Villages of Bonita

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

McGreevy and Comisar are the team Villages of Bonita owners call first when it is time to sell, and the team buyers use to read which of the four associations a home sits in, who roofs and mows it, and the lot's own flood record 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, on Tamiami Trail.

The Villages of Bonita is a gated community of 144 one-storey homes and 60 Coach Home condominiums built from 1996 to 2001 around two lakes off Old 41 Road in Bonita Springs, Florida, next door to Bonita Isles and a short drive from Cedar Creek. Villages of Bonita in Bonita Springs sits inside the City of Bonita Springs, and every home belongs to one master association through one of four areas.

This guide is built from the public record and nothing else: the Lee County Property Appraiser's roll dated October 11, 2026, every Lee County recorded sale through September 25, 2026, the four recorded declarations and the restated master bylaws, the 1996 and 1998 plats, the 1998 and 2001 zoning records, three 2025 Lee County tax bills, FEMA's flood map at the centre of every lot and FEMA's own letters for the community, City of Bonita Springs permit records 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 Villages of Bonita

McGreevy and Comisar are the best realtor for Villages of Bonita in Bonita Springs because we price from the record: every recorded sale for 12 and 60 months, the master, Villas, Coach Homes and Bermuda Park declarations read at the Clerk, the 1998 and 2001 zoning records, 2025 tax bills, FEMA's map at every lot and FEMA's letters, and the City permit file. We are Top 1% Real Estate Agents Nationally Since 2008.

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

If you're searching for the best realtor for Villages of Bonita, whether you're ready to sell your Villages of Bonita 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 Villages of Bonita market record, 12 months to September 25, 2026

We pulled every recorded Villages of Bonita sale in the Lee County record for the 12 months to September 25, 2026: 10 sales at a $306,000 median, from $212,500 to $485,000, and 49 sales at a $375,000 median over 60 months. In the last 12 months we tracked 10 Villages of Bonita sales in the Lee County record: 6 single-family homes from $300,000 to $485,000 and 4 Coach Home condominiums from $212,500 to $280,000, every one of them a resale. With 204 homes in the community, that is about 1 sale for every 20 homes in a year (10 divided by 204). The full breakdown by product, plat, lake position and calendar 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 Villages of Bonita sellers

A Villages of Bonita sale is priced by area and product first, because the county record shows separate markets inside one gate: over 24 months the single-family homes sold at a $355,000 median, and over 36 months the Coach Home condominiums sold at $305,000. A buyer also reads the area's documents differently, since the Villas association roofs, paints and mows a Villas home while a Kentwood owner maintains the whole home. For luxury Villages of Bonita sellers we add premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Our Villages of Bonita seller guide walks through pricing by area, plat, lake position and floor, the estoppel each association issues and the approvals a buyer needs.

For Villages of Bonita buyers

Buyers here are choosing between four areas with four different bills, two maintenance regimes for single-family homes, and a flood map that reads lot by lot. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

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

McGreevy and Comisar is a top-reviewed Villages of Bonita 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.

★★★★★ "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

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

Villages of Bonita is a gated 1996 to 2001 community in Bonita Springs where the area a home sits in decides who bills the owner, who maintains the roof and which approval rules apply. These eight points carry the rest of this guide, and each is sourced in the section that covers it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations and the 2016 restated master bylaws; 2025 Lee County tax bills; FEMA National Flood Hazard Layer read October 13, 2026).

• The Villages of Bonita is 144 one-storey single-family homes and 60 two-storey Coach Home condominiums built from 1996 to 2001 around two lakes off Old 41 Road, inside the City of Bonita Springs.
• Lee County recorded 10 sales in the 12 months to September 25, 2026 at a $306,000 median, from $212,500 to $485,000, or $204.34 per square foot of county heated area, all resales.
• One master association covers four areas, and each pays differently: the Villas and the Coach Homes through their own associations, Kentwood homes directly to the master, and Bermuda Park through its own condominium association.
• The Villas association maintains Villas lawns, exterior paint and roofs; Kentwood owners maintain their own homes; the condominium association re-roofs the Coach Home buildings, with City permits issued in October 2026.
• The community is gated, with two entrances on Old 41 Road opened by resident remote or call box, and shares a 1996 clubhouse with a pool, spa, fitness rooms and tennis and pickleball courts.
• FEMA's map puts every Coach Home and every original-plat home in Zone AE and 43 Kentwood homes in shaded Zone X; the base flood elevation is 13.4 feet, and the county places every home in evacuation Zone B.
• Villas leases must run at least 30 days, no more than three a year, with association approval; the recorded documents contain no age restriction.
• The 2025 tax rate was 12.7970 mills plus $408.45 for a house or $378.45 for a condominium in two fees, with no CDD.

Table of Contents

This Villages of Bonita guide is organized so a seller or a buyer in Bonita Springs can jump straight to the record that answers the question: the four areas and who bills whom, the county's recorded sales by product, the recorded documents, costs and rules, the gates and clubhouse, flood and insurance, schools and drive times, how Villages of Bonita compares with Bonita Isles, and the buyer and seller FAQs.

The community: What Is Villages of Bonita in Bonita Springs, and Where Is It? · What Are the Four Areas of Villages of Bonita? · What Is It Like Living in Villages of Bonita as a Homebuyer? · What Does the Villages of Bonita Market Look Like Right Now?

Homes and history: What Kinds of Homes Are in Villages of Bonita? · How Do the Streets, Lake Lots and Condominium Buildings Differ? · How Was Villages of Bonita Developed, and When? · How Is Villages of Bonita Zoned, and Can It Grow?

Associations, costs and rules: What Do the Villages of Bonita Governing Documents Say? · Which Association Do You Pay in Villages of Bonita, and What Does It Cover? · What Does It Cost to Own in Villages of Bonita? · Can You Rent Out a Home in Villages of Bonita? · What Are the Villages of Bonita Rules on Pets, Parking and Changes to Your Home?

Gate, amenities and condominiums: Is Villages of Bonita Gated, and What Amenities Does It Have? · What Should Coach Home Condominium Buyers Know in Villages of Bonita?

Flood, storms and insurance: What Flood Zone Is Villages of Bonita In? · How Do Hurricanes Affect Villages of Bonita? · How Does Insurance Work in Villages of Bonita?

Location: What Schools Serve Villages of Bonita? · How Far Is Villages of Bonita From Hospitals and Emergency Care? · How Long Is the Drive From Villages of Bonita to Everywhere? · What Is Near Villages of Bonita for Shopping, Beaches and Parks? · What Is Being Built or Planned Around Villages of Bonita?

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

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

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

What Is Villages of Bonita in Bonita Springs, and Where Is It?

Villages of Bonita is a gated 1996 to 2001 community of 144 single-family homes and 60 Coach Home condominiums on a 77.07-acre plat on the east side of Old 41 Road in the City of Bonita Springs, ZIP 34135, between Bernwood Parkway and Imperial Harbor Boulevard, with two lakes, a clubhouse and courts, next door to Bonita Isles.

The recorded name is The Villages of Bonita, the name on the 1996 plat and on all four declarations; residents, the association's own website and most buyers say Villages of Bonita, and that is the name this guide uses from here. Lee County approved the plat in October 1996, before the City of Bonita Springs incorporated at the end of 1999, so the oldest documents are county documents and the newer ones are City documents. The land sits in Section 22, Township 47 South, Range 25 East, about a mile and a half north of downtown Bonita Springs.

Where exactly is Villages of Bonita?

Villages of Bonita sits on the east side of Old 41 Road (County Road 887 on the original plat), between Bernwood Parkway to the north and Imperial Harbor Boulevard to the south. Cockleshell Drive forms the east boundary, and the north branch of Spring Creek runs along the south-east corner in a man-made channel that the City's 2018 flood plan says rerouted the original creek around the community's perimeter. Bonita Isles, built by Minto from 2013 to 2015 on land that was once planned as "Villages of Bonita North", adjoins to the east and north-east; its recorded plat begins at the westerly corner of The Villages of Bonita, and the two gates are about 2 minutes apart by car. Across Old 41 Road is the Bernwood industrial park, zoned for business under a 1993 Lee County approval. Bonita Fairways lies across Cockleshell Drive.

Other nearby communities, measured centre to centre on the county's parcel layer: Cedar Creek about 0.6 mile away, Bonita Del Sol about 0.8 mile, and San Mirage, a condominium on Bernwood Parkway, about 0.8 mile. The inactive rail corridor that the City's Bonita Estero Rail Trail bond would buy passes about 0.17 mile to the west.

How big is Villages of Bonita?

The 1996 plat covers 77.07 acres. The county's parcel layer puts the Villages of Bonita parcels at about 65.4 acres and Bermuda Park, the separate condominium built inside the same plat, at about 11.5 acres. The roll file counts 204 homes in Villages of Bonita itself: 144 single-family homes and 60 condominium units, plus 29 common parcels (roads, lakes, preserves, the clubhouse and courts) owned by the associations. Add Bermuda Park's 138 units and 342 homes stand on the 1996 plat land. From the westernmost lot to the easternmost, the community is about four-tenths of a mile across.

The streets inside the gates

Four private streets serve the community: Village View Boulevard, Lake Abby Lane, Old Gaslight Drive and Lake Amelia Way. The 1996 plat dedicates the right-of-way tract to The Villages of Bonita Master Association, Inc., and says Lee County did not accept the roads, drainage or sewer for maintenance; the Unit Two plat does the same for its road tract. The City of Bonita Springs road layer marks all four as private, posted at 25 mph. The master association, not the City, maintains them.

By area, the original-plat single-family homes stand on Lake Abby Lane (47) and Village View Boulevard (26); the Unit Two homes on Old Gaslight Drive (44) and Lake Abby Lane (27); and the Coach Home condominiums on Village View Boulevard (11 buildings, 44 units), Lake Amelia Way (3 buildings, 12 units) and Lake Abby Lane (1 building, 4 units).

Inside the City of Bonita Springs

Every Villages of Bonita parcel carries the Lee County Property Appraiser's municipal code for the City and tax district 311, which the county's millage book labels "City of Bonita Springs / Bonita Springs Fire / BS Redev". The City limits layer returns the City at every sample point, the community's flood insurance falls under the City's National Flood Insurance Program community number 120680, and zoning, building permits and code enforcement are City matters. The City's own resident programs apply too: the Bonita Wonder Gardens, for example, runs a first-Sunday day for Bonita Springs residents who show a Bonita Springs address on a photo ID.

Villages of Bonita is not The Villages

Villages of Bonita in Bonita Springs is not The Villages, the large community in Sumter County north of Orlando, and it has no connection to it. It is also not VillageWalk of Bonita Springs, not Bonita Village and not Villages at Old Cypress, all separate communities with their own records. Bermuda Links and the Gardens at Bermuda Links belong to Bonita Fairways, and Bermuda Isles, Bermuda Cays and Bermuda Gardens are neighbourhoods of Vanderbilt Lakes; none of them is Bermuda Park. Lake Abby and Lake Amelia are street names: the plat gives the two lakes no names at all, only tract letters.

Villages of Bonita at a glance

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

What Are the Four Areas of Villages of Bonita?

Villages of Bonita has one master association and four areas named in its 2016 restated bylaws: the Villas (original-plat single-family homes with their own homeowners' association), Kentwood (the larger Unit Two single-family lots, billed by the master directly), the Coach Homes (the 60-unit condominium) and Bermuda Park (a separate 138-unit condominium).

The restated bylaws of The Villages of Bonita Master Association, recorded October 18, 2016 as Instrument 2016000220446, define "the four distinct areas of The Villages of Bonita and named as follows: Coach Homes (Condominiums), Villas (Homeowners), Kentwood Single Family Homes, and Bermuda Park". The master board has five directors: one elected by each area and one at large. That structure is the single most useful thing to know before buying here, because the area decides who sends the bill, who maintains the roof and whose approval a sale or lease needs.

The Villas

The Villas are the 73 single-family homes on the original 1996 plat (72 lots in Blocks A to D, plus the one home on the 1998 Unit One replat), on Lake Abby Lane and Village View Boulevard. They are the smaller homes on the smaller lots: 1,258 to 1,776 square feet of county heated area (median 1,542) on lots with a median of 0.115 acre, built 1996 to 2001. Their own association, The Villages of Bonita Homeowners' Association, Inc., was filed with the state on October 15, 1996 and is managed by SAK and Associates Mgmt, Inc. Under the recorded 1996 Villas declaration, the Villas association handles lawns and landscaping, exterior painting and repair, and the maintenance, repair and replacement of the roof of every Villas home.

Kentwood

Kentwood is the 71-home Unit Two replat of December 1998, on Old Gaslight Drive (44 homes) and Lake Abby Lane (27). The name comes from Kentwood Communities, Inc., the builder that bought the Unit Two lots from the developer's land trust by deeds of 1998 to 2001, and the master association's own documents still call the area Kentwood. These are the larger homes on the larger lots: 1,648 to 1,961 square feet (median 1,696) on lots with a median of 0.229 acre, built 1999 to 2001, and all 14 of the community's private pools are here. Kentwood has no sub-association: its owners pay the master directly, and the master documents assign no lawn or exterior maintenance of Kentwood homes to any association, so Kentwood owners maintain their own homes and lots.

The Coach Homes

The Coach Homes are the 60-unit condominium, The Villages of Bonita, a Condominium, in 15 two-storey buildings of four units each. In 14 buildings the two ground-floor units are 2-bedroom homes of 1,404 square feet and the two upper-floor units are 3-bedroom homes of 1,649 square feet; Building 11, the first, built in 1996, has units of 1,221 and 1,432 square feet. Every unit carries a garage on the roll. The Villages of Bonita Condominium Association, Inc., filed October 15, 1996 and managed by Pegasus Property Management, operates the buildings under the Coach Homes declaration of condominium, which the state's condominium register dates to January 9, 1997.

Bermuda Park, the fourth area

Bermuda Park, a separate 138-unit condominium built in 2002 and 2003 on the community's original condominium land off Lake Amelia Way, belongs to the same master association; see our Bermuda Park guide. Its recorded declaration makes every unit a member of the master association with votes and use of master property, its owners pay the equal master share through the Bermuda Park Condominium Association, and it holds one of the five master board seats. Because it has its own legal name, declaration, association and pool, the figures on this page cover the other three areas, the 204 homes, and Bermuda Park's own record lives on its page.

The four areas side by side

The table below is the summary; the full fee stack, area by area, is in the section on which association you pay.

How to tell which area a home is in

The legal description on the deed and on the Lee County tax bill names the recorded instrument. A description that begins "The Villages of Bonita" and cites Plat Book 59 is an original-plat home (the Villas), one that cites "Villages of Bonita Unit Two" is Kentwood, one that names "The Villages of Bonita, a Condominium" is a Coach Home, and one that names "Bermuda Park, a Condominium" is Bermuda Park. The street is a strong hint but not proof, because Lake Abby Lane carries both Villas and Kentwood homes and one Coach Home building. We read the legal description first on every listing.

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

Villages of Bonita in Bonita Springs is one-storey single-family homes and two-storey condominium buildings around two lakes behind two gates, a 1996 clubhouse with a pool, spa, fitness rooms and courts, private streets owned by the association, a bus stop at the gate and downtown Bonita Springs about 4 minutes away by car.

This section describes the homes, the grounds and the records, never the people who live in them. Daily life here is shaped by three recorded facts: the master association owns and runs the streets, lakes, gates and clubhouse; the area association, or the owner in Kentwood, handles the home's exterior; and the master rules on vehicles, exterior changes and pets bind every area.

One-storey homes and two-storey condominium buildings

Every single-family home in Villages of Bonita is one storey with a garage, according to the county's records, which describe the footprints as ranch homes; all but one carry 2 baths on the roll. The Coach Home buildings are two storeys, with two units down and two up. The master declaration caps every structure in the community at two storeys ("No dwelling unit or structure shall exceed two (2) stories in height"), so a second storey on a single-family home is the most anyone could build under the recorded rules.

Lakes, preserves and the lake-edge lots

The two lakes are plat Tracts F (5.56 acres) and G (4.49 acres), about 10 acres together, labelled "Water Management" on the plat and owned by the master association. Measured from county parcel boundaries, 55 of the 144 single-family lots touch one of the lake tracts: 24 on Lake Abby Lane, 16 on Old Gaslight Drive and 15 on Village View Boulevard. Eight of the 15 Coach Home buildings, all on Village View Boulevard, stand at the edge of a community lake. The plat also sets aside vegetation and preservation tracts and water-management and conservation tracts along the edges, owned by the master association, and the 1998 rezoning required indigenous plantings of 126 trees and 504 shrubs.

The clubhouse calendar

The clubhouse runs on an activity calendar the association publishes in its newsletter. The December 2025 newsletter lists water aerobics and pickleball on Tuesday, Thursday and Saturday mornings, a weekly coffee and dominoes; the July 2025 newsletter mentions shuffleboard, tennis, pickleball and billiards (the pool table was removed in the January 2026 fitness redesign). Residents may also book the clubhouse for private events from Friday to Sunday, 7:00 a.m. to 10:00 p.m., with a $100 refundable deposit and a capacity of 65.

The gates and the private streets

Villages of Bonita is gated, with two entrances on Old 41 Road (Village View Boulevard and Lake Amelia Way) that open by resident remote or by a call box that rings the owner's phone; the association's documents describe no guard. Inside, the four private streets are the master association's to maintain. The gate section later in this guide sets out the records behind each of those points.

Rules you live with every day

The recorded master rules bind every area: written approval for any exterior change, garage doors closed except in use, no overnight trucks, commercial or recreational vehicles outside a garage, boats and trailers no more than 48 hours, and household pets in reasonable numbers. The Villas, the Coach Homes and Bermuda Park add stricter rules of their own, and a stricter area rule controls inside that area. The Kentwood architectural packet adds its own limits on fences, roofs, colours and pool cages. The rules section later in this guide covers each one.

What Villages of Bonita does not have

There is no golf course, marina, dock, canal or beach inside Villages of Bonita, and no parcel record shows Gulf access. There is also no lot market: every lot was built on by 2001, and the county record shows no recorded vacant-land sale in the last 60 months. The nearest public golf is Bonita Fairways Golf Club, an 18-hole executive course about 6 minutes from the main gate, and the nearest public boat ramp is Lee County's Imperial River Boat Ramp, about 9 minutes away.

