VillageWalk of Bonita Springs

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

McGreevy and Comisar are the team VillageWalk of Bonita Springs owners call first when it is time to sell, and the team buyers use to read the fee stack and the recorded rules before they buy. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and our headquarters is right here in Bonita Springs.

VillageWalk of Bonita Springs, also searched as Village Walk of Bonita Springs, is a gated community of 1,655 homes and a lakeside Town Center in Bonita Springs, Florida. It sits on the south side of Bonita Beach Road about 3 miles east of I-75, next door to Valencia Bonita. This is the Lee County community in ZIP 34135, not VillageWalk of Naples in Collier County.

This guide is built from the public record and nothing else: the Lee County Property Appraiser's roll dated October 4, 2026, every Lee County recorded sale through September 25, 2026, the association's 2026 approved budget, the community development district's budget for fiscal year 2026/27, the recorded Amended and Restated Declaration, FEMA's flood map service 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 VillageWalk of Bonita Springs

McGreevy and Comisar are the best realtor for VillageWalk of Bonita Springs because we price from the public record: every recorded VillageWalk sale for the 12 months to September 25, 2026, the recorded declaration and both 2026 fee budgets, all read before we advise. 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 4, 2026).

If you're searching for the best realtor for VillageWalk of Bonita Springs, whether you're ready to sell your VillageWalk of Bonita Springs home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, 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 VillageWalk of Bonita Springs market record, 12 months to September 25, 2026

We pulled every recorded VillageWalk of Bonita Springs sale in the Lee County record for the 12 months to September 25, 2026: 77 sales, a $482,500 median, $315,000 to $894,500, and every one a resale. Detached homes sold at a $650,000 median and attached villas and townhomes at $426,500. In the last 12 months we tracked 77 VillageWalk sales in the Lee County record, and the full breakdown by home type, street and year 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 VillageWalk of Bonita Springs sellers

A VillageWalk sale is priced by home style, lot and the two fee layers a buyer will see on the estoppel, so the marketing has to carry that detail. For luxury VillageWalk 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.

For the recorded sales by home style, the fee layers a buyer will ask about and the cost to sell, read our VillageWalk of Bonita Springs seller guide.

For VillageWalk of Bonita Springs buyers

Buyers here are comparing two fee layers, a recorded set of rules and a price spread of more than $500,000 between the lowest and highest recent sale. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

For carrying costs by home style, the documents to collect and the closing figures, read our VillageWalk of Bonita Springs buyer guide.

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

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review

Key Takeaways: What Should VillageWalk of Bonita Springs Buyers and Sellers Know?

VillageWalk of Bonita Springs is a gated Bonita Springs community of 1,655 homes where the price you pay is only the first layer: homeowners association dues set by home style, a community development district line on the tax bill, and county taxes all apply. These eight points carry the rest of this guide.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; association 2026 budget adopted October 22, 2025; CDD fiscal year 2026/27 budget; FEMA National Flood Hazard Layer read October 10, 2026).

• VillageWalk of Bonita Springs has 1,655 homes behind a 24-hour controlled entry: 985 detached homes and 667 attached villas and townhomes, each on its own lot, built 2004 to 2015 (county building classification; three of the 1,655 parcels are not classified).
• Lee County recorded 77 sales in the 12 months to September 25, 2026 at a $482,500 median, all resales; detached homes $650,000, attached $426,500.
• 2026 HOA dues run $1,380.93 to $1,652.27 a quarter by home style, and the association says they include lawn maintenance, irrigation, internet and cable TV.
• A community development district adds $555.03 to $881.46 a year on the tax bill by lot width; it owns the lakes, and its bonds run to 2036 and 2037.
• The recorded declaration contains no age restriction; leases must be at least 4 months, no more than three a year, with association approval.
• FEMA maps every VillageWalk parcel record we tested in Zone X, and Lee County places the community in evacuation zone D.
• The association owns a 9-acre lakeside Town Center with a gas station, car wash, post office unit, restaurant, courts, pools and a fitness center; there is no golf course or marina.
• Next door, Valencia Bonita recorded 53 sales at an $829,000 median in the same 12 months with no CDD, under its published housing-for-older-persons rules.

Table of Contents

This VillageWalk of Bonita Springs guide is organized so a seller or a buyer can jump straight to the record that answers the question: the county's recorded sales, the fee stack, the recorded rules, flood and insurance, schools and drive times, how VillageWalk compares with Valencia Bonita and the buyer and seller FAQs.

The community: What Is VillageWalk of Bonita Springs, and Where Is It? · What Is It Like Living in VillageWalk of Bonita Springs as a Homebuyer? · What Does the VillageWalk of Bonita Springs Market Look Like Right Now? · What Kinds of Homes Are in VillageWalk of Bonita Springs? · How Did VillageWalk of Bonita Springs Come to Be? · What Is the Master Plan for VillageWalk of Bonita Springs?

Ownership costs and rules: How Is VillageWalk of Bonita Springs Governed? · What Does It Cost to Own a Home in VillageWalk of Bonita Springs? · What Is the VillageWalk of Bonita Springs Community Development District? · What Rules Apply to Owners and Renters in VillageWalk of Bonita Springs? · What Are the Sections of VillageWalk of Bonita Springs, Including Hammerhead and Finch?

Amenities: What Is in the VillageWalk Town Center? · What Sports, Fitness and Social Amenities Does VillageWalk of Bonita Springs Have? · Is There Golf, a Marina or Beach Access at VillageWalk of Bonita Springs?

Risk and insurance: How Do Hurricanes Affect VillageWalk of Bonita Springs? · What Flood Zone Is VillageWalk of Bonita Springs In? · How Does Insurance Work for VillageWalk of Bonita Springs Homes?

Location: What Schools Serve VillageWalk of Bonita Springs? · How Far Is VillageWalk of Bonita Springs From Hospitals? · How Long Is the Drive From VillageWalk of Bonita Springs to Everywhere? · What Is Near VillageWalk of Bonita Springs for Shopping, Parks and Beaches? · What Is Being Built Near VillageWalk of Bonita Springs? · How Do Daily Logistics Work in VillageWalk of Bonita Springs?

Comparisons: How Does VillageWalk of Bonita Springs Compare With Nearby Communities? · VillageWalk of Bonita Springs vs Valencia Bonita: Which Community Fits Your Priorities? · What Are the Pros and Cons of VillageWalk of Bonita Springs?

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

FAQs and sources: VillageWalk of Bonita Springs FAQ: Buyer Edition · VillageWalk of Bonita Springs FAQ: Seller Edition · Sources · Downloadable Documents

What Is VillageWalk of Bonita Springs, and Where Is It?

VillageWalk of Bonita Springs is a gated community of 1,655 homes in the City of Bonita Springs, Lee County, Florida, ZIP 34135. It sits on the south side of Bonita Beach Road SE about 3 miles east of I-75, and all of it occupies one 649-acre section of land.

Data updated: October 2026 (Lee County Property Appraiser parcel layers and roll dated October 4, 2026; association 2026 approved budget adopted October 22, 2025; CDD fiscal year 2026/27 budget).

The entrance road is VillageWalk Boulevard, off the eastern end of Bonita Beach Road SE. Everything inside the gate is one community under one recorded declaration, one homeowners association and one community development district, so a buyer reads one set of documents rather than a patchwork of sub-association packets.

Where exactly is VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs is on the south side of Bonita Beach Road SE at its eastern end, about 3 miles east of I-75 Exit 116 measured along Bonita Beach Road from the VillageWalk Boulevard entrance (Lee County road centerline layer, read October 10, 2026). Bonita Beach Road continues about 1.75 miles east of the entrance to the Collier County line. Valencia Bonita, recorded as Bonita Beach Road Estates, is immediately east. San Remo at Palmira, Parklands Lee and Palmira Golf and Country Club are to the west. The Lee and Collier county line runs along the south, and the Mirasol community in Collier County lies beyond it. Seasons at Bonita is about 0.6 mile east and Bonita National about 1.1 miles away, both measured in a straight line on the county layers.

How big is VillageWalk of Bonita Springs?

The community covers all of Section 3, Township 48 South, Range 26 East: about 649 acres, shown as 648.80 acres in City Ordinance 03-19 and 648.79 in the county annexation layer. Thirteen recorded plats cover about 615.7 acres of that land. The home count has four numbers in the record, and each means something different:

• 1,655 homes is the count in the association's 2026 approved budget and the CDD's fiscal year 2026/27 budget, and the Lee County parcel layer also returns 1,655 single-family parcels. This is the figure we print for the community.
• 1,652 single-family parcels is the count in the county roll file we use for every sales statistic on this page, so it is the denominator of the county figures.
• 1,999 homes is the most the 2003 zoning ordinance allows, so 344 fewer homes were built than the cap permits (1,999 minus 1,655).
• 1,791 homes is what the CDD engineer's 2007 report planned at build-out, labelled here as a 2007 plan figure.

Is VillageWalk of Bonita Springs gated?

Yes. The association states "24-hour controlled access entry", the county's neighborhood layers flag the subdivision as gated, the CDD engineer's 2007 report describes a manned guardhouse at the main entrance, and the county records a gate-guard house built in 2006 with four electric gates.

Is VillageWalk of Bonita Springs in the City of Bonita Springs or Estero?

VillageWalk of Bonita Springs is inside the City of Bonita Springs. Every sampled point sits in county tax district 017 (City of Bonita Springs and Bonita Springs Fire), in the Bonita Springs Fire District, and in planned development zoning. The tract was annexed into the city in October 2002 (Ordinance 02-12), so the city, not the Village of Estero and not unincorporated Lee County, is the local government for zoning and permits.

VillageWalk of Bonita Springs is not VillageWalk of Naples

The name is shared with a different community. VillageWalk of Naples is in Collier County with its own association, its own documents and its own market. This page covers only the Lee County community in ZIP 34135, and none of its figures describe the Naples community.

VillageWalk at a glance

If you are choosing an agent for a move in or out of VillageWalk, our guide to the best real estate agents in Bonita Springs sets out how we compare teams on the public record.

What Is It Like Living in VillageWalk of Bonita Springs as a Homebuyer?

Living in VillageWalk of Bonita Springs means detached homes and attached villas on lake-lined streets named for fish and sea life, a Town Center with fuel, a car wash, a post office unit, dining and courts inside the gate, homeowners association lawn care and cable, and a community development district that runs the lakes.

Data updated: October 2026 (association welcome page and 2026 approved budget; Lee County Property Appraiser roll dated October 4, 2026; state fuel-facility and USPS listings read October 10, 2026).

This section describes the homes and the places inside the gate, and what the association and the district each provide, because those are the facts a buyer can verify. Streets follow fish, sea-life and nautical names, such as Wahoo Drive, Moray Drive, Pisces Lane, Latitude Drive and Nautica Lane, and the county roll holds 51 street names on single-family parcels.

Detached homes in VillageWalk

Phases 4B, 4D, 4E, 4F and 4G, Hammerhead at VillageWalk and Finch at VillageWalk are all detached. The county classifies 985 homes as detached, and the association prices them in four styles: Garden, Oakmont and Classic, Carlyle and Estate. In the 12 months to September 25, 2026, detached homes recorded 39 sales at a $650,000 median, and the largest recorded sale in the community was a detached home. The 2026 quarterly dues for these four styles run from $1,486.59 to $1,652.27.

Attached villas and townhomes in VillageWalk

The county classifies 667 homes as attached: 439 one-story and 228 two-story, each on its own fee-simple parcel with one residential unit. Attached homes sit only in Phases I, 1A, 2, 3, 4A and 4C. The association prices them as Cayman and Dublon townhomes and Capri and Carrington villas, with 2026 quarterly dues of $1,380.93 and $1,448.54. In the 12 months to September 25, 2026, attached homes recorded 38 sales at a $426,500 median.

Daily life around the Town Center

The association describes "a delightful lakefront Town Center with numerous amenities including a gas station, touchless carwash, tennis, pickleball, basketball, bocce courts, playground, and a world class fitness center", with Town Center businesses that it lists as a restaurant, bagel shop, hair salon and spa, and a full-time Lifestyle Director. A contract postal unit operates in the Town Center, and the state lists the gas station as an open retail fuel facility. The management office is open Monday to Friday, 8:30 a.m. to 4:30 p.m., the fitness center is open 24 hours and the pools are open sunrise to sunset. The association's site and budget also reference bingo, social functions, a newsletter called "Talk of the Walk" and two in-community television channels.

What the HOA handles for you

The association says lawn maintenance, irrigation, internet and cable TV are provided by the HOA, and its 2026 budget carries lines for the guard service, the gate, landscape, lakes and fountains, the Town Center, pools, courts, fitness, social activities, a hurricane clean-up reserve and the gas station, car wash and post office. The community development district is a separate government that owns and maintains the lakes and the water management system, so the lakes appear on the tax bill, not in the HOA dues.

What VillageWalk does not have

VillageWalk of Bonita Springs has no golf course, no marina or docks and no beach. None of the 1,655 home parcels carries a boat dock or seawall on the county layer, and the recorded declaration treats the lakes as an aesthetic amenity, with any fishing or non-powered boating subject to Board rules. The closest Gulf beach parks are 21 to 25 minutes away by free-flow drive time.

What we walk a VillageWalk buyer through first

Before a VillageWalk buyer writes an offer, we put five records in front of them, in this order:

1. The home style, because it sets the quarterly dues, from $1,380.93 to $1,652.27 in 2026.
2. The CDD line on the tax bill, which follows lot width and runs from $555.03 to $881.46 a year.
3. The lease and approval rules in the recorded declaration: whole-home leases of at least 4 months, no more than three a year, and association approval of buyers and tenants.
4. The resale capital contribution, which the association's September 2021 FAQ set at $1,725; the amount due today is on the estoppel certificate.
5. The estoppel certificate itself. Section 720.30851 of the Florida Statutes sets a statutory base cap of $250 when no amount is delinquent, plus $100 for delivery within 3 business days and up to $150 more when an amount is delinquent, and those caps are adjusted every 5 years. The current adjusted caps on the Department of Business and Professional Regulation schedule are $299, $119 and $179, with the next adjustment due by July 1, 2027, and the association's actual fee may be lower.

If you want those five records laid out for a specific VillageWalk home before you make an offer, call Marc at (239) 287-5873.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

What Does the VillageWalk of Bonita Springs Market Look Like Right Now?

The VillageWalk of Bonita Springs market recorded 77 sales in the 12 months to September 25, 2026, at a $482,500 median, a range of $315,000 to $894,500 and $292.95 per square foot of county heated area. Every one of the 77 was a resale, because no builder-direct sale was recorded in VillageWalk during the window.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

Everything in this section comes from one instrument, the Lee County recorded sales file matched to the county roll, and every window is anchored to the newest recorded qualified sale in the file, September 25, 2026. Price per square foot is always per square foot of county heated area, which is the roll's figure and not a listing's living-area figure.

The county record, 12 months to September 25, 2026

Price bands

Sixty-three of the 77 sales, 33 plus 30, closed between $400,000 and $749,999, and none closed at $1,000,000 or above.

Detached versus attached prices

Detached and attached homes are close to an even split of the sales (39 and 38), which is why the community-wide $482,500 median sits between two quite different price levels. Inside the detached main plat, 22 homes with the county's private-pool flag sold at a $692,500 median and 13 without one at $574,000. By county heated area, 20 detached sales of 1,700 to 2,099 square feet came in at a $653,000 median ($550,000 to $815,000), and 7 sales of 2,400 square feet and up ran from $585,000 to $820,000. Among attached homes, 17 sales on county lake-use lots had a $454,000 median and 21 with no water use had $405,000. These are correlations in one year of recorded sales, not causes: pool homes also tend to be larger and newer.

The longer view: 24, 36 and 60 months

The windows overlap, so the counts are never added together. The longest windows carry the community's early years, when the first homes sold new.

VillageWalk by calendar year

Compared calendar year to calendar year, the median rose 91.7 percent from $300,000 in 2019 to $575,000 in 2023, then fell 9.1 percent from $575,000 in 2023 to $522,500 in 2025 (522,500 divided by 575,000 is 0.909). The 2026 row covers about nine months, so it is not compared with a full year.

Recent sales by street

Streets cross the community's phases, so a street median mixes whatever product sits on it. Streets with three to nine sales in the 12 months show the range, because a median needs 10 or more sales; streets with two sales show both prices; streets with one sale show the single price. Street names only, never house numbers.

Thirteen more streets recorded one sale each: Bone Fish Trail one sale at $815,000; Quiet Water Way one sale at $574,000; VillageWalk Boulevard one sale at $420,000; Lure Trail one sale at $715,000; VillageWalk Circle one sale at $355,000; Reef Lane one sale at $475,000; Zamora Court one sale at $755,000; Eagle Ray Court one sale at $705,000; Cuberra Lane one sale at $800,000; Sea Star Lane one sale at $585,000; Blue Marlin Terrace one sale at $432,000; Herring Way one sale at $656,000; Danios Drive one sale at $555,000. Source for the table and the list: Lee County recorded sales, 12 months to September 25, 2026, our analysis.

Highest and lowest recorded sales

The highest recorded sale in the 12 months was $894,500 on May 13, 2026, a 2010-built home of 2,616 square feet of county heated area on Finch Terrace. The lowest was $315,000 on April 8, 2026, a 2005-built two-story attached home of 1,868 square feet on Jeneva Way. The span between them is $579,500, which is why a VillageWalk price has to be read by home style and street and not by the community median alone.

What the public record cannot tell you yet

Days on market, sale-to-list ratio, active listings and months of supply: Information not available at time of publishing (checked 2026-10-10). Those four measures come only from the multiple listing service, and we do not estimate them or borrow them from another community. County recorded sales and MLS closing counts can also differ for one year, because a county file counts recorded deeds on their recording dates and the MLS counts reported closings on their closing dates. We use the county record for counts and prices because it is the public record of deeds.

Buying or Selling in VillageWalk of Bonita Springs? Start With a Conversation

With 77 VillageWalk sales on the Lee County record in the last 12 months at a $482,500 median, pricing by home style and lot is the whole game. If you are selling, get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Kinds of Homes Are in VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs has 985 detached homes and 667 attached villas and townhomes (439 one-story, 228 two-story), each on its own lot, from 1,383 to 2,693 square feet of county heated area and built 2004 to 2015. The association prices its dues by six home styles.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; association 2026 budget adopted October 22, 2025; CDD fiscal year 2026/27 budget).

The county's building classification covers 1,652 of the 1,655 homes, so 985 plus 667 does not reach 1,655: three parcels are not classified. The association's own style counts, in the table below, total 1,655.

Detached homes: Garden, Oakmont, Classic, Carlyle and Estate styles

The association and the CDD name four detached products by lot width: the Garden Series on 40-foot lots, Oakmont and Classic on 50-foot lots, Carlyle on 60-foot lots and the Estate Series on 65-foot lots. The association counts 173 Garden, 592 Oakmont and Classic, 107 Carlyle and 115 Estate homes. In the 12 months to September 25, 2026, the detached homes recorded 39 sales at a $650,000 median, from $425,000 to $894,500, at $319.62 per square foot of county heated area. Quarterly dues for the four styles in 2026 run from $1,486.59 (Garden) to $1,652.27 (Estate).

Attached homes: Capri and Carrington villas, Cayman and Dublon townhomes

The attached products are the Capri and Carrington villas, which the CDD classes as Duplex Capri on 36-foot lots, and the Cayman and Dublon townhomes, which it classes as Townhome Cayman on 26-foot lots. The association counts 430 Capri and Carrington homes and 238 Cayman and Dublon homes. Attached one-story homes run from 1,481 to 1,846 square feet of county heated area, 316 of them exactly 1,534 square feet, and mostly two bedrooms and two baths (376 of 439). Attached two-story homes are 1,846 or 1,868 square feet with three or four bedrooms. In the 12 months, 21 attached one-story homes sold at a $450,000 median and 17 attached two-story homes at $407,500.

Sizes, bedrooms and pools

Across the whole community the county heated area runs from 1,383 to 2,693 square feet, averaging about 1,862. The most common sizes are 1,534 square feet (316 homes), 1,868 (200) and 1,429 (121). By bedrooms and baths, 596 homes are 3 bedrooms and 2 baths, 581 are 2 and 2, 253 are 3 and 3, and 194 are 4 and 3. The county's private-pool flag appears on 852 homes.

Which phases have which homes

Attached homes sit only in Phases I, 1A, 2, 3, 4A and 4C. Phases 4B, 4D, 4E, 4F and 4G, Hammerhead at VillageWalk and Finch at VillageWalk are all detached. Phase I has 329 homes built in 2005, Phase 2 has 411 homes built 2005 to 2006 and Phase 3 has 266 homes built 2006 to 2012; Phases 4A through 4G and the two named sections carry the homes built from 2009 to 2015.

Homes by style at a glance

Dues were adopted by the Board on October 22, 2025 and are billed quarterly. The CDD tax-bill line follows lot width, not the association's style name, and the fee-stack section below sets out both.

Lake lots and other lots

The county's land-use description classes 1,250 VillageWalk homes as lake lots, 88 as canal and 314 as other, with no parcel carrying a boat dock or seawall. We print this as the county's classification and never as "waterfront", because lake use is set by CDD and Board rules. On the attached side, the 17 sales on county lake-use lots in the last 12 months had a $454,000 median against $405,000 for the 21 with no water use, which is a correlation in one year of sales and not a premium we can attribute to the lake.

