McGreevy and Comisar are the team Bonita Springs buyers and sellers trust for Vivid Shores, the new gated lakefront community by Pulte Homes and STOCK Development on the former Bonita Grande Mine. Whether you are buying new construction or planning a future resale, we bring Top 1 percent national experience and honest, local guidance. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Updated July 2026 · A buyer-and-seller guide from McGreevy and Comisar
If you are buying new construction in Vivid Shores, the smartest first move you can make is to bring your own agent, and in this brand-new Bonita Springs community that agent is McGreevy and Comisar. Vivid Shores opened in February 2026 as a two-builder, lakefront, gated community from Pulte Homes and STOCK Development, which means the on-site sales representatives you meet at the model park work for the builder, not for you. Marc Comisar and Jesse McGreevy work for you: they read the contracts, they price the lot premiums and upgrades against the wider market, and they make sure you are represented from your very first visit. The fastest way to start is a call to Marc at (239) 287-5873.
We are, first, the buyer-representation team you want inside a new-construction sales center, ranked as Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We are also, when the first Vivid Shores resales begin to trade, the listing team best positioned to sell them, because we will have tracked this community from the ground up. Whether you are buying a Pulte or STOCK home today or planning to be a first-mover seller tomorrow, the place to begin is a conversation with us.
Vivid Shores is a roughly 1,000-acre gated lakefront community built on the former Bonita Grande Mine, co-developed by Pulte Homes (about 451 homesites) and STOCK Development (the luxury tier), wrapped around three freshwater lakes, with a 14,000-square-foot clubhouse on a 13-acre amenity campus and its own Community Development District. This guide is our resident-level briefing on how the community actually works, what the homes cost, and why, when you are ready, McGreevy and Comisar are the team to call at (239) 898-6072.
McGreevy and Comisar are the best real estate team for Vivid Shores because we pair an elite production record with something a brand-new community makes essential: independent, buyer-side expertise inside a two-builder new-construction sales process. We represent buyers against Pulte and STOCK on price, lot premiums, upgrades, and contract terms, and we will be first to market when Vivid Shores resales begin. That combination protects your money now and your equity later.
Here is the record that backs that up:
Our Vivid Shores track record, stated honestly. Vivid Shores opened for sales in February 2026, so there is no long resale history here yet, and we will not invent one. What we bring instead is deep, verifiable Bonita Springs expertise, over $2.5 Billion in Real Estate sold across Southwest Florida, and active buyer representation inside new-construction communities exactly like this one. We represent buyers purchasing Pulte and STOCK homes at Vivid Shores today, and when the community’s first resales list, we intend to be first to market on them. That is a more honest and more useful promise than a fabricated sold count.
Ready to make a move? If you are buying new construction here, call Marc at (239) 287-5873 to get represented before your first model-home visit, because who you register with matters. If you own a home elsewhere that you need to sell to buy here, call Jesse direct at (239) 898-6072 for a true-to-market pricing strategy, or start with a no-pressure home value estimate at mcgreevyandcomisar.com/home-valuation.
If you read nothing else, these are the facts that shape value, cost, and strategy in Vivid Shores.
Vivid Shores is a brand-new, gated, all-ages lakefront community in east Bonita Springs where daily life is built around three freshwater lakes, a planned 14,000-square-foot clubhouse on a 13-acre amenity campus, and single-family homes from two builders. It suits buyers who want new construction, water views, a boatable lake, and resort amenities without a coastal-flood address.
The texture of everyday living here starts with the water. Vivid Shores was carved out of the former Bonita Grande Mine, and the community’s three bright freshwater lakes are the old mine pits, reborn as the centerpiece of the plan. The developer describes roughly 500 acres of lakes across the community, with private docks on select homesites and boating allowed, which for a Bonita Springs new-construction community is genuinely rare (Source: https://vividshores.com/vision/). Owners on the right lots can keep a boat behind the house and, in the developer’s own phrase, “glide across the lake by boat to meet friends at the clubhouse.”
Second, this is a two-builder community, and that shapes the streetscape and the buying decision more than almost anything else. Pulte Homes is building the larger share, roughly 451 of the community’s approximately 635 homesites, at price points from the mid $700,000s, while STOCK Development is building a smaller luxury tier on the wider 76-foot and 90-foot homesites at prices well over a million dollars (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/). Both are single-family, detached homes. There are no condos or attached villas here. The result is a community that ranges from attainable-luxury Pulte homes to genuinely high-end STOCK residences, all inside one gate.
Third, the amenity plan is resort-scale. The planned campus centers on a roughly 14,000-square-foot clubhouse with an indoor and outdoor restaurant and bar, a heated resort pool with a beach entry, a heated resistance pool, a state-of-the-art fitness center with a movement studio, a wellness center with a sauna, a wine tasting room, eight pickleball courts (four of them covered), two Har-Tru tennis courts, two bocce courts, an event lawn, firepit lounges, and a lakeside boat dock (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://vividshores.com/community/). We want to be honest about timing: as of mid-2026 this is a community still under construction, and the developer’s own materials describe the amenity campus as planned and subject to change. We tell buyers plainly what is open today versus what is still being built, because on a new-construction purchase that timeline matters.
Fourth, the location is inland and convenient. Vivid Shores sits off Bonita Grande Drive, roughly two miles north of Bonita Beach Road, between Naples and Estero. The developer places Southwest Florida International Airport about 25 minutes away, downtown Bonita Springs about 10 minutes, Coconut Point and The Promenade at Bonita Bay under 15 minutes, and public beach access under 20 minutes (Source: https://vividshores.com/location/). The honest tradeoff of an inland lakefront community is that you are a short drive from the Gulf rather than on it, which is precisely what keeps these homes in the lower-risk flood zone and out of a coastal surge path.
Thinking about a move into Vivid Shores? Call Marc at (239) 287-5873 to talk through which builder, collection, and lot fit how you actually want to live, and to get represented before you register at the sales center. If you are selling a home first to make the move, call Jesse at (239) 898-6072. As Top 1% Real Estate Agents Nationally Since 2008, our whole job is making both sides of that transition smooth.
Vivid Shores is a new-construction, two-builder market where pricing is set by the builders rather than by a resale MLS history, because the community only opened in February 2026. Pulte homes start in the mid $700,000s and STOCK homes start around $1.35 million, with real, published base prices by floor plan. For broader Bonita Springs resale context, the area figures below give the surrounding market backdrop.
Because Vivid Shores is brand-new, the most useful market data is the builders’ own current pricing, which we track plan by plan. Here is the published base-price landscape as of this writing.
Builder / tier | Base price range | Home size range | Product |
|---|---|---|---|
Pulte, Aqua Collection | $754,990 to $1,004,990 | 2,366 to 3,665+ sq ft | Single-family, 2-car garage |
Pulte, Sapphire Series | $883,990 to $1,128,990 | 2,658 to 4,346+ sq ft | Single-family, 3-car garage |
STOCK, Indigo Series (76’ lots) | $1,349,990 to $1,479,990 | 2,743 to 3,324 sq ft living | Single-family, 3-car garage |
STOCK, Cobalt Series (90’ lots) | $1,689,990 to $1,809,990 | 3,713 to 4,000 sq ft living | Single-family, 3-car garage |
(Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/floorplans/)
Two honest notes on those numbers. First, base prices are just that: a base. Lot premiums, especially on lakefront and preserve homesites, plus upgrades and design selections, push the final price well above the starting figure. A Pulte Brixton floor plan whose base price is $754,990 was listed as a quick-move-in home on a premium lot with upgrades at $1,456,999, nearly double, which shows how far a real, finished home can sit above the advertised “from” price (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). Second, STOCK’s per-square-foot pricing runs materially higher than Pulte’s, consistent with its position as the luxury builder in the community, so a like-for-like square-footage comparison between the two builders understates the difference in finish level.
For the surrounding Bonita Springs resale market, which is the context a new-construction buyer should understand before committing, here are the current area statistics:
In May 2026, single-family homes across the surrounding Bonita Springs 34135 ZIP code posted a median sale price of $689,500 on 70 closed sales, with homes taking a median of 56 days to go under contract and closing at about 91.8 percent of original list price. Active single-family inventory stood at 272 listings, a 4.6-month supply, which reads as a balanced, buyer-attentive market and a meaningful loosening from the 7.5-month supply of a year earlier (Source: Florida Realtors SunStats, ZIP 34135, single-family homes, May 2026).
Bonita Springs 34135 single-family (May 2026) | Figure |
|---|---|
Median sale price | $689,500 |
Closed sales (month) | 70 |
Median days to contract | 56 |
Median percent of original list | 91.8% |
Active inventory | 272 listings |
Months supply | 4.6 months |
Read that alongside the builder pricing above: Vivid Shores new-construction homes generally price above the 34135 resale median, which is exactly what you would expect for brand-new construction on a gated lakefront site. The resale figures tell you the wider market is healthy and normalizing, not overheated, which is useful leverage when negotiating a builder contract and planning your timeline.
We do not price homes off national portal estimates, which routinely misread a new-construction, CDD-assessed community like this one. On a new build, the questions that actually protect your money are which lot premium is fair, which upgrades hold value, and how the builder’s price compares to the wider market, and those are exactly the questions we answer for buyers.
Want a straight read on Vivid Shores pricing before you commit? Call Marc at (239) 287-5873 to get an independent take on a specific home, lot premium, and upgrade package before you sign a builder contract. If you are selling elsewhere to buy here, call Jesse at (239) 898-6072 or start online at mcgreevyandcomisar.com/home-valuation.
Pulte reports 62 homes sold at Vivid Shores since the community opened in February 2026, and says a next phase of homesites is being prepared for release across both the Sapphire and Aqua Series, featuring lake views and South, Southwest, West, and East facing homesites. No release date has been announced. That combination, real demand and no published date, is precisely why buyers who want a specific exposure should get positioned now rather than wait for an announcement.
Take the 62 figure for exactly what it is. It is Pulte’s own count, given to us directly by the community’s sales consultant on August 1, 2026, and we publish it attributed rather than as our own measurement. New-construction builder contracts are often never entered into the Southwest Florida MLS, so the multiple listing service will not confirm or contradict it, and any page that presents a builder’s sales count as independently verified data is overstating what it knows. What the number does tell you is directionally useful and worth acting on: a community that opened in February has been absorbing roughly ten homes a month, which is a brisk pace for a Bonita Springs community at these price points, and it is the reason a next phase is being prepared at all.
Exposure is the single most underrated variable in a Southwest Florida homesite decision, and it is the one a buyer is least likely to get straight answers about on a first visit. On a lake this size the four exposures Pulte named do genuinely different things.
A West or Southwest facing homesite puts the sunset directly over the water off the back of the house. That is the postcard, it is what most buyers say they want, and it carries the highest premium here as a result. The trade is afternoon heat and glare on the lanai in summer, which is manageable with the right lanai depth and screen or shade package but is a real design consideration rather than an afterthought. A South facing lot gives you the most consistent light across the whole year without taking the full afternoon load, which in practice is the exposure that makes a pool and lanai usable the largest number of days. An East facing homesite gives you morning sun on the water and shade on the lanai by mid-afternoon, which is the quiet favorite of full-time residents and anyone who actually swims in the morning, and it typically costs less than the equivalent western lot. None of that shows up on a floor plan or a price sheet, which is exactly why the exposure conversation belongs with someone who is not being paid by the builder.