What we walk a Villages of Bonita buyer through first

Before a buyer makes an offer here, we put six things on the table: which of the four areas the home is in, and so which association documents and which estoppel certificate apply; the approval application, its fee and its timing (the Villas and Bermuda Park require one, with a background check); the lot's FEMA zone and whether any FEMA letter covers the building; who is responsible for the roof in that area, and the roof's age; the leasing rule, if the buyer may ever rent; and the 2025 tax bill read against the buyer's own exemptions, since the seller's bill resets on sale. Call Marc at (239) 287-5873 and we will walk through all six for a specific home.

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

What Does the Villages of Bonita Market Look Like Right Now?

Lee County recorded 10 Villages of Bonita sales in the 12 months to September 25, 2026, at a $306,000 median, from $212,500 to $485,000, or $204.34 per square foot of county heated area, all resales: 6 single-family homes and 4 Coach Home condominiums. Over 60 months the record holds 49 sales at a $375,000 median.

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

Every figure here comes from one county statistic run on the Lee County Property Appraiser's roll and recorded sales, using qualified arm's-length sales over $10,000, and covers the 204 homes in the community (Bermuda Park excluded). Price per square foot is always per square foot of county heated area, which is smaller than the "under air" or total area a listing may advertise. Where a group has fewer than 10 sales in a window, we print its count and range and no median.

The county record, 12 months to September 25, 2026

No sale in the 12 months fell under $200,000 or over $500,000.

Every recorded sale in the last 12 months

All 10 sales, by recording date. The table gives the street, never a house or unit number.

Of the 6 single-family sales, 5 were original-plat homes and 1 was a Kentwood home, and 2 stood on measured lake lots. Of the 4 condominium sales, 2 were ground-floor and 2 were upper-floor units.

Single-family and condominium, each in its own window

Neither product reached 10 sales in the 12 months, so neither gets a 12-month median. Each does in a longer window. The 144 single-family homes reach 10 sales in the 24 months to September 25, 2026: 11 sales at a $355,000 median, from $249,900 to $485,000, or $238.35 per square foot of county heated area. Over 36 months the single-family record is 17 sales at $439,000 ($249,900 to $592,000), and over 60 months 32 sales at $434,500 ($150,000 to $700,000). The 60 Coach Home condominiums first reach 10 sales in the 36 months to the same date: 12 sales at a $305,000 median, from $212,500 to $390,000, or $198.06 per square foot. Over 60 months the condominium record is 17 sales at $346,000 ($212,500 to $399,000); over 24 months it is only 6 sales, from $212,500 to $390,000.

The longer view: 24, 36 and 60 months

The all-history figure runs back to the first sales of 1996 and says nothing about today's prices; it is printed only as history. Over that whole span the single-family record is 323 sales at a $185,000 median and the condominium record 153 sales at $142,500.

Villages of Bonita by calendar year

Every year's builder-direct count is 0. The single-family homes on their own reach 10 sales in only two calendar years: 2020 (11 sales, median $299,000) and 2022 (11 sales, median $405,000). Every other single-family year and every condominium year is under 10 sales: single-family 2024 had 6 sales from $350,000 to $592,000 and 2025 had 4 from $249,900 to $479,000; condominium 2024 had 4 from $325,000 to $375,000 and 2025 had 2 from $285,000 to $390,000.

Worked example, the calendar change between years with 10 or more sales: from 2020 ($275,500) to 2022 ($387,000) the median rose $111,500, or 40.5 percent ($111,500 divided by $275,500); from 2022 to 2024 ($390,000) it rose $3,000, or 0.8 percent; and from 2024 to 2026 to date ($306,000) it fell $84,000, or 21.5 percent ($84,000 divided by $390,000). Read that last figure with care: 4 of the 10 sales in 2026 were condominium units, a larger share than in earlier years, and the set is small, so the change reflects the mix of homes sold as much as any change in value.

What the record shows about price direction

The county record shows what sold and for how much, not where prices are heading. All 10 sales of the 12 months recorded between January 29 and July 21, 2026; none recorded from September 26 to December 31, 2025, and none from July 22 to September 25, 2026. Season and the mix of products move a small set like this more than anything else. We make no forecast and give no verdict on direction; we read the record for a specific home, by area, plat, size and position.

What the public record cannot tell you yet

The county record does not show interior condition, renovations, the age of a given roof, the quality of a view, rents or list prices. The MLS fields buyers and sellers ask about most are not in it either: days on market, sale-to-list ratio, active listings and months of supply. Information not available at time of publishing (checked 2026-10-10). We pull those for a specific home when you ask.

Buying or Selling in Villages of Bonita? Start With a Conversation

Every Villages of Bonita sale turns on the area, the plat or the floor, the lot's flood position and the association's approval and estoppel steps, and those are easier to plan for before a listing or an offer than during one. Selling? Call Jesse direct at (239) 898-6072, or start with the free home valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Kinds of Homes Are in Villages of Bonita?

Villages of Bonita has two single-family product lines and one condominium plan: original-plat homes of about 1,250 to 1,780 square feet on lots near a tenth of an acre, Unit Two (Kentwood) homes of about 1,650 to 1,960 square feet on lots near a quarter acre, and Coach Homes of 1,404 square feet (2 bedrooms, ground floor) and 1,649 square feet (3 bedrooms, upper floor).

Data updated: October 2026 (county roll dated October 11, 2026; Lee County building footprints read October 13, 2026).

All sizes here are county heated area from the Lee County Property Appraiser's roll. The single-family homes were built from 1996 to 2001: 12 in 1996, 8 in 1997, 4 in 1998, 29 in 1999, 45 in 2000 and 46 in 2001. The condominium units were built from 1996 to 2000: 4 in 1996, 8 in 1997, 12 in 1998, 32 in 1999 and 4 in 2000. The median year built for the community is 1999.

Original-plat single-family homes

The 73 homes on the 1996 plat and its Unit One replat are the Villas. Their county heated area runs from 1,258 to 1,776 square feet, with a median of 1,542, on lots with a median of 0.115 acre, about 5,000 square feet. They were built from 1996 to 2001, the earliest homes in the community, and no original-plat home carries a private pool flag on the roll. About half of them, 35 of 73 on the county layer, are 2-bedroom homes, the rest 3-bedroom. The 1999 Lee County administrative amendment PUD-99-045 changed the side setbacks for the zero-lot-line homes in this area, which is why many of these homes sit on one side line of their lots.

Unit Two single-family homes

The 71 Unit Two homes are Kentwood. They run from 1,648 to 1,961 square feet of county heated area (median 1,696) on lots with a median of 0.229 acre, about twice the size of an original-plat lot, and were built from 1999 to 2001. Sixty-five of the 71 are 3-bedroom homes, and all 14 of the community's private pools are on Unit Two lots. Their lots follow the 6,500-square-foot, 65-foot-wide single-family standard of the 1998 planned development.

The Coach Home condominiums

The 60 Coach Homes stand in 15 two-storey buildings of four units each, described in the county's building footprints as low-rise condominium buildings. In 14 buildings the two ground-floor units are 2-bedroom homes of 1,404 square feet and the two upper-floor units are 3-bedroom homes of 1,649 square feet. Building 11, the first one, finished in 1996, is different: its units are 1,221 and 1,432 square feet. Every unit carries a garage on the roll. The 1996 declaration sets occupancy limits of 4 people in a 2-bedroom unit and 6 in a 3-bedroom unit.

Product side by side

All four rows use Lee County recorded sales for the 60 months to September 25, 2026.

Repeated floor-plan sizes

No public record names the floor plans, so we do not. The roll does show sizes that repeat across many single-family homes, the mark of a builder plan set: 1,685 square feet on 20 homes, 1,491 on 13, 1,591 on 7, 1,499 on 6 and 1,607 on 5. Two homes of the same county heated area are close cousins, not twins: lot, lake position, pool, roof and interior updates all differ.

Bedrooms by product, and what moves price

Across the 144 single-family homes, the roll counts 37 with 2 bedrooms, 102 with 3 and 5 with 4. The condominium units split evenly, 30 with 2 bedrooms and 30 with 3. The 107 single-family homes with 3 or 4 bedrooms reach 10 sales in 36 months: 12 sales at a $452,500 median, from $350,000 to $592,000, or $276.29 per square foot of county heated area. The 37 two-bedroom homes never reach 10 sales in any window short of all history; over 60 months they recorded 9 sales from $249,900 to $475,000.

One storey, a garage and the two-storey cap

Every single-family home is one storey with a garage, and the master declaration caps every structure at two storeys. Every lot also carries a 3.5-foot easement on the neighbouring lot where a home sits on the side line, recorded in the master declaration's Exhibit B, for maintenance access, the roof overhang, air-conditioning equipment and runoff. A buyer of a zero-lot-line home should expect the neighbour's easement on one side of the yard and their own easement on the neighbour's land on the other.

How Do the Streets, Lake Lots and Condominium Buildings Differ?

Every Villages of Bonita home shares the master association, the gates and the clubhouse; what changes is the plat, the street and the position: 55 of the 144 single-family lots touch one of the two lakes, measured from county parcel boundaries, and 8 of the 15 Coach Home buildings stand at a lake edge.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; lake lots measured from county parcel boundaries, October 13, 2026).

Street by street

The 60-month medians by street come to $266.73 per square foot of county heated area on original-plat Lake Abby Lane, $246.29 on Old Gaslight Drive and $227.41 for the Village View Boulevard condominiums.

Lake lots and the 60-month record

Measured from county parcel boundaries, 55 single-family lots touch a master-association lake tract; the county's own lake code sits on 52 of them, all inside the 55. Over the 60 months to September 25, 2026, the lake lots recorded 14 sales at a $450,000 median, from $300,000 to $700,000, or $279.44 per square foot of county heated area. The 89 single-family homes not on a lake recorded 18 sales at a $377,500 median, from $150,000 to $592,000.

Worked example, the lake gap over 60 months: $450,000 minus $377,500 is $72,500, or 19.2 percent ($72,500 divided by $377,500). Read it as an observation, not a rule: it rests on 14 and 18 sales across two plats over five years, and Unit Two's larger homes are over-represented on the lake. Over 36 months the non-lake homes recorded 10 sales at a $352,500 median ($228.31 per square foot), while the lake lots recorded only 7 sales, from $312,000 to $525,000, so there is no 36-month lake median. In the 12 months, 2 lake-lot sales recorded ($312,000 and $485,000) and 4 non-lake sales ($300,000 to $355,000).

Original plat or Unit Two

The two plats sold 16 homes each over the 60 months to September 25, 2026. Original-plat homes sold at a $380,000 median, from $249,900 to $517,500; Unit Two homes at a $462,500 median, from $150,000 to $700,000, or $274.48 per square foot of county heated area. Over 36 months the original plat recorded 10 sales at a $352,500 median ($235.92 per square foot), while Unit Two recorded 7 sales from $350,000 to $592,000 and, in the 12 months, 1 sale at $350,000.

Worked example, the plat gap over 60 months: $462,500 minus $380,000 is $82,500. The context matters more than the number: a Unit Two lot has a median of 0.229 acre against 0.115 on the original plat, and a Unit Two home a median of 1,696 square feet against 1,542, so the gap is mostly size and land, not a premium for the name.

Lake-edge Coach Home buildings

The county codes all 60 condominium units as lake units, but the building footprints tell a different story: 8 of the 15 condominium buildings (Buildings 8 to 15, 32 units, all on Village View Boulevard) stand within about 6 to 14 metres of a lake tract, while Buildings 1 to 7 stand 49 to 74 metres away. Over 60 months the lake-edge buildings recorded 10 sales at a $330,000 median, from $225,000 to $375,000 ($213.22 per square foot), and Buildings 1 to 7 recorded 7 sales from $212,500 to $399,000. On that record there is no measurable lake-edge premium for a Coach Home.

Ground floor or upper floor

The 30 upper-floor Coach Homes, the 3-bedroom units of 1,649 square feet in 14 buildings, recorded 10 sales over 60 months at a $337,500 median, from $212,500 to $399,000, or $205.64 per square foot of county heated area. The 30 ground-floor units, 2 bedrooms and 1,404 square feet, recorded 7 sales over the same 60 months, from $250,000 to $367,500, so there is no ground-floor median. A ground-floor unit has no stairs and a door at grade; an upper-floor unit has a third bedroom and no unit above it.

Homestead share on the roll

On the 2026 roll, 91 of the 144 single-family homes and 24 of the 60 condominium units carry a homestead exemption. By plat, 57 of the 71 Unit Two homes carry one, against 34 of the 73 original-plat homes. That is what the roll records about exemptions; it says nothing about who lives in a home or for how long.

The highest and lowest recent sales

The highest sale of the 12 months was $485,000 for an original-plat lake-lot home of 1,574 square feet with 3 bedrooms, built in 1999 and recorded in February 2026. The lowest was $212,500 for an upper-floor Coach Home of 1,649 square feet, built in 1997 and recorded in June 2026. The highest sale of the last 60 months was $700,000 for a Unit Two home of 1,814 square feet with a private pool, built in 1999 and recorded in June 2022. The 60-month low, $150,000 for a Unit Two home on Old Gaslight Drive in January 2022, carries documentary stamps that match the price and no non-market recital on the deed, so it stays in the county figures as computed.

How Was Villages of Bonita Developed, and When?

Oakbrook Properties developed The Villages of Bonita through a Delaware company and a land trust; Lee County approved the 77.07-acre plat in October 1996, the first homes and the first condominium building followed in 1996, Unit Two's 71 lots were replatted in 1998 and built out by 2001, and the remaining condominium land became Bermuda Park in 2002 and 2003.

The developer

The declarant on the recorded documents is Villages of Bonita, Inc., a Delaware company that qualified to do business in Florida on November 30, 1994 and withdrew on December 29, 2000 (Florida Division of Corporations F94000006106). A 1995 land trust held title and dedicated the plat, and the 2001 land deed gives the trust's address in care of Oakbrook Properties. The developer also registered a Florida trademark, "The Villages of Bonita, Lakeside Living in Bonita Springs", with a gazebo design: filed in 1995, first used November 1, 1994, and expired in 2005.

The 1996 plat and the private roads

Plat Book 59 Pages 1 to 8, "The Villages of Bonita", covers 77.07 acres between Old 41 Road and Cockleshell Drive and was approved by the Lee County Board of County Commissioners on October 8, 1996. It laid out Blocks A to D of single-family lots, the condominium and future-development tracts, the two lake tracts, the preserve and conservation tracts, the recreation tracts that hold the clubhouse and courts, and the private road tract dedicated to the master association. The plat was built under Lee County development order 95-06-030.00D on land then zoned RM-2.

The 70-building condominium plan that became 15

The 1996 declaration of condominium reserved the right to add up to 70 phases, 69 buildings of four units (at most 276 units) and a recreation phase, with seven years to add them. Only 15 buildings and 60 units were ever submitted to the condominium, built from 1996 to 2000. The rest of the condominium land was later sold and became Bermuda Park, a separate condominium with its own declaration.

Unit Two and the Kentwood homes

In June 1998 Lee County Resolution 98-06-16 vacated 21.787 acres of the 1996 tracts, and two replats followed: Unit One (Plat Book 62 Pages 34 to 35, filed October 29, 1998, a single lot) and Unit Two (Plat Book 62 Pages 73 to 75, filed December 18, 1998, 71 lots). The Unit Two lots were sold by deeds of 1998 to 2001, at about $29,000 a lot, to Kentwood Communities, Inc., a Boynton Beach builder (Florida Division of Corporations P98000070201, dissolved in 2003), which built the Unit Two homes from 1999 to 2001. The county record shows 31 recorded vacant-lot sales, all from July 1999 to 2001, at a $29,000 median, 30 of them developer-to-builder transfers. No public record read names the builder of the original-plat homes or the condominium buildings; the land trust sold the original homes as finished homes from October 1996.

How Bermuda Park came to be

In February 2001 the land trust sold the remaining condominium land, portions of plat Tracts A, H and V, to the developer of Bermuda Park, B.B.I Development, Inc. That company declared Bermuda Park, a Condominium on March 28, 2002 (Official Records Book 3609 Page 4068): 138 two-bedroom units in 15 two-storey buildings on Lake Amelia Way, built in 2002 and 2003. Its declaration made every unit a member of the master association, and the City's 2001 zoning ordinance had already sized Area 3 of the planned development at exactly 138 units.

The developer's own description

Oakbrook Properties' own Florida projects page, undated with a footer reading "Copyright 2008-2014", describes the project this way: "Purchased and developed by Oakbrook Properties, the site consists of 79 acres and 325 villas and coach homes ... Successfully completed by Oakbrook Properties in 2003." That is the developer's marketing description; the recorded plat gives 77.07 acres, and 342 homes stand on that land today counting Bermuda Park.

A timeline you can check

How Is Villages of Bonita Zoned, and Can It Grow?

Lee County zoned The Villages of Bonita a Residential Planned Development in June 1998 for up to 321 homes, the City of Bonita Springs raised the cap to 343 in 2001 to make room for Bermuda Park's 138 units, and about 342 homes stand today with no vacant lot; 23 of the earliest lots kept their earlier RM-2 zoning.

From RM-2 to a planned development

Before 1998 the land was zoned RM-2, a multiple-family district, and the 1996 plat was built under that zoning. Lee County Zoning Resolution Z-98-027, adopted June 1, 1998, rezoned The Villages of Bonita from RM-2 to RPD with "A maximum of 321 dwelling units". It lists "ENTRANCE GATES AND GATEHOUSE" among the permitted uses, requires an emergency override on any unmanned security gate, and caps houses at "35 FEET OR 2 STORY". The planned development's conditions bind successors in title, so they still govern the land under the City's code.

The 2001 cap of 343

After the City incorporated, its Zoning Ordinance 01-14 of June 25, 2001 amended the planned development: "The maximum permitted number of dwelling units allowed in the planned development is 343 and within Area 3 the maximum number of permitted dwelling units is 138." City Resolution 01-40 of July 18, 2001 corrected the planned development's legal description.

Worked example, the cap against the ground: the Area 2 cap of 71 matches the 71 Unit Two lots, the Area 3 cap of 138 matches Bermuda Park's 138 units, and the other areas were allowed 134, so 71 plus 138 plus 134 equals 343. Built today: 204 homes in Villages of Bonita plus 138 in Bermuda Park, or 342. No vacant lot remains.

