Villa Mar

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

McGreevy and Comisar are the team Villa Mar owners call first when it is time to sell a newer two-story condominium off US 41, and the team buyers use to read the declaration, the two association layers and the evacuation zone before they write an offer. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is right here in Bonita Springs, on Tamiami Trail.

Villa Mar at Bonita Beach is a condominium of 94 units in 16 two-story buildings, finished in 2023 and 2024 on Coco Cay Circle in Bonita Springs, Florida, just east of US 41 and beside Highland Woods. Villa Mar in Bonita Springs sits inside the City of Bonita Springs, on Parcel 2 of the North Bay Village land condominium, and despite its name it is about 1.9 miles north of Bonita Beach Road, not on the beach.

This guide is built from the public record and nothing else: the recorded Declaration of Villa Mar at Bonita Beach and its three amendments, the 2005 North Bay Village land condominium declaration at the Lee County Clerk, the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, a 2025 Lee County tax bill, FEMA's flood map at every unit and the School District of Lee County's zone data. Every figure carries its source and date, and where a record does not exist we say so.

Why McGreevy and Comisar Are the Best Realtor for Villa Mar

McGreevy and Comisar are the best realtor for Villa Mar in Bonita Springs because we price from the public record: every recorded Villa Mar sale since the first closing in May 2023, both floor types on the county roll, the recorded declaration and its master land condominium, the tax bill and FEMA's map at all 94 units. Our team is Top 1% Real Estate Agents Nationally Since 2008.

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

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

The Villa Mar market record, 12 months to September 25, 2026

We pulled every recorded Villa Mar sale in the Lee County record for the 12 months to September 25, 2026: 5 sales, all resales, from $349,000 to $435,000. With fewer than 10 sales we print the count and the range, not a median. The first window with 10 or more sales is 36 months: 65 sales at a $521,250 median, from $349,000 to $727,510, of which 58 were the developer's first sales.

In the last 12 months we tracked 5 Villa Mar resales in the Lee County record, four ground-floor units from $349,000 to $390,000 and one upstairs unit at $435,000, every one below the developer's 2023 to 2024 price range for the same floor. The full breakdown is in the market section below.

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

Honors and recognition

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

For Villa Mar sellers

A Villa Mar sale is priced by floor first, because the 47 ground-floor 2-bedroom units and the 47 upstairs 3-bedroom units recorded different prices from the developer and in resale, and then against the 2026 resales, which closed below the developer's prices. Buyers and their lenders will ask for the budget, the estoppel certificate, the master land condominium's charge and the master insurance policy, so a well-prepared listing has those answers ready on day one. For luxury Villa Mar sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our Villa Mar seller guide walks through pricing a ground-floor or upstairs unit against the developer's and the resale record, the documents a buyer receives and the closing costs.

For Villa Mar buyers

Buyers here are choosing a floor before a building: a ground-floor 2-bedroom, 2.5-bath unit of about 1,506 to 1,673 square feet of county heated area, or an upstairs 3-bedroom, 3.5-bath unit of about 1,576 to 1,744, each with a private garage. Then the record: no special flood hazard area on FEMA's map, but Lee County evacuation zone A; two association layers; no CDD; and shops about a mile away. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

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

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

★★★★★ "Marc renewed my faith in the real estate business. Previously I had worked with three other real estate agents with no luck, they just were not listening to what was important to me. Marc ascertained what the critical aspects of my search were; this in my opinion is real estate 101, listen to your customers needs. Due to this fact within weeks we were able to find the perfect house that was suited for my husband and I. Many thanks to Marc, he saved me a significant amount of time and eliminated the anguish that historically comes with trying to find a house to turn into your home!" Verified Zillow review

Key Takeaways: What Should Villa Mar Buyers and Sellers Know?

Villa Mar buyers and sellers in Bonita Springs should know eight facts from the public record before they price, offer or list: where it really is, who developed it, what the two floors are, what the developer and the resales recorded, how the two association layers work, the lease rules, the flood and evacuation record and the tax bill.

• Villa Mar at Bonita Beach is 94 condominium units in 16 two-story buildings, finished in 2023 and 2024 on Coco Cay Circle, just east of US 41 and about 1.9 miles north of Bonita Beach Road.
• The developer is Bonita Beach Village, LLC, and Villa Mar is a secondary condominium on Parcel 2 of the 2005 North Bay Village land condominium, whose commercial parcels hold 63.64 percent of its votes.
• Ground-floor units are 2 bedrooms and 2.5 baths; upstairs units are 3 bedrooms and 3.5 baths; every unit has a private enclosed garage.
• Lee County recorded 5 resales in the 12 months to September 25, 2026, from $349,000 to $435,000; over 36 months, 65 sales at a $521,250 median, 58 of them the developer's.
• Every 2026 resale closed below the developer's 2023 to 2024 range for its floor.
• Leases must run at least 90 days, no more than three in 12 months, with prior approval; up to two pets of 70 pounds or less; the declaration permits children and has no age restriction.
• FEMA's live map puts no unit in a special flood hazard area (81 shaded Zone X, 13 Zone X), but every unit is in Lee County evacuation zone A.
• There is no CDD; the 2025 bill carried 12.7970 mills and $378.45 in stormwater and solid waste, and 2026's rate is 12.7942 mills.

Table of Contents

This Villa Mar guide lets a seller or a buyer in Bonita Springs jump straight to the record that answers the question: recorded sales, the two floors, the land condominium, fees and taxes, the rules, flood and evacuation, schools, drive times, the Paloma Grande comparison and the FAQs.

The community: What Is Villa Mar in Bonita Springs, and Where Is It? · Is Villa Mar in the City of Bonita Springs or Unincorporated Lee County? · Who Developed Villa Mar, and What Is the North Bay Village Land Condominium?

Homes and prices: What Do Villa Mar Condos Sell For? · What Are the Villa Mar Floor Plans and Unit Types? · How Do Villa Mar Resales Compare With the Developer's Prices? · What Amenities Does Villa Mar Have?

Governance, costs and rules: Does Villa Mar Have an HOA, and How Do Its Two Associations Work? · What Are the Villa Mar Condo Fees and Property Taxes? · What Rules Apply at Villa Mar: Leasing, Pets, Occupancy and Alterations? · Can You Rent Out a Villa Mar Condo?

Flood, storms and insurance: What Flood Zone Is Villa Mar In? · What Does Evacuation Zone A Mean for Villa Mar, and What Is Its Storm History? · How Do Insurance, Wind Rules and Building Codes Affect Villa Mar Condos? · Do the Condo Safety Inspection and Reserve Study Laws Apply to Villa Mar?

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

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

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

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

What Is Villa Mar in Bonita Springs, and Where Is It?

Villa Mar at Bonita Beach is a condominium of 94 units in 16 two-story buildings on Coco Cay Circle in Bonita Springs, ZIP 34135, just east of US 41 beside Highland Woods. It was finished in 2023 and 2024, and despite its name it sits about 1.9 miles north of Bonita Beach Road and about 5 miles by road from Bonita Beach Park.

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

The county roll names Villa Mar at Bonita Beach in 96 legal descriptions: 94 condominium units and two common-element records, one of them holding the clubhouse and pool. Every unit is on Coco Cay Circle, in tax district 017, and under the same recorded declaration.

Villa Mar at a glance

Not on the beach

"At Bonita Beach" is part of the recorded legal name, and it describes no location on the record. Villa Mar is inland, about 4.8 to 4.9 miles and 10 to 11 minutes by road from Bonita Beach Park on the OSRM router's free-flow estimate, and about 1.9 miles north of Bonita Beach Road.

Getting in and out

Coco Cay Circle and North Bay Village Drive are private roads on the Lee County layer, connecting to North Bay Village Parkway and Limetree Park Drive. US 41, the Tamiami Trail, an FDOT arterial posted at 50 mph, is about 0.4 mile away, and West Terry Street about 0.7 mile. I-75 Exit 116 is about 6.4 to 6.5 miles and 13 minutes by road.

What sits around Villa Mar

Highland Woods, a golf community with its own private club, is about 0.09 mile away on the county record, and the Lime Tree Park area about 0.10 mile. Bonita Bay begins about a third of a mile away, Imperial Harbor about 0.44 mile and Bonita Bay Plaza about half a mile. The commercial parcels of North Bay Village share Villa Mar's master land condominium. If you are weighing more than one community, our guide to the best real estate agents in Bonita Springs explains how we work across the city.

Name traps

North Bay Village is also the name of a city in Miami-Dade County, which has nothing to do with this land condominium. Villa Del Mar on Fort Myers Beach, Villas Casa Del Mar in Fort Myers and Villa Maria in Cape Coral are other places. Every figure on this page counts only the 96 roll records whose legal description begins "Villa Mar at Bonita Beach".

