Bonita Bay - Wild Pines

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Wild Pines. If you're searching for the best realtor for Wild Pines in Bonita Bay, Bonita Springs — whether you're ready to sell your Wild Pines condo or buy your next one with insider knowledge of the Bonita Bay master community — we're the team that delivers. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $860 million in personal sales between Jesse McGreevy and Marc Comisar. Wild Pines is the single most attainable price point in all of Bonita Bay — a low-rise coach-home condominium village tucked into the pine preserve — and over the trailing 12 months it has been a true buyer's market: 6 closed sales at a median sold price of $305,050 (average $305,433; range $240,000 to $362,500) on a median 188 days on market, with 5 units currently active ($325,000 to $435,000) — roughly 10 months of supply. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

Why McGreevy and Comisar Are the Best Realtor for Wild Pines

If you're searching for the best realtor for Wild Pines in Bonita Bay — McGreevy and Comisar is the team that delivers. As Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 billion in closed real estate and $860 million in personal sales, we bring a depth of Bonita Bay experience — across the towers, the single-family neighborhoods, and the attainable low-rise condo villages like Wild Pines — that no other team can match.

Recent Wild Pines track record (trailing 12 months)

Wild Pines recorded 6 closed sales over the past year, totaling $1,832,600 in sales volume at a median sold price of $305,050 (average sold $305,433; high $362,500, low $240,000). Those condos sold at an average of 93.3% of list price with a median 188 days on market — a notably slow, buyer-favoring pace. Just 5 condos are currently active ($325,000 to $435,000, average DOM 114) — roughly 10 months of supply, which is high inventory and a clear buyer's-market signal we will frame honestly throughout this page. This is the most attainable front door to the Bonita Bay lifestyle, and a market where correct pricing and a team that knows the community decide whether you sell near the top of the range or chase the market down for the better part of a year. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

Honors and recognition:

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

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

Buying a condo in Wild Pines? Call Marc at (239) 287-5873 for a personalized buyer consultation.

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

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

Wild Pines at Bonita Bay is a 105-unit low-rise coach-home condominium community inside the gated, master-planned community of Bonita Bay in Bonita Springs, Florida — built in 1985 along a single shaded street called Wild Pines Drive. Five attached low-rise buildings of one-, two-, and three-story coach-style condominiums (581 to 1,130 square feet of A/C living) sit within the native pine canopy that gives the community its name, surrounded by Bonita Bay's nature preserve and adjacent to the Club's West Campus golf courses. Wild Pines is part of Bonita Bay's "Coach Homes + Condos" category — not a single-family neighborhood, not a high-rise tower, but the low-rise, attainable, nature-immersed end of the spectrum. It is the single most attainable price point in all of Bonita Bay, with a trailing-12-month median sold price of $305,050. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

If you are reading this page, you are almost certainly weighing one of three things. You are a buyer — primary residence, snowbird, or investor — seriously evaluating whether Wild Pines' combination of price point (the trailing 12 months closed between $240,000 and $362,500, median $305,050), coach-home condo product type (581–1,130 sq ft, low-rise, no tower), and total monthly cost is the right match for how you actually intend to live. Or you are a Wild Pines owner thinking about selling, trying to understand what your condo is worth today in a market that has rebalanced sharply from its 2022 peak, and whether McGreevy and Comisar is the right team to represent you. Or you are doing early-stage research on Bonita Bay's full product range — from the $2M–$4M+ towers like Tavira and Esperia to the attainable coach-home and condo villages at the other end — and trying to understand where Wild Pines sits in that hierarchy.

This page is long on purpose. Most realtor pages on Wild Pines — when they exist at all — run to a few bullet points and a photo carousel. What they do not do is answer the dozens of questions a serious buyer actually has before writing an offer on a 1985-built coach-home condominium inside one of Southwest Florida's most layered master-planned communities. We wrote this one differently. You will find here: the full origin story of how Wild Pines was built and by whom, a detailed breakdown of every floor plan and building, an honest accounting of the layered HOA fee bundle and exactly what it covers (including the master building insurance that pools the most expensive line item across all owners), the post-Ian insurance reality, the FEMA Zone X flood story and what it means for your premiums, live MLS market data pulled in June 2026 (including the honest buyer's-market signal), the rental and property-management picture for owners who want seasonal income, and dozens of frequently asked questions — buyer edition and seller edition — that address every search query we have seen buyers and sellers type about this community. Nothing here is marketing copy. If there is something complicated or uncertain about Wild Pines, we say so.

Living in Wild Pines as a Homebuyer

Wild Pines occupies one of the best-positioned addresses in all of Bonita Bay: close to the main Bonita Bay Boulevard spine, golf-adjacent, nature-immersed, and — critically — right at the pickup point for the seasonal shuttle to the Bonita Bay Private Beach Park on Little Hickory Island. That shuttle stop is the single most important location fact in this guide. The Private Beach is among the most-used amenities in the entire Bonita Bay Community Association's amenity ecosystem, a roughly 10-minute free ride from gate to gate, and the Wild Pines entrance is where the shuttle boards. No other Bonita Bay sub-village has this distinction. If beach access matters to you, Wild Pines puts you closer to the shuttle than anywhere else in the community.

What Wild Pines is: A village of five low-rise coach-home condominium buildings — four three-story buildings and one two-story building — containing 105 attached condominiums (581–1,130 sq ft) on a single shaded cul-de-sac street, immersed in native pine flatwoods and adjacent to the Bonita Bay Club West Campus golf courses. The Lee County Property Appraiser classifies every one of the 105 Wild Pines parcels under DOR Classification Code 04 — CONDOMINIUM, and under the neighborhood land description "GOLF," recognizing Wild Pines as a golf-adjacent low-rise condo neighborhood. (Source: Lee County Property Appraiser GeoView service, queried June 2026.)

What Wild Pines is not: It is not a single-family neighborhood — there are no detached homes, no private lots, no individual yards. It is not a high-rise tower community — there is no elevated bay or Gulf view, no 10th-floor balcony, no tower lobby. Wild Pines is the low-rise, ground-level, nature-immersed coach-home end of Bonita Bay. If you are buying in Bonita Bay specifically for a tower's elevated water view or a single-family home's private lot, Wild Pines is not your community — those experiences belong to other Bonita Bay product types, priced accordingly. Wild Pines' appeal is the full Bonita Bay amenity ecosystem — trails, parks, beach shuttle, marina access, optional golf — at the most attainable entry point in the entire community.

The setting is defined by mature vegetation. Bonita Bay Group's founding design philosophy — articulated on the Bonita Bay Community Association website as navigating expertly to leave "an abundance of natural fascinations untouched" — is visible throughout the Wild Pines corridor. The five low-rise buildings sit within a canopy of native pine flatwoods and mixed Florida subtropical vegetation. The three Arthur Hills-designed courses of the Bonita Bay Club West Campus (Bay Island, Marsh, and Creekside) run directly adjacent to the GOLF-classified Wild Pines parcels. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/style-of-living; Lee County Property Appraiser GeoView, queried June 2026.)

Wild Pines Drive is the only street in the community. There are no cross streets, no through-traffic, and no commercial adjacency — a quiet, private cul-de-sac character that feels different from the broader Bonita Bay Boulevard corridor. The Bonita Bay Community Association's official Street and Neighborhood Listings confirm Wild Pines Drive as the sole address within the Wild Pines neighborhood. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com.)

Bonita Bay as a whole is a Blue Zones-recognized community. The designation reflects the lifestyle infrastructure that makes longevity-supporting daily habits easy: 12 miles of internal recreational paths, three waterfront parks along Estero Bay, the Imperial River, and Spring Creek, gated security throughout, and the beach shuttle. Wild Pines residents access all of it the moment they step outside their front door. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/style-of-living.)

Who buys at Wild Pines: The buyer pool is a mix of snowbirds who want a private, lower-maintenance, lock-and-leave Bonita Bay address; full-time retirees who want golf adjacency and beach access without paying a country-club initiation; and investors who have discovered that Wild Pines' rental rules make it one of the more flexible income options in the community at the lowest entry price. Wild Pines is not a 55+ community — it is all-ages. The Bonita Bay Community Association offices at 3451 Bonita Bay Blvd. are essentially next door; the main gatehouse on US-41 is a short drive; RSW International Airport is 20–25 minutes east; Coconut Point shopping and Lee Health Coconut Point are 7–10 minutes; Bonita Beach is 10–14 minutes.

Market Snapshot — Wild Pines (Live MLS) + Bonita Bay (ZIP 34134) 2025–2026

Wild Pines-Specific Sales — Live MLS (Trailing 12 Months)

The most authoritative source for Wild Pines activity is the live MLS, filtered to the community itself. Over the trailing 12 months, the numbers were:

• Closed sales: 6
• Total volume: $1,832,600
• Median sold price: $305,050
• Average sold price: $305,433
• High sale: $362,500 · Low sale: $240,000
• Median days on market: 188
• Average sale-to-list ratio: 93.3%
• Active listings: 5 (range $325,000 to $435,000, median $345,000, average DOM 114) — roughly 10 months of supply

(Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

Three things in this data matter most to a buyer or seller, and we are going to be honest about all three. First, the median 188 days on market is slow — roughly half a year from list to close on the typical Wild Pines transaction over the trailing year. This is not a community where you list on Friday and have offers by Monday; it is a community where correct pricing and patience are the difference between selling and sitting. Second, the 93.3% average sale-to-list ratio tells sellers they are realistically achieving roughly 6–7% below their asking price before a deal gets done — applied to a $345,000 list, that implies a close near $322,000. Third, and most important, the 5 active listings against 6 closed sales in a year works out to roughly 10 months of supply — high inventory, a textbook buyer's market. There is genuine negotiating room here, and sellers who need to move are pricing accordingly.

For a buyer, this is a favorable moment with leverage. For a seller, it is a market that punishes overpricing and rewards a realistic list price and a team that knows how to present the community's genuine differentiators — the beach-shuttle proximity, the pine-preserve setting, the lowest-in-Bonita-Bay entry price — rather than wait out a slow absorption curve.