The 23 lots still zoned RM-2

The legal description in Z-98-027 left out 23 lots of the original plat, in Blocks A, B and C, and the County's zoning layer codes exactly those 23 lots RM-2 today. They hold the earliest homes in the community: 12 built in 1996, 8 in 1997, 1 in 1998 and 2 in 1999. The City's Land Development Code sets RM-2 single-family minimums of 6,500 square feet, 65 feet wide and 100 feet deep, with 7-foot side and 20-foot rear setbacks and a 35-foot height; the 23 RM-2 lots measure a median of 0.122 acre, about 5,300 square feet. On the code text these lots read as smaller than the RM-2 minimum, so rebuild and addition rules for lots of record may apply; the City decides lot by lot, and a zoning verification letter settles it.

Setbacks, fences and pools under City code

The RPD lots follow the 1998 master concept plan and its Exhibit B: Area 1 lots of 4,500 square feet and 45 feet wide, with 20-foot front, 5-foot or zero-and-5-foot side and 20-foot rear setbacks; Area 2 single-family lots of 6,500 square feet and 65 feet wide, with 20-foot front, 5-foot side and 20-foot rear setbacks. The City's Land Development Code limits fences in residential districts to 3 feet in front of the street setback (4 feet if open mesh) and 6 feet in side and rear yards, with open mesh above 3.5 feet within 25 feet of a water body, and requires a 4-foot barrier around a pool. The association's own rules, set out later in this guide, are stricter in places.

No vacant lots and no lot market

There is no lot market: every lot was built on by 2001. The county record holds 31 recorded vacant-land sales, all from July 1999 to 2001, and none in the last 60 months, and no builder-direct improved sale has recorded in any window since the build-out. A buyer here is buying an existing home.

What Do the Villages of Bonita Governing Documents Say?

Four recorded declarations govern Villages of Bonita: the 1996 Master Declaration over all 77 acres, the 1996 Villas declaration, the condominium declaration of the Coach Homes recorded in January 1997 and Bermuda Park's 2002 declaration; the master bylaws were restated in 2016 and the amendment rule changed in 2025.

Data updated: October 2026 (recorded declarations and the 2016 and 2025 master amendments, Lee County Clerk, read October 13, 2026).

The recorded documents, in order

The master rules every owner shares

The Master Declaration covers the whole plat, defines a "Plot" to include a condominium unit, gives Class A members one vote per Plot, and lets the master association levy annual and special assessments secured by a lien. Its common areas include the stormwater system, open space and buffers. Article VII binds every area: residential use only; written approval for any exterior change, grading or tree removal; garage doors closed except in use; utilities underground; pool equipment and gas tanks screened; no signs by an owner; walls and fences by approval; storm shutters temporary, with roll-up shutters kept up; commercial vehicles no more than 4 hours; trucks, commercial and recreational vehicles not overnight unless enclosed (small pickups and personal vans excepted); boats, trailers and campers no more than 48 hours unless enclosed; household pets in reasonable numbers; no filling or structures in the lakes and water-management areas; the two-storey cap; and no wells or lake irrigation without approval. Under the 2016 bylaws a master rule controls over a sub-association's rule unless the sub-association's is stricter, and then the stricter rule controls inside that area.

How long the covenants last, and the 2026 vote to preserve them

The Master Declaration runs 30 years from recording, then extends automatically in 5-year periods unless owners of 75 percent of the Plots record an instrument to change or end it. The Villas declaration runs 50 years from recording, then extends automatically in 10-year periods unless two-thirds of the lot owners record otherwise. Separately, on July 29, 2026 the master board voted, all five directors in favour, to preserve the master covenants under Florida's Marketable Record Title Act, Chapter 712, and a Notice to Preserve dated August 3, 2026 is posted on the association's own website. Whether and when it was recorded is not shown on the posted copy, and the record does not show whether the Villas or condominium associations filed notices of their own.

How owners amend the master documents

Since a Certificate of Amendment recorded July 1, 2025, owners amend the master declaration and bylaws by two-thirds of the members present and voting at a meeting with a quorum. Before that, an amendment needed 75 percent of all votes. The lower threshold makes the master documents easier to change, so a buyer should read the current recorded set, not an old copy.

The board and the annual meeting

The master board has five directors, one elected by each of the four areas and one at large. The master budget is adopted at a board meeting before December 1 each year for a calendar fiscal year; the association prepares an annual financial report under section 720.303(7), Florida Statutes, and an audit at least every third year. The annual meeting is held each March with a quorum of 30 percent. Pegasus Property Management has managed the master association since 2025; Gulf Breeze Management Services managed it in 2016 and 2017.

Reserves and the budget cycle

The master board works from a reserve study: its November 2025 newsletter reports "Further review of the reserve study, the board is prioritizing key projects". The reserve study's figures, the budgets and the financial statements are posted to owners only, on the owners' side of the association's website, so they are not in the public record. The adopted budget and the estoppel certificate state the current figures for a given home.

Age restrictions in the recorded documents

The recorded documents contain no age restriction. The Coach Homes declaration states "There is no age restriction for occupants of Units", Bermuda Park's states "There is no restriction on the age of occupants of Units", and neither the master nor the Villas declaration contains an age clause.

Which Association Do You Pay in Villages of Bonita, and What Does It Cover?

Every Villages of Bonita owner pays an equal master share; Villas owners pay it through the Villas homeowners' association, Coach Home owners through the condominium association and Bermuda Park owners through theirs, while Kentwood owners pay the master directly; the amounts are not published in the public record.

Data updated: October 2026 (restated master bylaws recorded October 18, 2016 and the declarations, read October 13, 2026).

Article XI of the restated master bylaws sets the rule in one sentence: "Each Unit Owner is obligated to pay equal Annual and Special Assessments to the Association. Members of the Coach Homes (Condominiums), Villas (Homeowners), and Bermuda Park are obligated to pay their equal share through their respective Subdivision Association and Members of Kentwood Single Family Homes pay their equal share directly to the Master Association." So the number of bills and what each covers depend on the area.

The fee stack by area

The association's budgets, financial statements and minutes archive sit on the owners-only side of its website, so no assessment figure appears in the public record we read. We never quote a dues figure from a listing; the estoppel certificate and the adopted budget state the current amounts for a given home.

What the master share pays for

The master association owns and runs everything every area shares: the four private streets, the two gated entrances and their maintenance, the two lakes and the stormwater system, the preserves and buffers, the irrigation pumps, the clubhouse with its pool, spa, fitness rooms and library, the courts on the second recreation tract, the association's insurance and the management contract. The master board also works from a reserve study for those assets. Master irrigation runs from association pumps on a posted zone schedule, and the board's May 21, 2026 minutes list research on "a well to supplement irrigation and increasing our water allocation".

What the Villas assessment covers

The recorded Villas declaration makes the Villas association responsible for lawn and landscaping on each lot; for regular exterior maintenance "including painting and repair of roof ..., gutters, down spouts, and exterior building surfaces"; for "Maintenance, repair and replacement of the roof of all homes"; for minor driveway repair; and for the Villas common areas and reserves. A 1998 amendment deleted the words "(excluding roof leaks)", so roof leaks are now inside the association's duty too. The Villas owner keeps the interior, any pool and cage, patios, front walks, glass, screens, major driveway work and storm damage, and must name the Villas association as an additional insured on hazard and flood policies.

What Kentwood owners carry themselves

Kentwood has no sub-association. The master documents assign no lawn or exterior maintenance of Kentwood homes to any association, so a Kentwood owner maintains the home, the roof, the lawn and the lot, insures the home, and pays the master share directly. The trade-off is control: a Kentwood owner chooses the roofer and the schedule, within the master architectural rules covered in the rules section of this guide. Never read "maintenance included" into a Kentwood listing.

What the Coach Homes association covers

The condominium association operates the 15 Coach Home buildings under the declaration of condominium and Florida's condominium law. Section 718.111(11), Florida Statutes, requires it to carry adequate property insurance on the condominium property "as originally installed", with replacement cost set at least every three years, while unit owners insure their interiors, finishes, fixtures, appliances and contents. The City of Bonita Springs issued shingle-to-shingle re-roof permits on October 9 and 12, 2026, one for each of the 15 buildings, applied for on October 5, 2026. How that work is funded is not in the public record.

Approvals, background checks and transfer steps

The Villas require association approval of every sale: the declaration gives the association 30 days, and the Villas purchase application, dated July 2020, charges a $100.00 processing fee to the association plus $30.00 per adult for a background check through the manager, asks for three character references and a signed contract, and tells the buyer to contact the master association to transfer the gate clickers and get a gate code. A background check is required. Bermuda Park also requires approval before closing, with a background check, under its own sales application. Kentwood has no purchase or lease approval clause in the master text. The 1996 Coach Homes articles gave the condominium association power to approve purchasers and lessees; no current Coach Homes application is posted publicly, so the condominium's current rules decide.

Estoppel certificates and the capital contribution question

An estoppel certificate states what an account owes at closing, and Florida caps its fee. The statutory base is $250; the current DBPR-adjusted caps are $299 for the certificate, $119 more if expedited and $179 more if the account is delinquent, for both condominium estoppels (section 718.116, Florida Statutes) and homeowners' association estoppels (section 720.30851). The association's actual fee may be lower. A Villas sale may involve the Villas association's estoppel, a Coach Home sale the condominium association's, and a Kentwood sale the master's; how the master share appears on a sub-association's estoppel is not public. No capital contribution appears in the recorded documents read, and none is on the posted forms; the estoppel shows any charge.

Who manages each area

The managers are named on the master association's own Management page and in every 2025 to 2026 newsletter. The state's corporate records list the master association in care of Pegasus, with annual reports filed every year through April 27, 2026.

What Does It Cost to Own in Villages of Bonita?

The 2025 tax rate in Villages of Bonita's district 311 was 12.7970 mills, the same as most of the City of Bonita Springs, plus $408.45 a year for a house or $378.45 for a condominium in City stormwater and county solid waste fees; there is no CDD; association assessments, insurance and utilities come on top and the assessments are not published.

Data updated: October 2026 (2025 Lee County tax bills and the 2025 Taxing District Millage Book; City Resolution 26-027; Bonita Springs Utilities tariffs effective January 1, 2026).

The 2025 millage, line by line

Source: the Lee County Property Appraiser's 2025 Taxing District Millage Book, district 311 and district 017.

The redevelopment line on the bill

District 311's full name in the millage book is "City of Bonita Springs / Bonita Springs Fire / BS Redev". The redevelopment line, the Bonita Springs Redevelopment Area, carries 0.0000 mills and adds nothing to the bill, which is why district 311 levied exactly the same 12.7970 mills as district 017, the City's main district, in 2025.

Worked example: tax and fees at the medians

These are illustrations at the 2025 rate with no exemption, not a tax bill; association assessments, insurance and utilities are not included.

The taxable value on a real bill is the county's assessed value less exemptions, not the price paid, so a buyer's first bill can be higher or lower than these lines.

A sampled 2025 bill

We read three 2025 Lee County Tax Collector bills for Villages of Bonita homes. One, for a Unit Two home with no exemption, shows an assessed and taxable value of $382,846, ad valorem taxes of $4,899.27 (of which the fire district's share was $745.25), non-ad valorem charges of $408.45 and a total of $5,307.72. The non-ad valorem lines on a single-family bill were $408.45 (City stormwater $50.00 plus Lee County solid waste $358.45) and on a condominium unit $378.45 (City stormwater $20.00 plus solid waste $358.45). There was no special-district line on the sampled bills: no CDD, MSBU, street-light or fire assessment.

What changes on the 2026 bill

The City adopted its FY 2026-27 millage at 0.8411 mills under Resolution 26-027 on September 23, 2026, equal to the rolled-back rate. The Property Appraiser's 2026 book, printed October 9, 2026, applies 12.7942 mills in district 311, with the fire district at 1.9999, against 12.8217 proposed in August. On August 18, 2026 City voters approved up to $35,000,000 in general obligation bonds for the Bonita Estero Rail Trail (8,971 yes, 4,175 no); the per-home cost is not published.

Homestead and the reset on sale

Homestead exemptions and the Save Our Homes cap on assessed value belong to the owner, not the house, and reset on sale. A buyer's first full bill is set from the county's market value as of January 1 after the purchase, less any exemption the buyer qualifies for, so a seller's bill never predicts a buyer's. On the 2026 roll, 91 of the 144 single-family homes and 24 of the 60 condominium units carry a homestead exemption.

Water, sewer, power, trash and cable

Worked example, the Bonita Springs Utilities fixed charges on the single-family schedule: $4.61 plus $9.18 plus $32.27 equals $46.06 a month before any usage.

Can You Rent Out a Home in Villages of Bonita?

Renting in Villages of Bonita depends on the area: Villas leases need association approval, must run at least 30 days and may happen no more than three times a year; Bermuda Park allows at most five leases a year of 30 days to a year; the master text sets no leasing rule for Kentwood homes; the Coach Homes' current rules control.

Data updated: October 2026 (Villas declaration (1996) and lease form (September 2020); Bermuda Park declaration (2002)).

The leasing rules by area

The Villas declaration reads: "No Lot may be leased for a period of less than thirty (30) days nor more than three (3) times per year". Subleasing needs approval, room rentals are not allowed, leases must be in writing with a copy to the board, and the Villas lease form says a lease of a home with overdue assessments will be denied. Bermuda Park's declaration reads: "No Unit may be leased more often than five (5) times in any calendar year, or for a period of less than thirty (30) days", with whole units only and no subleasing. For the Coach Homes, the recorded text read sets no minimum; the condominium's current rules control.

Renters and pets

The Villas lease form says "Renters are not permitted to have pets", with service and support animals allowed by documentation. Bermuda Park's records point two ways: its declaration allows two cats in leased units, while its 2021 rules say leased units may have no pets. We print neither as settled; the association decides on a given lease.

Renters and the amenities

A tenant's use of Bermuda Park's recreation facilities displaces the owner's under its declaration, and the master clubhouse rules say a renter's private booking of the clubhouse needs the landlord's signature. A clubhouse booking never includes the library, workout room, pool or spa.

Does Florida's 2021 rental law change this?

Florida law limits how a rental restriction added by amendment binds existing owners: section 720.306(1)(h), Florida Statutes, for homeowners' associations (amendments after July 1, 2021) and section 718.110(13) for condominiums. The Villas and Bermuda Park leasing rules quoted here are in the original recorded declarations of 1996 and 2002, not later amendments. Whether a given rule binds a given owner is a question for the documents and the owner's own counsel.

Short stays and the county tourist tax

Every leasing rule recorded here sets a 30-day minimum where it sets one at all, so a stay of a few nights is not possible in the Villas or Bermuda Park. Lee County's tourist development tax of 5 percent, on top of sales tax, applies to rentals of six months or less, which includes a 30-day to six-month lease.

What a buyer planning to rent should check

Before buying to rent, read the declaration of the right area, not just the master; get the current lease application and rules from that area's manager through the seller; confirm the number of leases already signed this year for the home, since the Villas and Bermuda Park cap the count; confirm whether a renter may keep a pet; and budget for the approval fees. Kentwood's lack of a leasing clause in the master text is not a promise that no rule applies, so read the full recorded set.

What Are the Villages of Bonita Rules on Pets, Parking and Changes to Your Home?

The recorded master rules bind every Villages of Bonita area: written approval for any exterior change, no overnight trucks, commercial or recreational vehicles outside a garage, boats and trailers limited to 48 hours, household pets in reasonable numbers and a two-storey cap; the Villas, the Coach Homes and Bermuda Park add stricter rules of their own.

Pets

The master declaration allows dogs, cats and birds "in reasonable numbers". The Villas declaration allows household pets such as a cat or dog, leashed on common areas and never in recreation areas. The Coach Homes' 1996 text allows one dog and/or cat, two caged birds and fish, leashed on the common elements. Bermuda Park allows two household pets. For renters, see the leasing section above.

Parking, trucks, boats and RVs

Florida law, section 720.3075(3), Florida Statutes, protects parking a personal pickup truck in a homeowners' association driveway.

Architectural approval

Any exterior change, grading or tree removal needs the master association's written approval under the Master Declaration. For Kentwood the master's architectural packet, revised January 16, 2023, requires written approval of the master architectural review committee and the board before any work; applications are due by the first Monday of the month, and the committee meets on the second Monday.

Fences, pools and the lakeside lots

The Kentwood packet limits fences to 48 inches, allows chain link only behind a hedge, and states "No fencing is allowed on properties lakeside on Old Gaslight Drive and Lake Abby Lane". Nothing may be built on the 7-foot rear drainage easement, and a pool cage must sit at least 10 feet from the rear line where that easement exists. City code adds the 4-foot pool barrier and its own fence heights. All 14 private pools in the community are on Unit Two lots.

Roofs, windows and paint on Kentwood homes

Under the Kentwood packet, a replacement roof "must be composed of the same existing roofing material", window frames are white, paint colours come from the approved swatches, and house numbers are black above the garage. A change of roof material, for example to metal or tile, is therefore not an owner's choice under the current packet. In the Villas the roof is the association's to repair and replace.

Flags, signs and satellite dishes

The Kentwood packet allows only a house-mounted flag pole, but section 720.304(2)(b), Florida Statutes, lets a homeowners' association homeowner erect a freestanding flagpole up to 20 feet tall regardless of the covenants and rules, subject to the statute's conditions. The Villas declaration bars antennas and satellite dishes; federal rules may limit this. Bermuda Park requires board consent for a dish. On signs, the Villas allow one wooden-framed For Sale sign meeting master guidelines, the master rules bar owner signs in Kentwood, and Bermuda Park requires board approval.

Business use, smoking and recording meetings

The master, Villas and Bermuda Park declarations all limit homes to residential use, with no business use. There is no smoking inside the clubhouse or in the master pool area, and none at Bermuda Park's pool and cabana except the grill area. Under a 2016 master policy, members may record board meetings with 48 hours' written notice.

Is Villages of Bonita Gated, and What Amenities Does It Have?

Yes: Villages of Bonita has two gated entrances on Old 41 Road, at Village View Boulevard and Lake Amelia Way, opened by resident remote or a call box that rings the owner's phone, with no guard on record; inside are a 1996 clubhouse, a pool and spa, fitness rooms, a library and tennis, pickleball and shuffleboard courts.

Data updated: October 2026 (Florida Department of Health pool list September 1, 2026; Lee County Property Appraiser and City permit records read October 13, 2026).