How Did VillageWalk of Bonita Springs Come to Be?

VillageWalk of Bonita Springs began as a row-crop farm that Lee County first rezoned and the City of Bonita Springs annexed in 2002, then zoned as a planned development in 2003. DiVosta Homes recorded the declaration in August 2004, the county records the first sale on January 6, 2005, and about half the homes were built in 2005 and 2006.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, and recorded sales through September 25, 2026; City of Bonita Springs and Lee County ordinances and the recorded declaration, read October 10, 2026).

From farm to planned development, 2002 and 2003

Before there was a gate, a clubhouse or a lake, the land was farmland. The zoning record for the tract is filed under the name Corkscrew Growers Section Three, and the 2002 application describes the existing use of the land as row crop. The tract is all of Section 3, Township 48 South, Range 26 East, about 649 acres.

The first rezoning came through Lee County in 2002, in a case (DCI2000-00070) that sought up to 644 homes, a golf course and 45,000 square feet of commercial space. That plan was not the one that was built. In October 2002 the tract was annexed into the City of Bonita Springs under Ordinance 02-12, according to the county's annexation layer, and the city took over the zoning question.

On June 23, 2003, the City of Bonita Springs adopted Zoning Ordinance 03-19 by a vote of 6 to 0. It created the planned development that became VillageWalk: up to 1,999 homes, a Town Center area for internal commercial and recreational uses, and a requirement for 258 acres of open space. The master plan section below sets out what the ordinance allows in full. The county parcel layer today still shows the tract as a planned development (the MPD district on the county's zoning layer).

DiVosta Homes and the 2004 declaration

The developer of record is DiVosta Homes, L.P., a Delaware limited partnership and the successor by merger to DiVosta and Company, Inc. DiVosta Homes, which PulteGroup says it acquired in 1998, filed the application for the 2004 administrative amendment to the zoning, petitioned the City to create the community development district, and signed the original declaration.

The dates are all on record:

• The VillageWalk of Bonita Springs Homeowners Association, Inc. was incorporated as a Florida not-for-profit corporation on March 3, 2004.
• On July 8, 2004, the City approved Administrative Amendment ADD2004-00115 on DiVosta's application, which set a 30-foot minimum lot width at the end of hammerhead turnarounds along with related setbacks and easements.
• The original Declaration of Covenants, Conditions and Restrictions was made on July 27, 2004 and recorded on August 6, 2004, in Official Records Book 4392, Page 1358 of the Lee County Clerk.
• The City of Bonita Springs established the community development district by Ordinance 04-16 in November 2004, effective December 3, 2004.

The original declaration was amended ten times between 2005 and 2017 and then restated in 2020. The governance section below covers the restated document that governs today.

The first sales, 2005

The Lee County file of recorded qualified sales for VillageWalk begins on January 6, 2005. Since then it holds 3,208 qualified sales through September 25, 2026, with a median of $328,000 across that whole history. This page compares calendar years to calendar years in the market section and never mixes windows.

The county's year-built field tells the same story from the other side. Of the 1,652 homes on the county roll file, 6 were built in 2004, 466 in 2005 and 366 in 2006. That is 832 homes, or 50.4 percent of the community, in the first two full building years (466 plus 366, divided by 1,652).

The slowdown and the restart, 2007 to 2015

After the 2005 and 2006 rush, building slowed sharply. The county roll shows 31 homes built in 2007, 74 in 2008 and 42 in 2009. It then picked up again: 108 homes in 2010, 114 in 2011, 99 in 2012, 119 in 2013, 124 in 2014 and 103 in 2015, the last year in the file. The median home was built in 2006.

No document we read states why the pace changed, so this page reports the numbers and does not supply a reason. Three records do mark the later years:

• The two smallest sections, Hammerhead at VillageWalk and Finch at VillageWalk, were sold by the builder starting in July 2010 (the sections part of this page gives the county's figures).
• The South Florida Water Management District issued final action on October 19, 2011 for a minor permit modification covering 22.15 acres, permit 36-04096-P, filed under the name "Village Walk At Bonita Springs" by DiVosta Homes LP.
• In 2015 the developer replaced 143 planned units in Phase II with 104, which is 39 fewer, and prepaid the related district bonds, according to the district's budget record.

DiVosta's 2013 models

In January 2013, DiVosta announced open houses for five decorated models at its Umiak Court sales center. According to the Naples Daily News (January 27, 2013), the models ran from 1,429 to 2,488 square feet, priced from $186,990 for a Dublon townhome to $309,490 for the Dunwoody Trail model. That is builder marketing from 2013, shown here only as history. It is not a current price and does not describe any home that has since resold.

A timeline you can check

Every row below traces to a recorded instrument, an ordinance, a county layer or a district document.

What Is the Master Plan for VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs was entitled by City Ordinance 03-19 for up to 1,999 homes of up to 3 stories and up to 30,000 square feet of internal commercial and recreational space on about 649 acres, with 258 acres of open space. As built, it holds 1,655 homes on 13 recorded plats, 344 below the cap.

Data updated: October 2026 (City of Bonita Springs Ordinance 03-19, adopted June 23, 2003; the community development district's 2007 engineer's report and FY2026/27 budget; Lee County plat layer and county roll dated October 4, 2026).

What the 2003 ordinance allows

The City of Bonita Springs adopted Ordinance 03-19 on June 23, 2003. As recorded, it sets these limits:

• up to 1,999 dwelling units on the tract;
• a maximum height of 50 feet, which the ordinance equates to 3 stories;
• up to 30,000 square feet of internal commercial and recreational floor area, located in a 15-acre Town Center area; and
• 258 acres of required open space.

The ordinance approved single-family, duplex, two-family attached, townhouse, multiple-family and zero-lot-line homes, along with entrance gates and a gatehouse. The ordinance carries a table that splits the 1,999 units among housing types, but the scan of that table is not legible and the figures in it do not agree with the county's planning datasheet, so this page does not print a split.

Hammerhead turnarounds and the 2004 amendment

Administrative Amendment ADD2004-00115, approved July 8, 2004 on DiVosta's application, deals with the ends of hammerhead-shaped turnarounds. It allows a 30-foot minimum lot width at those points and adjusts related setbacks and easements. The amendment is an administrative approval, not a rezoning. This page makes no claim about any link between that amendment and the section later platted as Hammerhead at VillageWalk.

Thirteen recorded plats

The county plat layer shows 13 recorded plats, covering about 615.7 acres. That figure is the sum of the 13 county plat polygons. It is smaller than the roughly 649 acres of the whole section. The two numbers measure different things (the platted area and the whole tract), and neither is a mistake.

Phase I is recorded in Plat Book 79 and Phase 2 in Plat Book 81. Phase 1A was recorded separately in 2008. The plat index we read does not give recording dates for the other plats; the plat books themselves at the Lee County Clerk carry them.

The 1,652 in the total row is the number of single-family parcels on the county roll file, the denominator behind every county sales statistic on this page. The association and the district count 1,655 homes, and the Lee County parcel layer agrees. The three-home difference is an index gap, not a dispute about how many homes exist: three improved lots, one in Phase I and two in Phase 3, are on the live county layer but missing from the roll file behind our sales statistics.

Planned versus built

Three different totals appear in the public record, and each means something different:

Built homes (1,655) fall 344 short of the entitlement cap (1,999 minus 1,655). They also fall 136 short of the 2007 plan (1,791 minus 1,655). The district's record explains part of that second gap: in 2015 the developer replaced 143 planned Phase II units with 104, which is 39 fewer. The 2007 report also expected construction to continue through 2012, and homes were still being built through 2015.

Lakes, buffers and open space

The district's 2007 engineer's report gives a land use plan for the tract. These are plan figures from 2007, not a survey of today:

• lakes, including lake maintenance easements: 177.81 acres;
• residential tracts and loop roads: 411.10 acres;
• the amenity tract: 8.89 acres;
• a 100-foot landscape buffer: 11.75 acres;
• road right of way: 33.12 acres; and
• no wetlands on site.

The report also describes about 11.6 miles of two-lane private roads. The district's 2025 ownership memo puts the lakes and lake maintenance easements it holds title to at about 194 acres, which is a different measure from the 2007 plan figure. The district section below explains who owns what.

Is anything left to build?

The county roll file gives a year built for all 1,652 single-family homes in the legal descriptions behind our statistics, and the last year of construction in it is 2015. The entitlement ceiling in the ordinance is 344 homes above the number built. The ordinance and the county records we read do not say whether any part of that entitlement survives or whether any land remains to use it.

How Is VillageWalk of Bonita Springs Governed?

VillageWalk of Bonita Springs is governed by one homeowners association, incorporated in 2004, under one recorded Amended and Restated Declaration from April 20, 2020. KW Property Management and Consulting manages it from an on-site office. A second, separate government, the community development district, owns and maintains the lakes and levies its own assessment.

Data updated: October 2026 (Florida Division of Corporations record for the association; Lee County Clerk recorded instruments read October 10, 2026; association management office page).

The homeowners association

The VillageWalk of Bonita Springs Homeowners Association, Inc. is a Florida not-for-profit corporation filed March 3, 2004. The state lists it as active, with an annual report filed every year from 2005 to 2026. Its office is in the Town Center on Latitude Drive.

Membership is mandatory for every owner. There is one class of membership and one vote per unit. The recorded instruments name no separate equity or social club that owners must join. Day to day, the association is managed by KW Property Management and Consulting through an on-site office in the Town Center, open Monday to Friday, 8:30 a.m. to 4:30 p.m.

The recorded declaration and its amendments

The controlling document is the Amended and Restated Declaration of Covenants, Conditions and Restrictions for VillageWalk of Bonita Springs, Lee County Instrument 2020000093623, recorded April 20, 2020. It runs 73 pages including the restated articles and bylaws, and the members approved it on March 10, 2020. The restatement has been amended once, by a Certificate of Amendment on parking, Instrument 2023000200262, recorded June 7, 2023 and approved by the members March 22, 2023.

Three points about its structure:

• It is not a condominium declaration. Article 1.2 says so, and it governs a planned community under Chapter 720 of the Florida Statutes.
• It runs 25 years from recording, to 2045, and then renews automatically for 10-year periods (Article 21.3).
• Amendments need a majority of the Board and two-thirds of the voting interests, and amendments to leasing rules also need mortgagee approval.

Who is the developer of record?

DiVosta Homes, L.P., a Delaware limited partnership and the successor by merger to DiVosta and Company, Inc., signed the original declaration on July 27, 2004. It was recorded on August 6, 2004 in Official Records Book 4392, Page 1358. DiVosta Homes, which PulteGroup says it acquired in 1998, is the declarant and developer of record.

The CDD is a separate government

The community development district is not part of the homeowners association. It is an independent special district under Chapter 190, Florida Statutes, with its own five-member board, its own budget and its own line on the county tax bill. The district section below covers it in full.

Governance at a glance

Resident clubs

Two resident clubs are registered with the state: VillageWalk of Bonita Springs Veterans Club Inc., filed in 2022, and Village Walk Garden Club of Bonita Springs, Inc., filed in 2015. Both are clubs. Neither is a governing body, and neither sets assessments or rules.

What Does It Cost to Own a Home in VillageWalk of Bonita Springs?

Owning in VillageWalk of Bonita Springs stacks three layers on top of insurance: 2026 association dues of $1,380.93 to $1,652.27 a quarter by home style, a community development district line of $555.03 to $881.46 a year on the tax bill, and property tax at 12.7970 mills in 2025 plus $408.45 of city and county service charges.

Data updated: October 2026 (association 2026 approved budget adopted October 22, 2025; community development district FY2026/27 final budget; Lee County Tax Collector 2025 bills for five sampled homes; Lee County Property Appraiser 2025 millage book).

The VillageWalk fee stack

No MSBU, fire assessment or lighting district line appeared on the five sampled 2025 bills. Their non-ad valorem lines were the $50.00 city stormwater charge, the $358.45 Lee County solid waste charge and the community development district line.

What the HOA dues pay for

The association's 2026 approved budget totals $11,401,381 in revenue, up from $10,750,894 in 2025 (an increase of $650,487, or 6.05 percent). Of that, the assessments on homes come to $9,984,394: $8,696,994 for maintenance plus $1,287,400 for reserves.

The association says lawn maintenance, irrigation, internet and cable TV are provided by the HOA. The budget carries lines for the guard service and gate, landscaping, the lakes and fountains, the Town Center, the pools, the courts, the fitness center, social activities, a hurricane clean-up reserve, and the gas station, car wash and post office. The line amounts are in the budget document and are not repeated here.

Dues are billed quarterly on the 15th of December, March, June and September, and are payable January 1, April 1, July 1 and October 1 (the declaration allows a late charge after 30 days). Late amounts can carry interest up to 18 percent or the legal maximum, and the declaration caps fines at $100 per violation and $10,000 in the aggregate after notice and a hearing.

How the dues have moved

The percentage changes are our arithmetic from the two quarterly columns. The association's 2026 monthly equivalent ranges from $460.31 for Cayman/Dublon to $550.76 for the Estate Series (annual amount divided by 12).

The Board's 2025 budget letter described a 12.74 percent increase for 2025, including a $350,000 line to strengthen the operating fund, and said fee increases had averaged 4.2 percent a year over the prior six years. For a longer view, the association's FAQ dated September 22, 2020 showed Cayman/Dublon dues of $976.54 a quarter. Against $1,380.93 in 2026, that is an increase of about 41.4 percent in six years (1,380.93 divided by 976.54).

Worked example: carrying cost at the VillageWalk median

The 12-month county median sale was $482,500 (Lee County recorded sales, 12 months to September 25, 2026). Take a Capri/Carrington home in Phases I and II at that price, with homestead, using 2025 tax rates. This is not a tax bill: the Property Appraiser sets the assessed value, and homestead requires an application.

Property tax first. The school levies are 5.3190 mills (2.2480 plus 3.0710), applied to $457,500 after one $25,000 exemption: $2,433.44. The other levies are 7.4780 mills (12.7970 minus 5.3190), applied to $432,500 after both $25,000 exemptions: $3,234.24. Ad valorem tax comes to about $5,667.68. Without homestead, 12.7970 mills on $482,500 is $6,174.55.

Then the full year:

That is about $1,035 a month, before insurance and utilities. Without homestead, the total is $12,932.19.

Worked example: a detached home and a townhome

Detached, at the 12-month detached median of $650,000, for an Oakmont or Classic home in Phases III and IV on the Oakmont CDD rate of $696.46. Ad valorem: school 5.3190 mills on $625,000 is $3,324.38, and other 7.4780 mills on $600,000 is $4,486.80, which is $7,811.18 with homestead. Add the HOA dues of $6,226.40 ($1,556.60 times 4), the CDD line of $696.46, $50.00 for stormwater and $358.45 for solid waste: $15,142.49 a year, about $1,262 a month. Without homestead, 12.7970 mills on $650,000 raises that to $15,649.36.

Townhome, at the attached two-story median of $407,500, for a Cayman/Dublon home in Phases I and II. School 5.3190 mills on $382,500 is $2,034.52, and other 7.4780 mills on $357,500 is $2,673.39, about $4,708 with homestead. Add HOA dues of $5,523.72, the CDD line of $555.03, $50.00 and $358.45: about $11,195 a year.

These are statutory and budget figures run through the published rates. They are examples, not quotes for any home.

The capital contribution and its 15 percent cap

When a home resells after its first sale from the developer, the buyer pays the association a Resale Capital Assessment under Article 8.7 of the declaration. The Board sets the amount. It may change it once a calendar year, but not by more than 15 percent over the prior year. Transfers between co-owners, to a spouse, siblings or children, certain estate transfers and foreclosure by a first mortgagee or the association are exempt.

The association's FAQ dated September 2021 put the amount at $1,725 effective October 1, 2021; its 2020 FAQ showed $1,500. The current amount is on the estoppel certificate. As a ceiling under the declaration's cap, and not as the fee: if the Board had raised $1,725 by the full 15 percent in each year from 2022 through 2026, the 2026 amount could not exceed about $3,469.59 (1,725 times 1.15 to the fifth power).

Property tax, homestead and what could change

The 2025 millage lines in tax district 017 (City of Bonita Springs and Bonita Springs Fire) were:

For 2026, the Lee County millage book printed October 9, 2026 applies a district 017 total of 12.7942 mills, with fire at 1.9999. The City of Bonita Springs adopted its final FY2026-27 rate of 0.8411 mills on September 23, 2026 (City of Bonita Springs Resolution 26-027), below its 2025 line of 0.8470. The worked examples use the 2025 rates.

One new city obligation is coming. Bonita Springs voters approved general obligation bonds of up to $35 million for the Bonita Estero Rail Trail on August 18, 2026 (WINK News, August 19, 2026), repaid from ad valorem taxes on all taxable property in the City over up to 30 years (City of Bonita Springs Ordinance 26-05). No document we read states the bond millage or a per-home cost.

Homestead is not automatic. The Lee County Property Appraiser takes the application, and Florida's portability rules let a homesteaded owner carry part of an assessment-limitation benefit to a new Florida homestead; the Property Appraiser's portability page sets out the limits. Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 to 5 percent; a buyer who was not a Florida resident on December 31, 2026 gets the larger exemption only from the fifth year of the exemption.

What Is the VillageWalk of Bonita Springs Community Development District?

The VillageWalk of Bonita Springs Community Development District is a Chapter 190 special district that the City of Bonita Springs created in November 2004 on DiVosta's petition. It owns and maintains the lakes and water management system, levies $555.03 to $881.46 a year on the tax bill, and had $8,932,000 of refunding bonds outstanding on September 30, 2025.

Data updated: October 2026 (CDD FY2026/27 final budget; audited financial report for the fiscal year ended September 30, 2025; bond payoff sheet good through October 31, 2026; City Ordinances 04-16 and 07-02).

What the CDD owns and what the HOA owns

The district's engineer describes a clear split. The district owns and maintains the water management system: the lakes, culverts and control structures. Its 2025 ownership memo says it holds title to about 194 acres of lakes and lake maintenance easements. The district does not fund, operate, maintain or own the active recreation areas.

The roads, gatehouse, landscaping, irrigation and amenities were developer-funded and belong to the association. The clubhouse, fitness center, pools, tennis courts and gatehouse are owned and operated by the HOA. Water and sewer belong to Bonita Springs Utilities. The district also holds the superior right to surface and storm water under the declaration and may restrict lake use.

Created in November 2004 under Ordinance 04-16 (effective December 3, 2004), the district was expanded to about 648.79 acres by Ordinance 07-02 in 2007. In the district's 2007 plan, the 2005 bonds funded about $5.5 million and bonds of about $8.4 million were planned for 2007, within a $19.5 million capital plan that covered water management, earthwork and fees. Those are 2007 plan numbers. The bonds now outstanding are 2015 and 2018 refundings.

CDD assessments by phase and lot width

The district's FY2025/26 and FY2026/27 assessments are identical. Each is the operation and maintenance assessment of $60.46 per home, unchanged since 2013, plus a debt assessment that depends on lot size. Amounts are the gross levy on the tax bill, including the early-payment discount and county collection costs, per the district's footnote. The 2025 tax bills of five sampled homes carried the same amounts.

The debt column is our arithmetic: the total on the tax bill less the $60.46 O&M assessment. A year of the CDD line works out to about $46 a month at the low end ($555.03 divided by 12 is $46.25) and about $73 a month at the high end ($881.46 divided by 12 is $73.46). The district groups its rates as Phases I and II and Phases III and IV, while the county's plat names run Phase I, 1A, 2, 3 and 4A to 4G.

The bonds and when they end

Two series of refunding bonds were outstanding on September 30, 2025, totaling $8,932,000:

At September 30, 2023 the total was $10,169,000, so the balance fell by $1,237,000 in two years (10,169,000 minus 8,932,000). The FY2026/27 budget carries bond payments of $377,228 on Series 2015 and $570,746 on Series 2018, within total budgeted revenues of $1,099,959. The district's audited reports for fiscal years 2023 and 2025 carry unmodified opinions with no findings. Interest rates are not printed here.

Paying off the CDD balance

The debt part of each assessment is fixed by the assessment methodology by lot size. It cannot increase, and it can fall if the bonds are refinanced. The district's payoff sheet, good through October 31, 2026, shows the remaining bond balance per lot at about $4,675 for a Cayman townhome in Phases III and IV, up to about $7,095 for an Estate home. The sheet says the balance does not have to be paid off at closing. It is a disclosure, not a charge.

CDD board meetings and records

The district has a five-member Board of Supervisors, is managed by Special District Services, and meets monthly at 3:00 p.m. in the Town Center. Its fiscal year runs October 1 to September 30. The district publishes its budgets, audits and ordinances on its own website.

What a buyer must be told about the CDD

Section 190.048 puts a district disclosure in the contract for the initial sale of a parcel in a district, so it governs the developer's first sale and not a resale. On a resale, Florida law requires the property tax disclosure (section 689.261) and, for an association, the HOA disclosure summary (section 720.401), and the seller's side should still hand the buyer the district's assessment table and bond sheet. The CDD line on the tax bill is the number to compare across home styles, because the same district bills every lot by its width.

