonita Bay Blvd in Bonita Bay, built in 2009 with four residences per standard floor, private elevator foyers and seven recorded sales since September 2025. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Tavira. Tavira sellers call us first, and Tavira buyers call us when they want the record rather than the brochure: what each of the recorded Tavira sales actually paid, how the four residence stacks differ on the county roll, which association governs the tower, what the FEMA map says about 4851 Bonita Bay Blvd, and how Tavira stacks up against Seaglass and Azure down the boulevard.
Tavira is a 90-residence high-rise condominium tower inside the master-planned community of Bonita Bay in Bonita Springs, Florida. It is one of the eight towers on the Estero Bay edge of Bonita Bay, built in 2009 with four residences on each standard floor, and with 90 residences it produces only a handful of resales a year. If you are comparing agents before you list or buy, our comparison of the best real estate agents in Bonita Springs shows how local teams stack up on the public record.
This guide is built from the Lee County Property Appraiser parcel roll and qualified-sale file (dated September 2026), the Florida DBPR condominium register, the Florida Division of Corporations file for Tavira at Bonita Bay Condominium Association, Inc., FEMA’s National Flood Hazard Layer, Lee County’s evacuation layer, the City of Bonita Springs, the Bonita Bay Community Association, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Tavira because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Tavira market read built from every qualified Tavira deed in the Lee County file, the DBPR condominium register and the tower’s association filings.
If you’re searching for the best realtor for Tavira in Bonita Bay, Bonita Springs, whether you’re ready to sell your Tavira home 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, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Tavira for a specific reason. Ninety residences produce only a handful of sales a year, and the few there are carry the whole market. The Lee County deed record shows eight qualified Tavira sales in calendar 2024 at a median of $3,062,500, one in 2025, and seven between January and May 2026 at a median of $2,200,000. A listing agent who prices a Tavira residence off a 2024 comparable, or off a Bonita Bay average, can miss by a million dollars in either direction.
Recent Tavira track record (last 12 months): In the last 12 months Tavira has seen 7 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Tavira deed, May 27, 2026), totaling $17,405,000, and the highest-priced Tavira sale in that window was $3,400,000. The Southwest Florida MLS, September 2026 pull shows the same seven closings in the 12 months to September 30, 2026, with a median of 99 days on market, a median sale-to-list ratio of 95.8% and two active listings. Seven is fewer than ten, so we list every sale instead of leaning on a median, and we will walk you through each one.
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Selling your Tavira home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Tavira? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Tavira is a 90-residence luxury condominium tower at 4851 Bonita Bay Blvd, on the western, Estero Bay edge of Bonita Bay in Bonita Springs, Florida. Its floors are numbered to 26 with no 13th floor, so the tower has 25 physical stories, and on its standard floors it holds four residences, each with private, fob-controlled elevator access.
It sits on a 6.5-acre bayfront parcel on the western edge of Bonita Bay, facing Estero Bay and, on a clear day, the Gulf of Mexico beyond. Of the eight high-rise towers along Bonita Bay Boulevard, Tavira is the one buyers most often describe in a single sentence: “I had no idea a condo could feel this private.” That is because Tavira was built on a principle that is rare in Southwest Florida high-rise development: four residences per standard floor, one in each corner quadrant, with private, fob-controlled elevator access that opens into a semi-private foyer shared by two neighbors. When you step off the elevator into your foyer, you have one door on your left and one on your right. That’s it.
If you are reading this page, you are almost certainly in one of three situations. You are a buyer (primary residence or snowbird) seriously considering a luxury condo in Bonita Bay and trying to figure out whether Tavira’s combination of price point (recorded sales of $1,725,000 to $3,400,000 in the last 12 months), layered association costs and lifestyle offering is the right match for the way you actually want to live. Or you are a current Tavira owner thinking about selling and trying to understand the current market, what a realistic listing strategy looks like, and whether McGreevy and Comisar is the right team to represent you. Or you are doing preliminary research on Bonita Bay’s high-rise inventory before narrowing to a specific building.
This page is long on purpose. Most real estate pages on Tavira, when they exist at all, are a paragraph or two, a rotating photo gallery and an IDX widget. What they are not is an authoritative guide that answers the questions a sophisticated buyer actually has before writing a seven-figure offer. You will find here the full story of how Tavira was built and by whom, a breakdown of every floor plan and square footage tier, an honest accounting of the association fee layers and what they cover, the flood-zone and insurance reality, the Blue Zones certification story, the Club membership question, the rental restrictions that matter for investors, the post-Surfside structural inspection rules and where Tavira stands on them, a Tavira versus Seaglass decision table, and more than 70 FAQs, buyer edition and seller edition.
Living in Tavira means a bayfront tower address inside a gated master-planned community: west-facing residences look across Estero Bay toward the barrier islands, the marina and the Bonita Bay Club’s Bonita Springs campus are close by, and the tower’s own amenity deck, rooftop terrace and attended lobby handle day-to-day life.
Tavira occupies one of the premium positions in all of Bonita Bay. The building’s western face looks directly across Estero Bay toward the barrier islands, and because the community’s plan placed the towers on the bay edge, with the golf courses, lakes and preserve inland, there is no commercial clutter and no traffic noise between Tavira’s west-facing balconies and the water. What you are looking at, specifically, is the Estero Bay Aquatic Preserve, a state aquatic preserve managed by the Florida Department of Environmental Protection, whose protections restrict dredging, filling and building in the bay itself. That is why buyers treat the west-facing bay view from Tavira’s upper floors as a durable premium rather than a view that a future building could take away.
The building’s physical address is 4851 Bonita Bay Blvd, Bonita Springs, FL 34134. A note worth making for any buyer doing their own research: 4971 Bonita Bay Blvd belongs to a different tower, Seaglass. Listing syndications have mixed these addresses over the years, so if you are pulling county records or FEMA data, make sure you are querying 4851, not 4971.
Within Bonita Bay itself, Tavira sits in the row of eight towers along Bonita Bay Boulevard, between Estancia (4801) and Azure (4931). The community’s gated main entry on US 41 provides the outer perimeter security, Bonita Bay Community Association patrol covers the community, and Tavira’s attended lobby provides building-level access control.
Who buys in Tavira? The realistic buyer profile is a couple in their 50s or 60s, often coming from a large single-family home either inside Bonita Bay or elsewhere in Southwest Florida, who have decided that the right-sizing moment has arrived. They want to downsize the maintenance footprint dramatically (no lawn, no roof, no exterior to manage) without downsizing the living quality. They want to wake up to a bay view, have a golf membership option if they want it, and get on a plane for three months without worrying about what the house is doing. Tavira is very much that product. It is not, however, a rental investment play: the reported 30-day minimum lease and three-leases-per-year cap make investor math difficult at this price point (we address this in the rental section). Full-time and seasonal owner-occupants drive this market.
The privacy per floor. Four residences per standard floor, reached through two-residence elevator foyers, is Tavira’s most-cited differentiator among buyers who have toured comparable Southwest Florida towers. For comparison, Esperia South runs five residences per floor on floors 3 through 25, Vistas runs five on floors 4 through 19, and Seaglass runs about six; Estancia and Horizons also run four on their standard floors, while Azure and Omega run three. At Tavira, after you badge through the elevator on your floor, there is one residence to your left and one to your right in your shared foyer. The foyer is not a public hallway; it is a small, semi-private landing, and the effect is closer to a townhome entry than to a traditional high-rise corridor. It is also why the residences are as large as they are: the county roll records 3,263 to 4,300 heated square feet per residence, with a median of 3,676, before the terrace.
Data updated: September 2026. Tavira recorded seven qualified sales in the 12 months since September 2025, at a median of $2,200,000 and a range of $1,725,000 to $3,400,000, and 17 qualified sales in the 36 months since September 2023 at a median of $2,700,000. County deed records are through September 2026, and the Southwest Florida MLS, September 2026 pull shows the same seven closings and two active listings.
Tavira trades as its own micro-market: 90 residences, a physically distinctive building and a buyer pool that selects itself for the product. The figures below come first from the Lee County Property Appraiser’s qualified-sale file, because the deed is the recorded record of every closing, and second from the Southwest Florida MLS pull we ran on September 30, 2026. We tracked every one of the 17 qualified Tavira deeds since September 2023 to build this section.
Seven sales is fewer than ten, so rather than lean on a median we list every one. Source: Lee County Property Appraiser, DOR-qualified improved sales, index dated September 29, 2026; heated area from the county roll.
Recorded | Residence | Heated sq ft (county) | Sale price | Price per heated sq ft |
|---|---|---|---|---|
January 29, 2026 | 803 | 3,609 | $2,055,000 | $569 |
March 9, 2026 | 1502 | 3,340 | $2,125,000 | $636 |
March 10, 2026 | 1703 | 3,609 | $2,700,000 | $748 |
March 16, 2026 | 2404 | 3,676 | $3,400,000 | $925 |
April 17, 2026 | 1604 | 3,676 | $2,200,000 | $598 |
May 21, 2026 | 2301 | 3,753 | $3,200,000 | $853 |
May 27, 2026 | 1102 | 3,340 | $1,725,000 | $516 |
The seven sales total $17,405,000. The middle sale is $2,200,000, and the mean of the seven per-sale prices per heated square foot is $692 (we average each sale’s own ratio rather than dividing total dollars by total square feet). Floor and exposure explain most of the spread: the two sales above $3,000,000 were on the 23rd and 24th floors, and the three below $2,200,000 were on floors 8, 11 and 15.
Calendar year | Qualified sales | Median | Range |
|---|---|---|---|
2022 | 5 | $3,350,000 | $1,499,000 to $3,899,000 |
2023 | 3 | $3,750,000 | $2,600,000 to $4,000,000 |
2024 | 8 | $3,062,500 (mean of the middle pair, $3,000,000 and $3,125,000) | $2,000,000 to $3,350,000 |
2025 | 1 | $1,900,000 (single sale, not a median) | one sale, May 2025 |
2026 through May 27 | 7 | $2,200,000 | $1,725,000 to $3,400,000 |
Source: Lee County Property Appraiser qualified-sale file, September 2026. Over the full 36-month window since September 2023 the county file holds 17 qualified sales, all resales and none builder-direct, at a median of $2,700,000 and a mean price per heated square foot of $734. The record shows a clear step down from the 2022 to 2024 level to the 2026 level; the deed file records what was paid, not why, so we do not assign a cause.
