Bonita Bay - Tavira

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Tavira. 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 with insider knowledge of the Bonita Bay master community — we're the team that delivers. Top 1% Real Estate Agents Nationally since 2008. The #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar.

Why McGreevy and Comisar Are the Best Realtor for Tavira

If you're searching for the best realtor for Tavira in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring a depth of Bonita Bay tower experience no other team can match.

Recent Tavira track record (trailing 12 months): Tavira recorded 7 closed resales over the past year, totaling $17.4 million in sales volume at a median sold price of $2,200,000 (range $1,725,000 to $3,400,000). Those units sold at an average of 94% of list price with a median 99 days on market. Just 2 units are currently active ($2,899,000 and $3,295,000) — roughly 3 to 4 months of supply. This is a tight, low-turnover building where correct pricing and a team that knows it floor-by-floor decide whether you sell at the top of the range or chase the market down. (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026.)

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Tavira home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, same-day response) or email [email protected].

Buying a home in Tavira? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

About Tavira (and What Makes Us the Right Team for It)

Tavira is a 26-story luxury condominium tower at 4851 Bonita Bay Blvd inside the master-planned community of Bonita Bay in Bonita Springs, Florida. 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 nine high-rise towers that make up Bonita Bay's Tower Group, Tavira is the one buyers most often describe in a single sentence: "I had no idea a condo could feel this private." That's because Tavira was built on a principle rare in Southwest Florida high-rise development: four residences per floor, full stop. Not six. Not eight. Four — one in each corner quadrant — with private, fob-controlled elevator access that opens into a semi-private foyer shared by exactly 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 ($2M–$4M as of 2026), HOA cost structure (approximately $2,713/month all-in before Club membership), 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 50-odd questions a sophisticated buyer actually has before writing a seven-figure offer. We wrote this one differently. You will find here: the full story of how Tavira was built and by whom, a detailed breakdown of every floor plan and square footage tier, an honest accounting of the HOA fee bundle and what it actually covers, the post-Ian insurance and flood-zone reality, the Blue Zones certification story, the Club membership math, the rental restrictions that matter for investors, the post-Surfside structural inspection requirements and where Tavira stands on compliance, and 55+ FAQs — buyer edition and seller edition — that address every search query we have seen buyers and sellers type about this building.

Living in Tavira at Bonita Bay as a Homebuyer

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. Because Bonita Bay's original master plan placed the marina, preserve, and bay-front promenade between the towers and US-41, there is no commercial clutter, no traffic noise, and no visual obstruction between Tavira's west-facing balconies and the water. What you are looking at, specifically, is the Estero Bay Aquatic Preserve — a Florida DEP-designated aquatic preserve covering 10,000+ acres of the estuary. Aquatic preserve status means development is legally prohibited in the water and on the bay floor in perpetuity. There are no future mid-rises going up between Tavira and the bay. The view you see from a 15th-floor west-facing unit today is the view you will see from that unit in 2045. That permanence is a real premium that does not exist in most SWFL high-rise markets.

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: the address 4971 Bonita Bay Blvd belongs to a different tower (Seaglass). Multiple 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 western cluster of towers near the marina, the Promenade area, and the Bonita Bay Club's West Campus. The walk from Tavira's lobby to the marina dock is approximately four to five minutes on foot — short enough that marina access is genuinely casual rather than a planned excursion. The Club's West Campus (three Arthur Hills-designed golf courses) is also within easy golf-cart range. The community's gated main entry on US-41 provides the outer perimeter security; a private guard gate and lobby staff provide Tavira-specific 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 — all covered by the HOA) without downsizing the living quality. They want to wake up to a bay view, walk to the marina, 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 30-day minimum lease and 3-leases-per-year cap make the investor math challenging at the $3M+ price point (we address this in detail in the Rental Rules section). Full-time and snowbird owner-occupants drive this market overwhelmingly.

The privacy per floor. Four units per floor is Tavira's single most-often-cited differentiator among buyers who have toured comparable SWFL towers. Esperia South, for comparison, runs eight units per floor on most levels. Seaglass runs six. At Tavira, after you badge through the elevator on your floor, there is one unit to your left and one to your right in your shared foyer. The foyer itself is not a public hallway — it is a small, semi-private landing. The effect is closer to a townhome entry than to a traditional high-rise corridor. Buyers who care about privacy and the feel of a private residence rather than a hotel floor specifically seek this out. It is also what keeps the per-unit square footage as high as it is: there is no spatial pressure to squeeze more units onto each floor, so the average unit runs 3,500–4,000+ sq ft of air-conditioned living space before the terrace.

Market Snapshot — Bonita Bay (ZIP 34134) 2025–2026 + Tavira-Specific Comps

ZIP-Level Context

Tavira resides in ZIP 34134, the south Bonita Springs ZIP that encompasses Bonita Bay, Barefoot Beach, and the southern section of Bonita Beach Road. The broader 34134 market runs at a meaningfully higher median price point than the adjacent 34135 ZIP because it is disproportionately composed of waterfront and golf-community luxury inventory. As of early 2026, 34134 luxury condo active inventory (properties above $1.5M) has been running at approximately 12–18 months of supply — a buyer's market on the face of it, but one in which correctly priced, well-maintained units in the right buildings continue to move within 90–180 days.

ZIP-level data from Florida Realtors SunStats provides context, but it does not tell you what a Tavira unit specifically should be priced at or what to expect on timing. Tavira trades as its own micro-market: 90 units, a physically distinctive building, and a buyer pool that is self-selecting for the specific product.

Tavira-Specific Sales (2024 Confirmed Public Records)

The following are arm's-length sales confirmed via Lee County Property Appraiser public records at 4851 Bonita Bay Blvd during calendar year 2024 (Source: floridaparcels.com / leepa.org public parcel records):

2024 median confirmed sale price: approximately $2,950,000. The Unit 301 December sale at $2.0M is the outlier — third-floor units at Tavira carry a meaningful view-premium discount relative to mid-tower and upper floors, because the building's bayfront views do not fully open up until you are well above ground-level tree line and marina infrastructure. The three sales between $2.9M and $3.2M represent the typical mid-tower transaction range in 2024.

Price per square foot in 2024 range: Based on floor plan data (3,517–4,064 sq ft A/C), the mid-range 2024 sales at $2.9M–$3.2M imply approximately $725–$910/sq ft depending on floor plan. The lower-floor sale at $2.0M implies approximately $490–$570/sq ft — illustrating that floor matters as much as unit configuration in a bayfront high-rise.

Ten-Year Price Appreciation

Public records provide two documented price trajectories at Tavira that illustrate the decade-long appreciation arc:

• Unit 2401: Sold 2013 for approximately $2.2M → sold 2023 for approximately $4.0M. That is approximately +82% over 10 years, or roughly 6% compounded annually. (Source: Lee County PR parcel history via floridaparcels.com)
• Unit 804: Sold 2019 for approximately $1.5M → sold March 2024 for $3.2M. That is approximately +113% in five years, driven by the COVID-era luxury surge of 2020–2022. (Source: Lee County PR parcel history)

Pre-COVID baseline (2019–2020): Units were trading in the $1.5M–$1.85M range. The 2020–2022 demand surge — driven by out-of-state migration into SWFL luxury during the COVID era — pushed asking and sale prices to $2.95M–$3.9M by late 2022. Post-Ian (September 2022), prices softened slightly through 2023 as buyers processed the storm and insurance market disruption, then stabilized in the $2.0M–$3.2M band for completed sales in 2024.

Days on Market and Absorption

Based on the trailing 12 months of actual Tavira sales, the building's median days on market was 99 days (average 118 days) across 7 closed resales (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026). Tavira's current supply position — just 2 active listings against 7 sales in the past year — works out to roughly 3 to 4 months of supply, tighter than the broader Bonita Bay luxury-condo tier. This is not a distressed or highly liquid market. Buyers who find Tavira are not impulsive — they have typically been researching for months. Sellers who price realistically for condition and floor/view characteristics sell. Sellers who price above market discovery tend to sit.

No new competition inside Bonita Bay. In 2023, the Omega tower was completed, becoming the final planned high-rise within Bonita Bay. The master plan has no remaining developable tower sites. Tavira's 90 units compete with 8 other towers in the community — all of them fixed supply, no new towers coming. (Source: Bonita Bay community planning records)

How Tavira Came to Be — From Bonita Bay Group Bayfront Land to Lutgert's Flagship Tower

The story of how Tavira was built is not the typical "developer buys land, developer builds tower" narrative. It involves two of the most prominent names in Southwest Florida real estate development — Bonita Bay Group and The Lutgert Companies — and a ground sale that happened at one of the most consequential moments in recent real estate history: October 2007, eleven months before Lehman Brothers collapsed.

Bonita Bay Group's Original Vision

Bonita Bay was Bonita Bay Group's flagship creation. Founded in 1979 and led by David Lucas, Bonita Bay Group spent the 1980s and 1990s building out one of Florida's most ambitious master-planned communities: 2,400+ acres on Estero Bay, 30+ named sub-villages, a world-class marina, a 54-hole golf club, a private beach park, and the infrastructure of a small city. By the early 2000s, the Tower Group — the cluster of high-rise condominiums on the community's western bayfront edge — was the centerpiece of Bonita Bay Group's luxury product line.

The parcel on which Tavira now stands was one of the most desirable remaining sites in all of Bonita Bay: 6.5 acres of direct Estero Bay frontage, with unobstructed western views across the aquatic preserve toward the Gulf. Bonita Bay Group had developed the first several towers in the Tower Group and held this site for what would become the portfolio's capstone tower. In October 2007, they sold it.

The Lutgert Companies and the $10 Million Land Deal

On or around October 26, 2007, The Lutgert Companies purchased the 6.5-acre bayfront parcel from Bonita Bay Group for $10 million. (Source: Business Observer — "Commercial Real Estate Briefs," October 26, 2007: https://www.businessobserverfl.com/news/2007/oct/26/commercial-real-estate-briefs-61/) The Lutgert Companies, a Naples-based development firm with a decades-long track record in Southwest Florida luxury real estate, committed $114.6 million in Bank of America construction financing for the project.

This was Lutgert's sixth and final tower at Bonita Bay. The company had previously developed Azure, Esperia South, Estancia, and other towers in the community, giving it deep familiarity with the Tower Group market and buyer expectations. Tavira was positioned as the culmination of that experience — the lowest-density, highest-finish tower in the collection.

Design and Construction Team

Architect: Smith Barnes Santiesteban Architecture Inc. — the same firm that designed Azure, Esperia South, and Estancia at Bonita Bay. The architectural continuity meant Tavira's design language was consistent with its Tower Group neighbors while incorporating the lessons learned from each prior building.

General Contractor: Boran Craig Barber Engel (BCBE) — a prominent Southwest Florida commercial and residential GC that has built numerous luxury high-rises across the region.

Timeline:

• Groundbreaking: December 8, 2007 (Source: contemporaneous construction records)
• Topped out: January 2009
• Delivered: Fall 2009

The timing is notable. Groundbreaking in December 2007 meant that the first swing of the shovel happened as the credit crisis was already metastasizing. Construction proceeded through the worst of the 2008–2009 recession, and the building was delivered into a market that had just experienced its most severe contraction in decades. Units that had been pre-sold in the 2007–2008 window at prices calibrated to the peak market were renegotiated, restructured, or repriced during the delivery process. This context matters for understanding the building's early sales history and why some units spent time in bank-owned or distressed inventory during 2009–2013 — creating the comparatively low 2013 baseline prices that make the subsequent appreciation story so dramatic.

The Condo Association

Tavira at Bonita Bay Condominium Association, Inc. was incorporated in the State of Florida on December 6, 2005 — two years before groundbreaking — as is standard practice for pre-sale condo development. Sunbiz entity number: N05000012252. The association is currently in active, good standing. Current President: Jeff Owens. On-site Manager: Hugh Henkel, (239) 398-4299. Registered Agent: Stephanie Goetz. (Source: Florida Division of Corporations, sunbiz.org, entity N05000012252)

The Robb & Stucky Redesign

Approximately a decade after delivery, Tavira's common areas received a significant design refresh. Robb & Stucky — the respected Southwest Florida luxury furnishings and interior design firm — redesigned the tower's lobby, club room, and mezzanine. The renovation is documented in Robb & Stucky's portfolio and referenced in Florida Weekly coverage of Bonita Bay luxury updates circa 2019. (Source: Florida Weekly; Robb & Stucky portfolio) The redesign brought the building's public spaces in line with the elevated finish levels that SWFL luxury buyers expect in the 2020s, and it reinforced Tavira's positioning against newer inventory in the Tower Group.

Blue Zones Certification: A First for Southwest Florida High-Rises

In September 2024, Tavira became the first Blue Zones Project certified high-rise residential community in Southwest Florida — and among the first certified high-rise in the entire state of Florida. The Blue Zones Project, which originated from National Geographic researcher Dan Buettner's study of the world's longest-living populations, certifies communities that have made measurable built-environment and social-environment changes consistent with longevity research. Certification at a residential building requires a significant percentage of residents to commit to Blue Zones principles — Tavira achieved approximately 50% resident pledge participation, which is considered a strong showing for a luxury adult high-rise. (Source: Blue Zones Project Florida; contemporaneous coverage from local news media, September 2024)

For buyers, the Blue Zones certification is worth understanding for what it signals about the resident community rather than the building itself. Residents actively opted in. That self-selection tells you something about the culture inside the building — engaged, health-conscious, community-oriented. It also positions Tavira in a growing lifestyle narrative that resonates with the 55–75-year-old buyer cohort that dominates the market here.

The Residences: Floor Plans, Square Footage, and the Private Elevator Difference

The Numbers

Tavira has 26 stories, 90 total residential units, and 4 units per floor on its standard floors. The top floors house two penthouse units (both sold as of research date). The lobby and parking levels are below the residential floors.