Wild Pines-Specific Data Table (June 2026)

(Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

ZIP-Level Context

Wild Pines sits in ZIP 34134 — south Bonita Springs, the ZIP that encompasses Bonita Bay, Barefoot Beach, and the southern portion of Bonita Beach Road. This is consistently one of the higher-priced ZIPs in Lee County, driven by its disproportionate share of waterfront and master-planned-community luxury inventory. As of 2025–2026, the broader 34134 condo market has been absorbing post-Ian insurance normalization (premiums rising but stabilizing), the post-COVID price correction from the 2021–2022 peak, and the entry of motivated buyers who deferred decisions during the 2022–2024 uncertainty window. The Lee County condominium segment broadly sits in a buyer's market with elevated months-of-supply and a sale-to-list ratio in the low-90s percent — and Wild Pines, as the most attainable Bonita Bay condo, reflects that buyer-favoring tilt directly in its 188-day median DOM and ~10 months of supply. (Source: Florida Realtors SunStats, Lee County condominium segment; Stellar / SWFL MLS, pulled June 2026.)

What the Numbers Mean for Wild Pines Buyers and Sellers

The honest read is that Wild Pines has returned from an exceptional 2022 peak (a high-water mark above $600,000 for a top-floor large unit) to a defensible baseline in the low-to-mid $300s. The trailing-12-month closings between $240,000 and $362,500, with a $305,050 median, define the current market floor and middle. Active listings are stacked between $325,000 and $435,000 — asking above the trailing median, which is exactly the pricing tension a buyer should understand before writing an offer and a seller should understand before setting a list price. At roughly 10 months of supply, the leverage sits with buyers; a well-informed buyer can negotiate, and a well-advised seller prices realistically rather than chasing the top of the asking range.

The peak-to-current gap also offers context for long-term buyers: Wild Pines corrected substantially from its 2022 highs, mirroring the broader Southwest Florida condo correction. For a long-term holder, the fixed 105-unit supply (no new construction is possible inside built-out Bonita Bay), the lowest-cost entry point in the community, and Wild Pines' rental flexibility support the thesis that values recover over a multi-year hold. These are directional indicators, not guarantees.

If you want current Wild Pines listing data, recent sold comps, or a specific condo's price history, call or text Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We pull the full MLS history for every unit in the village.

How Wild Pines Came to Be — The 1985 Bonita Bay Origin Story

The story of Wild Pines begins with the Bonita Bay master plan. Bonita Bay Group was founded in 1979 and broke ground on the community in the mid-1980s. The founding philosophy was to develop less than half the available land while preserving the remainder in natural state — an unusual commitment for the era that shaped everything about how Bonita Bay looks and feels today. The pine canopy that gives Wild Pines its name is a product of that design intention. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/style-of-living.)

Wild Pines was part of Bonita Bay's early development wave. All 105 condominiums carry a year built of 1985 in Lee County Property Appraiser records. The original condominium declaration for Buildings A, B, C, and D was recorded in Lee County Official Records at OR Book 1819, Page 1221 — the founding legal instrument for the community. (Source: Lee County Property Appraiser GeoView service, queried June 2026.) The Wild Pines of Bonita Bay Condominium Association, Inc. was formally incorporated with the Florida Division of Corporations on May 9, 1985 (Sunbiz Document Number N09208). (Source: Florida Division of Corporations / Sunbiz, Document N09208.)

Building E followed roughly two years later. The Wild Pines of Bonita Bay, Building "E", Condominium Association, Inc. was filed with the Florida Division of Corporations on June 23, 1987 (Sunbiz Document Number N21267), and the Building E condominium was recorded separately under Lee County OR Book 1968, Page 3070. (Source: Florida Division of Corporations / Sunbiz, Document N21267.) The two-year gap between the main community filing and Building E's separate legal entity reflects a phased development — Buildings A through D completed and their association established first, with Building E added as a distinct phase with its own governance.

This phased history matters to buyers today for two concrete reasons. First, it means Building E (the two-story, no-elevator building at 3611 and 3621 Wild Pines Drive) is governed by a completely separate condominium association, managed by a different management company, and carries a distinct legal personality from Buildings A–D. A buyer purchasing in Building E signs a different set of governing documents from a buyer purchasing in Buildings A–D. Second, management of the main Wild Pines association and the Building E association each changed hands in the years following Hurricane Ian — governance transitions worth noting in due diligence; meeting minutes from those transition periods may reveal what drove the changes. (Source: Florida Division of Corporations / Sunbiz, Documents N09208 and N21267.)

Today, Wild Pines occupies a unique place in Bonita Bay's hierarchy of named sub-villages. It is one of the community's low-rise coach-home / condo villages, and it offers the lowest-cost entry point into Bonita Bay for buyers who want gated access, the beach shuttle, the trail system, and the waterfront parks without a country-club initiation fee — at a trailing-12-month median sold price of $305,050 (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026).

The Buildings: Floor Plans, Unit Types, and Physical Specs

Wild Pines has 105 condominiums distributed across five low-rise buildings on Wild Pines Drive. Every unit in the community carries DOR Classification Code 04 — CONDOMINIUM and a year built of 1985 in Lee County records. Here is the complete picture of the building and unit inventory.

The Five Buildings

Source: Lee County Property Appraiser GeoView service, all 105 units queried June 2026.

The Four Floor Plans

Wild Pines offers four distinct coach-home floor plan configurations, covering a range from one-bedroom entry units to the largest 2/2 in the community:

Plan 1 — The 1/1 (581 sq ft): Twelve units, all in Buildings A–D, three per building. These are Wild Pines' entry-level units and the only one-bedroom option in the community's low-rise condo inventory. At roughly 581 square feet, they are compact, but the Bonita Bay address and full amenity access remain intact. For single buyers, couples without children, or investors focused purely on maximizing rental income on a lower-cost basis, the 1/1 units deserve consideration. No comparable one-bedroom entry point exists elsewhere in Bonita Bay's coach-home/condo segment.

Plan 2 — The Small 2/2 (839 sq ft): Twenty-four units in Buildings A–D, six per building. At 839 square feet, this is the smaller two-bedroom/two-bath configuration. The trailing-12-month closings in the low-$200s to mid-$300s reflect the smaller-plan, current-market pricing for these units.

Plan 3 — Building E's 2/2 (995 sq ft): Twenty-one units at 3621 Wild Pines Drive (twelve units) and 3611 Wild Pines Drive (nine units, including one 1,051 sqft end unit). All Building E units are 2 bed/2 bath in the two-story, no-elevator structure. The 995 sqft plan is slightly larger than the 839 sqft plan in Buildings A–D. Building E appeals to buyers who prefer a two-story walk-up scale (no elevator needed) and a slightly different unit profile than the three-story buildings offer.

Plan 4 — The Large 2/2 (1,130 sq ft): The most common plan in Wild Pines — 48 units in Buildings A–D, twelve per building. These are the flagship floor plans and the largest in the community at 1,130 square feet. Third-floor corner units in this configuration feature vaulted/cathedral ceilings and are the most sought-after units in the community. The all-time Wild Pines peak sale (above $600,000 in 2022) was a 1,130 sq ft unit — a level the current corrected market does not approach, with trailing-12-month closings topping out at $362,500. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026; Lee County Property Appraiser GeoView.)

Building A–D vs. Building E — Which Is Right for You?

Buildings A, B, C, and D are three-story low-rise structures with elevator access (multiple sources confirm elevator service to the third floor). They offer the widest variety of floor plans (1/1, small 2/2, and large 2/2), the highest potential for golf-view units given their orientation toward the West Campus fairways, and the broadest price range in the current market.

Building E is a two-story, no-elevator structure. All units are 995 sq ft (or the single 1,051 sq ft end unit), all 2/2. Building E is governed by a separate condominium association (Sunbiz N21267) and sits at the east end of the Wild Pines Drive cluster (3611 and 3621). The no-elevator design means single-floor access via exterior stairway. For buyers who value that low-rise, neighborhood-scale feel, Building E is a strong choice. Be aware that Building E owners pay into both the Building E association and the broader Wild Pines association in addition to the Bonita Bay Community Association, creating the three-layer fee stack described in the fees section.

1985 Construction — What That Means for Due Diligence

Every Wild Pines condominium is 40 years old as of 2025. That is neither a dealbreaker nor something to gloss over. The honest buyer's checklist for a 1985-built Southwest Florida coach-home condo includes:

• Roof: Tile roofs in Southwest Florida have 25–30 year lifespans and significant replacement costs. Whether the Wild Pines buildings have been re-roofed since 1985, and when, is a question that should be answered via the HOA reserve study and meeting minutes. Post-Ian roof work is particularly important to document.
• Windows and sliding glass doors: 1985-era units likely have original single-pane or early double-pane sliding glass doors and windows. Modern impact-resistant replacements affect both storm protection and insurance premiums.
• Plumbing: Original cast-iron or galvanized plumbing in 40-year-old buildings requires inspection.
• HVAC: Central air conditioners in Florida condos typically have 12–15 year lifespans. A unit with a 2012 or earlier HVAC may need replacement imminently. (Wild Pines HOA rules require annual HVAC service documentation.)
• Electrical panel: 1985-era panels should be inspected; some panels common to that era are considered a fire hazard by many insurance carriers.

A comprehensive condo inspection — plus a review of the seller's disclosure, the HOA financials, the reserve study, and any post-Ian building permits — is essential at Wild Pines before any offer. We help our clients order and review all of this before they sign anything.

The Amenities: Wild Pines + Everything Bonita Bay Offers

What Wild Pines Itself Has

Wild Pines maintains its own community amenities as common elements: a heated community pool with hot tub/spa, tennis and pickleball, a clubhouse, and kayak storage and access — all funded and maintained through the sub-HOA fee and available exclusively to Wild Pines residents and their guests. Beyond the pool, the sub-HOA maintains all common areas, grounds landscaping, and exterior building elements. The community has a quiet, low-traffic character — Wild Pines Drive dead-ends within the village, meaning no through-traffic and a neighborhood-scale atmosphere uncommon in larger condominium complexes. (Source: Bonita Bay Community Association; Wild Pines of Bonita Bay Condominium Association.)