Pulte circulates a homesite map that carries four categories: Sold, For Sale, Quick Move in Home, and Future Release. On the current map the Coming Soon block sits along Vivid Shores Drive and Coastal Glass Cove, wrapped around the lake and backing to preserve on its eastern edge, in a run of homesites numbered in the 300s. That is our own reading of the builder’s own map rather than anything Pulte has stated publicly, and we flag it as a reading rather than a promise, because the map itself carries the standard developer caveat that plans can change without notice.
Worth knowing before you go: as of August 1, 2026, Pulte’s public website carries no phase language, no release announcement, and no interest list for Vivid Shores. The release is being worked through the community’s sales consultant and the agent channel first. If you are relying on the builder’s website to tell you when homesites drop, you will hear about it after the buyers who registered early have already chosen.
Three things, in this order. First, get represented before you register, because at Vivid Shores as at every builder community, who you register with on your first visit generally decides who represents you for the entire purchase, and that decision is effectively permanent. Second, decide your exposure and your dock question before you see a price sheet, because those two constraints eliminate most of the inventory and it is far cheaper to narrow the list than to fall for a lot that cannot do what you want. Third, get pre-registered with the community by name so you are on the list when the phase opens rather than finding out afterward.
We handle all three. Marc walks the map with you, tells you which lots can realistically carry a dock and which premiums we think hold at resale, and gets you registered correctly with your representation intact. There is no cost to you in most builder transactions.
Want to be positioned for the next Vivid Shores homesite release? Call Marc at (239) 287-5873 before you visit the sales center, so your representation and your place in line are both handled. If you need to sell a home to fund the purchase, call Jesse at (239) 898-6072.
Vivid Shores sits on the former Bonita Grande Mine, an active limerock mine that was always envisioned, once annexed into the City of Bonita Springs, to be redeveloped into a master-planned lakefront community. That mining past is not a footnote; it is the reason Vivid Shores has three bright freshwater lakes, because the lakes are the reclaimed mine pits themselves.
The land-planning firm Morris-Depew Associates, which did the entitlement work, describes the site directly: the Bonita Grande Mine was “an active 1,268-acre limerock mine” that was “always envisioned, since being annexed into the City of Bonita Springs, to become a master-planned residential community that enhances the environment and restores the current disturbed mined lands,” ultimately consisting of “over 400 acres of lakes and 480 acres of environmental wetland/upland conservation areas” and “poised to become one of the premier upscale lakefront communities within Southwest Florida” (Source: https://morris-depew.com/project/bonita-grande-mine-site/). The same firm notes that its team spent “more than a decade” laying the groundwork, first permitting the site for aggregate mining and later developing “a comprehensive redevelopment plan with supporting wetland preservation and stormwater management documentation to allow for the mine to be replaced with a neighborhood of homes,” with the comprehensive plan and zoning approved by the Bonita Springs City Council.
That history matters for a buyer in three concrete ways. First, the lakes are engineered water bodies with real depth, formed by excavation, which is part of why the community can support a genuinely boatable lake system rather than the shallow retention ponds typical of many new communities. Second, the redevelopment retained substantial conservation land alongside the homes, so a meaningful share of the site is preserve and water rather than rooftops. Third, the site is inland and elevated relative to the coast, which is central to its favorable flood posture, covered in detail in the storm section below.
A quick word on acreage, because sources differ and we want to be precise. The historic mine footprint is described as about 1,268 acres, the Vivid Shores Community Development District boundary is about 1,294.95 acres, and the finished community is marketed at about 1,031 acres (Sources: https://morris-depew.com/project/bonita-grande-mine-site/ ; https://vividshorescdd.org/wp-content/uploads/2025/09/VIV-2025-09-18-Organizational-Meeting.5.pdf ; https://www.stockdevelopment.com/projects/vivid-shores/). These are three related but distinct figures: the mine lease footprint, the special-assessment district boundary, and the net residential community. We use “approximately 1,000 acres” as the round community figure and cite the CDD boundary when precision on the district matters.
The community’s public debut came with a Grand Opening Celebration on February 21, 2026, and both builders describe the community as “Now Open” with model homes open for touring (Sources: https://www.gulfshorebusiness.com/gb-daily/pulte-to-debut-vivid-shores-lakefront-community/article_5709800c-af51-42f4-9943-2b57415f2a4d.html ; https://www.stockdevelopment.com/projects/vivid-shores/). Vivid Shores is also frequently described as one of the last large-scale lakefront new-home communities in Bonita Springs, a land-scarcity point that is central to its long-term appeal (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375).
Vivid Shores is a co-development by two builders, not a single-builder community: Pulte Homes, a national builder with a roughly 70-year track record and a 10-year structural warranty, is building the larger share of homesites, while STOCK Development, a Naples-based luxury builder operating since 2001, is building a smaller high-end collection. Buyers literally choose between two builders inside the same gate.
The official community site, vividshores.com, lists both companies as the community’s homebuilders and tells buyers they can “choose from two of the most trusted and respected builders in Southwest Florida” (Source: https://vividshores.com/meet-the-homebuilders/). This two-builder structure is unusual and genuinely useful to a buyer, because it means one community delivers two distinct product tiers and two distinct buying experiences.
Pulte Homes is a PulteGroup brand with, by its own description, “over 70 years of experience and an industry leading 10-year home warranty” (Source: https://www.pulte.com/homes/florida). At Vivid Shores, Pulte is delivering roughly 451 of the community’s approximately 635 homesites across two collections, Aqua and Sapphire, with one- and two-story single-family designs (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). Pulte’s Southwest Florida division builds concrete-block homes with steel reinforcement and, since Hurricane Ian, makes impact glass standard on every home it builds in the region, a point covered in the resilience section below. Pulte’s on-site sales office is at 25419 Shimmering Sands Court, Bonita Springs, FL 34135, phone (239) 422-9200.
STOCK Development, which brands its homes as STOCK Luxury Homes, is a Naples-based private luxury homebuilder whose tagline is “When Quality Matters. Since 2001,” and which collaborates with the residential architectural firm South Florida Architecture on its Vivid Shores homes (Source: https://www.stockdevelopment.com/projects/vivid-shores/). STOCK is building on the wider 76-foot and 90-foot homesites, in two series, Indigo and Cobalt, with designer-decorated model homes by firms including Pizzazz Interiors, Clive Daniel, Boutique Interiors, and Soco Interiors. As of August 2026 those models are open and tourable: the Madison II by Pizzazz Interiors, the Sterling IV by Clive Daniel, the Margo IV by Boutique Interiors, and the Gardenia II by Soco Interiors (Sources: https://vividshores.com/meet-the-homebuilders/ ; https://www.stockdevelopment.com/projects/vivid-shores/). STOCK’s sales office is at 25437 Shimmering Sands Court, Bonita Springs, FL 34135, phone (239) 449-3700, right next to Pulte’s.
Here is the critical point for any buyer, and the reason this page leads with buyer representation: the sales professionals at both offices work for the builder. They are skilled and helpful, but their job is to represent Pulte or STOCK, not you. When you have McGreevy and Comisar as your buyer’s agent, you have someone on your side of the table for the price negotiation, the lot-premium discussion, the upgrade selections, the contract review, and the construction timeline, in most builder transactions at no cost to you. The single most important thing to know is that who you register with on your first visit typically decides who represents you for the whole purchase, which is covered in full in the buyer-representation section below.
Buying a Pulte or STOCK home at Vivid Shores? Call Marc at (239) 287-5873 before your first visit so you are represented from the start. If you need to sell first, call Jesse at (239) 898-6072.
Pulte builds the larger share of Vivid Shores across two collections, Aqua and Sapphire, totaling thirteen single-family floor plans priced from $754,990. The Aqua Collection is the community’s entry into new construction with two-car garages, while the larger Sapphire Series offers three-car garages and floor plans past 4,000 square feet.
Pulte’s overall advertised range at Vivid Shores is $754,990 and up, on homes from 2,366 to 4,346 square feet, with two-to-five bedrooms and two-to-three-car garages (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). All Pulte product here is single-family, detached, in one- and two-story designs.
The Aqua Collection includes the Brixton, Regency, Brixton Grande, and Regency Grande, starting at $754,990 and 2,366 square feet (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375).
Plan | Starting price | Living sq ft | Beds | Baths | Garage |
|---|---|---|---|---|---|
Brixton | $754,990 | 2,366+ | 3 to 4 | 3.5 to 4.5 | 2-car |
Regency | $804,990 | 2,512+ | 3 | 3.5 | 2-car |
Brixton Grande | $924,990 | 3,334+ | 4 to 5 | 4 to 4.5 | 2-car |
Regency Grande | $1,004,990 | 3,665+ | 5 | 4.5 | 2-car |
(Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375)
The Sapphire Series is Pulte’s larger, more upscale line at Vivid Shores, with three-car garages standard, starting at $883,990 and 2,658 square feet (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375).
Plan | Starting price | Living sq ft | Beds | Baths | Garage |
|---|---|---|---|---|---|
Aventura | $883,990 | 2,658+ | 3 | 3.5 | 3-car |
Regalia | $886,990 | 2,675+ | 3 | 3 to 4 | 3-car |
Layton | $906,990 | 2,983 | 3 to 4 | 4 | 3-car |
Madeira | $937,990 | 3,020+ | 3 | 4 | 3-car |
Layton Grande | $1,096,990 | 4,059+ | 4 to 5 | 4.5 | 3-car |
Aventura Grande | $1,098,990 | 3,835+ | 4 to 5 | 4.5 to 5.5 | 3-car |
Regalia Grande | $1,116,990 | 3,918+ | 4 to 5 | 4 to 6 | 3-car |
Madeira Grande | $1,127,990 | 4,033+ | 4 | 5 | 3-car |
Sanibel | $1,128,990 | 4,346+ | 4 to 6 | 4.5 to 6.5 | 3-car |
(Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375)
A few things buyers ask about the Pulte product here. Impact glass is listed as a standard, included feature across the Pulte line at Vivid Shores rather than an upgrade, which is both a resilience and an insurance advantage covered later on this page (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). Pulte builds through a design-center process where buyers select finishes and options, so the base price is a starting point and the design selections and lot premium determine the final number. And because Pulte inventory and quick-move-in homes change constantly, the current list of available spec homes is something we confirm live for buyers rather than freeze on a page.
A dedicated /neighborhoods/vivid-shores-pulte-homes page is coming with full floor-plan analysis, current quick-move-in inventory, and design-center guidance. We will link it here when it goes live.
Comparing Pulte plans and lots at Vivid Shores? Call Marc at (239) 287-5873 for an independent read on which plan and homesite give you the best value, and get represented before you register.