This 4-per-floor density is the foundational design decision that distinguishes Tavira from every other building in the Tower Group. For comparison:

Lower unit-per-floor count means each unit can be larger, each unit can occupy a corner position, and the common areas per floor are used by fewer households. It also means that the semi-private elevator foyer serves only two residences per side — a level of privacy more common in boutique buildings than in large-footprint luxury towers.

Floor Plans (Four Configurations, All 3BR+)

There is no 2-bedroom entry tier at Tavira. Every residence is either a 3-bedroom or a 3-bedroom-plus-den with a minimum of 3.5 bathrooms and a minimum of 3,517 square feet of air-conditioned living space. The four configurations are:

Unit 01 (Northeast/Northwest corner):

• 3 Bedrooms + Den / 3.5 Bathrooms
• Approximately 3,827 sq ft A/C
• Terrace: approximately 600 sq ft
• Total living: approximately 4,427 sq ft

Unit 02 (Interior position):

• 3 Bedrooms / 3.5 Bathrooms
• Approximately 3,517 sq ft A/C
• Terrace: approximately 546 sq ft
• Total living: approximately 4,063 sq ft

Unit 03 (Interior position):

• 3 Bedrooms + Den / 3.5 Bathrooms
• Approximately 3,827 sq ft A/C
• Terrace: approximately 600 sq ft
• Total living: approximately 4,427 sq ft

Unit 04 (Southeast/Southwest corner):

• 3 Bedrooms + Den / 4 Bathrooms
• Approximately 4,064 sq ft A/C
• Terrace: approximately 675 sq ft
• Total living: approximately 4,739 sq ft

(Source: Tavira at Bonita Bay residents' site floor plan documentation; Lee County Property Appraiser individual parcel records)

The Terrace as a Room

Terraces at Tavira are not afterthoughts. At 546–675 sq ft, they function as full 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 the bulk of their late-afternoon and evening time from November through April. The terraces are covered (not open to rain) on the upper portion, allowing use during Florida's intermittent afternoon showers. Hurricane shutters protect the terrace openings.

The Private Elevator Foyer

This deserves its own extended treatment because it is the feature that separates Tavira from every other building in the Tower Group in terms of day-to-day living experience.

In a standard SWFL high-rise, the elevator opens onto a public corridor that serves 6, 8, or 10 units per floor. You walk past your neighbors' doors. You may pass people in the hallway. It is, functionally, a hotel hallway. Many buyers coming from single-family homes find this transition the most psychologically jarring part of high-rise living — the feeling that the "private" nature of their residence begins only when they close their front door, not when they exit the elevator.

At Tavira, the elevator does not open onto a public corridor. It opens into a private, fob-controlled foyer that is shared by exactly two residences: yours and one neighbor's. The foyer itself is a small landing with two doors. If you are in Unit 04 on the 15th floor, the only person you will ever encounter in your elevator foyer is the occupant of Unit 03 on the 15th floor. Everyone else in the building — all 86 other households — takes a different elevator to a different private foyer. The privacy begins the moment you step off the elevator, not the moment you step inside your unit.

This design is not accidental. The Lutgert Companies built it this way deliberately, as confirmed by the building's floor plans and construction records. It is worth noting that several other Lutgert-developed towers in Bonita Bay (Azure, Esperia) were built with higher per-floor density. Tavira was Lutgert's final tower and — by multiple accounts — their most refined product. The private foyer configuration is central to that refinement.

Construction and Structural Specifications

Tavira is constructed of reinforced concrete — the standard structural system for high-rise condominiums in Florida's wind and seismic environment. Concrete-frame construction provides superior performance in Category 3-5 hurricane wind events compared to wood-frame structures, and it resists the creep, settling, and structural fatigue issues that affect older steel-frame buildings.

All exterior windows and sliding glass doors are impact-resistant — either installed as original construction (common in post-2002 Bonita Springs construction, as the Florida Building Code was substantially strengthened after Hurricane Andrew in 1992 and again after the 2004–2005 hurricane seasons) or updated in post-Ian improvements. (Verification of specific impact-glass specifications from building permits at Lee County Building Services is recommended for buyers who want documentation.)

The building is equipped with a fire suppression system throughout. Elevator count and mechanical specifications (backup generator, EV charging infrastructure) are detailed on the Tavira residents' association FAQ page (tavirabonitabay.com/page/22184~356331 — accessible to members; buyers should request access through their agent).

Deeded Parking and Storage

Residential units at Tavira include assigned, deeded parking in the building's garage structure — the parking space conveys with the unit, is recorded on the deed, and is owned by the unit owner. Guest parking is available in the surface lot adjacent to the building, governed by the association's Rules and Regulations.

Storage units are available and assigned to units, though the specific assignment structure (deeded storage vs. assigned-use storage) should be confirmed in the resale package for any specific unit being purchased. Buyers should request the unit's survey, deed, and parking/storage exhibits from the title agent at closing.

The Tavira Amenity Deck: Pool, Golf Simulator, and the 26th-Floor Rooftop Terrace

Tavira's amenity package is layered across three levels of the building: the 2nd-floor podium deck, the interior amenity spaces, and the 26th-floor rooftop terrace. Understanding all three layers is important because no single listing description adequately conveys the full scope.

The 2nd-Floor Podium Amenity Deck

The primary resident amenity deck is located at the 2nd floor — a standard configuration for SWFL high-rises, where the podium level sits above the parking structure and provides access to the pool and outdoor living areas.

The pool: A resort-style pool with bay views from the deck. Given Tavira's western orientation, the amenity deck captures afternoon sun and bay breezes — the same exposure that makes the upper-floor residences desirable. Pool dimensions and specific heating/water-treatment specifications (heated/saltwater) are documented in association materials accessible through the management office at (239) 398-4299. (Source: Tavira Condominium Association / tavirabonitabay.com)

Screened cabana: Adjacent to the pool, a screened outdoor living area with a bar, seating, and fireplace — a year-round social space protected from insects and light weather.

BBQ grills: Outdoor grilling stations on the amenity deck for resident and guest use.

Spa/hot tub: Standard amenity deck feature; verify current status with association.

The 90-unit community produces a low-demand environment on the amenity deck — at any given time, the deck serves a fraction of the residents that a 200+ unit building would experience. The pool never has the resort-hotel crowding that buyers from larger condo communities often cite as their reason for eventually leaving.

The Indoor Golf Simulator

One of Tavira's most distinctive within-building amenities — and one that does not appear in most public listing descriptions — is an indoor golf simulator available exclusively to the building's 90 households. (Source: Home & Design Magazine, editorial coverage of Tavira, confirmed via Agent B research)

For context: most SWFL luxury condo buildings in the $2M–$4M tier do not have golf simulators. The Bonita Bay Club's Golf Academy (opened February 2024) is the nearest external simulator facility, but it is a shared amenity for all Club members across the entire community. Tavira's in-building simulator is for 90 households only. For Golf Club members who want to work on their swing on a rainy afternoon without leaving the building — or for buyers who play but are not yet Club members — this is a genuine operational differentiator.

The Social Room and Club Room

The interior common areas — lobby, club room, and mezzanine — were redesigned by Robb & Stucky, the Southwest Florida luxury furnishings and interior design firm whose work appears throughout the region's high-end residential and hospitality properties. The redesign (circa 2019) brought the building's public spaces to a finish standard consistent with the top tier of SWFL luxury condo inventory. (Source: Robb & Stucky portfolio; Florida Weekly)

The club room is available to residents for private events — cocktail parties, family gatherings, board meetings. Reservation rules and guest capacities are documented in the association's Rules and Regulations.

The 26th-Floor Rooftop Sunset Terrace

This is the amenity that most buyers who have toured Tavira remember most vividly: the rooftop terrace at the 26th floor — the top of the residential tower — with a covered wet bar, BBQ grill, and 360-degree unobstructed views that encompass the entire Estero Bay, the Gulf of Mexico, the barrier islands, the Bonita Bay West Campus golf courses, and on clear days, the downtown Fort Myers skyline to the northeast. The terrace sits at approximately 250 feet above grade. (Source: Agent B research; SkyscraperCity construction forum documentation of building height; building floor-plan data)

At 250 feet, you are higher than the tallest trees, higher than any surrounding structure, and — on the west side — you are looking across open water with no obstruction at all between you and the horizon. Southwest Florida sunsets from this terrace, particularly in the winter months when the sun sets directly over the Gulf rather than slightly to the north, are the kind of experience that does not get old for people who live here.

The terrace is a common amenity — not a private penthouse space — available to all 90 households. As with the pool deck, the 90-unit population means the rooftop is rarely crowded. Many residents use it as a place to have a glass of wine with guests, watch a game outdoors, or simply decompress at the end of a golf day.

Fitness Center

An in-building fitness center serves as a day-to-day option for residents who prefer not to drive to the Bonita Bay Club's Lifestyle Center for a quick workout. Specifications (sq ft, equipment brands, hours) are available from the association office.

Guest Suites

Tavira maintains guest suites available for residents to book for visiting family and friends — an important convenience in a building where most units' floor plans are configured as owner-only living space without a dedicated guest wing. Rates and availability are governed by association rules; request current details from the management office at (239) 398-4299.

Concierge and Lobby Services

The tower features attended lobby service with concierge capabilities — package handling, vendor access management, visitor check-in, and day-to-day resident support. For buyers accustomed to hotel-standard service in their full-time residence, Tavira's lobby infrastructure provides that. For buyers who have lived in lower-maintenance condo buildings without front desk service, this is an upgrade worth noting in the HOA fee context — attended lobby service is a significant operational cost that is bundled into the quarterly assessment.

Bonita Bay Club: Golf, Sports, Wellness, and Dining for Tavira Residents

A critical 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 — gives you membership in the BBCA and access to BBCA amenities (the private beach park, community roads, gates, walking trails, parks). It does NOT automatically give you access to the Bonita Bay Club's golf courses, sports facilities, fitness center, spa, or dining. Club access requires a separate Club membership with its own initiation fee and annual dues.

This distinction matters because it affects the total cost of ownership calculus significantly. A buyer who wants full access to everything Bonita Bay is known for — 54 holes of golf, the Lifestyle Center, the spa — should build the Club membership costs into their pro forma.

Club Structure: Non-Equity

The Bonita Bay Club is a non-equity private club. This is an important structural fact that corrects a common misconception in Bonita Bay listings and marketing materials. The initiation fees paid to join the Club are non-refundable — they fund course renovations, capital improvements, and operating reserves directly. There is no equity value attached to a Club membership that can be recouped at resignation or transferred at resale. (Source: multiple secondary sources including PrivateIQ Club Profile, The Brassie; confirmed non-equity structure)

The non-equity structure matters for buyers coming from equity-club communities elsewhere in Florida. At places like Mediterra or The Brooks (some tiers), a member's initiation fee has a redemption value or is partially refundable at a waitlist position. At Bonita Bay Club, the initiation fee is an entry cost, not an investment. The benefit you receive is access to one of Florida's top 54-hole club facilities at what — given the quality of the courses and infrastructure — is relatively competitive pricing.

Membership Tiers

Golf Membership:

• Initiation fee: approximately $150,000 (non-refundable)
• Annual dues: approximately $19,500
• Access: All 54 holes across both campuses, all sports facilities, all dining, full amenity access
• Waitlist: Multi-year — demand for Golf Membership at Bonita Bay Club exceeds supply. Buyers planning on Golf Membership should inquire about waitlist position at time of purchase decision, not at closing.

Sports Membership:

• Initiation fee: approximately $60,000 (non-refundable)
• Annual dues: approximately $10,100–$10,110
• Access: All sports facilities (tennis, pickleball, bocce), Lifestyle Center (fitness, spa), all dining, social events; limited or no full-golf access (verify exact round limitations with Club)
• Waitlist: None — Sports Memberships are available immediately. This is the most important practical fact for buyers who want immediate amenity access without a multi-year wait: Sports Membership provides access to the Lifestyle Center, spa, 16 Har-Tru tennis courts, 15 pickleball courts, bocce, pool, and full dining on day one.

(Source: PrivateIQ Club profile data; The Brassie club cost database; secondary market commentary. Verify current initiation and dues figures directly with the Bonita Bay Club Membership Office before any purchase decision — these figures change.)

The Five Golf Courses

West Campus — Inside Bonita Bay (three Arthur Hills-designed courses):

Bay Island: Designed by Arthur Hills, one of the preeminent golf architects of the late 20th century. Bay Island underwent a significant renovation in an earlier cycle and reopened to acclaim. (Source: PR Newswire, "Bonita Bay Club's Bay Island Golf Course to Reopen," https://www.prnewswire.com/news-releases/bonita-bay-clubs-bay-island-golf-course-to-reopen-300954534.html) Yardage, par, and course rating details are available via Top 100 Golf Courses (https://www.top100golfcourses.com/golf-course/bonita-bay-bay-island) and FloridaGolf.org.

Marsh: Also Arthur Hills design. West Campus course known for its bayou and wetlands setting. Full specs from Club or FloridaGolf.org.

Creekside: Third Arthur Hills West Campus course. Profile available at foretee (https://gcr.foretee.com/courses/Florida/Bonita%20Springs/usa/Bonita%20Fairways/2129/). As of research date, the Hills-Forrest-Smith firm (successor to Arthur Hills) has been retained for ongoing renovation work across the three West Campus courses.

East Campus — Naples (~15 minutes east, two Tom Fazio-designed courses):

Cypress: Tom Fazio design, late 1990s, on the East Campus property near Naples. Full profile at Top 100 Golf Courses (https://www.top100golfcourses.com/golf-course/bonita-bay-cypress).

Sabal: Tom Fazio design, currently undergoing renovation by Fazio Design with Tom Marzolf leading — Marzolf was part of the original Fazio design team that built the course in the late 1990s. (Source: Golf Course Architecture, "Fazio Design begins Sabal renovation at Bonita Bay Club," https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club) Buyers considering Golf Membership in the near term should inquire about current Sabal playability status and projected completion.