What Rules Apply to Owners and Renters in VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs is bound by a recorded declaration that sets whole-home leases of at least 4 months and no more than three in 12 months, association approval of buyers and tenants, and rules on pets, parking, signs, golf carts and smoking. The recorded declaration contains no age restriction.

Data updated: October 2026 (Amended and Restated Declaration, Lee County Instrument 2020000093623, and the parking amendment, Instrument 2023000200262; association Open House Protocol approved January 12, 2016; records read October 10, 2026).

Is VillageWalk of Bonita Springs age-restricted?

The recorded Amended and Restated Declaration contains no age restriction. Article XVI is reserved, and homes are for single-family residential use. That is a statement about the recorded document, and it is all this page says on the subject.

Leasing and short-term rentals

Article 20.3 allows leases of whole homes only. The minimum lease term is 4 months, and no home may be leased more than three times in any 12-month period. Every lease needs association approval, and the owner stays jointly liable. Stays shorter than 4 months are not permitted under the declaration.

Buyer and tenant approval

Under Articles 20.1 and 20.2, an owner notifies the association of a sale or lease, and the Board decides within 30 business days or the application is deemed approved. The declaration states a fee of $100 per applicant, or the highest rate allowed by law. The current form's charge is not printed here.

Grounds the declaration lists for disapproval include a felony record, prior bankruptcies or foreclosures, a credit score below 650, and unpaid fines or assessments. These are the recorded grounds. How the Board applies them in a given case is a question for the association and its counsel.

Pets

Article 12.2.D allows dogs, cats and other domestic household animals if they are not kept for commercial purposes or in numbers that Lee County Animal Control deems unreasonable. Pets must be leashed in the Common Areas. The declaration sets no fixed count or weight limit, and it requires reasonable accommodation for service and support animals.

Parking, boats and RVs

As amended on June 7, 2023, Article 12.2.B allows vehicles only in garages, driveways or Board-designated spots, and bars overnight parking on the roads. Guest vehicles may use Board-designated spots, including the townhome cut-outs. Commercial vehicles, RVs, boats and trailers must be kept inside a garage.

Signs, open houses and showings

The association's Open House Protocol, approved by the Board on January 12, 2016, allows open houses on Sundays from 1 to 4 p.m. only. A realtor must be present, and visitors come from a pre-appointment list at the gate. "For Sale" signs are not permitted anywhere in the community. The only signs allowed are 12 by 18 inch white and dark-green open-house signs.

Golf carts and scooters

Article 12.2.V of the declaration requires a licensed driver, storage in garages, insurance naming the association, and no driving outside the VillageWalk entrance area or boundaries. Under the association's published guidance, golf carts and scooters register with the association and may use the streets and the wide paths behind the homes that connect to the Town Center streets, but not sidewalks or the Town Center pavers. There is no fee.

Other rules worth knowing

• No smoking or vaping in the Common Areas (Article 12.2.X).
• No above-ground pools (12.2.I) and no septic systems (12.2.K).
• A home office is allowed if no customers or clients visit (12.2.S).
• Owners of detached homes maintain their exterior walls and clean the roof (13.1), and detached homes carry a 3 foot 1 inch roof-overhang easement (13.2).
• Permanent hurricane shutters need Architectural Control Committee consent (12.2.U). Florida law also protects an owner's right to install hurricane protection under association standards.
• The community development district has the superior right to surface and storm water. Fishing or non-powered boating on the lakes, if allowed at all, is subject to Board rules (Article 5.9 and 12.2.Q).

Fines and enforcement

Under Article 18.3 the Board may fine up to $100 per violation and $10,000 in the aggregate, after notice and a hearing. Special assessments need a majority of the Board (Article 8.3), and interest on late amounts can run up to 18 percent or the legal maximum (Article 9.1). Use of the amenities can be suspended for unpaid assessments or, after notice and a hearing, rule violations.

What Are the Sections of VillageWalk of Bonita Springs, Including Hammerhead and Finch?

VillageWalk of Bonita Springs has 13 recorded plats: Phase I through Phase 4G plus two small 2010 sections, Hammerhead at VillageWalk (34 homes) and Finch at VillageWalk (14 homes). One association and one declaration govern every section, so the sections differ by home type, lot width and age, not by rules.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; CDD FY2026/27 final budget and 2025 tax bills).

The phases at a glance

The 13 rows add to 77 sales, the community total for the 12 months. Attached homes sit only in Phases I, 1A, 2, 3, 4A and 4C. Phases 4B, 4D, 4E, 4F and 4G, Hammerhead and Finch are all detached. Where a section had fewer than 10 sales we show the count and the prices rather than a median. A median of two sales is just a midpoint of two prices.

Phases 4A to 4G together recorded 20 sales at a $564,500 median ($382,500 to $800,000). The calendar-year view gives larger counts for the bigger sections: in 2025, Phase I recorded 16 sales at a $495,000 median, Phase 2 recorded 19 at $455,000, and Phase 3 recorded 16 at $589,500, and the Phase 4 sections together recorded 22 at $639,000 (all calendar-year, county recorded sales). In 2023 the Phase 4 sections together recorded 30 sales at $703,500. Streets cross phases, so the street table in the market section above and this section answer different questions.

Hammerhead at VillageWalk

Hammerhead at VillageWalk has 34 detached homes on Hammerhead Lane, built in 2010 and 2011 at 1,383 to 1,455 square feet of county heated area. Of the 34, 33 are 3 bedrooms and 2 baths, and the median lot is about 0.13 acre. Four carry the county's private-pool flag, and the county classes 22 as lake-use and 12 as canal-use parcels.

The builder sold 32 homes here between July 19, 2010 and May 6, 2011 at $181,000 to $207,200. In the 12 months to September 25, 2026 there were 2 resales: $482,500 on October 22, 2025 (1,400 square feet) and $425,000 on May 1, 2026 (1,455 square feet). Over 60 months the county records 9 sales here, from $425,000 to $590,000. A sampled Hammerhead home's 2025 tax bill carried the CDD's Garden (40 foot) rate of $671.46.

Finch at VillageWalk

Finch at VillageWalk has 14 detached homes on Finch Terrace, built in 2010 and 2011 at 2,314 to 2,616 square feet of county heated area. Eleven of the 14 are 3 bedrooms and 3 baths, the median lot is about 0.22 acre, and 10 carry the pool flag.

The builder sold 14 homes between July 27, 2010 and April 20, 2011 at $300,200 to $387,400. In the 12 months to September 25, 2026 there were 2 resales: $701,000 on February 12, 2026 (2,486 square feet) and $894,500 on May 13, 2026 (2,616 square feet). The second is the highest recorded sale in the community in the window, and the county records only 3 sales here in 60 months. A sampled Finch home's 2025 tax bill carried the CDD's Estate (65 foot) rate of $881.46.

Do Hammerhead and Finch have their own association?

No separate association is registered with the state for Hammerhead or Finch. Both are billed by the same community development district and governed by the master declaration. We found no supplemental declaration for either section in the recorded documents we searched, which does not prove none exists; a title search on a specific home settles it.

How the CDD class follows lot width, not section

The CDD's rate follows the width of the lot, not the name of the plat. A sampled Hammerhead home on a 40-foot lot paid the Garden rate of $671.46, and a sampled Finch home on a 65-foot lot paid the Estate rate of $881.46. The district section earlier on this page holds the full table. When you compare two homes in different sections, compare their lot widths and home styles first, because lot width sets the CDD line and home style sets the association's quarterly dues.

What Is in the VillageWalk Town Center?

The VillageWalk of Bonita Springs Town Center is a 9-acre lakeside tract that the homeowners association owns inside the gate in Bonita Springs. The county records seven buildings there, all built in 2007, including a country club building, a restaurant building, a retail building and a car wash, with a state-registered fuel station and a post office unit nearby.

Data updated: October 2026 (Lee County Property Appraiser cost cards and parcel layer, Florida DEP storage tank facility information, USPS location record and the association's published community description, all read October 10, 2026).

VillageWalk of Bonita Springs, also searched as Village Walk of Bonita Springs, is built around its Town Center rather than around a golf course or a club. VillageWalk puts a set of everyday services and a row of amenities on one tract that the association owns, so the Town Center is the place to start when you want to know what daily life inside the gate looks like. Everything below comes from the county's building records, the state's registries, the recorded declaration and the association's own published description, and we say which is which.

The buildings, from the county record

The Lee County Property Appraiser's cost card for the Town Center tract is the most useful single document, because it lists what was actually built rather than what a brochure says. The tract is Phase 4A Tract C1 and measures 9.124 acres on the county's parcel layer (Lee County parcel layer, read October 10, 2026). The owner of record is the association.

The cost card lists seven buildings, every one built in 2007. Together they total 36,595 square feet of total area and 23,170 square feet of county heated area. The largest is classed by the county as a country club building with a 12,370 square foot base area. The other six are a restaurant building, a retail building, a drive-through car wash, a maintenance building and two restroom buildings.

The same cost card lists two commercial pool features of 6,305 and 1,716 square feet, a clay tennis court area of 56,000 square feet, a concrete court measuring 54 by 91 feet, a gazebo and patios. The county records areas, not court counts, so we do not print a number of courts or pools.

Fuel, car wash and the post office

Two services set the VillageWalk Town Center apart from most amenity cores: fuel and mail.

The state's storage tank database lists the Town Center fuel station as an open retail fuel facility with two underground double-walled tanks, with the VillageWalk HOA named as the contact (Florida DEP storage tank facility information, state report dated October 10, 2026). The association describes the car wash as touchless; the county classes the building as a drive-through car wash. The public records we read do not name the station's operator or brand, or say whether it is open to the public as well as residents.

The United States Postal Service lists a contract postal unit named "CPU Village Walk HOA" in the Town Center (USPS location record, read October 10, 2026). A contract postal unit is a retail counter run by a private party under contract with USPS, which is different from a full post office. The USPS record we read does not list its counter hours.

Dining and services

The association's community description names the Town Center businesses as a restaurant, a bagel shop, a hair salon and a spa. We do not print tenant names, because tenants change and the association does not publish a leasing list. The South Florida Water Management District issued the association a permit for a Town Center restaurant awning on January 7, 2019 (SFWMD Environmental Resource Permits map service, read October 10, 2026).

Who owns the Town Center

The association owns the tract. The Community Development District, which owns the lakes, does not. The CDD's 2007 engineer's report says the district will not fund, operate, maintain or own the active recreation areas, and that the clubhouse, fitness center, pools, tennis courts and gatehouse were developer-funded and are owned and operated by the association. The practical result is that Town Center upkeep is a homeowners association cost, paid through the quarterly dues described in the cost section of this page, and not a line on the CDD portion of the tax bill.

The recorded declaration also contains no separate equity or social club. There is no membership to buy. Every owner is a mandatory member of the association with one vote per unit, and the Town Center amenities belong to that one membership. The right to use them can be passed to family members, tenants and guests under Board rules, as described in the amenities section below.

Lifestyle Director, newsletter and community channels

The association's website and budget reference a full-time Lifestyle Director, social functions including bingo, a newsletter titled "Talk of the Walk" and two in-community television channels. The management office is in the Town Center and is run by KW Property Management and Consulting, open Monday to Friday from 8:30 a.m. to 4:30 p.m. Those are the association's published statements; a buyer who wants this year's event calendar should ask the management office for it, because calendars are not part of the recorded record.

What Sports, Fitness and Social Amenities Does VillageWalk of Bonita Springs Have?

VillageWalk of Bonita Springs lists tennis, pickleball, basketball and bocce courts, a playground and a fitness center, and the county records two commercial pools at the Town Center. The homeowners association owns and runs all of it, not a separate club, and the recorded declaration lets the Board set user fees and guest limits.

Data updated: October 2026 (association community description, fitness center release and management contacts page; Lee County Property Appraiser cost card; recorded Amended and Restated Declaration; all read October 10, 2026).

The amenities at VillageWalk of Bonita Springs are listed the same way in three places: the association's welcome page, its community description and its budget. We use the association's own wording where we quote it, and the county's building record for anything that can be measured. Counts of courts, pools and fitness rooms are not published by either, so we do not print them.

Courts: tennis, pickleball, basketball and bocce

The association describes "tennis, pickleball, basketball, bocce courts" as part of the Town Center. The county's cost card shows a clay tennis court area of 56,000 square feet and a concrete court measuring 54 by 91 feet. The pickleball courts have their own paper trail: the South Florida Water Management District issued the association a permit for them on November 8, 2019 (SFWMD Environmental Resource Permits map service, read October 10, 2026). The association's documents and the county record we read do not give the number of courts of each kind, whether they are lit or how they are reserved.

Pools

The county records two commercial pool features at the Town Center, of 6,305 and 1,716 square feet. The management contacts page states that the pools are open from sunrise to sunset. Whether either pool is heated, and the guest rules at the pool, are set by the Board and are not in the recorded record; the declaration gives the Board that power, as described below.

Separately, the county's roll flags 852 individual homes as carrying a private pool. That is a feature of the home, not of the amenity core, and it matters when pricing a resale. We look at it in the pricing discussion on this page.

Fitness center

The management contacts page states that the fitness center is open 24 hours. The association's fitness center release sets the age rules: owners, residents, tenants, family and guests 16 and older may use it without a specific fee; ages 13 to 15 may use it after a trainer session and with an adult; under 13 is not allowed (association fitness center release, read October 10, 2026). Those are the association's published rules for the room, and the Board can change them.

Paths, lakes and the playground

The association lists a playground at the Town Center. For getting around, golf carts and scooters register with the association and may use the streets and the wide paths behind the homes that connect to the Town Center streets, but not sidewalks or the Town Center pavers. No registration fee appears on the form we read (association golf cart and scooter registration form, read October 10, 2026).

The lakes are the community development district's, and the recorded declaration treats them as primarily aesthetic. The CDD holds the superior right to surface and storm water and may restrict lake use, and any fishing or non-powered boating is subject to Board rules. A buyer who expects to fish from a lake bank should read the current rules before assuming it is allowed.

Resident clubs and events

Two resident clubs are registered with the State of Florida: the VillageWalk of Bonita Springs Veterans Club Inc., filed in 2022, and the Village Walk Garden Club of Bonita Springs, Inc., filed in 2015 (Florida Division of Corporations, Veterans Club record; Garden Club record, both read October 10, 2026). Both are clubs, not governing bodies, and neither owns or runs an amenity. The association's own social programming runs through the Lifestyle Director, bingo and other functions, and the "Talk of the Walk" newsletter.

Who may use the amenities

Each owner has a right of enjoyment in the Common Area under the recorded declaration. That right can be delegated to family, tenants and guests under Board rules, and an owner who leases the home is deemed to have delegated it to the tenant. The Board may limit the number of guests, may charge reasonable user fees for the recreational facilities, and may suspend use for unpaid assessments or, after notice and a hearing, for rule violations. Membership is mandatory for every owner, with one class of membership and one vote per unit (recorded Amended and Restated Declaration, Lee County Official Records, instrument 2020000093623).

Is There Golf, a Marina or Beach Access at VillageWalk of Bonita Springs?

No. VillageWalk of Bonita Springs has no golf course, marina, boat docks or beach inside the gate. Golf clubs operate nearby, the closest Gulf beach parks are 21 to 25 minutes away by car, and the community development district and Board rules set what is allowed on the lakes.

Data updated: October 2026 (Lee County parcel geometry and land-use layer; estimated free-flow drive times from inside the community, OSRM routing on OpenStreetMap roads, no traffic, October 10, 2026; Lee County, Collier County and Florida State Parks pages read October 10, 2026).

Buyers searching for VillageWalk of Bonita Springs are often comparing it with communities that do have a golf club, a dock or a beach pass. This section states what is absent so that the comparison is fair. VillageWalk's Town Center is the amenity core, and it is a different thing from a country club.

Golf nearby

No parcel in the community's legal descriptions carries a golf land use, and neither the recorded declaration nor the 2007 engineer's land-use plan includes golf (Lee County parcel layer, read October 10, 2026).

Golf-use parcels do exist close by. Measured in a straight line from the Town Center tract using the county's parcel geometry, the Palmira golf parcels are 0.8 and 1.3 miles away, Quail West is 2.0 miles, Bonita National is 2.1 miles and Mediterra is 5.0 miles. These are distances between parcels, not drive times, and they do not imply any membership, access or visitor rights at those clubs. Each club sets its own membership terms, and a buyer who wants golf should ask the club directly.

Boating

There is no marina, boat ramp or dock in VillageWalk. Of the 1,655 home parcels, none has a boat dock or a seawall on the county layer. The lakes are part of the water management system. Two or more of them may store Lee County reclaimed water for irrigation, and the CDD can restrict their use. Because the county classes 1,250 homes as lake lots, a home can have a lake view without any boating right. We describe those homes as lake lots, never as waterfront, because the county's own classification of the parcel is the only measure we can verify.

Beaches

The nearest beach parks are in the Bonita Beach and Lovers Key area, and the drive times below are estimated free-flow minutes from inside the community, using four interior start points.

Little Hickory Island Park has the same closure as Bonita Beach Park. Parking at Bonita Beach Park is normally $2 an hour, and pets are not allowed (Lee County Parks, Bonita Beach Park; Lee County Parks, Little Hickory Island Park; Florida State Parks, Lovers Key; Collier County Parks, Barefoot Beach Preserve). Beach rules and fees change, so check the park's page before you drive. Our full drive-time table, with the method, is in the drive-times section of this page.

How Do Hurricanes Affect VillageWalk of Bonita Springs?

Lee County places VillageWalk of Bonita Springs in evacuation zone D, which the county calls one of its least vulnerable zones, with wind as the main hazard. Every home was built in 2004 or later, after the Florida Building Code took effect, and the records we read show no storm damage specific to the community.

Data updated: October 2026 (Lee County Emergency Management Zone D sheet and evacuation zone layer; Lee County Property Appraiser hazard layers; National Hurricane Center reports for Irma and Ian; NOAA and USGS records; Bonita Springs Fire Control and Rescue District; all read October 10, 2026).

Hurricanes are the first question most Southwest Florida buyers ask, and the honest answer for VillageWalk of Bonita Springs is built from public records: the county's evacuation zone, the wind speeds the county uses for building design, the year each home was built, and what federal agencies recorded after the last two major storms. We do not print a statement that any home is safe, because no record supports one. We print what each record says.

Evacuation zone D

Lee County Emergency Management places VillageWalk of Bonita Springs in evacuation zone D, surge zone 4, at all nine of the points we sampled across the community. The county's own Zone D sheet says: "Zone D is one of our least vulnerable Evacuation Zones" and "Wind, including tornados, is the most significant danger in Zone D" (Lee County Emergency Management, Evacuation Zone D sheet; Lee County Evacuation Zones layer). An evacuation zone is not a flood zone. It tells you when the county may ask residents to leave in a storm; the FEMA flood zone, covered in the next section, tells you about mapped flood hazard.

Design wind speed and the debris region

The Lee County Property Appraiser's hazard layers give the design wind speed at every point we sampled: 160 mph for Risk Category II buildings, which is the category for homes, 150 mph for Category I and 170 mph for Categories III and IV. All nine points are inside the wind-borne debris region (Lee County Property Appraiser, Hazards map service). Those are the speeds a building is designed to resist under the code. They are not forecasts, and they do not describe any one home.

Built after the Florida Building Code

Every VillageWalk home was built in 2004 or later, after the Florida Building Code replaced local codes on March 1, 2002 (Florida Senate, SB 808 (2026) analysis). The Florida Building Code's eighth edition took effect December 31, 2023 (Florida Building Commission), so no VillageWalk home was built under the current edition. Within the community, the county roll gives these years built: 2004, 6 homes; 2005, 466; 2006, 366; 2007, 31; 2008, 74; 2009, 42; 2010, 108; 2011, 114; 2012, 99; 2013, 119; 2014, 124; 2015, 103. The largest groups were built in 2005 and 2006. The roof discussion in the insurance section explains why age matters.

What the record shows for Ian and Irma

The National Hurricane Center's report records that Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, a Category 4, and again near Punta Gorda at 125 knots. It records inundation of 8 to 12 feet above ground in coastal Estero, Bonita Beach, Bonita Springs and North Naples, and says the inland Bonita high-water marks of 5 to 7 feet were contained to the immediate coastline (National Hurricane Center, Tropical Cyclone Report, Hurricane Ian).

For Irma, the National Hurricane Center records a final landfall near Marco Island on September 10, 2017 as a Category 3 hurricane, and a Bonita Springs Utilities station recorded 9.92 inches of storm rain (National Hurricane Center, Tropical Cyclone Report, Hurricane Irma).

The USGS surveyed high-water marks nearest to the community are 3.3 kilometers away on the Imperial River for Irma, at 1.7 feet above ground, and 7.6 kilometers away for Ian, on the coast. There are none within 14 kilometers for Helene or Milton (USGS Short-Term Network events). No storm damage specific to VillageWalk of Bonita Springs is recorded in the sources we read, and we do not infer any. A buyer who wants a particular home's storm history should ask for the seller's disclosure, the insurance claims history and a wind mitigation inspection.

Drainage and the Imperial River watershed

The county's watershed layer places VillageWalk in the Imperial River watershed, sub-watershed "CORK", and Lee County is in the South Florida Water Management District (Lee County watersheds layer). The community development district owns and maintains the lakes and the water management system, so drainage inside the gate is a district responsibility and not a homeowner's.