STOCK Development builds the luxury tier at Vivid Shores, seven floor plans across two series tied to homesite width: the Indigo Series on 76-foot homesites and the Cobalt Series on 90-foot homesites, ranging from about 2,700 to 4,000 square feet of living space and starting around $1.35 million. STOCK’s homes are semi-custom, with four to six architectural elevations offered per plan.
STOCK describes its Vivid Shores product as “some of its most popular floor plans on 76’ and 90’ homesites, ranging in size from 2,700 to over 4,000 square feet” (Source: https://www.stockdevelopment.com/projects/vivid-shores/floorplans/). Each plan is offered in multiple elevation styles, including Modern, Transitional, and British West Indies, which makes elevation selection a core part of the STOCK buying process rather than an add-on.
Plan | Starting price | Living sq ft | Total sq ft | Beds | Baths | Garage |
|---|---|---|---|---|---|---|
Covington III | $1,349,990 | 2,743 | 4,593 | 3 | 3 full | 3-car |
Madison II | $1,429,990 | 3,054 | 4,777 | 4 | 4 full, 1 half | 3-car |
Chandler V | $1,454,990 | 3,136 | 4,811 | 4 | 4 full, 1 half | 3-car |
Sterling IV | $1,479,990 | 3,324 | 5,162 | 4 | 4 full | 3-car |
(Source: https://www.stockdevelopment.com/projects/vivid-shores/floorplans/)
Plan | Starting price | Living sq ft | Total sq ft | Beds | Baths | Garage |
|---|---|---|---|---|---|---|
Gardenia | $1,689,990 | 3,713 | 5,633 | 4 | 4 full, 1 half | 3-car |
Margo IV | $1,719,990 | 3,869 | 5,722 | 4 | 4 full, 1 half | 3-car |
Gardenia II | $1,809,990 | 4,000 | 5,875 | 4 | 4 full, 1 half | 3-car |
(Source: https://www.stockdevelopment.com/projects/vivid-shores/floorplans/)
STOCK’s designer-decorated model homes at Vivid Shores include the Madison II by Pizzazz Interiors, the Sterling IV by Clive Daniel, the Margo IV by Boutique Interiors, and the Gardenia II by Soco Interiors (Source: https://vividshores.com/meet-the-homebuilders/). Every STOCK plan here is a four-bedroom design with a three-car garage, a study, and outdoor living space, and most offer an optional bonus room. As with Pulte, the published price is a base: the homesite premium (larger on the wider Cobalt lots and on lakefront homesites) and the finish selections drive the final number, and STOCK inventory of move-in-ready homes changes over time, so we confirm current availability live for buyers.
A dedicated /neighborhoods/vivid-shores-stock-luxury-homes page is coming with full STOCK floor-plan analysis, elevation options, and current availability. We will link it here when it goes live.
Considering a STOCK luxury home at Vivid Shores? Call Marc at (239) 287-5873 for independent representation on the price, the elevation, the lot premium, and the contract, before you register with the builder.
Vivid Shores offers a range of homesite widths across its two builders, and the lot you choose can change your total price as much as the floor plan does. STOCK builds on wider 76-foot and 90-foot homesites, Pulte builds on a mix of narrower widths, and the community’s most valuable lots are its lakefront and preserve homesites, some of which can carry a private boat dock.
STOCK’s homesites are named directly by width: the Indigo Series sits on 76-foot lots and the Cobalt Series on 90-foot lots (Source: https://www.stockdevelopment.com/projects/vivid-shores/). Pulte does not publish its homesite widths by plan on its site, but the Vivid Shores Community Development District’s Phase 1 land-use table describes the community’s lot mix in four widths: 52-foot, 66-foot, 76-foot, and 90-foot lots (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-11-Special-Board-Mtg.-PH-Book.3.pdf). In practice, the narrower 52-foot and 66-foot lots carry the Pulte product and the wider 76-foot and 90-foot lots carry the higher-end homes, including STOCK’s.
The premium tier here is waterfront. The community markets “preserve and waterfront luxury homesites” wrapped around three lakes, and STOCK states that “select homesites” offer “personal boat docks” (Sources: https://vividshores.com/meet-the-homebuilders/ ; https://www.stockdevelopment.com/projects/vivid-shores/). That last point is an important buyer distinction: not every lakefront lot can have a dock, and a dock-eligible lakefront homesite is the scarcest, most valuable land in the community. When a buyer’s priority is boating or water views, matching them to the right lot, and understanding the premium attached to it, is exactly the kind of guidance a builder’s own sales rep is not incentivized to give and an independent buyer’s agent is.
Here is a number almost no one publishes, because it does not exist on any builder website. Pulte circulates a homesite map to the agent channel with the premium printed on each individual lot, and on the map we were given on August 1, 2026, those premiums run from roughly $70,000 at the low end to $739,000 at the top, with the bulk of the community clustering somewhere between $100,000 and $325,000. Read that range carefully, because it is the real story of pricing here: the spread between an ordinary interior homesite and the best water lot is larger than the price gap between two entirely different floor plans. Choosing the lot is a bigger financial decision at Vivid Shores than choosing the house.
We publish the range and deliberately not a premium against any specific numbered homesite. Premiums move as lots sell, and pinning one lot to one figure on a web page ages badly and misleads whoever reads it three months from now. When you are ready to look at specific homesites, we will walk the current map with you lot by lot.
A few honest notes. Lot premiums at Vivid Shores are not published as a public schedule; they are quoted lot by lot by the builders and change as desirable homesites sell. Exact lot dimensions beyond the named widths are not published either, and would ultimately come from the recorded plat once individual parcels are platted with the Lee County Property Appraiser. We help buyers understand what a given premium is buying, whether the water view, dock eligibility, and orientation justify the cost, and how that premium is likely to hold or grow at resale.
Weighing a lakefront or dock-eligible lot at Vivid Shores? Call Marc at (239) 287-5873 for a candid read on whether a specific homesite premium is worth it. If you are selling to fund the purchase, call Jesse at (239) 898-6072.
Vivid Shores is planned around a roughly 14,000-square-foot lakefront clubhouse on a 13-acre amenity campus, with a resort pool, a resistance pool, a fitness center, racket sports, and an on-site restaurant and bar called Brisa Grille. As a brand-new community, the campus is under construction, so we describe it as planned and tell buyers plainly what is open today versus still being built.
The amenity roster, drawn from the builders’ own materials, is resort-scale. The planned campus includes (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://vividshores.com/community/ ; https://www.stockdevelopment.com/projects/vivid-shores/):
A note on one figure: the community’s own pages describe the clubhouse as roughly 14,000 square feet in most places, with a single mention of 15,000 square feet elsewhere. Both builder-partner sites, Pulte and STOCK, independently use the 14,000-square-foot figure, so that is the number we use, and we flag the minor discrepancy rather than pick the larger number for marketing effect (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/).
Two things we will not overstate, because a new community deserves honest framing. First, the developer’s materials carry the standard disclaimer that the amenities are planned and “under no obligation to be completed,” and no source we found confirms a clubhouse ribbon-cutting date, so we treat the campus as under construction and confirm the current open-versus-building status for buyers in real time. Second, we did not find a primary source confirming a lifestyle director, a formal activities calendar, or specific resident clubs yet, which is normal for a community this new, so we do not imply an active programming calendar exists. What is confirmed and genuinely distinctive is the boatable lake and the natural-gas infrastructure serving the community, both real differentiators.
Want to know exactly what is open at Vivid Shores today? Call Marc at (239) 287-5873 and we will give you the current construction status of the clubhouse, pools, and courts, straight. Selling first? Call Jesse at (239) 898-6072.
Vivid Shores is built around three freshwater lakes totaling roughly 500 acres, formed from the former Bonita Grande Mine, and it is one of very few Bonita Springs new-construction communities where boating is permitted and select homesites can carry a private dock. The lakes are the community’s defining feature and the reason for its name.
The developer describes “three radiant, turquoise lakes, 500 acres in total,” at the heart of the community, with the turquoise color of the water being the literal inspiration for the Vivid Shores name (Source: https://vividshores.com/vision/). The single largest lake, which the amenity campus overlooks, is described by STOCK as a “picturesque 117-acre lake” (Source: https://www.stockdevelopment.com/projects/vivid-shores/). One honest caveat we will flag rather than paper over: the two builders do not publish the same number. The homesite map Pulte circulated on August 1, 2026 labels the same water body “170+ Acres Boating Lake”, while the community developer separately describes roughly 500 acres of lakes across the whole property. Those figures may simply be measuring different things, the single boatable lake against the total water-management acreage, but 117 and 170 cannot both describe the same lake. Until the recorded plat or the district engineer’s report settles it, treat any published lake acreage for Vivid Shores as marketing rather than survey, including this one. The most reasonable reading of the sources is that the roughly 500-acre figure is the combined total of all three lakes and the 117-acre figure is the single largest of them, though the community’s own pages use both the “three lakes” and the single-lake framing, so we cite both honestly.
Boating is the headline. The community markets “direct lake access for boating and water activities,” “private docks” that “allow you to enjoy boating,” and the lifestyle image of gliding “across the lake by boat to meet friends at the clubhouse” (Source: https://vividshores.com/vision/ ; https://vividshores.com/community/). For a Bonita Springs new-construction community, a genuinely navigable, boatable lake system with private-dock potential is rare, and it is a major part of what sets Vivid Shores apart from the many communities built around purely decorative retention ponds. Paddleboarding and kayaking are part of the marketed lakefront lifestyle as well.
We do want to be precise about two details buyers ask. First, the propulsion-type policy (whether gas-powered boats, electric only, or both are allowed) is described in secondary local coverage as permitting gas boats, but the builders’ own pages confirm boating generally without stating the engine-type rule, so we confirm the current, exact boating policy for a buyer from a primary source rather than repeat an unverified claim. Second, private docks are on “select homesites,” not every lakefront lot, so dock eligibility is lot-specific and worth confirming before you fall for a particular home. Both are exactly the kind of detail we nail down for buyers before an offer.
Dreaming of a boat behind the house at Vivid Shores? Call Marc at (239) 287-5873 and we will confirm which homesites are dock-eligible and what the current boating rules are. Selling to make the move? Call Jesse at (239) 898-6072.
Vivid Shores is governed by a homeowners association and, separately, sits inside the Vivid Shores Community Development District, a Chapter 190 special-purpose government that financed the community’s infrastructure with bonds. The CDD assessment appears on the annual property-tax bill and is a real, ongoing cost. The HOA dues figure has not been published yet, because the community is still in developer control.
This is one of the most important sections for any buyer to understand, and one of the most common places new-construction shoppers get surprised, so we lay out both entities honestly.
The community’s homeowners association is Vivid Shores Homeowners Association, Inc., an active Florida nonprofit corporation, document number N25000005130 (Source: https://search.sunbiz.org/Inquiry/corporationsearch/SearchResults?inquiryType=EntityName&searchTerm=VIVID+SHORES). As a brand-new community that only opened in 2026 and is still under developer control, Vivid Shores has not published a final HOA dues figure. The developer’s own legal disclaimer notes only that “Community Association and golf fees may be required,” which is generic PulteGroup boilerplate (there is no golf course at Vivid Shores) (Source: https://vividshores.com/). We do not state an HOA dollar figure, because none is confirmed from a primary source. We help buyers get the current dues number, and what it includes, in writing from the builder before they sign.