The two gated entrances

The records agree on the gates. The association's July 2025 newsletter refers to "maintenance of the North and South entry gates"; the Villas gate-clicker registration form shows that residents open them with remotes; a call box at each entrance rings the owner's phone; a coded pedestrian gate serves walkers; Lee County's subdivisions layer flags the community as gated; a 2021 City re-roof permit is labelled "(GATE HOUSE)"; and the 1998 zoning resolution permitted entrance gates and a gatehouse and required an emergency override on any unmanned security gate. No document describes a guard, an attendant or staffing hours. The Lake Amelia Way entrance also serves Bermuda Park, whose owners share the master's gates, roads and lakes.

The clubhouse

The master association's clubhouse stands on plat Tract D, a 0.94-acre recreation tract. County records describe a one-storey building from 1996 with a 2,594-square-foot base, a porch, a courtyard and a patio, and a 6,083-square-foot pool deck, 10,473 square feet gross. Inside are a private event room, a kitchen, a library, a free-weight room and a cardio room, redesigned in January 2026. Private events may be booked Friday to Sunday from 7:00 a.m. to 10:00 p.m. with a $100 refundable deposit and a capacity of 65; religious, political and for-profit events are not allowed, and a booking never includes the library, workout room, pool or spa.

The pool and spa

The Florida Department of Health's pool list of September 1, 2026 carries two state-permitted facilities owned by the master association: "Villages of Bonita Pool", 54,895 gallons, and "Villages of Bonita Spa", 2,310 gallons. In May 2026 the master board moved daily pool and spa service to a new contractor with sand filters and automated chemical feed, and a City permit for the filter and pump work was pending in September 2026.

Tennis, pickleball and shuffleboard

The courts stand on plat Tract E, a 0.95-acre recreation tract with no building. County records list a black-top tennis court line and a shuffleboard court from 1997, and the Lee County 2025 aerial shows the fenced court enclosure and four shuffleboard lanes. The courts carry pickleball lines, and the association's December 2025 newsletter lists pickleball on Tuesday, Thursday and Saturday mornings. No record states the number of courts, so we say tennis and pickleball courts.

Fitness rooms and the library

The clubhouse holds a free-weight room and a cardio room with new equipment from the 2026 redesign. The posted cardio rules set a 30-minute limit when others are waiting and require an adult with anyone under 16. The library is part of the same building.

The lakes and preserves

The two lakes, about 10 acres together, and the preserve and conservation tracts belong to the master association. The Master Declaration bars filling, building in and withdrawing water from them without approval, and neither grants nor bans fishing or paddling. The developer's marketing once mentioned "canoeing or fishing", but that is marketing, not a rule, and the association's current lake-use rules are not public.

Bermuda Park's own pool

Bermuda Park has its own pool and spa on the state list ("Bermuda Park Condo Pool", 23,300 gallons, and a spa) and a cabana from 2002, so the master community holds two pools. Bermuda Park's declaration reserves its recreation facility to its own units, and whether Villages of Bonita owners may use it is not established in the records read.

Golf, boating and beaches outside the gates

There is no golf, marina, dock or beach inside the gates. The nearest public golf is Bonita Fairways Golf Club, an 18-hole executive course (par 61, by its own site), about 6 minutes and 2.4 road miles from the main gate. The nearest public boat ramp is Lee County's Imperial River Boat Ramp, about 9 minutes and 4.0 miles away, with two ramps, a paddlecraft launch and $5 a day parking. Bonita Beach is about 13 minutes away.

What Should Coach Home Condominium Buyers Know in Villages of Bonita?

The 60 Villages of Bonita Coach Homes are two-storey condominium buildings, so Florida's structural integrity reserve study and milestone inspection laws, which start at three habitable stories, do not apply; the association insures the buildings, and the City issued re-roof permits for all 15 buildings in October 2026.

Data updated: October 2026 (condominium declaration (January 1997); City re-roof permits October 9 and 12, 2026; Florida Statutes 2026).

Two storeys, so no SIRS or milestone inspection

Section 718.112(2)(g), Florida Statutes, the structural integrity reserve study, "does not apply to buildings less than three stories in height", and section 553.899, the milestone inspection, applies to buildings of "three habitable stories or more". The Coach Home buildings, like Bermuda Park's, are two storeys, so neither law applies to them.

Reserves still apply

Florida's general reserve rules for condominiums, in section 718.112(2)(f), still apply to the Coach Homes, and the master association separately works from its own reserve study. The condominium's reserve figures and balances are not in the public record; the condominium's resale documents and the estoppel certificate are where a buyer reads them.

The October 2026 re-roof permits

The City of Bonita Springs issued shingle-to-shingle re-roof permits on October 9 and 12, 2026, one for each of the 15 Coach Home buildings, after applications filed October 5, 2026. Shingle to shingle means the roofs are being replaced with the same material. How the condominium association is paying for the work, from reserves, a special assessment or a loan, is not in the public record; a buyer asks for the condominium's disclosure and the estoppel, which states any special assessment.

Who insures the building and who insures the unit

The condominium association must insure the condominium property as originally installed, with replacement cost set at least every three years, while each unit owner insures the interior, finishes, fixtures, appliances and contents (section 718.111(11), Florida Statutes). The association's master policy, its carrier, deductible and flood cover, is not in the public record. Under Citizens' flood rule, a condominium unit-owner's own Citizens policy is exempt from the flood requirement; the association's master policy is a separate commercial question.

The FEMA letter for the 15 buildings

On July 2, 2009 FEMA issued a letter of map amendment determination for The Villages of Bonita Condominium, Buildings 1 through 15. It found the ground beside each building below the 13.4-foot base flood elevation and did not remove the buildings from the special flood hazard area: "flood insurance is required for the property described above". Every Coach Home is mapped Zone AE.

Ground floor, upper floor and the lake edge

In 14 of the 15 buildings the ground-floor units are 2-bedroom homes of 1,404 square feet and the upper-floor units 3-bedroom homes of 1,649 square feet. Over 60 months the upper-floor units recorded 10 sales at a $337,500 median and the ground-floor units 7 sales from $250,000 to $367,500. Buildings 8 to 15 stand at a lake edge, and over 60 months they recorded 10 sales at a $330,000 median against 7 sales from $212,500 to $399,000 in Buildings 1 to 7: no measurable lake-edge premium.

Approval and leasing for the Coach Homes

The 1996 condominium articles gave the association power to approve purchasers and lessees, and the 1996 declaration text read sets no minimum lease term; later amendments and the current sale and lease applications are not posted publicly, so the condominium's current rules control. A Coach Home buyer asks the seller for the condominium's current rules, application and fee early in the contract.

What Flood Zone Is Villages of Bonita In?

FEMA's map, checked at the centre of every Villages of Bonita lot in October 2026, shows Zone AE on all 60 Coach Homes and on 100 of the 144 single-family homes, the Spring Creek floodway on 1, and shaded Zone X on 43 homes, all in Unit Two; the base flood elevation is 13.4 feet NAVD88 from Spring Creek.

Data updated: October 2026 (FEMA National Flood Hazard Layer read October 13, 2026; Lee County panel 12071C0656G effective November 17, 2022).

Zones lot by lot

All 43 shaded-X homes are in Unit Two: 30 on Old Gaslight Drive and 13 on Lake Abby Lane. Every original-plat home and every Coach Home is Zone AE. Lee County panel 12071C0656G, effective November 17, 2022, governs every parcel.

Twelve points we tested

Before the lot-by-lot run, we tested twelve points spread across the community against the live layer. Nine returned Zone AE, one the AE floodway and two shaded Zone X; every point returned evacuation Zone B and a 160 mph design wind speed. The lot-by-lot count above is the fuller picture, and a given home's position is read from its own lot.

The 13.4-foot base flood elevation and Spring Creek

The base flood elevation here is 13.4 feet NAVD88, with Spring Creek as the flooding source, from the effective Spring Creek profile, whose cross-sections cross the community, and from every FEMA letter issued for buildings here from 2009 to 2016. The map layer itself prints no base flood elevation because this is a riverine zone. The City's design flood elevation is the base flood elevation plus one foot, 14.4 feet.

What FEMA's letters found

FEMA's letters of map amendment for all 15 Coach Home buildings (July 2, 2009) and for several single-family homes (2009 to 2016) found the lowest ground beside each building between 11.5 and 13.3 feet, below 13.4 feet, and did not remove those buildings from the special flood hazard area. A letter is building by building; the record does not support saying that no home can be removed, only that the letters issued so far did not remove the buildings they covered.

Ground height, and why shaded X is not higher ground

USGS lidar at the centres of 205 homes reads 11.6 to 13.5 feet NAVD88, with a median of 12.6 feet; 195 of the 205 read below 13.4 feet, and all read below the City's 14.4-foot design flood elevation. The shaded-X lots read lower, a median of 12.2 feet, than the AE lots, 12.7 feet, so the X lots are not higher ground; the zone line follows FEMA's study of the creek, not the height of each lot. Ground is not floor: a home's finished floor height comes from an elevation certificate, and the City collected elevation certificates only from June 1, 2008, after every home here was built.

The Spring Creek floodway at the south-east corner

The Spring Creek floodway crosses the south-east corner of the plat, mostly over conservation and lake tracts and Bermuda Park's common land. One Unit Two home centre and three Unit Two lot lines touch it, so a buyer of a home at that corner reads the lot's own position on the map.

Is a new flood map coming?

FEMA's Pending and Preliminary flood layers, read October 13, 2026, show no change here, so the 2022 panel remains the map in force. That can change with a future county-wide study.

How to check a specific address

Open FEMA's National Flood Hazard Layer at the address, read the zone at the building itself, ask the seller for any elevation certificate or FEMA letter, and remember that the lender's own flood determination decides whether a mortgage requires flood insurance. We pull the lot's position for any home we show or list.

How Do Hurricanes Affect Villages of Bonita?

Lee County places every Villages of Bonita home in evacuation Zone B and storm-surge zone 2, among the first zones ordered out, and ordered Zones A and B to leave for Ian and Milton; homes are designed to 160 mph wind in the debris region, and every home predates the 2002 Florida Building Code.

Evacuation Zone B

The county's Zone B sheet says "Zone B will be among the first areas ordered to evacuate for a hurricane." Every Villages of Bonita parcel sits in evacuation Zone B and storm-surge zone 2, and Lee County ordered Zones A and B to evacuate for both Hurricane Ian in 2022 and Hurricane Milton in 2024, as the City's Milton page records.

Storm surge scenarios

On our reading of the National Hurricane Center's storm surge risk maps, a near-worst-case scenario at high tide, approximate: no surge flooding at the homes in a Category 1 storm, under 3 feet at most homes in a Category 2, and more than 9 feet at every home in Categories 4 and 5. These maps show a planning worst case, not a forecast for any storm.

Hurricane Ian

Hurricane Ian made landfall at Cayo Costa as a Category 4 hurricane on September 28, 2022, according to the National Hurricane Center's Tropical Cyclone Report, which adds: "Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples." The nearest USGS high-water marks from Ian are on Spring Creek about a mile west, at 8.97 and 9.57 feet NAVD88; there are none within 1.5 kilometres of the community. The record does not tell us what each home experienced, so we do not characterise it.

Spring Creek in Irma and Ian

The USGS stream gauge 02291524, Spring Creek Headwater near Bonita Springs, sits at the community's south-east corner. Its annual peak flows were 592 cubic feet per second on September 10, 2017, during Irma, and 371 on September 28, 2022, during Ian. Gauge heights are on the gauge's own datum and cannot be compared with flood elevations.

Wind design and the building-code era

Every parcel carries a 160 mph design wind speed (Risk Category II) and sits in the wind-borne debris region on the Property Appraiser's hazard layer. Every home was built from 1996 to 2001, before the Florida Building Code took effect on March 1, 2002, and is now more than 20 years old. Most of the community was permitted under Lee County before the City incorporated at the end of 1999; the 2000 and 2001 homes were permitted by the new City. Roof covers, windows and shutters may have been replaced since; the permit file for a given home shows what was.

The 50 percent rule after a storm

Under the City's substantial improvement and substantial damage rule, repairs or improvements costing 50 percent or more of a building's market value (the Property Appraiser's value unless an appraisal is submitted) require the whole building to meet current flood rules. A buyer weighing a home after storm damage asks the City how its rule applies before signing.

How Does Insurance Work in Villages of Bonita?

Insurance in Villages of Bonita depends on the area and the lot: single-family owners insure their homes (Villas owners also name their association), the condominium association insures the Coach Home buildings and owners insure their units, flood coverage is required now in Zone AE and on wind-covered Citizens house policies everywhere from 2027, and the City's CRS class cuts NFIP premiums 25 or 10 percent.

Data updated: October 2026 (Citizens flood page and FEMA Community Status Book read October 13, 2026).

Who insures what, by area

This table summarises the insurance side of the fee stack and the condominium section above.

Citizens' flood requirement

Citizens Property Insurance requires flood coverage on new and renewing personal residential policies that include wind coverage. Inside the special flood hazard area it already does. From January 1, 2027 Citizens requires flood coverage 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. So a Villages of Bonita single-family owner with a wind-covered Citizens policy needs flood coverage, Zone AE or shaded X, while a Coach Home owner's own Citizens unit-owner policy does not.

Lenders and the special flood hazard area

A federally backed mortgage on a building in Zone AE requires flood insurance. On FEMA's map that covers every Coach Home building and 101 of the 144 single-family homes (100 in Zone AE and 1 in the floodway), and FEMA's letters for all 15 condominium buildings and several homes did not remove them. The 43 shaded-X homes in Unit Two are outside the special flood hazard area for the lender's rule, though Citizens' 2027 rule still reaches a wind-covered Citizens policy there.

The CRS discount

The City of Bonita Springs is a Class 5 community in FEMA's Community Rating System, according to FEMA's Community Status Book. That takes 25 percent off National Flood Insurance Program policies rated in the special flood hazard area (the AE homes and units here) and 10 percent off policies outside it (the shaded-X homes). The 25 percent figure never applies to a shaded-X home.

Roof age and four-point inspections

Florida law bars an insurer from refusing to write or renew a home insurance policy solely because of the age of a roof under 15 years old, and for an older roof an inspection showing five or more years of remaining life prevents a refusal on age alone (section 627.7011, Florida Statutes). Citizens asks for a four-point inspection on homes over 20 years old, which is every home here. In the Villas the roof is the association's to repair and replace, so a Villas buyer asks the association for the roof's date; a Kentwood buyer reads the home's own permit file.

My Safe Florida Home

Florida's My Safe Florida Home program (section 215.5586, Florida Statutes) helps owners of site-built single-family homes that are homesteaded, insured for $700,000 or less and built before January 1, 2008. All 144 single-family homes here pass the year test; homestead and insured value depend on the owner, and the program's current funding status is not published.

What a policy costs

Premiums are not in the public record, and no figure printed for one home predicts another's. They depend on the carrier, the roof's age and type, the windows and shutters, the lot's flood zone and the coverage chosen. A buyer gets a quote for the specific home before the inspection period ends.

What Schools Serve Villages of Bonita?

At every address and point tested, Villages of Bonita is in the School District of Lee County's South Zone: Elementary Zone Q, Middle Zone GG and High School sub-zone 3 under the 2026-2027 plan; Spring Creek Elementary is about 4 minutes away by car and Bonita Springs High about 7.

Data updated: October 2026 (School District of Lee County 2026-27 locator and enrollment plan; FLDOE 2025-26 grades as of September 1, 2026).

We ran the district's SchoolSite Locator, "Lee County 26-27", at 16 tests on October 13, 2026: six addresses, six points inside the community and its four corners. Every test returned Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3.

Zone schools and grades

Grades are the Florida Department of Education's 2025-26 school grades, as published September 1, 2026.

How school choice zones work

Under the district's Student Enrollment Plan 2026-2027, approved December 1, 2025, a zone is a choice zone, not a guaranteed seat: families rank schools within the zone, and assignment follows the plan's rules. Zone Q lists Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks elementary schools; Zone GG lists Bonita Springs Middle Center for the Arts and Three Oaks Middle; sub-zone 3 lists Bonita Springs High, Estero High and South Fort Myers High, with Dunbar High by waiver.

Walk zones and busing

Inside a school's two-mile Safe-Walk zone, the district gives no elementary or middle school bus. By straight line, Spring Creek Elementary is about 0.6 to 1.0 mile from the community and Bonita Springs High and Middle about 1.2 to 1.6 miles. On the district's high school transportation page, Bonita Springs High and Estero High bus sub-zones 2 and 3, and South Fort Myers High buses sub-zones 1 to 5.

Charter and private options

Bonita Springs Charter School, on Bernwood Drive about 0.1 to 0.5 mile from the community and graded A for 2025-26, runs its own admissions. The National Center for Education Statistics' private school survey lists private schools within 10 miles of ZIP 34135 for families looking at private options.

How Far Is Villages of Bonita From Hospitals and Emergency Care?

Two emergency departments sit about 6 and 7 minutes from the Villages of Bonita entrance, NCH Bonita Springs and Lee Health Coconut Point; the nearest full hospitals are NCH North Naples (about 16 minutes) and Gulf Coast Medical Center, which Lee Health says houses a Level II Trauma Center (about 23).

Emergency care

Drive times are estimated free-flow drive times from the Village View Boulevard entrance on Old 41 Road (OSRM routing on OpenStreetMap roads, no traffic), October 13, 2026; add up to 0.3 mile and 2 minutes from inside the community.

Lee Health and UnitedHealthcare in 2027

Lee Health's own notice says Lee Health hospitals and physicians stay in network with UnitedHealthcare through December 31, 2026, and "Beginning January 1, 2027, Lee Health hospitals and physicians will be out-of-network" for affected UnitedHealthcare employer, individual and Medicare Advantage plans. The notice adds that the change "will not affect your Medicare Supplement coverage", and emergency care is billed regardless of network. A buyer on a UnitedHealthcare plan reads the notice against the plan.

Fire and EMS

The Bonita Springs Fire Control and Rescue District serves the community. Its nearest station, Station 23 on US 41, is about 1.6 road miles and 4 minutes away, and the district publishes an ISO rating of 2 from its 2018 review. The Lee County Sheriff's Office provides law enforcement in the City, according to the City's own FAQ.

How Long Is the Drive From Villages of Bonita to Everywhere?

Every trip from Villages of Bonita in Bonita Springs leaves by Old 41 Road; in free-flow traffic, downtown Bonita Springs is about 4 minutes away, Coconut Point about 7, I-75 about 10, Bonita Beach Park about 13 and Southwest Florida International Airport about 26.