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

Villa Mar is inside the City of Bonita Springs. The Lee County Property Appraiser codes all 96 Villa Mar records to the City and to tax district 017, and the county's City limit layer returned the City of Bonita Springs at every point we tested, so City zoning, City permits and City millage apply.

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

The roll's municipal code is B on every record and the tax district 017, "City of Bonita Springs / Bonita Springs Fire". The units carry the City's zoning area code, and the two common-element records also carry the county's old planned development name.

The zoning history

Lee County's planned development layer returns "Sandpiper Center CPD", a commercial planned development first approved by the county in 1995 on 23.39 acres, which is why a residential condominium sits on a commercial zoning record: the land is a parcel of a commercial land condominium. The City, incorporated in 1999, now administers zoning. The specific City action that allowed 94 units on Parcel 2, rather than the 112 planned in 2005, was not in any City record we could search.

What City jurisdiction means

City zoning and permits, City floodplain administration under the City's own FEMA community number, and the City's millage, 0.8411 mills for 2026. The Bonita Springs Fire Control and Rescue District serves Villa Mar from the Station 25 response zone.

Utilities and services by provider

Bonita Springs Utilities' multi-family class charges a water base of $7.34 a month per unit and a wastewater base of $25.82, plus usage; which class Villa Mar's meters use is an account detail the seller's bills answer.

Who Developed Villa Mar, and What Is the North Bay Village Land Condominium?

Bonita Beach Village, LLC developed Villa Mar in Bonita Springs; its recorded declaration of April 25, 2023 makes Villa Mar a secondary condominium on Parcel 2 of the North Bay Village of Bonita Springs Land Condominium, a commercial land condominium declared in 2005 whose other parcels hold the North Bay Village retail development.

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

No developer marketing page for Villa Mar survives online, and the general contractor is not named in any record we could read, so the history rests on the recorded documents.

The developer

Bonita Beach Village, LLC is a Florida company filed April 4, 2019 with a Boca Raton office. Its declaration was executed April 21, 2023 and recorded April 25, 2023, and opens with the company declaring the condominium. The company's last direct sale on the county record was March 31, 2025.

A condominium inside a land condominium

Section 3.6 of the declaration says Villa Mar "is a 'Secondary Condominium' pursuant to the Act", established on part of "Condominium Parcel 2" in the master. The master is the North Bay Village of Bonita Springs Land Condominium, "a Commercial Land Condominium", declared in May 2005. Its Parcels 1 and 1A are "the commercial retail development" called North Bay Village; Parcel 2 was reserved for homes, first planned as four buildings of 28 units, 112 in all. Villa Mar is what was built there: 94 units in 16 two-story buildings.

Who holds the votes in the master

The 2005 master declaration gives Parcels 1 and 1A 140 votes, 63.64 percent, and Parcel 2 80 votes, 36.36 percent. Villa Mar's association casts all 80 as a block through one representative. By the 2005 text, each parcel pays the same share of the master's common expenses as its share of votes, so Parcel 2 carries 36.36 percent through Villa Mar's budget; later amendments to the master were not all read, so we state the 2005 figure.

Built in two phases

The building sizes

Four buildings hold 4 units each, nine hold 6 and three hold 8, a mix that gives the site more and smaller buildings than the 2005 plan's four large ones.

The name

Villa Mar means "sea house" in Spanish. No recorded or developer document explains the choice, and the community is inland.

What Do Villa Mar Condos Sell For?

Villa Mar condos in Bonita Springs recorded 5 resales in the 12 months to September 25, 2026, from $349,000 to $435,000. The first window with 10 or more sales is 36 months: 65 sales at a $521,250 median, from $349,000 to $727,510, or $327.36 per square foot of county heated area, but 58 of those were the developer's first sales.

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

Every figure here comes from one tool run on the Lee County roll and sale file, qualified arm's-length sales only, anchored to September 25, 2026. The tool matched all 96 Villa Mar records. Because Villa Mar is new, the record is mostly the developer selling each unit once; the resale record began in April 2024.

What we measured

We pulled every recorded Villa Mar sale in the Lee County record for the 12 months to September 25, 2026, then for 24 and 36 months and every calendar year since the first closing on May 11, 2023, and split the record by floor and by first sale against resale. Groups under 10 sales get counts and ranges, never a median.

Every sale in the 12 months

All five are resales. Five sales out of 94 units is about 5.3 percent of the condominium changing hands in a year.

The window ladder

The 24-month window adds the developer's last two sales, ground-floor units at $479,990 on February 28, 2025 and $449,990 on March 31, 2025. The 36-month median is mostly a developer price, so it is not a resale benchmark.

Calendar years

Price per square foot

The 36-month median works out to $327.36 per square foot of county heated area across developer sales and resales together; by floor, the ground floor recorded $296.05 and the upstairs $353.10 over the same 36 months. Those figures are carried mostly by the developer's prices.

What the county record cannot tell you

Days on market, list prices, concessions and how many units are for sale today are MLS fields: Information not available at time of publishing (checked 2026-10-10). The roll's just value is a tax figure, not a market value.

Buying or Selling in Villa Mar? Start With a Conversation

Every Villa Mar price question starts with the floor and the resale record, not the developer's 2023 prices. If you are selling, read our Villa Mar home valuation guide or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 and we will set every listing beside the record.

What Are the Villa Mar Floor Plans and Unit Types?

Villa Mar in Bonita Springs has two floors and six recorded unit types. On the county roll every ground-floor unit is 2 bedrooms and 2.5 baths at 1,506 to 1,673 square feet of heated area, and every upstairs unit is 3 bedrooms and 3.5 baths at 1,576 to 1,744. The declaration labels the plans A to F.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Declaration of Villa Mar at Bonita Beach read October 17, 2026).

Unit numbers ending in 101 to 104 are ground floor on the roll and 201 to 204 upstairs. The roll codes upstairs units as two stories because each includes its ground-level garage, foyer and stair, which the declaration makes part of the unit.

Ground floor

47 units, 2 bedrooms and 2.5 baths, from 1,506 to 1,673 square feet of county heated area. The most common sizes on the roll are 1,533 square feet (13 units), 1,673 (12) and 1,520 (10).

Upstairs

47 units, 3 bedrooms and 3.5 baths, from 1,576 to 1,744 square feet. The most common sizes are 1,576 square feet (14 units), 1,744 (9) and 1,650 (8).

The declaration's unit types

The declaration measures "painted surface to painted surface", a different method from the county's heated area, so the two never match unit for unit. The type letter of each built unit is drawn on the declaration's exhibit sheets, which the recorded text we could read does not list; we print county heated area everywhere else.

Garages, stairs and elevators

Every Villa Mar unit includes a "private enclosed garage" that is part of the unit, served by its own driveway, a limited common element. The declaration also makes any stairs, foyer and "any elevators" serving only one unit part of that unit. Which units have an elevator is not stated in the text we read; ask for the unit's floor plan.

Fees follow size

Villa Mar's common expenses are shared by "approximate adjusted square footage", not equally, so a larger unit pays a larger share of the budget. That is why the developer's 2023 guarantee schedule, shown in the fees section, runs from $502.91 to $765.31 a month by type.

How Do Villa Mar Resales Compare With the Developer's Prices?

Villa Mar resales in Bonita Springs have closed below the developer's prices. Over the 36 months to September 25, 2026, developer first sales of ground-floor units recorded a $476,930 median ($402,490 to $555,030) and upstairs units $591,350 ($515,230 to $727,510); every 2026 resale closed below its floor's developer range.

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

This is the single most useful fact for a Villa Mar buyer or seller, and it is a fact of record, not a forecast: what the developer charged in 2023 and 2024 is not what the units have resold for in 2026.

The two floors side by side

The resale record

Reading the gap

The four 2026 ground-floor resales, $349,000 to $390,000, sit below the lowest ground-floor developer price of $402,490. The one upstairs resale, $435,000, sits below the lowest upstairs developer price of $515,230. A developer price can include upgrades chosen at contract, and the county record does not show what each unit included, so the gap is not a simple measure of value lost. It is the record a buyer and an appraiser will set beside any asking price.

What it means for a seller

Price against the resale record of your floor, not against what you or a neighbour paid the developer. We show sellers the resale list above before anything else.

What it means for a buyer

A 2026 resale has bought a 2023 or 2024 unit below its developer price. An appraiser will read the same resales.

What Amenities Does Villa Mar Have?

Villa Mar in Bonita Springs owns its clubhouse and pool outright as condominium common elements: the county roll carries a clubhouse building of 2,164 heated square feet, 5,914 square feet under roof, with a pool. There is no golf, tennis, marina or beach inside Villa Mar, and the neighbouring Highland Woods and Bonita Bay clubs are private to their own owners.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 11, 2026; Declaration of Villa Mar at Bonita Beach, Section 18.4).