The Full Suite of Bonita Bay Community Association (BBCA) Amenities

Every Wild Pines owner is automatically a Bonita Bay Community Association member by virtue of property ownership. The BBCA master HOA fee funds a remarkable set of shared amenities. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/community-association.)

The Private Beach Park on Little Hickory Island is the headline amenity — and Wild Pines' position as the shuttle pickup point makes it the most compelling lifestyle detail in this guide. The Bonita Bay Private Beach is roughly 10 minutes from gate to gate by the seasonal shuttle. After Hurricane Ian destroyed the original facility completely in September 2022, BBCA rebuilt it from the foundation up in hurricane-hardened concrete, constructed 14 feet above sea level to meet current FEMA code, with breakaway walls, removable grills, weather-resistant materials, native dune vegetation, reduced lighting, and a turtle fence. The rebuilt facility includes picnic pavilions, grills, beach chairs and lounges, umbrellas, showers, restrooms with infant-changing stations, and private parking. The beach reopened in 2025. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/private-beach.)

The shuttle picks up from the entrance to Wild Pines. This is not a short walk to a shuttle stop — the shuttle stop is at your door. No other sub-village in the community has this proximity advantage. For buyers comparing Wild Pines to other Bonita Bay condominiums, this is a material differentiator.

Three Waterfront Parks give Bonita Bay residents access to the water in multiple ways:

• Estero Bay Park: An 800-foot elevated boardwalk through coastal mangroves, a fishing pier, and bird-watching habitat in one of Florida's most productive estuaries.
• Riverwalk Park: Along the Imperial River, with tennis, pickleball, basketball, a kayak/canoe launch, and walking paths.
• Spring Creek Park: A quiet kayak and canoe launch on Spring Creek, connecting to the broader Estero Bay waterway system.

Twelve Miles of Recreational Paths wind through Bonita Bay's 2,400 acres, connecting every sub-village to the waterfront parks, the beach shuttle, the clubhouse areas, and each other. Gated Security and Community Patrol: a staffed guardhouse at the main Bonita Bay Boulevard entrance operates 24 hours. Design Review Department: any exterior modification to a Wild Pines unit (paint, windows, doors, lanai changes) must receive Design Review approval before work begins, in addition to any City of Bonita Springs building permits. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/the-parks-of-bonita-bay.)

Private Beach Park on Estero Island — Included With Ownership, Shuttle at Your Door

Every Wild Pines owner — regardless of whether they hold a Bonita Bay Club membership — has access to the Bonita Bay Private Beach Park on Little Hickory Island, the Gulf-front beach park owned and operated by the Bonita Bay Community Association (a BBCA amenity, not a Club amenity). What makes Wild Pines singular is the shuttle: the seasonal beach tram boards at the Wild Pines entrance — the most convenient beach-shuttle location of any sub-village in all of Bonita Bay. The shuttle runs roughly November–April and takes about 10 minutes gate-to-gate. Hurricane Ian totally destroyed the original facility in September 2022; BBCA rebuilt it in hurricane-hardened concrete 14 feet above sea level to meet current FEMA code, with breakaway walls, removable grills, native dune vegetation, reduced lighting, and a turtle fence, reopening in 2025 with picnic pavilions, grills, beach chairs, lounges, umbrellas, showers, restrooms with infant-changing stations, and private parking. The $500 per-unit BBCA special assessment (2025) funded this rebuild. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/private-beach.)

Bonita Bay Club: Optional Golf, Sports, Wellness, and Dining

The Bonita Bay Club is a separate private club operating within Bonita Bay. It is emphatically not bundled with property ownership — you do not have to join to own in Wild Pines. The Bonita Bay Community Association itself states the Club operates independently within the community. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/bonita-bay-club.)

For Wild Pines owners who want the full club experience, current membership tiers (secondary-source — verify with the Club's Membership Office before relying on these) run from a Sports membership (tennis, pickleball, fitness, spa, dining, summer golf) at roughly $90,000 initiation plus about $12,300/year, up to a Full Golf membership at roughly $225,000 initiation plus about $23,700/year for access to 54 holes across both campuses. All tiers are non-equity (initiation fees are non-refundable and fund capital improvements rather than purchasing an equity stake). The Bonita Bay Club West Campus features three Arthur Hills-designed courses — Bay Island, Marsh, and Creekside — directly adjacent to Wild Pines' GOLF-classified parcels, plus an East Campus in Naples with two Tom Fazio-designed courses (Cypress and Sabal, Sabal under Fazio Design renovation). The Club opened a new Golf Academy in February 2024. (Sources: Bonita Bay Club, https://www.bonitabayclub.net/golf; Golf Course Architecture; First Call Golf.)

For Wild Pines buyers, the Club is available but unusual at this price point compared to Bonita Bay's towers and luxury single-family neighborhoods where Club membership is closer to expected. Many Wild Pines owners do not carry Club memberships, enjoying the BBCA-included beach shuttle, trails, and parks as their primary amenity use. That is a legitimate and complete lifestyle choice — and the ability to enjoy the full Bonita Bay community without the $90,000–$225,000 Club initiation is one of the most attractive features of Wild Pines as the community's most attainable front door.

Bonita Bay Marina: Imperial River Access and Backwater Jacks

The Bonita Bay Marina — a full-service marina on the Imperial River with a 36-inch maximum draft, Backwater Jacks waterfront restaurant, and Sweetwater Lifestyles boat club and charter service (operating since 1992) — is a separate, independently operated amenity. Marina access (wet slips and dry storage) is available to residents and slip holders subject to availability and any waitlist. The 36-inch draft limit is the key technical specification for boating buyers: it accommodates most center-console and bay boats but eliminates deeper-draft sport-fishing and large express-cruiser hulls. Wild Pines owners who are not slip holders still have access to kayak launches at the three BBCA waterfront parks. (Source: Bonita Bay Marina, https://www.bonitabaymarina.net.)

The HOA Fee Bundle: What You're Actually Paying Every Month

The total monthly HOA obligation for a Wild Pines condominium owner runs approximately $1,435–$1,522 per month based on active 2026 listing disclosures. That requires full explanation — because once you see what the bundle covers, the comparison to alternative condo communities in Southwest Florida changes significantly.

The Two-Layer Fee Structure (Buildings A–D)

Wild Pines owners in Buildings A, B, C, and D pay into two fee pools.

Layer 1 — Wild Pines Sub-HOA (the larger of the two layers):

The sub-HOA fee for the Wild Pines of Bonita Bay Condominium Association (Sunbiz N09208) covers the building-envelope and common-area expenses that would otherwise fall entirely on individual unit owners:

• Building insurance (master condo policy): The association carries a master property and casualty policy covering the building envelope — roof, exterior walls, common areas, and building systems. Individual unit owners are responsible for their own HO-6 policy (interior improvements, contents, loss of use) — but the large and expensive building insurance is pooled across all owners via the HOA fee. A 1985-built multi-unit building in post-Ian Southwest Florida carries substantial master insurance premiums that would be far more expensive if each owner bore it individually.
• Exterior building maintenance and capital reserves: Roof maintenance and eventual replacement, exterior painting, exterior pest control, building structural repairs, and building systems (elevators in the three-story buildings, common hallways, lobbies).
• Community pool and spa: chemicals, cleaning, equipment, and insurance for the Wild Pines pool and hot tub.
• Grounds and landscaping: common-area landscape maintenance, irrigation, and the natural pine-canopy setting.
• Water and sewer: individual unit domestic water and sewer is covered by the sub-HOA fee — no separate water bill.
• Cable television and internet (Hotwire fiber-to-home): bulk cable and internet via Hotwire's fiber-optic network is included.
• Electricity for common areas and trash collection.

Layer 2 — BBCA Master HOA (~$454/month, $5,450/year for condo owners):

Layered on top, every Wild Pines owner pays the Bonita Bay Community Association master assessment of approximately $5,450 per year (about $454/month) for condo parcels. This master fee funds community-wide infrastructure: roads, streetlights, stormwater and lake management, the three waterfront parks, the Private Beach Park (including the post-Ian rebuild and ongoing operations), the 12-mile path network, Community Patrol, the activities department, and the BBCA's professional staff. The BBCA fee includes bulk Hotwire fiber service as well. (Source: Bonita Bay Community Association.)

The Three-Layer Fee Structure (Building E Only)

Buyers purchasing in Building E (3611 or 3621 Wild Pines Drive) pay into three distinct associations:

1. Wild Pines of Bonita Bay, Building "E", Condominium Association, Inc. (Sunbiz N21267) — the Building E-specific sub-association
2. Wild Pines of Bonita Bay Condominium Association, Inc. (Sunbiz N09208) — the broader community sub-association
3. Bonita Bay Community Association (BBCA) — the master POA

This three-layer structure is unusual and adds complexity to both fee accounting and governance. The combined annual total appears to remain in roughly the same range per listing data, but the allocation between the three entities should be confirmed via estoppel before any Building E offer. (Source: Florida Division of Corporations / Sunbiz, Documents N09208 and N21267.)

One-Time Fees at Purchase

Budget for HOA transfer fees at closing (the specific Wild Pines transfer fee should be requested directly from the management company during contract; typical SW Florida condominium transfer fees range from $100 to $2,500). The BBCA also applies a Resale Reserve Assessment at closing — confirm the current rate via estoppel.

Comparing the Bundle

A Wild Pines buyer paying ~$1,435–$1,522/month in HOA fees is often comparing that figure unfavorably to a condo community with a $400–$600/month fee. The comparison requires normalization. A standalone SW Florida condo at $500/month HOA likely does not include water, sewer, cable, internet, building insurance, exterior maintenance, or a beach shuttle to a staffed private beach park. When you add those costs as individual line items in the alternative scenario, the Wild Pines bundle becomes notably more competitive. The question is whether the Bonita Bay address, the beach access, the trail system, the gated security, and the nature setting are worth the incremental premium — a quality-of-life question only you can answer.

Layered Fees, Special Assessments, and Building B Due Diligence

The Fee Stack Summary

Special Assessments — The Critical Due-Diligence Item

Post-Hurricane Ian, every condominium association in Southwest Florida with building-envelope damage needed to fund repairs. For attached product like Wild Pines, the sub-HOA's master insurance policy covers the building shell — but if the payout fell short of repair costs, the association would draw on reserves or levy a special assessment.