Drive times

Method: estimated free-flow drive times from the Village View Boulevard entrance on Old 41 Road, with up to 0.3 mile and 2 minutes more from points inside the community (OSRM routing on OpenStreetMap roads, no traffic), October 13, 2026.

Groceries and errands

From the same entrance: Walgreens on US 41 is 1.3 miles and about 3 minutes; Publix at the Shoppes at Pelican Landing 1.7 miles and 4 minutes; the Bonita Wonder Gardens 1.8 miles and 5 minutes; the Bonita Springs Public Library on Reynolds Street 2.2 miles and 6 minutes; Publix at Bonita Bay Plaza 2.8 miles and 7 minutes; The Fresh Market 3.1 miles and 7 minutes; Aldi 4.1 miles and 8 minutes; and the Walmart Supercenter in Estero 6.4 miles and 11 minutes.

On foot and by bus

Old 41 Road has a sidewalk past both entrances. On foot, the LeeTran Route 600 stop at the Village View Boulevard entrance is about 2 minutes from the gate, the Arts Bonita visual arts campus at 26100 Old 41 Road about 4 to 7 minutes, the post office at 26150 Old 41 Road about 7 to 11 minutes, and the nearest Publix about 36 minutes. The community also sits inside LeeTran's Bonita Springs ULTRA on-demand zone, which the November 2025 Route 600 brochure lists at $1.50 a ride with the BONITARIDE promo code, 7 a.m. to 6 p.m.; ULTRA picks up outside gated entrances, since its 2023 brochure says "ULTRA will not be granted gate access".

Season traffic on Old 41 Road and US 41

Old 41 Road beside the community is a City road with a 100-foot right of way, posted at 45 mph. The free-flow times above assume no traffic, and winter season traffic on US 41 and Bonita Beach Road adds time that a map router does not show.

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

Publix at Pelican Landing is about 4 minutes from Villages of Bonita by car and Coconut Point about 7; the Arts Bonita visual arts campus and the post office are a short walk along Old 41 Road; Bonita Beach is about 13 minutes away, with lot closures for Ian repairs this fall.

Groceries and everyday shopping

The closest full-service grocery is Publix at the Shoppes at Pelican Landing, about 4 minutes away, with a second Publix at Bonita Bay Plaza about 7 minutes away, The Fresh Market about 7 and Aldi about 8. Coconut Point, the open-air shopping centre in Estero, is about 7 minutes away, and Walgreens on US 41 about 3.

Arts, the Wonder Gardens and City events

The Arts Bonita visual arts campus on Old 41 Road is a short walk from the gates. The Bonita Wonder Gardens, about 5 minutes away, runs first-Sunday "EVERYONE'S A KID" days for Bonita Springs residents with a Bonita Springs address on a photo ID, and its admission from June 15, 2026 is $19 for adults, $14 for children and $17 for seniors. The City's 2026 to 2027 approved special events at Riverside Park and the Wonder Gardens include concerts, art festivals and the Saturday Local Roots Flea Market from October 3, 2026 to May 29, 2027, as scheduled in October 2026.

Beaches and beach parking this fall

Bonita Beach Park is about 13 minutes away by car, but beach parking is changing this fall. Lee County Parks' pages, re-read October 13, 2026, say Bonita Beach Park's lot and amenities have been closed since September 8, 2026 for Ian repairs; the Beach Access #1 lot closes November 1, 2026, with pedestrian access staying open; Accesses #2 to #9 are free to park; and Little Hickory Island Beach Park's lot and amenities have been closed since September 8, 2026. Lovers Key State Park is about 23 minutes away.

Parks and the library

Within about 7 minutes are Riverside Park, Island Park, Depot Park, the Bonita Springs Community Park and Recreation Center (two public tennis courts, a playground and disc golf), the Community Pool and the City dog park. The Bonita Springs Public Library on Reynolds Street is about 6 minutes away.

Golf and boating nearby

Bonita Fairways Golf Club, an 18-hole executive course, is about 6 minutes from the main gate, and Lee County's Imperial River Boat Ramp about 9 minutes, with two ramps, a paddlecraft launch and $5 a day parking.

What Is Being Built or Planned Around Villages of Bonita?

No City zoning or development case is open within about three-quarters of a mile of Villages of Bonita; Bonita Isles next door is fully built; vacant commercial and industrial land on Old 41 Road is zoned for business, and the City's 2018 flood plan lists the community's Spring Creek perimeter ditch for clearing.

Data updated: October 2026 (City of Bonita Springs register and FDOT project pages read October 13, 2026).

City cases nearby

The City of Bonita Springs' Projects of Interest register, 41 records read October 13, 2026, shows no open zoning, plat, development order or variance case within about 0.79 mile of the community. The nearest cases are a golf maintenance building at Bonita Bay West (0.79 mile), a supermarket on Old 41 Road (1.06 miles) and a special assemblage at the Wonder Gardens (1.38 miles).

Vacant land on Old 41 Road

Three vacant parcels sit nearby on the Lee County parcel layer: a 4.03-acre industrial parcel in the Bernwood industrial planned development directly across Old 41 Road, about 0.02 mile away; 13.11 acres of vacant commercial planned-development land on Old 41 Road, about 0.29 mile away; and a 9.97-acre commercial parcel at 25211 Old 41 Road, about 0.51 mile away, which a developer markets as "The Bonita Foundry", a flex-commercial and warehouse-condominium campus (developer marketing, May 6, 2025). The approval instrument for that project was not found in the public record. Bonita Isles, east of the community, is fully built: every parcel in its planned development is a home or common land.

Spring Creek and the perimeter ditch

The City's Flood Reduction and Watershed Restoration Plan, a 2018 draft, says "The north branch runs in a manmade canal adjacent to the Villages of Bonita subdivision which rerouted the original creek path to its perimeter" and lists the "Villages of Bonita subdivision perimeter ditch" for clearing of exotic vegetation and muck and the Old US 41 box culverts for improvement. Whether either was done is not in the public record. The City's 2010 Stormwater Master Plan lists "Villages of Bonita HOA" as a private stormwater owner, and the lakes and drainage are master-association property. The freshwater segment of Spring Creek is on the Florida Department of Environmental Protection's impaired-waters list for E. coli, and the creek lies in the Estero Bay Tributaries Outstanding Florida Waters.

Roads: Old 41 Road and I-75

Old 41 Road at both entrances is a City road. FDOT's Old 41 Road study, project 435110-1, covers the stretch from the Collier County line to Bonita Beach Road, south of the community. FDOT's I-75 study, project 452544-1, scheduled a public hearing for October 27, 2026 in person and October 28, 2026 online; I-75 runs about 1.2 miles east. Bonita Springs Utilities' capital projects layer shows no project within about 1.3 miles.

City millage, the BERT bond and the rail corridor

The City adopted 0.8411 mills for FY 2026-27, and voters approved up to $35,000,000 in general obligation bonds for the Bonita Estero Rail Trail on August 18, 2026; the per-home cost is not published. The inactive rail corridor the bond would buy passes about 0.17 mile west of the community. The community sits in City Council District 1 on the 2026 district map.

Projects at a glance

How Does Villages of Bonita Compare With Nearby Communities?

Among the communities off Old 41 Road and Bernwood Parkway, Villages of Bonita is the older single-family and condominium option: its 12-month median of $306,000 sits below Bonita Isles ($529,900), Cedar Creek ($537,450) and new Bonita Del Sol homes ($692,012) and above San Mirage condominiums ($235,000).

Data updated: October 2026 (Lee County roll and recorded sales, the 12 months to September 25, 2026).

The benchmark table

Every row is the Lee County roll and recorded sales for the 12 months to September 25, 2026, except where a longer window is named.

Older homes, condominium choice and the master association

What sets Villages of Bonita apart from its neighbours on the record is its mix and its structure: it is one of the few communities off Old 41 Road where a buyer can choose a one-storey single-family home or a condominium unit behind the same gates, with the same clubhouse, under one master association. Its homes are 1996 to 2001 construction, against Bonita Isles' 2013 to 2015 and Bonita Del Sol's 2024 to 2026, and its price per square foot of county heated area is lower than Bonita Isles' or Cedar Creek's.

Bermuda Park inside the gates

Bermuda Park shares the gates, roads, lakes and master association but keeps its own declaration, association and pool. Its 138 units are all 2-bedroom, from 1,230 to 1,404 square feet, and over 24 months it recorded 17 sales at a $245,000 median ($185.19 per square foot); over 60 months 48 sales at $302,750. Its guide, linked in the section on the four areas, covers it in full.

Villages of Bonita vs Bonita Isles: Which Community Fits Your Priorities?

Villages of Bonita and Bonita Isles are next door in the same tax district with the same 13.4-foot base flood elevation; Bonita Isles offers 2013 to 2015 Minto single-family homes and villas on fill a foot and a half higher, while Villages of Bonita offers 1996 to 2001 homes and condominiums with a larger clubhouse, a spa and courts at a lower price per square foot.

Data updated: October 2026 (Lee County roll and recorded sales, the 12 months to September 25, 2026; FEMA National Flood Hazard Layer read October 13, 2026).

What you buy

Villages of Bonita offers 144 one-storey single-family homes of about 1,250 to 1,960 square feet and 60 two-storey Coach Home condominiums of 1,404 or 1,649 square feet, built 1996 to 2001. Bonita Isles offers 225 one-storey single-family homes and paired villas built by Minto from 2013 to 2015, gated and entered from Bernwood Parkway, on land once planned as Villages of Bonita North.

Prices

Worked example, the 12-month gap: Bonita Isles' $529,900 median minus Villages of Bonita's $306,000 is $223,900, and $314.61 minus $204.34 is $110.27 per square foot of county heated area. Read it with the mix in mind: Bonita Isles is all single-family homes and villas built 2013 to 2015, while Villages of Bonita includes condominium units and homes built 1996 to 2001.

Associations and what they cover

Villages of Bonita has one master association over four areas, with the Villas association roofing, painting and mowing Villas homes, Kentwood owners maintaining their own, and the condominium association running the Coach Home buildings. Bonita Isles has a single homeowners' association under its recorded 2013 declaration, which sets a start-up assessment of $350 at closing (2013 text). Neither community publishes its assessment amounts in the public record.

Flood maps and ground height

Both communities share the 13.4-foot Spring Creek base flood elevation. At Villages of Bonita, FEMA's letters for the condominium buildings and several homes did not remove them from the special flood hazard area, and the ground at the home centres reads a median of 12.6 feet. At Bonita Isles, FEMA letters based on fill (2013 to 2015) removed portions of its lots from the flood area, its map shows 165 lot centres in Zone AE and 60 in shaded X, and its lot-centre ground median is about 14.15 feet, roughly a foot and a half higher.

Amenities and entry

Both communities are gated. Villages of Bonita's two entrances on Old 41 Road open by remote or call box; its 1996 clubhouse (2,594 square feet base) has a 54,895-gallon pool, a spa, fitness rooms, a library and tennis, pickleball and shuffleboard courts. Bonita Isles' island clubhouse of 2013 (1,727 square feet base) has a 65,188-gallon pool and a tot lot; the state pool list shows no spa permit there.

Leasing

Villas leases need approval, at least 30 days and no more than three a year; Bermuda Park allows five a year of 30 days to a year; the master text sets no leasing rule for Kentwood. Bonita Isles' recorded 2013 declaration sets no minimum lease term and no approval.

Decision table

Which fits which buyer's priorities

A buyer who wants a newer single-family home or villa on higher fill looks at Bonita Isles. A buyer who wants a lower price per square foot, a condominium option, association-maintained Villas exteriors or the spa and courts looks at Villages of Bonita. Both sit in the same tax district and school zones, so those rarely decide it.

What Are the Pros and Cons of Villages of Bonita?

Villages of Bonita's record shows clear strengths, a gated clubhouse community with a lower price per square foot than its single-family neighbours and association-maintained Villas exteriors, and clear trade-offs: most homes are mapped Zone AE with ground below the 13.4-foot base flood elevation, and every home predates the 2002 Florida Building Code.

What the record shows in Villages of Bonita's favor

• A gated community with two entrances, a 1996 clubhouse, a state-permitted pool and spa, fitness rooms, a library and tennis, pickleball and shuffleboard courts.
• A lower price per square foot of county heated area ($204.34 in the 12 months) than Bonita Isles ($314.61) or Cedar Creek ($287.34).
• Association-maintained lawns, exterior paint and roofs on the 73 Villas homes, under the recorded Villas declaration.
• Two-storey condominium buildings, outside the structural integrity reserve study and milestone inspection laws.
• No CDD and no special-district line on the sampled 2025 tax bills.
• No age restriction in the recorded documents.
• A LeeTran bus stop at the Village View Boulevard entrance and downtown Bonita Springs about 4 minutes away by car.
• A choice of single-family home or condominium unit under one master association.

What a careful buyer should weigh

• Most homes are mapped Zone AE (160 of 204), and 195 of 205 home centres read below the 13.4-foot base flood elevation; FEMA's letters did not remove the buildings they covered.
• Every home is in evacuation Zone B, among the first ordered out.
• Every home was built from 1996 to 2001, before the 2002 Florida Building Code, and is over 20 years old.
• Assessment amounts are not published in the public record; the estoppel and budget state them.
• The Villas and Bermuda Park require purchase approval with a background check, and the Villas cap leases at three a year.
• The Spring Creek floodway crosses the south-east corner, touching one Unit Two home centre and three lot lines.
• The Coach Home buildings are being re-roofed under October 2026 permits, and how that work is funded is not public.

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

Selling a Villages of Bonita home in Bonita Springs well starts with pricing it as what it is, a Villas home, a Kentwood home or a Coach Home, against the recorded sales of its own group, then putting the right association's estoppel, the approval steps and the lot's FEMA record in front of buyers early. McGreevy and Comisar build every Villages of Bonita listing that way.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; Florida statutory rates read October 13, 2026).

If you're searching for the best Villages of Bonita listing agent, or thinking, 'I need to sell my house in Villages of Bonita...', 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 Villages of Bonita home against the recorded sales of its own area, plat and floor, set it beside the declaration that decides who maintains its roof, and put the FEMA record for its lot in front of the buyer before the buyer's lender asks. In the last 12 months we tracked 10 Villages of Bonita sales in the Lee County record, and each one informs the number we give you. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Our Villages of Bonita seller guide covers pricing by area, plat, lake position and floor, the estoppel each association issues and the approval a Villas or Bermuda Park buyer needs.

• 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

Villages of Bonita sales in the last 12 months, by product

For the 12 months to September 25, 2026, Lee County recorded 10 qualified Villages of Bonita sales at a median of $306,000, from $212,500 to $485,000, at a median of $204.34 per square foot of county heated area, all resales. Six were single-family homes, from $300,000 to $485,000, and four were Coach Home condominiums, from $212,500 to $280,000. Neither product reached 10 sales in those 12 months, so we print each one's range and no product median.

In their own first windows with 10 or more sales, the products read clearly: the single-family homes recorded 11 sales in 24 months at a $355,000 median ($238.35 per square foot), and the Coach Homes 12 sales in 36 months at a $305,000 median ($198.06 per square foot).

What Villages of Bonita sellers say about working with us

Clients describe the same thing on our Google Business Profile: a team that pays attention to the details on both sides of a sale.

★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review

★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review

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

Start with our free home valuation and we will follow up with a Villages of Bonita number built on the recorded sales of homes in your area and of your size. For the Villages of Bonita walk-through, read What is my Villages of Bonita home worth?. 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.

How we price a Villages of Bonita home

We start with the area and the plat, because a Villas home, a Kentwood home and a Coach Home sit in different price groups and carry different maintenance duties. Over the 60 months to September 25, 2026, original-plat homes sold at a $380,000 median and Unit Two homes at $462,500, 16 sales each. Next we place the home by lake position (55 single-family lots touch a lake; over 60 months 14 lake sales at a $450,000 median against 18 non-lake sales at $377,500), by bedrooms (3 or 4-bedroom homes recorded 12 sales at a $452,500 median over 36 months), and for a Coach Home by floor (upper-floor units 10 sales at a $337,500 median over 60 months). Then we read the lot's flood zone and any FEMA letter, the roof and who is responsible for it, interior updates, and the estoppel and any special assessment. None of those gaps is large enough to be a rule, so we never price your home off a community-wide figure.

Seller closing costs at the medians

Two statutory lines can be computed from the price, and the seller customarily pays both in Lee County; the contract controls. The deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02, Florida Statutes, and the owner's title policy premium follows Florida's promulgated rate of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000.

The title premium is before any reissue credit. Commission is negotiable and closing-fee amounts vary by title company, so commission and closing-fee amounts are not printed. The estoppel certificate carries its own capped fee.

Documents a Villas, Kentwood or Coach Home seller should gather first

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

• The deed and your owner's title policy. The deed's legal description shows the buyer which area the home is in.
• The latest Lee County tax bill. It shows the 12.7970-mill district and the $408.45 or $378.45 in fees; the buyer's own bill resets on sale.
• The association disclosure. Villas and Kentwood sales carry the homeowners' association disclosure summary (section 720.401, Florida Statutes); a Coach Home sale carries the condominium resale documents.
• The estoppel certificate from the right association. The Villas association for a Villas home, the condominium association for a Coach Home, the master for a Kentwood home.
• The approval application. A Villas buyer files the Villas purchase application ($100.00 plus $30.00 per adult for the background check); a Bermuda Park buyer files Bermuda Park's.
• Gate clickers. The buyer contacts the master association to transfer the clickers and get a gate code.
• Any elevation certificate or FEMA letter. FEMA's letters cover all 15 Coach Home buildings and several single-family homes.
• Architectural approvals. Copies of approvals for any exterior change, fence, pool cage or roof.
• Any lease on file. A current lease and its approval, if the home is rented.

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

How long does a Villages of Bonita home take to sell?

Days on market come from the Southwest Florida MLS, not the county record: Information not available at time of publishing (checked 2026-10-10). What the county record does show is timing: all 10 sales in the 12 months to September 25, 2026 recorded between January 29 and July 21, 2026. We pull the current pace for your area and product when you ask.

Which association issues my estoppel certificate?

It depends on the area. A Villas home's estoppel comes from the Villas association, a Coach Home's from the condominium association, and a Kentwood home's from the master association, which bills Kentwood owners directly. How the master share appears on a Villas or Coach Home estoppel is not public, so we request the certificate early.

Does my buyer need association approval?

In the Villas, yes: every sale needs association approval, the declaration allows 30 days, and a background check is required. In Bermuda Park, yes, with a background check, before closing. In Kentwood, the master text has no purchase approval clause. For the Coach Homes, the 1996 articles allow approval and the condominium's current rules decide.