For context, the NOAA gauge on the Imperial River near Bonita Springs recorded historic crests of 15.32 feet on September 12, 2017 and 12.32 feet on October 2, 2022. That gauge is 4.4 to 6.2 kilometers from VillageWalk parcels and sits on a different reach of the river, so the numbers describe the river and not the community (NOAA National Water Prediction Service, gauge BSIF1).

Fire protection

The Bonita Springs Fire Control and Rescue District shows an ISO Rating of 2 on its site, with credit tables for 2014 and 2018 (Bonita Springs Fire District, ISO Rating 2). Bonita Springs Fire Station Six is on Bonita Beach Road SE about 0.4 mile east of the VillageWalk Boulevard entrance (Bonita Springs Fire District, Station Six). The district pages we read do not give the station's opening date.

What Flood Zone Is VillageWalk of Bonita Springs In?

FEMA maps VillageWalk of Bonita Springs in Zone X, an area of minimal flood hazard, with no base flood elevation, at all nine sample points we read on October 10, 2026. All 1,752 parcel records we tested fall inside the same Zone X polygon. Check any single address on the FEMA Map Service Center.

Data updated: October 2026 (FEMA National Flood Hazard Layer read October 10, 2026; Lee County 2026/2027 FEMA Proposed Flood Map Revisions page read October 10, 2026; City of Bonita Springs notice dated November 21, 2024).

The flood zone question has an unusually clean answer at VillageWalk of Bonita Springs. We queried FEMA's live National Flood Hazard Layer at nine points, one in each major section of the community, and then tested every parcel record in the community against the same layer. A flood zone is a property of a spot on a map, so for any one house the Map Service Center's address search is the document a lender and an insurer will use (FEMA Map Service Center, address search).

Zone X at every sampled point

At each of the nine points the layer returned no base flood elevation and no special flood hazard area (FEMA NFHL flood hazard zones layer, read October 10, 2026).

Every parcel record we tested

Sampling nine points is a reasonable test, but it is not a census, so we ran one. We took the 1,752 parcel records whose legal descriptions begin with VillageWalk of Bonita Springs, Hammerhead at VillageWalk or Finch at VillageWalk, which include the homes and the common tracts, and tested each one against FEMA's flood polygons by point in polygon. For parcels with coordinates we used the parcel centroid, and for common tracts with none we used the mean of the ring vertices. All 1,752 fell inside the same Zone X polygon. This is our analysis of FEMA's layer on the date stated, and the layer is the federal government's, not ours.

Panel 12071C0679F and why FEMA never printed it

The governing panel is 12071C0679F, effective August 28, 2008. FEMA lists it as "Countywide, Not Printed", and gives its reason as "NO SPECIAL FLOOD HAZARD AREAS" (FEMA NFHL FIRM panels layer, read October 10, 2026). In plain terms, FEMA did not print a paper map for this panel because there is no special flood hazard area on it. A Collier County panel, 12021C0205H, overlaps the county line at VillageWalk's southern edge, but the flood zone polygon at every point we read is Lee County's, so the Lee panel governs.

The March 2, 2027 map revision does not touch VillageWalk

Lee County's flood map revision, case LOMR 20-04-0036S, takes effect on March 2, 2027. For unincorporated Lee County it revises six panels: 0576, 0577, 0578, 0579, 0581 and 0583. Panel 0679 is not among them (Lee County, 2026/2027 FEMA Proposed Flood Map Revisions). FEMA's pending and preliminary layers show no change at VillageWalk, and the community has no Letter of Map Revision or Letter of Map Amendment features on the layers (FEMA Pending NFHL; FEMA Preliminary NFHL).

Zone X is not a guarantee

Zone X means minimal mapped flood hazard. It does not mean no hazard, and the flood zone is only one of the inputs an insurer uses. The rule that has changed for owners is Citizens': from January 1, 2027, every new and renewing Citizens personal residential policy that includes wind coverage must carry flood insurance, whatever the flood zone, while condominium unit-owner, tenant contents and wind-excluded policies are exempt (Citizens Property Insurance, flood coverage requirement). A buyer should ask the insurer, and the lender if there is a mortgage, what each requires for the particular home before closing.

The city's flood insurance discount

The City of Bonita Springs holds Community Rating System class 5, which keeps a 25 percent discount under the National Flood Insurance Program, according to the city's notice dated November 21, 2024 (City of Bonita Springs, FEMA Community Rating System). Confirm the discount with the insurer on a quote.

How Does Insurance Work for VillageWalk of Bonita Springs Homes?

At VillageWalk of Bonita Springs each owner insures the home and the association insures the Common Area. Citizens requires flood cover on every new and renewing personal residential policy that includes wind coverage from January 1, 2027, even in Zone X, and roof age and wind mitigation drive premiums. No VillageWalk premium figure is published anywhere we could find.

Data updated: October 2026 (Lee County roll dated October 4, 2026; Citizens Property Insurance releases of March 2026; Florida Statutes 627.0629, 627.7011 and 627.715; Florida Office of Insurance Regulation form bulletin of March 19, 2026; all read October 10, 2026).

Insurance is the cost most buyers cannot see until they ask for a quote, and no public source prices a VillageWalk of Bonita Springs policy. What the public record does give is the structure: who has to insure what, the rule about older roofs, the credits for wind mitigation, and Citizens' new flood requirement. We lay those out, show the roof arithmetic from the county roll, and say plainly where the figures stop.

Who insures what

The recorded declaration requires the association to insure the Common Area. Owners of both unattached homes and attached homes insure their own structures (recorded Amended and Restated Declaration, Lee County Official Records, instrument 2020000093623, Article X and sections 13.4 and 14.4). That matters for attached villas and townhomes, because it means the structure is the owner's to insure, as it is for a detached home. The declaration also says the association is not an insurer. A buyer should read the declaration and ask the management office what the association's master policy covers before choosing coverage.

Roof age and the 15-year rule

Florida law limits how an insurer can use roof age. Under section 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is under 15 years old. For a roof at least 15 years old, an inspection showing 5 or more years of useful life remaining protects the owner against refusal on age alone (Florida Statutes 627.7011).

The county roll gives the year each home was built, which is the best public proxy for the roof. Actual roof history is not public, so the figures below assume an original roof:

• 1,093 of 1,652 homes, or 66.2 percent, were built in 2010 or earlier.
• 1,207 homes, or 73.1 percent, were built in 2011 or earlier, so an original roof is 15 or more years old in 2026.
• 445 homes, or 26.9 percent, were built from 2012 to 2015.

Many owners will have replaced a roof since, and many will not have. That is why the seller's roof documents, and a roof inspection in the due diligence period, belong near the front of a VillageWalk purchase.

Wind mitigation credits

Florida law, section 627.0629, requires insurers' rate filings to include discounts, credits or reduced deductibles for properties with documented wind-loss-reduction features (Florida Statutes 627.0629). The state's uniform mitigation verification form is now OIR-B1-1802 (Rev. 04/26), effective April 1, 2026 (Citizens bulletin, March 19, 2026). My Safe Florida Home offers free inspections and grants for approved upgrades (My Safe Florida Home); the pages we read do not say whether its funding is open this month, and the program's own site shows current status.

Citizens and the 2027 flood requirement

Citizens' flood requirement covers new and renewing personal residential policies that include wind coverage. Inside the special flood hazard area it already applies; outside it, it phased in by Coverage A amount ($600,000 and up from January 1, 2024, $500,000 from January 1, 2025 and $400,000 from January 1, 2026), and from January 1, 2027 it reaches every such policy, whatever the zone. Condominium unit-owner, tenant contents and wind-excluded policies are exempt (Citizens Property Insurance, flood coverage requirement; Florida Statutes 627.715).

Citizens also announced that its 2026 multiperil rates fall by an average of 8.8 percent, and wind-only rates by 5.5 percent, effective July 1, 2026 for new policies and at renewal. Its policy count was 336,000 in the release of March 4, 2026 (Citizens release, March 4, 2026). Those are statewide averages, not a VillageWalk quote.

What a VillageWalk policy costs

No public record we read publishes a homeowners or flood insurance premium for VillageWalk of Bonita Springs. Premiums depend on the home's roof, age, construction, wind mitigation features, replacement cost, deductible and claims history, and they differ by carrier. The way to get a real number is a quote from an independent agent using the home's wind mitigation inspection and, where relevant, a flood quote, which we recommend gathering before an offer is final.

What Schools Serve VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs, in Bonita Springs, is assigned by the School District of Lee County to study area 2260 at every address we tested: elementary zone Q, middle zone GG and high school South Zone 3. Families rank schools within those zones, and the state's 2025-26 grades for the schools on the lists run from A to C.

Data updated: October 2026 (School District of Lee County 2026-27 SchoolSite Locator zone layers and Student Enrollment Plan; Florida Department of Education school grades 2025-26, file as of September 1, 2026; drive times estimated with OSRM free-flow routing from inside the community; all read October 10, 2026).

We ran 13 addresses that cover every VillageWalk phase, including Hammerhead at VillageWalk and Finch at VillageWalk, through the district's SchoolSite Locator. Every one returned study area 2260, elementary zone Q, middle zone GG, high school South Zone 3 and trustee district 3. We say "at every address we tested" because a zone line is a district decision, not a property fact, and the district can redraw it. We do not print house numbers.

How Lee County's school choice zones work

Lee County does not assign one school to an address. It assigns a zone, and the family ranks the schools inside that zone. When more families apply to a school than it has seats, the district runs a lottery. The rules sit in the district's Student Enrollment Plan 2026-2027.

Elementary transportation follows a narrower rule. The plan provides it only inside a school's proximity zone, and not for students who live within 2 miles of the school. A VillageWalk family should read the plan's transportation language against the school it ranks first.

Elementary: zone Q

Zone Q lists five elementary choices for VillageWalk of Bonita Springs addresses: Bonita Springs Elementary, Pinewoods Elementary, San Carlos Park Elementary, Spring Creek Elementary and Three Oaks Elementary. The Florida Department of Education's 2025-26 grades for the five are C, A, A, B and A in that order.

The nearest by routed distance is Bonita Springs Elementary, 15 to 19 minutes from inside the community. The district's 2024-25 facilities work plan lists a Bonita Springs Elementary remodel funded at $39,639,641 across 2024-25 and 2025-26, and it plans no new school for the Bonita schools through 2028-29.

Middle: zone GG

Zone GG lists two middle schools: Bonita Springs Middle Center for the Arts and Three Oaks Middle. The 2025-26 state grades are B and A. Bonita Springs Middle continues an arts application program, per the district's enrollment plan. Bonita Springs Middle is 17 to 21 minutes from inside the community, and Three Oaks Middle is 25 to 29.

High school: South Zone 3 and busing

South Zone sub-zone 3 lists three high school choices: Bonita Springs High, Estero High and South Fort Myers High, with 2025-26 state grades of B, B and C. For 2026-27 the district's transportation page shows busing for sub-zone S3 to Bonita Springs High (S2 and S3), Estero High (S2 and S3) and South Fort Myers High (S1 to S5).

Bonita Springs High's site lists career academies, the FGCU Collegiate Academy and performing and visual arts programs. Routed time from inside the community is 18 to 22 minutes to Bonita Springs High, 23 to 26 to Estero High and 35 to 39 to South Fort Myers High.

Schools at a glance

The table pairs each school on the VillageWalk lists with its zone role, institutional address, state grade and drive time. Grades are the Florida Department of Education's 2025-26 letter grades as published; we do not rank the schools.

Sources: School District of Lee County, School Zones and SchoolSite Locator, read October 10, 2026; Florida Department of Education, school grades 2025-26 (file as of September 1, 2026); school sites on leeschools.net, read October 10, 2026. Drive times are OSRM free-flow estimates from four interior origins, read October 10, 2026.

Enrollment dates and documents

We do not publish enrollment dates here. The district's Student Enrollment page is the authority for open enrollment windows and the documents it requires, and it changes by school year. Check the zone for the exact address on the district tool before you rely on any school for a contract.

How Far Is VillageWalk of Bonita Springs From Hospitals?

From VillageWalk of Bonita Springs, NCH North Hospital in Naples is about 22 to 26 minutes by free-flow drive. The NCH Bonita freestanding emergency department and Lee Health's Coconut Point emergency department are about 23 to 28 minutes, and the region's Level II trauma center, Gulf Coast Medical Center, is about 35 to 39 minutes.

Data updated: October 2026 (hospital operators' own location pages, read October 10, 2026; drive times estimated with OSRM free-flow routing from four interior origins in the community, October 10, 2026).

Hospitals and emergency rooms

The table lists every emergency facility we measured from VillageWalk of Bonita Springs, in minute order. Free-flow means no traffic; Bonita Beach Road, Old 41 and Tamiami Trail carry more traffic in season, and an ambulance route may differ from a car route.

Sources: NCH, NCH North Hospital and Emergency Services; NCH Bonita freestanding emergency department; Physicians Regional Pine Ridge; Lee Health, Coconut Point Emergency Department and Gulf Coast Medical Center, all read October 10, 2026. Lee Health describes Gulf Coast as the only Level II trauma center between Bradenton and Miami.

Urgent care and outpatient

Lee Health's Bonita Community Health Center offers urgent care, imaging and specialty clinics and has no emergency department. It is 23 to 27 minutes from inside VillageWalk of Bonita Springs by free-flow drive. Read October 10, 2026.

Fire and rescue nearby

Bonita Springs Fire Station Six is on Bonita Beach Road SE about 0.4 mile east of the VillageWalk Boulevard entrance, per the county fire station layer and the district's station page, read October 10, 2026. The Bonita Springs Fire Control and Rescue District's site shows an ISO rating of 2. We did not find the station's opening date, so we do not print one.

Insurance network note

Lee Health's site carries a notice, read October 10, 2026, that from January 1, 2027 its hospitals and physicians will be out of network with UnitedHealthcare employer, individual and Medicare Advantage plans. That is Lee Health's own dated statement. Confirm a plan's network with the insurer before choosing a facility.

How Long Is the Drive From VillageWalk of Bonita Springs to Everywhere?

From inside VillageWalk of Bonita Springs, free-flow drives run about 10 to 14 minutes to I-75 Exit 116, 21 to 25 to Bonita Beach Park, 25 to 29 to Coconut Point, 30 to 34 to Southwest Florida International Airport and 37 to 40 to downtown Naples, per our routing estimates for Bonita Springs.

Data updated: October 2026 (OSRM free-flow routing from four interior origins in the community, run October 10, 2026; Lee County road centerline layer, read October 10, 2026).

Drive times table

Method: we routed from four points inside the gate to each destination and print the range of the four results, in minutes, with routed miles where we measured them. Free-flow assumes no traffic.

Sources: OSRM table routing, run October 10, 2026, from four interior origins; Publix and library minutes from a second set of interior origins run the same day.

Why the times are ranges

A range appears because VillageWalk covers about 649 acres, with about 11.6 miles of private two-lane roads in the 2007 plan, so a home near the gate and a home at the far end start in different places. Free-flow also excludes season, school traffic and construction. Allow more time at peak hours, and more again on the I-75 corridor while the widening described below is under construction.

Getting to I-75

The VillageWalk Boulevard entrance is about 3 miles east of I-75 Exit 116 along Bonita Beach Road, measured on the county road centerline layer. From inside the community the routed trip is 3.9 to 4.9 miles and 10 to 14 minutes. Bonita Beach Road continues about 1.75 miles east of the entrance to the Collier County line.

The state's I-75 widening project does not describe a rebuild of Exit 116. The project is covered under "What Is Being Built Near VillageWalk of Bonita Springs?" below.

What Is Near VillageWalk of Bonita Springs for Shopping, Parks and Beaches?

Near VillageWalk of Bonita Springs, the closest grocery we measured is Publix at Bonita Grande Crossing, 11 to 14 minutes away. Bonita Nature Place and the Bonita Springs Public Library are 17 to 19 minutes, and Miromar Outlets and Coconut Point are in Estero, 21 to 25 and 25 to 29 minutes. Beach parking in Bonita Springs is under repair.

Data updated: October 2026 (operator, county, city and state pages read October 10, 2026; drive times estimated with OSRM free-flow routing from inside the community).

Groceries and everyday shopping

Publix at Bonita Grande Crossing, 12900 Trade Way Four in Bonita Springs, is open 7 a.m. to 10 p.m. daily and has a pharmacy, per Publix's location page read October 10, 2026. It is 3.8 to 4.3 routed miles and 11 to 14 minutes from inside VillageWalk of Bonita Springs.

Inside the gate, the Town Center adds a gas station and a restaurant, covered in the Town Center section above. Miromar Outlets (21 to 25 minutes) and Coconut Point (25 to 29 minutes) are in Estero.

Parks, preserves and trails

• Pine Lake Preserve on Kent Road: 174 acres, open dawn to dusk, with trails and fishing and free parking, per Lee County Parks.
• Bonita Nature Place on Kent Road: 17 to 19 minutes from inside the community.
• CREW Flint Pen Strand parcels near East Terry Street, with trails and parking managed by the CREW partners. The state's CREW Wildlife and Environmental Area spans more than 28,000 acres across Lee and Collier counties.
• The city's parks include the Bonita Springs Recreation Center and Community Park on Pine Avenue (pool, tennis, skate park and disc golf; 19 to 21 minutes) and the Bark-N-Play dog park on East Terry Street.
• Riverside Park is in a phase 2 renovation targeted for completion by winter 2026, per the city's downtown events page. The city adopted its Parks Master Plan on September 9, 2026.

All read October 10, 2026.

Beaches and state parks

Bonita Beach Park, 27954 Hickory Blvd, is 21 to 25 minutes away. Lee County Parks reports that from September 8, 2026 the parking lot and park amenities are closed for Hurricane Ian restoration work, with pedestrian access through Bonita Beach Access #1. The county's Bonita Beach Access #1 page adds that its own parking lot closes from November 1, 2026, with pedestrian access kept open. Parking is normally $2 an hour and pets are not allowed. Little Hickory Island Park carries the same closure notice.

Lovers Key State Park, 32 to 36 minutes, charges $8 per vehicle. From May 1, 2026 it has no gift shop, bait shop or food service, and the tram is discontinued. Barefoot Beach Preserve in Collier County, 29 to 33 minutes, charges $10 for parking without a Collier resident permit and does not allow dogs. Read October 10, 2026.

Library, culture and events

The Bonita Springs Public Library, 10560 Reynolds Street, is part of the Lee County Library System and is closed Sundays. Everglades Wonder Gardens is 18 to 20 minutes away, Hertz Arena in Estero (home of the Florida Everblades) 25 to 27, Koreshan State Park 27 to 29 and the Audubon Corkscrew Swamp Sanctuary 43 to 45. Corkscrew's 2.25-mile boardwalk charges $17 general admission.

City-approved events scheduled as of October 2026 include Kris Kringle Village on December 12 and 13, 2026, the Center for the Arts Art Festival in Riverside Park on weekends in January, February and March 2027, and the Local Roots Flea Market on Saturdays from October 3, 2026 to May 29, 2027 at the Promenade at Bonita Bay, per the city's special events page.

Public transit

LeeTran's ULTRA on-demand zone does not reach VillageWalk of Bonita Springs. Every address point we sampled falls outside the Bonita Springs service area on the county layer (edited August 27, 2025), and the zone edge is 0.5 to 1 mile away. We print no hours; the LeeTran ULTRA page is the authority.

What Is Being Built Near VillageWalk of Bonita Springs?

Across Bonita Beach Road from VillageWalk of Bonita Springs, Revana Lakes was annexed into Bonita Springs in January 2026 and is approved for up to 299 homes with commercial space. White Willow, proposed at 94 homes, goes to a Lee County hearing on October 15, 2026, and the I-75 widening does not rebuild Exit 116.

Data updated: October 2026 (Lee County and City of Bonita Springs case files, FDOT project pages and Lee DOT counts, all read October 10, 2026).

Revana Lakes

Revana Lakes is 90.12 acres across Bonita Beach Road, about 0.4 mile northwest of the community (straight line). The City of Bonita Springs annexed it by Ordinance 26-01 in January 2026, and the county annexation layer is dated January 21, 2026. Gulfshore Business reported on January 23, 2026 that the city approved a mixed-use project of up to 299 homes with commercial space, with construction expected in 2027. We print no commercial square footage because the public sources we read disagree.

White Willow and the Bonita Beach Road commercial case

White Willow is a Lee County residential planned development (case DCI2025-00028): 47 acres north of Bonita Beach Road about 1.2 miles west of VillageWalk (straight line), proposed at 94 single-family homes. The Lee County Hearing Examiner hearing is scheduled for 9:00 a.m. on October 15, 2026. The outcome is pending.

The Bonita Beach Rd CPD (case DCI2024-00007), about 1.8 miles west, is an application for 12.1 acres and 60,000 square feet of commercial space on the case layer. It is in review. Those figures describe the application, not an approval.

I-75 widening and noise walls

The Florida Department of Transportation's project 452544-1 covers I-75 from Golden Gate Parkway to Alico Road, about 21 miles. It is in construction from mid 2026, with express and auxiliary lanes, a new diverging diamond interchange at Immokalee Road and ramp modifications at interchanges the project page does not name. It describes no reconstruction of Exit 116. FDOT scheduled an in-person public hearing for Tuesday, October 27, 2026 in Naples.