The community-wide BBCA assessment is confirmed: a $500 per-unit BBCA special assessment was levied (due 2025) to fund the Private Beach Park rebuild after Hurricane Ian. This applies to all Bonita Bay owners, including all Wild Pines owners. For homes closing after the due date, verify payment status via estoppel.

A Wild Pines sub-HOA-specific post-Ian special assessment status is NOT confirmed from public sources and is the single most important financial disclosure item for any Wild Pines buyer. Before making an offer, buyers should:

1. Request the seller's latest HOA disclosure documents (Florida Statute 718.503 requires disclosure of recent annual financial statements, approved budget, pending special assessments, and any claims against the association at time of contract).
2. Request an estoppel letter from the relevant management company (Buildings A–D vs. Building E). The estoppel confirms exact monthly fees, any pending or outstanding special assessments, and whether the unit is current on all assessments.
3. Ask specifically: "Was a special assessment levied for Hurricane Ian repairs? If yes, what was the total per-unit amount, when was it levied, and is it paid in full?"

Building B (3651 Wild Pines Drive) — Active Lanai Construction (2026)

Building B (3651 Wild Pines Drive) is undergoing structural lanai repairs with a construction window running approximately May 26 through September 30, 2026. The scope removes lanai screens and railings, strips floors to concrete, applies a waterproofing membrane, and installs new railings and screens. Building B residents have lanais inaccessible during construction and are asked to park away from the building. (Source: Wild Pines of Bonita Bay Condominium Association construction notices.)

For buyers considering Building B units: Before submitting any offer, request from management the current permit number and type for the active construction at 3651 Wild Pines Drive (also searchable at the City of Bonita Springs Community Development portal by address), the projected completion timeline, and whether the work is funded through reserves, the operating budget, or a special assessment. For buyers who prefer to avoid this uncertainty, Buildings A, C, D, and Building E are alternatives not subject to this known active construction variable. For buyers comfortable with it, Building B can present a pricing-discount opportunity that recovers once construction completes.

Property Tax Context

Wild Pines condos are assessed by Lee County at roughly $207,000–$354,000 in 2025 LEEPA just values, with annual property taxes running approximately $3,100–$4,100 per year at non-homesteaded rates (Lee County effective rate approximately 1.1–1.2% of assessed value). A primary resident who homesteads their Wild Pines unit benefits from Florida's 3% Save Our Homes cap on annual assessment increases after the first year, plus the homestead exemption off taxable value — meaningfully reducing the annual tax burden. Save Our Homes benefits do not transfer to new owners; a new buyer's first-year assessment is typically the purchase price (or LEEPA just value, whichever is lower at assessment time). (Source: Lee County Property Appraiser GeoView.)

CC&Rs, Bylaws, and HOA Governance

Two Recorded Condominium Declarations

Wild Pines is governed by two recorded documents in the Lee County Official Records:

• Buildings A, B, C, D: Declaration of Condominium recorded at OR Book 1819, Page 1221, Lee County Official Records. This governs unit boundaries, common element definitions, the association's rights and obligations, and the framework for all rules. (Source: Lee County Property Appraiser legal description for all Building A–D units.)
• Building E: Declaration of Condominium recorded at OR Book 1968, Page 3070, Lee County Official Records. This is Building E's separate founding document under which the Wild Pines of Bonita Bay, Building "E", Condominium Association, Inc. was formed. (Source: Lee County Property Appraiser legal description for all Building E units.)

These documents can be retrieved by any member of the public from the Lee County Clerk of Court Official Records system at https://www.leeclerk.org (search by grantor name "Wild Pines of Bonita Bay" or by book and page above). They are the authoritative source for rental restrictions, pet limits, parking rules, unit alteration procedures, and every other governing question about this community.

Chapter 718 and SB 4-D

Wild Pines is a Florida condominium governed by Florida Statutes Chapter 718 (the Condominium Act). Under Chapter 718, the association carries the master insurance policy on the building envelope; individual owners buy HO-6 interior coverage only. Florida's SB 4-D (post-Surfside) requires a milestone structural inspection (FS §553.899) and a Structural Integrity Reserve Study / SIRS (FS §718.112(2)(g)) for residential condominium buildings three habitable stories or higher. Wild Pines' three-story Buildings A–D fall within the SB 4-D scope — buyers should request the completed SIRS and current reserve funding levels from the management company before closing. Building B's active structural lanai repairs reflect the kind of work a SIRS process identifies. Building E's two-story structures fall below the three-story threshold. (Source: Florida Statutes §553.899 and §718.112(2)(g).)

HOA Management and Governance

The main association (Buildings A–D, Sunbiz N09208) and the Building E association (Sunbiz N21267) are each publicly searchable on the Florida Division of Corporations database for incorporation date, active status, registered agent, and current officers. Buyers should request the current Declaration, bylaws, Rules & Regulations, current budget, and reserve study from the seller's disclosure package and confirm management-company contacts and estoppel procedures during the contract period. (Source: Florida Division of Corporations / Sunbiz, Documents N09208 and N21267.)

Design Review (ARC)

Exterior modifications to Wild Pines units require BBCA Design Review approval before work begins — exterior paint colors, window and door replacements, lanai enclosures and screen changes, exterior lighting, and any visible structural change. Per the CC&Rs and the Florida Condominium Act, modifications to the building envelope (windows, exterior walls, roof penetrations) also typically require the association's consent in addition to Design Review.

The Rental Rules: Wild Pines' Flexibility at the Lowest Bonita Bay Price Point

Wild Pines is one of the more rental-flexible communities in Bonita Bay relative to its price point — and that flexibility, combined with the lowest entry price in the master community, is its strongest investment hook. Wild Pines' governing documents establish a minimum rental period that is shorter than the 30-day minimums common across much of Bonita Bay's condo inventory. Multiple active and recent listings, and the Wild Pines HOA's own published rules, reference a 7-night (weekly) minimum — materially more flexible than communities requiring 30-day stays.

That said, the live rental data tells an honest, modest story (see the Rental Market & Property Management section below), and every investor must confirm the exact terms in the governing documents before closing. The Declaration of Condominium (OR Book 1819 PG 1221 for Buildings A–D; OR Book 1968 PG 3070 for Building E) is the authoritative source for the minimum lease term, the maximum number of leases per year, and any HOA approval or application requirement per tenancy. Wild Pines HOA rules also require a Hold Harmless clause in lease agreements, submission of lease forms to management before tenant occupancy, and prohibit remodel work November 1–May 1 without board approval (protecting peak season). Building E may carry different rental terms from Buildings A–D — confirm with the Building E management company. (Source: Wild Pines of Bonita Bay Condominium Association rules; recorded Declarations of Condominium, Lee County Clerk of Court.)

What Wild Pines offers at this price point is genuinely rare: a Bonita Bay address, a staffed gate, a shuttle to a private beach at your door, golf-course adjacency, 12 miles of trails, three waterfront parks, optional 54-hole golf access — and rental flexibility — at the most attainable entry price in the entire community.

Rental Market & Property Management

For owners who want their Wild Pines condo to generate seasonal income while they are away — and for investors evaluating the village — the live rental data tells an honest, modest story.

Live MLS rental finding (trailing 12 months): Wild Pines had 2 active rental listings plus 1 recently leased home, with asking rents in the $5,400 to $6,000 range across an annual-plus-seasonal mix. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) Treat that asking range as directional rather than a precise market rate — three data points across a 105-unit village is a real but thin signal. What it confirms is that Wild Pines has a modest but real seasonal rental market: condos here do rent, the demand exists, and the rents are meaningful relative to the village's carrying costs. It is not a high-volume, high-velocity rental market — but Wild Pines' rental flexibility (a shorter minimum than much of Bonita Bay) gives owners more options than most communities at this price.

The investor math, honestly framed. On a $305,050 median-priced condo, the realistic scenario is an owner who uses the condo part of the year and leases it seasonally during the months they are away — seasonal rent in roughly the $5,400–$6,000/month range against a total monthly carrying cost of approximately $1,435–$1,522 (sub-HOA + BBCA) plus taxes and HO-6 insurance. The stacked HOA is the dominant expense and compresses net yield significantly. Wild Pines is not a passive-income investment that replaces a salary — it is a lifestyle asset that partially self-finances through rentals while you build equity in one of Southwest Florida's most established communities. The strongest case is the owner-user hybrid: occupy your condo during your peak personal-use weeks and rent the remaining weeks to offset carrying costs.

Property management. Full-service seasonal and annual property management is available through several Bonita Bay-area luxury-condo and vacation-rental managers — typically at 10–20% of gross rent depending on annual vs. seasonal terms. Before committing to a rental thesis, confirm current rental demand and realistic occupancy with an experienced Bonita Springs property manager, and confirm the current rental rules against the recorded Declaration. McGreevy and Comisar can connect Wild Pines owners with vetted local management partners.

Pet Policy at Wild Pines

Wild Pines permits pets for unit owners with documented restrictions. The official HOA rules address leash requirements (pets leashed at all times, not left unattended on lanais, removal for repeated noise violations). Listing data references a 25 lb weight limit for at least one building section and a cap on the number of pets per unit; the exact figures are in the Declaration or Rules & Regulations. Breed restrictions were not confirmed from public sources — many Florida HOA communities restrict specific breeds regardless of weight, so confirm with management. Within Bonita Bay, the trail system and the three waterfront parks are leash-required areas. For buyers with pets, request the current Declaration or Rules & Regulations to confirm any weight or breed restriction at the ownership level before writing an offer. (Source: Wild Pines of Bonita Bay Condominium Association rules; listing disclosure data.)

The Pine Setting: Nature, Wildlife, and the Character That Names the Community

Wild Pines is not a marketing name chosen arbitrarily. The village sits within and adjacent to a stand of native Florida pine canopy — the slash pine and longleaf pine flatwoods ecosystem that was the dominant habitat across much of coastal Southwest Florida before development. Bonita Bay Group's founding commitment was to develop less than half the community's 2,400 acres while preserving the rest in natural vegetation, and the Wild Pines corridor reflects that commitment in its most direct form. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/style-of-living.)