Section 18.4 of the declaration names the recreation common elements: "(a) a clubhouse, along with a pool, (b) the entrance drive, and (c) associated landscaping, interior drives, sidewalks, utilities and SWMS facilities". Because they are common elements, there is no separate club, membership or equity charge; their cost runs through the condominium budget.

The clubhouse and pool

The clubhouse record carries one building of 2,164 heated square feet and 5,914 square feet in total, which takes in covered and unheated areas, and the pool flag. What rooms the clubhouse holds is not in the record; a fitness room and key-card entry appear only in broker descriptions, so we do not list them.

What is not inside Villa Mar

The ponds

Two ponds sit in the common elements, and 23 unit footprints in buildings 1 to 4 lie within 50 feet of one on the county water layer. The master land condominium association operates the stormwater system, "including ... all lakes". No recorded text grants fishing or boating.

Neighbouring clubs

Highland Woods Golf and Country Club next door is a private club for Highland Woods homes, and Bonita Bay's clubs are private to Bonita Bay. Neither is a Villa Mar amenity on any record we read.

Public recreation nearby

The Imperial River Boat Ramp, a Lee County ramp with two launches open dawn to dusk, is about 2.3 to 2.4 miles and 6 to 7 minutes away. Bonita Springs Community Park and the Community Pool on Pine Avenue are about 3 miles, Riverside Park downtown about 3.2 miles, and the Promenade at Bonita Bay about a mile.

The gate question

No record we read describes a gate at Villa Mar's entrance. We do not call it gated; see the entrance in person.

Does Villa Mar Have an HOA, and How Do Its Two Associations Work?

Villa Mar in Bonita Springs has two association layers. Villa Mar at Bonita Beach Condominium Association, Inc. runs the 94-unit condominium, and it is itself the member for Parcel 2 of the North Bay Village of Bonita Springs Land Condominium, whose association runs the master land condominium and its stormwater lakes. Owners deal directly with the first.

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

An owner belongs to the Villa Mar condominium association, pays its assessment and votes once per unit. The Villa Mar association pays Parcel 2's share of the master land condominium's expenses through its own budget and casts Parcel 2's 80 master votes as a block.

The condominium association

Villa Mar at Bonita Beach Condominium Association, Inc. was filed May 25, 2021 and is active, with annual reports filed from 2022 to 2026, the latest on March 5, 2026. Its address and registered agent moved to a Bonita Springs community management company on Highland Woods Boulevard on March 28, 2025, days before the developer's last sale on March 31, 2025, which is consistent with the hand-over from the developer.

The master land condominium association

North Bay Village of Bonita Springs Land Condominium Association, Inc. was filed January 12, 2004 and is active, managed from Naples. The state record shows two reinstatements, in 2017 and 2021, and gaps in its annual reports, which suggest past periods of administrative dissolution. It operates the land condominium's common areas and its surface water system.

How the votes and costs split

The master's 2005 declaration gives the commercial Parcels 1 and 1A 63.64 percent of the votes and Parcel 2, Villa Mar, 36.36 percent, and ties each parcel's share of master common expenses to that same percentage. The commercial owners therefore hold a majority of master votes. Whether later amendments changed the split is not in the amendments we read.

What the condominium association controls

Leases and tenants, alterations and hurricane protection, the clubhouse and pool, the building exteriors and roofs, which the declaration makes common elements, and the condominium's insurance.

The documents a buyer receives

A resale buyer receives the declaration, articles, by-laws, rules, year-end financial information and the frequently asked questions sheet under section 718.503, with a cancellation right. The declaration itself refers to the association's website for estoppel requests; with 94 units, the association must post its documents online under section 718.111(12)(g). We did not find the site by public search, so the documents arrive through the seller.

What Are the Villa Mar Condo Fees and Property Taxes?

A Villa Mar owner in Bonita Springs pays the condominium assessment, which carries Parcel 2's share of the master land condominium, plus district 017 property taxes at 12.7942 mills for 2026 and two non-ad valorem lines, City stormwater ($20.00) and county solid waste ($358.45). There is no CDD. The current assessment is not in any public document.

Data updated: October 2026 (Lee County Tax Collector 2025 bill; Lee County Property Appraiser final 2026 millage book; Declaration of Villa Mar at Bonita Beach, Exhibit 6).

The fee stack

The developer's 2023 guarantee schedule

Exhibit 6 of the declaration lists these as the developer's guaranteed maximums for its guarantee period. They show the 2023 budget's order of magnitude and that fees scale with size; they are not today's assessment, and whether the developer elected the guarantee is not legible in the recorded copy.

The 2026 millage lines

District 017's 2026 rate is 12.7942 mills: Lee County 3.7623, schools 2.2480 and 3.0230, City of Bonita Springs 0.8411, library 0.4218, the water management district's three levies 0.2301, Bonita Springs Fire 1.9999, hyacinth 0.0190, mosquito 0.2096 and the inland navigation district 0.0394.

Worked example: a 2026 bill at $400,000

At a $400,000 price with no exemption and a just value equal to the price: 400,000 x 12.7942 / 1,000 = $5,117.68 in ad valorem tax, plus the 2025 levels of stormwater and solid waste, $378.45, for $5,496.13 before the early-payment discount and before association dues. Arithmetic on published rates, not a bill.

What one Villa Mar owner actually paid

One upstairs unit without a homestead exemption carried an assessed value of $397,950 on its 2025 bill, ad valorem tax of $5,347.21 and $378.45 in non-ad valorem lines, $5,725.66 in all ($5,496.63 paid with the November discount). The same account paid $685.47 for 2023, before the building was on the roll, and $4,767.91 for 2024. New-construction bills step up as the building is assessed.

Why a buyer's bill resets

A sale ends any Save Our Homes cap, and the next January 1 assessment resets toward just value. With only 14 of 94 units homesteaded, most Villa Mar bills are already non-homestead bills; a buyer's first full bill is set by the Property Appraiser's assessment on the January 1 after closing.

Water, sewer and power

Bonita Springs Utilities' multi-family class: water base $7.34 a month per unit plus usage, wastewater base $25.82 plus $4.19 per 1,000 gallons to 16,000. FPL supplies electricity.

What Rules Apply at Villa Mar: Leasing, Pets, Occupancy and Alterations?

The recorded Villa Mar declaration in Bonita Springs sets leases of at least 90 days, no more than three in 12 months, with prior approval; up to two pets of 70 pounds or less; occupancy up to two persons per bedroom and one per den; impact glass instead of shutters; mandatory evacuation compliance; and it permits children, with no age restriction.

Data updated: October 2026 (Declaration of Villa Mar at Bonita Beach, read at the Lee County Clerk October 17, 2026).

These are the 2023 recorded rules; the association may adopt further rules, and a buyer reads the current set in the resale documents.

Pets

Section 17.3 allows "Up to two (2) domesticated pets, each weighing not more than seventy (70) pounds", and bars breeds prohibited by law or deemed dangerous by the Board.

Occupancy and home offices

Section 17.1 limits occupancy to "two (2) persons per bedroom and one (1) person per den", allows a home office without employees, clients or added traffic, and treats anyone staying more than a month without the owner present as a tenant.

Age

Section 17.2: "Children shall be permitted to be occupants of Units in accordance with any applicable rules and regulations." There is no age restriction.

Smoking

Smoking is banned on the common elements; tobacco smoking is allowed on a unit's own balcony, terrace or loggia (17.11).

Hurricane protection

Section 17.15: "The exterior glass in the Condominium is intended (without imposing any obligation) to be composed of impact resistant glass", so no other hurricane protection may be installed except as the Condominium Act requires, with Board approval.

Evacuation

Section 17.16 makes compliance with evacuation orders mandatory and requires balconies to be cleared on hurricane notice. With every unit in Lee County evacuation zone A, this rule matters.

Selling

We found no sale approval or right of first refusal clause in the declaration text we read; leases, not sales, need approval. A title company confirms at contract.

Can You Rent Out a Villa Mar Condo?

Yes. The Villa Mar declaration lets Bonita Springs owners lease whole units with the association's prior written approval, for at least 90 days, no more than three times in any 12 months, and not while the owner is delinquent or fined. Tenants register before moving in, and the approval fee is capped by statute, "currently $150.00 per applicant" in the 2023 text, and the state now lists $184.

Data updated: October 2026 (Declaration of Villa Mar at Bonita Beach, Section 17.8; City of Bonita Springs rental permits page).

Section 17.8 reads: "No lease of a Unit shall be for a period of less than ninety (90) days, and no Unit may be leased more than three (3) times in any twelve (12) month period."