The Southwest Florida MLS, September 2026 pull (Bonita Bay development, sales closed October 1, 2025 to September 30, 2026) shows 7 Tavira closings between $1,725,000 and $3,400,000, a median of $2,200,000, a mean of $2,486,429, a median of $605 per square foot of living area, a median sale-to-list ratio of 95.8%, a median of 99 days on market and a median living area of 3,827 square feet. The same pull showed 2 active Tavira listings, at $2,179,000 (residence 1002, 47 days on market) and $3,295,000 (residence 902, 173 days on market), no pending sales and no Tavira rental listings.
The county deed file and the MLS agree on the seven sales and their prices. Where the two sources ever disagree, we publish the deed figure as the sale price: the county records the consideration on the deed, while the MLS records the closing price the listing agent reports.
Across all of Bonita Bay, the Southwest Florida MLS, September 2026 pull shows 227 closings in the 12 months to September 30, 2026 at a median of $840,000, and 61 active listings at a median list price of $1,295,000, with 16 pending. Among the eight towers, Seaglass led with 12 closings (median $2,080,000), Esperia South had 8, Tavira and Estancia 7 each, Horizons 6, Vistas 5 and Azure 4, while Omega had none. Tavira’s $2,200,000 median sat just below Azure’s $2,250,000 and above Seaglass.
Tavira’s median of 99 days on market in the September 2026 MLS pull, against two active listings, means supply is thin. This is not a distressed market, and it is not a quick one: buyers who find Tavira have typically been researching for months. Sellers who price realistically for condition, floor and view sell; sellers who price above the 2026 record tend to sit.
No new tower competition inside Bonita Bay. Omega, the newest of the eight towers, carries a 2022 year built on the county roll (its condominium was recorded December 21, 2022). Tavira’s 90 residences compete with 7 other towers on the boulevard, and the community has no remaining tower sites, so the supply of Bonita Bay high-rise residences is fixed.
We tracked all seven 2026 Tavira sales by floor and stack, and that record, not a Bonita Bay average, is where a Tavira price starts. Owners can get a free Tavira home valuation or call Jesse direct at (239) 898-6072. Buyers watching for the next Tavira listing can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Tavira was built by The Lutgert Companies on a 6.5-acre Estero Bay parcel bought from Bonita Bay Group for $10 million in October 2007. Construction ran through the 2008 to 2009 recession, the condominium was recorded on November 17, 2009, and every one of its 90 residences carries a 2009 year built on the county roll.
The story involves two of the best-known names in Southwest Florida development, Bonita Bay Group and The Lutgert Companies, and a land sale that closed at one of the most consequential moments in recent real estate history: October 2007, eleven months before Lehman Brothers collapsed.
Bonita Bay was Bonita Bay Group’s flagship creation. The developer spent the 1980s and 1990s building out one of Florida’s most ambitious master-planned communities: about 2,400 acres between Spring Creek, the Imperial River and Estero Bay, more than 50 neighborhoods, a marina, a private club with five golf courses, a private beach and the infrastructure of a small town. The Bonita Bay Community Association was established in 1985. By the early 2000s the row of high-rise condominiums on the community’s western bayfront edge was the centerpiece of the luxury product line.
The parcel on which Tavira stands was one of the most desirable remaining sites in Bonita Bay: 6.5 acres of direct Estero Bay frontage with western views across the aquatic preserve toward the Gulf. By year built, Tavira was the sixth of the eight boulevard towers, after Vistas (1998), Horizons (2000), Estancia (2002), Azure (2006) and Esperia South (2007), and before Seaglass (2018) and Omega (2022).
In October 2007, The Lutgert Companies purchased the 6.5-acre bayfront parcel from Bonita Bay Group for $10 million, as reported in the Business Observer’s “Commercial Real Estate Briefs” of October 26, 2007. The Lutgert Companies, a Naples-based development firm with a long track record in Southwest Florida luxury real estate, financed construction with a Bank of America mortgage of $114.6 million.
Lutgert was already familiar with the boulevard: our corridor research attributes Vistas, Estancia and Esperia South to Lutgert, giving the firm deep knowledge of the market and buyer expectations. Tavira was positioned as the most private, highest-finish product in that line.
Architect: Smith Barnes Santiesteban Architecture Inc., a Southwest Florida architecture firm.
General Contractor: Boran Craig Barber Engel Construction Co. (BCBE), a Naples-based builder of luxury high-rises across the region.
Timeline:
Groundbreaking in December 2007 meant that the first swing of the shovel came as the credit crisis was already spreading. Construction proceeded through the worst of the 2008 to 2009 recession, and the building was delivered into a market that had just experienced its most severe contraction in decades. That context explains why some early sales were renegotiated or repriced and why the building’s early resale prices set a low baseline.
Tavira at Bonita Bay Condominium Association, Inc. was incorporated in Florida on December 6, 2005, two years before groundbreaking, as is standard practice for a pre-sale condominium. Its Florida Division of Corporations document number is N05000012252; its status is Active, and its most recent filed event is Amended and Restated Articles, dated April 20, 2017. The Florida DBPR condominium register lists TAVIRA AT BONITA BAY, A CONDO, 90 units, recorded November 17, 2009. The Declaration of Condominium is recorded in the Lee County Official Records as Instrument 2009000308896.
After delivery, Tavira’s common areas received a significant design refresh. Robb and Stucky, the Southwest Florida luxury furnishings and interior design firm, redesigned the tower’s lobby, club room and mezzanine; the work appears in Robb and Stucky’s public spaces portfolio under Tavira at Bonita Bay. The redesign brought the building’s public spaces in line with the finish levels luxury buyers expect today.
In September 2024, Tavira became the first Blue Zones Project certified high-rise residential community in Southwest Florida. The Blue Zones Project, which grew out of research into the world’s longest-living populations, certifies communities that have made measurable built-environment and social changes consistent with that research. Certification requires a meaningful share of residents to take the Blue Zones pledge, and Tavira reached nearly 50% resident participation.
For buyers, the Blue Zones certification is worth understanding for what it signals about the resident community rather than the building itself. Residents opted in. That tells you something about the culture inside the building: engaged, health-conscious and community-oriented.
Tavira’s residences are large three- and four-bedroom condominiums: the Lee County roll records 90 residences of 3,263 to 4,300 heated square feet, median 3,676, with 68 coded as three-bedroom and 22 as four-bedroom, and the developer’s floor plans add terraces of roughly 546 to 675 square feet to every residence.
Tavira has 25 physical stories (floors are numbered to 26, and there is no 13th floor), 90 residences, and 4 residences per floor on the standard floors from 3 to 24. The top two numbered floors, 25 and 26, carry two residences each, and the county roll also records two 4,300-square-foot residences numbered 101 and 201. The lobby and parking levels sit below the residential floors.
This four-per-floor layout is the foundational design decision behind Tavira’s privacy. Here is how the eight boulevard towers compare, from our corridor research built on the county parcel roll and the DBPR register:
Tower (address) | Residences | Physical stories | Residences per standard floor | Year built |
|---|---|---|---|---|
Horizons (4731) | 80 | not confirmed by a primary source | 4 | 2000 |
Vistas (4751) | 98 | not confirmed by a primary source | 5 on floors 4 to 19 | 1998 |
Estancia (4801) | 89 | 26 | 4 | 2002 |
Tavira (4851) | 90 | 25 | 4 (2 on floors 25 and 26) | 2009 |
Azure (4931) | 77 (69 tower plus 8 carriage) | 25 | 3 | 2006 |
Esperia South (4951) | 119 | not confirmed by a primary source | 5 | 2007 |
Seaglass (4971) | 120 | 26 | about 6 | 2018 |
Omega (4991) | 67 | 26 | 3 | 2022 |
Fewer residences per floor means each residence can be larger, can take a corner position, and shares its elevator foyer with only one neighbor. Tavira is not the lowest-density tower on the boulevard (Azure and Omega run three per floor), but it pairs four-per-floor privacy with some of the largest residences in the row.
There is no two-bedroom tier at Tavira. The developer’s floor plans describe four stacks, and the county roll gives each stack its own heated-area figure (the county measures heated living area; the developer figures below measure air-conditioned area and run larger):
Stack 01 (corner):
Stack 02 (interior position):
Stack 03 (interior position):
Stack 04 (corner):
Sources: developer floor-plan documentation as summarized in our June 2026 research; Lee County Property Appraiser parcel roll, September 2026. When you compare listings, use one measure consistently: the county heated figure is the one every Tavira residence carries on the public record.
Terraces at Tavira are not afterthoughts. At roughly 546 to 675 square feet, they function as outdoor living rooms, large enough for a dining table, lounge seating and a grill. Given the west-facing views toward Estero Bay on the high floors, the terrace is where many residents spend late afternoons from November through April.
This feature deserves its own treatment because it separates Tavira from most towers in day-to-day living.
In a standard Southwest Florida high-rise, the elevator opens onto a corridor that serves five, six or more residences per floor. You walk past your neighbors’ doors. Many buyers coming from single-family homes find this transition the most jarring part of high-rise living: the feeling that privacy begins only when they close their front door.
At Tavira, the elevator opens into a private, fob-controlled foyer shared by two residences: yours and one neighbor’s. If you live in stack 04 on the 15th floor, the only person you will meet in your elevator foyer is the occupant of stack 03 on the 15th floor. The privacy begins the moment you step off the elevator.
Tavira is a reinforced concrete tower, the standard structural system for Florida high-rise condominiums, which performs far better in hurricane-force winds than wood-frame construction.
Exterior windows and sliding glass doors are impact-resistant. A buyer who wants documentation of specific glazing products should ask for the building’s permit file from the City of Bonita Springs Community Development Department, which issues permits for Bonita Bay, and for the association’s most recent structural reports.
The building has a fire suppression system throughout. Elevator count, backup power and EV charging details come from the association; buyers should request them during the document review period.
Residences include assigned garage parking; whether a space is a limited common element that conveys with the residence is set in the Declaration of Condominium exhibits, so confirm it for the specific residence. Guest parking is available in the surface lot, governed by the association’s Rules and Regulations. Storage units are assigned; whether a given storage unit is a limited common element or an assigned-use space should be confirmed in the Declaration exhibits and the resale package for the specific residence.