The practical wildlife experience at Wild Pines includes the species that make Bonita Bay a Blue Zones community: sandhill cranes walking the internal paths, osprey overhead near the waterfront parks, bald eagles nesting in the mature trees, wading birds (great blue herons, tricolored herons, roseate spoonbills) at the waterfront parks, and the nocturnal chorus of great horned and barred owls in the pine canopy. The Lee County Property Appraiser's classification of all 105 Wild Pines units under the GOLF neighborhood description places the community at the interface of the developed golf corridor and the undeveloped preserve buffer — the Arthur Hills-designed West Campus fairways serve as a visual and ecological buffer between Wild Pines and the broader community fabric. (Source: Lee County Property Appraiser GeoView, queried June 2026.)

For buyers from northern urban or suburban environments, living in a community where wildlife and native vegetation are deliberately preserved rather than manicured away is often the most unexpectedly compelling aspect of Bonita Bay ownership. Wild Pines is among the sub-villages where that character is most pronounced — and where the community's name is most literally true.

The Storm Posture: FEMA Flood Zone, Hurricane Ian, and the Insurance Reality

FEMA Flood Zone — Zone X, the Lowest Risk Classification

Wild Pines sits in FEMA Flood Zone X (Shaded) — the 0.2% annual chance flood zone, also known as the 500-year floodplain. The Special Flood Hazard Area (SFHA) status for Wild Pines parcels is False, meaning Wild Pines is definitively NOT in the high-risk AE or VE flood zones that require mandatory flood insurance for federally backed mortgages. (Source: FEMA National Flood Hazard Layer, queried at Wild Pines coordinates; confirmed by listing disclosures stating "X500 flood zone.")

Zone X means: no federally mandated flood insurance, no 100-year floodplain restrictions, and no exposure to the coastal storm surge that drove catastrophic losses at Fort Myers Beach and Sanibel/Captiva in Hurricane Ian. Wild Pines is approximately 4–4.5 miles inland — shielded by both physical distance and the 2,400-acre Bonita Bay campus. Optional flood insurance on a Zone X property typically costs $400–$900/year through NFIP or private carriers. Lee County participates in FEMA's Community Rating System (CRS), which can reduce flood insurance premiums for insured properties in participating communities — confirm the current Lee County CRS class discount before purchasing a flood policy. (Source: FEMA FloodSmart; City of Bonita Springs.)

Hurricane Ian (September 28, 2022) — What Happened at Wild Pines

Hurricane Ian made landfall at Cayo Costa as a Category 4 storm, with its catastrophic surge confined to coastal and bay-front areas. Wild Pines, positioned 4+ miles inland and in FEMA Zone X, was not in the surge zone. Wild Pines' Ian experience was wind damage: torn lanai screens, damaged screen-cage framing, missing or damaged roof sections (tile roofs particularly), and landscaping damage — serious and requiring remediation, but categorically different from the total-loss surge events on the coast. Active listings market Wild Pines buildings as "never flooded."

The most significant Ian impact affecting Wild Pines residents was the total destruction of the BBCA's Private Beach Park on Little Hickory Island — BBCA property, now rebuilt in hurricane-hardened concrete and funded in part by the $500 per-unit BBCA special assessment (2025). For Wild Pines specifically: Building B (3651) has active structural lanai repairs in 2026 (pull the City of Bonita Springs permit history before any Building B offer), and a Wild Pines sub-HOA-specific post-Ian special assessment status is NOT confirmed — request an estoppel before closing.

The Insurance Landscape for Wild Pines Condo Owners

Layer 1 — HOA Master Policy (covered by your sub-HOA fee): The Wild Pines Condominium Association carries a master property policy covering the building envelope. Post-Ian, master condo policy premiums in SW Florida increased substantially industry-wide. Whether those increases are fully absorbed into the current Wild Pines HOA fee, or whether a future increase is anticipated, is in the association's most recent budget (request via disclosure at contract).

Layer 2 — HO-6 Unit Owner Policy (your individual responsibility): Wild Pines unit owners carry their own HO-6 policy covering interior improvements, contents, additional living expenses, and liability — typically $1,000–$2,000/year, substantially lower than coverage for a single-family home because the building exterior and structure are covered by the master policy.

For investment/rental buyers: a landlord policy endorsement or dedicated landlord policy is required if you rent your unit. Wind mitigation credits: a Florida wind mitigation inspection ($75–$150) documents hurricane-resistant features that may reduce your HO-6 premium; post-Ian improvements like new impact windows or re-roofing can unlock meaningful credits.

The Broader Florida Insurance Market: Stabilizing in 2026

By early 2026, Florida's property insurance market is showing meaningful stabilization after the 2022–2024 disruption: Citizens Property Insurance announced a statewide rate reduction (its first in years), Lee County residential premium growth slowed sharply from the double-digit increases of 2022–2023, and new private carriers entered the market, increasing competition and availability for condo master policies. (Source: Citizens Property Insurance Corporation; Florida Office of Insurance Regulation.)

Schools Serving Wild Pines at Bonita Bay

Wild Pines is in the School District of Lee County, Florida, and is an all-ages community. Current assignments for the Bonita Bay (34134/34135) area are typically:

• Elementary: Spring Creek Elementary School, 25571 Elementary Way, Bonita Springs, FL 34135.
• Middle: Bonita Springs Middle Center for the Arts, 10141 W. Terry Street, Bonita Springs, FL 34135.
• High: Bonita Springs High School, 25592 Imperial Parkway, Bonita Springs, FL 34135.

(Source: Lee County School District, https://www.leeschools.net. Verify current zone assignments for specific Wild Pines addresses before relying on these — the District adjusts boundaries periodically.)

Most Wild Pines buyers are adults without school-age children at home, but school assignments matter for any under-55 buyer with children and for downstream resale scenarios. The proximity of Florida Gulf Coast University (~15–20 minutes) and RSW International Airport (~20–25 minutes) makes south Bonita Springs highly accessible for families with older children or frequent travel needs.

County Permits and Adjacent Zoning Activity

Wild Pines falls within the City of Bonita Springs incorporated limits (Bonita Springs incorporated in 2008), so building permits are issued by the City of Bonita Springs Community Development (9401 Corkscrew Palms Circle, Bonita Springs, FL 34135 / 239-221-5036). The most significant current permit activity is the Building B (3651) structural lanai repair project running approximately May–September 2026 — buyers considering Building B should search the City portal by the building's Wild Pines Drive address to confirm scope, timeline, and funding source.

Adjacent zoning: Wild Pines sits within the interior of the built-out Bonita Bay planned development. The master plan is largely complete (Bonita Bay Group delivered the last planned high-rise, Omega, in 2023). External development along the US-41 and Bonita Beach Road corridors outside the gate is the primary external zoning variable and does not directly affect the Wild Pines internal environment. Wild Pines buyers are buying into a fixed, stable, complete community footprint — supply can only come from resale. (Source: City of Bonita Springs Community Development.)

Daily Logistics: Living at Wild Pines

Parking: Assigned parking per unit (confirm covered carport vs. open assigned with management). Visitor parking in designated guest spaces. RVs, boats on trailers, and commercial vehicles are generally prohibited.

Golf cart access: Bonita Bay is a golf-cart-friendly community with paved paths throughout. From Wild Pines' interior location, the trail network connects to the Club, the marina, the parks, and the main gate area without driving on US-41.

Trash and recycling: Included in the sub-HOA fee; Lee County Solid Waste service. Mail: USPS delivery to Wild Pines Drive addresses; package delivery left at the building entry/parking area.

Internet and cable: Hotwire fiber-to-home service is included in the HOA fee bundle — no separate contract needed. Lawn care and landscaping: fully included in the sub-HOA. Pest control: common area/exterior covered by the sub-HOA; interior unit pest control is the owner's responsibility.

Guard gate: staffed 24 hours at the Bonita Bay Boulevard entrance; transponder/credentials provided to residents; guest check-in at the gatehouse. BBCA Activities: community events, beach shuttle scheduling, park reservations, and fitness programming through the BBCA Activities Department (239-390-5550).

BBCA office: 3451 Bonita Bay Blvd., Bonita Springs, FL 34134 / 239-495-8111. Domain Realty office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135 — approximately 5–8 minutes south on US-41.

Comparable Communities to Consider

Buyers evaluating Wild Pines should understand where it fits in the broader spectrum of Bonita Bay and Bonita Springs attached/condo communities:

Other attainable attached villages inside Bonita Bay:

• Wedgewood at Bonita Bay: A larger-unit (~1,500–2,000 sq ft) coach/villa community inside Bonita Bay at a higher price tier (roughly $660,000+). Wedgewood requires a 30-day minimum lease — Wild Pines' shorter minimum and lower entry price make it the more flexible and attainable choice for investment and entry-level buyers. A full Wedgewood page is coming — see Bonita Bay.
• Oakwood / Oakwood Villas / Bridgewater / Baywoods at Bonita Bay: A cluster of similar-vintage attached coach/villa product inside Bonita Bay with varying spec levels and price points; some Bridgewater homes have garages — a meaningful physical distinction from Wild Pines' coach-home product.

Outside Bonita Bay — comparable products:

• Pelican Landing villa communities (Bonita Springs): comparable price tiers; lacks Bonita Bay's private beach and marina scale.
• The Brooks (Shadow Wood, Spring Run): master-planned community in south Lee County with attached villa product in the $300K–$500K range; no marina or beach access comparable to Bonita Bay.

The honest differentiator: there is no other community in Southwest Florida at Wild Pines' price point that simultaneously offers a 24-hour gated entrance, a private beach shuttle at your door, 12 miles of trails, three waterfront parks, optional 54-hole golf club access, Blue Zones lifestyle programming, and an all-in HOA covering building insurance, cable, water, sewer, and grounds — at the lowest entry price in Bonita Bay. That combination is genuinely unique to Wild Pines.

Why Buy Here — Honest Pros and Cons

This section gives you an unvarnished picture. Every community has drawbacks. The goal is to help you make an informed decision.