What it allows

Three-month seasonal leases, up to three a year, or longer tenancies. Weekly and monthly vacation stays are not allowed.

The City permit

The City of Bonita Springs requires a rental permit for a non-owner-occupied rented dwelling: $100 per unit, valid three years, after a Code Enforcement inspection, with a local agent when the owner lives outside the Twentieth Judicial Circuit.

Owner occupancy on the roll

Only 14 of the 94 units carry a homestead exemption on the 2026 roll, and tax bills for 37 mail to Florida addresses, 9 to Canada, 1 to Switzerland and the rest to 16 other states. Second homes and leased units make up most of Villa Mar.

The approval fee

"Up to the statutory maximum", currently $150.00 per applicant other than a spouse or a parent and dependent child, per the 2023 text; the state now lists $184.

What Flood Zone Is Villa Mar In?

No Villa Mar unit is in a FEMA special flood hazard area on the live map. We tested all 96 Villa Mar records in Bonita Springs on October 17, 2026: 81 units returned shaded Zone X, the 0.2 percent annual chance coastal flood hazard, and 13 returned Zone X, minimal hazard. None returned Zone AE or VE, but every unit is in evacuation zone A.

Data updated: October 2026 (FEMA National Flood Hazard Layer, Pending and Preliminary layers, queried October 17, 2026; FEMA panel 12071C0656G; USGS 3DEP elevation service).

We report the split rather than one zone because the map draws a line through the community. At 16 test points across the buildings, 15 returned shaded Zone X and one unshaded Zone X.

The governing panel

The live map's governing panel is Lee County 12071C0656G, effective November 17, 2022. FEMA's Pending and Preliminary layers returned nothing at any point, so no map change is in FEMA's pipeline here.

What shaded Zone X means

Shaded Zone X marks areas with a 0.2 percent annual chance of flooding, here from coastal sources: outside the 1 percent annual chance floodplain that triggers mandatory flood insurance on a federally backed loan, but inside the wider band the map flags. A federally backed lender does not require flood insurance on the map alone, though a lender may still ask for it.

Ground height

The USGS 3DEP lidar puts the ground at the 16 points at about 10.5 to 13.4 feet. That is ground; each building's finished floor is on its elevation certificate, searchable by address on the City's Community Development site.

How Villa Mar compares

Sorrento, east of I-75, sits on ground of about 16.8 to 17.9 feet and returns Zone X minimal on every unit. Villa Mar is about 5 feet lower and closer to Estero Bay, which shows in both its shaded Zone X and its evacuation zone.

What Does Evacuation Zone A Mean for Villa Mar, and What Is Its Storm History?

Every Villa Mar unit in Bonita Springs is in Lee County evacuation zone A, storm surge zone 1, the county's most vulnerable zone and the first ordered to evacuate. The buildings were finished in 2023 and 2024, after Hurricanes Irma and Ian, and no public record we read ties Milton damage in October 2024 to Villa Mar.

Data updated: October 2026 (Lee County evacuation layer and Zone A sheet; National Hurricane Center reports; read October 17, 2026).

A flood-map Zone X result and an evacuation zone A result are different measures. FEMA's map models rainfall and coastal flooding at a set annual chance; the county's evacuation zones model storm surge from hurricanes of rising strength. Villa Mar is outside FEMA's 1 percent floodplain and inside the county's first surge zone.

What the county says about Zone A

Lee County's Zone A sheet: "Zone A is our most vulnerable area and will be first to be impacted for a land-falling storm. Evacuation is often required for any named storm coming from the Gulf." It warns that "potentially fatal storm surge and large, crashing waves are the most extreme dangers", and says "Zone A will be the first area ordered to evacuate."

What the declaration requires

Section 17.16 of the declaration makes compliance with evacuation orders mandatory for owners and requires balconies to be cleared on hurricane notice.

Storm history

Ian made landfall at Cayo Costa on September 28, 2022 as a Category 4 at 130 knots and Irma near Marco Island on September 10, 2017, both before Villa Mar's buildings existed; the land was then vacant Parcel 2. Milton made landfall on Siesta Key on October 10, 2024 as a Category 3, after Villa Mar's completion; no damage record for Villa Mar was found.

Watershed

Villa Mar drains to the Spring Creek watershed on the county layer.

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

Villa Mar's buildings in Bonita Springs were finished in 2023 and 2024 under the 2020 or 2023 edition of the Florida Building Code, designed for a 160 mph wind speed inside the wind-borne debris region, with impact glass intended throughout. The association insures the buildings and roofs; an owner's unit-owner policy is exempt from Citizens' flood requirement.

Data updated: October 2026 (Lee County Property Appraiser hazard layer; Florida Building Commission effective dates; Citizens Property Insurance; Declaration Section 14).

The building code era

The 7th Edition (2020) of the Florida Building Code took effect December 31, 2020 and the 8th Edition (2023) on December 31, 2023. Which edition governed each building depends on its permit date, which the City's permit portal holds; either way the buildings were permitted under a code edition from 2020 or later.

Impact glass

The declaration states the exterior glass "is intended ... to be composed of impact resistant glass", so shutters are not part of the plan. A wind mitigation inspection on the current OIR-B1-1802 (Rev. 04/26) form records the openings for an insurer.

The master policy and the unit-owner policy

The declaration makes the roofs, structure and exteriors common elements, so the association insures them. An owner insures contents, liability and what the master policy leaves out. The master policy's carrier, deductible and any flood coverage are in the association's records.

Citizens and flood

Citizens' flood page: "Condominium unit-owner policies, tenant content policies, and policies that exclude windstorm or hail coverage are not required to purchase flood insurance coverage." So the January 1, 2027 Citizens requirement does not reach a Villa Mar owner's unit-owner policy.

Community Rating System

The City of Bonita Springs is a Class 5 community in FEMA's Community Rating System; outside the special flood hazard area the NFIP discount is 10 percent.

Roof age

New roofs from 2023 and 2024 are years from the 15-year line in section 627.7011(5) of the Florida Statutes.

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

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

Data updated: October 2026 (Florida Statutes sections 718.112 and 553.899, read October 17, 2026).

The statutes

Section 718.112(2)(g) and section 553.899 set their thresholds at three stories. Villa Mar's 16 buildings are two stories, so neither applies on its terms; an elevator inside a unit does not change the building's height.

Ordinary reserves

Section 718.112(2)(f) still requires reserves for roof replacement, painting and items over $10,000 unless the owners vote to waive them. A buyer reads the reserve schedule in the budget.

Special assessments

None on any public Villa Mar record; the estoppel certificate would show any that are due.

What Schools Serve Villa Mar?

Every Villa Mar address we tested returned the same School District of Lee County zones for 2026-27: elementary Zone Q, middle Zone GG and high school South Sub-zone 3. Spring Creek Elementary, the nearest zone school in Bonita Springs, is about 0.75 mile away in a straight line and 4 to 5 minutes by road.

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

The zone schools

Busing near Spring Creek Elementary

Spring Creek Elementary is within two miles of Villa Mar, and the district's plan says students living close to a school may not get district transportation for it. The district's walk-zone map is not published, so confirm busing with the district for the unit you buy.

High school busing

The district buses South Sub-zone 3 students to Bonita Springs High, Estero High and South Fort Myers High.

Charter

Bonita Springs Charter School, grade A for 2025-26, is about 2 miles away and runs its own admissions.

Where Are the Nearest Hospitals and Emergency Rooms to Villa Mar?

Emergency care is close to Villa Mar in Bonita Springs: NCH's freestanding Bonita emergency department on South Tamiami Trail is about 2.6 miles and 6 minutes away, Lee Health's Coconut Point emergency department about 3.1 miles, and NCH North Naples Hospital about 7 miles and 13 to 14 minutes. Gulf Coast Medical Center's trauma centre is about 14 miles.

Data updated: October 2026 (operators' location pages; OSRM routes; Lee Health UnitedHealthcare notice).

Emergency care by drive time

Lee Health and UnitedHealthcare in 2027

"Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare", according to Lee Health's own notice.

Fire and rescue

Villa Mar is in the Bonita Springs Fire Control and Rescue District's Station 25 response zone.

How Far Is Villa Mar From the Beach, Shops, Naples and the Airport?

From Villa Mar in Bonita Springs it is about a mile and 4 minutes to the Promenade at Bonita Bay, 1.1 to 1.2 miles to Publix, 4.8 to 4.9 miles and 10 to 11 minutes to Bonita Beach Park, 3.7 miles to Coconut Point, about 16 miles and 26 to 27 minutes to the airport and about 15.5 miles to downtown Naples.

Data updated: October 2026 (OSRM free-flow routes with Esri-geocoded destinations; Lee County transit layers; Lee County Parks pages).