Tavira’s amenities are layered across three parts of the tower: a second-floor podium deck with the pool, interior spaces including an indoor golf simulator, club room, fitness center and guest suites, and a rooftop sunset terrace with a covered wet bar at the top of the building, all reserved for the tower’s 90 households.
The primary amenity deck is on the 2nd floor, a standard configuration for Southwest Florida high-rises, where the podium sits above the parking structure and opens onto the pool and outdoor living areas.
The pool: a resort-style pool with bay views from the deck. Given Tavira’s western orientation, the deck catches afternoon sun and bay breezes.
Screened cabana: a screened outdoor living area beside the pool with a bar, seating and fireplace.
Grills: outdoor grilling stations for residents and guests.
With 90 households, the deck never has the crowding that buyers from larger condominium communities often cite as their reason for leaving.
One of Tavira’s most distinctive amenities, and one that does not appear in most listing descriptions, is an indoor golf simulator reserved for the building’s 90 households. For Bonita Bay Club members who want to work on their swing on a rainy afternoon without leaving the building, or for owners who play but are not Club members, it is a genuine differentiator.
The lobby, club room and mezzanine were redesigned by Robb and Stucky, whose portfolio lists Tavira among its public spaces projects. The club room is available to residents for private events, from cocktail parties to family gatherings; reservation rules and guest limits are set in the association’s Rules and Regulations.
The amenity most buyers remember is the rooftop sunset terrace at the top of the tower, with a covered wet bar, grills and open views across Estero Bay, the Gulf, the barrier islands and the Bonita Bay grounds. Winter sunsets, when the sun sets over the Gulf, are the reason many residents keep a standing evening habit there. The terrace is a common amenity available to all 90 households, not a private penthouse space.
An in-building fitness center gives residents a daily option without driving to the Bonita Bay Club. Equipment and hours are set by the association.
Tavira maintains designer-furnished guest suites that residents can reserve for visiting family and friends, a real convenience in a building where floor plans are built around owner living space. Rates and availability are governed by association rules.
The tower has attended lobby service: package handling, vendor access, visitor check-in and day-to-day resident support. For buyers who have lived in lower-maintenance buildings without a front desk, this is an upgrade worth noting in the fee context, because attended lobby service is one of the larger operating costs a condominium association carries.
Bonita Bay Club is optional for Tavira owners: it is a separate, member-owned private club with five championship golf courses on two campuses, tennis, pickleball, fitness and dining, and owning a Tavira residence does not make you a member. The Club does not publish initiation fees or dues on its public website.
A distinction that confuses many buyers new to Bonita Bay: the Bonita Bay Club is separate from the Bonita Bay Community Association (BBCA). Owning a residence in Bonita Bay, including Tavira, makes you a member of the BBCA automatically and gives you the BBCA amenities (the private beach, community roads and gates, the parks and the path network). It does not give you access to the Club’s golf courses, sports facilities, fitness center or dining. In the Club’s own words, “Bonita Bay Club is a separate entity within the community of Bonita Bay.”
Bonita Bay Club, Inc. is an active Florida not-for-profit corporation (Florida Division of Corporations document N09000004567, filed May 8, 2009). Members bought the Club from the developer in 2010; the Business Observer reported the purchase at $11.5 million in total, $7.5 million of it real estate. A 2026 Club release describes it as Florida’s largest member-owned private golf club, reports that members approved a $110 million clubhouse project in May 2026, and puts member reinvestment since 2010 at about $250 million.
Bonita Bay Club membership is optional and separate from home ownership. The Club does not publish initiation fees or dues on its public website; the Club’s membership office provides the current schedule, including membership categories, any waitlist and whether any part of an initiation is returned on resignation. Figures quoted on third-party aggregator and brokerage sites are not the Club’s own and should not anchor a purchase decision. A Tavira buyer who plans to golf should ask the Club for its current terms before going under contract, not at closing.
The Club’s five championship courses sit on two campuses:
Bonita Springs campus, inside Bonita Bay (three Arthur Hills designs): Bay Island, Marsh and Creekside. Bay Island was renovated, and the Club announced its reopening in a release dated November 8, 2019, well before Hurricane Ian.
Naples campus (two Tom Fazio designs): Cypress and Sabal. Golf Course Architecture has reported a Fazio Design renovation of Sabal, and the Club’s golf page describes the Naples campus practice facilities, including a 2.5-acre short game area.
One Club membership therefore spans five courses on two properties, a breadth few private clubs offer under a single roof.
In February 2024, Bonita Bay Club unveiled a new Golf Academy facility, as announced in an industry release dated February 29, 2024. For Tavira owners who join the Club, the Academy adds climate-controlled instruction a short drive from the tower.
The Club lists 16 Har-Tru tennis courts, 15 pickleball courts and a croquet lawn, and its Lifestyle Center houses fitness and spa services. Its Sports Center and dining venues are open to members under the terms of their membership category.
The Club’s own October 13, 2022 update after Hurricane Ian reported that the cart barn flooded, that most tennis courts and lighting were in rough shape, and that course bridges on Bay Island and Marsh were structurally undrivable, while the Naples campus was back to normal after cleanup and two courses, half the courts, dining and the Lifestyle Center had reopened.
Bonita Bay Marina is a semi-private, full-service marina on the Imperial River with direct access to Estero Bay and the Gulf, offering 326 dry storage spaces for boats up to 36 feet and 98 wet slips. It was created and is owned by a group of resident investors, operates separately from the BBCA and the Club, and charges its own fees.
The marina is one of the lifestyle assets that separates Bonita Bay from most luxury high-rise communities in Southwest Florida. It is not part of what a Tavira owner’s association fees pay for; slips and storage are leased from the marina, subject to availability, and additional fees apply for services.
This is the most important technical specification for boating buyers: the marina’s maximum draft is 36 inches, per its permitting agreement, as the marina states on its own site. The marina measures boat length from the back of the engine or platform to the front of the anchor or pulpit, which is not the same as hull length.
In practical terms, a 36-inch draft excludes most deep-draft sport-fishing boats and larger express cruisers. Buyers with a specific vessel should check its draft and measured length against the marina’s rules before they buy.
The marina publishes its storage rates and services list as documents on its own site. Storage is billed on the 25th day of each month for the upcoming month, and when a hurricane watch is issued the marina may bring boats moored outside into dry storage, billed as a hurricane haul-out.
Backwater Jacks, the waterfront restaurant at the marina, is open for dining to all Bonita Bay residents, according to the BBCA. For a Tavira owner, a waterfront restaurant inside the gates is a daily convenience that most luxury condo addresses in the region cannot offer.
Sweetwater Lifestyles operates a boat club, charter and tour service from the marina, offering sunset cruises, dolphin tours and fishing charters, a practical way onto Estero Bay for owners who do not want a boat of their own.
Every Tavira owner, whether or not they belong to the Club, may use the Bonita Bay Private Beach, the BBCA-owned Gulf-front facility off Hickory Boulevard outside the gates. It is a property-ownership benefit paid for through the master association, not a Club benefit, and it was rebuilt after Hurricane Ian destroyed it.
This distinction is often misunderstood in listing descriptions. An owner who buys at Tavira and does not join the Club still uses the beach.
Hurricane Ian destroyed the Bonita Bay Private Beach facility on September 28, 2022. The BBCA’s own page describes the “total destruction during Hurricane Ian” and the rebuild: the facility was rebuilt in concrete with breakaway walls, which let surge water pass through rather than push against the structure, and it reopened to residents on November 13 (the BBCA page does not print the year).
The rebuilt facility serves residents with beach chairs, lounges and umbrellas, pavilions, showers and restrooms, and native beachfront landscaping, with swimming, shelling, bird-watching and fishing on the Gulf. Current hours and services are posted by the BBCA.
A Tavira owner pays two association layers: the Tavira condominium association’s assessment, which covers the building, its insurance, staff and reserves, and the Bonita Bay Community Association master assessment. Neither association publishes its budget on a public website, so the estoppel certificate is the document that states the real figures for a sale.
The Tavira condominium fee is among the higher fees in the Bonita Bay tower row in absolute dollars, and also among the most comprehensive in what it pays for. Understanding the layers is essential before comparing Tavira with a building that bills owners separately for services Tavira bundles.
Tavira listings in the Southwest Florida MLS (June 2026 research) reported a condominium assessment of about $8,140 per quarter, roughly $32,560 a year or $2,713 a month. The association does not publish its budget publicly, so treat that as a listing-reported figure and confirm the current assessment in the estoppel certificate and the adopted budget in the condominium disclosure package.
As reported in listing and association summaries, the assessment funds:
What the Tavira assessment does not cover:
Every Bonita Bay owner is automatically a member of the Bonita Bay Community Association, the mandatory master association (Florida Division of Corporations document N07041, operating as a homeowners’ association under Chapter 720). The BBCA maintains the community’s grounds, roads, streetlights, lakes and stormwater system and its parks, including the Private Beach, and runs Community Patrol and Design Review.
Bonita Bay Community Association does not publish its master assessment or resale charges on its public website. Every owner pays the master assessment plus any neighborhood or condominium association assessment. Current figures, including any charge due at closing, appear in the estoppel certificate and the §720.401 disclosure summary provided in the sale.
The recorded master Declaration and later BBCA statements describe a resale charge that the buyer pays at closing, but the published sources conflict on the formula and no public BBCA document states the current figure. Confirm the charge in the BBCA estoppel certificate before you rely on any number. The same estoppel shows whether any special assessment, including any beach-rebuild assessment, is open on the residence.
Bonita Bay has no community development district and no special taxing district of its own: Lee County’s official list of special districts names no Bonita Bay district. The only district-type bodies that touch Bonita Bay are citywide or countywide, such as the Bonita Springs Fire Control and Rescue District. A Tavira tax bill therefore carries no CDD bond or CDD operations line arising from Bonita Bay; owners pay private association assessments instead.
A realistic Tavira budget starts with the listing-reported condominium assessment of about $2,713 a month, then adds the unpublished BBCA master assessment, electricity, an HO-6 policy, flood coverage for contents, property tax and, if you join, Club dues. Only the estoppel, insurer quotes and the tax bill turn that list into firm numbers.
One of the most common missteps buyers make in the Bonita Bay tower row is underestimating total carrying costs. The listing shows a price and a condominium fee, and many buyers stop the math there. We prefer our clients have the complete model before they go to contract.