Vivid Shores does have a Community Development District, and this is where the numbers get concrete. The Vivid Shores Community Development District was established by City of Bonita Springs Ordinance No. 25-11, effective September 17, 2025, under Florida Statutes Chapter 190, and it is governed by a five-member Board of Supervisors initially elected by landowners (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-11-Special-Board-Mtg.-PH-Book.3.pdf). The district’s day-to-day manager is Special District Services, Inc. (Source: https://vividshorescdd.org/).
A CDD is a financing tool. The district issued bonds to pay for the community’s master infrastructure, meaning the earthwork, stormwater systems, water and sewer lines, perimeter walls and landscaping, and off-site road improvements, and homeowners repay that debt through an annual assessment. For Vivid Shores Phase 1, the district issued about $16.765 million in Special Assessment Bonds, Series 2025, at an average 5.487% coupon over 30 years, against a total Phase 1 improvement cost of about $47.35 million (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-11-Special-Board-Mtg.-PH-Book.3.pdf).
Here is what that means on the tax bill. The district’s Board adopted a maximum annual debt-service assessment schedule for Phase 1, by lot width:
Lot width (Phase 1) | Maximum annual CDD debt assessment per home |
|---|---|
52-foot | $10,136.56 |
66-foot | $12,865.63 |
76-foot | $14,814.97 |
90-foot | $14,544.05 |
(Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-19-Continued-Special-Board-Mtg.-PH-Book.pdf. Figures are the Board-adopted maximums, grossed up to include collection and early-payment-discount allowances.)
Two honest clarifications. First, these are the adopted maximum annual debt-service figures; the actual first-year amount billed to a specific home depends on the lot type and when the parcel is platted and assessed, and the district’s own most recent budget shows that as of fiscal year 2025 to 2026 the district was still developer-funded, with $0 in assessments billed to homeowners yet, plus a projected operations-and-maintenance component that would compute to about $500 per unit if it were on the roll (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-Final-Budget-2025-2026.pdf). So a Phase 1 buyer should expect the CDD debt assessment to begin appearing on the tax bill once bond closing and assessment-roll certification are complete, and we confirm the current, exact figure for a specific lot at contract. Second, the CDD assessment can typically be paid off early in a lump sum, which removes the debt portion (though the small operations portion continues), and we walk buyers through whether prepaying makes sense for them.
The annual CDD debt assessment is a genuine, ongoing cost of ownership at Vivid Shores, it runs for roughly 30 years, and it is separate from both the HOA dues and the ad valorem property taxes. This is exactly the kind of number a builder’s brochure glosses over and a buyer needs surfaced early. The district publishes its budgets, meeting schedule, and assessment methodology on its official site, vividshorescdd.org.
Want the full, honest cost of ownership at Vivid Shores before you buy? Call Marc at (239) 287-5873 and we will lay out the CDD assessment, the projected HOA dues, and the taxes for the specific lot you are considering. Selling first? Call Jesse at (239) 898-6072.
Vivid Shores is inside the City of Bonita Springs in Lee County, so its ad valorem property tax is set by the applicable Bonita Springs and Bonita Springs Fire millage district, which totaled about 12.80 mills for 2025. That ad valorem tax is separate from, and in addition to, the annual CDD assessment described above.
Because Vivid Shores sits within the incorporated City of Bonita Springs, it is not subject to any Lee County unincorporated-area service tax, and the applicable millage stack is the City of Bonita Springs and Bonita Springs Fire district. For 2025, that district’s total ad valorem millage was about 12.7970 mills, per the Lee County Property Appraiser’s official millage book (Source: https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf). Here is the breakdown:
Taxing authority | 2025 millage |
|---|---|
Lee County General Revenue | 3.7623 |
Public School, by Local Board | 2.2480 |
Public School, by State Law | 3.0710 |
City of Bonita Springs | 0.8470 |
Lee County Library District | 0.4218 |
South Florida Water Management (all components) | 0.2301 |
Bonita Springs Fire District | 1.9466 |
Other county districts (mosquito, hyacinth, navigation) | 0.2702 |
Total (approximate) | 12.7970 |
(Source: https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf)
A worked example, clearly labeled as an estimate: on a home with a taxable value of $800,000, the ad valorem tax at roughly 12.80 mills would be about $10,240 per year, and then the CDD assessment from the section above (roughly $10,137 to $14,815 depending on lot width) is added on top as a separate non-ad valorem line item on the same Lee County tax bill. We flag this clearly because it is easy for a buyer to look only at the ad valorem estimate and miss the CDD line, which materially changes the true annual carrying cost.
Two honest caveats. First, new-construction assessed values in the first year often differ from the purchase price, so any estimate before the Property Appraiser sets the just and assessed value is illustrative only. Second, Florida’s homestead exemption and the Save Our Homes assessment cap can meaningfully reduce the tax on a primary residence, which we factor in when we run real numbers for a buyer. We give buyers a realistic all-in tax and assessment estimate for the specific home they are considering rather than a round-number guess.
Want a real all-in tax and CDD estimate for a Vivid Shores home? Call Marc at (239) 287-5873. Selling a home elsewhere to buy here? Call Jesse at (239) 898-6072.
Vivid Shores is located off Bonita Grande Drive in Bonita Springs, ZIP 34135, roughly two miles north of Bonita Beach Road and positioned between Naples and Estero. The developer places Southwest Florida International Airport about 25 minutes away, downtown Bonita Springs about 10 minutes, and public beach access under 20 minutes.
The community’s mapped address is 25501 Bonita Grande Dr, Bonita Springs, FL 34135, with the sales center and model park at Shimmering Sands Court off Bonita Grande Drive (Sources: https://vividshores.com/location/ ; https://www.stockdevelopment.com/projects/vivid-shores/). The location is inland and east of the coastal flood zone, which is central to the community’s favorable storm posture, and it puts the growing east-of-I-75 Bonita Springs corridor, including the new Midtown at Bonita development, within a short drive.
Here are the developer-published drive times and distances from Vivid Shores:
Destination | Drive time or distance | Source |
|---|---|---|
Southwest Florida International Airport (RSW) | About 25 minutes | vividshores.com/location |
Downtown Bonita Springs | About 10 minutes | vividshores.com/location |
Coconut Point (Estero) | Under 15 minutes | vividshores.com/location |
The Promenade at Bonita Bay | Under 15 minutes | vividshores.com/location |
Midtown at Bonita (new mixed-use center) | About 2 miles | vividshores.com/location |
Public beach access (Bonita Beach, Barefoot Beach) | Under 20 minutes | vividshores.com/location |
Nearest hospitals and ERs | 10 to 20 minutes | vividshores.com/location |
(Source: https://vividshores.com/location/)
An honest note on methodology: these are the developer’s own published figures, which are a reasonable guide but are not the same as a live, point-to-point mapping calculation, and actual times vary with season and traffic. Where a buyer needs a precise, defensible drive time to a specific workplace, school, or destination, we run it live. Vivid Shores sits slightly further inland than the geographic center of Bonita Springs, so a citywide “20 minutes to the airport” figure you might see elsewhere is a touch optimistic for this specific address; the community’s own 25-minute figure is the more accurate one to use.
Want a real drive time from Vivid Shores to your office or your family? Call Marc at (239) 287-5873 and we will map it. Selling first to relocate? Call Jesse at (239) 898-6072.
Vivid Shores places everyday and upscale shopping within a short drive: four Publix supermarkets are within minutes, Coconut Point and The Promenade at Bonita Bay are under 15 minutes with more than 140 stores and restaurants between them, and the new Midtown at Bonita mixed-use center is rising just two miles away.
For everyday needs, the developer notes the community is “within minutes of four Publix supermarkets, The Fresh Market, Super Target, The Home Depot, Lowe’s, and beloved local gems like Seed to Table” (Source: https://vividshores.com/location/). For elevated shopping and dining, Vivid Shores is “less than 15 minutes from Coconut Point and The Promenade at Bonita Bay, featuring over 140 stores and restaurants, including Apple, West Elm, Ruth’s Chris Steakhouse, DeRomo’s Italian Market, and a weekly farmer’s market” (Source: https://vividshores.com/location/). Coconut Point, a Simon shopping center in Estero, carries over 110 stores including Nordstrom Rack, Dillard’s, an Apple Store, and Super Target (Source: https://www.simon.com/mall/coconut-point).
The biggest nearby development story is Midtown at Bonita, a new 68-acre mixed-use center that broke ground on November 6, 2025, sited on Bonita Beach Road a quarter mile east of I-75, just two miles from Vivid Shores (Sources: https://www.winknews.com/news/lee/midtown-at-bonita-breaks-ground-promises-new-hub-for-bonita-springs/article_5a486565-f7f9-40c3-9e3c-1571ac94304d.html ; https://vividshores.com/location/). Midtown’s confirmed tenants include TJ Maxx, Ulta Beauty, Chipotle, Panera Bread, and a slate of restaurants and services, with first businesses expected to open by the end of 2026 (Source: https://www.businessobserverfl.com/news/2026/feb/26/midtown-bonita-two-national-tenants/). For a Vivid Shores owner, Midtown means a walkable retail, dining, and entertainment hub is being built essentially next door, which is both a lifestyle amenity and a long-term value driver for the corridor.
On the dining side, the developer names First Watch, Chipotle, Carrabba’s, and Bonefish Grill as casual favorites a short drive away, and points to downtown Bonita Springs, about 10 minutes off, for live music at Riverside Park, outdoor art festivals, a weekly farmer’s market, and the historic Shangri-La Springs wellness center and spa (Source: https://vividshores.com/location/).
Vivid Shores places public beach access under 20 minutes away, with Bonita Beach and Barefoot Beach the two closest Gulf shores. As an inland lakefront community, Vivid Shores trades a beachfront address for a short drive to the sand, which is part of what keeps it out of the coastal flood-surge zone.
The developer’s own copy frames it well: “Whether you’re paddleboarding on the Estero River, kayaking from Riverside Park, or enjoying the award-winning shores, sands, and coastlines of Bonita Beach, Barefoot Beach, or Naples, you’re never far from the water. Public beach access is less than 20 minutes away, with multiple state parks and coastal escapes just beyond” (Source: https://vividshores.com/location/).
Two beaches anchor the options. Bonita Beach Park is a Lee County beach park at the west end of Bonita Beach Road, with metered pay-by-plate parking. Barefoot Beach Preserve County Park, a 342-acre undeveloped barrier-island park, is technically in Collier County just south of the Lee line, reached via Barefoot Beach Boulevard off the west end of Bonita Beach Road, and includes the Saylor Nature Trail. Both are an easy drive from Vivid Shores and fit the “under 20 minutes” framing the developer uses. The honest tradeoff of any inland community is real here: you are a short drive from the Gulf rather than walking to it, which many buyers happily accept in exchange for newer construction, a boatable freshwater lake, and a lower-risk flood zone.