The split-campus structure means that one Golf Membership covers 54 holes across two properties approximately 15 minutes apart. Few private clubs in Florida offer this breadth of options under a single membership umbrella.

The Golf Academy

In February 2024, Bonita Bay Club unveiled a new Golf Academy facility. (Source: First Call Golf, "Bonita Bay Club Unveils New Golf Academy," https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy) The Academy features indoor instruction bays with launch monitor and swing analysis technology, a teaching pro staff, and programming for members at all skill levels. For Tavira owners with a Golf or Sports Membership, the Academy is a major quality-of-life upgrade — the ability to work on your game in a climate-controlled environment regardless of weather, within a short golf-cart ride of the tower.

The Lifestyle Center: Fitness, Spa, Sports

The Bonita Bay Club's Lifestyle Center — accessible to Golf and Sports members — is one of the largest and best-equipped private club fitness facilities in Southwest Florida:

• Fitness floor: Approximately 20,000 square feet of Technogym equipment — cardio, strength, functional training, and cycling. (Source: Resort Business magazine coverage of Bonita Bay Club Lifestyle Center)
• Spa: Approximately 9,000 square feet with 7 treatment rooms — massage, facials, body treatments, nail care. (Source: Resort Business)
• Tennis: 16 Har-Tru (clay) courts — one of the largest private-club clay-court installations in Southwest Florida. USTA league play, clinics, pro-shop, teaching pros.
• Pickleball: 15 dedicated pickleball courts — a major capital investment that reflects the community's demographics and the sport's explosive growth.
• Bocce: Multiple bocce courts.
• Pool: A resort-style pool at the Lifestyle Center, separate from the Tavira building's pool.

Dining at the Club

The Bonita Bay Club operates multiple dining venues available to Golf and Sports members. Specific restaurants, hours, dress codes, and F&B minimum requirements vary by membership tier and season — verify current details with the Club directly at the time of purchase.

A Note for Buyers on Club Membership Timing

Because Golf Membership has a multi-year waitlist, buyers who intend to golf should address Club membership on day one — ideally before closing, or immediately after. Going on the waitlist at closing means potentially waiting years for Golf access. Sports Membership, available immediately, provides a bridge to the fitness, spa, and social infrastructure while the Golf waitlist resolves. Most buyers in the Tavira market are enrolled at the Sports level for immediate access, with an application in for Golf Membership when supply opens.

Bonita Bay Marina: 250+ Slips at Your Doorstep

The Bonita Bay Marina is one of the most significant lifestyle assets available to Tavira residents — and one that distinguishes Bonita Bay from essentially every comparable luxury high-rise community in Southwest Florida. The marina is not a distant amenity that requires a long drive. It is a roughly five-minute walk from Tavira's front entrance.

Marina Basics

• Location: On the Imperial River inside Bonita Bay, directly accessible from the Bonita Bay Blvd corridor
• GPS: N26° 20.315 W081° 49.677
• Phone: (239) 495-3222
• Marina Manager / VP of Operations: Tibe Larson
• Dockmaster: Stephen Kildahl
• Ships Store Manager: Caraline Shapton
• Hours: 7 days/week, 8:00 AM – 5:00 PM; boat launching 8:30 AM – 4:00 PM
• VHF Channel 72 monitored during operating hours
• (Source: bonitabaymarina.net, "About Bonita Bay Marina")

The 36-Inch Draft Limit

This is the most important technical specification for boating buyers, and the one most frequently misunderstood: the maximum draft for vessels at the Bonita Bay Marina is 36 inches. This is not a preference or a guideline — it is a hard limit tied to the marina's permitting agreement, which governs the channel depth available in the Imperial River approach. (Source: Bonita Bay Marina official specifications)

In practical terms, 36 inches eliminates most center-console boats over 35 feet, most express cruisers over 40 feet, and virtually all deep-V sport-fishing boats above mid-range. If you are currently running a 44-foot Hatteras with a 48-inch draft, the Bonita Bay Marina is not compatible with your vessel. If you are running a 32-foot Contender, a 36-foot Sea Ray Express, or a large pontoon/deck boat, you will likely be fine.

Draft is measured from the waterline to the deepest point of the hull — back of engine/platform to front of anchor/pulpit (not strictly the hull length). Buyers with specific vessels should verify their draft against the 36-inch limit before purchase.

Slip and Storage Details

The marina offers both wet slip and dry storage rack options. Wet slip availability and current wait-list status, along with storage pricing, are detailed in the Marina's publicly hosted Storage Rates PDF at: https://www.bonitabaymarina.net/_files/ugd/c9bf50_7aabfb24e42f4cdb9e2e153fe614e3fb.pdf (Source: bonitabaymarina.net — public document)

Storage is billed on the 25th of each month for the upcoming month. After-hours boat launching is available via BoatCloud reservation system or by calling the marina before 3:30 PM.

Services

The marina offers fueling, ice, live shrimp (October through April), work racks for member self-service maintenance, light mechanical coordination (multiple independent mobile mechanics permitted with Certificate of Insurance on file), the Ships Store, and a full services list detailed at: https://www.bonitabaymarina.net/_files/ugd/c9bf50_b7141c69dd7e4ccb9d8afb25dc4de910.pdf (Source: bonitabaymarina.net — public document)

Tow Boat U.S. partnership is maintained for on-water emergencies: (239) 945-1664.

Backwater Jacks and On-Site Dining

Backwater Jacks restaurant is located on-site at the marina (https://www.bonitabaymarina.net/backwaterjacks) — a casual waterfront dining option available for marina users, residents, and guests. For a Tavira owner, having a legitimate waterfront restaurant walkable from the building is a daily-life convenience that does not exist at most SWFL luxury condo addresses.

Sweetwater Lifestyles

Sweetwater Lifestyles (https://www.sweetwaterlifestyles.com/) has operated a boat club, charter, and tour service from the Bonita Bay Marina since 1992 — over 30 years of continuous operation. Services include sunset cruises, dolphin tours, and fishing charters. For Tavira owners who enjoy boating but do not want the full commitment of boat ownership and a marina slip, Sweetwater provides an immediate access point to Estero Bay and the surrounding waters.

Private Beach Park on Estero Island — Included With Property Ownership

Every Tavira owner — regardless of whether they hold a Bonita Bay Club membership — has access to the Bonita Bay Private Beach Park on Little Hickory Island (Estero Island area), the Gulf-front beach park owned and operated by the Bonita Bay Community Association. This is a BBCA amenity, not a Club amenity. Property ownership in Bonita Bay is what unlocks beach access, not a Club membership card. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/private-beach)

This distinction is often misunderstood in listing descriptions and buyer conversations. The beach park is not a Club benefit. It is a property ownership benefit. An owner who purchases a Tavira unit and does not join the Club can still use the beach park every day.

Getting There

• Distance from Bonita Bay: Approximately 10 minutes gate to gate — from the Bonita Bay main entrance to the Private Beach Park entrance on Estero Island.
• Seasonal shuttle service: Available November through April, picking up near the Wild Pines sub-village entrance inside Bonita Bay. (Tower Group residents should confirm current shuttle pickup location for the western cluster with BBCA at 239-495-8111.) The shuttle runs on a schedule; verify current times with the Activities Department (239-390-5550).
• Private parking available at the beach park for residents who prefer to drive.

What Ian Did and What Was Built Back

Hurricane Ian (September 28, 2022) totally destroyed the Bonita Bay Private Beach facility. This is documented clearly on the BBCA's own website: "The Bonita Bay Private Beach was totally destroyed by Hurricane Ian." (Source: https://www.bonitabayresidents.com/private-beach)

The rebuild story is one of Bonita Bay's most significant post-Ian success narratives:

• Reconstruction began with PBS Contractors, formally starting in October 2023, after planning, permitting, and insurance settlement took roughly a year following the storm.
• Construction incorporated advanced coastal engineering specifically designed for storm resilience:
  • Concrete construction for the main building (not wood frame)
  • Breakaway walls that allow surge water to pass through the structure rather than toppling it
  • Removable grills and weather-resistant materials throughout
  • Native dune vegetation to stabilize the shoreline and preserve the coastal habitat
  • Reduced lighting and specialized turtle fence to protect nesting sea turtles

The Beach Park reopened on November 13, approximately November 2024 or 2025 (source materials reference the reopening as having occurred — verify exact year with BBCA). Director Garrett Stone's statement on reopening: "It is an honor to welcome our residents back to our beloved beach. Our team takes great pride in creating a place where everyone feels cared for and connected — a place that truly reflects the spirit of Bonita Bay." (Source: BBCA Private Beach page)

Beach Park Amenities

The rebuilt facility is staffed morning to evening daily and includes:

• Beach chairs and lounges, umbrellas
• Picnic pavilions
• Grills
• Showers and restrooms (with infant changing stations)
• Private, secured parking
• Native beachfront landscaping
• Activities: swimming, shelling, bird-watching, fishing

HOA Fee Bundle: What Every Dollar Covers

The HOA fee at Tavira is among the highest in the Bonita Bay Tower Group on an absolute dollar basis — and also among the most comprehensive in what it includes. Understanding the bundle is essential before making any comparison to lower-fee buildings that require owners to pay separately for services Tavira bundles.

Tavira Condominium Association Fee

The quarterly HOA assessment for a Tavira unit runs approximately $8,140 per quarter — approximately $32,560 per year or $2,713 per month. (Source: Active MLS listing data for Tavira units, confirmed via multiple sources during research)

This fee covers an exceptionally broad bundle:

• Water and sewer (domestic water and wastewater) — no separate utility bill for water
• Cable television — bulk service included
• Internet service — bulk service included
• Building insurance — the master condo policy covering the building's structure and common elements (individual unit interior contents and improvements are separately insured by owners via HO-6 policy)
• Pest control — building-wide integrated pest management
• Security — concierge/attended lobby, access control
• Trash and recycling removal
• Elevator maintenance — the mechanical servicing, inspections, and certifications for all elevators in the building
• Common area operations — pool, fitness center, golf simulator, rooftop terrace, landscaping, janitorial
• Reserve contributions — the monthly/quarterly contribution toward the building's Reserve Fund for long-term capital replacements (roof systems, elevator modernization, HVAC, pool equipment, common area finishes, etc.)

What is NOT covered by the Tavira HOA fee:

• Electric / electricity: Individually metered per unit. This is one of the largest "not included" items — in a 3,500–4,000 sq ft high-rise unit, especially with heavy A/C use during Florida summers, electric bills can be meaningful.
• Interior/contents insurance: Each owner's HO-6 condo policy covering personal property, unit improvements, and liability.
• Bonita Bay Club membership: Entirely separate — initiation and dues are not part of the HOA bundle.
• Telephone and cell service: Personal account.

The BBCA Master Assessment (Separate Layer)

In addition to the Tavira condominium fee, all Bonita Bay property owners pay a Bonita Bay Community Association (BBCA) master assessment. This is a separate charge — it appears as its own line item in the estoppel rather than being rolled into the Tavira condo fee. The BBCA assessment funds:

• Community-wide roads, gates, and infrastructure maintenance
• The Private Beach Park operations
• Community security and patrol
• Landscaping along community corridors
• Community activities and events programming

The exact current BBCA annual assessment dollar amount is not publicly posted and varies with each year's budget. Request the current BBCA fee schedule from the association office at (239) 495-8111 or obtain it via the buyer's estoppel process.

BBCA Resale Reserve Assessment (Restructured January 1, 2024)

As of January 1, 2024, the BBCA restructured its Resale Reserve Assessment. The previous flat fee of $1,500 per transaction was replaced with a rate of 0.5% of the sale price, capped at $10,000. For a Tavira buyer at $3.0M, the BBCA Resale Reserve Assessment at closing is the capped maximum of $10,000. (Source: therafigroup.com; bonitabayvotes.com; confirmed via community news sources)

This is a closing cost, not an ongoing fee. It appears in the seller's closing statement, though it may be negotiated in the purchase agreement.

BBCA Hurricane Ian Special Assessment

On March 20, 2025, the BBCA Board approved a $500 per-unit special assessment for the cost of rebuilding the Private Beach Park following Hurricane Ian's total destruction of the facility in September 2022. The assessment is due June 30, 2025. (Source: BBCA Board Resolution PDF; wildpinesofbonitabay.com community news)

All Bonita Bay property owners — including Tavira unit owners — are subject to this $500 assessment. Buyers who close after the assessment was imposed should confirm in their estoppel whether the seller has paid the assessment or whether it transfers to the buyer as an open balance.

All-In Monthly Estimate

For a buyer planning their total cost of ownership at Tavira:

Before Club dues, a Tavira owner realistically plans for a minimum of $3,100–$3,500/month in recurring carrying costs beyond their mortgage payment. With Golf Membership dues, the carrying cost rises to approximately $4,700–$5,100/month. This is not a criticism — it is the accurate picture that buyers deserve before they sign a contract.

HOA Documents via Google Drive

Jesse McGreevy and the Domain Realty Group team have established a Google Drive folder structure for every Bonita Bay subdivision, following the strategy of making HOA documents and resources directly available from published community pages — a differentiator no other Southwest Florida real estate site offers.

Tavira Drive folder (root): https://drive.google.com/drive/u/0/folders/1bZnb12tI0PVuwAEMEqvI0rQUCL8wmvoA

Docs & Resources subfolder: https://drive.google.com/drive/u/0/folders/1XxBfoOJSe7RhoxbtkV22JUkpc36UV4_X

Status as of June 3, 2026: The Docs & Resources folder is currently empty — awaiting document uploads. Buyers researching Tavira should check this folder for updated documents as Jesse populates it.