Annual recurring costs for an owner-occupant, no mortgage:
Line item | How to get the real figure | Notes |
|---|---|---|
Tavira condominium assessment | Estoppel certificate; adopted budget | Listing-reported about $8,140 a quarter (June 2026) |
BBCA master assessment | BBCA estoppel certificate | Not published by the BBCA |
Electricity | Seller’s recent FPL bills | Individually metered; air conditioning drives summer bills |
HO-6 interior and contents insurance | Quotes from a Florida insurer | Depends on coverage limits and carrier |
Flood coverage for contents | Quotes from an NFIP or private flood insurer | Zone AE; the master policy covers the structure |
Property tax | Lee County tax bill for the residence | Resets on sale; homestead applies only to a primary residence |
Bonita Bay Club dues (optional) | Club membership office | Not published by the Club |
One-time costs at closing:
This model is for planning. Request estoppel certificates from both the Tavira association and the BBCA before closing to confirm every assessment and fee on the residence you are buying.
For a financed buyer, add debt service. At a $2,200,000 purchase price with 30% down, the loan is $1,540,000; at a 7.0% fixed rate over 30 years, principal and interest run about $10,246 a month, before taxes, insurance and association fees. The buyers who thrive at Tavira enter the purchase with a clear view of these costs and a lifestyle plan that justifies them. The math works for the right owner-occupant; it does not work as a passive investment at conventional leverage. Sellers can put a number on their side of the ledger with a free home valuation, and buyers can read how we represent buyers before building their own budget.
Tavira is a Florida condominium governed under Chapter 718 by its recorded Declaration of Condominium (Lee County Instrument 2009000308896), its bylaws and its Rules and Regulations, and it sits under the recorded master Declaration for Bonita Bay, which the BBCA administers under Chapter 720.
Chapter 718, Florida Statutes, creates the legal structure for unit ownership, common elements, association governance and the rights and duties of owners and the association. Because Tavira sits inside Bonita Bay, a buyer receives both the condominium disclosure package and the §720.401 disclosure summary for the master association. The master Declaration is the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, recorded in 2011 as Lee County Instrument 2011000142834, and the BBCA’s Amended and Restated By-Laws are recorded as Instrument 2020000126919.
The Declaration of Condominium is the tower’s founding document: it defines the units, the common elements and limited common elements (including assigned parking and storage), each unit’s share of the common elements, the assessment method and the use restrictions. For Tavira it is recorded as Lee County Instrument 2009000308896. It is not posted as a free public copy online; request it with the rest of the condominium documents from your title agent or the association.
The bylaws govern the association’s internal operations: board elections, meetings, voting and officer duties. The Rules and Regulations address daily conduct: pool and fitness hours, pets, noise, move-ins, balcony use and similar details. Rules are adopted by the board and can change, so ask for the current version during your review period.
Under the recorded master Declaration, exterior improvements in Bonita Bay need prior written BBCA approval through its Design Review process, day-to-day use rules are delegated to the BBCA’s Rules and Regulations and Design Guidelines, and a transferring owner delivers the §720.401 disclosure summary to the buyer. The master Declaration sets no minimum lease term and contains no pet rules; those come from the Tavira condominium documents.
The collapse of Champlain Towers South in Surfside on June 24, 2021 changed Florida condominium law for buildings of three or more stories. Senate Bill 4-D (2022) and Senate Bill 154 (2023), with later amendments, created the current structural safety regime.
Milestone structural inspection: under §553.899, a condominium building three stories or taller must have a milestone inspection by December 31 of the year it reaches 30 years of age, based on its certificate of occupancy, and every 10 years after that. The local enforcement agency may require the first inspection at 25 years where local conditions, such as proximity to salt water, justify it. For a building completed in 2009, that points to 2039, or 2034 if the City of Bonita Springs applies the 25-year trigger. Either way, Tavira is not facing an imminent milestone deadline, which many older Florida towers are.
Structural Integrity Reserve Study (SIRS): condominiums three stories or taller must have a SIRS, updated every 10 years, covering the structural and life-safety components the statute lists, and reserves for those components can no longer be waived. The statutory deadline for the first SIRS for existing buildings was extended to December 31, 2025. These rules have pushed condominium assessments up across Florida.
For buyers: request the completed SIRS, the current budget and the reserve schedule before closing. They tell you the building’s structural health, the reserve funding level and any deferred items the engineer identified.
Data updated: September 2026. Tavira is an owner-occupied tower: the Southwest Florida MLS, September 2026 pull shows no Tavira rental listings and no recorded leases in the 12 months to September 30, 2026, and Tavira’s rules are reported to set a 30-day minimum lease and a cap of three leases a year, which rules out nightly and weekly vacation rentals.
The single most telling data point about Tavira as a rental market: the September 2026 rental pull for Bonita Bay returned 60 rental records (41 active and 19 rented in the 12 months to September 30, 2026) and none at Tavira, and our June 2026 pull found the same. That is not a data gap; it is the market. Tavira owners rarely rent, and the rules are designed to keep it that way. If you are buying, plan to be an owner-occupant or a seasonal owner; if you are selling, your buyer pool is almost entirely primary-residence and seasonal owners, not investors.
Tavira’s leasing rules, as reported in listing and association summaries in our June 2026 research, are:
The master Declaration for Bonita Bay sets no minimum lease term of its own and binds every tenant to the governing documents; where the Tavira documents are stricter, they control. Confirm the current leasing rules in the Declaration of Condominium and the Rules and Regulations before you buy.
At Tavira’s price level the investor math is difficult. The rental window is capped at about 90 days a year, there are no Tavira MLS rental comparables in the trailing year to anchor a seasonal rate, and the carrying costs (association layers, insurance, electricity and taxes) run all year. The arithmetic does not produce positive cash flow at conventional financing terms. Buyers who consider renting at Tavira typically plan to use the residence themselves for most of the year and rent a season to offset part of the cost.
Tavira allows pets, and its limits are generous for a luxury high-rise: as reported in our June 2026 research from listing and association summaries, the tower allows up to two pets per residence with a weight limit of 80 pounds per pet, with registration and any breed rules set by the association.
The 80-pound allowance is notably permissive; many comparable towers cap pets far lower, which effectively excludes larger dogs. The master Declaration for Bonita Bay contains no pet provision, so the Tavira condominium documents and Rules and Regulations are the controlling source. Confirm the current pet rules, and whether any pet approval applies, before you go under contract.
Tavira is not a 55+ community. Nothing in the public record for Tavira or Bonita Bay registers the tower as housing for older persons under the federal HOPA exemption, so there is no age requirement to buy or live there, even though the price point and floor plans draw mostly empty-nesters and retirees.
That matters on both sides of a sale. A Tavira seller markets to every qualified buyer, including younger families relocating to Southwest Florida and buyers purchasing for a multi-generational household, and a buyer does not need to meet an age test. The practical demographic skews older because of the product, not because of a rule. Confirm occupancy rules in the Declaration of Condominium and the Rules and Regulations during your review period.
Hurricane Ian’s documented damage in Bonita Bay fell on the community’s shared assets: it destroyed the BBCA Private Beach facility and flooded the Club’s cart barn while leaving course bridges undrivable. No public source documents Tavira’s own building damage, so a buyer should get the association’s written account in the disclosure package.
Hurricane Ian made landfall in southwest Florida on September 28, 2022 as a Category 4 hurricane, and the National Hurricane Center’s Tropical Cyclone Report is the official record of the storm. In Bonita Springs, storm surge came up the Imperial River and flooded homes along the river and creeks, as local reporting documented in the days after the storm.
Documented Bonita Bay impacts from primary sources:
The extent and cost of any Ian damage at Tavira, and any special assessment the Tavira association levied for repairs, are not documented in a public primary source. Buyers should ask the association, in writing, for:
This is standard due diligence in any Bonita Bay high-rise purchase after 2022, and the answers belong in the condominium disclosure package.
The BBCA rebuilt the Private Beach after Ian. Whether any master-level special assessment for the rebuild remains open on a particular residence is shown on the BBCA estoppel certificate; confirm it there rather than relying on a figure passed along by word of mouth.
Tavira’s address point at 4851 Bonita Bay Blvd sits in FEMA flood Zone AE with a static base flood elevation of 11 feet (NAVD88) on FIRM panel 12071C0652G, effective November 17, 2022; the higher-risk VE velocity zone lies along the Estero Bay shoreline to the west. The tower is in Lee County Evacuation Zone A, and the City of Bonita Springs holds a CRS Class 5 rating.
We queried FEMA’s National Flood Hazard Layer at the 4851 Bonita Bay Blvd address point in September 2026. It returns Zone AE, a coastal Special Flood Hazard Area with a 1% annual chance of flooding, with a base flood elevation of 11 feet and FIRM panel 12071C0652G, effective November 17, 2022. The same layer shows the VE (coastal high hazard, wave action) zone, with base flood elevations of 12 to 14 feet, along the Estero Bay shoreline west of the towers. The political-area layer at the same point returns the City of Bonita Springs, NFIP community 120680.
Two caveats matter. First, flood zones are set per structure and parcel, and the address point sits on the street in front of the building, so a buyer should confirm the zone with the association’s elevation certificate and the FEMA or City map for the building. Second, FEMA has finalized a map revision taking effect March 2, 2027; the six revised panels are in unincorporated Lee County and none is a Bonita Bay panel, but it is worth checking the address again in 2027.
What Zone AE means for a Tavira owner:
For cash buyers, flood coverage for contents is not legally required but is strongly advisable. For financed buyers, the lender will require it. The structure of flood coverage for a condominium residence differs from a single-family home:
Request quotes from a Florida insurer when you make an offer, before you remove financing or due-diligence contingencies.
Communities that go beyond FEMA’s minimum floodplain standards earn discounts through the Community Rating System (CRS). The City of Bonita Springs holds CRS Class 5, a 25% discount on NFIP flood policies, and FEMA confirmed on November 21, 2024 that the City keeps its rating after the post-Ian review, which had put several Lee County communities’ discounts at risk earlier that year. The City’s flood guidance adds a useful rule of thumb: each foot a structure sits above the base flood elevation cuts the annual premium by nearly half, and each foot below it roughly doubles it.
Lee County’s evacuation layer places Tavira, like every Bonita Bay point tested, in Evacuation Zone A, the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. Owners, including seasonal owners who may be away, should know the zone and the building’s storm-preparation procedures.