Vivid Shores is in the School District of Lee County, which uses a school-choice system rather than fixed attendance zones. The community’s marketing points to Bonita Springs Elementary and Bonita Springs High School, both in the same 34135 ZIP, but because Lee County assigns schools by proximity zone and choice rather than by simple boundary, families should confirm their exact assigned schools with the district.
Here is how it actually works, because this is a your-money-your-life fact we will not guess at. Lee County operates a choice system layered on geographic proximity: the district is divided into large choice zones (Bonita Springs is in the West Zone), with elementary and middle assignments driven by proximity zones and high school by sub-zones, and families rank schools and are placed rather than being locked to a single boundary school (Source: https://www.leeschools.net/our_district/departments/academic_services/student_enrollment/school_zones). The district provides an official School Locator tool where a family enters a specific address to get its exact proximity-zoned schools.
The nearest Lee County public schools physically located in the Vivid Shores 34135 ZIP are Bonita Springs Elementary School (10701 Dean Street SE), Spring Creek Elementary School (25571 Elementary Way), Bonita Springs Middle Center for the Arts (10141 W Terry Street), and Bonita Springs High School (25592 Imperial Parkway) (Source: https://bnh.leeschools.net/our_district ; https://bne.leeschools.net/our_district). The developer names Bonita Springs Elementary and Bonita Springs High School specifically, and notes the community is in “Lee County’s highest-rated school zone” with access to A- and B-rated schools, adding that Bonita Springs High School offers an FGCU Collegiate Academy dual-enrollment partnership with Florida Gulf Coast University (Source: https://vividshores.com/location/). The FGCU Collegiate Academy is a genuine differentiator, confirmed on the high school’s own site (Source: https://bnh.leeschools.net/our_district).
We flag one thing clearly: because Lee County uses proximity zones and choice, and because both Bonita Springs Elementary and Spring Creek Elementary sit in the 34135 ZIP, the exact assigned elementary and middle school for a specific Vivid Shores address should be confirmed through the district’s School Locator before you rely on it. We will not state a hard zoning claim we cannot verify for your specific lot. For families weighing private options, The Village School of Naples, Community School of Naples, and Royal Palm Academy are within a reasonable drive, and Bonita Springs Charter School (a tuition-free K-8 public charter) is in the same ZIP.
Vivid Shores places quality healthcare within 10 to 20 minutes, sitting between the Lee Health and NCH hospital systems. Lee Health Coconut Point offers a 24/7 emergency department and outpatient services in nearby Estero, with full hospitals at Lee Health Gulf Coast Medical Center and NCH North Naples a bit further out.
The developer states the community has “convenient access to quality healthcare within 10 to 20 minutes, including Lee Health Coconut Point for emergency care, pediatrics, surgery, and more; Lee Health Gulf Coast Medical Center, a full-service 624-bed hospital; and NCH Bonita and North Naples Hospitals for emergency and specialty care, including oncology, orthopedics, and women’s health” (Source: https://vividshores.com/location/). Here are the anchor facilities:
Sitting between two hospital systems, with a 24/7 freestanding ER in nearby Estero, is a genuine convenience for full-time residents, retirees, and families, and it is one more reason the east-Bonita corridor has drawn so many buyers. As with drive times, the exact minutes to a specific facility vary with traffic and season, and we are happy to map a precise route for a buyer with a particular medical need.
Vivid Shores has a strong storm posture for a Southwest Florida community: its buildable homesites sit predominantly in FEMA Zone X, the minimal-hazard flood zone where flood insurance is not federally required, its homes are built to the newest Florida Building Code with impact glass standard on Pulte homes, and Bonita Springs holds a FEMA CRS Class 5 rating that gives a 25% discount on flood insurance. This is a real, verifiable advantage of new inland construction.
A direct query of FEMA’s own National Flood Hazard Layer found that the interior, buildable portions of the roughly 1,000-acre Vivid Shores site sit in Zone X (unshaded), “Area of Minimal Flood Hazard,” which is outside the Special Flood Hazard Area, with an AE (100-year floodplain) designation only at the community’s lake and canal edges (Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer). The governing FIRM panel is 12071C0678F. In plain terms: the home pads are predominantly in the lowest-risk flood category, where a federally backed mortgage does not require flood insurance, while the mapped floodplain is confined to the water’s edge, which is exactly what you would expect and want in a lakefront community. Lee County has a proposed 2026 flood-map revision in progress, but it affects a different set of panels (tied to Mullock Creek) and does not currently touch the Vivid Shores panel, though we reconfirm flood status per lot at contract because these designations can change and the buildable-versus-edge distinction matters lot by lot.
A USGS elevation query at an interior point of the community returned a ground elevation of about 12.5 feet, and the community’s three lakes function as its engineered stormwater and drainage infrastructure (Source: https://epqs.nationalmap.gov/v1/json). Large master-planned communities in Southwest Florida use exactly this design, retaining and directing stormwater into lakes and flowways, and it is a proven flood-mitigation pattern. The community’s inland position, roughly two miles from the coast, keeps it well outside the immediate coastline zone that bore the worst of recent storm surge.
Hurricane Ian made landfall in September 2022 as a Category 4 storm and was the costliest hurricane in Florida history, but its most severe impacts in the Bonita Springs area were “contained to the immediate coastline,” with inland high-water marks in the Bonita and North Naples area running a more moderate 5 to 7 feet above ground level (Source: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf). Vivid Shores’ inland, Zone X position places it well outside that immediate-coastline zone. The broader lesson of Ian in Lee County is that construction vintage matters enormously: analysis cited by Insurance Journal found wind losses were twice as high for structures built before 1996, when Florida began tightening its wind codes, and a widely documented Fort Myers Beach block saw 18 pre-1981 homes destroyed while a single home built in 2020 survived nearly unscathed (Source: https://www.insurancejournal.com/news/southeast/2022/10/17/690281.htm). A 2026-built Vivid Shores home is on the strong side of that divide.
Every home being built at Vivid Shores in 2026 is built to the Florida Building Code 8th Edition (2023), the newest and most stringent wind-load code Florida has ever had, which adopts the ASCE 7-22 wind standard (Source: https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf). All of Lee County is in the Wind-Borne Debris Region, so impact-rated windows and doors or code-compliant shutters are required, and Pulte’s Southwest Florida division president has stated on the record that after Ian, “Pulte decided to make impact glass standard on every home it builds in Southwest Florida,” describing homes where “steel is laid throughout the solid concrete foundation then rises through the concrete block and ties into the engineered roof trusses with hurricane straps… the entire home is tied together from foundation to roof” (Source: https://urbanland.uli.org/sustainability/building-for-resilience-how-newer-construction-homes-fared-in-floridas-hurricane-season). Pulte’s own Vivid Shores materials confirm impact glass as a standard, included feature (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375).
Two facts make the insurance picture favorable here. First, because the buildable homesites are in Zone X rather than a Special Flood Hazard Area, flood insurance is not federally required on those lots for a mortgage, and any owner who chooses an optional flood policy benefits from Bonita Springs’ FEMA Community Rating System Class 5 rating, which provides a 25% discount on National Flood Insurance Program premiums (Sources: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer ; https://www.leegov.com/dcd/flood/firm/insurance/discounts). Second, Florida law requires insurers to give wind-mitigation premium discounts for hardening features (impact windows, roof-to-wall connections, roof covering, and more), and a new code-built home with impact glass standard is structurally positioned to qualify for the strongest tier of those state-mandated credits, because every credit-qualifying feature is built in rather than retrofitted (Source: https://floir.gov/property-casualty/premium-discounts-for-hurricane-loss-mitigation). We do not quote a specific premium dollar figure, because that varies by home, carrier, and inspection, and the honest answer is to get a real quote from a licensed Florida agent, which we help buyers do. But the structural case is genuine: new, inland, Zone X, impact-glass, CRS Class 5, is about as strong an insurance profile as new construction in Southwest Florida offers.
Want the flood, wind, and insurance picture for a specific Vivid Shores lot? Call Marc at (239) 287-5873 and we will pull the flood zone and walk through the insurance reality before you buy. Selling first? Call Jesse at (239) 898-6072.
Vivid Shores sits in the fastest-growing part of Bonita Springs, the corridor east of I-75, and several major projects nearby will shape daily life and long-term value: the new Midtown at Bonita mixed-use center two miles away, the approved Revana Lakes community, a stormwater-and-pathway upgrade on East Terry Street that ties into Bonita Grande Drive, and the multi-year I-75 widening. We give buyers the honest picture, upside and downside.
The biggest nearby driver is Midtown at Bonita, a 68-acre mixed-use development on Bonita Beach Road a quarter mile east of I-75, about two miles from Vivid Shores, which broke ground on November 6, 2025 (Source: https://www.winknews.com/news/lee/midtown-at-bonita-breaks-ground-promises-new-hub-for-bonita-springs/article_5a486565-f7f9-40c3-9e3c-1571ac94304d.html). As approved, Midtown includes roughly 400 luxury apartments, a substantial retail component (being curated to about 175,000 to 200,000 square feet for walkability), a planned 165-room hotel, offices, and more than 30 acres of preserved green space, with confirmed tenants including TJ Maxx, Ulta Beauty, Chipotle, and Panera Bread and first openings expected by the end of 2026 (Sources: https://www.gulfshorebusiness.com/development/midtown-rises-as-bonita-springs-growth-shifts-east/article_51d53e99-0b38-460a-8192-e028db89bd81.html ; https://www.businessobserverfl.com/news/2026/jun/18/bonita-springs-center-new-tenants/). For a Vivid Shores owner, a walkable retail-and-dining hub rising two miles away is a clear lifestyle and value positive.
Revana Lakes, a Seagate Development project on Bonita Beach Road, won City Council approval on October 15, 2025, for 299 homes plus about 80,000 square feet of retail and 20,000 square feet of office (Source: https://www.gulfshorebusiness.com/lee/bonita-council-approves-seagates-revana-lakes-project/article_fe4279f0-f259-4fa6-a3c8-06bab5f591e9.html). The approval was contested (a 4-to-3 Council vote, and the Local Planning Agency had recommended against the land-use change), which we mention honestly because more nearby rooftops mean more traffic on the shared corridor, even as they also bring more retail and services.
The most directly relevant road project is the East Terry Street Stormwater and Multi-Use Pathway Project, which improves East Terry Street from Old 41 Road east to Bonita Grande Drive, the very road Vivid Shores fronts. The City awarded a roughly $17.8 million construction contract in April 2026, largely funded by a $16.8 million federal grant, to improve stormwater resiliency and add a separated pedestrian-and-bike pathway, with construction expected to run about 593 days after notice to proceed (Source: https://www.gulfshorebusiness.com/lee/bonita-springs-approves-contract-for-17-8m-east-terry-st-project/article_c0afdcf7-28c2-493e-8f8b-4c7b3c0b816f.html). For residents this is a net positive (better drainage and walkability on the access corridor), with the usual short-term construction disruption.