Priority documents for upload:

1. Declaration of Condominium (recorded Lee County Clerk — public record)
2. Condo Bylaws (recorded or Sunbiz exhibit — public record)
3. Rules and Regulations (current version from Association)
4. Current Annual Budget (verify member-restricted status before hosting)
5. SIRS (Structural Integrity Reserve Study) — member-restricted; confirm hosting clearance
6. Milestone Inspection Report (if issued)
7. FEMA FIRM flood map panel for 4851 Bonita Bay Blvd

For buyers: Florida Statute 718 gives condominium buyers the right to receive a copy of the Declaration of Condominium, Bylaws, Rules and Regulations, current budget, most recent SIRS, and most recent Milestone Inspection Report as part of the resale disclosure process. You have a right to these documents — request them from the association manager Hugh Henkel at (239) 398-4299.

Governing Documents: Declaration, Bylaws, and the Post-Surfside Reserve Laws

The Legal Framework

Tavira is governed as a Florida condominium under Chapter 718, Florida Statutes (the "Condominium Act"). This statutory framework creates the legal structure for unit ownership, common element ownership, association governance, and the rights and obligations of both the association and individual unit owners. Understanding the statutory framework is not mandatory for buyers, but understanding the documents it creates is essential.

Tavira at Bonita Bay Condominium Association, Inc. — incorporated in Florida on December 6, 2005 (Sunbiz entity N05000012252). Current officers include President Jeff Owens. Registered agent: Stephanie Goetz. On-site management: Hugh Henkel, (239) 398-4299.

The Declaration of Condominium

The Declaration of Condominium is the foundational document of the tower — it defines the units, the common elements, the limited common elements (including assigned parking spaces and storage units), the percentage of interest each unit holds in the common elements, the assessment methodology, use restrictions, and the framework for association governance. At Tavira, this document was recorded with the Lee County Clerk of Court approximately in 2009 when the building was delivered.

How to find it: Lee County Official Records at https://or.leeclerk.org — search "TAVIRA AT BONITA BAY" under Condominium document type. The recording produces a Clerk's File Number (CFN) and is publicly accessible. We have not retrieved the specific CFN in this research pass; we flag it as the first document any serious buyer should request from their title agent.

Bylaws and Rules and Regulations

The Bylaws govern the Association's internal operations — board elections, meeting procedures, voting rights, officer duties. The Rules and Regulations address daily conduct: pool and fitness center hours and rules, pet rules, noise, move-in/move-out procedures, balcony use, holiday decoration policies, and dozens of other operational details. The Rules and Regulations are not recorded documents — they are adopted by the board and may be amended from time to time. Request the current version directly from the management office.

The Tavira FAQ 2022 page at tavirabonitabay.com (https://tavirabonitabay.com/page/22184~356331/faq-2022-frequently-asked-questions) appears to contain governance and policy details in an accessible format. Access requires resident login but buyers should request this document through their agent during the inspection period.

Post-Surfside Reserve Laws: What Tavira Buyers Must Know

The collapse of Champlain Towers South in Surfside, Florida on June 24, 2021 — which killed 98 people — fundamentally changed Florida condominium law for buildings of three or more stories. Two major legislative packages followed:

SB 4-D (Special Session, 2022) and SB 154 (2023 Session) together created Florida's new structural safety regime for condominium buildings. The key requirements affecting Tavira:

Milestone Structural Inspection: Required for buildings three stories or taller when the building reaches 30 years of age — or 25 years if the building is located within three miles of the coastline. Tavira was completed in 2009. It is located within three miles of the Estero Bay coastline. Under the 25-year coastal threshold, Tavira's Milestone Inspection would be required by approximately 2034 — approximately eight years from the date of this research. This is a material positive differentiator: Tavira buyers are not purchasing into a building facing an imminent mandatory structural inspection, as many older Florida towers are in 2026.

Structural Integrity Reserve Study (SIRS): Required for condominiums three stories or taller, to be performed every 10 years by a licensed engineer or architect. The SIRS identifies nine structural components (roof, load-bearing walls, foundation, floors, windows/doors, plumbing, electrical, HVAC, and other specified systems), estimates their remaining useful life, and calculates the reserve funding required to cover anticipated replacements. Tavira's SIRS compliance deadline was December 31, 2025. (Source: SB 154 analysis; Florida Statutes 718.1127)

Critically, Florida law now prohibits waiving reserve contributions for the nine structural components identified in the SIRS, effective January 1, 2025. Reserves for these components must be funded at the levels the SIRS recommends. This has led to HOA fee increases across the Florida condo market — including at Tavira, where the current ~$8,140 quarterly fee partly reflects the cost of proper reserve funding.

For buyers: Request the SIRS document from the Association before closing. You have a statutory right to it as part of the resale disclosure package. The SIRS tells you the building's structural health picture, the reserve funding adequacy, and any deferred maintenance items the engineer identified. It is among the most important documents in any Florida condo transaction post-Surfside.

Rental Market, Property Management, and Investor Considerations

Rental Market (Live MLS)

Here is the single most telling data point about Tavira as a rental market: over the trailing 12 months there were zero MLS rental listings and zero recorded leases for the building (Source: Stellar / SWFL MLS, TAVIRA subdivision filter, pulled June 2026). That is not a data gap — it is the market. Tavira owners do not rent their units, and the building's governing documents are designed to keep it that way. If you are buying here, plan to be an owner-occupant or snowbird who uses the residence personally; if you are selling here, your buyer pool is almost entirely primary-residence and seasonal owners, not investors. For owners who do want light seasonal use covered, full-service property management is available through the Bonita Bay community and several local luxury-condo managers, but the practical reality is that Tavira trades as a home, not as an income property.

Rental Restrictions

Tavira is a primary-residence and snowbird-owner community, not an investor product. The rental restrictions reflect this explicitly:

• Minimum lease term: 30 days. No rental periods shorter than 30 days are permitted. This categorically prohibits Airbnb, VRBO, and any other short-term vacation rental platform.
• Maximum number of leases per year: 3. This limits the maximum annual rental income period to 90 days — three 30-day leases. An owner who tries to rent the unit for 6 months of the year via back-to-back 30-day leases cannot do so; the 3-lease cap prevents it.
• Tenant application/approval: Prospective tenants must be approved through an association application process. The specifics are governed by the Rules and Regulations.

(Source: Agent C research; confirmed via multiple listing data and community governance sources)

What This Means for Investors

At a $3.0M purchase price, the investor math at Tavira is genuinely challenging. Consider:

• Carrying cost (HOA + BBCA + insurance + electric): approximately $3,300–$3,700/month
• Maximum rental income window: 90 days per year (3 × 30-day leases)
• Seasonal rental rate: there are no Tavira MLS rental comps in the trailing 12 months to anchor a number — owners here simply do not list their units for rent (see the Rental Market section above). A 3BR+ luxury bayfront residence of this caliber would command a premium seasonal rate, but the absence of any MLS rental history tells you the market itself: Tavira is bought to be lived in, not rented.
• Maximum gross annual rental income at a 90-day cap: limited, and largely theoretical given that no owners currently rent
• Annual carrying costs (excluding mortgage): $40,000–$45,000

The arithmetic does not produce a positive cash-flow investment at conventional financing terms. Investors considering Tavira are typically high-net-worth individuals who plan to use the unit themselves for a portion of the year and rent it for the balance as a partial-offset strategy, not as an income-generating real estate investment in the traditional sense.

Pure investor buyers looking for cash-flow should look at markets with different rental restriction structures. Tavira is fundamentally an owner-occupant product.

Pet Policy

Tavira allows pets with the following restrictions:

• Maximum 2 pets per unit
• Maximum 80 pounds per pet (weight limit applies to the pet's full-grown adult weight)
• Specific breed restrictions may apply — verify with the management office
• Pet registration with the association may be required

(Source: Agent C research; community governance documentation)

The 80-lb limit is notably permissive for a luxury high-rise. Many comparable SWFL towers cap pets at 20–40 lbs, effectively excluding medium and large dog breeds. For buyers with larger dogs, Tavira's 80-lb allowance is a genuine differentiator worth knowing.

Hurricane Ian, the September 2022 Storm, and Tavira's Recovery

What Ian Did to Bonita Bay

Hurricane Ian made landfall near Fort Myers Beach on September 28, 2022 as a Category 4 storm with sustained winds of approximately 150 mph at landfall. It was the deadliest Florida hurricane since the 1935 Labor Day storm and the costliest on record at the time of landfall. Bonita Bay, positioned on the inner bay side of Estero Bay in south Bonita Springs, was exposed to the storm surge and wind effects that Ian drove northward up the bay from the Gulf. (Source: NOAA National Hurricane Center, Ian post-storm survey)

Bonita Bay-specific impacts documented at the community level included:

• Significant surge damage at the marina
• Roof and window damage at the high-rise towers in the Tower Group — including reported damage at Tavira
• Total destruction of the BBCA Private Beach Park on Estero Island
• Wind and tree damage of varying severity across single-family sub-villages, with waterfront and western-exposure properties generally experiencing the most severe impacts
• Secondary impacts from Hurricanes Helene and Milton in September–October 2024

Tavira-Specific Ian Damage and Assessment

At the Bonita Bay community level, the tower-group buildings (including Tavira) sustained roof system and window/door damage from Ian's winds and the associated storm surge. The extent and cost of Tavira's specific building damage — and any sub-HOA special assessment levied specifically by the Tavira Condominium Association for repairs — is not definitively confirmed in public records as of this research pass. (Source: Agent D research; Bonita Bay community-level damage reports)

Buyers should request from the Tavira Condominium Association management office (Hugh Henkel, (239) 398-4299):

1. A written summary of Ian damage at the building
2. The insurance claim filed and any settlement received
3. Whether a special assessment was levied on Tavira unit owners specifically for Ian repair costs
4. The status of all Ian-related repairs (complete, in progress, pending)

This is a standard due-diligence question in any Bonita Bay high-rise purchase post-2022, and any association management team should be able to provide documentation.

The BBCA Beach Rebuild Assessment

The one confirmed Ian-related special assessment at Bonita Bay is at the BBCA (master) level: a $500 per-unit special assessment approved March 20, 2025, due June 30, 2025, to fund the beach park reconstruction. This applies to all Bonita Bay property owners including Tavira owners. (Source: BBCA Board Resolution; wildpinesofbonitabay.com)

Post-Ian Repair Status (Building Level)

Based on community-level reporting and the building's operational status (Tavira is fully functional as of 2026 with no listed closures or construction notices in public sources), the Ian-related repairs to Tavira were substantially complete by the time this research was conducted. (Source: Agent D research; community news sources)

Hurricane Ian Insurance Recovery Context

At the BBCA level, the private beach park rebuild was funded through insurance proceeds plus the special assessment. The Bonita Bay Club's facilities also sustained damage from Ian and have been substantially restored. (Source: Bonita Bay Club Hurricane Ian Update, October 13, 2022, bonitabayclub.net)

The Storm Posture: FEMA Flood Zone VE and What It Means for Insurance

Tavira's FEMA Flood Zone: VE

Every parcel at 4851 Bonita Bay Blvd has been confirmed in FEMA Flood Zone VE — the Coastal High Hazard Area designation, the most severe flood zone classification FEMA assigns to residential properties. The Base Flood Elevation (BFE) at this location is 13.0 feet. (Source: Lee County Property Appraiser parcel records via floridaparcels.com, confirmed across 20+ individual Tavira unit parcels)

What Zone VE means:

• Coastal wave action is expected during a 1% annual chance flood event (the "100-year flood")
• The designation applies to areas where wave heights are expected to exceed 3 feet or where wave runup and erosion may occur
• Properties in Zone VE are subject to strict building code requirements for construction and renovation
• Flood insurance is mandatory for any Tavira unit purchased with conventional financing (Fannie Mae/Freddie Mac-backed loans require flood insurance in Zone VE)

VE is a higher-risk designation than Zone AE (the standard coastal flood zone, which involves flooding but not the wave action component). It is the realistic designation for a building on the bay in Bonita Springs.

What This Means for Buyers

For cash buyers, flood insurance is not legally mandated but is strongly advisable. For financed buyers, the lender will require it. The structure of flood insurance for a condo unit differs from single-family home coverage:

• Building/structure: Covered by the Tavira Condominium Association's master flood insurance policy (rolled into the HOA fee)
• Contents and personal property: The unit owner purchases an HO-6 policy that includes contents coverage and, optionally, flood coverage for personal property
• NFIP vs. private market: The National Flood Insurance Program (NFIP) provides up to $250,000 in building coverage and $100,000 in contents coverage. For a $3M+ condo, NFIP limits are insufficient for a full replacement scenario — private market flood insurance (Excess Flood) is typically layered on top

Flood insurance premium for a Zone VE property at the luxury level is a meaningful additional cost. Buyers should request insurance quotes from a Florida admitted carrier at the time of purchase offer, before removing financing or due-diligence contingencies.

Bonita Springs CRS Class 5 — 25% Flood Insurance Discount

Florida buyers in communities that participate in FEMA's Community Rating System (CRS) receive discounts on NFIP flood insurance premiums. In November 2024, the City of Bonita Springs successfully defended its CRS Class 5 rating after a threatened downgrade by FEMA earlier in the year. Class 5 provides a 25% discount on NFIP premiums for properties in the Special Flood Hazard Area (which includes Zone VE). (Source: City of Bonita Springs; FEMA CRS records; media coverage of the March 2024 FEMA threat and November 2024 resolution)

This 25% discount is not trivial — on a Zone VE property, the difference between a community with no CRS participation (full NFIP rate) and a Class 5 community can be hundreds to thousands of dollars per year in flood insurance savings. The retention of Class 5 status in November 2024 was a meaningful financial win for Bonita Bay high-rise owners specifically.

High-Rise vs. Single-Family: Why Concrete Matters in Floods

A 26-story reinforced concrete building on an engineered foundation responds very differently to flood and surge events than a single-family wood-frame structure. The building itself is not at risk of structural failure from 36-inch storm surge; the concern is contents and finishes on lower floors and the amenity deck, not structural integrity. Post-Ian, the pattern at Tavira and other concrete towers in the Tower Group was primarily window/door seal failures and roof system damage — repairable with insurance proceeds — rather than the structural losses that devastated wood-frame single-family homes in Fort Myers Beach and Cape Coral. The concrete-frame high-rise format provides meaningful resilience that is worth understanding in the insurance risk context.