A 25-story reinforced concrete tower on an engineered foundation responds very differently to surge and wind than a wood-frame house: the structural risk is low, and the practical concerns are ground-level systems, the amenity deck, and glazing and seals. That is why buyers should read the SIRS and any milestone or engineering reports alongside the flood map.
Lee County public schools use residential choice with proximity zones, so Tavira families rank schools rather than being placed in one. Under the district’s most recent published plan, Bonita Bay families choose among elementary schools in Proximity Zone Q, middle schools in Zone GG, and high schools in the South choice zone.
Tavira’s buyer pool is mostly adults without school-age children at home, but some buyers purchase for a multi-generational household, and every buyer deserves the full picture.
How the choice works, under the 2025 to 2026 Student Enrollment Plan (the district approved the 2026 to 2027 plan on December 1, 2025):
Bonita Bay families rank Lee County public schools within their proximity zone; nearby options include Spring Creek Elementary, Bonita Springs Middle and Bonita Springs High. Confirm an address’s zone with the School District of Lee County’s school zone locator.
Several private schools serve the Bonita Springs and Naples corridor, including Community School of Naples, First Baptist Academy and Seacrest Country Day School in Naples. Families should confirm enrollment availability and transportation directly with each school.
Building permits for Tavira come from the City of Bonita Springs Community Development Department, not Lee County, because Bonita Bay lies inside the incorporated City of Bonita Springs, which residents voted to incorporate in 1999. Any renovation inside a residence also needs the Tavira association’s approval under its rules.
A buyer who wants the permit history for a residence or for the building asks the City’s Community Development Department, which handles building, zoning and permitting for Bonita Bay; the City also offers an online Citizen Access portal. Lee County’s own permitting office is not the jurisdiction for Bonita Bay.
Interior renovations at Tavira typically require association approval, licensed and insured contractors, and City permits for structural, electrical, plumbing and mechanical work. The City’s substantial improvement toolkit explains how its 50% rule applies to improvements in a flood zone, and Florida Building Code, 8th Edition (2023), effective December 31, 2023, is the current code.
Tavira’s surroundings are settled: Bonita Bay is a fully built-out planned community inside the City of Bonita Springs, the eight boulevard towers are complete, Omega’s 2022 year built makes it the newest, and the bay to the west is an aquatic preserve. The only change a Tavira buyer should expect nearby is renovation, not new towers.
Bonita Bay has no remaining tower sites, so no new high-rise will be added between Tavira and Estero Bay. Along US 41 and Bonita Beach Road outside the gates, commercial and residential projects follow the City’s zoning and its Comprehensive Plan, and the City’s Zoning District Map Book shows the planned development districts that cover the community. Inside the gates, the one major project on the horizon is the Bonita Bay Club’s member-approved clubhouse, which is a Club project, not a residential one.
Day-to-day life at Tavira runs through the attended lobby and the association: packages, visitors and vendors are handled at the front desk, trash leaves through the building’s own system, and utilities come from Florida Power and Light for electricity and Bonita Springs Utilities for water and sewer, with fire and EMS from the Bonita Springs Fire Control and Rescue District.
Bonita Bay’s main entrance on US 41 is gated, and the BBCA’s Community Patrol covers the community. Inside, Tavira’s attended lobby provides a second layer of access control, and the elevator fob system limits each floor to its residents and their guests. Law enforcement is the Lee County Sheriff’s Office.
Mail is delivered to the building’s mail room, and the lobby staff handle packages, a critical feature for seasonal owners who are away for long stretches.
Trash and recycling at Tavira are handled at the building level through the association, as reported in association summaries. In the rest of Bonita Springs, Waste Management has provided single-day weekly curbside collection of trash, recycling and yard waste since April 29, 2024; condominium towers typically use container service arranged by the association, so confirm the building’s current arrangement with management.
Each residence has assigned garage parking, and guest parking is available in designated surface spaces under the association’s rules.
Internet and cable television are provided under the association’s bulk service contracts. Residents who need a higher internet tier can usually add an individual contract; confirm the current bulk package with the association.
For community-wide matters (roads, gates, the Private Beach, parks and paths outside the tower), the Bonita Bay Community Association’s offices are at 3451 Bonita Bay Boulevard, Suite 200, Bonita Springs, FL 34134, and its resident website lists current contacts.
Tavira’s location in south Bonita Springs puts emergency care, major shopping and dining within a short drive: NCH Bonita’s freestanding emergency department on South Tamiami Trail, NCH North Naples Hospital on Immokalee Road, Lee Health’s Coconut Point emergency department in Estero, Coconut Point and Miromar Outlets, and Southwest Florida International Airport to the north.
Bonita Springs also has a concentration of medical offices along US 41 and Bonita Beach Road, so routine care, specialists, lab work and imaging are close. For Tavira’s buyer demographic, healthcare access is often a deciding factor, and the south Bonita Springs address compares well with North Naples.
Coconut Point, the open-air lifestyle center in Estero, is the everyday shopping destination for most Bonita Bay residents, and Miromar Outlets further north off Ben Hill Griffin Parkway is the region’s major outlet center. The Promenade at Bonita Bay, along US 41 by the community’s main entrance, adds dining and specialty retail. Inside the gates, Backwater Jacks at the marina is open to all Bonita Bay residents. Naples’ Fifth Avenue South and Third Street South districts are to the south, and the Fort Myers River District is to the north.
Southwest Florida International Airport (RSW) in Fort Myers, north on I-75, serves the major network carriers and seasonal nonstop routes to northern cities, a real quality-of-life factor for owners who split the year. Florida Gulf Coast University, north of Bonita Springs off Ben Hill Griffin Parkway, brings arts performances, athletics and continuing education to the corridor.
Tavira is one of the highest-priced towers on Bonita Bay Boulevard: its $2,200,000 median in the Southwest Florida MLS, September 2026 pull sits just below Azure’s $2,250,000 and above Seaglass’s $2,080,000, while Horizons, Estancia, Vistas and Esperia South traded between $925,000 and $1,438,000. Only Omega, with no closings in that year, lists higher.
If you are seriously considering Tavira, you are probably also looking at the other towers in the row. The benchmark table uses one yardstick for every tower: the Southwest Florida MLS, September 2026 pull (sales closed October 1, 2025 to September 30, 2026), with the county qualified-deed window beside it.
Tower | MLS closings | MLS median sale | MLS median $ per sq ft | MLS median days on market | County qualified sales (window) | County median |
|---|---|---|---|---|---|---|
Tavira | 7 | $2,200,000 | $605 | 99 | 17 (36 months) | $2,700,000 |
Seaglass | 12 | $2,080,000 | $695 | 61 | 12 (12 months) | $2,080,000 |
Azure | 4 | $2,250,000 | $612 | 168 | 10 (24 months) | $2,200,000 |
Horizons | 6 | $1,438,000 | $454 | 37 | 12 (36 months) | $1,513,000 |
Estancia | 7 | $1,337,500 | $492 | 109 | 12 (36 months) | $1,468,750 |
Vistas | 5 | $1,090,000 | $417 | 77 | 11 (36 months) | $995,000 |
Esperia South | 8 | $925,000 | $440 | 110 | 14 (24 months) | $960,000 |
Omega | 0 | none | none | none | 14 (60 months, 5 builder-direct) | $5,225,000 |
Sources: Southwest Florida MLS, September 2026; Lee County Property Appraiser qualified-sale file, September 2026. County windows differ by tower because each is the first window with 10 or more sales.
Azure, Tavira’s neighbor at 4931 Bonita Bay Blvd, is the closest price match on the boulevard: Azure shows a $2,250,000 median in the September 2026 MLS pull against Tavira’s $2,200,000. Azure is three years older (2006 on the county roll), runs three residences per floor across 25 physical stories plus eight carriage homes (77 residences in all), and its heated areas run 2,415 to 3,986 square feet on the county roll. Buyers choosing between them usually weigh Azure’s three-per-floor layout against Tavira’s newer build and larger typical floor plan.
Estancia (4801, 2002) and Horizons (4731, 2000) share Tavira’s four-per-floor layout on their standard floors, but they are older buildings and trade at medians of roughly $1,340,000 to $1,515,000 across the MLS and county records, so a buyer gets the four-per-floor feel at a lower price in exchange for older construction and smaller typical residences.
Esperia South (4951, 2007) and Vistas (4751, 1998) run five residences per floor with smaller floor plans (Esperia South’s MLS median living area was 2,156 square feet), which is why their MLS medians sit at $925,000 and $1,090,000 in the September 2026 pull. Buyers who put price per square foot first sometimes prefer them; buyers who put privacy and size first tend to choose Tavira when budget allows.
Omega (4991), the newest tower (2022 on the county roll), runs three residences per floor and recorded a $5,225,000 county median over 60 months, including builder-direct sales. It is a different price tier, and its three active listings in the September 2026 MLS pull were priced from $3,999,000 to $4,999,000, with no closings in the 12 months to September 30, 2026.
We tracked every qualified Tavira deed since 2022 and every tower on the boulevard against the same yardstick, so we can tell you where a specific Tavira residence sits, by floor and stack, before you list or offer. Tavira owners can start with a free home valuation, or see what Bonita Bay homes are worth, and call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we help buyers purchase in Bonita Bay.
Tavira versus Seaglass comes down to privacy against newness and liquidity: Tavira (2009) has 90 larger residences at four per standard floor and a $2,200,000 MLS median, while Seaglass (2018) has 120 residences at about six per floor, a $2,080,000 median and 12 closings to Tavira’s 7.
Factor | Tavira | Seaglass |
|---|---|---|
Address | 4851 Bonita Bay Blvd | 4971 Bonita Bay Blvd |
Residences (DBPR register) | 90, recorded November 17, 2009 | 120, recorded October 25, 2018 |
Year built (county roll) | 2009 | 2018 |
Physical stories | 25 (numbered to 26, no 13th) | 26 |
Residences per standard floor | 4 | about 6 |
Heated area on the county roll | 3,263 to 4,300 sq ft, median 3,676 | 2,711 to 5,816 sq ft, median 2,907 |
MLS closings, 12 months to September 30, 2026 | 7 | 12 |
MLS median sale | $2,200,000 | $2,080,000 |
MLS median $ per sq ft | $605 | $695 |
MLS median days on market | 99 | 61 |
Active listings, September 2026 | 2 ($2,179,000 and $3,295,000) | 6 ($1,695,000 to $4,095,000) |
County qualified sales, last 12 months | 7, median $2,200,000 | 12, median $2,080,000 |
FEMA zone at the address point | AE, base flood elevation 11 feet | AE, base flood elevation 10 feet |
Condominium association | Tavira at Bonita Bay Condominium Association, Inc. (N05000012252) | Shared with Esperia South (N05000002334) |
Master association | Bonita Bay Community Association | Bonita Bay Community Association |
Sources: Florida DBPR condominium register; Lee County Property Appraiser roll and qualified-sale file, September 2026; Southwest Florida MLS, September 2026; FEMA National Flood Hazard Layer, September 2026.