Drive-time table

Transit

Villa Mar is inside LeeTran's Bonita Springs ULTRA on-demand service area, and Route 600 stops on Old 41 Road about 0.9 mile away in a straight line.

Beach parking in 2026

Bonita Beach Park's lot and amenities have been closed since September 8, 2026 for Ian repairs, the Beach Access #1 lot closes November 1, 2026 with pedestrian access open, Accesses #2 to #9 are free to park, and Little Hickory Island Beach Park's lot is closed from September 8, 2026.

What Is Near Villa Mar: Groceries, Shopping, Parks and Culture?

Villa Mar in Bonita Springs sits close to everyday shopping by road: the Promenade at Bonita Bay is about a mile away, three Publix stores are within about 2.3 miles, and Coconut Point in Estero is about 3.7 miles. Downtown's Riverside Park and the library are about 3.2 miles.

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

Groceries

Shopping

The Promenade at Bonita Bay on South Bay Drive, about a mile, and Coconut Point, an outdoor centre of "over 110 stores" on its operator's page, about 3.7 miles. Next door, the North Bay Village commercial parcels share Villa Mar's land condominium; which tenants operate there today is not on the records we read.

Parks and the water

Bonita Springs Community Park and the Community Pool on Pine Avenue are about 3 miles; the Imperial River Boat Ramp about 2.3 miles; Koreshan State Park about 5.8 miles.

Library and culture

The Bonita Springs Public Library on Reynolds Street is about 3.3 miles, Everglades Wonder Gardens on Old 41 Road about 3 miles and Arts Bonita's Performing Arts Center about 3.7 miles.

What Is Being Built or Planned Near Villa Mar?

The largest planned change near Villa Mar in Bonita Springs is FDOT's project to widen Old US 41 from US 41 to Bonita Beach Road, about 0.9 mile west, now in preliminary engineering at $2,200,469. FDOT is also studying US 41 at Bonita Beach Road, about 1.9 miles south.

Data updated: October 2026 (FDOT District One work program FY 2026 to 2030; FDOT project pages; WGCU; Lee County zoning-case layer; read October 17, 2026).

Projects table

Old 41

WGCU reported a public hearing on November 20, 2025 on the four-lane widening of Old 41, the road LeeTran's Route 600 uses near Villa Mar.

The commercial parcels next door

Any change of use on North Bay Village's commercial parcels must fit the master declaration's use clause and the City's approvals, and the commercial owners hold 63.64 percent of master votes.

How Does Villa Mar Compare With Other Bonita Springs Condominiums?

Villa Mar, finished in 2023 and 2024 about a mile from the Promenade at Bonita Bay, is among the newer condominiums in our Bonita Springs research, but its 2026 resales, $349,000 to $435,000, sit near the coach condominiums of Sorrento and Paloma Grande, built a decade earlier. Its record differs on flood and evacuation: no special flood hazard area, but zone A.

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

Benchmark table

Reading the comparison

Villa Mar's units are larger than the two coach condominiums' and each has 2.5 or 3.5 baths, and its developer prices ran well above theirs. Its 2026 resales have come down toward theirs. Of the four, it is the only one in evacuation zone A, and the only one with a master land condominium shared with commercial parcels. Solis Grande is a fee-simple townhome community in unincorporated Lee County with a Bonita Springs address.

Villa Mar vs Paloma Grande: Which Fits Your Priorities?

Villa Mar and Paloma Grande at Paloma are both two-story condominiums in the City of Bonita Springs with a garage in every unit. Villa Mar is newer and larger, close to US 41 and evacuation zone A; Paloma Grande is older, priced lower over the last 12 months, partly in Zone AE and in evacuation zone B.

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

Paloma Grande is the condominium inside Paloma, off Imperial Parkway beside I-75, about 2 miles east of Villa Mar in a straight line.

Decision table

Which fits which buyer's priorities

A buyer who wants a newer, larger unit with an extra half bath, impact glass and shops minutes away will find Villa Mar's record a strong fit, and should weigh evacuation zone A and the commercial majority in its master. A buyer who puts the lower price, a shorter drive to I-75 and evacuation zone B first may prefer Paloma Grande, priced with its flood zone by phase. Our Paloma Grande guide carries its full record.

Why Buy in Villa Mar? Honest Pros and Cons

Villa Mar's strengths on the Bonita Springs record are new 2023 and 2024 buildings with impact glass, larger units with extra half baths, a garage in every unit, no CDD, no special flood hazard area and shops about a mile away. Its trade-offs are evacuation zone A, a master land condominium controlled by commercial owners, unpublished dues and resales below the developer's prices.

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

Strengths on the record

• New buildings: certified complete from April 2023 to April 2024, under the 2020 or 2023 Florida Building Code, 160 mph design wind, impact glass intended.
• Units: 2 bedrooms and 2.5 baths downstairs, 3 bedrooms and 3.5 baths upstairs, each with a private enclosed garage.
• Flood map: no unit in a special flood hazard area on October 17, 2026.
• No CDD and two-story buildings outside the reserve study and milestone inspection statutes.
• Location: the Promenade at Bonita Bay about a mile, Publix about 1.1 miles, an emergency department about 2.6 miles, LeeTran ULTRA service.
• Leasing: 90-day minimum and up to three leases a year, with association approval.

Trade-offs on the record

• Evacuation zone A, surge zone 1, the county's first zone ordered to evacuate.
• Master land condominium: commercial parcels hold 63.64 percent of master votes.
• Dues not published in any document we could read.
• Resales below developer prices, which a buyer reads as opportunity and a recent buyer as a loss.
• Not on the beach, about 5 miles by road, despite the name.
• About 13 minutes to I-75.

What a careful buyer should weigh

A careful Villa Mar buyer reads the condominium budget and the master land condominium's budget line, asks for the master policy's deductible, plans for zone A evacuations, and prices against the 2026 resales rather than the 2023 developer list.

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

Selling a Villa Mar condo in Bonita Springs well means pricing it against the 2026 resales of its own floor, not the developer's 2023 to 2024 prices, and having the budget, estoppel, master land condominium charge and master policy ready before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Villa Mar listing around those steps.

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

If you're searching for the best Villa Mar listing agent, or thinking, 'I need to sell my condo in Villa Mar...', you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price a Villa Mar unit against the recorded resales of its floor, explain the developer price gap to buyers and sellers alike, and put the declaration, the master land condominium and the flood and evacuation record in front of the buyer before the buyer asks. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 for a confidential conversation.

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

Villa Mar resales, by floor

We pulled every recorded Villa Mar sale to September 25, 2026. In the 12 months there were 5 resales, four ground-floor units from $349,000 to $390,000 and one upstairs unit at $435,000. Over 36 months the developer's ground-floor first sales recorded a $476,930 median and its upstairs first sales $591,350.

Clients describe working with us in their own words:

★★★★★ "very professional and informative . Mark never hesitated showing me a variety of properties that i was interested in checking out. he was very forthcoming in sharing his extensive knowledge of the area." Verified Zillow review

Our Villa Mar seller guide covers pricing by floor against the resale record, the documents a buyer receives and the closing lines. See how we sell homes across the area on our Bonita Springs seller guide.

What Is My Villa Mar Condo Worth?

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

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

Seller closing costs at Villa Mar prices

In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title premium at Florida's promulgated rate ($5.75 per $1,000 to $100,000, then $5.00 per $1,000); the contract controls.

Commission and closing-fee amounts are not printed. The association's estoppel certificate is capped at $299 for the standard certificate under DBPR's current schedule.

What buyers ask about a Villa Mar listing

• The budget and assessment, which no public document states, and the master land condominium's share inside it.
• The master policy, its deductible and any flood coverage.
• Evacuation zone A and the declaration's evacuation rule.
• The lease rules: 90 days minimum, three leases in 12 months, approval and fee.
• Why resales sit below the developer prices.

How long does a Villa Mar condo take to sell?

Days on market are an MLS figure: Information not available at time of publishing (checked 2026-10-10). The county record shows 5 resales in the 12 months to September 25, 2026.

Do I need an estoppel certificate to sell in Villa Mar?

Yes. The declaration has the association issue it within ten business days, with a requester named on its website; the statutory base fee is $250 and DBPR's current caps are $299, $119 expedited and $179 if delinquent.

Who pays documentary stamps when I sell?

In Lee County the seller customarily pays $0.70 per $100 of the price; at $435,000 that is $3,045.00. The contract controls.

Does my buyer need association approval?

We found no sale approval clause in the declaration text we read; leases need approval, sales do not appear to. The title company confirms at contract.

Will my buyer pay a CDD?

No. Villa Mar's 2025 tax bill carries no community development district line.

Should I price at what I paid the developer?