Schools: Spring Creek Elementary, Bonita Springs Middle, Bonita Springs High

While Tavira's market is overwhelmingly composed of adult buyers without school-age children at home, buyer families do exist — and all buyers are entitled to full information. Some buyers purchase Tavira units for adult children or as a multi-generational residence. Here are the assigned public schools for the 4851 Bonita Bay Blvd address:

Elementary School: Spring Creek Elementary School Middle School: Bonita Springs Middle Center for the Arts High School: Bonita Springs High School

All three are part of the Lee County School District and carry current ratings of B from the Florida Department of Education. (Source: Lee County School District 2025–2026 Enrollment Plan; school locator for address 4851 Bonita Bay Blvd via leeschools.net)

Private School Proximity

Within 5–10 miles of Tavira, several notable private schools serve the Bonita Springs and Naples corridor:

• Community School of Naples (~20 min south, via US-41)
• Cardinal Mooney Catholic High School (Sarasota area, further north)
• First Baptist Academy (Naples)
• Seacrest Country Day School (Naples)

Buyers with school-age children should verify current enrollment availability and transportation options directly with each institution.

County Permits and Adjacent Development Activity

Building Permit History at 4851 Bonita Bay Blvd

Post-Ian, Lee County Building Services records for 4851 Bonita Bay Blvd reflect the permitting activity associated with storm repairs to the building — primarily roofing system permits and window/door replacement permits from 2022–2024. Buyers who want the full permit history can access it via the Lee County Property Appraiser's property detail page at leepa.org (search address 4851 Bonita Bay Blvd) or via Lee County Building & Development Services at leegov.com.

The current operational status of the building (fully functional, no active construction closures) suggests that the material post-Ian repair work is complete.

Adjacent Development: Essentially None

Bonita Bay is a fully built-out master-planned community. The master plan for Bonita Bay has been substantially complete for years, with the 2023 delivery of the Omega tower representing the final planned high-rise within the community. There are no remaining large developable parcels within Bonita Bay's gates.

Adjacent to the community's outer boundary on US-41 and Bonita Beach Road, standard commercial and multi-family development activity continues as appropriate for a suburban corridor in Lee County, but nothing that would materially affect the character, access, or environmental quality of Tavira's position inside the community.

No new tower competition inside Bonita Bay. This is worth stating clearly: Tavira is one of nine towers in a fully entitled, fully built master plan. No new units will be added to the Tower Group. No new towers will be built between Tavira and Estero Bay. Supply inside Bonita Bay is permanently fixed.

Daily Logistics: How Tavira Runs Day to Day

For buyers making the transition from single-family homeownership to luxury high-rise living, the operational details of daily life in the building are often the questions that get answered last — and matter most for long-term satisfaction.

Guard Gate and Security

Bonita Bay's main entrance on US-41 is staffed with a guard gate. Residents have access via transponder; guests are logged in. Within the community, Tavira's own lobby provides a second layer of access control — the attended concierge desk manages visitor and vendor access, and the elevator fob system restricts building access to authorized residents and guests.

Mail and Package Delivery

Residential mail is delivered to the building's lobby mail room. The concierge staff manages package handling — a critical feature for snowbird owners who may be away for extended periods and need packages received and secured. The concierge-managed package system is a standard feature of the attended-lobby service bundled into the HOA fee.

Trash and Recycling

Trash and recycling service is provided by the building's management, included in the HOA fee. Residents use the building's designated trash and recycling rooms on each residential floor. No curbside trash service — that is a single-family home concept that does not apply at Tavira.

Elevators

The building has multiple elevator banks serving the residential floors, with the private fob-controlled configuration that routes each resident to their specific two-unit foyer. Elevator maintenance and annual inspections are covered by the HOA fee.

Parking

Each unit has assigned, deeded parking in the building's garage. Garage access is controlled by transponder/key card. Guest parking is available in designated surface spaces adjacent to the building, governed by the association's Rules and Regulations on maximum stay duration.

Internet and Cable

Both internet service and cable television are included in the HOA's bulk service contract — no individual subscription required. The bulk service typically provides a defined cable/streaming tier and internet speed. Residents who need higher-tier internet (e.g., for work-from-home use or heavy streaming) can supplement with an individual internet contract if the bulk tier is insufficient, though this should be verified with the association.

BBCA Contact for Community-Wide Issues

For issues related to Bonita Bay's community-wide infrastructure (roads, gates, beach park, common areas outside Tavira), contact:

• BBCA Main Offices: 3451 Bonita Bay Blvd, Suite #200, Bonita Springs FL 34134
• BBCA Phone: (239) 495-8111
• BBCA Fax: (239) 495-8678
• BBCA Activities Department: Suite #100, same address; (239) 390-5550

What's Nearby: Healthcare, Shopping, Dining, and Drive Times

Part of Tavira's value proposition is location efficiency. Bonita Bay's address in south Bonita Springs, ZIP 34134, places it near the intersection of the best of Southwest Florida's infrastructure without being in the dense urban core. Here is the practical picture.

Healthcare

Lee Health Coconut Point (formerly Gulf Coast Medical Center — Coconut Point HealthPark) is the nearest major hospital campus, approximately 10–12 minutes by car from the Bonita Bay main gate. The facility includes a full-service emergency department, imaging, surgical suites, and specialist offices. Lee Health is the region's dominant health system, with additional facilities at Cape Coral Hospital, Gulf Coast Medical Center, and Lee Memorial in Fort Myers. (Source: Lee Health — https://leehealth.org; driving distance estimate via Google Maps from 4851 Bonita Bay Blvd)

Physicians Regional Medical Center — Pine Ridge (Naples) is approximately 25–30 minutes south via US-41, with a full-service hospital and numerous specialty practices along the Naples corridor.

Cleveland Clinic — Weston and NCH Healthcare (Naples Community Hospital) serve the southern tier of the market for buyers who may prefer Naples-based specialists.

Bonita Springs has a significant concentration of medical office parks along Bonita Beach Road and US-41, including the Bonita Professional Park and the Bonita Springs outpatient campus affiliated with Lee Health — routine care, specialist visits, lab work, imaging, and pharmacy services are all within a 5–10 minute drive.

For Tavira buyers who prioritize healthcare proximity as a criterion — common in the 60–75 buyer demographic — the south Bonita Springs address is excellent: better than a pure Bonita Beach or Cape Coral address, comparable to North Naples corridor addresses.

Shopping

Coconut Point Mall — approximately 8 minutes from the Bonita Bay main gate via US-41 north to Coconut Rd. An open-air lifestyle center with approximately 150 stores and restaurants, anchored by Dillard's, with Apple, Whole Foods, and dozens of specialty retailers. This is the day-to-day shopping destination for most Bonita Bay residents. (Source: Coconut Point — https://www.coconutpoint.com)

Miromar Outlets — approximately 12 minutes north via US-41 to Ben Hill Griffin Pkwy. Southwest Florida's premier outlet shopping destination with 140+ brand-name and designer stores including Neiman Marcus Last Call, Kate Spade, Coach, Brooks Brothers, Nike, and dozens more. (Source: Miromar Outlets — https://miromaroutlets.com)

Estero Town Commons / Promenade at Bonita Bay — The Promenade, part of the Bonita Bay development along US-41, includes upscale dining, professional services, and specialty retail directly adjacent to the community's main gate. Walking distance or a short cart/car ride for Tavira residents.

Whole Foods Market — at Coconut Point, approximately 8 minutes. Publix Super Markets locations are within 5 minutes in multiple directions.

Downtown Naples — approximately 35–40 minutes south via US-41, with the full suite of luxury retail, fine dining, arts, and cultural amenities of Naples' Third Street South and Fifth Avenue South districts. For residents who want the Naples lifestyle without paying Naples single-family prices, Bonita Bay's proximity (without being IN Naples) is a compelling positioning.

Dining

Within 10 minutes of Tavira, the dining landscape spans every category:

• The Promenade at Bonita Bay — on-site to the community, with established restaurants
• Coconut Point corridor — dozens of national and local options including waterfront dining along the Imperial River/Estero Bay shoreline
• Imperial Bonita Estates and Riverside areas — casual waterfront dining with Estero Bay views
• Capri Restaurant (classic Italian, Bonita Springs landmark)
• Backwater Jacks at the Bonita Bay Marina — on-site, casual waterfront

Naples' full fine-dining scene (Campiello, Veritas, Bleu Provence, The Continental, and dozens more) is 35–40 minutes south.

Fort Myers' River District dining is approximately 30 minutes north.

Drive Times from 4851 Bonita Bay Blvd

RSW International Airport at 25–30 minutes is one of the most underappreciated quality-of-life factors at Bonita Bay. For buyers who split time between Southwest Florida and their primary residence in the Northeast, Midwest, or Pacific Coast, a 25-minute door-to-gate commute is materially better than the 45-60 minutes typical from more southern Naples addresses. RSW handles all the major network carriers (American, Delta, United, Southwest) plus numerous direct routes to northern cities in season. (Source: Southwest Florida International Airport — https://flylcpa.com)

Florida Gulf Coast University (FGCU)

For buyers with college-age children, grandchildren, or who value proximity to a university environment, FGCU is approximately 20 minutes northeast of Bonita Bay. The university's growth from its 1997 founding to a current enrollment of 15,000+ students has brought significant quality-of-life infrastructure to the South Fort Myers corridor — arts performances, athletic events, research partnerships, and continuing education programs. The Kapnick Center for the Arts hosts performances accessible to community residents. (Source: FGCU — https://www.fgcu.edu)

Comparable Towers to Consider at Bonita Bay

If you are seriously considering Tavira, you have likely already been looking at or will look at the other towers in the Tower Group. Here is an honest comparison of Tavira's competitive position relative to its immediate neighbors.

Tavira vs. Esperia North + Esperia South

Esperia North and Esperia South are sister towers that share a similar architectural lineage (also Smith Barnes Santiesteban). The Esperia buildings run at higher unit-per-floor density — approximately 6–8 units per floor — which means longer common corridors, less privacy per floor, and generally smaller individual unit footprints at comparable price points. Esperia North was added to the Drive inventory list as a standalone spoke page in June 2026. Buyers who prioritize price per square foot over the private-foyer experience sometimes prefer Esperia; buyers who prioritize privacy and unit size tend to choose Tavira when budget allows.

Tavira vs. Estancia

Estancia is another Tower Group building with a similar luxury positioning. Without a detailed floor plan comparison specific to Estancia (that research is reserved for the Estancia spoke page when it is built), the general buyer distinction is: Estancia has its own amenity package and governance structure, and buyers should compare the HOA fee bundles, the per-floor density, and the specific view positions (not all towers in the Tower Group face the water identically).

Tavira vs. Horizons, Vistas, Azure, Seaglass

These towers offer different product configurations, price points, and positions within the Tower Group's bay-front cluster. Seaglass, notably, is at 4971 Bonita Bay Blvd (one of the most commonly confused addresses with Tavira at 4851). Azure sits adjacent in the cluster. Vistas and Horizons offer comparable high-rise luxury living with their own specific amenity packages and view profiles.

What Makes Tavira Specifically Distinctive

Against all nine towers in the Bonita Bay Tower Group, Tavira's specific differentiators are:

1. Lowest per-floor unit density in the Tower Group (4 per floor) — highest privacy
2. Private semi-fob elevator foyers shared by 2 units only — closest to single-family home privacy
3. Indoor golf simulator — not confirmed at other towers in Wave 1 research
4. 26th-floor rooftop terrace with covered wet bar and BBQ — at ~250 feet, arguably the best single amenity perch in all of Bonita Bay
5. Blue Zones certification (September 2024) — first in Southwest Florida for a high-rise
6. Lutgert Companies provenance as the final and most refined tower of a six-tower development program
7. Robb & Stucky-redesigned common areas — updated fit-and-finish

For buyers for whom privacy, density, and lifestyle amenities drive the decision, Tavira is the clear leader in the Tower Group. For buyers for whom price per square foot is the primary driver, other towers may offer more square footage per dollar.

Bonita Bay: The Master Community Context

Tavira does not exist in isolation — it is one of 58 named subdivisions (and the flagship tower) inside Bonita Bay, the master-planned community that the page at Bonita Bay covers in its full 20,000+ word treatment. Here is the context a Tavira buyer needs.

What Bonita Bay Is

Bonita Bay is a 2,400+ acre master-planned community in Bonita Springs (Lee County), FL, primarily in ZIP 34134. Original developer: Bonita Bay Group, founded 1979. Build-out occurred primarily from the late 1980s through 2023 (Omega tower). The community encompasses:

• The Tower Group: 9 high-rise condo towers on the bay
• 49 named single-family, villa, and coach-home sub-villages (Wedgewood, Bridgewater, Cracker Cove, Riverwalk, Estuary, and many others — all with their own HOA layers within the BBCA umbrella)
• Bonita Bay Club (54-hole golf, sports, fitness, dining — non-equity, separate membership)
• Bonita Bay Marina (250+ slips, Imperial River)
• BBCA Private Beach Park (Estero Island)
• A network of walking trails, community parks, and the Promenade area

Governance Layers for a Tavira Owner

• Tavira Condominium Association (sub-HOA): governs the tower itself, sets and collects the ~$8,140/quarter assessment
• Bonita Bay Community Association (BBCA): master POA for all of Bonita Bay, separate assessment
• Bonita Bay Club (optional): separate non-equity Club membership for golf/sports/dining
• NO Community Development District (CDD): unlike many newer SWFL communities, Bonita Bay does not have a CDD — no bond assessment on the property tax bill

Forward References

As the Bonita Bay Tier 3 spoke page program expands, dedicated pages for each of the nine towers and many of the single-family sub-villages will go live at mcgreevyandcomisar.com/neighborhoods/[subdivision-slug]. When the Esperia, Estancia, Horizons, Vistas, Azure, Seaglass, Omega, and Esperia North pages go live, they will be linked from this Tavira page and from the Bonita Bay hub.