Choose Tavira if you want a larger typical residence, a two-residence elevator foyer and a smaller, quieter building, and you are comfortable with a thinner resale market. Choose Seaglass if you want the newer building, a wider range of floor plans and a deeper resale market that turns over faster. Sellers in either tower can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Bonita Bay is an established master-planned community of about 2,400 acres in the City of Bonita Springs, with 3,346 residences across condominiums, high-rises, coach homes and single-family neighborhoods and 12 miles of paths, according to the BBCA’s January 2026 brochure. Tavira is one of its eight boulevard towers.
For the full community overview, see our Bonita Bay guide. Here is the context a Tavira buyer needs.
Tavira’s strengths are privacy, size and position: four residences per standard floor, residences of 3,263 to 4,300 heated square feet, bayfront views and a fixed supply of towers. Its weaknesses are cost and thin liquidity: layered association fees, Zone AE flood insurance, Evacuation Zone A, lease limits and a 2026 price record below 2024’s.
This is the section where most real estate pages stop being useful. They list pros and leave the cons for buyers to discover after closing. We do not operate that way.
1. Four residences per standard floor. Two-residence elevator foyers give Tavira a level of privacy that is rare in the $2,000,000-plus Southwest Florida condominium market, paired with some of the largest residences on the boulevard (county roll).
2. A protected bay view. The Estero Bay Aquatic Preserve to the west restricts building in the bay itself, which is why west-facing upper-floor views are treated as a durable premium.
3. Rare in-building amenities. An indoor golf simulator and a rooftop sunset terrace with a covered wet bar are not standard in the region’s luxury towers.
4. A comprehensive condominium bundle. Water, sewer, cable, internet, building insurance, pest control, security, trash and reserves run through the condominium assessment.
5. First Blue Zones certified high-rise in Southwest Florida. Certification in September 2024 signals an engaged resident culture.
6. No CDD. Lee County’s special districts list names no Bonita Bay district, so there is no CDD bond line on the tax bill.
7. Five courses under one optional Club. The member-owned Bonita Bay Club offers five championship courses on two campuses for owners who choose to join.
8. A private beach included with ownership. Every Tavira owner uses the rebuilt BBCA Private Beach, with a year-round shuttle, without joining the Club.
9. A long-run price record. Residence 804 recorded $1,500,000 in December 2019 and $3,200,000 in March 2024; residence 2401 recorded $4,000,000 in March 2023 (Lee County qualified-sale file).
10. Fixed tower supply. No tower sites remain inside Bonita Bay; Omega (2022) was the last.
1. Flood Zone AE and Evacuation Zone A. The address point measures Zone AE with an 11-foot base flood elevation, lenders require flood insurance for financed buyers, and Zone A is the first ordered to evacuate.
2. Layered, partly unpublished costs. The condominium assessment is listing-reported at about $2,713 a month, and the BBCA master assessment and Club dues are not published; buyers must wait for the estoppel and the Club’s schedule to see the full number.
3. A softer 2026 price record. The 2026 median of $2,200,000 sits well below 2024’s $3,062,500 in the county deed file; a buyer benefits, but a seller needs a precise price.
4. Thin liquidity. Seven sales in the last 12 months and two active listings mean few comparables and longer marketing times, with a median of 99 days on market.
5. Lease limits. The reported three-leases-a-year cap makes pure investment math difficult.
6. A 36-inch marina draft limit. Deep-draft boats cannot use the Bonita Bay Marina, and slips and storage are leased separately.
7. The beach is off site. Tower residents drive or take the BBCA shuttle to the Private Beach off Hickory Boulevard.
8. A 2009 building. At more than 15 years old, Tavira’s mechanical systems are entering replacement windows, so the SIRS and reserve schedule matter.
If the pros outweigh the cons for you, Tavira owners can start with a free home valuation and call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Tavira listing agent, or thinking, ‘I need someone to sell my Tavira home…’, this section is for you. Selling a luxury residence in a 90-unit tower takes a precise price, a complete document package and marketing that shows the view and the private foyer, and McGreevy and Comisar build all three before a Tavira listing goes live.
Selling a luxury high-rise residence in Bonita Bay is not the same as selling a single-family home, even inside the same community. The buyer pool is smaller, the due-diligence process is more document-intensive (condominium documents, SIRS, association estoppels, flood insurance history), and the presentation of the residence, particularly the view and the private elevator experience, needs marketing that captures what a flat photo of a living room cannot.
Our credentials as your listing agent:
In the last 12 months Tavira has seen 7 resales in the Lee County qualified-deed record, totaling $17,405,000, from $1,725,000 (residence 1102, May 2026) to $3,400,000 (residence 2404, March 2026), with a middle sale of $2,200,000. The Southwest Florida MLS, September 2026 pull shows the same seven closings with a median of 99 days on market and a median sale-to-list ratio of 95.8%. Understanding why residence 2404 sold for nearly double residence 1102 is exactly the market knowledge that gets a Tavira residence priced right at the first showing: floor, exposure and stack drive the gap.
The fee conversation. The listing-reported condominium assessment of about $8,140 a quarter is the first thing most buyers react to. The answer is not to apologize for it but to itemize what it pays for, and to show that the building’s reserves are funded under Florida’s post-Surfside rules.
No signs on the building. High-rise listings rely on digital presence, network reach, targeted outreach, and professional photography and video. The BBCA’s open house guidelines set hours (Monday to Saturday 9 to 5, Sunday 1 to 4), require the listing agreement and a request to the BBCA with at least 72 hours’ notice, and allow no SOLD signs.
Flood disclosure. Zone AE with an 11-foot base flood elevation is a material fact; we present it accurately alongside the concrete construction and the City’s CRS Class 5 discount.
Club membership. Club membership is separate from the residence and does not come with the sale; how any membership is handled is set by the Club’s membership office, and buyers should hear that early.
The document package. Florida law gives buyers the condominium documents, the budget, the SIRS and the §720.401 master disclosure summary. We assemble them before the listing goes live so the review period does not stall the sale.
The seven recorded sales from $1,725,000 to $3,400,000 tell you the range, but your residence’s value depends on floor, exposure, stack, condition and timing. Start with a free Tavira home valuation, or see what Bonita Bay homes are worth.
Talk to Jesse direct: (239) 898-6072, text or call.
A Tavira home took a median of 99 days to sell in the Southwest Florida MLS, September 2026 pull, and the median sale-to-list ratio across the same seven closings was 95.8%. Correctly priced, well-presented residences sell faster; residences priced above the 2026 deed record sit, and the thin inventory means buyers compare every listing against the same few recent sales.
A Tavira seller should have assessments current and should gather the current Rules and Regulations, the most recent budget, the SIRS and any milestone or engineering reports before listing. Buyers ask for these during the review period, and the Tavira and BBCA estoppel certificates will show any open balance that must be settled at closing.
A Tavira home can be sold with a tenant in place, but under the reported 30-day minimum and three-leases-a-year rules most leases are seasonal, so timing the listing to start after a lease ends usually gives buyers better access. Showings must follow the lease terms, and the buyer must honor any lease that survives closing.
Bonita Bay Club membership is separate from a Tavira home and does not convey with the deed. The Club’s membership office sets how a departing member’s membership is handled and what a new member pays, and it does not publish those terms online, so a Tavira seller should ask the Club before listing and tell buyers early.
The best time to list a Tavira home is usually October through December, which puts the listing in front of buyers for the January to April season when most Bonita Bay luxury buyers are in town. Summer listings sell too, often to buyers who want to close before the next season, but showings are fewer.
Tavira owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse and Marc have over 45 years of combined direct real estate experience, and for this Tavira guide they read the county roll, the DBPR register, the association filings and every qualified Tavira deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Tavira guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Our office is in Bonita Springs, a short drive from the Bonita Bay gates, and the team works Bonita Bay’s towers, coach homes and single-family neighborhoods every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Tavira realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Katie Whalen Polewski, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling a Tavira home? Get a free Tavira home valuation, or call Jesse direct at (239) 898-6072.
Buying in Tavira? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Tavira, see our Bonita Bay guide, our Bonita Springs guide and our guides to the towers Seaglass and Azure.
The buyer questions below are the ones Tavira buyers ask us most, answered from the county record, the DBPR register, the association filings and the shared public sources cited on this page.
Tavira is at 4851 Bonita Bay Blvd, Bonita Springs, FL 34134. Note that 4971 Bonita Bay Blvd is Seaglass, a different tower; the two addresses are often confused in listing syndications and online databases.
Tavira has 90 residences (Florida DBPR condominium register and Lee County roll). Its floors are numbered to 26 with no 13th floor, so it has 25 physical stories, with four residences on each standard floor and two on each of the top two numbered floors.
Four stacks, all three bedrooms or more. On the county roll most residences carry 3,340, 3,609, 3,676 or 3,753 heated square feet (the full range is 3,263 to 4,300, with residences 101 and 201 at 4,300); the developer’s plans describe 3,517 to 4,064 air-conditioned square feet with terraces of about 546 to 675 square feet.
Tavira listings in the Southwest Florida MLS (June 2026 research) reported a condominium assessment of about $8,140 a quarter, roughly $2,713 a month. The association does not publish its budget publicly, so confirm the current figure in the estoppel certificate. The BBCA master assessment is separate and also not published.
Electricity (individually metered through Florida Power and Light), interior and contents insurance (HO-6), flood coverage for contents, the BBCA master assessment, marina slips or storage, and Bonita Bay Club membership.
Start with the listing-reported condominium assessment of about $2,713 a month, then add the BBCA master assessment, electricity, an HO-6 policy, flood coverage for contents and property tax, plus Club dues if you join. The master assessment and Club dues are not published, so the estoppel certificate and the Club’s schedule complete the number.
No. Bonita Bay Club is a separate, optional, member-owned club. The Club does not publish initiation fees or dues on its public website; its membership office provides the current schedule.