Usually not. Every 2026 resale has closed below the developer's range for its floor; we price against those resales and your unit's size, position and upgrades.

Talk to Us First

Before you list a Villa Mar condo, talk to us about its floor, the resale record and the paperwork. Call Jesse direct at (239) 898-6072, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this Villa Mar guide, and our headquarters is right here in Bonita Springs, on Tamiami Trail, about 2.6 miles from Coco Cay Circle. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar price from the public record and advise on both sides of a Villa Mar sale.

Awards and recognition

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

How to reach us

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

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

You can also read more about McGreevy and Comisar.

Our team

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

★★★★★ "I purchased a property in Bonita Bay through Jesse McGreevy and out of the 10+ transactions I have done in my life he was by far the best Realtor I have had. Was extremely well learned and professional in all aspects." Verified Zillow review

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

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

Villa Mar FAQ: Buyer Edition

Buyers ask where Villa Mar in Bonita Springs really is, who developed it, what the two floors are, what units resell for, what the fees and the master land condominium mean, whether it floods, what evacuation zone A means and what the lease and pet rules say. The answers below come from the recorded documents, the Lee County record and state and federal sources.

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

One buyer's review describes how we work with clients who are not yet in Florida: ★★★★★ "We have been working with Jesse off and on for the last 5 years. Our situation was a bit unique as we have been in and out of a holding pattern relating to our relocation to SW FL. Jesse has always been responsive and very honest about every property or situation that we have entered. Eventually this relocation will happen and all the work he has put in will pay off." Verified Zillow review

Is Villa Mar on Bonita Beach?

No. Villa Mar at Bonita Beach sits on Coco Cay Circle just east of US 41, about 1.9 miles north of Bonita Beach Road and about 4.8 to 4.9 miles by road from Bonita Beach Park. "At Bonita Beach" is part of its recorded name.

Who developed Villa Mar?

Bonita Beach Village, LLC, the declarant on the Declaration of Villa Mar at Bonita Beach, recorded April 25, 2023. The general contractor is not named in any record we read.

When was Villa Mar built?

The buildings were certified complete from April 2023 to April 2024, in two phases, under the declaration and its three amendments.

How many units are in Villa Mar?

94 units in 16 two-story buildings: four buildings of 4 units, nine of 6 and three of 8.

What are the Villa Mar floor plans?

Ground-floor units are 2 bedrooms and 2.5 baths, 1,506 to 1,673 square feet of county heated area; upstairs units are 3 bedrooms and 3.5 baths, 1,576 to 1,744. The declaration labels six unit types, A to F.

Do Villa Mar units have garages?

Yes. Every unit includes a private enclosed garage that is part of the unit, with its own driveway as a limited common element.

Do upstairs units have elevators?

The declaration makes any elevator serving only one unit part of that unit; which units have one is not stated in the text we read. Ask for the unit's floor plan.

What do Villa Mar condos sell for?

In the 12 months to September 25, 2026, Lee County recorded 5 resales from $349,000 to $435,000. Over 36 months, 65 sales at a $521,250 median, but 58 of those were the developer's first sales.

Why are resales lower than the developer's prices?

The record shows it; it does not explain it. Every 2026 ground-floor resale ($349,000 to $390,000) closed below the lowest ground-floor developer price of $402,490, and the one upstairs resale ($435,000) below the lowest upstairs developer price of $515,230. Developer prices can include upgrades chosen at contract.

Is the developer still selling at Villa Mar?

No. Its last direct sale on the county record was March 31, 2025.

What are the HOA fees at Villa Mar?

No dated public document states the current assessment; the budget and estoppel certificate do. The MLS fee field: Information not available at time of publishing (checked 2026-10-10). The developer's 2023 guarantee schedule ran from $502.91 to $765.31 a month by unit type, history only.

What is the North Bay Village land condominium?

A 2005 commercial land condominium. Villa Mar occupies its Parcel 2; Parcels 1 and 1A are the North Bay Village commercial retail development. Villa Mar's association is the Parcel 2 member and pays its share of master expenses through the Villa Mar budget.

Who controls the master association?

By the 2005 declaration the commercial Parcels 1 and 1A hold 140 of 220 votes, 63.64 percent, and Parcel 2 holds 80, 36.36 percent, cast by Villa Mar's representative.

Is there a CDD at Villa Mar?

No. The 2025 tax bill carries only City stormwater ($20.00) and county solid waste ($358.45).

What are property taxes at Villa Mar?

District 017 carries 12.7942 mills for 2026. At $400,000 with no exemption that is about $5,117.68, plus $378.45 in stormwater and solid waste, $5,496.13 before the discount and before association dues.

Is Villa Mar in the City of Bonita Springs?

Yes, in tax district 017 on every record, with City zoning, permits and millage.

Is Villa Mar part of Highland Woods or Bonita Bay?

No. Both are neighbouring communities with their own private clubs; neither is a Villa Mar amenity.

Does Villa Mar have a pool and clubhouse?

Yes. The clubhouse, 2,164 heated square feet and 5,914 square feet under roof on the county roll, and a pool are condominium common elements owned by all unit owners.

Is there a fitness centre or a gate?

Neither is on any record we read; see the clubhouse and the entrance in person.

Is Villa Mar age-restricted?

No. The declaration says "Children shall be permitted to be occupants of Units".

Can I rent out a Villa Mar condo?

Yes, with prior written approval, for at least 90 days, no more than three times in 12 months, and not while delinquent or fined. The approval fee is capped by statute, "currently $150.00 per applicant" in the 2023 text, and the state now lists $184, and the City requires a $100-per-unit rental permit.

Can I rent weekly or monthly?

No. Nothing under 90 days.

How many pets are allowed?

Two domesticated pets, each not more than 70 pounds, with breed limits under the declaration.

How many people can live in a unit?

The declaration allows two persons per bedroom and one per den.

Can I smoke on my balcony?

Tobacco smoking is allowed on a unit's own balcony, terrace or loggia and banned on the common elements.

Can I install hurricane shutters?

The exterior glass is intended to be impact resistant, so other hurricane protection is allowed only as the Condominium Act requires, with Board approval.

Is Villa Mar in a flood zone?

Not in a special flood hazard area. On FEMA's live map on October 17, 2026, 81 units were shaded Zone X (0.2 percent annual chance coastal) and 13 were Zone X minimal; none were AE or VE.

Do I need flood insurance at Villa Mar?

A federally backed lender does not require it on the map alone, and Citizens' flood rule exempts condominium unit-owner policies. Whether the master policy carries flood is in the association's records.

What evacuation zone is Villa Mar in?

Lee County evacuation zone A, surge zone 1, on every unit: the county's most vulnerable zone and the first ordered to evacuate. The declaration makes compliance with evacuation orders mandatory.

Did Villa Mar flood in Hurricane Ian?

The buildings did not exist yet; Ian made landfall in September 2022 and Villa Mar's first buildings were certified in April 2023. No damage record from Milton in 2024 was found.

What wind speed were the buildings designed for?

160 mph for ordinary buildings, inside the wind-borne debris region, under the 2020 or 2023 Florida Building Code.

Do the condo safety laws apply to Villa Mar?

Not on the statute text: the reserve study and milestone inspection thresholds are three stories, and every Villa Mar building is two.

What schools serve Villa Mar?

Elementary Zone Q, middle Zone GG and high school South Sub-zone 3 for 2026-27. Spring Creek Elementary (FLDOE grade B) is about 4 to 5 minutes by road; Bonita Springs Middle (B) about 7 to 8; Estero High (B) about 11 to 12.

Where is the nearest hospital?

NCH's freestanding Bonita emergency department is about 2.6 miles and 6 minutes; NCH North Naples Hospital about 7 miles and 13 to 14 minutes.

Is there public transit at Villa Mar?

Yes. Villa Mar is inside LeeTran's Bonita Springs ULTRA on-demand service area, and Route 600 stops on Old 41 Road about 0.9 mile away.

How far is Villa Mar from shopping?

The Promenade at Bonita Bay is about a mile and 4 minutes; Publix at Bonita Bay Plaza about 1.1 to 1.2 miles; Coconut Point about 3.7 miles.

How do I start looking at Villa Mar condos?

Call Marc at (239) 287-5873. We pull the resale record of the floor you want, read the declaration and the master land condominium with you and ask for the budget and estoppel before you write. Start with our guide to buying a home in Villa Mar.

Villa Mar FAQ: Seller Edition

Sellers ask what a Villa Mar condo in Bonita Springs is worth now that the developer has sold out, how the two floors price, what the resales show, what documents a buyer receives, what the estoppel and closing costs are and how the lease rules and evacuation zone affect a sale. Every answer comes from the Lee County record, the recorded documents and Florida statute.