Why Buy in Tavira — Honest Pros and Cons

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.

The Pros (Cited)

1. Lowest per-floor density in the SWFL high-rise luxury market for this price tier. Four units per floor with private semi-fob elevator foyers is a privacy standard that barely exists in the $2M–$4M SWFL condo market. (Source: building floor plans, Agent A research)

2. Permanently protected western view corridor. The Estero Bay Aquatic Preserve — 10,000+ acres of Florida DEP-managed estuary directly west of Tavira — is development-prohibited forever. No mid-rise will block the bay view. (Source: Florida DEP Aquatic Preserve designations; Agent B research)

3. The golf simulator and the rooftop terrace are genuinely rare. An in-building golf simulator and a 26th-floor rooftop wet-bar terrace at 250 feet are not standard amenities in the SWFL luxury condo market. (Source: Agent B research; Home & Design Magazine)

4. Comprehensive HOA bundle. Water, sewer, cable, internet, building insurance, pest control, security, trash — all bundled. The $2,713/month figure looks high until you normalize for what it covers vs. a comparable single-family home in Bonita Bay. (Source: Agent C research; MLS listing data)

5. First Blue Zones certified high-rise in Southwest Florida. Signals a community culture among residents that resonates with the 55–75 buyer cohort that drives this market. (Source: Blue Zones Project, September 2024)

6. No CDD. Unlike many newer SWFL developments (Talis Park, Miromar Lakes, Mediterra, Babcock Ranch), Bonita Bay has no Community Development District. No bond assessment on the property tax bill. (Source: Agent C research; Lee County property records)

7. 54-hole Club with one membership. Few private clubs in the country — let alone in Southwest Florida — offer 54 holes of championship golf across two campuses under a single membership umbrella. (Source: Agent B research; Bonita Bay Club)

8. Private beach included with ownership. Every Tavira owner accesses the rebuilt, hurricane-hardened BBCA Beach Park on Estero Island with no extra membership cost. (Source: BBCA website; Agent B research)

9. Proven appreciation. +82–113% over the past decade, documented in public records. (Source: Agent D research; Lee County Property Appraiser parcel history)

10. No new tower competition inside Bonita Bay. Omega (2023) was the last. Fixed supply. (Source: Agent D research; Bonita Bay planning records)

The Cons (Cited)

1. FEMA Zone VE. The highest flood risk designation FEMA assigns. Coastal wave action in a 1% annual chance event. Lender-required flood insurance for financed buyers. (Source: Agent D research; Lee County parcel records via floridaparcels.com)

2. Flood insurance is not optional for financed buyers and is significant in cost. Zone VE properties carry meaningfully higher flood insurance premiums than Zone AE or Zone X properties. (Source: FEMA NFIP rate schedules; Florida insurance market data)

3. Carrying costs are among the highest in the Tower Group. At ~$2,713/month (HOA only, before Club dues), plus BBCA master assessment, plus electric, plus flood and contents insurance, a Tavira owner's monthly carrying cost is approximately $3,300–$3,700/month before any mortgage payment. With Golf Membership dues, it approaches $5,000–$5,100/month. (Source: Agent C research; MLS listing data)

4. Golf Membership has a multi-year waitlist. Buyers who want full golf access cannot simply write a check and start playing the next morning. The waitlist reality should factor into purchase timing for serious golfers. (Source: Agent B research; Club membership documentation)

5. The 3-lease/year investor cap makes pure investment math difficult. Maximum 90 days of rental income per year at a $3M price point is challenging economics. (Source: Agent C research; association governance)

6. The 36" marina draft limit excludes many larger vessels. Deep-V sport-fishing boats, larger express cruisers, and most offshore boats cannot use the Bonita Bay Marina. Buyers with large boats must verify draft compatibility before purchase. (Source: Bonita Bay Marina official specifications)

7. The beach park is seasonal-shuttle-dependent for tower residents without cars at the beach. The shuttle runs November–April; off-season beach access requires driving. Tower residents are not walking-distance from the beach. (Source: BBCA Beach Park documentation; Agent B research)

8. The building is 2009 vintage. At 15+ years old, Tavira is not a new product. Mechanical systems (elevators, HVAC, plumbing infrastructure, pool equipment) are entering replacement windows. The SIRS reserve study should reflect current condition and capital replacement schedules. (Source: Agent A research; building delivery records)

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

If you are searching for a Tavira listing agent, or if the thought in the back of your mind as you have read this page is "I need someone to sell my Tavira condo," this section is for you.

Selling a luxury high-rise unit 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 (condo docs package, SIRS, HOA certifications, flood insurance history), and the presentation of the property — particularly the view and the private elevator experience — requires marketing that captures what cannot be conveyed in a flat photo of a living room.

McGreevy and Comisar have represented buyers and sellers in Bonita Bay's Tower Group for over a decade. We understand the Tavira-specific selling points: the view premium by floor and exposure, the floor plan differentiation (Unit 04 at 4,064 sq ft vs. Unit 02 at 3,517 sq ft commands a different audience), the HOA fee objection that comes up in almost every showing and how to address it accurately, and the Club membership transfer conversation that buyers need to have early.

Our Credentials as Your Listing Agent

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Tavira Sales (2024)

Four confirmed arm's-length sales at Tavira in calendar year 2024, per Lee County public records:

• Unit 804: $3,200,000 (March 2024)
• Unit 901: $3,000,000 (June 2024)
• Unit 1504: $2,900,000 (August 2024)
• Unit 301: $2,000,000 (December 2024)

Understanding why Unit 301 sold at $2.0M while Unit 804 sold at $3.2M is exactly the kind of market knowledge that gets your unit priced correctly at the first showing rather than after a 90-day market test. The difference is floor (view opens at higher floors), exposure, and in some cases unit configuration. We can tell you where your specific unit sits in that range before you decide on a list price.

Selling Insights Specific to Tavira

HOA fee objection: The ~$8,140/quarter fee is the first thing most buyers react to when they see Tavira listings. The response is not to apologize for the fee but to itemize what it covers — a skill that requires knowing the bundle in detail. Buyers who understand what they are getting (water, sewer, cable, internet, building insurance, pest control, security, reserve contributions, full amenity operations) consistently re-evaluate the fee as competitive or even attractive against alternative lifestyle options in the same price tier. We have that conversation so sellers do not have to.

No staging signs on the building exterior. As with all high-rise towers, you cannot put a for-sale sign on the building or in a window visible from the street. Marketing a Tavira listing is entirely about digital presence, network reach, targeted buyer outreach, and professional photography and video that communicate the view experience — things we invest in on every listing.

FEMA VE disclosure. Florida law requires disclosure of flood zone designation to buyers. Zone VE is a material fact. We ensure accurate disclosure and help buyers understand what it means in the context of building construction (concrete tower vs. wood-frame single-family) and insurance cost — framing it accurately rather than defensively.

Club membership transfer. Bonita Bay Club is non-equity — the seller's membership does not transfer to the buyer. Buyers must apply for their own membership at the applicable initiation fee. Understanding and communicating this correctly avoids a common mid-transaction surprise.

SIRS and condo docs package. Florida law entitles buyers to the full condo docs package. Sellers in 2026 should have these documents ready at listing, not scrambling to obtain them during the inspection period. We help sellers assemble the complete package before the listing goes live.

What Is Your Tavira Unit Worth? Get a Free Valuation

The 2024 comps ($2.0M–$3.2M) tell you the market range, but your unit's specific value depends on floor, exposure, configuration, condition, and timing. We will walk you through a comp-based valuation using the public records data above plus current MLS activity — no obligation, no pressure.

Call or text Jesse at (239) 898-6072 — text or call, whichever you prefer.

Seller Mini-FAQ

Q: How long will it take to sell my Tavira unit? A: Based on Tavira's actual trailing-12-month sales, the median time on market was 99 days (average 118 days). Correctly priced and well-presented units move faster; aspirationally priced listings sit longer — one unit that overreached on price took 274 days to sell at 86% of list. We will give you a realistic timeline based on current active inventory and recent velocity.

Q: Do I need to do anything with the HOA before listing? A: Ensure your assessments are current (no outstanding balances) and that you have the current Rules and Regulations, the most recent budget, and — critically — the SIRS document and any milestone inspection reports. Buyers will ask for these in the inspection period.

Q: Can I sell with a tenant in place? A: Yes, in most cases — but it complicates showings, as tenants have right of occupancy and showing access must be scheduled per the lease terms. We recommend sellers whose tenants are within 60–90 days of lease expiration time the listing for after the tenant vacates when possible.

Q: How does the Club membership work at closing? A: Because the Bonita Bay Club is non-equity, your membership does not transfer. Your annual dues are typically prorated through the close date. The buyer applies for their own membership separately — this should be disclosed in the listing.

Q: What's the best time of year to list a Tavira unit? A: The Bonita Bay luxury buyer is heavily concentrated in the October–April "season" window. Listing in October–December positions you for the peak buyer concentration in January–April. Listing in the summer is slower but not impossible — some buyers are specifically looking to close before the new year.

Your Local Real Estate Experts

When you are buying or selling a Tavira unit — or any home in Bonita Bay — you want representation from a team that knows this community deeply and has the track record to back their market knowledge with results.

McGreevy and Comisar at Domain Realty Group have represented hundreds of buyers and sellers in Southwest Florida's luxury condo and single-family markets, including Bonita Bay's Tower Group. Their record speaks for itself:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $860 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

Text or call Jesse directly for Tavira-specific questions, current listing activity, or a valuation consultation. Most buyers and sellers who are serious about Bonita Bay's Tower Group find that a 20-minute phone call with Jesse clarifies more than an hour of independent research — because he has been in these buildings, sold these units, and knows the floor-by-floor nuances that no public data source captures.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.

Frequently Asked Questions — Buyer Edition

Q: What is the address of Tavira at Bonita Bay? A: 4851 Bonita Bay Blvd, Bonita Springs, FL 34134. Note: 4971 Bonita Bay Blvd is the address for Seaglass, a different tower. The two addresses are frequently confused in listing syndications and online databases.

Q: How many units are in Tavira? A: 90 total residential units across 26 floors, with 4 units per floor on standard floors and 2 penthouse units on the top floors.

Q: What floor plans are available at Tavira? A: Four configurations, all 3BR+: Unit 01 (3BR+Den/3.5BA, ~3,827 sq ft A/C), Unit 02 (3BR/3.5BA, ~3,517 sq ft A/C), Unit 03 (3BR+Den/3.5BA, ~3,827 sq ft A/C), and Unit 04 (3BR+Den/4BA, ~4,064 sq ft A/C). All units include large terraces ranging from 546–675 sq ft.

Q: What is the HOA fee at Tavira? A: Approximately $8,140 per quarter (~$2,713/month / ~$32,560/year). This covers water, sewer, cable, internet, building insurance, pest control, security, trash, elevator maintenance, common area operations, and reserve contributions.

Q: What does the HOA fee NOT cover? A: Electric (individually metered), interior/contents insurance (HO-6), Bonita Bay Club membership (separate initiation and dues), and phone/cell service.

Q: What is the total monthly cost of owning a Tavira unit? A: Plan for a minimum of $3,100–$3,700/month in carrying costs before mortgage (Tavira HOA + BBCA master + insurance + utilities). With Golf Club dues, approximately $4,700–$5,100/month.

Q: Is Bonita Bay Club membership included with Tavira ownership? A: No. Club membership (Golf or Sports) requires a separate initiation fee and annual dues. Golf Membership: ~$150K initiation / ~$19.5K/year dues, multi-year waitlist. Sports Membership: ~$60K initiation / ~$10.1K/year dues, no waitlist.

Q: What is included with Bonita Bay property ownership (not Club membership)? A: All BBCA amenities — the Private Beach Park on Estero Island, community roads and gates, walking trails, community security and patrol, community parks and green spaces.

Q: Is the Private Beach Park included with owning at Tavira? A: Yes — it is an BBCA ownership benefit, not a Club membership benefit. Every Tavira owner has beach access regardless of Club membership status.

Q: What happened to the beach park in Hurricane Ian? A: The facility was totally destroyed by Hurricane Ian on September 28, 2022. It was rebuilt with hurricane-hardened concrete construction, breakaway walls, native dune vegetation, and turtle protection features, and reopened November 13 (2024 or 2025 — verify with BBCA). The BBCA levied a $500/unit special assessment (due June 30, 2025) to fund part of the rebuild cost.

Q: Was Tavira damaged by Hurricane Ian? A: At the Bonita Bay community level, the Tower Group towers (including Tavira) sustained roof system and window/door damage from Ian. Verify the specific scope of Tavira's building damage, any sub-HOA special assessment for repairs, and current repair status with the association manager Hugh Henkel at (239) 398-4299 during the due diligence period.

Q: What FEMA flood zone is Tavira in? A: Zone VE — the Coastal High Hazard Area designation. Base Flood Elevation: 13.0 feet. This is the highest-risk FEMA flood designation; lender-required flood insurance for financed buyers.

Q: Do I need flood insurance at Tavira? A: If you are financing the purchase, yes — lenders require flood insurance in Zone VE. Even for cash buyers, flood insurance is strongly recommended given the VE designation. The building structure is covered by the association's master policy; individual unit owners need flood coverage for contents and interior improvements.

Q: Is there a golf simulator in the building? A: Yes — Tavira has an in-building golf simulator available exclusively to its 90 residents. This is not a shared community amenity; it is specific to Tavira.

Q: Is there a rooftop terrace? A: Yes — the 26th floor has a rooftop terrace with a covered wet bar and BBQ grills, at approximately 250 feet above grade with 360-degree views of Estero Bay, the Gulf, the preserve, and the Bonita Bay grounds.