FDOT's noise wall plan calls for 20 ground-mounted walls (about 78,990 feet, 22 feet high), 2 shoulder-mounted and 2 structure-mounted walls, at about $77.06 million, with 29 communities eligible. The plan does not name them in the presentation we read. VillageWalk of Bonita Springs is about 3 miles from I-75, so we make no claim about its eligibility.

The Lee MPO's 2050 Transportation Plan, adopted December 12, 2025, lists an I-75 at Bonita Beach Road interchange improvement with a $48.85 million need. Only study and design are funded, in the 2041 to 2050 band.

Traffic on Bonita Beach Road

Lee DOT's 2025 counts show 42,600 vehicles a day on Bonita Beach Road west of I-75 and 24,300 a day east of I-75, per the department's 2025 traffic count report updated March 9, 2026. VillageWalk's entrance is on the east segment.

Conservation land to the north

The land north across Bonita Beach Road includes a 1,228-acre state-owned tract and a South Florida Water Management District tract near the CREW conservation lands, per the Lee County parcel layer read October 10, 2026. We describe it as state and water district conservation land.

How Do Daily Logistics Work in VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs has one gated entrance with 24-hour controlled access, Bonita Springs Utilities water and sewer, Florida Power & Light electricity, Lee County solid waste, association-provided internet and cable TV, a contract postal unit in the Town Center and an on-site management office open weekdays.

The gate, guests and vehicle tags

The association states "24-hour controlled access entry." The county records a gate-guard house built in 2006 with four electric gates, and the 2007 district engineer's report describes a manned guardhouse at the main entrance. The association's published forms describe vehicle RFID or barcode registration for residents and a guest-entry system for visitors. We did not find a current, dated fee for either, so we print none.

Open houses follow a separate Board-approved protocol dated January 12, 2016: Sundays from 1 to 4 p.m. only, a realtor present and visitors on a pre-appointment list at the gate. The protocol allows no "For Sale" signs anywhere in the community and only small white and dark-green open-house signs.

Golf carts and scooters register with the association and may use streets and the wide paths behind the homes that connect to the Town Center streets, but not sidewalks or the Town Center pavers. The recorded declaration requires a licensed driver, garage storage and insurance naming the association, and bars driving outside the VillageWalk entrance area.

Utilities and trash

Bonita Springs Utilities provides water and wastewater under a franchise at every point we sampled, Florida Power & Light serves the area, and solid waste is Lee County Area 1. The 2025 tax bills of five sampled VillageWalk homes carried a Lee County solid waste assessment of $358.45 and a City of Bonita Springs stormwater assessment of $50.00. No MSBU, fire assessment or lighting district line appeared on those bills. The city's 2019 stormwater tiers are $20 under 1,800 square feet of impervious surface and $50 above.

Internet and cable

The association states that lawn maintenance, irrigation, internet and cable TV are provided by the HOA, and the 2026 association budget carries lines for them, per the budget adopted October 22, 2025. The association's site and budget also reference two in-community TV channels and a newsletter, "Talk of the Walk."

Mail

A contract postal unit operates in the Town Center. The U.S. Postal Service lists it as "CPU Village Walk HOA." Hours are not stated in the listing we read on October 10, 2026.

The management office

The association is managed by KW Property Management and Consulting, with an on-site office in the Town Center. Office hours are Monday to Friday, 8:30 a.m. to 4:30 p.m. The fitness center is open 24 hours and the pools are open sunrise to sunset, per the association's Management Contacts page read October 10, 2026.

Architectural changes

The recorded Amended and Restated Declaration (Instrument 2020000093623, recorded April 20, 2020) gives the Architectural Control Committee authority over exterior changes. Permanent hurricane shutters need committee consent, and Florida law also protects an owner's right to install hurricane protection under association standards. Owners of detached homes maintain exterior walls and clean the roof, detached homes carry a 3 ft 1 in roof-overhang easement and the declaration bars above-ground pools. We print no application fee because no dated current fee document is published.

How Does VillageWalk of Bonita Springs Compare With Nearby Communities?

On the same Lee County instrument and the same 12 months, VillageWalk of Bonita Springs recorded 77 sales at a $482,500 median. Valencia Bonita recorded 53 at $829,000, Seasons at Bonita 40 at $562,500, Hawthorne 19 at $565,000 and Bonita National 53 at $989,000.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser heated area).

We ran each community through the same Lee County tool on the same roll, the 12 months to September 25, 2026, qualified single-family sales only. The table is a benchmark of what recorded in each place, not a ranking.

Source: Lee County Property Appraiser roll dated October 4, 2026 and recorded sales through September 25, 2026, qualified sales over $10,000. Bonita National's condominium and coach-home plats are separate legal names and are not included. Bonita Landing, with 215 parcels, recorded 6 sales from $530,000 to $707,000 in the same window; with fewer than 10 sales we print the count and range only.

For a newer gated neighbor a short drive east, Seasons at Bonita recorded 40 sales at a $562,500 median in the same 12 months. Parklands Lee and San Remo at Palmira sit in the Palmira area west of VillageWalk, and for the closest neighbor on the east see Valencia Bonita.

How to read the benchmark

The communities differ in product, lot size, age and amenities, and a median reflects that mix. Price per square foot divides by the county's heated area, which excludes garages and lanais, so it will not match a figure built on another measure. We do not mix in Southwest Florida MLS figures from other pages, because the instruments differ. A higher median does not mean a better community, and a lower one does not mean a cheaper-to-own one: VillageWalk's HOA and CDD layers, described above, belong in any carrying-cost comparison.

Price per square foot in context

VillageWalk's $292.95 median is a blend of two products. Detached homes recorded $319.62 per square foot of county heated area (39 sales) and attached homes $241.60 (38 sales). Within attached homes, one-story recorded $292.70 (21 sales) and two-story $218.15 (17 sales). The large attached share pulls the community's overall median down.

Against the benchmark, the detached figure of $319.62 sits above Seasons at Bonita ($284.99), Hawthorne ($286.80) and San Remo at Palmira ($234.02), and below Valencia Bonita ($364.11), Parklands Lee ($401.04) and Bonita National ($441.57). Those communities mix different home types, so read the comparison as context, not as a verdict.

VillageWalk of Bonita Springs vs Valencia Bonita: Which Community Fits Your Priorities?

VillageWalk of Bonita Springs and Valencia Bonita are neighbors on Bonita Beach Road in Bonita Springs. VillageWalk is a 2004 to 2015 community of detached homes and attached villas with a CDD, a 4-month minimum lease and no recorded age restriction. Valencia Bonita is 2017 to 2023, has no CDD and operates as housing for older persons.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Valencia Bonita's published association rules as read October 10, 2026; Florida Commerce special district list, read October 10, 2026).

Both communities sit along the same stretch of Bonita Beach Road in Bonita Springs, and Valencia Bonita, recorded as Bonita Beach Road Estates, was built by GL Homes between VillageWalk and Bonita National. The table sets the two side by side. Valencia Bonita cells come only from the records we read, and where those records are silent the cell says so.

Sources: Lee County recorded sales and roll, October 4, 2026; VillageWalk association 2026 budget (adopted October 22, 2025) and Amended and Restated Declaration (recorded April 20, 2020); CDD FY2026/27 budget; Valencia Bonita Homeowners Association published rules, read October 10, 2026; Florida Commerce, Official List of Special Districts, read October 10, 2026; Business Observer, "GL Homes sets sights on Bonita."

How the two compare on price

On the same Lee County instrument and window, Valencia Bonita's median of $829,000 is $346,500 above VillageWalk's $482,500 ($829,000 minus $482,500). Per square foot of county heated area the gap is $71.16 ($364.11 minus $292.95). Valencia Bonita recorded 53 sales to VillageWalk's 77 on 993 parcels against 1,652, and every sale in both was a resale.

The difference reflects construction era and product: Valencia Bonita homes date from 2017 to 2023, VillageWalk homes from 2004 to 2015, and VillageWalk's attached product recorded a $426,500 median in the window. Neither median says what a particular home will sell for.

How the two compare on rules and costs

VillageWalk's recorded declaration contains no age restriction, and leases must be whole homes for at least 4 months, no more than three in any 12 months, with association approval. Per Valencia Bonita's published association rules, as read for our Valencia Bonita guide, the community operates as housing for older persons, and leasing requires at least one intended occupant aged 55 or older within the 20 percent allowance, with a 7-month minimum term, no more than once in 12 months. That is a legal difference to read in each community's own recorded documents.

On cost layers, VillageWalk adds a CDD line of $555.03 to $881.46 a year on the tax bill, by lot width, on top of 2026 HOA dues of $1,380.93 to $1,652.27 a quarter. Valencia Bonita has no CDD: it is absent from the state's official special district list, and the Beach Road Estates CDD was dissolved by City Ordinance 17-14 on July 19, 2017. Valencia Bonita's HOA dues are not published in the documents we read, so we make no dues comparison.

Which fits which priorities

The choice comes down to criteria, and the table answers them directly. A buyer who wants an attached villa or townhome, a resale under about $500,000 or a lease term shorter than 7 months will find those only on the VillageWalk side of the table. A buyer whose priority is construction from 2017 or newer and no CDD line will find those on the Valencia Bonita side.

A buyer who wants a Town Center with a gas station, a car wash and a post office unit inside the gate will find those in VillageWalk's records and not in the Valencia Bonita records we read. The age rule is a legal difference, so read each community's documents for the exact language before you decide.

What Are the Pros and Cons of VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs pairs strengths with trade-offs. Strengths: the lowest recorded sale in our benchmark except San Remo at Palmira, a Town Center with fuel, mail and dining inside the gate, and Zone X on every parcel tested. Trade-offs: two fee layers, older roofs, 4-month minimum leases, no golf or marina, and sale and lease approvals.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; association 2026 budget adopted October 22, 2025; CDD FY2026/27 budget; FEMA National Flood Hazard Layer read October 10, 2026).

What the record shows in VillageWalk's favor

• Entry price in the benchmark. The lowest recorded sale in the 12 months was $315,000, against $275,000 at San Remo at Palmira and $373,860 at Hawthorne. Every VillageWalk sale was a resale, and 41 of the 77 closed under $500,000 (8 from $300,000 to $399,999 and 33 from $400,000 to $499,999).
• A Town Center inside the gate. The association describes a lakefront Town Center with a gas station, touchless car wash, tennis, pickleball, basketball and bocce courts, a playground and a fitness center, and the county records seven Town Center buildings built in 2007 on a 9.124-acre tract the association owns.
• Flood zone. FEMA's National Flood Hazard Layer, read October 10, 2026, places all nine sampled points, and all 1,752 parcel records we tested, in Zone X, an area of minimal flood hazard. Lee County places the community in evacuation zone D, which is not a flood zone.
• Published numbers. The 2026 HOA dues by home style, the CDD assessments by lot width and the bond balances are all in documents the association and the district publish, which lets a buyer compute a carrying cost before an offer.
• Services bundled in dues. The association says lawn maintenance, irrigation, internet and cable TV are provided by the HOA.
• Choice of product. The community holds 985 detached homes and 667 attached villas and townhomes built 2004 to 2015, so one gate covers a wide spread of prices: detached homes recorded a $650,000 median and attached homes $426,500.

What a careful buyer should weigh

• Two fee layers. Quarterly HOA dues run $1,380.93 to $1,652.27 for 2026, and the CDD adds $555.03 to $881.46 a year on the tax bill. Cayman/Dublon dues rose from $976.54 a quarter in the association's 2020 FAQ to $1,380.93 in 2026, about 41.4 percent.
• Roof age. Of the 1,652 roll-file homes, 1,093 (66.2 percent) were built in 2010 or earlier, so an original roof would be 15 or more years old in 2026. Actual roof history is not public, so a buyer should ask for the roof's age and an inspection.
• Lease rules. Leases must be whole homes, at least 4 months, no more than three in any 12 months, with association approval. That matters to a buyer who plans to rent the home.
• No golf course, marina or docks. No parcel in the community carries a golf land use, and none of the 1,655 home parcels has a boat dock or seawall. The recorded declaration treats the lakes as primarily aesthetic amenities, with any fishing or non-powered boating subject to Board rules.
• Approvals on sales and leases. The declaration requires the owner to notify the association of a sale or lease, and the Board decides within 30 business days or the application is deemed approved.
• Open-house limits. The Board's protocol limits open houses to Sundays from 1 to 4 p.m. and bars "For Sale" signs.
• Unknowns we could not fill. Days on market, sale-to-list ratio, active listings, months of supply and an insurance premium for a VillageWalk home are not in the public records we read.

Thinking of Selling Your VillageWalk of Bonita Springs Home? List With the #1 Team in Southwest Florida Since 2012

Selling a VillageWalk of Bonita Springs home well means pricing it on the Lee County record, putting the HOA and CDD fee layers in front of a buyer before the buyer asks, and clearing the association's approval and estoppel steps early. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every VillageWalk listing around those three.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida statutory rates read October 10, 2026).

If you're searching for the best VillageWalk of Bonita Springs listing agent, or thinking, 'I need to sell my house in VillageWalk of Bonita Springs...', 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 VillageWalk home against the recorded sales on the same community, set the home style beside its 2026 HOA dues and its CDD line, and put the recorded rules in front of the buyer first. In the last 12 months we tracked 77 VillageWalk sales in the Lee County record, and every one of them informs the number we give you. Call Jesse direct at (239) 898-6072 for a confidential conversation.

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VillageWalk of Bonita Springs sales in the last 12 months

For the 12 months to September 25, 2026, Lee County recorded 77 qualified sales in VillageWalk of Bonita Springs, at a median of $482,500 and a range of $315,000 to $894,500 (Lee County recorded sales, our analysis). The median is $292.95 per square foot of county heated area, and every one of the 77 sales was a resale, with no builder-direct sale in the window. Detached homes recorded 39 sales at a $650,000 median, and attached villas and townhomes recorded 38 sales at a $426,500 median.

Because the 12-month window holds well over 10 sales, we did not widen it, but the longer windows show how the record has moved. Over 24 months the county recorded 147 sales at a $515,000 median, over 36 months 211 sales at $525,000, and over 60 months 385 sales at $539,000. The file holds 3,208 recorded sales in all, beginning January 6, 2005, at a $328,000 median across that whole history. Each window is read on its own and the windows overlap, so they are never added together.

Hammerhead at VillageWalk and Finch at VillageWalk are the two small detached sections that sellers ask about most. Each recorded two resales in the 12 months, and with so few sales we print each one and no median.

Over 60 months Hammerhead recorded 9 sales, from $425,000 to $590,000, and Finch recorded 3 sales. Days on market and the sale-to-list ratio come from the Southwest Florida MLS, and they are not in this record: Information not available at time of publishing (checked 2026-10-10).

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What Is Your VillageWalk of Bonita Springs Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation and we will follow up with a VillageWalk number built on recorded sales of comparable homes, adjusted for home style, size, lot and the roof. For the wider city picture, our Bonita Springs home valuation page explains how we value homes across Bonita Springs.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

For a value built from the recorded sales of your plan, section and street, start with our VillageWalk of Bonita Springs home valuation guide.

Our VillageWalk of Bonita Springs seller guide covers pricing, the association steps, the disclosures and the cost to sell.

How we price a VillageWalk home

We start with the recorded sales and work outward in four steps. First we sort the recorded sales by home style, because VillageWalk holds 985 detached homes and 667 attached villas and townhomes, and the 12-month medians differ by more than $220,000 ($650,000 for detached homes against $426,500 for attached). Within attached homes we separate one-story from two-story, which recorded $450,000 and $407,500. Second, we match your home by the county's heated area, because the county measures heated area and not garages or lanais, and the community's homes range from 1,383 to 2,693 square feet.

Third, we adjust for what differs. Lake position and a private pool both show up in the sales: detached homes in the main plat with a pool recorded 22 sales at a $692,500 median against 13 at $574,000 without one, which is a correlation and not a cause, because pool homes differ in other ways too. Phase and year built matter as well, since the homes were built between 2004 and 2015 and the roof clock runs from the year built. Fourth, we put the roof next to the price. Of the 1,652 homes on the county roll, 1,093 (66.2 percent) were built in 2010 or earlier, so an original roof is 15 or more years old in 2026, and a buyer's insurer will ask about it. We do not borrow a price per square foot from another community, and we do not quote the community-wide median as your price.

Seller closing costs at the VillageWalk median

Two statutory lines can be computed from the price, and the contract controls who pays them. In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 of consideration and the owner's title policy premium at Florida's promulgated rate, which is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. The table shows both lines at the two medians, with the inputs.

The title premium is before any reissue credit. Commission is negotiable and is not printed here, and closing settlement fees vary by title company, so we do not print them either. The buyer, not the seller, pays the association's resale capital contribution, and the association's estoppel certificate fee has a statutory base cap of $250 when no amount is delinquent (s. 720.30851, 2026 text, read October 12, 2026), with a current adjusted cap of $299 on the Department of Business and Professional Regulation schedule; the association's actual fee may be lower. Florida has no state income tax; for federal capital gains rules, speak with a tax adviser. Sources: Florida Statutes s. 201.02 and Rule 69O-186.003.

Documents a VillageWalk seller should gather first

Gathering these before the first showing shortens the path from contract to closing:

• The estoppel certificate request. The association issues it through its management company's estoppel department. It states the status of dues and assessments, its fee has a statutory base cap of $250 when no amount is delinquent and a current adjusted cap of $299 ($119 more if expedited, $179 more if delinquent; the association's actual fee may be lower), and it is effective for 30 days if hand delivered or sent electronically, or 35 days if sent by regular mail.
• The association approval package. The declaration requires the owner to notify the association of a sale, and the Board decides on the buyer within 30 business days or the application is deemed approved.
• The disclosures Florida law requires. A seller gives the buyer the property tax disclosure (s. 689.261) and, for an association, the HOA disclosure summary (s. 720.401). The CDD disclosure in s. 190.048 applies to the developer's initial sale, not to a resale, so we attach the district's assessment table and bond sheet instead.
• The Open House Protocol. The Board's protocol of January 12, 2016 sets Sunday open houses and bars "For Sale" signs, so it belongs in the plan before the listing goes live.
• A copy of the recorded declaration. The Amended and Restated Declaration (Lee County Instrument 2020000093623, recorded April 20, 2020) and the June 7, 2023 parking amendment control the rules a buyer will ask about. The links are in the Downloadable Documents section below.
• Your 2025 tax bill and the CDD line. The bill carries the CDD assessment for your lot width, from $555.03 to $881.46 a year.

Mini-FAQ for VillageWalk of Bonita Springs sellers

Five questions come up before almost every VillageWalk listing, and the full seller FAQ below covers many more.

How long does a VillageWalk home take to sell?

Days on market for VillageWalk come from the Southwest Florida MLS, and they are not in the county record: Information not available at time of publishing (checked 2026-10-10). What the county record does show is volume, 77 recorded sales in the 12 months to September 25, 2026, which is about 6 a month on average (77 divided by 12). Ask us for the current pace on your home style and we will pull it with you.

Do I need association approval to sell my VillageWalk home?

The declaration puts an approval step in the sale. The owner notifies the association of the sale, and the Board decides on the buyer within 30 business days or the application is deemed approved (Articles 20.1 and 20.2 of the Amended and Restated Declaration, recorded April 20, 2020). We build that window into the contract calendar from the first day.

Who pays the capital contribution when a VillageWalk home sells?

The buyer pays it. The declaration's Resale Capital Assessment (Article 8.7) is paid by the buyer when a home resells after its first sale from the developer. The Board may change it once a calendar year, but not by more than 15 percent over the prior year. The association's own FAQ, dated September 2021, set it at $1,725 effective October 1, 2021, and the amount due today is on the estoppel certificate.

Does the CDD balance have to be paid off when I sell?

No. The CDD's own bond balance sheet, good through October 31, 2026, says the balance "does not have to be paid off at closing." The annual CDD assessment stays on the tax bill with the home, from $555.03 to $881.46 a year by lot width. If a payoff is wanted, the sheet shows about $4,675 for a Cayman townhome in Phases 3 and 4 and about $7,095 for an Estate home.

Can I put a For Sale sign in my yard in VillageWalk?

No. The Open House Protocol that the Board approved on January 12, 2016 bars "For Sale" signs anywhere in the community. The only signs it allows are 12 by 18 inch white and dark-green open-house signs, and only for the Sunday open-house window of 1 to 4 p.m. with a realtor present and visitors on a pre-appointment list at the gate.

Your Local Real Estate Experts

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

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To browse homes for sale in VillageWalk of Bonita Springs, see VillageWalk homes for sale at Domain Realty Group.

Selling a VillageWalk home? Call Jesse direct at (239) 898-6072. Buying in VillageWalk? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Buying elsewhere in the city? Start with our Bonita Springs buyer guide.

The VillageWalk of Bonita Springs buyer guide walks through a purchase step by step.

VillageWalk of Bonita Springs FAQ: Buyer Edition

Buyers ask what VillageWalk of Bonita Springs is, what it costs each year, what its recorded rules allow and how it compares with its neighbors in Bonita Springs. The answers below come from the recorded declaration, the 2026 budgets, county records and our own analysis, with each figure tied to its source and date.

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Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association 2026 budget adopted October 22, 2025; CDD FY2026/27 budget; FEMA National Flood Hazard Layer read October 10, 2026).