Do I have to disclose the flood zone?

Florida requires a flood disclosure at or before contract, covering known flood damage, flood insurance claims and federal flood assistance (section 689.302, Florida Statutes). On FEMA's map every Coach Home and every original-plat home is Zone AE, and FEMA's letters for all 15 condominium buildings did not remove them; a buyer's lender will read the same map. This is not legal advice; your attorney reads the disclosure with you.

Can I put a For Sale sign at my Villages of Bonita home?

In the Villas, one wooden-framed For Sale sign meeting the master guidelines is allowed under the Villas declaration. In Kentwood, the master rules bar owner signs. In Bermuda Park, signs need board approval. We confirm the rule for your area before the listing goes live.

See how we sell homes across the city on our Bonita Springs seller guide. Ready to sell in Villages of Bonita? Call Jesse direct at (239) 898-6072, or start with the free home valuation.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this Villages of Bonita guide, and our headquarters is right here in Bonita Springs, at 24031 S Tamiami Trl, a few minutes from Old 41 Road. Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar price from the public record and advise on both sides of a Villages of Bonita sale.

Awards and recognition

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

How to reach us

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

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

You can also read more about McGreevy and Comisar.

Our team

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

★★★★★ "Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process." Verified Google review

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

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

Villages of Bonita FAQ: Buyer Edition

Buyers ask what Villages of Bonita in Bonita Springs is, which of the four associations a home belongs to, who maintains it, what the recorded rules allow, how FEMA's map reads lot by lot and how it compares with Bonita Isles. The answers below come from the recorded declarations and plats, Lee County records, FEMA, the School District of Lee County and our own analysis, each tied to its source and date.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; FEMA National Flood Hazard Layer read October 13, 2026; School District of Lee County 2026-27 zone data).

★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review

Is Villages of Bonita a gated community?

Yes. Villages of Bonita is gated, with two entrances on Old 41 Road, at Village View Boulevard and Lake Amelia Way, that open by resident remote or by a call box that rings the owner's phone, plus a coded pedestrian gate. The association's documents describe no guard, attendant or staffing hours.

Is Villages of Bonita the same as The Villages?

No. Villages of Bonita is a 204-home community off Old 41 Road in the City of Bonita Springs, Lee County, recorded in 1996 as The Villages of Bonita. It has no connection to The Villages in Sumter County, and it is also separate from VillageWalk of Bonita Springs, Bonita Village and Villages at Old Cypress.

Is Villages of Bonita in the City of Bonita Springs?

Yes. Every parcel carries the Property Appraiser's City municipal code and tax district 311, the City limits layer returns the City at every sample point, and the community's zoning, permits and flood insurance community number (120680) are the City's. The ZIP is 34135.

How many homes are in Villages of Bonita?

The county roll counts 204 homes: 144 one-storey single-family homes and 60 Coach Home condominium units in 15 buildings, plus 29 common parcels. Bermuda Park, the 138-unit condominium inside the same 1996 plat, brings the total under the master association to 342.

What are the four areas of Villages of Bonita?

The 2016 restated master bylaws name four areas: the Villas (73 original-plat single-family homes with their own homeowners' association), Kentwood (71 Unit Two single-family homes, billed by the master directly), the Coach Homes (60 condominium units) and Bermuda Park (138 condominium units). Each area elects one of the five master directors.

Is Bermuda Park part of Villages of Bonita?

Yes, as an area of the master association. Bermuda Park's recorded 2002 declaration makes every unit a member of The Villages of Bonita Master Association with votes and use of master property, and its owners pay the master share through Bermuda Park's own association. It keeps its own declaration, association and pool, so its sales are reported separately.

Which association do I pay in Villages of Bonita?

It depends on the area. A Villas owner pays the Villas homeowners' association, which collects the master share; a Coach Home owner pays the condominium association, which does the same; a Bermuda Park owner pays Bermuda Park's association; and a Kentwood owner pays the master association directly, under Article XI of the 2016 restated bylaws.

What are the HOA fees in Villages of Bonita?

The assessment amounts are not published in the public record; the budget and estoppel state them. The association posts its budgets and financial statements to owners only, so we request the estoppel certificate and the current budget for a specific home and put the figures in front of the buyer before the inspection period ends.

What does the Villas association maintain?

Under the recorded 1996 Villas declaration and its 1998 amendment, the Villas association maintains lawns and landscaping, exterior paint and repair, gutters and downspouts, minor driveway repair, and the repair and replacement of the roof of every Villas home. The owner keeps the interior, any pool and cage, patios, walks, glass, screens, major driveway work and storm damage.

Who maintains a Kentwood home?

The owner. Kentwood has no sub-association, and the master documents assign no lawn or exterior maintenance of Kentwood homes to any association, so a Kentwood owner maintains the home, roof, lawn and lot, within the master architectural rules, and pays the master share directly.

Does the association approve buyers?

In the Villas and Bermuda Park, yes, and a background check is required. The Villas purchase application charges $100.00 plus $30.00 per adult and asks for three references; the declaration allows the association 30 days. Kentwood has no approval clause in the master text, and the Coach Homes' 1996 articles allow approval under the condominium's current rules.

Is there a capital contribution or transfer fee?

No capital contribution appears in the recorded documents read, and none is on the posted forms; the estoppel shows any charge. The approval fees, $100.00 plus background checks in the Villas, are separate, as is the estoppel fee, capped by Florida law at $299 base with the current DBPR adjustment.

Can I rent out my home in Villages of Bonita?

It depends on the area. Villas leases need approval, must run at least 30 days and may happen no more than three times a year; Bermuda Park allows at most five leases a year, each from 30 days to one year; the master text sets no leasing rule for Kentwood; and the Coach Homes' current rules control.

Are short-term rentals allowed in Villages of Bonita?

Not in the Villas or Bermuda Park, where the recorded minimum lease is 30 days. The master text sets no leasing rule for Kentwood, and the Coach Homes' current rules control, so a buyer reads that area's full recorded set. Lee County's 5 percent tourist development tax applies to rentals of six months or less.

Can renters have pets in Villages of Bonita?

Not in the Villas: the lease form says "Renters are not permitted to have pets", with service and support animals allowed by documentation. Bermuda Park's records conflict, its declaration allowing two cats in leased units and its 2021 rules allowing none, so the association decides. The Kentwood and Coach Homes rules for renters' pets are not posted publicly.

How many pets can I have?

The master declaration allows dogs, cats and birds in reasonable numbers. The Coach Homes' 1996 text allows one dog and/or cat, two caged birds and fish; Bermuda Park allows two household pets; the Villas allow household pets such as a cat or dog. Pets are leashed on common areas and, in the Villas, kept out of recreation areas.

Can I park a pickup, boat or RV?

Under the master rules, small pickups and personal vans are excepted, trucks and recreational vehicles may not stay overnight unless enclosed, and boats and trailers may stay no more than 48 hours. The Villas allow none outside a garage for more than 8 hours. Florida law protects a personal pickup in a homeowners' association driveway.

Can I add a fence or a pool?

With written approval. In Kentwood fences are limited to 48 inches, none are allowed on the lakeside lots of Old Gaslight Drive and Lake Abby Lane, and a pool cage sits at least 10 feet from the rear line where the drainage easement runs. All 14 private pools are on Unit Two lots; City code requires a 4-foot pool barrier.

Can I replace my roof with metal or tile?

Not under the current Kentwood packet, which says a roof "must be composed of the same existing roofing material". In the Villas the roof is the association's to repair and replace, and in the Coach Homes it belongs to the condominium association, which holds shingle-to-shingle re-roof permits for all 15 buildings issued in October 2026.

Can I fly a flag on a freestanding pole?

Florida law lets a homeowners' association homeowner erect a freestanding flagpole up to 20 feet tall regardless of the covenants and rules, subject to the statute's conditions (section 720.304(2)(b), Florida Statutes). The Kentwood packet itself shows only a house-mounted pole; the statute controls.

What amenities does Villages of Bonita have?

The master association's 1996 clubhouse holds a private event room, a kitchen, a library, a free-weight room and a cardio room, with a state-permitted pool and spa on the deck. A second recreation tract holds tennis courts with pickleball lines and four shuffleboard lanes. The two lakes and preserves are association land.

How many pools are there?

Two pools under the master association. The master clubhouse pool (54,895 gallons) and spa (2,310 gallons) are on the Florida Department of Health's list, and Bermuda Park has its own pool (23,300 gallons), spa and cabana. Whether Villages of Bonita owners may use Bermuda Park's pool is not established in the records read.

Can I fish or kayak on the lakes?

The recorded documents neither grant nor ban it. The Master Declaration bars filling, structures and water withdrawal in the lakes without approval; the developer's old "canoeing or fishing" line is marketing, not a rule, and the association's current lake-use rules are not public.

Is there golf in Villages of Bonita?

No. There is no golf course, marina, dock or beach inside the gates. Bonita Fairways Golf Club, an 18-hole executive course, is about 6 minutes from the main gate.

What flood zone is Villages of Bonita in?

It varies by lot. FEMA's map, checked at the centre of every lot in October 2026, shows Zone AE on all 60 Coach Homes and on 100 of the 144 single-family homes, the Spring Creek floodway on 1, and shaded Zone X on 43, all in Unit Two. Panel 12071C0656G, effective November 17, 2022, governs.

What is the base flood elevation?

13.4 feet NAVD88, with Spring Creek as the flooding source, from FEMA's effective Spring Creek profile and every FEMA letter issued here from 2009 to 2016. Ground at the home centres reads 11.6 to 13.5 feet, a median of 12.6 feet, so most homes sit on ground below it.

Do I need flood insurance in Villages of Bonita?

A lender requires it on a federally backed mortgage in Zone AE, which covers every Coach Home building and 101 single-family homes. From January 1, 2027 Citizens requires flood coverage on every new and renewing wind-covered personal residential policy in any zone; a Coach Home owner's own unit-owner policy is exempt.

What evacuation zone is Villages of Bonita in?

Evacuation Zone B, at every parcel, and storm-surge zone 2. Lee County's Zone B sheet says "Zone B will be among the first areas ordered to evacuate for a hurricane", and the county ordered Zones A and B out for Ian and Milton.

How did Hurricane Ian affect Villages of Bonita?

The record does not show what each home experienced. NHC's report places Ian's landfall at Cayo Costa as a Category 4 hurricane on September 28, 2022, with maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples; the nearest USGS high-water marks are about a mile west on Spring Creek.

Were the homes built to the Florida Building Code?

No home here was built under it. Every home dates from 1996 to 2001, before the Florida Building Code took effect on March 1, 2002, and most were permitted under Lee County before the City incorporated at the end of 1999. Every parcel carries a 160 mph design wind speed in the wind-borne debris region.

Do the Coach Homes need a structural integrity reserve study?

No. The structural integrity reserve study law does not apply to buildings less than three stories, and the milestone inspection law starts at three habitable stories; the Coach Home buildings are two storeys. Florida's general condominium reserve rules still apply.

What are property taxes in Villages of Bonita?

District 311 levied 12.7970 mills in 2025. At the $306,000 median with no exemption that is $3,915.88 in ad valorem tax, plus $408.45 a year in fees for a house or $378.45 for a condominium. This is an illustration, not a tax bill; the buyer's bill resets on sale.

Is there a CDD in Villages of Bonita?

No. The sampled 2025 bills show no CDD, MSBU, street-light or fire assessment line, only City stormwater and Lee County solid waste fees.

Which schools serve Villages of Bonita?

At 16 tests the district's 2026-27 locator returned Elementary Zone Q, Middle Zone GG and High School South Zone sub-zone 3. The nearest zone schools are Spring Creek Elementary (about 4 minutes), Bonita Springs Middle Center for the Arts (about 6) and Bonita Springs High (about 7); a zone is a choice zone, not a guaranteed seat.

How far is Villages of Bonita from the beach and the airport?

Bonita Beach Park is about 13 minutes away free-flow and Southwest Florida International Airport about 26. Bonita Beach Park's lot has been closed since September 8, 2026 for Ian repairs, and Beach Accesses #2 to #9 are free to park.

Who provides internet, water and trash pickup?

Bonita Springs Utilities provides water and sewer, Florida Power & Light electricity, and Waste Management curbside trash and recycling on Friday. The master association's June 2025 newsletter says the community has wifi and cable with Summit Broadband in common; the contract terms and per-owner cost are not public.

Is Villages of Bonita age-restricted?

The recorded documents contain no age restriction.

How do I start looking at homes in Villages of Bonita?

Call Marc at (239) 287-5873. We start with the area and the legal description, then the right association's documents and approval steps, the lot's flood position and the roof, so a buyer compares homes here on the same footing before writing an offer.

Villages of Bonita FAQ: Seller Edition

Sellers ask what Villages of Bonita homes sell for, how the area, plat, lake and floor move a price, which estoppel and approvals a sale needs, and what a buyer and a buyer's insurer will ask. The answers below come from Lee County recorded sales, the recorded declarations, Florida Statutes and our own analysis.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 11, 2026; recorded declarations; Florida statutory rates read October 13, 2026).

What do Villages of Bonita homes sell for?

In the 12 months to September 25, 2026, Lee County recorded 10 Villages of Bonita sales at a $306,000 median, from $212,500 to $485,000, or $204.34 per square foot of county heated area, all resales. Over 60 months the record holds 49 sales at a $375,000 median.

What do Villages of Bonita single-family homes sell for?

The 144 single-family homes first reach 10 sales in the 24 months to September 25, 2026: 11 sales at a $355,000 median, from $249,900 to $485,000, or $238.35 per square foot of county heated area. In the 12 months alone they recorded 6 sales from $300,000 to $485,000.

What do Coach Home condominiums sell for?

The 60 Coach Homes first reach 10 sales in the 36 months to September 25, 2026: 12 sales at a $305,000 median, from $212,500 to $390,000, or $198.06 per square foot of county heated area. In the 12 months alone they recorded 4 sales from $212,500 to $280,000.

Are Villages of Bonita prices going up or down?

The record shows medians, not a direction. The calendar median rose from $275,500 in 2020 to $387,000 in 2022 and $390,000 in 2024, and reads $306,000 for 2026 to date; but 4 of the 10 sales in 2026 were condominium units, a larger share than before, and the set is small, so the mix explains much of the change.

Do lake lots in Villages of Bonita sell for more?

Over 60 months the 55 measured lake lots recorded 14 sales at a $450,000 median against 18 non-lake sales at $377,500, a gap of $72,500 or 19.2 percent. That is an observation on small counts across two plats, not a rule, and the larger Unit Two homes are over-represented on the lake.

Do Kentwood homes sell for more than Villas homes?

Over 60 months Unit Two (Kentwood) homes sold at a $462,500 median and original-plat homes at $380,000, 16 sales each, a gap of $82,500. Kentwood lots and homes are larger, a median 0.229 acre and 1,696 square feet against 0.115 acre and 1,542, so most of the gap is size and land.

Do upper-floor Coach Homes sell for more?

Over 60 months the upper-floor units, 3 bedrooms and 1,649 square feet, recorded 10 sales at a $337,500 median. The ground-floor units, 2 bedrooms and 1,404 square feet, recorded 7 sales from $250,000 to $367,500, too few for a median, so the record shows the range overlap rather than a clean premium.

How many Villages of Bonita homes sold in the last year?

Ten in the 12 months to September 25, 2026, out of 204 homes, or about 1 sale for every 20 homes. Six were single-family homes and four Coach Homes, and every one was a resale.

What is the highest price paid in Villages of Bonita recently?

The highest of the 12 months was $485,000 for an original-plat lake-lot home of 1,574 square feet with 3 bedrooms, recorded in February 2026. The highest of the last 60 months was $700,000 for a Unit Two pool home of 1,814 square feet, recorded in June 2022.

What price per square foot do Villages of Bonita homes sell for?

The 12-month median was $204.34 per square foot of county heated area across all 10 sales. In their own first windows with 10 or more sales, single-family homes sold at $238.35 (24 months) and Coach Homes at $198.06 (36 months). County heated area is smaller than a listing's total area.

How long does it take to sell a Villages of Bonita home?

Days on market come from the MLS: Information not available at time of publishing (checked 2026-10-10). The county record shows that all 10 sales of the 12 months recorded between January 29 and July 21, 2026.

Which estoppel certificate do I need?

The one from your area's billing association: the Villas association for a Villas home, the condominium association for a Coach Home, and the master association for a Kentwood home. How the master share appears on a sub-association's estoppel is not public, so we order it early.

What does an estoppel cost?

Florida's statutory base is $250; the current DBPR-adjusted caps are $299 for the certificate, $119 more if expedited and $179 more if the account is delinquent, for condominium and homeowners' association estoppels alike. The association's actual fee may be lower.

Which Villages of Bonita buyers need association approval?

Villas buyers and Bermuda Park buyers, each with a background check. Kentwood has no purchase approval clause in the master text, and the Coach Homes' 1996 articles allow approval under the condominium's current rules.

How long does Villas approval take?

The Villas declaration allows the association 30 days to act on a sale. The application, dated July 2020, needs a signed contract, three character references, the $100.00 fee and the $30.00 per adult background check, so filing it early protects the closing date.

What must I give a buyer about the association?

Villas and Kentwood sales carry the homeowners' association disclosure summary under section 720.401, Florida Statutes; a Coach Home sale carries the condominium resale documents under section 718.503. Your title company and attorney confirm the exact set.

What closing costs does a Villages of Bonita seller pay?

Two statutory lines the seller customarily pays in Lee County are the deed documentary stamps and the owner's title premium; the contract controls. At the $306,000 median they come to $2,142.00 and $1,605.00. Commission and closing-fee amounts are not printed here.

Who pays documentary stamps on a sale?

The seller customarily pays the deed documentary stamp tax of $0.70 per $100 in Lee County (section 201.02, Florida Statutes); the contract controls. At $355,000 it is $2,485.00, and at $305,000 it is $2,135.00.

How does the flood zone affect selling?

Most buyers will need flood insurance: every Coach Home and every original-plat home is Zone AE, and FEMA's letters for the condominium buildings did not remove them. From 2027 Citizens requires flood coverage on wind-covered house policies in any zone, while a Coach Home owner's own policy is exempt. We put the lot's record in front of buyers early.

Should I get an elevation certificate before selling?