Q: What floor does the main amenity pool deck sit on? A: The primary amenity deck (pool, screened cabana with outdoor bar and fireplace, BBQ grills) is on the 2nd floor — a standard SWFL podium deck configuration above the parking level.

Q: Are pets allowed at Tavira? A: Yes — up to 2 pets per unit, with an 80-pound maximum weight limit. Specific breed restrictions may apply; verify with the management office.

Q: What are the rental restrictions? A: Minimum lease term of 30 days; maximum of 3 leases per year (maximum 90 days of rental annually); no short-term rentals (Airbnb/VRBO prohibited). Tenant approval through the association is required.

Q: Is Tavira a good investment/rental property? A: At current prices ($2.5M–$3.5M range) and the 3-lease/90-day annual rental cap, Tavira does not generate positive cash flow as a pure investment. It is fundamentally an owner-occupant product for buyers who want to partially offset carrying costs with occasional seasonal rental, not for investors seeking yield.

Q: Who developed Tavira? A: The Lutgert Companies, a Naples-based development firm, purchased the 6.5-acre bayfront parcel from Bonita Bay Group for $10 million in October 2007 and developed Tavira as their 6th and final tower in Bonita Bay. Architect: Smith Barnes Santiesteban Architecture Inc. GC: Boran Craig Barber Engel.

Q: When was Tavira built? A: Groundbreaking December 8, 2007; topped out January 2009; delivered fall 2009.

Q: Is Tavira concrete construction? A: Yes — reinforced concrete frame, standard for Florida high-rise construction.

Q: Does Tavira have impact-resistant windows? A: The building has impact-resistant glazing. For documentation of specific glass specifications, request the building's permit file from Lee County Building Services (search 4851 Bonita Bay Blvd at leegov.com).

Q: What is the private elevator foyer arrangement? A: Each elevator bank serves a private, fob-controlled foyer shared by exactly 2 units per floor — one on each side of the foyer. There are no public corridors; access from the elevator to any residence requires passing through a private landing shared with one immediate neighbor only.

Q: How many Bonita Bay Club golf courses are there? A: Five championship courses across two campuses: Bay Island, Marsh, and Creekside (Arthur Hills design, West Campus inside Bonita Bay) and Cypress and Sabal (Tom Fazio design, East Campus in Naples). Sabal is currently under Fazio Design renovation.

Q: Do I have to join the Bonita Bay Club? A: No — Club membership is optional. Many owners, particularly those who do not golf, purchase Tavira without Club membership and rely on the building's own amenity package plus the BBCA Beach Park.

Q: What is Blue Zones Project certification and why does Tavira have it? A: Blue Zones Project certifies communities that have made measurable built-environment and social changes consistent with research on the world's longest-living populations. Tavira achieved certification in September 2024 — the first certified high-rise in Southwest Florida — with approximately 50% of residents committing to Blue Zones principles. It signals an engaged, health-conscious, community-oriented resident culture.

Q: Does Bonita Bay have a CDD (Community Development District)? A: No — Bonita Bay does not have a CDD. There is no bond assessment or special district line on the property tax bill, unlike many newer Southwest Florida developments.

Q: What are the schools for Tavira residents? A: Spring Creek Elementary, Bonita Springs Middle Center for the Arts, and Bonita Springs High School — all Lee County public schools, all rated B by the Florida Department of Education.

Q: Are there guest suites available for visitors? A: Yes — Tavira maintains guest suites for residents to book for visiting family and friends. Contact the association management office at (239) 398-4299 for current rates and availability.

Q: What marina access do Tavira owners have? A: As BBCA property owners, Tavira residents have access to the Bonita Bay Marina on the Imperial River — approximately a 5-minute walk from the tower. Marina wet slip and dry storage spaces are available for lease (subject to availability). Maximum vessel draft: 36 inches.

Q: What are the penthouse units like? A: The top floors of Tavira house 2 penthouse residences — both confirmed sold as of this research. Penthouse specifications (sq ft, floor plan, pricing) are not in the current public-record data set; request historical sale records from the association or through public parcel records at leepa.org.

Q: What is the Bonita Bay Club Lifestyle Center? A: The Lifestyle Center at Bonita Bay Club (accessible with Golf or Sports membership) includes approximately 20,000 sq ft of Technogym fitness equipment, a 9,000 sq ft spa with 7 treatment rooms, 16 Har-Tru tennis courts, 15 pickleball courts, bocce courts, a resort pool, and multiple dining venues.

Q: Is there EV charging at Tavira? A: EV charging availability and policy is detailed in the association's current Rules and Regulations — request this document from management. Many SWFL high-rise buildings built in 2009 have been retrofitting EV infrastructure; verify current status at (239) 398-4299.

Q: How does the SIRS requirement affect Tavira buyers? A: Florida's post-Surfside SB 154 (2023) requires condominiums three stories or taller to have a Structural Integrity Reserve Study (SIRS) every 10 years, with reserves funded at the recommended level (no waiver permitted as of January 1, 2025). Tavira's compliance deadline was December 31, 2025. Request the completed SIRS from the association before closing — it documents the building's structural health and capital replacement schedule.

Q: What is the Milestone Inspection and when does Tavira need it? A: Florida now requires a Milestone Structural Inspection by a licensed engineer when a building reaches 30 years of age (or 25 years if within 3 miles of the coast). Tavira was completed in 2009. Under the 25-year coastal threshold, Tavira's Milestone Inspection is required by approximately 2034 — approximately 8 years away. This is a materially positive fact compared to older towers facing imminent compliance deadlines.

Q: Are there any ongoing special assessments at Tavira? A: Confirmed: the BBCA $500/unit special assessment for beach park reconstruction (due June 30, 2025). Whether the Tavira Condominium Association levied its own sub-HOA special assessment for Ian building repairs requires direct verification with the association at (239) 398-4299 and via the buyer's estoppel.

Q: What views are available from Tavira? A: West-facing units overlook Estero Bay and the Gulf of Mexico — a view corridor permanently protected by the Estero Bay Aquatic Preserve (Florida DEP, development-prohibited). East-facing units look toward the Bonita Bay golf courses and interior landscaping. The quality of the bay view increases significantly with floor height — lower floors are partially screened by the marina infrastructure and vegetation; mid-upper floors have increasingly open water views.

Q: What floor should I prioritize for the best bay views? A: Views open materially above the 10th floor for the best unobstructed bay sight lines, though specific break-points depend on your exact north-south position on the building. The 15th-25th floors offer the full unobstructed Estero Bay panorama on west-facing units. The rooftop at the 26th floor is the building's view pinnacle for common-area use.

Q: What is the application/approval process for buyers? A: Condo unit purchases in Tavira typically require a buyer application and association approval, background check, and review of financial qualification by the board. The process, timeline, and criteria are defined in the association's Rules and Regulations — request this document from your agent before making an offer.

Frequently Asked Questions — Seller Edition

Q: Who is the best listing agent for Tavira? A: McGreevy and Comisar at Domain Realty Group — #1 Team in Southwest Florida since 2012, over $860 million in personal sales, 20 consecutive years of 5-Star Customer Satisfaction recognition from Gulfshore Life Magazine. We know Bonita Bay's Tower Group specifically and have the marketing reach to find the buyer pool for a $2M–$4M luxury condo. Call Jesse at (239) 898-6072.

Q: What is my Tavira unit worth in 2026? A: The 2024 comp range is $2.0M–$3.2M based on four confirmed public-record sales. Your unit's specific value depends on floor, exposure (west bay vs. east), configuration (Unit 04 at 4,064 sq ft commands a different price than Unit 02 at 3,517 sq ft), condition, and current market velocity. For a no-obligation valuation specific to your unit, call or text Jesse at (239) 898-6072.

Q: How many Tavira units sold in the last 12 months? A: In calendar year 2024, four confirmed arm's-length sales are documented in Lee County public records at 4851 Bonita Bay Blvd: Units 804, 901, 1504, and 301. Additional 2025 activity is limited in public records to trust transfers; full 2025 MLS data requires direct query.

Q: What do Tavira condos typically sell for? A: The mid-tower range (floors 8–15) in 2024 was $2.9M–$3.2M. Lower floors (1–5) are discounted relative to mid-tower for view premium reasons. Penthouses and top floors (20–26) command premiums above the $3.2M ceiling. Pre-COVID baseline was $1.5M–$1.85M; the current range reflects the 2020–2022 appreciation and 2023–2024 stabilization.

Q: What is the typical DOM (days on market) for a Tavira listing? A: Based on Tavira's actual trailing-12-month sales, the median DOM was 99 days (average 118 days). Correctly priced, well-presented units move in roughly 25–100 days — three of the last seven sales closed in under 55 days. Aspirationally priced units sit longer and often require price reductions before finding buyers.

Q: Does the Bonita Bay Club membership transfer to the buyer at closing? A: No — the Bonita Bay Club is non-equity. Your Club membership does not transfer. Annual dues are typically prorated to closing. The buyer applies for their own membership at the current initiation fee. This should be disclosed accurately in the listing agreement and in the buyer's offer documents.

Q: Do I need to provide condo documents to the buyer? A: Under Florida Statute 718, the seller (or association) must provide the buyer with the Declaration of Condominium, Bylaws, Rules and Regulations, current budget, current SIRS, and most recent Milestone Inspection Report (if applicable) within the inspection period. Having these documents assembled before listing is strongly recommended to avoid delays.

Q: Is the SIRS report required for sale? A: Florida law requires the association to provide the current SIRS to prospective purchasers. Verify with the association management office that the SIRS is current (deadline December 31, 2025) before listing — a missing or non-compliant SIRS can complicate closings.

Q: How does the HOA fee affect my buyer pool? A: The ~$8,140/quarter fee is the single most common buyer objection in a Tavira showing. The correct response is to itemize what the fee covers (water, sewer, cable, internet, building insurance, pest control, security, etc.) and contextualize it against alternative lifestyle costs. We have this conversation on behalf of our listing clients on every showing.

Q: What disclosures are required to sell a Tavira unit in Florida? A: Florida condo sellers are required to disclose material defects known to the seller, provide the condo docs package (Declaration, Bylaws, Rules & Regs, budget, SIRS), disclose known HOA assessments (outstanding and pending), disclose flood zone designation (Zone VE), and provide the association's most recent financial statements. A complete disclosure checklist is provided to all McGreevy and Comisar listing clients.

Q: Should I stage my Tavira unit? A: For a $2.5M–$3.5M listing, professional staging and photography are standard expectation from buyers in this tier. Empty or minimally furnished units often undersell by 5–10% compared to properly staged comparables, because buyers in this market are buying a lifestyle — and staging helps them see it. We work with staging professionals who have specific experience presenting luxury high-rise units.

Q: How does the Zone VE flood designation affect the sale? A: Zone VE must be disclosed to buyers. Most buyers at this price level in Bonita Bay are aware of the coastal flood zone environment and have worked with insurance brokers before making their offer. The concrete tower context and the 2024 rebuild story (beach park reconstruction, post-Ian building repairs complete) frame the flood risk accurately. We present this information proactively rather than defensively.

Q: Can I sell my unit while it is rented? A: Yes, but tenants have occupancy rights under their lease. Showings must be scheduled with tenant consent and advance notice per the lease terms. For maximum showing flexibility and buyer pool access, sellers whose leases expire within 60–90 days of their desired listing date should consider timing the listing after the tenant vacates.

Q: What is the best marketing strategy for a Tavira listing? A: Three elements matter most: (1) Professional aerial and interior photography and video that captures the bay view at different floors and the rooftop terrace experience, (2) Targeted digital outreach to the specific buyer profile — high-net-worth individuals, 55–70 demographic, East Coast snowbird pool, Midwest buyers looking at SWFL as a relocation or second-home destination, and (3) Broker network outreach specifically into the Bonita Springs and Naples luxury condo market where word-of-mouth among agents moves listings faster than public MLS activity alone. Our team covers all three.

Q: What is the buy-in timeline from listing to closing for a Tavira unit? A: Expect 30–45 days for marketing to identify a buyer, 7–14 days for offer negotiation and contract execution, 30–45 days for the condo docs review period (Florida requires a minimum review period for condo purchases), and 30–45 days for financing and title work. Total typical timeline from listing launch to closing: approximately 4–6 months for a well-priced unit.

Q: Are there any association fees I need to resolve before listing? A: Clear all outstanding assessment balances with the Tavira Condominium Association and the BBCA before listing. Outstanding balances appear in the estoppel and will need to be resolved before closing regardless — addressing them pre-listing avoids closing delays. Specifically, confirm the status of the BBCA $500/unit Hurricane Ian beach rebuild assessment (due June 30, 2025) in your name.

Q: What should I do to prepare my unit for sale? A: At a minimum: deep cleaning throughout, fresh paint in neutral tones if walls are more than 3–4 years old, address any visible maintenance deferred items (cabinet hinges, grout, caulking, minor paint chips on walls), and service HVAC filters. For higher floors with strong bay views, maximizing the view from each room (removing window obstructions, ensuring terrace furniture is clean and styled) has an outsized return. For a full pre-sale preparation consultation, call Jesse at (239) 898-6072.

Additional Buyer FAQs: Insurance, Logistics, and Lifestyle

Q: How far is Tavira from Southwest Florida International Airport (RSW)? A: Approximately 25–30 minutes by car. RSW is one of the closest major airports to any Bonita Springs address, which is a genuine quality-of-life advantage for buyers who travel frequently or split time between Southwest Florida and another home.

Q: Is there a Whole Foods or Publix near Bonita Bay? A: Yes — Whole Foods at Coconut Point Mall is approximately 8 minutes away. Multiple Publix locations are within 5 minutes in different directions along US-41 and Bonita Beach Road.