Finally, the honest downside: I-75 is being widened through this corridor. A milling-and-resurfacing project on the Bonita Beach Road stretch was already underway, and a larger multi-year widening from six to eight lanes in the Lee and Collier corridor is slated to begin around 2026 and run for several years (Source: https://www.swflroads.com/project/446344-1). The long-term result is improved capacity, but the multi-year construction is a genuine, temporary inconvenience for the whole east-Bonita corridor, and we would rather a buyer hear that from us than discover it after closing.
Zooming out, one large residential rezoning nearby, filed as the “Armeda Property” case, proposes to rezone about 561 acres from agricultural to residential in the same general area, though its exact location relative to Vivid Shores should be confirmed against the county’s records before treating it as directly adjacent (Source: https://www.leegov.com/dcd/rpts/Documents/DCIUnderReview.pdf). The overall picture is a corridor in strong, sustained growth, which historically supports home values, paired with the traffic and construction that growth brings. We help buyers weigh both sides for their specific priorities.
The single most valuable thing you can do buying a new home at Vivid Shores is bring your own agent, and here is the blunt reason: the friendly, knowledgeable person at the Pulte or STOCK sales center works for the builder, not for you. McGreevy and Comisar represent you, the buyer, at no cost to you in most builder transactions, and who you register with on your very first visit typically decides who represents you for the entire purchase.
This is the heart of why this page leads with buyer representation, so let us be specific about what an independent buyer’s agent actually does for you on a Vivid Shores purchase.
We represent your interests, not the builder’s. The on-site sales associate is a professional whose job, by definition, is to get the best outcome for Pulte or STOCK. You deserve someone whose job is to get the best outcome for you: on price, on the lot premium, on which upgrades are worth the money and which are not, and on the contract terms. That is our role.
We price the lot premium and the upgrades against the wider market. Base prices at Vivid Shores are published, but the real money is in the lot premium and the design-center selections, which are quoted lot by lot and can add hundreds of thousands of dollars. We know what a fair premium looks like for a lakefront or dock-eligible homesite, which upgrades hold value at resale and which do not, and how the all-in price compares to alternatives inside and outside the community. A builder’s rep will not tell you an upgrade is a poor value; we will.
We read the builder contract before you sign it. New-construction contracts are written by the builder’s lawyers and favor the builder on deposits, construction timelines, change orders, delay provisions, and warranty terms. We review the contract, explain what you are actually agreeing to, and flag the terms that matter, before you sign, not after.
We manage the process through to closing. From the design-center appointments to the construction-progress milestones to the pre-drywall and final walkthroughs to the closing itself, a new build has many steps where an experienced advocate protects you. We have done this many times in communities exactly like this one.
It typically costs you nothing. In most new-construction transactions, the builder’s pricing already accounts for buyer’s-agent representation, so having McGreevy and Comisar on your side does not raise your price. Walking in unrepresented does not save you money; it simply leaves you without an advocate. This is the most misunderstood fact in new-home buying, and it is why the timing of your first visit is so important.
The one rule that trips buyers up. Builders operate on a registration or agent-of-record basis, which means that if you tour the sales center alone on your first visit and register yourself, you can forfeit your right to bring in your own agent later for that community. The fix is simple: talk to us before your first visit, or bring us with you, so you are represented from the start. If you have already visited Vivid Shores without an agent, call us anyway, because depending on timing there may still be a path, and we will tell you honestly.
Because Vivid Shores is brand-new and being sold by two builders, the value of independent representation here is unusually high, and it is exactly the service McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are built to provide.
Before you set foot in the Vivid Shores sales center, talk to us. Call Marc at (239) 287-5873 to get represented from your first visit, at no cost to you in most builder transactions. It is the single best move you can make on a new-construction purchase.
If you own a home you need to sell in order to buy at Vivid Shores, or if you are an early Vivid Shores buyer thinking ahead to resale, McGreevy and Comisar are the team to call. As the #1 Team in Southwest Florida since 2012 with over $2.5 Billion in Real Estate sold, we get sellers to the top of their range, and when Vivid Shores resales begin to trade, we intend to be first to market on them.
There are two seller stories at Vivid Shores, and we handle both.
Selling your current home to buy here. Many Vivid Shores buyers need to sell an existing home first, and the two transactions have to be choreographed so you are not left exposed. We build a true-to-market pricing strategy on your current home using live comps, run a marketing plan that gets it sold, and coordinate the timing with your Vivid Shores purchase so the move is smooth. Because we represent you on both sides, nothing falls through the cracks between the sale and the buy. Start with a free, no-obligation home value estimate at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to build the plan.
Being a first-mover Vivid Shores seller. Vivid Shores is brand-new, so the resale market has not started yet. That is precisely why early positioning matters. The first owners who resell will be competing, in part, against the builders’ own remaining new inventory, which makes pricing, presentation, and an agent who knows the community cold absolutely critical. We are tracking Vivid Shores from the ground up, plan by plan, lot by lot, so that when the first resales list, we can price them accurately against both the builder inventory and each other, and market them to the right buyer pool. First-mover sellers who get this right can set the resale benchmark for the community; those who get it wrong leave money on the table or sit unsold behind the builder. We intend to be the team that gets it right.
We are also a top-reviewed Bonita Springs real estate team, and you can read our clients’ words on our Google reviews. Whether you are selling a home across town to move into Vivid Shores or preparing to be one of the community’s first resellers, you get the same senior attention and the same straight, numbers-first advice.
A dedicated Vivid Shores home-valuation and seller page is on the way. In the meantime, the fastest path is a call.
Selling to buy at Vivid Shores, or planning a future Vivid Shores resale? Call Jesse direct at (239) 898-6072 for a pricing and marketing strategy built on real Southwest Florida data, not a portal estimate. Start online any time at mcgreevyandcomisar.com/home-valuation.
Buyers weighing Vivid Shores often compare it against other Bonita Springs communities, and the honest framework is to compare on structure rather than to disparage any of them. Vivid Shores is distinctive as a brand-new, two-builder, boatable-lake community with a CDD and no golf course, which sets it apart from the area’s established golf and coastal communities in specific, useful ways.
Here is how we help buyers think about the peer set, factually and without steering.
Versus established golf communities. Nearby communities such as Bonita National are bundled-golf communities where golf access is deeded to the home, while Vivid Shores has no golf course at all, centering its lifestyle on the lakes and the resort amenity campus instead. If golf is your organizing priority, a bundled-golf community may fit better; if you would rather have a boatable lake, a dock, and no golf dues, Vivid Shores is the stronger match.
Versus equity-club communities. Communities like Bonita Bay use an equity or non-equity private-club model where membership is purchased separately from the home, and they are typically older, coastal-adjacent, and larger in scale. Vivid Shores is brand-new construction with a single HOA and a CDD, which is a fundamentally different cost and ownership structure. Which fits depends on whether you value established maturity and a separate club membership, or new construction and a simpler membership picture.
Versus other new-construction communities. Vivid Shores’ genuine differentiators among new communities are its two-builder choice (attainable Pulte through luxury STOCK inside one gate), its boatable roughly 500-acre lake system with private-dock potential, and its former-mine origin that produced those deep freshwater lakes. Most new communities in the area are single-builder and built around shallow retention ponds rather than a navigable lake. On the cost side, buyers should weigh the CDD assessment, which is common in new master-planned communities but is a real, ongoing line item.
The right community is the one that fits how you actually want to live and what you actually want to spend, and we will give you an honest, side-by-side read rather than a sales pitch for any one of them. That candor is part of why buyers trust us on both the buy and the eventual sell.
Trying to decide between Vivid Shores and another Bonita Springs community? Call Marc at (239) 287-5873 for a straight, structure-by-structure comparison. Selling first to make a move? Call Jesse at (239) 898-6072.
McGreevy and Comisar are the real estate team to call for Vivid Shores, whether you are buying new construction from Pulte or STOCK today or planning a future resale. We combine an elite Southwest Florida production record with independent, buyer-side expertise inside the new-construction process, and we are a top-reviewed team you can vet before you call.
Reach us directly:
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more at DomainRealtyGroup.com.
We are a top-reviewed Vivid Shores and Bonita Springs real estate team, and you can read our clients’ words on our Google reviews. Whether you are buying a new Pulte or STOCK home or selling to make the move, you get the same senior attention and the same straight, numbers-first advice. Call Marc at (239) 287-5873 to buy, or call Jesse direct at (239) 898-6072 to sell.
You do not need one to walk in, but you very much want one, and it typically costs you nothing. At Vivid Shores the on-site salespeople work for Pulte and STOCK, not for you, so having McGreevy and Comisar as your buyer’s agent gives you independent representation on price, lot premiums, upgrades, and the contract. In most builder transactions the builder’s pricing already accounts for buyer-agent representation, so you are not paying extra. Call Marc at (239) 287-5873 before you visit.
Use your own agent. The builder’s sales rep is skilled but represents the builder’s interests, which means getting the best outcome for Pulte or STOCK, not for you. An independent buyer’s agent negotiates on your behalf, prices the lot premium and upgrades against the wider market, reviews the builder contract, and manages the build to closing. You get an advocate at no added cost in most builder deals, which is why walking in unrepresented does not save you money.
No. The sales professionals at the Pulte and STOCK sales centers represent the builders, not the buyer. They are helpful and knowledgeable, but their job is the builder’s best interest. That is exactly why you want McGreevy and Comisar on your side of the table for the price, the lot premium, the upgrades, and the contract. Call Marc at (239) 287-5873.
In most new-construction transactions, no. The builder’s pricing typically already accounts for buyer-agent representation, so having us represent you does not raise your purchase price. Walking in without an agent does not get you a discount; it just leaves you without an advocate on price, upgrades, and contract terms. We explain exactly how this works before you visit.
Effectively, yes, and this is the rule that trips buyers up most. Builders operate on a registration or agent-of-record basis, so if you tour the sales center alone and register yourself on your first visit, you can forfeit your right to bring in your own agent later for that community. The simple fix is to talk to us before your first visit, or bring us with you. Call Marc at (239) 287-5873 first.
Call us and we will tell you honestly. Depending on the timing and exactly what you signed or registered at the sales center, there may still be a path to representation, and there may not be. Rather than guess, call Marc at (239) 287-5873 and we will give you a straight answer for your specific situation.
In most builder transactions, the builder does, out of pricing that already anticipates buyer-agent representation. That is why using McGreevy and Comisar to buy at Vivid Shores typically costs you nothing out of pocket. Compensation arrangements can vary, so we confirm the specifics in writing for your purchase, but the common misconception that you save money by going unrepresented is simply wrong.
There is more room than most buyers think, though it is often in incentives and upgrades rather than the base price. Builders like to protect the published base price to preserve comparable values, but frequently offer rate buydowns, closing-cost credits, design-center allowances, and lot-premium flexibility, especially on standing inventory. Knowing where a builder will move, and where it will not, is exactly what an experienced buyer’s agent brings. Call Marc at (239) 287-5873.