Automatic membership in the Bonita Bay Community Association and its amenities: the Private Beach, community roads and gates, parks, the path network, and Community Patrol.
Yes. The Private Beach off Hickory Boulevard is owned by the BBCA and is a property-ownership benefit, not a Club benefit, so every Tavira owner may use it, with a year-round BBCA shuttle.
Hurricane Ian destroyed the BBCA Private Beach facility on September 28, 2022. The BBCA rebuilt it in concrete with breakaway walls and reopened it on November 13 (the BBCA page does not print the year).
No public primary source documents Tavira’s own building damage from Ian. Ask the association in writing for any damage summary, insurance claims, special assessments and repair status; that information belongs in the condominium disclosure package.
FEMA’s National Flood Hazard Layer returns Zone AE with a base flood elevation of 11 feet (NAVD88) at the 4851 Bonita Bay Blvd address point, on FIRM panel 12071C0652G, effective November 17, 2022. The VE velocity zone lies along the Estero Bay shoreline to the west.
If you finance the purchase with a federally backed mortgage, yes: flood insurance is required for a structure in an AE zone. The association’s master policy covers the structure; you insure contents and interior improvements. Cash buyers are not required to carry it but most do.
Lee County Evacuation Zone A, the first zone ordered to evacuate and often ordered for any named storm approaching from the Gulf. Every Bonita Bay address point we tested on Lee County’s evacuation layer returns Zone A.
Yes. Tavira has an indoor golf simulator reserved for its 90 households; it is not a shared community amenity.
Yes. A rooftop sunset terrace at the top of the tower has a covered wet bar and grills and is open to all residents, with views across Estero Bay and the Gulf.
The primary amenity deck, with the pool, a screened cabana with bar and fireplace, and grills, is on the 2nd floor, above the parking level.
Yes. As reported in our June 2026 research, up to two pets per residence with an 80-pound limit per pet; confirm current rules in the Declaration of Condominium and the Rules and Regulations.
As reported, a 30-day minimum lease and a maximum of three leases a year, with association approval of tenants. That excludes nightly and weekly vacation rentals. Confirm current rules in the condominium documents.
Not as a pure yield play. The reported lease limits cap rental use at about 90 days a year, and the September 2026 MLS pull shows no Tavira rental listings or recorded leases in the 12 months to September 30, 2026. Tavira is an owner-occupant product.
The Lutgert Companies, which bought the 6.5-acre bayfront parcel from Bonita Bay Group for $10 million in October 2007. The architect was Smith Barnes Santiesteban Architecture Inc., and the general contractor was Boran Craig Barber Engel Construction Co.
Groundbreaking was in December 2007, the tower topped out in January 2009, and the condominium was recorded on November 17, 2009. Every residence carries a 2009 year built on the Lee County roll.
Yes. Tavira is a reinforced concrete tower, the standard structure for Florida high-rise condominiums.
The building has impact-resistant glazing. For documentation of specific products, request the building’s permit records from the City of Bonita Springs Community Development Department, which issues permits for Bonita Bay.
Each standard floor’s elevator opens into a private, fob-controlled foyer shared by two residences, one on each side. There are no public corridors between the elevator and the front doors.
Five championship courses on two campuses: Bay Island, Marsh and Creekside (Arthur Hills designs) inside Bonita Bay, and Cypress and Sabal (Tom Fazio designs) on the Naples campus.
No. Club membership is optional. Many Tavira owners who do not golf rely on the building’s amenities and the BBCA Private Beach instead.
Blue Zones Project certifies communities that make measurable built-environment and social changes linked to longevity research. Tavira was certified in September 2024, the first high-rise in Southwest Florida, with nearly half its residents taking the pledge.
No. Lee County’s official special districts list names no Bonita Bay district of any kind, so there is no CDD line on a Tavira tax bill.
Lee County uses proximity-based school choice. Under the district’s most recent published plan, Bonita Bay families rank elementary schools in Proximity Zone Q (including Spring Creek Elementary), middle schools in Zone GG (including Bonita Springs Middle), and high schools in the South zone (Bonita Springs High is nearest). Confirm the zone with the district’s locator.
Yes. Tavira maintains designer-furnished guest suites that residents reserve for visiting family and friends, under association rules on rates and availability.
Bonita Bay Marina on the Imperial River is separately owned by resident investors and leases dry storage (326 spaces for boats up to 36 feet) and wet slips (98), subject to availability, with a 36-inch maximum draft. It is not included in association fees.
The top two numbered floors, 25 and 26, carry two residences each rather than four. Specifications for individual residences are on the county roll by unit number, and past sale prices are in the Lee County qualified-sale file.
Florida requires condominiums three stories or taller to have a Structural Integrity Reserve Study every 10 years and to fund structural reserves without waiver. Request the completed SIRS and reserve schedule from the association before closing.
Under §553.899, a milestone inspection is due by December 31 of the year a building reaches 30 years of age, which points to 2039 for a 2009 building, or 25 years (2034) if the City of Bonita Springs requires the earlier trigger for local conditions such as salt water.
Any open special assessment, at the Tavira association or at the BBCA, appears on that association’s estoppel certificate. Confirm both before closing rather than relying on figures passed along informally.
West-facing residences overlook Estero Bay and the Gulf across the Estero Bay Aquatic Preserve; east-facing residences look over the Bonita Bay grounds. View quality rises with floor height.
Upper floors command the premium: in the last 12 months the two sales above $3,000,000 were on the 23rd and 24th floors, while the three lowest were on floors 8, 11 and 15 (Lee County qualified-sale file).
Condominium purchases typically involve a buyer application and association approval under the condominium documents. Ask for the current application requirements and timeline before you make an offer.
RSW in Fort Myers is north of Bonita Springs by I-75, one of the most convenient major airports to any Bonita Springs address for owners who split the year.
NCH Bonita’s freestanding emergency department at 24040 S. Tamiami Trail in Bonita Springs is the nearest; NCH North Naples Hospital (1501 Immokalee Road) and Lee Health Coconut Point in Estero are also nearby.
The association’s master policy covers the structure and common elements and is funded through the assessment. Each owner buys an HO-6 policy for personal property, interior improvements and liability, plus flood coverage for contents.
No. The reported 30-day minimum lease rules out nightly and weekly rentals, and the reported three-leases-a-year cap limits rental use further.
No. Tavira has no age requirement under HOPA; the buyer demographic skews toward empty-nesters and retirees because of the product, not a rule.
The attended lobby receives and holds packages, which matters for seasonal owners who are away for months.
We are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified Tavira deed since 2022 and every boulevard tower on one yardstick, so we can tell you whether a listing is priced right for its floor and stack. Read how we represent buyers, or call Marc at (239) 287-5873.
The seller questions below come from Tavira owners weighing a sale. Every answer draws only on this page’s sources: the Lee County deed and parcel records, the Southwest Florida MLS pull of September 2026, the DBPR register, the association filings and the city, county and federal records cited below.
A Tavira home is worth what the 2026 deed record supports for its floor, stack and condition: the seven qualified Tavira sales since September 2025 ran from $1,725,000 to $3,400,000, with a middle sale of $2,200,000 and a mean of $692 per heated square foot. Upper-floor residences led that range and lower floors trailed it, so a valuation starts from the closest floor and stack, not the building average.
Seven Tavira homes sold in the 12 months since September 2025, according to the Lee County qualified-sale file dated September 2026: residences 803, 1502, 1703, 2404, 1604, 2301 and 1102, recorded between January 29 and May 27, 2026. The Southwest Florida MLS, September 2026 pull shows the same seven closings in the 12 months to September 30, 2026, which makes Tavira a thin resale market for a 90-residence building.
Tavira’s 2026 deed record is lower than 2024’s: eight qualified 2024 sales produced a $3,062,500 median, while the seven sales recorded from January to May 2026 produced $2,200,000. The deed file records what buyers paid, not why, so we do not assign one cause. For a seller the practical point is that 2024 comparables no longer set the price; the 2026 sales on similar floors and stacks do.
The recent Tavira sales that should set your price are the ones on your stack and nearest your floor, recorded in 2026. Stack matters because the county roll gives each stack its own heated area, from 3,340 to 3,753 square feet, and floor matters because the 23rd and 24th floor sales recorded $3,200,000 and $3,400,000 while floors 8, 11 and 15 recorded $1,725,000 to $2,125,000 in the same months.
Plan on about three months of marketing for a correctly priced Tavira home: the Southwest Florida MLS, September 2026 pull shows a median of 99 days on market for the seven Tavira closings. Add the condominium document review and closing period, and a listing launched before season commonly closes in season.
Tavira homes sold at a median of 95.8% of list price across the seven closings in the 12 months to September 30, 2026, in the Southwest Florida MLS, September 2026 pull. A 95.8% median means pricing close to the 2026 deed record matters more at Tavira than a high opening ask that later needs reductions.
Tavira buyers are mostly owner-occupants and seasonal owners, not investors: the September 2026 MLS pull shows no Tavira rental listings or recorded leases in the 12 months to September 30, 2026, and the reported three-leases-a-year cap discourages yield buyers. Typical buyers are couples leaving a large single-family home who want a bay view, four-per-floor privacy and a lock-and-leave residence inside a gated community.
Tavira competes with Seaglass on privacy and size while Seaglass competes on newness and choice. In the September 2026 MLS pull Seaglass had 12 closings at a $2,080,000 median and six active listings, against Tavira’s seven closings at $2,200,000 and two listings. A Tavira seller should present the four-per-floor layout and the 3,676-square-foot median heated area against Seaglass’s 2,907.
Your Tavira stack changes value because each stack carries a different heated area on the county roll: 3,340 square feet for the 02 stack, 3,609 for the 03 stack, 3,676 for the 04 stack and 3,753 for the 01 stack. Corner stacks with wider views generally sit at the top of a floor’s range, so we price a Tavira home against sales in the same stack first.
Floor number matters a great deal at Tavira. In the 12 months since September 2025, the two highest sales were on floors 23 and 24 at $3,200,000 and $3,400,000, and the lowest was on floor 11 at $1,725,000. Because Tavira skips the 13th floor, a residence numbered in the 20s sits one physical story lower than its number suggests, which buyers sometimes ask about.