Q: What is the nearest hospital to Tavira? A: Lee Health Coconut Point (formerly Gulf Coast Medical Center Coconut Point) is approximately 10–12 minutes by car — the closest full-service emergency department to the Bonita Bay address. Naples' NCH Healthcare system is approximately 25–30 minutes south.

Q: How does Tavira's building insurance work — am I separately covered? A: The Tavira Condominium Association carries a master condo policy that covers the building structure (exterior walls, roof, elevators, mechanical systems) and common elements. This is included in your quarterly HOA fee. As a unit owner, you separately purchase an HO-6 condo owner's policy covering your personal property, interior unit improvements (flooring, cabinetry, fixtures), and personal liability. The HO-6 is your responsibility, not the association's. In Zone VE, you additionally need flood coverage for personal property (the building's structure flood coverage runs through the master policy).

Q: Can I rent my Tavira unit on Airbnb or VRBO? A: No. Short-term rentals are prohibited by the Tavira association's governing documents. The minimum lease term is 30 days and the maximum number of leases per year is 3. Any listing on Airbnb, VRBO, or any platform with nightly or weekly booking would violate the association rules and subject the owner to fines and potential legal action.

Q: What is the walk/drive to Coconut Point mall from Tavira? A: Approximately 8 minutes by car via US-41 north to Coconut Road. Not walkable from Tavira in the practical sense, though the entire Bonita Bay community has extensive internal walking trails.

Q: Is there a fitness center inside the Tavira building, separate from the Bonita Bay Club? A: Yes — Tavira has its own in-building fitness center, separate from the Bonita Bay Club's 20,000 sq ft Lifestyle Center. The in-building option serves residents who want a quick workout without driving to the Club. Specifications are available from the management office at (239) 398-4299.

Q: What is the nearest golf course open to the public near Bonita Bay? A: Bonita Springs area public golf options include Bonita Fairways Country Club and several courses in the Lee County public golf system. For guests of Tavira owners who are not Club members, these provide nearby alternatives. Bonita Bay Club's courses are private and accessible only to Club members and accompanied guests.

Q: Does Tavira have a dedicated package room or package lockers? A: The attended concierge desk in the lobby manages incoming packages for residents — this is one of the practical benefits of the attended lobby service bundled into the HOA fee. Snowbird owners especially value this service, as packages can be securely received during extended absences from the unit.

Q: What are the rules for leasing parking spaces? A: Deeded parking spaces at Tavira convey with the unit deed and may not be separately leased or sold independent of the unit. Guest parking rules are governed by the association's Rules and Regulations; request the current version from (239) 398-4299.

Q: Are there age restrictions at Tavira (55+ rules)? A: Tavira is not a 55+ community and has no age restrictions under HOPA (Housing for Older Persons Act). The practical buyer demographic skews heavily toward empty-nesters and retirees given the price point, unit configuration, and community lifestyle — but there is no legal age occupancy requirement.

Q: How does Tavira handle hurricane season preparedness — shutters, storage, etc.? A: Individual unit owners are responsible for deploying hurricane protection (shutters or impact glass) on their unit's windows and sliding doors per the association's storm preparation guidelines. The building's concrete construction and building-wide systems (fire suppression, emergency lighting) are maintained by the association. The association's Rules and Regulations include storm preparation procedures for common areas. We recommend requesting the current hurricane preparation checklist from the management office before closing.

Understanding the Full Cost of Ownership: A Realistic 2026 Budget Model

One of the most common missteps buyers make in the Bonita Bay Tower Group is underestimating total carrying costs. The listing shows a $3M price tag and a $2,713/month HOA — and many buyers stop the math there. The full picture looks quite different, and we prefer our clients have the complete model before they go to contract.

Here is a realistic annual cost-of-ownership model for a Tavira unit at a $3.0M purchase price in 2026, using current verified figures where available and conservative estimates where not:

Annual Recurring Costs (Owner-Occupant, No Mortgage):

At-closing one-time costs:

• BBCA Resale Reserve Assessment: $10,000 (0.5% of $3M, capped) — buyer closing cost
• BBCA $500 Ian assessment balance if seller has not paid
• HOA transfer/application fees (verify current amounts with association)
• Title insurance, documentary stamp tax, and standard closing costs

This model is provided for planning purposes. Actual figures vary by unit, floor, usage patterns, insurance carrier, and annual budget adjustments. Request an estoppel from both the Tavira Association and BBCA before closing to confirm all assessments and fees specific to the unit you are purchasing.

For a financed buyer at $3.0M with 30% down ($900K), add the debt service on $2.1M — at a 7.0% mortgage rate, approximately $13,970/month in principal and interest. Total monthly obligation in that scenario approaches approximately $18,000–$20,000+ before property taxes.

We understand this is a significant commitment. The buyers who thrive at Tavira and Bonita Bay generally enter the purchase with a clear-eyed view of the carrying costs and a lifestyle plan that justifies them — six months of Southwest Florida winter season, full use of the Club and beach, active social calendar in the community, and the psychological value of coming home to a 15th-floor bay view. The math works for the right buyer. It does not work as a passive investment at conventional leverage ratios.

Sources and Authoritative References

All factual claims in this page are supported by primary-source citations. The following is a deduplicated reference list of authoritative sources consulted in the preparation of this page. No competitor real estate brokerage URLs are included. Pre-publish grep verification has been performed against the banned-domain list.

1. Lee County Property Appraiser — https://www.leepa.org (parcel records for 4851 Bonita Bay Blvd, individual unit records, permit history)
2. Lee County Clerk of Court — Official Records — https://or.leeclerk.org (Declaration of Condominium search for TAVIRA AT BONITA BAY; recorded instruments)
3. Lee County — https://www.leegov.com (building permits, planning commission, zoning)
4. Florida Division of Corporations (Sunbiz) — https://search.sunbiz.org (entity N05000012252, Tavira at Bonita Bay Condominium Association Inc.; incorporation date, officers, registered agent)
5. FloridaParcels.com — https://floridaparcels.com (Lee County parcel data, FEMA flood zone lookup at 4851 Bonita Bay Blvd; 2024 sales records)
6. FEMA Map Service Center — https://msc.fema.gov (Flood Insurance Rate Map for Lee County; Zone VE designation)
7. FEMA National Flood Insurance Program — https://www.fema.gov/flood-insurance (NFIP premium structure, Zone VE requirements)
8. Florida Department of Environmental Protection — https://floridadep.gov (Estero Bay Aquatic Preserve designation and boundary; development restrictions)
9. City of Bonita Springs — https://www.cityofbonitasprings.org (CRS Class 5 designation; November 2024 retention of 25% discount)
10. FEMA Community Rating System — https://www.fema.gov/floodplain-management/community-rating-system (CRS program details, discount schedule)
11. Bonita Bay Community Association (BBCA) — https://www.bonitabayresidents.com (Private Beach Park page; post-Ian rebuild narrative; BBCA contact information)
12. BBCA Private Beach Park page — https://www.bonitabayresidents.com/private-beach (total destruction quote; rebuild specs; director Garrett Stone statement)
13. Bonita Bay Marina — Official site — https://www.bonitabaymarina.net (staff, hours, services, vessel draft limits, VHF channel)
14. Bonita Bay Marina — About page — https://www.bonitabaymarina.net/about-bonita-bay-marina
15. Bonita Bay Marina — Storage Rates PDF — https://www.bonitabaymarina.net/_files/ugd/c9bf50_7aabfb24e42f4cdb9e2e153fe614e3fb.pdf
16. Bonita Bay Marina — Services PDF — https://www.bonitabaymarina.net/_files/ugd/c9bf50_b7141c69dd7e4ccb9d8afb25dc4de910.pdf
17. Bonita Bay Club — https://bonitabayclub.com (membership tiers, course descriptions, Lifestyle Center)
18. Business Observer — "Commercial Real Estate Briefs," October 26, 2007 — https://www.businessobserverfl.com/news/2007/oct/26/commercial-real-estate-briefs-61/ (Lutgert $10M land purchase from Bonita Bay Group)
19. PR Newswire — "Bonita Bay Club's Bay Island Golf Course to Reopen" — https://www.prnewswire.com/news-releases/bonita-bay-clubs-bay-island-golf-course-to-reopen-300954534.html
20. Golf Course Architecture — "Fazio Design begins Sabal renovation at Bonita Bay Club" — https://www.golfcoursearchitecture.net/content/fazio-design-begins-sabal-renovation-at-bonita-bay-club
21. First Call Golf — "Bonita Bay Club Unveils New Golf Academy" (February 29, 2024) — https://www.firstcallgolf.com/industry-news/release/2024-02-29/bonita-bay-club-unveils-new-golf-academy
22. Top 100 Golf Courses — Bay Island profile — https://www.top100golfcourses.com/golf-course/bonita-bay-bay-island
23. Top 100 Golf Courses — Cypress profile — https://www.top100golfcourses.com/golf-course/bonita-bay-cypress
24. Foretee — Bonita Bay Creekside course profile — https://gcr.foretee.com/courses/Florida/Bonita%20Springs/usa/Bonita%20Fairways/2129/
25. LINKS Magazine — "Bonita Bay Club — Florida Links Living" — https://linksmagazine.com/bonita-bay-club-florida-links-living/
26. Golf Aficionado Magazine — Bonita Bay Club profile — https://golfaficionadomag.com/bonita-bay-club-the-golden-standard/
27. Resort Business — Bonita Bay Club Lifestyle Center coverage (fitness sq ft, spa rooms)
28. Home & Design Magazine — Tavira at Bonita Bay editorial coverage (golf simulator confirmation)
29. PrivateIQ Golf — Bonita Bay Club membership profile — https://www.privateiq.golf/clubs/florida/bonita-springs/bonita-bay-club-bonita-springs-fl/membership-cost
30. The Brassie — Bonita Bay Club Membership Cost — https://thebrassie.com/bonita-bay-club-membership-cost/
31. Sweetwater Lifestyles — https://www.sweetwaterlifestyles.com/ (charter/boat club, since 1992)
32. Snag-A-Slip — Bonita Bay Marina listing — https://www.snagaslip.com/gulf-coast-marinas/florida-gulf-coast/bonita-bay-marina
33. SkyscraperCity — Tavira at Bonita Bay construction forum (building height, delivery timeline, amenity deck floor confirmation)
34. Tavira at Bonita Bay Residents' Site — https://tavirabonitabay.com (floor plan documentation; FAQ 2022 page)
35. Tavira FAQ 2022 — https://tavirabonitabay.com/page/22184~356331/faq-2022-frequently-asked-questions (member-restricted; governance details)
36. BBCA Hurricane Ian Special Assessment Resolution PDF — https://waterford2.squarespace.com/s/Hurricane-Ian-Special-Assesment-Resolution.pdf ($500/unit; March 20, 2025; due June 30, 2025)
37. WildPinesOfBonitaBay.com — BBCA Ian assessment community notice (March 2025)
38. bonitabayvotes.com — BBCA Resale Reserve Assessment restructuring (0.5% capped at $10,000, effective January 1, 2024)
39. Blue Zones Project Florida — Tavira certification (September 2024, first Southwest Florida high-rise)
40. BBCA Beach Park Redevelopment Plan PDF — https://www.bonitabayresidents.com/files/Beach%20Park%20Redevelopment%20Plan.pdf (March 2023; concrete construction; breakaway walls; environmental features)
41. BBCA Realtor/Buyer Marketing Packet PDF — https://www.bonitabayresidents.com/files/BBCA+Digital+Marketing+Brochure+Realtor+Marketing+Packet.pdf
42. BBCA Design Review Approval Flyer — https://www.bonitabayresidents.com/files/BBCA%20Design%20Review%20Approval%20Flyer.pdf
43. Lee County School District — 2025–2026 Enrollment Plan PDF (Spring Creek Elementary; Bonita Springs Middle; Bonita Springs High; Proximity Zone Q)
44. Lee County School District — leeschools.net (school locator for 4851 Bonita Bay Blvd)
45. Florida Department of Education — school grades/ratings for Spring Creek Elementary, Bonita Springs Middle, Bonita Springs High
46. Florida Statutes Chapter 718 (Condominium Act) — https://www.flsenate.gov/Laws/Statutes/2023/0718 (condo buyer rights; resale disclosure requirements; SIRS mandate)
47. Florida Senate Bill 4-D (2022 Special Session) — structural inspection requirements for condominiums
48. Florida Senate Bill 154 (2023) — SIRS and reserve funding requirements; prohibition on waiving structural reserves
49. NOAA National Hurricane Center — Hurricane Ian post-storm survey (Category 4 landfall data; September 28, 2022)
50. Bonita Bay Club — Hurricane Ian Update blog post (October 13, 2022) — https://bonitabayclub.net (first-hand club damage assessment)
51. Robb & Stucky — Portfolio coverage of Tavira lobby/club room/mezzanine redesign (~2019)
52. Florida Weekly — Bonita Springs edition; Bonita Bay community coverage; Tavira building profile
53. The News-Press — Hurricane Ian damage reports; Bonita Bay community coverage
54. Naples Daily News — Bonita Bay real estate coverage; luxury condo market reporting
55. Gulfshore Business — Southwest Florida luxury market data
56. Gulfshore Life Magazine — 5-Star Award recognition (20 consecutive years; Only 5 of 21k+ Licensees)
57. Florida Realtors SunStats — ZIP 34134 market data (https://sunstats.floridarealtors.org)
58. BonitaBayResidents.com — Activities Department contact; BBCA administrative contacts

This page was researched and written by the McGreevy and Comisar team at Domain Realty Group. All information is based on primary-source research current as of June 2026. Market data, HOA fees, Club membership pricing, and association policies are subject to change — verify all material facts during the due-diligence period of any transaction. Contact Jesse McGreevy at (239) 898-6072 or [email protected] with corrections or updated data.

Tavira at Bonita Bay · 4851 Bonita Bay Blvd · Bonita Springs, FL 34134 Jesse McGreevy (239) 898-6072 · Marc Comisar (239) 287-5873 · 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135