Generally the base price is the least flexible line, while incentives (rate buydowns, closing-cost credits), design-center allowances, and sometimes lot premiums have more give, particularly on quick-move-in homes. Contract terms around deposits, timelines, and warranties are also worth scrutinizing. We know which levers move at Vivid Shores and we pull them on your behalf.
New master-planned communities commonly raise prices as each phase and homesite release sells through, so early-phase buyers often pay less than later ones for comparable product. That phased-release dynamic, combined with Vivid Shores being described as one of the last large-scale lakefront sites in Bonita Springs, is why many buyers see early purchase as advantageous. We help you judge whether a specific early-phase price and lot are genuinely a good value.
A to-be-built home generally takes several months to a bit over a year from contract to closing depending on the plan, the builder’s workload, and permitting, while a quick-move-in (already-started or completed spec) home can close much sooner. As one data point, a Pulte quick-move-in Brixton at Vivid Shores listed an anticipated completion of September 2026 (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). We get current build-time estimates for the specific plan and homesite you want.
A quick move-in (also called a spec or inventory home) is one the builder has already started or completed, so you choose from what is under way and close faster, while a to-be-built home is one you start from a floor plan and personalize through the design center, which takes longer. Quick move-ins trade some personalization for speed and a known finished product. We track current quick-move-in availability at Vivid Shores for buyers.
As of August 1, 2026 there is exactly one Pulte quick move-in home at Vivid Shores, and it is the Brixton Grande on homesite 9 at 13106 Tidal View Terrace, priced at $1,456,999 with estimated completion between September and October 2026. It is 3,334 square feet with four bedrooms plus a flex room, four and a half baths, and a two-car garage. Pulte is also advertising $20,000 toward closing costs when the buyer finances through Pulte Mortgage (Source: Pulte Homes quick move-in flyer supplied to McGreevy and Comisar, August 1, 2026; pricing subject to change without notice).
What makes that home worth understanding even if you do not buy it: the Brixton Grande’s published base price is $924,990, and this one is listed at $1,456,999. The roughly $532,000 difference is the homesite premium plus the finished options, and this particular home carries a custom pool and spa, an extended lanai, a zero-corner slider, a built-in kitchen configuration, a pool bath, plank flooring, and an outdoor kitchen pre-plumb. That gap is the single most useful piece of pricing intelligence on this page, because it is what a to-be-built home at Vivid Shores actually costs once it is a real house on a real lot rather than a base price on a brochure.
Builder inventory changes constantly, so treat the above as a dated snapshot rather than a standing list, and STOCK releases its own inventory periodically. Call Marc at (239) 287-5873 and we will pull the current list of available and quick move-in homes for you, and tell you candidly whether the premium on a given one is worth paying.
Twenty total across the two builders as of August 2026: thirteen from Pulte (the Aqua Collection’s Brixton, Regency, Brixton Grande, and Regency Grande, plus the Sapphire Series’ Aventura, Regalia, Layton, Madeira, Layton Grande, Aventura Grande, Regalia Grande, Madeira Grande, and Sanibel) and seven from STOCK (the Indigo Series’ Covington III, Madison II, Chandler V, and Sterling IV, plus the Cobalt Series’ Gardenia, Margo IV, and Gardenia II). See the two home-collection sections above for full specs and prices (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/).
Published base prices run from $754,990 for Pulte’s entry Brixton, up through $1,128,990 for Pulte’s largest Sapphire plan, the Sanibel, and on to about $1,809,990 for STOCK’s largest Cobalt plan, the Gardenia II, before lot premiums and upgrades (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/). Real finished homes on premium lots run well above base; one Pulte quick-move-in was listed near $1.46 million. We give buyers a realistic all-in number for the specific home and lot.
Pulte homes start at $754,990 for the Brixton in the Aqua Collection, with the Sapphire Series starting at $883,990, on homes from 2,366 to 4,346 square feet (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). Remember that base price is a starting point; the lot premium and design selections determine the final figure.
STOCK’s homes start around $1,349,990 for the Covington III on a 76-foot homesite, rising to about $1,809,990 for the Gardenia II on a 90-foot homesite, ranging from roughly 2,700 to 4,000 square feet of living space (Source: https://www.stockdevelopment.com/projects/vivid-shores/). STOCK is the community’s luxury tier, so its per-square-foot pricing runs above Pulte’s.
They range from about 2,366 square feet on Pulte’s entry Brixton to roughly 4,059 square feet on Pulte’s Layton Grande and about 4,000 square feet of living space on STOCK’s Gardenia II, with STOCK’s total-square-footage figures (including garage and lanai) reaching nearly 5,900 square feet (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.stockdevelopment.com/projects/vivid-shores/). All are single-family homes with two-to-three-car garages.
Vivid Shores has approximately 635 total homesites: about 451 built by Pulte and the remainder by STOCK (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). The 451 figure is the Pulte portion specifically, not the whole community, which is why you see both numbers. The community’s CDD documents reference a slightly different planned unit count (634 district-wide), reflecting timing and planning refinements, but 635 total with 451 Pulte is the builder-stated figure.
The community’s Phase 1 land-use plan describes four homesite widths: 52-foot, 66-foot, 76-foot, and 90-foot lots (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-11-Special-Board-Mtg.-PH-Book.3.pdf). In practice the narrower 52-foot and 66-foot lots carry the Pulte homes, and STOCK builds on the wider 76-foot (Indigo Series) and 90-foot (Cobalt Series) lots. The lot width, and especially whether a lot is lakefront, drives the premium.
All single-family, detached homes. Both Pulte and STOCK build only single-family homes here in one- and two-story designs; there are no condominiums or attached villas at Vivid Shores (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://vividshores.com/meet-the-homebuilders/).
Yes. STOCK’s designer-decorated models include the Madison II by Pizzazz Interiors, the Sterling IV by Clive Daniel, the Margo IV by Boutique Interiors, and the Gardenia II by Soco Interiors, and both builders describe model homes as open (Sources: https://vividshores.com/meet-the-homebuilders/ ; https://www.stockdevelopment.com/projects/vivid-shores/). We are happy to tour them with you as your representative rather than sending you in alone.
Yes, and it is one of very few Bonita Springs new-construction communities where boating is permitted. The community is built around three freshwater lakes totaling roughly 500 acres, formed from the former Bonita Grande Mine, with private docks on select homesites and marketed boating and water activities (Source: https://vividshores.com/vision/). The exact boating rules, including engine-type policy, are something we confirm from a primary source for buyers.
Only on select homesites. STOCK states that “select homesites” offer “personal boat docks,” which means dock eligibility is lot-specific rather than available on every lakefront lot (Source: https://www.stockdevelopment.com/projects/vivid-shores/). A dock-eligible lakefront homesite is the scarcest, most valuable land in the community, and we confirm dock eligibility for a specific lot before you commit.
A planned resort campus: a roughly 14,000-square-foot clubhouse, an indoor and outdoor restaurant and bar (Brisa Grille), a heated resort pool with beach entry, a heated resistance pool, a fitness center with a movement studio, a wellness center with sauna, a wine tasting room, eight pickleball courts (four covered), two Har-Tru tennis courts, two bocce courts, an event lawn, firepit lounges, and a lakeside boat dock (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://vividshores.com/community/). As a new community, the campus is under construction, and we confirm what is open today for buyers.
As of mid-2026 the amenity campus is under construction, and the developer’s materials describe it as planned and subject to completion, with no confirmed clubhouse opening date found in a primary source. That is exactly why we tell buyers plainly what is open today versus still being built, rather than implying the full campus is finished. Call Marc at (239) 287-5873 for the current status.
Vivid Shores is a gated community, confirmed across all sources (Source: https://vividshores.com/community/). Whether the gate is staffed by a guard or uses card and keypad access is not confirmed in the primary sources we reviewed, so we get you the current, exact gate-security setup rather than guess.
No. Nothing in the builders’ materials indicates Vivid Shores is age-restricted; it is an all-ages community, which is consistent with its mix of one- and two-story family-sized homes. All-ages status also widens the eventual resale buyer pool relative to a true 55-plus community.
Yes. Vivid Shores sits inside the Vivid Shores Community Development District, and the CDD debt assessment appears on the Lee County tax bill at a Board-adopted maximum of roughly $10,137 to $14,815 per year on Phase 1 lots depending on lot width, running for about 30 years (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-19-Continued-Special-Board-Mtg.-PH-Book.pdf). It is separate from HOA dues and from ad valorem taxes. See the governance section above for the full breakdown.
They have not been published yet. Because Vivid Shores is brand-new and still in developer control, no final HOA dues figure has been released; the developer’s disclaimer notes only that a community association fee “may be required” (Source: https://vividshores.com/). We do not quote a number we cannot verify, and we help buyers get the current dues figure, and what it covers, in writing from the builder before they sign.
The buildable homesites sit predominantly in FEMA Zone X, the minimal-hazard zone where flood insurance is not federally required for a mortgage, with an AE floodplain only at the lake and canal edges (Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer). Because the designation can differ between an interior pad and a water’s-edge lot, we confirm the flood zone for the specific homesite you are considering. Any optional flood policy benefits from Bonita Springs’ CRS Class 5 rating, a 25% discount.
Yes. Impact glass is a standard, included feature on Pulte’s homes at Vivid Shores, and every home is built to the current Florida Building Code 8th Edition (2023) with concrete-block construction, steel reinforcement, and hurricane strapping (Sources: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375 ; https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf). That newest-code construction with impact glass also positions the home for the strongest tier of state-mandated wind-mitigation insurance credits.
Per the developer, public beach access is under 20 minutes, Southwest Florida International Airport is about 25 minutes, and downtown Bonita Springs is about 10 minutes, with Coconut Point and The Promenade at Bonita Bay under 15 minutes (Source: https://vividshores.com/location/). Naples is a short additional drive south. See the drive-times section above, and call Marc at (239) 287-5873 if you want a precise, live-mapped time to a specific destination.
Vivid Shores is in the School District of Lee County, which uses a proximity-zone and choice system rather than fixed boundaries. The community’s marketing points to Bonita Springs Elementary and Bonita Springs High School, both in the 34135 ZIP, and Bonita Springs High offers an FGCU Collegiate Academy dual-enrollment program (Source: https://vividshores.com/location/ ; https://bnh.leeschools.net/our_district). Because Spring Creek Elementary is also in the ZIP, we confirm the exact assigned schools for a specific address through the district’s School Locator.
The big nearby projects are Midtown at Bonita, a 68-acre mixed-use retail, dining, apartment, and hotel center two miles away (first openings expected end of 2026); the approved 299-home Revana Lakes community; a roughly $17.8 million stormwater-and-pathway upgrade on East Terry Street connecting to Bonita Grande Drive; and the multi-year I-75 widening (Sources: https://www.winknews.com/news/lee/midtown-at-bonita-breaks-ground-promises-new-hub-for-bonita-springs/article_5a486565-f7f9-40c3-9e3c-1571ac94304d.html ; https://www.gulfshorebusiness.com/lee/bonita-springs-approves-contract-for-17-8m-east-terry-st-project/article_c0afdcf7-28c2-493e-8f8b-4c7b3c0b816f.html). See the civic-pipeline section above for the honest upside and downside.