If none exists, it can help a buyer's insurer rate the home; the City collected elevation certificates only from June 1, 2008, after every home here was built. Ground at the home centres reads a median of 12.6 feet against the 13.4-foot base flood elevation, and an elevation certificate measures the floor, not the ground.

Will a buyer's insurer ask about my roof?

Yes. Citizens asks for a four-point inspection on homes over 20 years old, which is every home here, and Florida law limits refusals based only on a roof's age (section 627.7011). Villas roofs are the association's, so a Villas seller asks the association for the date; a Kentwood seller gathers the permit and invoice.

Who replaced or will replace my roof?

In the Villas, the Villas association, under the recorded declaration. In Kentwood, the owner, with the same roofing material as the existing roof under the current packet. In the Coach Homes, the condominium association, which holds City re-roof permits for all 15 buildings issued October 9 and 12, 2026.

Does the October 2026 condominium re-roof affect my Coach Home sale?

The permits are public: shingle-to-shingle re-roofs for all 15 buildings, issued October 9 and 12, 2026. How the work is funded is not in the public record. The estoppel certificate states any special assessment, so it is the document that answers what a buyer or seller owes for it.

Can I sell my home with a tenant in it?

Yes, subject to the lease and the area's rules: a Villas lease was approved by the association and runs at least 30 days, and a Bermuda Park lease at most a year. The buyer takes the home under the lease's terms; your attorney reads the lease and the contract together.

What permits should I gather before listing?

Roof, window, shutter, pool, cage and air-conditioning permits from the City's permit search for any work done since the home was built, plus the master association's approvals for exterior changes. Buyers and insurers ask for them.

Do I need approval for exterior changes before listing?

Yes. Any exterior change, grading or tree removal needs the master association's written approval, and in Kentwood the architectural review committee meets on the second Monday with applications due by the first Monday. Paint colours come from the approved swatches.

Is my home zoned RM-2 or RPD, and does it matter?

Most lots are zoned RPD; 23 of the earliest original-plat lots are coded RM-2 because the 1998 rezoning left them out. On the code text those lots read as smaller than the RM-2 minimum, so rebuild and addition rules for lots of record may apply; the City decides lot by lot, and a zoning verification letter settles it.

Will my buyer's tax bill match mine?

No. Homestead exemptions and the Save Our Homes cap reset on sale, so the buyer's first full bill is set from the county's value after the purchase, less the buyer's own exemptions. Your bill is a guide to the 12.7970-mill rate and the fees, not to the buyer's total.

What do Villages of Bonita buyers ask first?

Which area the home is in, who maintains the roof and lawn, whether the association must approve the sale, the lot's flood zone and any FEMA letter, how the gates work and whether the home can be rented. A listing that answers those up front reads more clearly.

Can I sell my Villages of Bonita home off market?

Yes. We offer discretion with off-market capability when a sale needs to stay private, marketing the home to our qualified-buyer database before or instead of a public listing.

When is the best time to list in Villages of Bonita?

Seasonal pricing comes from MLS data: Information not available at time of publishing (checked 2026-10-10). The county record shows that all 10 sales of the 12 months recorded between late January and late July 2026, and winter season brings heavier traffic on US 41.

Should I renovate before selling?

Not before a conversation about it. The county record does not show renovation value, so we look at the comparable sales for your area and size, the roof and systems, and what a buyer's inspector and insurer will flag, then decide what work earns its cost.

How do I transfer gate access to my buyer?

The buyer contacts the master association to transfer the gate clickers and get a gate code, as the Villas purchase application sets out. We put it on the closing checklist.

Can I put a For Sale sign in my yard?

In the Villas, one wooden-framed For Sale sign meeting the master guidelines; in Kentwood, the master rules bar owner signs; in Bermuda Park, board approval. We confirm the rule before the listing goes live.

Does Bermuda Park's market affect my price?

Bermuda Park's sales are reported separately: 7 sales in the 12 months from $225,000 to $270,000, and 17 over 24 months at a $245,000 median. Its units are all 2-bedroom condominiums under their own declaration, so we do not price a Villages of Bonita home from them.

How do I get a valuation of my Villages of Bonita home?

Call Jesse direct at (239) 898-6072, or start with the free home valuation. We build the number from the recorded sales of homes in your area, of your size and position, and walk you through the comparables.

Sources

Every figure on this Villages of Bonita page traces to a source below: the recorded declarations, plats and resolutions at the Lee County Clerk, Florida Statutes, the Lee County and City of Bonita Springs zoning records, Lee County and its Property Appraiser and Tax Collector, the City of Bonita Springs, FEMA, the School District of Lee County, other state and federal agencies, the master association's own website and posted documents, and dated operator and developer items, each labelled.

Primary sources come first. Each line gives the title, the issuer, the date we read it and the address; a record whose address carries a parcel number or a single-home case, or that has no stable public address, is named in words. Method: drive times are estimated free-flow times from the Village View Boulevard entrance on Old 41 Road (OSRM routing on OpenStreetMap roads, no traffic, October 13, 2026); walking times use the OpenStreetMap foot router; ground heights come from the USGS 3DEP elevation point service; lake lots and lake-edge buildings were measured from Lee County parcel boundaries and building footprints; court and lane counts were read from the Lee County 2025 aerial.

Recorded documents (Lee County Clerk of Court)

1. Master Declaration of Covenants, Conditions and Restrictions for The Villages of Bonita, Official Records Book 2759 Page 2375 (recorded November 1, 1996), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2759&pagenumber=2375
2. Declaration of Covenants, Conditions and Restrictions for Villages of Bonita (the Villas), Official Records Book 2759 Page 2400 (1996), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=2759&pagenumber=2400
3. Declaration of Condominium of Bermuda Park, a Condominium, Official Records Book 3609 Page 4068 (recorded March 28, 2002), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=O&booknumber=3609&pagenumber=4068
4. Plat of The Villages of Bonita, Plat Book 59 Pages 1 to 8 (Lee County approval October 8, 1996), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=P&booknumber=59&pagenumber=1
5. Plat of Villages of Bonita Unit Two, Plat Book 62 Pages 73 to 75 (filed December 18, 1998), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByBookPage/?booktype=P&booknumber=62&pagenumber=73
6. Certificate of Amendment to the Master Declaration and Bylaws, Instrument 2025000177578 (recorded July 1, 2025), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandMarkWeb/Document/GetDocumentByCFN/?cfn=2025000177578&direct=1
7. Declaration of Condominium for The Villages of Bonita, a Condominium, Official Records Book 2780 Pages 1657 to 1845 (recorded by December 9, 1996; 209-page image), read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2780&Pagenumber=1657
8. Lee County BOCC Resolution 98-06-16 vacating plat tracts (Petition 98-04-028.02R), Official Records Book 2974 Pages 3054 to 3058 (recorded June 18, 1998), read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=OR&Booknumber=2974&Pagenumber=3054
9. Plat of Villages of Bonita Unit One, Plat Book 62 Pages 34 to 35 (filed October 29, 1998), Lee County Clerk image, read October 13, 2026, https://or.leeclerk.org/LandmarkWeb/Document/GetDocumentByBookPage/?booktype=P&Booknumber=62&Pagenumber=34

Florida Statutes

10. Florida Statutes s. 215.5586 (My Safe Florida Home), read October 13, 2026, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0215/Sections/0215.5586.html
11. Florida Statutes s. 553.899 (milestone inspections), 2025, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/553.899
12. Florida Statutes s. 718.110 (condominium declaration amendments, including rental amendments), 2025, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.110
13. Florida Statutes s. 718.112 (condominium bylaws, reserves and structural integrity reserve studies), 2025, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.112
14. Florida Statutes s. 720.304 (flag display by homeowners), 2025, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.304
15. Florida Statutes s. 720.306 (homeowners association meetings and rental amendments), 2025, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.306
16. Florida Statutes s. 553.899, 2026 text, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
17. Florida Statutes s. 627.7011 (roof age and insurance), 2026 text, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
18. Florida Statutes s. 718.111 (condominium association insurance), 2026 text, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html
19. Florida Statutes s. 718.112, 2026 text, read October 13, 2026, https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html

Zoning records (Lee County and the City of Bonita Springs)

20. City of Bonita Springs Zoning Ordinance 03-18, Old 41 MPD f/k/a The Villages of Bonita North MPD (June 23, 2003), read October 13, 2026, https://docsearch.leegov.com/Home/DownloadFile/980533880
21. Lee County Administrative Amendment PUD-99-045, The Villages of Bonita RPD (1999), read October 13, 2026, https://docsearch.leegov.com/Home/DownloadFile/980544490
22. Lee County Zoning Resolution Z-98-027, The Villages of Bonita RPD (June 1, 1998), read October 13, 2026, https://docsearch.leegov.com/Home/DownloadFile/980544563
23. City of Bonita Springs Zoning Ordinance 01-14, The Villages of Bonita RPD amendment (June 25, 2001), read October 13, 2026, https://docsearch.leegov.com/Home/DownloadFile/980668949
24. City of Bonita Springs Resolution 01-40, revising the Z-98-027 legal description (July 18, 2001), read October 13, 2026, https://docsearch.leegov.com/Home/DownloadFile/980668964
25. Lee County resolutions index, case DCI2000-00091 (Ordinance 01-14, Resolution 01-40), read October 13, 2026, https://results.leegov.com/home/index/resolutions/DCI2000-00091
26. Lee County resolutions index, PUD-99-045, read October 13, 2026, https://results.leegov.com/home/index/resolutions/PUD-99-045
27. Lee County resolutions index, Z-98-027, read October 13, 2026, https://results.leegov.com/home/index/resolutions/Z-98-027

Government agencies, maps and data

28. City of Bonita Springs, Approved Design Wind Speed map (September 4, 2012), read October 13, 2026, http://cityofbonitaspringscd.org/forms/Approved_DesignWindSpeed_20120904.pdf
29. Florida Department of Health, Statewide Pool List, September 1, 2026, read October 13, 2026, http://ww10.doh.state.fl.us/pub/water/2026%20Statewide%20Pool%20Lists/09.01.2026%20Statewide%20Pool%20List.xls
30. City of Bonita Springs Land Development Code, Chapter 4 (planned developments, RM districts, fences, pools), Municode, read October 13, 2026, https://api.municode.com/CodesContent?jobId=498207&productId=15163&nodeId=PTIIILADECO_CH4ZO_ARTVDIRE_DIV9PDPLDEDI
31. NOAA National Water Prediction Service, gauge BSSF1, Spring Creek near Bonita Springs, read October 13, 2026, https://api.water.noaa.gov/nwps/v1/gauges/BSSF1
32. City of Bonita Springs, Projects of Interest register (41 records), read October 13, 2026, https://b4.caspio.com/dp/9aca2000452763d4f57c4800ab0c
33. Bonita Springs Elementary, School District of Lee County, read October 13, 2026, https://bne.leeschools.net/
34. Bonita Springs High School, School District of Lee County, read October 13, 2026, https://bnh.leeschools.net/our_school
35. Bonita Springs Middle Center for the Arts, School District of Lee County, read October 13, 2026, https://bnm.leeschools.net/
36. Florida Department of Environmental Protection, Impaired Waters map service, read October 13, 2026, https://ca.dep.state.fl.us/arcgis/rest/services/OpenData/IMPAIRED_WATERS/MapServer
37. Florida Department of Environmental Protection, Outstanding Florida Waters map service, read October 13, 2026, https://ca.dep.state.fl.us/arcgis/rest/services/OpenData/OFW/MapServer
38. City of Bonita Springs, Flood Reduction and Watershed Restoration Plan (draft, April 13, 2018), read October 13, 2026, https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_11726458/File/Departments/Public%20Works/Stormwater/Flood%20Reduction%20and%20Watershed%20Restoration%20Plan.pdf
39. City of Bonita Springs, Substantial Improvement and Substantial Damage notice (November 3, 2025), read October 13, 2026, https://cityofbonitaspringscd.org/forms/FEMA_Substantial_Damage_Substantial_Improvement_20251103.pdf
40. City of Bonita Springs, EnerGov permit search, read October 13, 2026, https://egweb1.cityofbonitasprings.org/energov/selfservice#/search
41. Estero High School, School District of Lee County, read October 13, 2026, https://est.leeschools.net/
42. Lee County development orders layer, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_AtoL/MapServer/15
43. Lee County zoning, planned development and redevelopment overlay layers, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer
44. Lee County DOT engineering layers (roadway plan, bike and pedestrian), read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DOT_Engineering/MapServer
45. Lee County Emergency Operations storm surge layer, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer/22
46. Lee County railway layer, read October 13, 2026, https://gismapserver.leegov.com/gisserver910/rest/services/OpenData/OpenData_Transportation/MapServer/30
47. Lee County Property Appraiser hazards and design wind speed layers, read October 13, 2026, https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
48. Lee County Property Appraiser parcel layer, read October 13, 2026, https://gissvr4.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
49. FEMA Pending National Flood Hazard Layer, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer
50. FEMA Preliminary National Flood Hazard Layer, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
51. FEMA National Flood Hazard Layer, read October 13, 2026, https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
52. City of Bonita Springs Code of Ordinances, Municode library, read October 13, 2026, https://library.municode.com/fl/bonita_springs/codes/code_of_ordinances
53. FEMA letter of map amendment determination, The Villages of Bonita Condominium, Buildings 1 through 15, July 2, 2009, read October 13, 2026, https://msc.fema.gov/portal/downloadProduct?productTypeID=LOMC&productSubTypeID=LOMA&productID=09-04-4113A-120680
54. National Center for Education Statistics, Private School Universe Survey, ZIP 34135, read October 13, 2026, https://nces.ed.gov/surveys/pss/privateschoolsearch/school_list.asp?Search=1&Zip=34135&Miles=10
55. USGS 02291524, annual peak streamflow, Spring Creek Headwater near Bonita Springs, read October 13, 2026, https://nwis.waterdata.usgs.gov/nwis/peak?site_no=02291524&agency_cd=USGS&format=rdb
56. Three Oaks Elementary, School District of Lee County, read October 13, 2026, https://oak.leeschools.net/
57. Three Oaks Middle, School District of Lee County, read October 13, 2026, https://okm.leeschools.net/
58. Pinewoods Elementary, School District of Lee County, read October 13, 2026, https://pin.leeschools.net/
59. San Carlos Park Elementary, School District of Lee County, read October 13, 2026, https://sac.leeschools.net/
60. Florida Division of Corporations, Amended and Restated Articles of The Villages of Bonita Master Association (image), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/ConvertTiffToPDF?storagePath=COR%5C0608%5C1202%5CAM000182.tif&documentNumber=N96000005288
61. Florida Division of Corporations, B.B.I Development, Inc. (P97000102790), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BBIDEVELOPMENT%20P970001027900&aggregateId=domp-p97000102790-c01021ca-7f5c-4969-af30-9f680069ba45&searchTerm=B.B.I%20DEVELOPMENT&listNameOrder=BBIDEVELOPMENT%20P970001027900
62. Florida Division of Corporations, Kentwood Communities, Inc. (P98000070201), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=KENTWOODCOMMUNITIES%20P980000702010&aggregateId=domp-p98000070201-b1b4c72a-a164-4637-8e61-cd76183ce53b&searchTerm=KENTWOOD%20COMMUNITIES&listNameOrder=KENTWOODCOMMUNITIES%20P980000702010
63. Florida Division of Corporations, The Villages of Bonita Condominium Association, Inc. (N96000005285), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n96000005285-b1d2b6d1-5de9-47fb-8c72-6c6c2304e202&searchTerm=S&listNameOrder=S
64. Florida Division of Corporations, The Villages of Bonita Homeowners' Association, Inc. (N96000005287), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n96000005287-974ffa0a-862d-41e8-909c-03267ba68333&searchTerm=S&listNameOrder=S
65. Florida Division of Corporations, The Villages of Bonita Master Association, Inc. (N96000005288), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n96000005288-986d4a99-bb1a-4e75-a297-135ad31bb3b3&searchTerm=S&listNameOrder=S
66. Florida Division of Corporations, Villages of Bonita, Inc. (F94000006106), detail, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=forp-f94000006106-0c1a1b70-d88c-479a-95cf-0788bb62426e&searchTerm=S&listNameOrder=S
67. Florida Division of Corporations, Villages of Bonita, Inc. (F94000006106), the declarant, read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=VILLAGESBONITA%20F940000061060&aggregateId=forp-f94000006106-0c1a1b70-d88c-479a-95cf-0788bb62426e&searchTerm=VILLAGES%20OF%20BONITA&listNameOrder=VILLAGESBONITA%20F940000061060
68. Florida Division of Corporations, trademark T95000000129 ("The Villages of Bonita, Lakeside Living in Bonita Springs"), read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=VILLAGESBONITALAKESIDELIVINGIN%20T950000001290&aggregateId=trade-t95000000129-a6e5d5ff-c1c5-4040-92f2-fa721b302e1e&searchTerm=VILLAGES%20OF%20BONITA&listNameOrder=VILLAGESBONITA%20F940000061060
69. Florida Division of Corporations, name search "Kentwood", read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=KENTWOOD
70. Florida Division of Corporations, name search "Villages of Bonita", read October 13, 2026, https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=VILLAGES%20OF%20BONITA
71. Lee County GIS services directory, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services
72. Lee County bike and pedestrian facilities layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BikePath/FeatureServer/1
73. Lee County and LeePA building footprints layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Building_Footprints/FeatureServer/0/query
74. Lee County LeeTran bus stops layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/BusRoutes_Stops/FeatureServer/0
75. Lee County fire station locations layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Fire_Station_Locations/FeatureServer/0
76. Lee County hospital and emergency room locations layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Hospital_And_ER_Locations/FeatureServer/0
77. Lee County storm damage assessment layers, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Initial_Damage_Assessments_v3_public/FeatureServer/0
78. Lee County hosted parcels layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Lee_County_Parcels/FeatureServer/0
79. Lee County hurricane evacuation zones layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/NewEvacZones_PublishAGOL/FeatureServer/0
80. Lee County park locations layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Park_Locations/FeatureServer/0
81. Lee County road centerline layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/RoadCenterline/FeatureServer/0
82. Lee County subdivisions layer (gated flag), read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/SubdivisionsGeneral/FeatureServer/0
83. Lee County LeeTran ULTRA on-demand zones layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Ultra_MoD_Zones/FeatureServer/0
84. Lee County zoning cases layer, read October 13, 2026, https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/ZoningCases/FeatureServer/0/query
85. City of Bonita Springs GIS services (roads 2026, council districts, waterway inspections), read October 13, 2026, https://services3.arcgis.com/elXVcwL34ACSkXcK/arcgis/rest/services
86. South Fort Myers High School, School District of Lee County, read October 13, 2026, https://sfm.leeschools.net/
87. Spring Creek Elementary, School District of Lee County, read October 13, 2026, https://spc.leeschools.net/
88. USGS Short-Term Network, Hurricane Ian high-water marks, read October 13, 2026, https://stn.wim.usgs.gov/STNServices/HWMs/FilteredHWMs.json?Event=325&States=FL
89. US Census TIGERweb railroads layer, read October 13, 2026, https://tigerweb.geo.census.gov/arcgis/rest/services/TIGERweb/Transportation/MapServer/9
90. NHC National Storm Surge Risk Maps, map services, read October 13, 2026, https://tiles.arcgis.com/tiles/C8EMgrsFcRFL6LrL/arcgis/rest/services/Storm_Surge_HazardMaps_Category1_v3/MapServer
91. NOAA National Water Prediction Service, gauge BSSF1, Spring Creek near Bonita Springs, read October 13, 2026, https://water.noaa.gov/gauges/bssf1
92. USGS monitoring location 02291524, Spring Creek Headwater near Bonita Springs, read October 13, 2026, https://waterdata.usgs.gov/monitoring-location/USGS-02291524
93. City of Bonita Springs Parks, Other Parks, read October 13, 2026, https://www.bonitaspringsparks.org/parks___trails/other_parks
94. City of Bonita Springs, FEMA Community Rating System page, read October 13, 2026, https://www.cityofbonitasprings.org/FEMACRS
95. City of Bonita Springs, Stormwater Master Plan Update Phase I (2010), read October 13, 2026, https://www.cityofbonitasprings.org/UserFiles/Servers/Server_11726458/File/Departments/Public%20Works/Stormwater/Stormwater%20Master%20Plan%20Update.pdf
96. City of Bonita Springs, Frequently Asked Questions, read October 13, 2026, https://www.cityofbonitasprings.org/about_us/frequently_asked_questions
97. City of Bonita Springs Resolution 13-05 (February 6, 2013), read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/DisplayFile.aspx?itemId=13817424
98. City of Bonita Springs Ordinance 26-05, Bonita Estero Rail Trail bond referendum, read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=EX1EAaqD
99. City of Bonita Springs Resolution 26-022, Stormwater Master Plan Update, read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=kA1GASnz
100. City of Bonita Springs Resolution 26-027, FY 2026-27 final millage (adopted September 23, 2026), read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uKNGAQFd
101. City of Bonita Springs Resolution 26-028, FY 2026-27 final budget, read October 13, 2026, https://www.cityofbonitasprings.org/common/pages/GetFile.ashx?key=uqNGAQNd
102. City of Bonita Springs news, Old 41 and Bernwood Parkway restriping (August 4, 2022), read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/city_council_approved_a_proposal_from_ajax_paving
103. City of Bonita Springs news, East Terry Street contract (April 16, 2026), read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/council_approves_contract_for_east_terry_street_st
104. City of Bonita Springs, Hurricane Ian Progress Report (April 27, 2023), read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/hurricane_ian_progress_report
105. City of Bonita Springs news, Waste Management single-day collection (March 13, 2024), read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/new_waste_management_single_day_collection_incomin
106. City of Bonita Springs news, East Terry Street design (August 9, 2024), read October 13, 2026, https://www.cityofbonitasprings.org/news/what_s_new/the_city_of_bonita_springs_is_designing_improvemen
107. City of Bonita Springs City Clerk, 2026 City Elections (certified BERT result), read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/city_clerk/2026_city_elections
108. City of Bonita Springs, 2026 to 2027 approved special events, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/special_events
109. City of Bonita Springs, Hurricane Milton page, read October 13, 2026, https://www.cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton
110. City of Bonita Springs, A White Paper on the Old 41 Redevelopment Overlay (2017), read October 13, 2026, https://www.cityofbonitaspringscd.org/forms/01_White_Paper_Old_41_Redevelopment_Overlay.pdf
111. City of Bonita Springs, Elevation Certificate Search page, read October 13, 2026, https://www.cityofbonitaspringscd.org/resources/Elevation_Certificate_Search.html
112. FEMA Community Status Book, Florida, read October 13, 2026, https://www.fema.gov/cis/FL.html
113. FEMA Community Rating System, read October 13, 2026, https://www.fema.gov/floodplain-management/community-rating-system
114. FEMA CRS eligible communities, April 2026, read October 13, 2026, https://www.fema.gov/sites/default/files/documents/fema_crs_eligible-communities_042026.pdf
115. Florida Department of Education, 2025-26 School Grades (as of September 1, 2026), read October 13, 2026, https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
116. Florida Building Commission, Florida Building Code effective dates, read October 13, 2026, https://www.floridabuilding.org/fbc/Building_Codes_Effective_Dates.pdf
117. Lee County planned development datasheet, Villages of Bonita RPD (DCI958881), read October 13, 2026, https://www.leegov.com/dcd/zoning/pd/planneddevelopment?tid=DCI958881
118. LeeTran Route 600 brochure (updated November 2025), read October 13, 2026, https://www.leegov.com/leetran/Documents/LT251110211%20RT600WEB.pdf
119. LeeTran ULTRA Bonita brochure (2023), read October 13, 2026, https://www.leegov.com/leetran/PublishingImages/LT230310168%20UltraBonitaBi-FoldBrochureEngPrint8.5x11.pdf
120. LeeTran ULTRA on-demand page, read October 13, 2026, https://www.leegov.com/leetran/ultra
121. Lee County Library System, Bonita Springs Public Library, read October 13, 2026, https://www.leegov.com/library/branches/bn
122. Lee County Parks, Bonita Beach Park, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeach
123. Lee County Parks, Bonita Beach Accesses #2 to #9, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess
124. Lee County Parks, Bonita Beach Access #1, read October 13, 2026, https://www.leegov.com/parks/beaches/bonitabeachaccess1
125. Lee County Parks, Little Hickory Island Beach Park, read October 13, 2026, https://www.leegov.com/parks/beaches/littlehickory
126. Lee County Parks, Great Calusa Blueway, read October 13, 2026, https://www.leegov.com/parks/blueway
127. Lee County Parks, boat ramps, read October 13, 2026, https://www.leegov.com/parks/boat%20Ramps
128. Lee County Parks, Imperial River Boat Ramp, read October 13, 2026, https://www.leegov.com/parks/boat%20Ramps/imperialriver
129. Lee County Emergency Management, Evacuation Zone B sheet, read October 13, 2026, https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20B.pdf
130. Lee County Solid Waste, curbside services, read October 13, 2026, https://www.leegov.com/solidwaste/residential/curbside
131. Lee County Solid Waste, your garbage company by ZIP code, read October 13, 2026, https://www.leegov.com/solidwaste/residential/garbagecompany
132. Lee County Property Appraiser, 2025 Taxing District Millage Book (district 311, page 99; district 017, page 13), read October 13, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
133. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (district 311, page 92), read October 30, 2026, https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
134. School District of Lee County, Student Enrollment Plan 2026-2027 (approved December 1, 2025), read October 13, 2026, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
135. School District of Lee County, School Zones, read October 13, 2026, https://www.leeschools.net/student_enrollment/school_zones
136. School District of Lee County, High School Transportation Optimization, read October 13, 2026, https://www.leeschools.net/support/transportation_optimization
137. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, read October 13, 2026, https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
138. National Hurricane Center, National Storm Surge Risk Maps, read October 13, 2026, https://www.nhc.noaa.gov/nationalsurge/
139. School District of Lee County SchoolSite Locator, Lee County 26-27, read October 13, 2026, https://www.schoolsitelocator.com/apps/leecounty/
140. SchoolSite Locator zone layers, read October 13, 2026, https://www.schoolsitelocator.com/server/rest/services/ssl_IM/MapServer
141. FDOT project 435110-1, Old 41 Road PD&E study, read October 13, 2026, https://www.swflroads.com/project/435110-1
142. FDOT project 444321-1, US 41 at Bonita Beach Road, read October 13, 2026, https://www.swflroads.com/project/444321-1
143. FDOT project 452544-1, I-75 Golden Gate Parkway to Alico Road, read October 13, 2026, https://www.swflroads.com/project/452544-1
144. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes, public records, read October 13, 2026, https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/public-records/
145. Florida DBPR condominium register extract, read October 13, 2026, https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv

Special district and utilities

146. Bonita Springs Fire Control and Rescue District, Finance page, read October 13, 2026, https://www.bonitafire.org/finance
147. Bonita Springs Fire Control and Rescue District, ISO Rating 2 page, read October 13, 2026, https://www.bonitafire.org/iso-rating-2
148. Bonita Springs Utilities, rates (tariffs effective January 1, 2026), read October 13, 2026, https://bsu.us/rates/
149. Bonita Springs Utilities, capital projects layer, read October 13, 2026, https://services1.arcgis.com/OqhnNQ4rSYio76Mh/arcgis/rest/services/CIPProjects_View/FeatureServer/0
150. Bonita Springs Utilities, service area layer, read October 13, 2026, https://services1.arcgis.com/OqhnNQ4rSYio76Mh/arcgis/rest/services/ServiceArea/FeatureServer/0

Insurers and title

151. Citizens Property Insurance, uniform mitigation inspection form bulletin (March 19, 2026), read October 13, 2026, https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes
152. Citizens Property Insurance, flood insurance requirement, read October 13, 2026, https://www.citizensfla.com/flood
153. Citizens Property Insurance, inspections, read October 13, 2026, https://www.citizensfla.com/inspections
154. Stewart Title underwriting bulletin FL2022001 (September 8, 2022), attaching DBPR's estoppel fee schedule, read October 13, 2026, https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html

The master association and its posted documents (the association's own)

155. The Villages of Bonita Master Association website, home, read October 13, 2026, https://villagesofbonita.info/
156. Bermuda Park Rules and Regulations, revised May 20, 2021 (posted on the master association site), read October 13, 2026, https://villagesofbonita.info/bp-docs/2021/FINAL%20BERMUDA%20PARK%20rules%20REV%205.20.21.pdf
157. Bermuda Park smoking rule (October 19, 2017), read October 13, 2026, https://villagesofbonita.info/bp-docs/Smoking%20rules%203.pdf
158. The Villages of Bonita Master Association, Documents page, read October 13, 2026, https://villagesofbonita.info/documents.htm
159. Notice to Preserve under the Marketable Record Title Act (signed August 3, 2026), posted by the master association, read October 13, 2026, https://villagesofbonita.info/documents/MARTA%202026.pdf
160. Clubhouse User Agreement and General Release (revised April 3, 2025), read October 13, 2026, https://villagesofbonita.info/documents/VILLAGES%20OF%20BONITA%20CLUBHOUSE%20USE%20AGREEMENT%20GENERAL%20RELEASE-5.pdf
161. Amendment and Restatement of Bylaws of The Villages of Bonita Master Association, Instrument 2016000220446 (posted copy), read October 13, 2026, https://villagesofbonita.info/documents/VOB%20AMENDMENT%208-23-2016.pdf
162. Clubhouse Reservation and Rental Guidelines (April 4, 2025), read October 13, 2026, https://villagesofbonita.info/documents/VOB%20Club%20House%20Reservation%20%20Rental%20Guidelines-6.pdf
163. Master association Clubhouse Policy (May 17, 2017), read October 13, 2026, https://villagesofbonita.info/documents/club_house_rules_8417.pdf
164. Master Declaration with the 1998 Villas amendment (posted copy), read October 13, 2026, https://villagesofbonita.info/documents/declaration_of_covenants.pdf
165. Master association irrigation run times (May 26, 2024), read October 13, 2026, https://villagesofbonita.info/documents/irrigation/VOB%20IRRIGATION%20RUN%20TIMES%2005-26-2024.pdf
166. Cardiovascular Fitness Room Rules and Guidelines (2026), read October 13, 2026, https://villagesofbonita.info/documents/policies/Cardio%20Guidelines.pdf
167. Master association policy for recording meetings (August 17, 2016), read October 13, 2026, https://villagesofbonita.info/documents/policies/policy_for_recording_meetings.pdf
168. Villas Entry Gate Clickers Registration Form (undated), read October 13, 2026, https://villagesofbonita.info/forms/entry_gate_registration_final.pdf
169. Villas Application for Lease Approval (September 2020), read October 13, 2026, https://villagesofbonita.info/forms/villa_app_for_approval_of_lease_rental.pdf
170. Villas Application for Approval of Purchase (July 2020), read October 13, 2026, https://villagesofbonita.info/forms/villa_form_for_approval_of_purchase_sales.pdf
171. Master Architectural Review Forms and Information, "Dear Kentwood Owner" (revised January 16, 2023), read October 13, 2026, https://villagesofbonita.info/forms/vob_master_architectural_review_forms_and_information.pdf
172. Villages of Bonita newsletter, January 2026, read October 13, 2026, https://villagesofbonita.info/newsletter/2026/VOB%20Jan%202026.pdf
173. Villages of Bonita newsletter, December 2025, read October 13, 2026, https://villagesofbonita.info/newsletter/VOB%20Dec%202025%20Newsletter.pdf
174. Villages of Bonita newsletter, July 2025, read October 13, 2026, https://villagesofbonita.info/newsletter/VOB%20July%202025.pdf
175. Villages of Bonita newsletter, June 2025, read October 13, 2026, https://villagesofbonita.info/newsletter/VOB%20June%202025.pdf
176. Villages of Bonita newsletter, November 2025, read October 13, 2026, https://villagesofbonita.info/newsletter/VOB%20NOV%202025%20Newsletter.pdf
177. Master board MRTA special meeting minutes (July 29, 2026), read October 13, 2026, https://villagesofbonita.info/notices/2026/MRTA%20special%20meeting%20minutes%20July%2029%202026.pdf
178. Master board special meeting minutes (May 21, 2026), read October 13, 2026, https://villagesofbonita.info/notices/2026/May%2021-2026%20VOB%20Master%20Board%20special%20meeting%20minutes.pdf
179. The Villages of Bonita Master Association, Management page, read October 13, 2026, https://villagesofbonita.info/property_managment.htm
180. The Villages of Bonita Master Association, Realtors page, read October 13, 2026, https://villagesofbonita.info/realtors.htm
181. Bermuda Park Sales Application (Pegasus Property Management, undated), read October 13, 2026, https://villagesofbonita.info/realtors/bermuda_park/bp_forms/Bermuda%20Park%20Sales%20Application.pdf

The rival's association

182. Bonita Isles Homeowners' Association, About page (the rival's association), read October 13, 2026, https://www.bonitaisleshoa.com/about/

Operators (each operator's own page)

183. Bonita Fairways Golf Club, operator site, read October 13, 2026, https://bonitafairways.com/
184. NCH Healthcare System, Emergency Services, read October 13, 2026, https://nchmd.org/services/emergency-services/
185. Summit Broadband, home page, read October 13, 2026, https://summit-broadband.com/
186. Bonita Wonder Gardens, admission, read October 13, 2026, https://wondergardens.org/admission/
187. Arts Bonita, home page, read October 13, 2026, https://www.artcenterbonita.org/
188. Bonita Springs Charter School, contact page, read October 13, 2026, https://www.bonitaspringscharter.org/contact-us/
189. Lee Health, Coconut Point Emergency Department, read October 13, 2026, https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
190. Lee Health, Gulf Coast Medical Center, read October 13, 2026, https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
191. Lee Health, UnitedHealthcare network notice, read October 13, 2026, https://www.leehealth.org/unitedhealthcare
192. Publix, Shoppes at Pelican Landing (store 604), read October 13, 2026, https://www.publix.com/locations/604-shoppes-at-pelican-landing
193. Bonita Wonder Gardens, home page, read October 13, 2026, https://www.wondergardens.org/

Developer marketing (labelled, dated)

194. The Bonita Foundry developer release (May 6, 2025; developer marketing), read October 13, 2026, https://bonitafoundry.com/forager-real-estate-partners-launches-the-bonita-foundry-a-new-flex-commercial-campus-in-bonita-springs/
195. Oakbrook Properties, Florida projects page (developer marketing, undated), read October 13, 2026, https://oakbrookco.com/florida

Further Florida Statutes cited on this page

196. Florida Statutes s. 201.02 (documentary stamp tax on deeds), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/201.02
197. Florida Statutes s. 718.116 (condominium estoppel certificates), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.116
198. Florida Statutes s. 720.30851 (homeowners' association estoppel certificates), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.30851
199. Florida Statutes s. 720.3075 (homeowners' association covenants, pickup truck parking), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.3075
200. Florida Statutes s. 720.401 (homeowners' association disclosure summary), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/720.401
201. Florida Statutes s. 689.302 (flood disclosure in residential sales), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/689.302
202. Florida Statutes s. 718.503 (condominium resale disclosure), Florida Legislature, read October 13, 2026, https://www.flsenate.gov/Laws/Statutes/2025/718.503

Records named in words (their addresses carry a parcel number or a single-home case, or they have no stable public address)

203. Lee County Property Appraiser roll (October 11, 2026) and Lee County recorded sales through September 25, 2026, our analysis, including lake lots measured from county parcel boundaries
204. Lee County Tax Collector, 2025 bills for sampled Villages of Bonita homes, read October 13, 2026
205. Lee County Property Appraiser records for the master association's recreation tracts (clubhouse, pool deck and courts) and the Bermuda Park pool parcel, read October 13, 2026
206. FEMA letters issued for several homes in the community (2009 to 2016), read October 13, 2026
207. Special warranty deeds from the developer's land trust to the Unit Two builder (1998 and 2000), Lee County Clerk of Court, read October 13, 2026
208. Warranty deed from the developer's land trust to the Bermuda Park developer (February 2001), Official Records Book 3365 Page 1454, Lee County Clerk of Court, read October 13, 2026
209. Lee County roll and recorded sales for Bonita Isles, Cedar Creek, Bonita Del Sol, San Mirage and Highland Woods, the 12 months to September 25, 2026, our analysis

Downloadable Documents

These Villages of Bonita documents are published by the Lee County Clerk of Court, Lee County, the City of Bonita Springs, the Florida Legislature, the Lee County Property Appraiser, the School District of Lee County, Lee County Emergency Management, FEMA, the National Hurricane Center and Bonita Springs Utilities. Each link opens the issuing authority's own copy, so you read the record itself, and the recorded documents govern any specific home.