What is VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs is a gated community of 1,655 homes in the City of Bonita Springs, Lee County, Florida, ZIP 34135, built from 2004 to 2015 around a 9-acre Town Center that the association owns. The county classes 985 homes as detached and 667 as attached villas and townhomes (439 one-story and 228 two-story), each on its own lot, and three of the 1,655 are not classified. DiVosta Homes was the developer, and a single homeowners association and a single community development district serve the whole community.

Where is VillageWalk of Bonita Springs located?

VillageWalk of Bonita Springs sits on the south side of Bonita Beach Road SE at its eastern end, about 3 miles east of I-75 Exit 116, with VillageWalk Boulevard as the entrance road. Bonita Beach Road continues about 1.75 miles east of the entrance to the Collier County line. Valencia Bonita is immediately east, and San Remo at Palmira, Parklands Lee and Palmira Golf and Country Club are to the west. The estimated free-flow drive from inside the community to the I-75 interchange is 10 to 14 minutes (3.9 to 4.9 routed miles; OSRM routing on OpenStreetMap roads, no traffic, October 10, 2026).

Is Village Walk of Bonita Springs the same as VillageWalk of Naples?

No. Village Walk of Bonita Springs, written "VillageWalk of Bonita Springs" in the recorded documents, is a different community from VillageWalk of Naples, which is in Collier County. This one is in the City of Bonita Springs, in Lee County, in ZIP 34135, with its own homeowners association (filed March 3, 2004) and its own community development district. Everything on this page comes from Lee County records and this community's own documents, and none of it describes the Naples community.

Is VillageWalk of Bonita Springs gated?

Yes. The association describes "24-hour controlled access entry," and the Lee County neighborhood and subdivision layers both flag the community as gated. The 2007 engineer's report for the community development district describes a manned guardhouse at the main entrance, and the county records a gate-guard house built in 2006 with four electric gates. Open-house visitors are checked against a pre-appointment list at the gate, under the Board's January 12, 2016 protocol.

How many homes are in VillageWalk of Bonita Springs?

VillageWalk of Bonita Springs has 1,655 homes, the figure in the association's 2026 approved budget and the community development district's FY2026/27 budget, and the Lee County parcel layer also returns 1,655 single-family parcels. The county roll file that sits behind our sales statistics holds 1,652 of them, so we use 1,652 only as the denominator of county statistics. The community's size has changed on paper over time: the 2003 zoning allowed up to 1,999 dwelling units (344 more than were built), the district's 2007 plan expected about 1,791, and in 2015 the developer replaced 143 planned Phase II units with 104.

Who built VillageWalk of Bonita Springs?

DiVosta Homes, L.P., a Delaware limited partnership and successor by merger to DiVosta and Company, Inc., was the declarant. The original Declaration was made July 27, 2004 and recorded August 6, 2004 (Lee County Official Records Book 4392, Page 1358). PulteGroup states on its own corporate page that it acquired DiVosta Homes in 1998 (builder marketing, read October 10, 2026), and the district's audits name Pulte Group, Inc. as the developer. The community's controlling document today is the Amended and Restated Declaration recorded April 20, 2020.

When was VillageWalk of Bonita Springs built?

VillageWalk of Bonita Springs was built between 2004 and 2015, with a median year built of 2006. On the county roll, 2005 added 466 homes and 2006 added 366, which together are 832 of 1,652 homes (50.4 percent). Building slowed to 31 homes in 2007, 74 in 2008 and 42 in 2009, then ran at 99 to 124 homes a year from 2010 to 2015. The county roll records no reason for the pattern, so we do not offer one.

What types of homes are in VillageWalk?

VillageWalk of Bonita Springs has detached homes and attached villas and townhomes, each on its own fee-simple lot (it is not a condominium). The association groups the 1,655 homes into six styles: Cayman/Dublon 238, Capri/Carrington 430, Garden Series 173, Oakmont and Classic Series 592, Carlyle 107 and Estate Series 115. The county classes 985 homes as detached and 667 as attached, and the attached homes sit only in Phases I, 1A, 2, 3, 4A and 4C. Phases 4B, 4D, 4E, 4F, 4G, Hammerhead at VillageWalk and Finch at VillageWalk are all detached.

How big are the homes in VillageWalk?

Homes in VillageWalk of Bonita Springs range from 1,383 to 2,693 square feet of county heated area, averaging about 1,862. The most common sizes are 1,534 square feet (316 homes), 1,868 (200) and 1,429 (121). By bedrooms and baths the roll shows 596 homes at 3 bedrooms and 2 baths, 581 at 2 and 2, 253 at 3 and 3, and 194 at 4 and 3. County heated area excludes garages and lanais, so it will not match a figure built on another measure.

What are Hammerhead and Finch at VillageWalk?

Hammerhead at VillageWalk and Finch at VillageWalk are two small detached sections of the community, both built in 2010 and 2011. Hammerhead has 34 homes on Hammerhead Lane, 33 of them with 3 bedrooms and 2 baths, on lots of about 0.13 acre, and 22 of its parcels are county lake-use and 12 are canal-use. Finch has 14 homes on Finch Terrace, 11 of them with 3 bedrooms and 3 baths, on lots of about 0.22 acre, and 10 carry a pool flag. No separate association for either is on file with the state; the same CDD bills both and the master declaration governs them. Whether either has its own supplemental declaration is not established in the records we read.

Is VillageWalk of Bonita Springs a 55+ community?

The recorded Amended and Restated Declaration for VillageWalk of Bonita Springs contains no age restriction. Article XVI is marked "Reserved," and the units are for single-family residential use. That is a statement about the recorded document, and the declaration itself, recorded in Lee County on April 20, 2020, is the place to read the exact language.

What are the HOA fees in VillageWalk of Bonita Springs?

The 2026 quarterly HOA dues, adopted by the Board on October 22, 2025, depend on the home style: Cayman/Dublon $1,380.93, Capri/Carrington $1,448.54, Garden Series $1,486.59, Oakmont and Classic Series $1,556.60, Carlyle $1,643.57 and Estate Series $1,652.27. Annual equivalents (quarterly times four) run from $5,523.72 to $6,609.08, or $460.31 to $550.76 a month. The 2025 figures were $1,244.88 for Cayman/Dublon up to $1,529.59 for Estate (association 2026 approved budget).

What do the VillageWalk HOA fees include?

The association says lawn maintenance, irrigation, internet and cable TV are provided by the HOA. The 2026 budget carries lines for the guard service, the gate, landscape, lakes and fountains, the Town Center, pools, courts, fitness, social activities, a hurricane clean-up reserve and the gas station, car wash and post office. The total 2026 assessment is $9,984,394, made up of $8,696,994 for maintenance and $1,287,400 for reserves. We do not print individual line amounts, so read the budget for them.

How often are VillageWalk HOA fees due?

VillageWalk of Bonita Springs dues are payable quarterly, due January 1, April 1, July 1 and October 1 (association budget and FAQ). The declaration (Article 8.1) describes billing on the 15th of December, March, June and September for payment in January, April, July and October, with a late charge after 30 days. Late amounts can carry interest up to 18 percent or the legal maximum (Article 9.1), so confirm the current schedule on the estoppel certificate.

Does VillageWalk have a CDD fee?

Yes. The VillageWalk of Bonita Springs Community Development District is a Chapter 190 special district created by City of Bonita Springs Ordinance 04-16 in November 2004. Its assessment appears on the Lee County tax bill, set by lot width and identical for FY2025/26 and FY2026/27. In Phases I and II it is $555.03 for the Cayman 26-foot and Capri 36-foot lots, $642.38 for Oakmont 50-foot and $729.71 for Carlyle 60-foot. In Phases III and IV it is $601.46 for Cayman and Capri, $671.46 for Garden 40-foot, $696.46 for Oakmont, $779.46 for Classic 50-foot, $792.46 for Carlyle and $881.46 for Estate 65-foot. Each amount includes the district's operations and maintenance charge of $60.46, unchanged since 2013, and is the gross levy including the early-payment discount and county collection costs, which works out to about $46 to $73 a month.

How long will the VillageWalk CDD bonds last?

The district's bonds run to 2036 and 2037. At September 30, 2025, $8,932,000 was outstanding: $3,345,000 of Series 2015 refunding bonds (maturing May 2036) and $5,587,000 of Series 2018 refunding bonds (maturing May 2037), down from $10,169,000 at September 30, 2023. The debt part of each lot's assessment is fixed by the district's methodology by lot size, cannot increase and can fall on a refinancing. The district's bond balance sheet, good through October 31, 2026, shows what a payoff would be, from about $4,675 to $7,095 by lot class.

Is there a capital contribution when buying in VillageWalk?

Yes. The declaration's Resale Capital Assessment (Article 8.7) is paid by the buyer when a home resells after its first sale from the developer. The Board sets it, may change it once a calendar year and may not raise it by more than 15 percent over the prior year, and certain transfers are exempt, including transfers to a co-owner, spouse, siblings or children, certain estate transfers and a foreclosure by a first mortgagee or the association. The association's FAQ of September 2021 set it at $1,725 from October 1, 2021, and no newer amount is published in any association document we read. As a ceiling only, $1,725 raised by the full 15 percent in each of 2022 to 2026 could not exceed about $3,469.59 ($1,725 x 1.15 to the 5th power). The amount due is on the estoppel certificate.

How much are property taxes in VillageWalk of Bonita Springs?

The 2025 total millage in VillageWalk's tax district (district 017, City of Bonita Springs and Bonita Springs Fire) is 12.7970 mills, of which public schools are 5.3190 and all other levies are 7.4780, with the City at 0.8470 and the fire district at 1.9466 (Lee County Property Appraiser, 2025 millage book). At the $482,500 12-month median, with homestead and assuming the assessed value equals the price, school levies are 5.3190 mills on $457,500 ($2,433.44) and other levies are 7.4780 mills on $432,500 ($3,234.24), about $5,667.68 in all; without homestead it is $482,500 x 12.7970 mills = $6,174.55. The 2026 book printed October 9, 2026 applies 12.7942 mills, including the City's 0.8411 mills adopted on September 23, 2026 (Resolution 26-027). Voters also approved up to $35 million of city general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026, repaid from ad valorem taxes; no document we read states a per-home cost. The Property Appraiser sets the real assessed value, so these are examples and not a bill.

What does it cost each year to own a VillageWalk home?

Three worked examples show the full stack using 2026 HOA dues, FY2026/27 CDD amounts, the sampled 2025 non-ad valorem lines (City stormwater $50.00 and Lee County solid waste $358.45) and homestead taxes, before insurance and utilities. A Capri/Carrington home at $482,500 in Phases I and II: HOA $5,794.16 + CDD $555.03 + $50.00 + $358.45 + taxes $5,667.68 = $12,425.32 a year, about $1,035 a month ($12,932.19 without homestead). A detached Oakmont or Classic home at $650,000 in Phases III and IV: $6,226.40 + $696.46 + $50.00 + $358.45 + $7,811.18 = $15,142.49, about $1,262 a month. A Cayman/Dublon townhome at $407,500 in Phases I and II comes to about $11,195.

Can I rent out my VillageWalk home?

Yes, within the declaration's leasing rule (Article 20.3). Leases must be for the whole home, with a minimum term of 4 months, and no home may be leased more than three times in any 12-month period. Every lease needs association approval, and the owner remains jointly liable. A tenant takes on the owner's right to use the Common Area under Board rules. The declaration controls, so read Article 20.3 before you plan a rental.

Are short-term rentals allowed in VillageWalk?

Not as the leasing rule is written. The recorded declaration sets a minimum lease term of 4 months, allows no more than three leases of a home in any 12-month period and requires association approval of every lease, so a rental shorter than 4 months does not meet it. The association interprets and enforces its own declaration, so read Article 20.3 and the tenant application the association publishes before you rely on a rental plan.

Does the association have to approve me as a buyer?

Yes. The declaration (Articles 20.1 and 20.2) requires the owner to notify the association of a sale, and the Board decides within 30 business days or the application is deemed approved. The declaration, recorded April 20, 2020, states an application fee of $100 per applicant or the highest rate the law allows, and no current charge is published in any association document we read. The grounds the declaration lists for disapproval include a felony record, prior bankruptcies or foreclosures, a credit score below 650 and unpaid fines or assessments, so read Article 20.2 before you make an offer.

Are pets allowed in VillageWalk of Bonita Springs?

Yes. The declaration (Article 12.2.D) allows dogs, cats and other domestic household animals if they are not kept for commercial purposes or in numbers Lee County Animal Control deems unreasonable, and they must be leashed in Common Areas. It sets no fixed count or weight limit, and it provides for reasonable accommodation for service and support animals. Smoking and vaping are barred in Common Areas under Article 12.2.X.

Can I park a boat or RV in VillageWalk?

Only inside a garage. The parking rule (Article 12.2.B, as amended by the Certificate of Amendment recorded June 7, 2023) limits vehicles to garages, driveways or Board-designated spots, bars overnight parking on the roads and requires commercial vehicles, RVs, boats and trailers to be inside a garage. Guest vehicles may use Board-designated spots, including the townhome cut-outs.

Are golf carts allowed in VillageWalk?

Yes, with conditions. The declaration (Article 12.2.V) requires a licensed driver, storage in a garage and insurance that names the association, and it bars driving a golf cart outside the VillageWalk entrance area or boundaries. The association's barcode registration form covers golf carts and scooters, which may use the streets and the wide paths behind the homes that connect to the Town Center streets, but not sidewalks or the Town Center pavers. The form prints no fee.

What amenities does VillageWalk of Bonita Springs have?

The association describes "a delightful lakefront Town Center with numerous amenities including a gas station, touchless carwash, tennis, pickleball, basketball, bocce courts, playground, and a world class fitness center," with Town Center businesses "a restaurant, bagel shop, hair salon, and spa" and a full-time Lifestyle Director. The county records seven Town Center buildings, all built in 2007, on a 9.124-acre tract the association owns. The fitness center is open 24 hours and the pools run sunrise to sunset (association management page), and the association's budget carries social activities, bingo, a newsletter and two in-community TV channels.

Is there a gas station and post office in VillageWalk?

Yes, both are on the association's Town Center. The Florida Department of Environmental Protection lists an open retail fuel facility with two underground double-walled tanks, with the VillageWalk HOA as contact (state report dated October 10, 2026), and the HOA's 2026 budget carries lines for the gas station, car wash and post office. USPS lists a contract postal unit named "CPU Village Walk HOA." The public records we read do not name the gas station's operator or brand, say whether it serves the public, or list the post office counter hours.

Does VillageWalk have tennis and pickleball?

Yes. The association lists tennis, pickleball, basketball and bocce courts among its Town Center amenities. The South Florida Water Management District issued permits to the HOA in 2019 for the Town Center restaurant awning (January 7) and the pickleball courts (November 8), and the county cost card for the Town Center lists clay tennis court area of 56,000 square feet and a concrete court of 54 by 91 feet. The records we read give no count of courts.

Is there a golf course in VillageWalk of Bonita Springs?

No. No parcel in the community's legal descriptions carries a golf land use, and neither the declaration nor the 2007 engineer's land-use plan includes a golf course. The nearest golf-use parcels, measured straight line from the Town Center tract on the county parcel layer, are Palmira's golf parcels at 0.8 and 1.3 miles, Quail West at 2.0 miles, Bonita National at 2.1 miles and Mediterra at 5.0 miles. Those distances imply no membership or access.

Can you boat or fish on the VillageWalk lakes?

Not as a given. The lakes belong to the CDD (about 194 acres of lakes and lake maintenance easements), which holds the superior right to surface and storm water and may restrict lake use. The declaration treats the lakes as primarily aesthetic amenities, with any fishing or non-powered boating subject to Board rules. There is no marina, boat ramp or dock, and none of the 1,655 home parcels has a boat dock or seawall on the county layer.

Is VillageWalk of Bonita Springs in a flood zone?

On FEMA's National Flood Hazard Layer, read October 10, 2026, VillageWalk of Bonita Springs is in Zone X, an area of minimal flood hazard with no base flood elevation, at all nine points we sampled (Phases I, 2, 3, 4A, 4B, 4E, 4G, Hammerhead and Finch), and all 1,752 VillageWalk parcel records we tested fall inside the same Zone X polygon. The governing panel is 12071C0679F, effective August 28, 2008. Lee County's flood map revision takes effect March 2, 2027 and revises six panels, and panel 0679 is not among them. Zone X describes minimal mapped flood hazard and is not a guarantee against flooding.

Do VillageWalk homes need flood insurance?

A lender decides for a mortgage, through its flood determination, and a Zone X designation does not make flood insurance unavailable or unwise. From January 1, 2027, Citizens Property Insurance requires flood insurance on every new and renewing personal residential policy that includes wind coverage, whatever the zone (condominium unit-owner, tenant contents and wind-excluded policies are exempt), and has required it for Coverage A of $400,000 and up since January 1, 2026. The City of Bonita Springs holds Community Rating System class 5, which keeps a 25 percent discount on National Flood Insurance Program policies (city notice of November 21, 2024). Get a flood quote as part of any offer.

What hurricane evacuation zone is VillageWalk in?

Lee County places VillageWalk of Bonita Springs in evacuation zone D, surge zone 4, at all nine points we sampled. The county's Zone D sheet says "Zone D is one of our least vulnerable Evacuation Zones" and "Wind, including tornados, is the most significant danger in Zone D." An evacuation zone is not a flood zone. The design wind speed for homes (Risk Category II) is 160 mph at all nine points, and the community lies inside the wind-borne debris region.

How much is homeowners insurance in VillageWalk?

No VillageWalk premium is published in any record we read. Three things move a premium that you can check. Roof age matters, since 1,093 of 1,652 homes (66.2 percent) were built in 2010 or earlier, and Florida law limits when an insurer may refuse to write or renew on roof age alone, with an inspection showing five or more years of remaining life as the protection for an older roof. Wind-mitigation features earn discounts under s. 627.0629, documented on the state's form OIR-B1-1802 (Rev. 04/26), effective April 1, 2026. And Citizens' 2026 multiperil rates fall by an average of 8.8 percent (wind-only 5.5 percent) from July 1, 2026.

What schools serve VillageWalk of Bonita Springs?

At all 13 addresses we tested, covering every phase, the School District of Lee County's 2026-27 zone data assigns study area 2260, elementary zone Q, middle zone GG and high school South Zone 3. Elementary choices are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; middle choices are Bonita Springs Middle Center for the Arts and Three Oaks Middle; high school choices are Bonita Springs High, Estero High and South Fort Myers High. The Florida Department of Education's 2025-26 grades are Bonita Springs Elementary C, Spring Creek Elementary B, Pinewoods A, San Carlos Park A, Three Oaks Elementary A, Bonita Springs Middle B, Three Oaks Middle A, Bonita Springs High B, Estero High B and South Fort Myers High C. Elementary busing runs only within the proximity zone and not for students living within 2 miles of the school.

How far is VillageWalk from the beach and the airport?

Estimated free-flow drive times from inside the community (OSRM routing on OpenStreetMap roads, no traffic, October 10, 2026): Bonita Beach Park 21 to 25 minutes (9.9 to 10.9 miles), Barefoot Beach Preserve 29 to 33, Lovers Key State Park 32 to 36, Southwest Florida International Airport 30 to 34 minutes (19.3 to 20.3 miles) and Naples Airport 30 to 34. VillageWalk has no beach access of its own. Lee County lists the Bonita Beach Park parking lot and amenities as closed from September 8, 2026 for Hurricane Ian restoration work, with pedestrian access through Bonita Beach Access #1, whose own lot closes November 1, 2026; Little Hickory Island Park's lot and amenities closed on the same September 8 date.

What hospitals are near VillageWalk of Bonita Springs?

The nearest hospitals with emergency care are NCH North Hospital in Naples (22 to 26 minutes, 11.1 to 12.0 miles; open 24 hours with emergency, pediatric emergency and maternity services), the NCH Emergency Department in Bonita Springs and Physicians Regional Pine Ridge in Naples (both 23 to 27 minutes), and the Lee Health Coconut Point Emergency Department in Estero (24 to 28). Gulf Coast Medical Center in Fort Myers, a Level II trauma center, is 35 to 39 minutes. Lee Health's site says its hospitals and physicians will be out of network with UnitedHealthcare from January 1, 2027. Bonita Springs Fire Station Six is on Bonita Beach Road SE about 0.4 mile east of the VillageWalk Boulevard entrance.

How does VillageWalk compare with Valencia Bonita?

On the same Lee County instrument and window, VillageWalk of Bonita Springs recorded 77 sales at a $482,500 median and $292.95 per square foot of county heated area, while Valencia Bonita recorded 53 sales at $829,000 and $364.11, a gap of $346,500 and $71.16 per square foot. VillageWalk was built from 2004 to 2015 and has a CDD; Valencia Bonita was built from 2017 to 2023 and has none. VillageWalk's minimum lease is 4 months with no recorded age restriction, while per its published association rules Valencia Bonita operates as housing for older persons with a 7-month minimum. See our Valencia Bonita guide, and call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

VillageWalk of Bonita Springs FAQ: Seller Edition

Sellers in VillageWalk of Bonita Springs ask about price, pace, the association's approval and estoppel steps, the CDD, the sign and open-house limits, roof age and what a sale costs. Each answer below draws on the Lee County record or a posted document, and where a figure is not published we say so.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; association and CDD documents as read October 10, 2026; Florida statutes read October 10, 2026).