An online estimate for a Tavira home is a weak guide, because automated models average across few sales and cannot see floor, stack, exposure or finish. With only seven qualified Tavira sales in the last 12 months, spanning $1,725,000 to $3,400,000, an estimate can land far from the price a specific residence will bring. A valuation built on same-stack sales is far more reliable.
October through December is usually the best time to list a Tavira home, because it puts the listing in front of the seasonal buyers who arrive for January through April. Six of the seven recorded Tavira sales since September 2025 closed between March and May 2026, which fits a pattern of buyers touring in winter and closing in spring.
Tavira homes do sell outside season, but with fewer showings. The recorded 2024 sales included closings in June, August and December, and the 2025 sale closed in May. A summer listing works best for a seller who is flexible on timing, prices against the latest same-stack sale, and has the condominium documents ready so an off-season buyer can move quickly.
A Tavira buyer asks first for the Declaration of Condominium (Lee County Instrument 2009000308896), the bylaws, the Rules and Regulations, the current budget, the Structural Integrity Reserve Study and any milestone or engineering reports, plus the BBCA’s §720.401 disclosure summary. Assembling these before listing keeps the condominium review period from stalling the sale.
A Tavira buyer typically completes an application and receives approval under the condominium documents before closing. The master Bonita Bay Community Association makes every owner a member automatically, but the Tavira association controls its own approval process, so a seller should confirm the current application requirements and timing with the association when the listing is signed.
An estoppel certificate is the association’s signed statement of what is owed on a residence at closing. A Tavira sale needs two: one from the Tavira condominium association and one from the Bonita Bay Community Association, which does not publish its master assessment or resale charges. The estoppels, not any published figure, set the fees and any open special assessments at closing.
A resale charge at the Bonita Bay Community Association level is paid by the buyer at closing, but the published sources describe it differently and no public BBCA document states the current figure. The BBCA estoppel certificate issued for your sale is the only reliable statement of the amount, so a Tavira seller should wait for the estoppel before quoting a number to a buyer.
The Tavira condominium assessment, listing-reported at about $8,140 a quarter, is the most common buyer objection, so it needs context. It pays for water, sewer, cable, internet, building insurance, security, trash, amenities and reserves. Shown against the separate costs of a single-family home in Bonita Bay, the fee usually reads as a bundle rather than a surcharge.
Yes. Tavira’s address point sits in FEMA Zone AE with an 11-foot base flood elevation on panel 12071C0652G, effective November 17, 2022, and it is a material fact buyers and their lenders will check. Presenting the zone with the concrete construction, the association’s master flood policy and the City’s CRS Class 5 discount answers buyers’ questions before they become objections.
Evacuation Zone A affects a Tavira sale mainly through buyer questions, not price rules. Every Bonita Bay address point tested on Lee County’s evacuation layer returns Zone A, so buyers comparing towers on the boulevard face the same zone. Seasonal buyers want to know the building’s storm procedures, so having the association’s hurricane preparation summary ready shortens the conversation.
The SIRS can affect a Tavira sale because Florida now requires structural reserves to be funded without waiver, and buyers read the study to judge future assessments. A current SIRS with a funded reserve plan supports the price; a gap between recommended and actual reserves invites a buyer to negotiate. Ask the association for the completed study before listing so you know what buyers will see.
Tavira’s milestone inspection is not imminent, which helps a seller. Under §553.899 the first inspection is due by December 31 of the year the building turns 30, which points to 2039 for a 2009 building, or 2034 if the City requires the 25-year trigger. Buyers comparing Tavira with the 1998 to 2002 towers on the boulevard often weigh that timing.
Bonita Bay Club membership is separate from a Tavira home and does not pass with the deed. How a departing member’s membership is handled, and what a new member pays, are set by the Club’s membership office, which does not publish its schedule online. A Tavira seller should get the Club’s current terms in writing before listing so buyers hear an accurate answer.
The BBCA Private Beach adds real value because every Tavira owner can use it without joining the Club: it is a master association amenity off Hickory Boulevard with a year-round shuttle, rebuilt in concrete with breakaway walls after Hurricane Ian destroyed it in 2022. Buyers from other tower communities often do not realize the beach comes with ownership.
Most Tavira sellers do better with targeted updates than a full renovation, because a renovation needs association approval and City of Bonita Springs permits and adds months before listing. Fresh neutral paint, repaired finishes, serviced air conditioning and a staged terrace usually return more than their cost, while buyers at this price often plan their own kitchens and baths.
Selling a Tavira home furnished can help when the furnishings suit the residence and the buyer is a seasonal owner who wants to move in for the winter. List furnishings on a separate inventory so the appraisal and the contract price stay clear, and remember that most Tavira buyers are owner-occupants who may prefer their own pieces, so offer furnishings as an option.
Staging helps a Tavira home because buyers at this price are buying a way of living: a set dining table on the terrace, clear sight lines to Estero Bay and uncluttered rooms make the four-per-floor privacy visible in photographs. Vacant residences in a tower tend to photograph smaller than they are, and online photos decide which Tavira homes seasonal buyers tour.
A Tavira home can be sold while it is leased, and under the reported 30-day minimum and three-leases-a-year rules most leases are seasonal, so a sale often waits for the lease to end. Showings must follow the lease terms, and a buyer takes the home subject to any lease that runs past closing, so align the listing with the lease calendar.
Yes. Many Tavira sellers live out of state for part or all of the year, and a sale can run remotely: the attended lobby helps with access, documents can be signed electronically or with a mobile notary, and closing can be handled by mail. A seller should name a local contact for the association and keep the residence insured and maintained while it is marketed.
A Tavira home can be sold off market to a known buyer, and in a 90-residence tower with thin inventory that sometimes happens. The trade-off is exposure: with two active Tavira listings in the September 2026 MLS pull, an open listing reaches every seasonal buyer searching the boulevard, which usually produces a stronger price than a single private negotiation.
The fixed supply of Bonita Bay towers helps a Tavira seller because no new high-rise can be added inside the community: the eight towers on Bonita Bay Boulevard are complete, and Omega, with a 2022 year built, was the last. A buyer who wants a bayfront Bonita Bay tower chooses among existing residences, and in September 2026 Tavira had just two active listings.
Bonita Bay’s open house rules do shape a Tavira listing. The BBCA’s guidelines set open house hours of Monday to Saturday 9 to 5 and Sunday 1 to 4, require the listing agreement and a request to the BBCA at least 72 hours ahead, set a sign standard and allow no SOLD signs. In a tower, the association’s own access rules apply as well.
Marketing a Tavira home to out-of-state buyers relies on photography and video that show the bay view from the actual floor, the private elevator foyer and the rooftop terrace, plus a clear written summary of the fees, flood zone and documents. Most Tavira buyers shop from the Northeast or Midwest before a winter visit, so the listing must answer their questions before they fly in.
List your Tavira home with McGreevy and Comisar because we price from the deed record, not an average: we tracked every qualified Tavira sale since 2022 by floor and stack and every boulevard tower on the same yardstick. We are the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, with over $900 million in personal sales.
Every Tavira fact on this page comes from a county, city, state or federal record, a recorded filing, the Bonita Bay Community Association or Bonita Bay Club, a named publication, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown. Recorded instruments are cited by number in the text: the Tavira Declaration of Condominium (Lee County Instrument 2009000308896), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919).
Southwest Florida MLS figures are from our Matrix pull of September 30, 2026 (Bonita Bay development, sales closed October 1, 2025 to September 30, 2026); the listing-reported association fee figures are from our June 11, 2026 Tavira pull. MLS data is not publicly linkable.
The official documents below are published by FEMA, Lee County, the City of Bonita Springs, the School District of Lee County and the Bonita Bay Community Association. They are the documents we read for this page, and the ones a Tavira buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Flood Insurance Study, Lee County and Incorporated Areas, Volume 1 (12071CV001D) | FEMA, hosted by Lee County | Revision effective March 2, 2027 | Countywide flood study listing the City of Bonita Springs, NFIP community 120680 | |
Letter of Final Determination to Lee County | FEMA, hosted by Lee County | September 2, 2026 | The 2027 map revision; its six panels are outside Bonita Bay | |
Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | 2022 | City floodplain rules that apply to Tavira permits | |
CRS Floodplain Management Plan, FY 2025-26 progress report | City of Bonita Springs | FY 2025-26 | The program behind the City’s CRS Class 5, 25% discount | |
Evacuation Zone A fact sheet | Lee County Emergency Management | Current posting | What Zone A means and when it evacuates | |
2023 Evacuation Zones and Public Shelters map | Lee County Emergency Management | 2023 | Zones A to E, routes and shelters | |
Student Enrollment Plan 2025-2026 | School District of Lee County | 2025 | Proximity Zones Q and GG and the South high school zone | |
BBCA Media Brochure | Bonita Bay Community Association | January 2026 | About 2,400 acres, 3,346 residences, 12 miles of paths | |
BBCA Open House Guidelines | Bonita Bay Community Association | Current version | Open house hours, 72-hour notice, sign rules | |
Tropical Cyclone Report, Hurricane Ian | NOAA National Hurricane Center | 2023 | The official record of Hurricane Ian |
The Tavira Declaration of Condominium (Instrument 2009000308896), the Bonita Bay master Declaration (Instrument 2011000142834) and the BBCA By-Laws (Instrument 2020000126919) are recorded with the Lee County Clerk; none is posted as a free copy online, and all come with the association documents in a sale.
Market data from Southwest Florida MLS, pulled September 2026. County deed and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Tavira. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
3,651 people live in Bonita Bay - Tavira, where the median age is 74 and the average individual income is $144,800. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Bonita Bay - Tavira, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Grilled Cheese Society, DeRomo's Restaurant, and Signatures.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.43 miles | 0 reviews | 0/5 stars | |
| Dining · $$$ | 0.89 miles | 765 reviews | 3.6/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.86 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.88 miles | 4 reviews | 3.8/5 stars | |
| Active | 1.02 miles | 2 reviews | 5/5 stars | |
| Active | 1.13 miles | 1 review | 5/5 stars | |
| Active | 1.13 miles | 0 reviews | 0/5 stars | |
| Active | 1.13 miles | 2 reviews | 5/5 stars | |
| Beauty | 0.86 miles | 13 reviews | 4.2/5 stars | |
| Beauty | 0.9 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.9 miles | 13 reviews | 3.1/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.13 miles | 0 reviews | 0/5 stars | |
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Bonita Bay - Tavira has 2,087 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bonita Bay - Tavira do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