Because large, developable lakefront land in Bonita Springs is nearly gone, and Vivid Shores, built on the former Bonita Grande Mine, is described by its builder as one of the last large-scale lakefront new-home communities in the city (Source: https://www.pulte.com/homes/florida/fort-myers/bonita-springs/vivid-shores-211375). That land scarcity is a genuine part of the long-term value case, though we always frame it as a real-estate fundamental rather than a hard guarantee.
For many buyers, buying earlier in a phased new-construction release makes sense, because prices commonly rise as each release sells through, and the most desirable lakefront and dock-eligible lots go first. That said, the right answer depends on your finances, your timeline, and the specific home and lot. We give buyers an honest, numbers-based read rather than a blanket “buy now.” Call Marc at (239) 287-5873.
Ask five: Which builder and floor plan give me the best value for how I will live? What is the true all-in price with the lot premium and the upgrades I want? What is the full annual cost of ownership, including the CDD assessment, the eventual HOA dues, and taxes? Is this specific lot lakefront and dock-eligible, and what is that premium buying? And what do the builder contract and warranty actually commit me to? We answer every one of these in writing for our buyers before they commit.
Pulte reported 62 homes sold as of August 1, 2026, measured from the community’s February 2026 opening, which works out to roughly ten a month (Source: Pulte Homes sales communication to McGreevy and Comisar, August 1, 2026). We publish that attributed to the builder rather than as our own figure, because new-construction contracts are frequently never entered into the Southwest Florida MLS and no independent public source confirms a builder’s internal sales count. Directionally it is a strong absorption pace for Bonita Springs at these price points, and it is the stated reason a next phase of homesites is being prepared.
No date has been announced. As of August 1, 2026 Pulte has told the agent channel that a next phase is being prepared for release in both the Sapphire and Aqua Series, and Pulte’s own public website carries no phase or release language at all, so there is currently nowhere to watch for the announcement except through the community’s sales consultant and agents working the community. That is the practical argument for registering early rather than waiting: by the time a release is public, the buyers already on the list have chosen. Call Marc at (239) 287-5873 and we will get you positioned and correctly registered.
Pulte has named South, Southwest, West, and East facing homesites in the coming phase, with lake views across the range (Source: Pulte Homes sales communication to McGreevy and Comisar, August 1, 2026). Practically, West and Southwest put the sunset over the water and carry the highest premiums, South delivers the most usable light across the year without the full afternoon heat load, and East gives you morning sun on the lake with an already-shaded lanai by mid-afternoon, usually at a lower premium. Exposure is not on any floor plan or price sheet, so it is worth settling before you tour.
On the builder homesite map dated August 1, 2026, Pulte homesite premiums at Vivid Shores run from roughly $70,000 to $739,000, with most of the community clustering between $100,000 and $325,000. Neither builder publishes a premium schedule on its website, and premiums move as the best lots sell, so we publish the range rather than a figure against any specific numbered homesite. The important takeaway is that the lot spread here is wider than the spread between floor plans, which makes homesite selection the larger financial decision.
McGreevy and Comisar. As the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold, we have tracked Vivid Shores from launch and understand exactly how a resale here must be positioned against the builders’ remaining inventory. When you are ready to sell, call Jesse direct at (239) 898-6072.
You can, but the honest reality of an early resale in a brand-new community is that you compete partly against the builders’ own new inventory, which is why pricing and presentation are critical. A resale has to be positioned to offer clear value against a comparable new Pulte or STOCK home. This is precisely the challenge we are built to handle, and getting it right is how a first-mover seller captures a fair price rather than sitting behind the builder. Call Jesse direct at (239) 898-6072.
Too early to state from resale comps, because the community only opened in 2026 and a resale history has not formed yet. What we can say is that resale value will hinge on the builder’s then-current pricing, the specific lot (lakefront and dock-eligible lots should hold value best), the finish level, and the community’s build-out progress. We are tracking all of it so we can price the first resales accurately. Call Jesse direct at (239) 898-6072.
Completed amenities generally help values in a master-planned community, because buyers can see and use the clubhouse, pools, and courts rather than taking them on faith, and the land-scarcity story for lakefront Bonita Springs land supports the fundamentals. We frame this as a reasonable expectation grounded in how these communities mature, not a guarantee, and we track the actual data as it develops.
We coordinate both sides so you are never exposed. We price and market your current home on live comps to get it sold, then choreograph the timing with your Vivid Shores purchase so the sale and the buy line up. Because we represent you on both transactions, nothing slips between them. Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072.
It depends on your community, your home’s condition and updates, the view, and the season, and the right way to find out is a real, human valuation rather than an automated estimate. Get a free, no-obligation estimate at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to review it and build a plan to sell and move into Vivid Shores.
It depends on the community, price point, and season, and we read it live from Stellar MLS rather than quoting a stale figure. Southwest Florida buyer demand concentrates roughly November through March, when snowbird and second-home buyers are in town. We will give you a current days-on-market read for your specific product and price band. Call Jesse direct at (239) 898-6072.
The winter high season, roughly November through March, brings the deepest pool of active buyers to Bonita Springs, which is often the strongest window to list. That said, a well-priced, well-marketed home sells year-round, and off-season listings face less competing inventory. We time your launch to your goals and to current conditions rather than a one-size-fits-all rule.
The broader Bonita Springs market has stayed in solid demand thanks to newer construction, low flood risk in inland communities, and strong amenities, but conditions shift by product and season. Rather than a stale characterization, we give you the current, live numbers for your specific segment. For the area resale statistics that frame Vivid Shores, see the Market Snapshot section above. Call Jesse direct at (239) 898-6072.
Price to your specific home, community, condition, and view against live comparable sales, not against an automated estimate or a neighbor’s aspirational list price. We build your price from current Stellar MLS data and position it to protect your sale-to-list ratio, because overpricing stalls a listing and underpricing leaves money on the table. Call Jesse direct at (239) 898-6072.
A team that knows Vivid Shores. A resale here has to be positioned against the builders’ remaining inventory and the community’s specific cost structure (the CDD assessment, the amenity build-out status), and getting that wrong costs a seller money. McGreevy and Comisar have tracked Vivid Shores from launch and know the Bonita Springs market at a deep level. Call Jesse direct at (239) 898-6072.
We position each listing to the right buyer pool with professional photography, 3D tours, full syndication across the major search platforms, targeted exposure to our active buyer database, and our agent network across Southwest Florida. Many of our sales begin off-market, before a sign ever goes up. For a Vivid Shores resale, we also position the home explicitly against the builder inventory so buyers see the value. Call Jesse direct at (239) 898-6072.
Yes. We maintain an off-market and coming-soon network of buyers already waiting for a specific product, community, or price point, and many of our sales begin before a sign goes in the yard. Off-market can protect your privacy and test pricing quietly. We will tell you honestly whether an off-market approach or a full-market launch will net you more for your specific home.
Beyond the commission you agree to and the standard Florida closing costs, sellers should plan for items like title, prorated taxes and any prorated CDD assessment, and estoppel or association charges where an HOA is involved. For a Vivid Shores resale, the CDD assessment proration and any HOA transfer items apply. We give you a clean net-proceeds estimate before you list so there are no surprises. Call Jesse direct at (239) 898-6072.
Yes, in two ways. The annual CDD assessment is a required disclosure to buyers, and its size (roughly $10,137 to $14,815 per year on Phase 1 lots) is part of the total cost of ownership a buyer will weigh (Source: https://vividshorescdd.org/wp-content/uploads/2025/12/VIV-2025-12-19-Continued-Special-Board-Mtg.-PH-Book.pdf). Some sellers consider prepaying the remaining debt assessment to make the home more attractive. We advise on how to present the CDD honestly and to your advantage, and whether prepayment makes sense.
On a newer home the answer is usually light touch: clean, declutter, and address anything that shows wear, rather than major renovation. Because Vivid Shores homes are new, presentation and staging to compete with the builder models matter more than heavy improvement. We give you a candid, focused recommendation on the few things that actually move price and days on market, without upselling you on work you do not need.
Generally yes, though an existing lease conveys with the sale and shapes your buyer pool, since some buyers want immediate occupancy and others want income, and any community leasing rules affect how a buyer can use the home afterward. We market a tenant-occupied home to the buyers most likely to value it, and we confirm the current community rental rules for you. Call Jesse direct at (239) 898-6072.
As a newer home in a growing, land-scarce lakefront corridor, Vivid Shores has sound long-term fundamentals for an owner-occupant or seasonal owner. Any rental strategy depends on the community’s leasing rules, which for a still-developer-controlled community may not be fully finalized, so we confirm the current rules before you underwrite income. Call Marc at (239) 287-5873 to talk through the numbers honestly.
Commissions are negotiable and always have been, and the 2024 industry changes made buyer-agent compensation more explicitly a matter of written agreement. Rather than quote a single rate, we explain exactly how compensation works on your specific sale or purchase, in writing, so there are no surprises. Call Jesse direct at (239) 898-6072 to sell or Marc at (239) 287-5873 to buy.
On a resale, the seller and the terms of the listing agreement govern how commissions are handled, and buyer-agent compensation is set by written agreement. On a new-construction purchase, the builder typically compensates the buyer’s agent out of its pricing, so buying with us usually costs you nothing extra. We spell out the specifics in writing for your transaction.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, with the team having sold over $2.5 Billion in Real Estate and Jesse and Marc alone accounting for over $900 million in Sales. That production, paired with ground-up knowledge of Vivid Shores, is why sellers and buyers here work with us. Call Jesse direct at (239) 898-6072.
Because the track record and the local depth are both real. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and a top-reviewed team you can vet on our Google reviews before you call. We give straight, numbers-first advice, we name the downsides honestly, and we handle the details of a Vivid Shores transaction, from the CDD disclosure to positioning against builder inventory, so your closing holds.
Two steps. Get your free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 to review your number, your timeline, and the plan to coordinate your sale with your Vivid Shores purchase. We will handle both sides so the move is seamless.
Every factual claim on this page is drawn from primary and authoritative sources: the builders’ own sites (Pulte Homes, STOCK Development, and the official vividshores.com), the Vivid Shores Community Development District, the Florida Division of Corporations (Sunbiz), Lee County and City of Bonita Springs government, the Lee County Property Appraiser, FEMA, USGS, NOAA, the Florida Building Commission, the Florida Office of Insurance Regulation, the School District of Lee County, the health systems, and established regional news outlets. Area market statistics are pulled from SunStats and the Stellar MLS and refreshed regularly. No competitor real estate or aggregator sites are cited.
Most real estate sites never show you a single primary document. We do. These are the public records behind Vivid Shores, the ones that actually answer the questions buyers ask about the CDD assessment, the community’s governance, the flood zone, and the land. We are self-hosting clean copies of the hostable ones so you can read them yourself.
Have a Vivid Shores document you want us to review, a builder contract, a design-center quote, or a specific lot’s CDD figure, before you sign or make an offer? Call Marc at (239) 287-5873 to buy or Jesse direct at (239) 898-6072 to sell, and we will read it with you.
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