Genuine Pros

1. The most attainable Bonita Bay entry point. A trailing-12-month median of $305,050 — the single lowest price point in all of Bonita Bay — with the full BBCA-included gate, beach shuttle, trails, parks, and nature setting. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)
2. Beach shuttle stops at Wild Pines' entrance. No other Bonita Bay sub-village has this proximity advantage.
3. Rental flexibility. Wild Pines' shorter minimum-lease rule (vs. 30-day minimums common across Bonita Bay) gives owners more seasonal-rental options at the lowest price point.
4. Fixed 105-unit supply — zero new construction possible inside built-out Bonita Bay; long-term pricing support.
5. HOA bundles building insurance, cable, internet, water, sewer, and grounds — the ~$1,435–$1,522/month replaces many individual costs.
6. Golf-adjacent, nature-immersed setting — optional 54-hole club access; LEEPA-confirmed GOLF neighborhood; pine-canopy character rare in Florida resort real estate.
7. FEMA Zone X flood designation — no mandatory flood insurance, no SFHA exposure, "never flooded" listing history.

Genuine Cons

1. 40-year-old buildings (1985). Roof, windows, plumbing, HVAC, and electrical all require rigorous pre-purchase inspection and possible near-term capital expenditure.
2. High stacked HOA (~$1,435–$1,522/month). The dominant carry cost — model total ownership cost before committing.
3. Slow, buyer-favoring market. The trailing-12-month median DOM is 188 days with ~10 months of supply and a 93.3% sale-to-list ratio — great for buyers, demanding for sellers, who must price realistically. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)
4. Building B active construction (2026). Scope and timeline must be reviewed; avoid Building B offers until resolved or permits reviewed.
5. Post-Ian sub-HOA special assessment status unconfirmed — verify via estoppel before close.
6. Small unit sizes (581–1,130 sq ft) — not for buyers who need significant space.
7. Building E: no elevator, three-layer fee stack — accessibility and governance complexity for that building.
8. Modest net rental yield — the HOA stack compresses net cap rate; best as an owner-user hybrid, not a pure passive-income play.

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

If you are searching for a Wild Pines listing agent — or thinking "I need someone to sell my Wild Pines condo at Bonita Bay" — you have come to the right page. We are McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we specialize in exactly this kind of property: a Bonita Bay coach-home condominium that requires precise positioning, honest disclosure management, and a clear understanding of the buyer pool — in a buyer's market that demands realistic pricing.

Why Wild Pines Requires a Specialist, Not a Generalist

• A genuine buyer's market. With a median 188 days on market, ~10 months of supply, and a 93.3% sale-to-list ratio over the trailing 12 months (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026), Wild Pines punishes overpricing. We price to the live comps, not to wishful asking-price inventory, so your condo sells rather than sits for half a year.
• Building B (3651) active construction through ~September 2026. A listing agent who doesn't disclose this proactively invites due-diligence surprises and blown deals. We disclose it accurately — a documented, permitted, in-progress improvement, not a hidden red flag.
• Post-Ian and BBCA assessment disclosure. The $500 BBCA beach-park assessment and any sub-HOA Ian assessment are seller-disclosure obligations under FS 718.503. We confirm via estoppel before listing and include it in the MLS disclosure fields.
• Rental flexibility is a marketing hook. Wild Pines' shorter-minimum rental rule is a differentiator for investor buyers at this price point. We headline it correctly.
• Two-entity HOA structure. Closings require estoppel from the correct management company (Buildings A–D vs. Building E) in addition to BBCA. We manage this as a standard part of every Wild Pines listing.

Why McGreevy and Comisar

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

Selling your Wild Pines condo? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 or email [email protected]. Buying? Call Marc at (239) 287-5873. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

What Is Your Wild Pines Condo Worth? Get a Free Valuation

The value of a specific Wild Pines condo depends on floor plan (1/1, small 2/2, Building E 2/2, or large 2/2), ground floor vs. upper floor, golf/lake/preserve view, interior renovation level, HVAC age, window/door condition, furnishings (turnkey furnished commands a premium with investor buyers), and current comparable active and closed inventory. We pull Lee County Property Appraiser records, live MLS data, and our own transaction history to produce an accurate, defensible price opinion — not a Zestimate. The trailing-12-month median sold price was $305,050 (range $240,000–$362,500), with active homes asking up to $435,000 (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026) — specific units trade within a meaningful band.

Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 for a free, private valuation conversation. No obligation. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Or start online: https://mcgreevyandcomisar.com/home-valuation.

Your Local Real Estate Experts

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

McGreevy and Comisar at Domain Realty Group have represented hundreds of buyers and sellers in Southwest Florida's luxury condo and single-family markets — including Bonita Bay's towers, its single-family neighborhoods, and its attainable coach-home condo villages like Wild Pines. As Top 1% Real Estate Agents Nationally Since 2008, their record speaks for itself:

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

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

Text or call Jesse directly for Wild Pines-specific questions, current listing activity, or a valuation consultation. Most buyers and sellers serious about Bonita Bay find that a 20-minute phone call with Jesse clarifies more than an hour of independent research — because he has been in these communities, sold these homes, and knows the nuances no public data source captures.

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

Frequently Asked Questions — Buyer Edition

What are the HOA fees at Wild Pines Bonita Bay?

The total monthly HOA obligation runs approximately $1,435–$1,522/month based on active 2026 listings. This combines the Wild Pines sub-association fee and the Bonita Bay Community Association (BBCA) master fee of $5,450/year (~$454/month) for condo owners. The sub-association fee covers building insurance (master policy), cable and internet via Hotwire, water, sewer, exterior maintenance, grounds, and the community pool and spa. The BBCA fee covers gated security, private beach park access, nature trails, parks, and master infrastructure.

What does the Wild Pines HOA fee cover?

Master building insurance (structure/exterior), Hotwire cable and internet, water, sewer, exterior building maintenance, landscaping and grounds, community pool and spa maintenance, common-area pest control, and reserve contributions. The BBCA master fee layered on top covers gated security, beach park access, waterfront parks, trails, and BBCA programming. What it does NOT cover: your personal HO-6 interior/contents insurance, interior repairs, HVAC maintenance (required annually per association rules), and optional Bonita Bay Club membership.

What floor plans does Wild Pines Bonita Bay offer?

Four coach-home floor plans: (1) 581 sq ft / 1BR/1BA — 12 units in Buildings A–D, the only one-bedroom option in Bonita Bay's low-rise condo inventory; (2) 839 sq ft / 2BR/2BA — 24 units in Buildings A–D; (3) 995 sq ft / 2BR/2BA — 21 units exclusive to Building E; (4) 1,130 sq ft / 2BR/2BA — 48 units in Buildings A–D, the most common plan. Views vary by position: golf course, lake, or pine preserve. (Source: Lee County Property Appraiser GeoView, all 105 units, June 2026.)

What is the largest floor plan in Wild Pines Bonita Bay?

1,130 square feet — a two-bedroom, two-bathroom layout in Buildings A–D. Third-floor corner units in this plan feature vaulted/cathedral ceilings and are the most sought-after in the community. (Source: Lee County Property Appraiser GeoView.)

Does Wild Pines Bonita Bay have elevators?

Yes for Buildings A, B, C, and D (three-story, elevator to the third floor). Building E (3611/3621 Wild Pines Drive) is a two-story building and does NOT have an elevator — Building E units are accessed via exterior stairways.

How many units are in Wild Pines Bonita Bay?

Exactly 105 condominium units across five low-rise buildings (A–E) on Wild Pines Drive, all verified in Lee County Property Appraiser records. Buildings A–D have 21 units each (three stories); Building E has 21 units (two stories, split across 3611 and 3621). (Source: Lee County Property Appraiser GeoView, June 2026.)

When was Wild Pines Bonita Bay built?

All 105 units carry a year built of 1985. The main HOA entity was incorporated May 9, 1985 (Sunbiz N09208); Building E's separate entity was filed June 23, 1987 (Sunbiz N21267). Units range from original 1985 finishes to fully renovated turnkey condition. (Source: Lee County Property Appraiser GeoView; Florida Division of Corporations / Sunbiz.)

Is Wild Pines a condo, single-family, or high-rise community?

Wild Pines is a low-rise coach-home condominium community — part of Bonita Bay's "Coach Homes + Condos" category. Every parcel is classified DOR Code 04 — CONDOMINIUM by the Lee County Property Appraiser. It is NOT single-family (no detached homes or private lots) and NOT a high-rise tower (no elevated bay/Gulf views; the tallest building is three stories). (Source: Lee County Property Appraiser GeoView, June 2026.)

What is the typical sold price for a Wild Pines condo right now?

Over the trailing 12 months, Wild Pines closed 6 sales at a median sold price of $305,050 (average $305,433; range $240,000 to $362,500), with 5 currently active condos asking $325,000 to $435,000 (median list $345,000). (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) Call Jesse at (239) 898-6072 for a current analysis on any specific floor plan or building.

How fast do condos sell at Wild Pines Bonita Bay?

Slowly, in the current buyer's market. Over the trailing 12 months, the median was 188 days on market at a 93.3% sale-to-list ratio across 6 closed sales, with active listings averaging 114 days and roughly 10 months of supply. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) Correctly priced, turnkey-furnished units move fastest; overpriced units sit.

Is Wild Pines a buyer's market or a seller's market in 2026?

A clear buyer's market. Roughly 10 months of supply, a 188-day median DOM, and a 93.3% sale-to-list ratio over the trailing 12 months all point to buyer leverage and meaningful negotiating room. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) For sellers, that means realistic pricing is essential.

Can you do weekly rentals at Wild Pines Bonita Bay?

Wild Pines is one of the more rental-flexible Bonita Bay communities at its price point — its governing documents reference a minimum lease shorter than the 30-day minimums common across much of Bonita Bay (multiple sources cite a 7-night minimum). Confirm the exact minimum lease term and any frequency cap in the Declaration of Condominium before any investment purchase. The live MLS shows a modest seasonal rental market: 2 active rental listings plus 1 recently leased home, asking $5,400–$6,000 (annual + seasonal mix) over the trailing 12 months. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

What are the rental rules at Wild Pines Bonita Bay?