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

What is my Villa Mar condo worth?

Start with the 2026 resales of your floor: four ground-floor resales from $349,000 to $390,000 and one upstairs resale at $435,000 in the 12 months to September 25, 2026. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation for a figure built on your unit.

Should I price at what I paid the developer?

Usually not. Every 2026 resale closed below the developer's 2023 to 2024 range for its floor, so a buyer and an appraiser will read the resales first.

How many Villa Mar condos sold in the last year?

Five, all resales, about 5.3 percent of the 94 units.

What did the developer charge?

Over the 36 months to September 25, 2026, developer first sales of ground-floor units recorded a $476,930 median ($402,490 to $555,030) and upstairs units $591,350 ($515,230 to $727,510).

Does an upstairs unit sell for more?

Yes on the developer's prices, $591,350 against $476,930 in median; in resale, the one upstairs resale, $435,000, recorded above all four 2026 ground-floor resales.

How long will my condo take to sell?

Days on market are an MLS figure: Information not available at time of publishing (checked 2026-10-10).

Do I need an estoppel certificate?

Yes. The association issues it within ten business days under the declaration; the statutory base is $250 and DBPR's current caps are $299, $119 expedited and $179 if delinquent.

What documents must I give my buyer?

The declaration and its amendments, the articles, by-laws, rules, year-end financial information and the frequently asked questions sheet under section 718.503; the master land condominium documents come with them.

What closing costs does a Villa Mar seller usually pay?

In Lee County the seller customarily pays the deed stamps and the owner's title policy; at $435,000 those two lines total $5,295.00. The contract controls.

How much are documentary stamps on a Villa Mar sale?

$0.70 per $100: $2,443.00 at $349,000, $3,045.00 at $435,000 and $3,290.00 at $470,000.

Does my buyer need association approval?

We found no sale approval clause in the declaration text we read; leases need approval. The title company confirms.

Will evacuation zone A hurt my sale?

Buyers ask about it, and the declaration requires evacuation compliance. Set beside it the flood map's result, no special flood hazard area, and the 2023 to 2024 impact-glass buildings.

Do I have to disclose the master land condominium?

It is in the recorded documents a buyer receives; we explain the 63.64 percent commercial vote share up front so it is not a surprise.

Will my buyer's taxes match mine?

Not exactly. A sale resets the assessment on the next January 1; one upstairs unit without a homestead paid $5,725.66 for 2025.

Can I sell with a tenant in place?

Yes. A lease under the declaration runs at least 90 days, and the buyer takes the unit subject to the lease the contract describes.

Does the buyer pay a capital contribution?

We did not find a resale capital contribution clause in the declaration text we read; the estoppel certificate shows any amount due at closing.

What upgrades help a Villa Mar sale?

Units are new, so condition and any developer upgrades chosen at contract separate one unit from another. We describe them against the resale record.

Should I get a wind mitigation report before listing?

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

Do I need an elevation certificate?

Not by law. A buyer's insurer may ask; the City posts existing certificates by address.

Is there a CDD to disclose?

No. The 2025 bill shows no community development district.

What if a special assessment is pending?

The estoppel certificate shows it. We found none on any public record.

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

No. Every building is two stories, below the statutes' three-story threshold.

Who handles utility accounts at closing?

You close your Bonita Springs Utilities and FPL accounts; taxes and association amounts are prorated on the closing statement.

Can I sell off market?

Yes, when a sale needs to stay private; we offer the unit to qualified buyers before, or instead of, the open market.

How do you market a Villa Mar condo?

Professional photography, video and drone, the resale record of your floor, the documents up front and our buyer database. Read our Villa Mar seller guide.

Do you work with sellers who live out of state or abroad?

Yes. Tax bills for 57 of the 94 units mail outside Florida, including 9 to Canada and 1 to Switzerland, and we handle listings and closings for owners who are away.

What records do you pull before pricing?

Every recorded Villa Mar sale since May 2023 by floor and by first sale or resale, the county heated area and bedroom count, the declaration and amendments, the master land condominium declaration and the tax bill.

Is now a good time to sell?

That depends on your plans. We show you the resale record and what is changing, including the Old 41 widening and insurance rules, and you decide.

Can I lease my unit while it is listed?

Yes within the declaration's rules, though a lease running past closing narrows the buyer pool to buyers who accept it.

How do I get started selling my Villa Mar condo?

Call Jesse direct at (239) 898-6072, or get a free home valuation at https://mcgreevyandcomisar.com/home-valuation.

Sources

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

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

Recorded documents, county records and our own analysis

1. Lee County Property Appraiser, county roll dated October 11, 2026 and the county sale data file; Lee County recorded sales analysed by McGreevy and Comisar on the 96 Villa Mar records (12, 24 and 36 months to September 25, 2026; by floor, by developer first sale and resale, by calendar year), run October 12, 2026.
2. Lee County Clerk of Court, Declaration of Villa Mar at Bonita Beach, a Condominium (Bonita Beach Village, LLC, recorded April 25, 2023), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2023000147122&direct=1
3. Lee County Clerk of Court, First Amendment (recorded October 5, 2023), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2023000325346&direct=1
4. Lee County Clerk of Court, Second Amendment (recorded March 8, 2024), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2024000066978&direct=1
5. Lee County Clerk of Court, Third Amendment (made April 8, 2024), read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2024000112068&direct=1
6. Lee County Clerk of Court, Declaration of Condominium of North Bay Village at Bonita Springs Land Condominium (May 2005), Official Records Book 4702, Page 3805, read October 17, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=4702&pagenumber=3805
7. Lee County Property Appraiser, ParcelsWFS parcel layer, read October 12 and 17, 2026, https://gissvr4.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
8. Lee County Property Appraiser, hazards and wind layers, read October 17, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
9. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026), read October 17, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
10. Lee County Tax Collector, 2025 property tax bill and account history for one Villa Mar upstairs unit, read October 17, 2026 (cited in words).
11. Lee County, planned development datasheet DCI951482, Sandpiper Center CPD, http://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI951482
12. Lee County GIS, road centerline and MajorRoads layers, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/RoadCenterline/FeatureServer/0
13. Lee County GIS, HydroPoly water layer (the two ponds and the 50-foot test), read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/HydroPoly/FeatureServer/0
14. Lee County GIS, evacuation zones layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NewEvacZones_PublishAGOL/FeatureServer/0
15. Lee County GIS, LeeTran ULTRA on-demand zones layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Ultra_MoD_Zones/FeatureServer/0
16. Lee County GIS, LeeTran bus routes and stops layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BusRoutes_Stops/FeatureServer/0
17. Lee County GIS, zoning cases layer, read October 17, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/ZoningCases/FeatureServer/0
18. Lee County GIS, City_County, CityLimits, FireDistricts, Garbage and utility franchise layers, read October 12, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services
19. Florida Division of Corporations, Villa Mar at Bonita Beach Condominium Association, Inc. (N21000006514), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n21000006514-2be3dd2a-96ca-417f-9c8f-f4c73f1765f9&searchTerm=S&listNameOrder=S
20. Florida Division of Corporations, North Bay Village of Bonita Springs Land Condominium Association, Inc. (N04000000557), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n04000000557-c680dd38-5843-46b3-8b79-0f65d5ed8547&searchTerm=S&listNameOrder=S
21. Florida Division of Corporations, Bonita Beach Village, LLC (L19000093416), read October 17, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=flal-l19000093416-87d49c44-2f8a-49d8-9708-a8a529b586c8&searchTerm=S&listNameOrder=S
22. Florida Division of Corporations, Villa Mar association articles (2021), https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C2021%5C0603%5C00209752.Tif&documentNumber=N21000006514

State corporate and statutory records

23. Florida Statutes s. 718.111 (association records and website), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html
24. Florida Statutes s. 718.112 (by-laws, budgets, reserves, structural integrity reserve study), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
25. Florida Statutes s. 718.113 (hurricane shutter specifications), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.113.html
26. Florida Statutes s. 718.116 (assessments, estoppel certificates), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html
27. Florida Statutes s. 718.503 (disclosure prior to sale), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.503.html
28. Florida Statutes s. 718.504 (prospectus and frequently asked questions sheet), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.504.html
29. Florida Statutes s. 718.301 (transfer of association control), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.301.html
30. Florida Statutes s. 718.303 (obligations of owners, fines), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.303.html
31. Florida Statutes s. 718.1265 (association emergency powers), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.1265.html
32. Florida Statutes s. 553.899 (milestone inspections), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
33. Florida Statutes s. 627.7011 (roof age), read October 17, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
34. Florida Statutes s. 627.715 (flood coverage), read October 17, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.715.html
35. Florida Department of Business and Professional Regulation, Condominiums and Cooperatives (estoppel fee schedule), read October 17, 2026, https://www.myfloridalicense.com/DBPR/condominiums-and-cooperatives/
36. Stewart Title, underwriting bulletin FL2022001 (DBPR adjusted estoppel caps, September 8, 2022), read October 12, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html
37. Florida Building Commission, Florida Building Code effective dates, read October 17, 2026, https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf

City of Bonita Springs

38. City of Bonita Springs, Flood Protection Information, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/emergency_resources/flood_protection_information
39. City of Bonita Springs, FEMA Community Rating System notice (November 21, 2024), read October 17, 2026, https://www.cityofbonitasprings.org/FEMACRS
40. City of Bonita Springs Community Development, FEMA flood zone information, read October 17, 2026, https://www.cityofbonitaspringscd.org/resources/FEMA_Flood_Zone_Information.html
41. City of Bonita Springs Community Development, elevation certificate search, read October 17, 2026, https://www.cityofbonitaspringscd.org/resources/Elevation_Certificate_Search.html
42. City of Bonita Springs, Ordinance 22-05, Flood Hazard Reduction, read October 17, 2026, https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_11726458/File/Ordinance%20No.%2022-05%20Flood%20Hazard%20Reduction.pdf
43. City of Bonita Springs, Hurricane Ian progress report, read October 17, 2026, https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
44. City of Bonita Springs, Tropical Storm and Hurricane Milton page, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton
45. City of Bonita Springs, Rental Permits, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/neighborhood_services/rental_permits
46. City of Bonita Springs, Resolution 26-027 (fiscal 2026-27 millage), read October 17, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
47. City of Bonita Springs, rail trail funding referendum notice, read October 17, 2026, https://www.cityofbonitasprings.org/news/what_s_new/city_council_advances_rail-to-_trail_funding_to_vo
48. City of Bonita Springs, Discover Bonita parks, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/discover_bonita_parks
49. City of Bonita Springs Parks, Riverside Park, read October 17, 2026, https://www.bonitaspringsparks.org/riverside_park
50. City of Bonita Springs, Downtown events and parking (Riverside Park renovation), read October 17, 2026, https://www.cityofbonitasprings.org/downtown_events
51. City of Bonita Springs, Things to Do, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/things_to_do
52. City of Bonita Springs, airports page, read October 17, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/about_bonita_springs/airports
53. City of Bonita Springs, stormwater and drainage program, read October 17, 2026, https://www.cityofbonitasprings.org/services___departments/public_works/stormwater__drainage
54. Bonita Springs Fire Control and Rescue District, ISO Rating 2, read October 17, 2026, https://www.bonitafire.org/iso-rating-2
55. Bonita Springs Utilities, rates and charges, read October 17, 2026, https://bsu.us/rates/
56. Bonita Springs Utilities, wastewater, read October 17, 2026, https://bsu.us/wastewater/

Lee County agencies

57. Lee County, 2026 and 2027 FEMA proposed flood map revisions, read October 17, 2026, https://www.leegov.com/dcd/flood/floodways/femamapchanges2026
58. Lee County, Community Rating System discounts, read October 17, 2026, https://www.leegov.com/dcd/flood/firm/insurance/discounts
59. Lee County Parks, Bonita Beach Park, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeach
60. Lee County Parks, Bonita Beach Access #1, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
61. Lee County Parks, Bonita Beach Accesses #2 to #9, read October 17, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess
62. Lee County Parks, Little Hickory Island Beach Park, read October 17, 2026, https://www.leegov.com/parks/beaches/littlehickory
63. Lee County Parks, Imperial River Boat Ramp, read October 17, 2026, https://www.leegov.com/parks/boat%20Ramps/imperialriver
64. Lee County Library System, Bonita Springs branch, read October 17, 2026, https://www.leegov.com/library/branches/bn
65. LeeTran, ULTRA on demand, read October 17, 2026, https://www.leegov.com/leetran/ultra

Federal sources

66. FEMA, National Flood Hazard Layer (flood zones, panels), queried at all 96 Villa Mar records and 16 points, October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
67. FEMA, Pending NFHL layer, queried October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
68. FEMA, Preliminary NFHL layer, queried October 17, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
69. FEMA, Flood Map Service Center, read October 17, 2026, https://msc.fema.gov/portal/search
70. USGS, 3DEP Elevation Point Query Service, queried at 16 points, October 17, 2026, https://epqs.nationalmap.gov/v1/json
71. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
72. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
73. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton, read October 17, 2026, https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
74. National Hurricane Center, national storm surge risk maps, read October 17, 2026, https://www.nhc.noaa.gov/nationalsurge/

Insurance

75. Citizens Property Insurance, flood requirements, read October 17, 2026, https://www.citizensfla.com/flood
76. Citizens Property Insurance, "Flood insurance coverage rules kick in for Citizens", read October 17, 2026, https://www.citizensfla.com/-/flood-insurance-coverage-rules-kick-in-for-citizens
77. Citizens Property Insurance, 2026 multiperil rates, read October 17, 2026, https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
78. Citizens Property Insurance, uniform mitigation verification form change, read October 17, 2026, https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes

Schools and health care

79. School District of Lee County, school zones, read October 17, 2026, https://www.leeschools.net/student_enrollment/school_zones
80. School District of Lee County, Student Enrollment Plan 2026-2027, read October 17, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
81. School District of Lee County, transportation optimization (high school busing), read October 17, 2026, https://www.leeschools.net/support/transportation_optimization
82. School District of Lee County, SchoolSite Locator zone layers, queried at 16 points, October 17, 2026, https://www.schoolsitelocator.com/apps/leecounty/
83. Florida Department of Education, 2025-26 school grades workbook (as of September 1, 2026), read October 17, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
84. Lee Health, UnitedHealthcare network notice, read October 17, 2026, https://www.leehealth.org/unitedhealthcare
85. Lee Health, Coconut Point Emergency Department, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
86. Lee Health, Gulf Coast Medical Center, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
87. Lee Health, Bonita Community Health Center, read October 17, 2026, https://www.leehealth.org/locations/find-a-location/bonita-community-health-center
88. NCH, North Naples Hospital, read October 17, 2026, https://locations.nchmd.org/fl/naples/nch-north-hospital
89. NCH, Emergency Department, Bonita (freestanding), read October 17, 2026, https://locations.nchmd.org/fl/bonita-springs/nch-emergency-department-bonita-freestanding

Roads and nearby change

90. WGCU, beach parking closures at Bonita Springs and Fort Myers Beach, September 9, 2026 (press), https://www.wgcu.org/environment/2026-09-09/parking-closures-at-bonita-ft-myers-beach

Shopping, culture and operators (each its own page)

91. Publix, Bonita Bay Plaza (store 1325), read October 17, 2026, https://www.publix.com/locations/1325-bonita-bay-plaza
92. Simon, Coconut Point, read October 17, 2026, https://www.simon.com/mall/coconut-point/about
93. Promenade at Bonita Bay, read October 17, 2026, https://promenadeshops.com/
94. Everglades Wonder Gardens, admission (rates as of June 15, 2026), read October 17, 2026, https://wondergardens.org/admission/

Roads, transit, nearby change and operators

95. FDOT District One, Lee County five-year work program FY 2026 to 2030 (project 435347-2, Old US 41), read October 17, 2026, https://www.swflroads.com/d1-legislative-resources/wp-content/uploads/LEE-COUNTY-DTWP-FY-26-30.pdf
96. FDOT, project 444321-1, US 41 at Bonita Beach Road study, read October 17, 2026, https://www.swflroads.com/project/444321-1
97. WGCU, public hearing on the four-lane widening of Old 41, November 13, 2025 (press), https://www.wgcu.org/section/transportation/2025-11-13/public-hearing-schewduled-nov-20-for-four-lane-widening-of-old-41
98. Lee County Emergency Management, Hurricane Evacuation Zone A sheet, read October 17, 2026, https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf
99. Publix, Bonita Bay Plaza (store 1325), read October 17, 2026, https://www.publix.com/locations/1325-bonita-bay-plaza
100. Publix, Shoppes at Pelican Landing (store 604), read October 17, 2026, https://www.publix.com/locations/604-shoppes-at-pelican-landing
101. Publix, The Center of Bonita Springs (store 1449), read October 17, 2026, https://www.publix.com/locations/1449-the-center-of-bonita-springs
102. Highland Woods Golf and Country Club, read October 17, 2026, https://www.hwgcc.com/
103. OSRM public router (car), routes from Villa Mar test points with Esri-geocoded destinations, October 17, 2026, https://router.project-osrm.org
104. McGreevy and Comisar, our Paloma, Paloma Grande, Sorrento and Solis Grande community research (2026), used for the comparison rows only.

Downloadable Documents

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