What is my VillageWalk of Bonita Springs home worth?

The Lee County record gives a starting range and not your number. In the 12 months to September 25, 2026, VillageWalk of Bonita Springs recorded 77 sales at a $482,500 median ($315,000 to $894,500), with detached homes at a $650,000 median (39 sales, $425,000 to $894,500) and attached villas and townhomes at $426,500 (38 sales, $315,000 to $510,000). Your home's style, size, lot, roof and phase move it within those ranges. Get a free home valuation, see our Bonita Springs home valuation page, or call Jesse at (239) 898-6072.

How many VillageWalk homes sold in the last year?

Lee County recorded 77 qualified sales in VillageWalk of Bonita Springs in the 12 months to September 25, 2026 (2025-09-26 to 2026-09-25), and all 77 were resales. Longer windows show 147 sales over 24 months, 211 over 36 months and 385 over 60 months. Since the first recorded sale on January 6, 2005 the file holds 3,208 sales, so the 12-month count is a recent slice of a long record.

What is the median sale price in VillageWalk of Bonita Springs?

The median recorded sale price in VillageWalk of Bonita Springs was $482,500 for the 12 months to September 25, 2026, on a range of $315,000 to $894,500 and $292.95 per square foot of county heated area. Longer windows read $515,000 over 24 months, $525,000 over 36 months and $539,000 over 60 months. By price band, 8 sales were $300,000 to $399,999, 33 were $400,000 to $499,999, 30 were $500,000 to $749,999 and 6 were $750,000 to $999,999, with none under $300,000 or at $1,000,000 and up.

What do detached homes sell for in VillageWalk?

Detached homes in VillageWalk of Bonita Springs recorded 39 sales in the 12 months to September 25, 2026, at a $650,000 median, a range of $425,000 to $894,500 and $319.62 per square foot of county heated area. Over 36 months the county recorded 114 detached sales at $664,500, and over 60 months 210 at $674,950. In the main plat, 20 sales of 1,700 to 2,099 square feet had a $653,000 median ($550,000 to $815,000), and 7 sales of 2,400 square feet and up ranged from $585,000 to $820,000.

What do VillageWalk villas and townhomes sell for?

Attached villas and townhomes in VillageWalk of Bonita Springs recorded 38 sales in the 12 months to September 25, 2026, at a $426,500 median, a range of $315,000 to $510,000 and $241.60 per square foot of county heated area. One-story attached homes recorded 21 sales at $450,000 ($382,500 to $510,000; $292.70 per square foot), and two-story attached homes 17 sales at $407,500 ($315,000 to $435,000; $218.15). Over 36 months attached homes recorded 97 sales at $460,000, and over 60 months 175 at $480,000.

What have Hammerhead homes sold for?

Hammerhead at VillageWalk recorded two resales in the 12 months to September 25, 2026: $482,500 on October 22, 2025 for a 1,400-square-foot home and $425,000 on May 1, 2026 for a 1,455-square-foot home, in county heated area. With two sales we print each price and no median. Over 60 months the county recorded 9 Hammerhead sales, from $425,000 to $590,000, too few for a median. The section's first sales came from the builder in 2010 and 2011, 32 of them at $181,000 to $207,200.

What have Finch homes sold for?

Finch at VillageWalk recorded two resales in the 12 months to September 25, 2026: $701,000 on February 12, 2026 for a 2,486-square-foot home and $894,500 on May 13, 2026 for a 2,616-square-foot home, in county heated area. With two sales we print each price and no median. Over 60 months the county recorded 3 Finch sales. The section's first sales came from the builder in 2010 and 2011, 14 of them at $300,200 to $387,400.

What is the price per square foot in VillageWalk?

The median in VillageWalk of Bonita Springs was $292.95 per square foot of county heated area across the 77 recorded sales in the 12 months to September 25, 2026. By product it was $319.62 for detached homes (39 sales), $241.60 for attached homes (38), $292.70 for one-story attached (21) and $218.15 for two-story attached (17). County heated area leaves out garages and lanais, so the figure is not comparable with one built on another measure.

Are VillageWalk prices going down?

The recorded calendar-year medians for VillageWalk of Bonita Springs are 2019 $300,000 (123 sales), 2020 $320,000 (131), 2021 $422,500 (108), 2022 $545,000 (88), 2023 $575,000 (69), 2024 $550,750 (64), 2025 $522,500 (76) and 2026 through September 25 $477,500 (58, a partial year). The 2025 median is 9.1 percent below 2023 ($522,500 divided by $575,000 is 0.909), and 2023 is 91.7 percent above 2019. A median reflects the mix of homes that sold, and the record forecasts nothing, so we make no prediction.

Is now a good time to sell in VillageWalk?

We read the record and do not call a market. The record shows 77 recorded sales in the 12 months to September 25, 2026, a $482,500 median, and 58 sales from January 1 to September 25, 2026 against 76 in all of 2025. Whether that suits your plans depends on your timeline, your equity and what you would buy next, and the Lee County record cannot answer it. We can walk through the sales that match your home style and size.

How long does it take to sell a home in VillageWalk?

Time on market for VillageWalk comes from the Southwest Florida MLS, and it is not in the county record: Information not available at time of publishing (checked 2026-10-10). The county record shows volume, 77 sales in the 12 months to September 25, 2026, about 6 a month on average. The association's 30-business-day buyer approval window and the buyer's financing both sit inside any timeline, so we build the calendar from your required closing date backward.

Which VillageWalk streets sell for the most?

No street recorded the 10 sales a median needs in the 12 months to September 25, 2026, so we compare ranges. Among streets with three or more recorded sales, the highest-priced were Nautica Lane (3 sales, $590,000 to $775,000), Pisces Lane (4, $532,500 to $700,000) and Wahoo Drive (3, $598,000 to $650,000), followed by Upwind Drive (3, $412,000 to $500,000), Vermillion Lane (4, $446,000 to $500,000) and Islet Trail (3, $450,000 to $480,000). The rest were Queen Angel Way (5, $384,000 to $450,000), Estuary Circle (3, $425,000 to $440,000), Laughing Gull Lane (3, $390,000 to $425,000), Latitude Drive (6, $382,500 to $435,000) and Auk Way (3, $395,000 to $407,500). The highest single sale was $894,500 on Finch Terrace on May 13, 2026. A street can cross phases and product types, so its prices reflect a mix of homes.

Does a pool or lake lot change the price?

In the sales, homes with a pool or on a lake use lot recorded higher medians, which is a correlation and not a cause. Detached homes in the main plat with a pool recorded 22 sales at $692,500 against 13 sales at $574,000 without one. Attached homes on county lake-use lots recorded 17 sales at $454,000, against 21 at $405,000 on lots with no water use. The county classes 1,250 homes as lake lots, 88 as canal and 314 as other, and 852 carry a pool flag. Size, phase and year built differ between the groups too, so a comparison of your own home is what counts.

Does the home style change what my VillageWalk home is worth?

Yes, because the style sets the price range and the fee layers a buyer will see. The association's six styles are Cayman/Dublon (238 homes), Capri/Carrington (430), Garden Series (173), Oakmont and Classic Series (592), Carlyle (107) and Estate Series (115), with 2026 quarterly dues from $1,380.93 to $1,652.27. Detached homes recorded a $650,000 median and attached homes $426,500 in the 12 months to September 25, 2026. A buyer reads the price and the dues together, so we price your home against recorded sales of the same style.

What does it cost to sell a home in VillageWalk?

Two statutory lines can be computed from the price. At the $482,500 community median, deed documentary stamps are 4,825 x $0.70 = $3,377.50 and the owner's title premium is $575 + ($382,500 x $5.00 per $1,000 = $1,912.50), about $2,487.50 before any reissue credit. In Lee County the seller customarily pays both, and the contract controls. Commission is negotiable and closing settlement fees vary by title company, so we print neither. The buyer pays the association's capital contribution, and the estoppel certificate fee has a statutory base cap of $250 when no amount is delinquent (s. 720.30851, 2026 text) and a current adjusted cap of $299 on the Department of Business and Professional Regulation schedule; the association's actual fee may be lower.

Who pays documentary stamps and title insurance in Lee County?

The seller customarily pays both in Lee County, and the contract controls. The deed documentary stamp tax is $0.70 per $100 of consideration under s. 201.02, Florida Statutes. The owner's title premium follows the promulgated rate in Rule 69O-186.003: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At the $650,000 detached median, that is $4,550.00 in stamps and about $3,325.00 in premium.

What will I net from my VillageWalk sale?

We do not print a net figure, because it depends on your payoff, your commission agreement, prorations and the contract. The lines we can compute are statutory: at the $482,500 median, stamps of $3,377.50 and a title premium of about $2,487.50, and at $650,000, $4,550.00 and about $3,325.00. Commission is negotiable, and closing settlement fees vary by title company. Florida has no state income tax; for federal capital gains rules, speak with a tax adviser. We prepare a written net sheet from your own numbers before you list.

Does the association have to approve my buyer?

Yes. The declaration (Articles 20.1 and 20.2) requires the owner to notify the association of the sale, and the Board decides on the buyer within 30 business days or the application is deemed approved. The association publishes a New Homeowner Application on its documents page. The grounds the declaration lists for disapproval include a felony record, prior bankruptcies or foreclosures, a credit score below 650 and unpaid fines or assessments, so we tell a buyer to read Article 20.2 before making an offer.

How long does association approval take?

Up to 30 business days. Under Articles 20.1 and 20.2 of the Amended and Restated Declaration (recorded April 20, 2020), the Board decides within 30 business days, and the application is deemed approved if it does not. That window can sit inside a typical contract period, so we ask the buyer to submit the application at the start of the contract and track the clock with the buyer's lender and title company.

Who pays the capital contribution, me or the buyer?

The buyer. The Resale Capital Assessment in Article 8.7 is paid by the buyer when a home resells after its first sale from the developer. The Board sets it, may change it once a calendar year and not by more than 15 percent over the prior year, and certain transfers are exempt. The association's FAQ of September 2021 set it at $1,725 from October 1, 2021, and no newer amount is published in any association document we read. As a ceiling only, it could not exceed about $3,469.59 in 2026 ($1,725 x 1.15 to the 5th power). The estoppel certificate shows the amount due.

What is an estoppel certificate and what does it cost?

An estoppel certificate is the association's written statement of the status of an owner's dues and assessments, which the buyer's title company needs for the closing. The association issues it through its management company's estoppel department. Florida law (s. 720.30851, 2026 text, read October 12, 2026) sets a statutory base cap of $250 when no amount is delinquent, $100 more for delivery within 3 business days and up to $150 more when an amount is delinquent, and those caps are adjusted every 5 years. The current adjusted caps on the Department of Business and Professional Regulation schedule are $299, $119 and $179, with the next adjustment due by July 1, 2027, and the association's actual fee may be lower. A certificate is effective for 30 days if hand delivered or sent electronically, or 35 days if sent by regular mail. We request it early, because it also shows the capital contribution due and any unpaid assessments.

Do I have to pay off the CDD balance when I sell?

No. The community development district's bond balance sheet, good through October 31, 2026, says the balance "does not have to be paid off at closing." The assessment continues on the tax bill with the home, from $555.03 to $881.46 a year by lot width. If a buyer or you want to pay it off, the sheet shows about $4,675 for a Cayman townhome in Phases 3 and 4 and about $7,095 for an Estate home. The bonds mature in 2036 and 2037.

What disclosures must a VillageWalk seller give?

The CDD disclosure in s. 190.048 is required in a contract for the initial sale of a parcel in a district, so it governs the developer's first sale and not a resale; we still attach the district's assessment table and bond sheet. On a resale Florida law requires the property tax disclosure (s. 689.261) and, for an association, the HOA disclosure summary (s. 720.401). In VillageWalk the CDD line is $555.03 to $881.46 a year by lot width, and the HOA's 2026 quarterly dues run from $1,380.93 to $1,652.27 by style. Your contract form carries the disclosure language.

Can I hold an open house in VillageWalk?

Yes, within the Board's Open House Protocol of January 12, 2016. Open houses are allowed on Sundays from 1 to 4 p.m. only, with a realtor present and visitors on a pre-appointment list at the gate. The protocol allows only 12 by 18 inch white and dark-green open-house signs. We plan the open house around the gate list and the protocol's hours.

Can I put a For Sale sign in my VillageWalk yard?

No. The Open House Protocol approved by the Board on January 12, 2016 bars "For Sale" signs anywhere in VillageWalk of Bonita Springs. The only signs it allows are the 12 by 18 inch white and dark-green open-house signs used during the Sunday open-house window. Marketing for a VillageWalk listing therefore runs through photography, video and online exposure and not through yard signs.

How are showings handled at the gate?

The community has 24-hour controlled access, and the Open House Protocol puts open-house visitors on a pre-appointment list at the gate. The documents we read set out no gate procedure for private showings, so we make no claim about one. We tell you in writing how each showing will be arranged once your listing is live.

Does my roof age affect my VillageWalk sale?

It can, because a buyer's insurer will ask about it. On the county roll, 1,093 of 1,652 homes (66.2 percent) were built in 2010 or earlier and 1,207 (73.1 percent) in 2011 or earlier, so an original roof is 15 or more years old in 2026, while 445 homes (26.9 percent) were built from 2012 to 2015. Actual roof history is not public. Florida law (s. 627.7011) limits when an insurer may refuse to write or renew on roof age alone, and an inspection showing five or more years of remaining life is the protection for an older roof. Keep any roof invoice and warranty.

Does Zone X help when selling in VillageWalk?

VillageWalk of Bonita Springs sits in FEMA Zone X at all nine points we sampled and for all 1,752 parcel records we tested (FEMA National Flood Hazard Layer, read October 10, 2026), and buyers see that on their flood determination. We make no claim about what Zone X does to price, because the sales record does not isolate it. From January 1, 2027, Citizens also requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone, so a buyer who insures wind with Citizens will carry flood as well.

Do I have to disclose hurricane damage?

Yes, if you know of it. Florida sellers must disclose known facts that materially affect a home's value and that a buyer cannot easily see, and storm damage that you know about falls under that duty; your contract form and your closing attorney or title company carry the exact language. The public sources we read record no storm damage specific to VillageWalk, which is not evidence about any single home. NHC records Hurricane Ian's landfall on Cayo Costa on September 28, 2022 as a Category 4 storm.

Can I rent my home while it is listed?

Only within the declaration's leasing rule (Article 20.3): whole homes, a minimum term of 4 months, no more than three leases in any 12 months and association approval of every lease. A rental shorter than 4 months does not meet the rule. A lease in place also interacts with showings and with the buyer's closing date, so we map the lease end date against the contract calendar before we advise.

Do buyers who plan to rent need to know the lease rules?

Yes, and a buyer who plans to rent should read them before making an offer. Leases must be for the whole home, run at least 4 months, be limited to three per home in any 12 months and be approved by the association, and the owner stays jointly liable. We put Article 20.3 in front of such a buyer early, and we tell a seller that the rule can shape who is able to buy.

How does a buyer's financing interact with the association approval?

They run separately and on their own clocks. The association's Board decides within 30 business days or the application is deemed approved (Articles 20.1 and 20.2), while the lender approves the loan on its own terms and its own deadlines under the contract. The contract calendar has to fit both, so we set the financing and appraisal dates with the approval window in mind.

What happens to my property tax benefits when I sell and buy again?

Florida's portability rule lets a homestead owner carry part of the accumulated Save Our Homes benefit to a new Florida homestead when the statutory conditions and deadlines are met (see the Lee County Property Appraiser's portability page and s. 193.155). Amendment 3, which passed on November 3, 2026, raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 to 5 percent from January 1, 2027. Speak with the Property Appraiser or a tax adviser about your own situation.

Should I renovate before selling my VillageWalk home?

The public record has no renovation-value field, so it cannot show how a renovation changes a VillageWalk sale price. What the record does support is checking what a buyer will see in the inspection and insurance steps, starting with the roof, since 66.2 percent of the homes were built in 2010 or earlier. We compare your home with recorded sales of the same style and size and tell you what we see before you spend.

How do VillageWalk prices compare with Valencia Bonita and Seasons at Bonita?

In the same 12 months to September 25, 2026, VillageWalk of Bonita Springs recorded 77 sales at a $482,500 median ($292.95 per square foot of county heated area). Valencia Bonita recorded 53 sales at $829,000 ($364.11), and Seasons at Bonita recorded 40 sales at $562,500 ($284.99). The communities differ in age, product and fee layers, so a median is context and not a verdict on your home.

What is the best month to list in VillageWalk?

Monthly MLS closing counts for VillageWalk, the measure that would show the best month to list: Information not available at time of publishing (checked 2026-10-10). The county record gives annual counts and not a monthly pattern we trust for a community this size, so we do not invent one. We work backward from the date you need to close, leaving room for the 30-business-day association approval, the estoppel certificate and the buyer's financing.

Who is the best realtor to sell a VillageWalk of Bonita Springs home?

McGreevy and Comisar price a VillageWalk home from the recorded sales, the 2026 HOA dues and the CDD line, and put the recorded rules in front of the buyer first. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012 and, with Domain Realty Group, a team that has closed over $2.5 billion in real estate. Our headquarters is in Bonita Springs. The accolades are listed above, and the next step is a conversation about your home.

How do I start selling my VillageWalk home with McGreevy and Comisar?

Start with a free home valuation, or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. We then pull the recorded sales that match your home, set the pricing plan in writing and gather the estoppel request, the association approval package and the disclosures before the listing goes live. Buying in VillageWalk instead? Call Marc at (239) 287-5873.

Sources

Every figure on this VillageWalk of Bonita Springs page traces to a source below: Lee County and its Property Appraiser, Tax Collector and Clerk, the recorded declaration, the association's and the district's own documents, state and federal agencies, and a few dated press and builder items, each labelled. Market figures come from Lee County recorded sales through September 25, 2026.

Primary sources come first in each group. Each line gives the title, the issuer, the date we read it and the address.

Recorded documents, the association and the community development district

1. Lee County Clerk of Court Official Records (LandMarkWeb): Amended and Restated Declaration of Covenants, Conditions and Restrictions for VillageWalk of Bonita Springs, Instr 2020000093623, recorded 04/20/2020; original Declaration OR Book 4392 Page 1358 (08/06/2004); Certificate of Amendment Instr 2023000200262 (06/07/2023), read October 10, 2026, https://or.leeclerk.org/LandMarkWeb/
2. Association copy of the recorded Amended and Restated Declaration (73 pages), Information for Realtors list, VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=uhmcM1ZugWc%3d&tabid=8052&portalid=88&mid=16173
3. VillageWalk of Bonita Springs HOA, 2026 Approved Budget with Board letter (adopted October 22, 2025; PDF created 2025-10-23), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=_9kyp5UFNxk%3d&tabid=8052&portalid=88&mid=16173
4. HOA 2025 Approved Budget with Board letter, VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=UpLCdlbnJz8%3d&tabid=8052&portalid=88&mid=16173
5. Certificate of Amendment, parking (Art. 12.2.B), association copy, VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=Sim3UsG__Iw%3d&tabid=8052&portalid=88&mid=16173
6. Rules and Regulations, Exhibit D to the 2004 Declaration (OR 4392 Pages 1444 to 1445), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=1YES3GHEQqk%3d&tabid=8052&portalid=88&mid=16173
7. Open House Protocol, Board approved January 12, 2016, VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=1b5D4Rg00eA%3d&tabid=8052&portalid=88&mid=16173
8. About Our Community (association PDF: "private lakefront community of 1,655 luxury single-family homes and town homes"), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/LinkClick.aspx?fileticket=E9GiB046kGs%3d&tabid=8051&portalid=88&mid=16172
9. Association FAQ for New Owners (PDF created 2020-09-22), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/Portals/88/images/Documents/FAQ.pdf
10. Association Frequently Asked Questions (PDF created 2021-09-10; capital contribution $1,725 effective October 1, 2021), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/Portals/88/Frequently%20Asked%20Questions.pdf?ver=2021-09-10-063139-420
11. Information for Realtors (document list), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/villagewalk/Welcome/Information-for-Realtors
12. Management Contacts (office hours, fitness 24 hours, pools sunrise to sunset), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/villagewalk1/villagewalk/Management-Contacts
13. Association welcome page (amenities, 24-hour controlled access, Lifestyle Director, "lawn maintenance, irrigation, internet, and cable TV"), VillageWalk of Bonita Springs Homeowners Association (association copy), read October 10, 2026, https://websites.kw-ic.com/villagewalk/
14. VillageWalk of Bonita Springs Community Development District, home, read October 10, 2026, https://villagewalkbonitaspringscdd.org/
15. CDD Documents (meeting schedule and books), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/documents/
16. CDD Financial (budgets, audits), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/financial/
17. CDD FAQs, VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/faqs/
18. CDD Contact (manager Special District Services), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/contact/
19. City of Bonita Springs Ordinance No. 04-16 (CDD establishment), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2021/10/01.-Ordinance-No-04-16.pdf
20. City of Bonita Springs Ordinance No. 07-02 (CDD boundary to 648.79 acres), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2021/10/VillW-City-Ordinance-07-02-Expanding-Boundaries.pdf
21. CDD Engineer's Report, RWA, Inc., February 20, 2007, revised March 22, 2007, VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2020/06/VillW-Engineers-Report-Revised-03-22-07.pdf
22. CDD Final Budget FY2026/2027 (assessment table, units), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2026/07/VillW-Final-Budget-2026-2027.pdf
23. CDD Final Budget FY2025/2026, VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2025/06/VillW-Final-Budget-2025-2026-1.pdf
24. CDD Budget and Assessment Narrative, October 31, 2025 (O&M $60.46 unchanged since 2013), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2025/11/VillW-Website-Budgets-Assessments-Narrative-10-31-25.pdf
25. CDD Bond Balance and Assessment Info, good through October 31, 2026, VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2025/10/VillW-Bond-Balance-and-Assessment-Info-Website-good-through-10-31-26.pdf
26. CDD Ownership Summary of Findings (2016-09-27, revised 2025-08-07), VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2025/08/2025-08-05-CDD-Ownership-Summary-of-Findings-rev-2.pdf
27. CDD audited financial report, fiscal year ended September 30, 2025, VillageWalk of Bonita Springs Community Development District, read October 10, 2026, https://villagewalkbonitaspringscdd.org/wp-content/uploads/2026/06/2025-FINAL-REPORT-VILLAGE-WALK-OF-BONITA-SPRINGS-CDD.pdf
28. Florida Auditor General e-filed CDD audit, fiscal 2023, read October 10, 2026, https://flauditor.gov/pages/specialdistricts_efile%20rpts/2023%20villagewalk%20of%20bonita%20springs%20community%20development%20district.pdf
29. Florida Commerce, Official List of Special Districts, read October 10, 2026, https://floridajobs.org/community-development/community-planning/special-districts/special-district-accountability-program/official-list-of-special-districts
30. Florida Retirement System, Appendix K (district list naming the VillageWalk CDD), read October 10, 2026, https://frs.fl.gov/forms/Appendix_K.pdf
31. Florida Division of Corporations: VillageWalk of Bonita Springs Homeowners Association, Inc., N04000002220, read October 10, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n04000002220-0ff43e7d-3d0c-475d-83cb-0bdf7f1e57f2&searchTerm=S&listNameOrder=S
32. Sunbiz: VillageWalk of Bonita Springs Veterans Club Inc., N22000005712, Florida Division of Corporations, read October 10, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n22000005712-8fdabaa5-54a3-456e-87cf-3ce58553dd4d&searchTerm=S&listNameOrder=S
33. Sunbiz: Village Walk Garden Club of Bonita Springs, Inc., N15000011818, Florida Division of Corporations, read October 10, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n15000011818-aab25a2c-bdc3-452a-99ef-19c26616a51a&searchTerm=S&listNameOrder=S
34. Sunbiz name search "VILLAGEWALK", Florida Division of Corporations, read October 10, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=VILLAGEWALK