The Declaration of Condominium governs the minimum lease term, the maximum number of leases per year, and any HOA approval per tenancy. Wild Pines HOA rules also require a Hold Harmless clause in leases, submission of lease forms to management before tenant occupancy, and prohibit remodel work November 1–May 1 without board approval. Building E may differ from Buildings A–D — confirm with the Building E management company. (Source: Wild Pines of Bonita Bay Condominium Association rules; recorded Declarations.)

Are Wild Pines condos good for investment?

Wild Pines suits the owner-user hybrid best: occupy during your peak personal-use weeks and rent the remaining weeks to offset carrying costs. The live rental signal is modest but real ($5,400–$6,000 asking range, 2 active + 1 leased). The stacked HOA (~$1,435–$1,522/month) compresses net yield, so this is a lifestyle asset that partially self-finances — not a passive-income play that replaces a salary. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

Are pets allowed at Wild Pines Bonita Bay?

Yes for owners, with documented restrictions: pets leashed at all times, not left unattended on lanais, removal for repeated noise violations. Listing data references a 25 lb weight limit for at least one building section and a cap on the number of pets. Confirm any weight or breed restriction in the current Declaration or Rules & Regulations. (Source: Wild Pines of Bonita Bay Condominium Association rules; listing disclosure data.)

How do Wild Pines residents get to the beach?

Via the Bonita Bay Community Association's seasonal private beach shuttle (tram), which stops at the Wild Pines entrance — the most convenient shuttle location in all of Bonita Bay. The shuttle runs November–April and takes roughly 10 minutes gate to gate to the private beach on Little Hickory Island. The beach is BBCA-owned (not Club property) — all Bonita Bay owners have access regardless of Club membership. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/private-beach.)

How far is Wild Pines from the beach?

Via the BBCA shuttle: roughly 10 minutes gate-to-gate. By car: Bonita Beach is approximately 3–4 miles (10–14 minutes); Barefoot Beach State Preserve approximately 6–7 miles; Fort Myers Beach approximately 16 miles.

Do Wild Pines owners need to join the Bonita Bay Club?

No. Bonita Bay Club membership is entirely optional. The Club is a private, member-owned facility operating independently within Bonita Bay. Wild Pines owners who do not join retain full access to all BBCA amenities (beach shuttle, trails, parks, gated security) but have no access to Club golf, tennis, fitness, spa, or dining. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/bonita-bay-club.)

How much does Bonita Bay Club membership cost?

Secondary-source figures (verify with the Club's Membership Office): Full Golf approximately $225,000 initiation plus about $23,700/year; Sports approximately $90,000 initiation plus about $12,300/year. All tiers are non-equity (initiation funds capital improvements rather than purchasing an equity stake). Availability may be subject to a waitlist.

What flood zone is Wild Pines Bonita Bay in?

FEMA Flood Zone X (Shaded, 500-year floodplain / 0.2% annual chance). Wild Pines is definitively NOT in the Special Flood Hazard Area (SFHA); listings market it as "never flooded (X500)." No mandatory flood insurance is required under conventional mortgage programs — a significant advantage versus coastal AE/VE-zone communities. (Source: FEMA National Flood Hazard Layer; listing disclosures.)

Do Wild Pines condo owners need flood insurance?

Not federally mandated for Zone X. The HOA master policy covers the structure; owners carry an HO-6 for interior improvements and contents (which does not typically include flood unless specifically added). Optional voluntary flood insurance is available at relatively low cost (~$400–$900/year for Zone X) and is a reasonable precaution given regional storm history.

What happened to Wild Pines Bonita Bay in Hurricane Ian?

Wild Pines is in FEMA Zone X and ~4–4.5 miles inland — not exposed to the catastrophic coastal surge. Buildings are listed "never flooded." The most significant Ian impact affecting residents was the destruction (now rebuilt) of the BBCA private beach park. Whether individual buildings sustained wind damage and whether a Wild Pines sub-HOA special assessment for Ian repairs was levied must be confirmed via estoppel. Building B's 2026 lanai repairs may or may not be Ian-related — confirm with management. (Source: Bonita Bay Community Association; FEMA NFHL; listing disclosures.)

Is Wild Pines affected by Florida's condo law (SB 4-D)?

Yes for Buildings A–D. SB 4-D requires a milestone structural inspection and a Structural Integrity Reserve Study (SIRS) for residential condominium buildings three habitable stories or higher. Wild Pines' three-story Buildings A–D fall within scope — request the completed SIRS and current reserve funding from management before closing. Building E's two-story buildings are below the three-story threshold. (Source: Florida Statutes §553.899 and §718.112(2)(g).)

What amenities does Wild Pines Bonita Bay have?

Within Wild Pines: a heated community pool with hot tub/spa, tennis and pickleball, a clubhouse, and kayak access — set in the pine-canopy environment of Wild Pines Drive. As BBCA members, residents also access three waterfront parks, 12 miles of trails, the seasonal private beach shuttle, 24-hour gated security, and BBCA programming. Optional Bonita Bay Club adds 54-hole golf, fitness, spa, tennis, pickleball, and dining. (Source: Bonita Bay Community Association; Wild Pines of Bonita Bay Condominium Association.)

Is Wild Pines Bonita Bay 55+ age-restricted?

No. Wild Pines is all-ages. Bonita Bay as a whole has no age restrictions. The demographic skews toward retirees and snowbirds, but there is no legal age restriction for ownership or residency.

Is Wild Pines a gated community?

Wild Pines is located within the gated Bonita Bay master community — the entire footprint is accessed through a staffed guard gate on US-41. There is no separate sub-community gate; once inside the main Bonita Bay gate, internal access is open.

Does Wild Pines have a community pool?

Yes — Wild Pines maintains its own heated community pool with hot tub/spa as a common element, exclusive to Wild Pines owners and their guests, maintained through the sub-HOA fee.

Which buildings are best in Wild Pines Bonita Bay?

Building preference depends heavily on floor, view, and renovation level. Buildings A, C, and D are generally strong performers; Building B (3651) is currently undergoing structural lanai repairs (May–September 2026), which creates short-term buyer hesitation and a potential pricing-discount opportunity that recovers on completion. Building E is a distinct product — two-story, no elevator, managed separately. (Source: Lee County Property Appraiser; Wild Pines HOA construction notices.)

What schools serve Wild Pines Bonita Bay?

Lee County School District: Spring Creek Elementary (25571 Elementary Way), Bonita Springs Middle Center for the Arts (10141 W. Terry St), Bonita Springs High School (25592 Imperial Parkway). Verify current zone assignments at https://www.leeschools.net — boundaries are adjusted periodically.

What internet and cable service does Wild Pines have?

Hotwire fiber-optic cable and internet is included in the HOA fee bundle via a bulk community contract — residents do not contract separately for basic service.

Does Wild Pines have access to the Bonita Bay marina?

Wild Pines itself does not have a marina. The Bonita Bay Marina (36-inch max draft, on the Imperial River) is operated separately and is accessible to slip holders subject to availability. Wild Pines owners have access to kayak launches at the three BBCA waterfront parks regardless of Club membership. (Source: Bonita Bay Marina, https://www.bonitabaymarina.net.)

What is the BBCA and how does it affect Wild Pines owners?

The Bonita Bay Community Association is the master HOA for all of Bonita Bay; every owner — including Wild Pines condo owners — is automatically a member. BBCA administers gated entry, the seasonal private beach shuttle, the three waterfront parks, 12+ miles of trails, kayak launches, and community programming. Annual BBCA fee: ~$5,450 for condo owners. (Source: Bonita Bay Community Association, https://www.bonitabayresidents.com/community-association.)

What is the annual cost of owning a Wild Pines condo?

At a ~$305,000 purchase price, the approximate annual non-mortgage cost: HOA fees ~$17,200–$18,300 + property taxes ~$3,100–$4,100 + HO-6 insurance ~$1,000–$2,000 + maintenance reserves $1,000 = roughly $22,300–$25,400/year ($1,860–$2,120/month) before any mortgage. Seasonal rental income can offset a meaningful portion for owners who rent. (Source: Stellar / SWFL MLS; Lee County Property Appraiser; synthesis.)

Is Bonita Bay a good place to live?

Resident satisfaction at Bonita Bay is consistently high, cited for the trail system, environmental preservation, the private beach, the social scene, gated security, and proximity to both Naples and Fort Myers. Trade-offs include seasonal traffic November–April and car-dependence for destinations outside the gate. The community is Blue Zones-recognized. (Source: Bonita Bay Community Association.)

Frequently Asked Questions — Seller Edition

What is my Wild Pines Bonita Bay condo worth in 2026?

The trailing-12-month median sold price was $305,050 (average $305,433; range $240,000–$362,500), with active homes asking $325,000–$435,000 (median list $345,000). (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) Your specific value depends on floor plan, floor level, view, renovation level, furnishings, and building (Building B prices with a discount during active construction). For an accurate valuation, call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873.

Who is the best listing agent for Wild Pines Bonita Bay condos?

McGreevy and Comisar at Domain Realty. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $860 million in personal sales and $2.5B+ team volume. We price to live comps in a buyer's market, manage the Building B and post-Ian disclosures correctly, and handle the two-HOA-entity complexity. (239) 898-6072 · [email protected].

How many Wild Pines condos sold in the last 12 months?

Six closed sales over the trailing 12 months, totaling $1,832,600 in volume at a median sold price of $305,050 and a median 188 days on market. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) We pull live MLS data for our seller clients; call for current comps.

What do Wild Pines condos typically sell for?

Over the trailing 12 months, Wild Pines condos sold for a median of $305,050 (average $305,433; range $240,000 to $362,500) at 93.3% of list price. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) The precise selling price depends on floor plan, condition, and negotiated terms.

How long will my Wild Pines condo take to sell?

In the current buyer's market, expect a longer timeline: the trailing-12-month median was 188 days on market with ~10 months of supply. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.) Correctly priced, turnkey-furnished units move fastest; overpriced or disclosurally-complicated units (e.g., Building B during construction) take longer. Realistic pricing is the single biggest lever.

Is 2026 a good time to sell my Wild Pines condo?

It is workable for sellers who are realistic about pricing. This is a buyer's market — ~10 months of supply, 188-day median DOM, 93.3% sale-to-list — so overpricing means sitting for half a year. Price to the live comps and present the genuine differentiators (beach-shuttle proximity, lowest-in-Bonita-Bay entry price, pine-preserve setting), and the condo sells. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

What should I do before listing my Wild Pines condo?

(1) Obtain estoppel letters from the correct management company (Buildings A–D vs. Building E) and BBCA — confirm all assessments current and no surprise pending assessments. (2) If you are in Building B (3651), confirm the construction timeline and disclose the lanai project proactively. (3) Decide on furnishings strategy — turnkey furnished commands a premium with investor buyers. (4) Order a pre-listing inspection, prioritizing lanai condition, HVAC age, windows, and roof. (5) Pull your HOA annual report and most recent financial statement. Call Jesse at (239) 898-6072 for a full pre-listing consultation.

What are my closing costs when selling a Wild Pines condo?

Florida seller costs (excluding commission): documentary stamp tax on the deed (0.7% of sale price — on $305,000 that is $2,135), title insurance (seller's policy, 0.5%), estoppel fees from the management company and BBCA ($200–$500 combined; FS §718.116(8) caps standard estoppels at $250 and expedited at $400), and HOA transfer fees. Total non-commission seller costs typically run 1.5–2% of sale price. Commission is negotiated separately.

What disclosures am I required to make when selling a Wild Pines condo?

Florida Statute 718.503 requires the Declaration of Condominium, bylaws, Rules and Regulations, current operating budget, most recent financial statements, a disclosure of pending special assessments, and disclosure of any pending litigation. Wild Pines-specific material disclosures: the Building B structural lanai repair project (if your unit is in Building B), the $500 BBCA beach-park special assessment (2025), the two-HOA-entity structure for Building E, and the status of any post-Ian repairs or assessments. The buyer has 3 business days from receipt to rescind without penalty.

Can I sell my Wild Pines condo with a tenant in place?

Yes. Florida law permits selling a condo with an active lease — the buyer assumes the lease terms. For Wild Pines investment sellers, a unit with an active lease and documented rental history can be an attractive turnkey-investment to investor buyers. Coordinate the tenant notification and any rental-transfer process with the management company.

Should I sell furnished or unfurnished?

If your unit is investment-grade furnished with a rental history, sell furnished — the "ready to rent" positioning adds premium and attracts the investor buyer segment. If the furniture is dated or your target is a primary-use buyer, unfurnished may be cleaner. We advise based on your specific unit's condition.

What should I price my Wild Pines condo at to sell in 2026?

In a buyer's market, price to the live comps for your floor plan, floor, view, and building — not to the asking-price inventory, which sits above the closed median. The trailing data is a 93.3% sale-to-list ratio and 188-day median DOM, so an aggressive (realistic) list price is what produces a sale rather than a half-year on the market. Building B units should be priced with a modest discount during active construction, recoverable on completion. Call Jesse at (239) 898-6072 for the precise comp analysis. (Source: Stellar / SWFL MLS, Wild Pines subdivision filter, pulled June 2026.)

How do I sell my Wild Pines condo if I'm not in Florida?

Out-of-state Wild Pines sellers are common — this is a seasonal and investment community. Remote sales are standard: electronic signatures on all disclosures and contracts, the management company providing estoppel remotely, a local closing agent handling the deed recording, and McGreevy and Comisar coordinating photography, staging, and showings. Contact Jesse at (239) 898-6072 to start.

Does the Wild Pines HOA have a right of first refusal?

Not confirmed from public sources. Florida condominium law permits associations to hold a right of first refusal or an approval right at resale, but not all exercise it. Request the current Declaration from the management company to confirm whether one exists before marketing your unit.

Understanding the Broader Bonita Bay Investment Context

Why Master-Planned Communities Sustain Value

Bonita Bay is not a neighborhood — it is a complete ecosystem. Communities that provide their own amenity infrastructure (marina, beach access, golf, trails, nature programming) are insulated from the value erosion that affects standard subdivisions when surrounding development changes. Bonita Bay's 2,400 acres is its own self-contained jurisdiction of desirability — a Wild Pines owner benefits from the aggregated investment in the Club, the marina, the beach park, and the trail system the community has made over more than four decades.

The Fixed-Supply Advantage

The Bonita Bay master plan is complete. Omega tower, the final planned high-rise, was delivered in 2023. No additional residential buildings can be constructed within the 2,400-acre footprint. Every future Bonita Bay transaction — including every Wild Pines transaction — is a resale. There is no new-construction competition at any price point. For a 105-unit village like Wild Pines, fixed supply means thin annual turnover (the trailing year saw 6 closed sales), which in a recovering market supports the long-term value thesis for correctly priced, well-presented units.

Wild Pines as the Gateway to Bonita Bay

For buyers who want the Bonita Bay lifestyle but are not yet ready for tower or large-lot single-family price points, Wild Pines provides an authentic on-ramp — the most attainable front door in the entire community. Many Bonita Bay owners begin at an attainable price point and upgrade within the community as circumstances evolve, keeping the relationships and lifestyle familiarity they developed. If you are confident you want Bonita Bay long-term but not yet certain which product type suits you, Wild Pines offers the lowest-friction entry while you develop first-hand experience.

Bonita Springs: Why the Address Matters

Wild Pines sits within the incorporated City of Bonita Springs — a distinction that carries practical weight. Bonita Springs incorporated as a city in 2008, giving residents a dedicated municipal government (City Hall at 9101 Bonita Beach Rd SE) responsible for local ordinances, permitting, code enforcement, and community planning independent of Lee County's county-wide governance.

The Bonita Springs address also carries SEO/AI-search significance for resale-minded owners: "Bonita Springs" real estate searches consistently rank among the highest-volume geographic searches in Southwest Florida's luxury market, and properties inside Bonita Bay occupy the top tier of that ecosystem. The proximity of Southwest Florida International Airport (RSW) — approximately 20–25 minutes from Bonita Bay's main gate — is an underrated quality-of-life factor for snowbirds and full-time residents alike. Bonita Springs's position between Fort Myers and Naples means residents access the shopping, dining, healthcare, and cultural resources of both metro areas without living in either; Lee Health operates multiple facilities within 15–25 minutes, including Lee Health Coconut Point in Estero. (Source: City of Bonita Springs.)

Sources and Authoritative References

The following sources were researched in compiling this page. We do not cite competitor realtor sites. All market data, community facts, and legal information cited herein is drawn from the MLS, government records, official HOA and community sources, Florida statutes, FEMA, and other primary and authoritative secondary sources.

1. Stellar / SWFL MLS — Wild Pines subdivision filter, trailing-12-month closed/active/rental data, pulled June 2026 (primary source for all market figures on this page)
2. Lee County Property Appraiser (LEEPA) / GeoView — Parcel records, sale histories, DOR 04 — CONDOMINIUM classification, all 105 Wild Pines units — https://www.leepa.org / https://gissvr.leepa.org
3. Lee County Clerk of Court — Official Records (Declarations of Condominium OR 1819 PG 1221 and OR 1968 PG 3070) — https://www.leeclerk.org
4. Florida Division of Corporations / Sunbiz — Wild Pines of Bonita Bay Condominium Association (N09208) and Building "E" Condominium Association (N21267) — https://search.sunbiz.org
5. Bonita Bay Community Association — Private Beach Park, parks, style of living, community association, contact information, assessments — https://www.bonitabayresidents.com
6. Bonita Bay Club — Membership tiers, golf, Golf Academy — https://www.bonitabayclub.net
7. Bonita Bay Marina — Operations and services — https://www.bonitabaymarina.net
8. Florida Statutes §718 (Condominium Act) — https://www.leg.state.fl.us
9. Florida Statutes §718.112(2)(g) — SIRS reserve requirements — https://www.leg.state.fl.us
10. Florida Statutes §718.503 — Condo disclosure requirements — https://www.leg.state.fl.us
11. Florida Statutes §553.899 — Milestone structural inspection requirements — https://www.leg.state.fl.us
12. Florida Statutes §718.116(8) — Estoppel fee caps — https://www.leg.state.fl.us
13. FEMA National Flood Hazard Layer / Map Service Center — Zone X (X500) confirmation, FIRM panels — https://msc.fema.gov / https://hazards.fema.gov
14. FEMA FloodSmart — Community Rating System — https://www.floodsmart.gov
15. Citizens Property Insurance Corporation — Rate actions, condo master policies — https://www.citizensfla.com
16. Florida Office of Insurance Regulation — Insurance market stabilization data — https://www.floir.com
17. Florida Realtors SunStats — ZIP 34134 / Lee County condominium statistics — https://sunstats.floridarealtors.org
18. Lee County School District — School zone locator — https://www.leeschools.net
19. City of Bonita Springs — Community Development, building permits — 9401 Corkscrew Palms Circle, Bonita Springs, FL 34135 / 239-221-5036
20. Wild Pines of Bonita Bay Condominium Association — Official community announcements, rules, Building B construction notices — https://www.wildpinesofbonitabay.com
21. Golf Course Architecture — Fazio Design begins Sabal renovation at Bonita Bay Club — https://www.golfcoursearchitecture.net
22. First Call Golf — Bonita Bay Club unveils new Golf Academy, February 2024 — https://www.firstcallgolf.com
23. Florida Division of Emergency Management — Hurricane Ian damage and recovery data — https://floridadisaster.org

HOA Documents via Google Drive

Drive folder (Wild Pines): https://drive.google.com/drive/u/0/folders/1KMGnCHASvc17tr1XO6Dqz5IUOE9E-fsM → Docs & Resources subfolder

Access note: The Wild Pines Docs & Resources subfolder is currently empty. As Jesse uploads the CC&Rs, bylaws, Rules & Regulations, and current budget to this Drive folder, those documents will be linked directly from this page — making it the only real estate page on the internet that links the primary-source Wild Pines governing documents alongside the community guide.

Why this section matters: Hosting or linking primary HOA documents directly from this page is the single most differentiated element of the McGreevy and Comisar community page strategy. AIO search engines specifically reward pages that cite primary-source documents. Once Jesse completes the Drive inventory and legal-clearance decisions, the publicly hostable documents will be embedded inline throughout the relevant sections of this page.

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