Zoning, entitlement and county records

35. City of Bonita Springs Zoning Ordinance 03-19 (DCI2003-00005), adopted June 23, 2003, Lee County, read October 10, 2026, https://docsearch.leegov.com/Home/DownloadFile/980533896
36. Administrative Amendment ADD2004-00115, applicant DiVosta Homes L.P., July 8, 2004, Lee County, read October 10, 2026, https://docsearch.leegov.com/Home/DownloadFile/980533712
37. Lee County Planned Development datasheet, Village Walk of Bonita Springs (DCI2000-00070), read October 10, 2026, https://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI2000-00070
38. Lee County zoning case file DCI2000-00070 (Corkscrew Growers Section Three, 2002), applicant exhibit, read October 10, 2026, https://docsearch.leegov.com/Home/DownloadFile/981245049
39. Lee County GIS hosted services catalog (parcels, annexations, evacuation, watersheds, ULTRA zones, parks), read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services
40. Lee County Parcels layer (LCPA), Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Lee_County_Parcels/FeatureServer/0
41. Lee County Building Footprints layer (BldgDescription "Ranch" and "Attached Villa"), Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Building_Footprints/FeatureServer/0/query
42. Lee County Neighborhoods and Areas layer (Villagewalk of Bonita Springs: 1,655 units, gated), Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Neighborhoods_and_Areas/FeatureServer/0/query
43. Lee County Subdivisions and Condominiums layer (13 plats), Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Subdivisions_and_Condominiums/FeatureServer/0/query
44. Lee County SubdivisionsGeneral layer, Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/SubdivisionsGeneral/FeatureServer/0/query
45. Lee County NG911 Address Points, Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NG911_Address_Points/FeatureServer/0/query
46. Lee County Tax Collector, Real Estate Property Taxes, read October 10, 2026, https://www.leetc.com/property-taxes/
47. Lee County Property Appraiser, 2025 Taxing District Millage Book (district 017 total 12.7970), read October 10, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
48. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (district 017 applied 12.7942), read October 30, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
49. Lee County Property Appraiser, Apply for Homestead, read October 10, 2026, https://www.leepa.org/Homestead/ApplyForHomestead.aspx
50. Lee County Property Appraiser, Portability, read October 10, 2026, https://www.leepa.org/Exemption/Portability.aspx
51. Lee County Property Appraiser, Hazards map service (design wind speed layers 4 to 6), read October 10, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer

Flood, storm, insurance and building code

52. FEMA National Flood Hazard Layer MapServer, read October 10, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
53. FEMA NFHL layer 28, flood hazard zones, read October 10, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
54. FEMA NFHL layer 3, FIRM panels, read October 10, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3
55. FEMA Pending NFHL, read October 10, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
56. FEMA Preliminary NFHL, read October 10, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
57. FEMA Map Service Center, address search, read October 10, 2026, https://msc.fema.gov/portal/home
58. Lee County, 2026/2027 FEMA Proposed Flood Map Revisions (LOMR 20-04-0036S, effective March 2, 2027), read October 10, 2026, https://www.leegov.com/dcd/flood/floodways/femamapchanges2026
59. Lee County, Community Rating System discounts, read October 10, 2026, https://www.leegov.com/dcd/flood/firm/insurance/discounts
60. City of Bonita Springs, FEMA Community Rating System (class 5, 25 percent, notice November 21, 2024), read October 10, 2026, https://www.cityofbonitasprings.org/FEMACRS
61. Lee County Evacuation Zones layer, Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/EvacuationZones/FeatureServer/0
62. Lee County Emergency Management, Evacuation Zone D sheet, read October 10, 2026, https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20D.pdf
63. Lee County Watersheds layer (Imperial River), Lee County GIS, read October 10, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Watersheds/FeatureServer/0
64. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022), read October 10, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
65. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma (AL112017), read October 10, 2026, https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
66. NOAA National Water Prediction Service, gauge BSIF1, Imperial River near Bonita Springs, read October 10, 2026, https://api.water.noaa.gov/nwps/v1/gauges/BSIF1
67. USGS Short-Term Network events (high-water marks), read October 10, 2026, https://stn.wim.usgs.gov/STNServices/Events.json
68. SFWMD Environmental Resource Permits map service (36-04096-P, Town Center permits), South Florida Water Management District, read October 10, 2026, https://geoweb.sfwmd.gov/agsext1/rest/services/Regulation_ApplicationPermits/EnvironmentalResourcePermits_RegPermitting/MapServer
69. City of Bonita Springs, Stormwater and Drainage (stormwater assessment tiers), read October 10, 2026, https://www.cityofbonitasprings.org/services___departments/public_works/stormwater__drainage
70. City of Bonita Springs, Flood Reduction and Watershed Restoration Plan (draft dated 2018-04-13), read October 10, 2026, https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_11726458/File/Departments/Public%20Works/Stormwater/Flood%20Reduction%20and%20Watershed%20Restoration%20Plan.pdf
71. Citizens Property Insurance, flood coverage requirement, read October 10, 2026, https://www.citizensfla.com/flood
72. Citizens release, March 4, 2026, 2026 multiperil rates, Citizens Property Insurance, read October 10, 2026, https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
73. Citizens bulletin, March 19, 2026, OIR-B1-1802 (Rev. 04/26), Citizens Property Insurance, read October 10, 2026, https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes
74. My Safe Florida Home, read October 10, 2026, https://mysafeflhome.com/
75. Florida Statutes 627.0629 (wind mitigation discounts), Florida Legislature, read October 10, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html
76. Florida Statutes 627.7011 (roof age), Florida Legislature, read October 10, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
77. Florida Statutes 627.715 (flood; Citizens), Florida Legislature, read October 10, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.715.html
78. Florida Building Commission, Florida Building Code (8th Edition effective December 31, 2023), read October 10, 2026, https://www.floridabuilding.org/c/default.aspx
79. Florida Building Commission, 2023 FBC Summary Report, read October 10, 2026, https://www.floridabuilding.org/fbc/commission/FBC_0424/Commission/2023_FBC_Summary_Report.pdf
80. Florida Senate, SB 808 (2026) analysis (first FBC effective March 1, 2002), read October 10, 2026, https://www.flsenate.gov/Session/Bill/2026/808/Analyses/2026s00808.pre.bi.PDF
81. Bonita Springs Fire Control and Rescue District, read October 10, 2026, https://www.bonitafire.org/
82. Bonita Springs Fire District, ISO Rating 2 (2018 credits), read October 10, 2026, https://www.bonitafire.org/iso-rating-2
83. Bonita Springs Fire District, Station Six page, read October 10, 2026, https://bsfr.specialdistrict.org/bonita-springs-fire-station-six
84. City of Bonita Springs, Hurricane Ian Progress Report, read October 10, 2026, https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report

Schools, healthcare, transport and the civic pipeline

85. School District of Lee County, School Zones, read October 10, 2026, https://www.leeschools.net/student_enrollment/school_zones
86. School District of Lee County, Student Enrollment Plan 2026-2027, read October 10, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
87. School District of Lee County, Transportation Optimization (high school busing), read October 10, 2026, https://www.leeschools.net/support/transportation_optimization
88. School District of Lee County, Student Enrollment, read October 10, 2026, https://www.leeschools.net/student_enrollment
89. SchoolSite Locator, Lee County 26-27 (district tool), School District of Lee County, read October 10, 2026, https://www.schoolsitelocator.com/apps/leecounty/
90. District zone layers (StudyAreas, MiddleAA, HighAA), School District of Lee County, read October 10, 2026, https://www.schoolsitelocator.com/server/rest/services/ssl_IM/MapServer
91. FLDOE 2025-26 School Grades (as of September 1, 2026), Florida Department of Education, read October 10, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
92. Bonita Springs Elementary, School District of Lee County, read October 10, 2026, https://bne.leeschools.net/
93. Spring Creek Elementary, School District of Lee County, read October 10, 2026, https://spc.leeschools.net/
94. Pinewoods Elementary, School District of Lee County, read October 10, 2026, https://pin.leeschools.net/
95. San Carlos Park Elementary, School District of Lee County, read October 10, 2026, https://sac.leeschools.net/
96. Three Oaks Elementary, School District of Lee County, read October 10, 2026, https://oak.leeschools.net/
97. Bonita Springs Middle Center for the Arts, School District of Lee County, read October 10, 2026, https://bnm.leeschools.net/
98. Three Oaks Middle, School District of Lee County, read October 10, 2026, https://okm.leeschools.net/
99. Bonita Springs High, School District of Lee County, read October 10, 2026, https://bnh.leeschools.net/our_school
100. Estero High, School District of Lee County, read October 10, 2026, https://est.leeschools.net/
101. South Fort Myers High, School District of Lee County, read October 10, 2026, https://sfm.leeschools.net/
102. FLDOE, Lee County School District 2024-2025 Work Plan, Florida Department of Education, read October 10, 2026, https://cdn.fldoe.org/core/fileparse.php/9948/urlt/LEE2025.pdf
103. NCH North Hospital location page, NCH Healthcare System, read October 10, 2026, https://locations.nchmd.org/fl/naples/nch-north-hospital
104. NCH Emergency Services, NCH Healthcare System, read October 10, 2026, https://nchmd.org/services/emergency-services/
105. NCH Emergency Department, Bonita freestanding, NCH Healthcare System, read October 10, 2026, https://locations.nchmd.org/fl/bonita-springs/nch-emergency-department-bonita-freestanding
106. Lee Health, Coconut Point Emergency Department, read October 10, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
107. Lee Health, Bonita Community Health Center, read October 10, 2026, https://www.leehealth.org/locations/find-a-location/bonita-community-health-center
108. Lee Health, Gulf Coast Medical Center, read October 10, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
109. Physicians Regional Medical Center, Pine Ridge, read October 10, 2026, https://www.physiciansregional.com/physicians-regional-pine-ridge
110. LeeTran ULTRA On Demand, Lee County, read October 10, 2026, https://www.leegov.com/leetran/ultra
111. FDOT project 452544-1, I-75 Golden Gate Parkway to Alico Road (last updated 10/01/2026), Florida Department of Transportation, read October 10, 2026, https://www.swflroads.com/project/452544-1
112. FDOT noise wall presentation, I-75 Golden Gate to Alico (August 31 to September 2, 2026), Florida Department of Transportation, read October 10, 2026, https://www.swflroads.com/project-files/307/den%20Gate-Alico_Noise%20Wall%20Presentation.pdf
113. Lee DOT 2025 Traffic Count Report (updated March 9, 2026), Lee County, read October 10, 2026, https://www.leegov.com/dot/Documents/Traffic%20Folder/Traffic%20Count%20Report/2026/2025%20PCS%20Report.pdf
114. Lee County DCD, Comprehensive Plan Amendment Applications Under Review (report dated 10/04/2026), read October 10, 2026, https://www.leegov.com/dcd/rpts/Documents/CPAUnderReview.pdf
115. Lee County case DCI2025-00028, White Willow RPD, read October 10, 2026, https://results.leegov.com/home/index/ZoningCases/DCI2025-00028
116. Lee County case DCI2024-00007, Bonita Beach Rd CPD, read October 10, 2026, https://results.leegov.com/home/index/ZoningCases/DCI2024-00007
117. East Bonita Beach Road CDD (neighboring district; FY2027 budget), read October 10, 2026, https://eastbonitabeachroadcdd.net/about
118. City Council minutes, July 19, 2017 (Ordinance 17-14 dissolving the Beach Road Estates CDD), City of Bonita Springs, read October 10, 2026, https://cdnsm5-hosted.civiclive.com/Userfiles/DBFiles/server_11726458/202302/19340225/07_19_17_ada_city_council_meeting_minutes.pdf
119. Florida FWC, CREW Wildlife and Environmental Area, Florida Fish and Wildlife Conservation Commission, read October 10, 2026, https://myfwc.com/recreation/cooperative/crew/
120. Gulfshore Business, "Bonita Springs approves Revana Lakes mixed-use project," January 23, 2026, read October 10, 2026, https://www.gulfshorebusiness.com/gb-daily/bonita-springs-approves-revana-lakes-mixed-use-project/article_dbd532c7-d56e-45c8-be9c-7f121aa0114c.html

Parks, shopping, services and the neighboring community

121. Lee County Parks, Bonita Beach Park (closure from September 8, 2026), read October 10, 2026, https://www.leegov.com/parks/beaches/bonitabeach
122. Lee County Parks, Little Hickory Island Park, read October 10, 2026, https://www.leegov.com/parks/beaches/littlehickory
123. Lee County Parks, Pine Lake Preserve, read October 10, 2026, https://www.leegov.com/parks/preserves/pinelake
124. Lee County Parks, CREW Flint Pen Strand, read October 10, 2026, https://www.leegov.com/parks/preserves/crew
125. Lee County Library System, Bonita Springs Public Library, read October 10, 2026, https://www.leegov.com/library/branches/bn
126. City of Bonita Springs, Discover Bonita Parks, read October 10, 2026, https://www.cityofbonitasprings.org/discover_bonita_springs/discover_bonita_parks
127. City of Bonita Springs, Special Events (approved 2026-2027 events), read October 10, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/special_events
128. City of Bonita Springs, Downtown Events 2026 (Riverside Park phase 2), read October 10, 2026, https://www.cityofbonitasprings.org/downtown_events
129. Bonita Springs Parks and Recreation (Parks Master Plan adopted September 9, 2026), read October 10, 2026, https://www.bonitaspringsparks.org/
130. Florida State Parks, Lovers Key State Park, read October 10, 2026, https://www.floridastateparks.org/parks-and-trails/lovers-key-state-park
131. Collier County Parks, Barefoot Beach Preserve, read October 10, 2026, https://www.collierparks.com/Parks-and-Beaches/Beaches/Barefoot-Beach-Preserve
132. Publix, Bonita Grande Crossing (Store 843), read October 10, 2026, https://www.publix.com/locations/843-bonita-grande-crossing
133. Hertz Arena, read October 10, 2026, https://hertzarena.com/
134. National Audubon Society, Corkscrew Swamp Sanctuary, read October 10, 2026, https://www.audubon.org/corkscrew/visit
135. Florida DEP, storage tank facility information (retail facility list includes the VillageWalk Town Center station), Florida Department of Environmental Protection, read October 10, 2026, https://floridadep.gov/waste/permitting-compliance-assistance/content/storage-tank-facility-information
136. USPS location, CPU Village Walk HOA (contract postal unit), United States Postal Service, read October 10, 2026, https://tools.usps.com/locations/details/1448440
137. Naples Daily News, "DiVosta Homes to host open houses Feb. 2 at VillageWalk of Bonita Springs," January 27, 2013 (builder release), read October 10, 2026, https://archive.naplesnews.com/business/divosta-homes-to-host-open-houses-feb-2-at-villagewalk-of-bonita-springs-veronawalk-in-naples-ep-385-331065281.html/
138. PulteGroup Southeast Florida, Palm Beach County (DiVosta acquired in 1998), read October 10, 2026, https://pultegroupseflorida.com/our-region/palm-beach-county/
139. Valencia Bonita Homeowners Association (rival's association site; published rules), read October 10, 2026, https://hoavalenciabonita.com/
140. Business Observer, "GL Homes sets sights on Bonita" (land between VillageWalk and Bonita National), read October 10, 2026, https://www.businessobserverfl.com/article/gl-homes-sets-sights-bonita

Florida Statutes, rules and state pages for the seller and tax examples

141. Florida Statutes s. 201.02, documentary stamp tax on deeds, Florida Legislature, read October 10, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0201%2FSections%2F0201.02.html
142. Rule 69O-186.003, title insurance rates, Florida Department of State, Administrative Code, read October 10, 2026, https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
143. Florida Statutes s. 720.30851, estoppel certificates (The 2026 Florida Statutes; fee cap in subsection 6, adjustment in subsection 9), Florida Legislature, read October 12, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.30851.html
144. Florida Statutes s. 720.401, HOA disclosure summary, Florida Legislature, read October 10, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799%2F0720%2FSections%2F0720.401.html
145. Florida Statutes s. 190.048, CDD disclosure, Florida Legislature, read October 10, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199%2F0190%2FSections%2F0190.048.html
146. Florida Statutes s. 689.261, property tax disclosure, Florida Legislature, read October 10, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699%2F0689%2FSections%2F0689.261.html
147. Florida Statutes s. 193.155, Save Our Homes assessments, Florida Senate, read October 10, 2026, https://www.flsenate.gov/Laws/Statutes/2025/193.155
148. Florida Statutes s. 196.031, homestead exemption, Florida Senate, read October 10, 2026, https://www.flsenate.gov/Laws/Statutes/2025/196.031
149. Documentary stamp tax, Florida Department of Revenue, Florida Department of Revenue, read October 10, 2026, https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
150. Amendment 3 (2026) initiative detail, Florida Department of State, Division of Elections, read October 10, 2026, https://constitutionalinitiatives.dos.fl.gov/Home/InitDetail?account=10&seqnum=110

Records cited by description, without an address

151. Lee County Property Appraiser cost cards for the VillageWalk Town Center and guardhouse tracts, read October 10, 2026
152. Lee County Tax Collector, 2025 annual bills for five sampled VillageWalk homes, read October 10, 2026
153. Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded sales through September 25, 2026, our analysis

City tax actions and beach access, 2026

154. City of Bonita Springs Resolution 26-027, final FY2026-27 ad valorem millage of 0.8411 (adopted September 23, 2026), City of Bonita Springs, read October 11, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
155. City of Bonita Springs Ordinance 26-05, Bonita Estero Rail Trail general obligation bond referendum (passed April 15, 2026), City of Bonita Springs, read October 11, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=EX1EAaqD
156. WINK News, "Bonita Springs voters approve $35 million for Bonita Estero Rail Trail" (August 19, 2026), press, read October 11, 2026, https://www.winknews.com/news/lee/bonita-springs-voters-approve-35-million-for-bonita-estero-rail-trail-here-s-what-comes/article_a53f17c2-ee3f-4ce0-8407-3c1baab40ea9.html
157. Lee County Parks, Bonita Beach Access #1 (parking lot closes November 1, 2026), Lee County, read October 10, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
158. Florida Department of Business and Professional Regulation, estoppel certificate fee schedule ($299 base, $119 expedited, $179 delinquent), read October 12, 2026, https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
159. Stewart Title underwriting bulletin FL2022001, estoppel certificate fee caps for condominium and homeowners associations (next adjustment July 1, 2027), Stewart Title Guaranty Company, September 8, 2022, read October 12, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html

Downloadable Documents

These VillageWalk of Bonita Springs documents are published by the association, the community development district, the City of Bonita Springs, Lee County, the School District of Lee County and federal agencies. Each link opens the issuing authority's own copy, so you read the current version, and the recorded declaration governs any specific home.