New Construction Homes in Bonita Springs: Builders, Communities and How to Buy

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and over $2.5 Billion sold with their Domain Realty Group team.

This page is for the buyer who is about to walk into a builder’s sales center with a Bonita Springs address on the brochure. The wider city story lives in our Bonita Springs area guide. What follows is the part nobody at the model home volunteers: which side of the city line the new homes actually sit on, who the builder’s salesperson works for, what Florida’s deposit statute does and does not protect, what a Community Development District adds to a tax bill, why “Bonita Springs” builder-direct sales are a smaller slice of the market than in Punta Gorda or Estero and are still mostly invisible to the MLS, and which programs are truly selling today. By Jesse McGreevy and Marc Comisar, with every figure read from a primary source or the county’s own recorded sales on 29 September 2026. Call Jesse direct at (239) 898-6072 before your first builder visit, or Marc at (239) 287-5873. Updated September 2026.

Key Takeaways

Each point is sourced further down the page, and each one corrects something a Bonita Springs new-construction buyer is likely to have been told or to have assumed. The figures come from the county’s recorded sales, the builders’ own pages and the Florida Statutes, all read on 29 September 2026.

• “Most new homes here never reach the MLS” is true only in a narrow form. Builder-direct sales were about 13 percent of the 2,266 recorded home sales in the twelve months to 29 September 2026 (301 sales, an estimate), and the MLS still missed about six in ten of the matchable builder closings: 113 of 293 appeared as MLS closings.
• A Bonita Springs address is not the City of Bonita Springs. Of 46,687 parcels on the county roll with a Bonita Springs address, 40,184 (86.1 percent) sit in the City, 5,630 (12.1 percent) carry a Village of Estero levy and 873 (1.9 percent) are unincorporated Lee County. Solis Grande is one of the unincorporated ones.
• This is not a new-build town. The Census Bureau’s 2024 five-year estimate puts the median Bonita Springs home at a build year of 1998, and only 3.0 percent of housing units were built in 2020 or later.
• Two luxury towers, not a wave of new subdivisions, carry the builder-direct numbers. They account for 171 of the 301 builder-direct sales in twelve months and lift the builder-direct median to $2,520,000. Without them the median is $608,247 and the share is 6.2 percent.
• Permits swing with apartment buildings. The City authorized 5,780 new units from 2018 to 2025, 55.7 percent single-family and 39.6 percent in buildings of five or more units, and only 362 in 2025 against 1,020 in 2024.
• Impact fees on a new single-family home differ by about $7,000 between the City and unincorporated Lee. The City column totals $17,199.95 before Lee’s 3 percent administrative fee, and the unincorporated column totals $9,854.75 to $10,280.00, because the two Lee sources print different school-fee collection rates.
• Your agent has to be registered at your first interaction with the builder, not at your first visit. Lennar’s written policy says the buyer must register the broker “on buyer’s first interaction with a Lennar employee”, and that “booking an appointment on this website does not constitute a realtor registration”. We found no written Florida policy for Pulte, Stock Development, London Bay or Ronto.
• Florida’s deposit statute covers deposits up to 10 percent of the price, and you can waive it in writing. It applies to one-family and two-family homes. Condominium buyers, who make up a majority of the recorded builder-direct sales here, follow chapter 718 instead.
• A CDD bill can more than double in a year. The Saltleaf CDD’s proposed FY2027 on-roll assessment is $1,924.71 per high-rise condominium against $812.15 of debt service per unit in the adopted FY2026 budget of the district (up 137.0 percent), and Vivid Shores’ first budget runs from $2,964.86 to $4,766.11 per home by lot width. Solis Grande advertises “No CDD”.
• Pulte’s warranty book we found waives implied warranties. Its Section 5 waives “statutory and implied warranties” in favor of a 1-2-5-10 year express warranty, and Florida’s outside limit for construction claims is 7 years.
• The flood rule is the same inside and outside the City. Both the City and unincorporated Lee County require the design flood elevation at FEMA’s base flood elevation plus one foot.

Table of Contents

Why McGreevy and Comisar Are the Best Realtor for Buying New Construction in Bonita Springs

Your Local Real Estate Experts

Where Is Bonita Springs New Construction Actually Being Built?

How Many Bonita Springs New Homes Sell Without Ever Reaching the MLS?

Which Builders and Communities Are Selling New Homes in Bonita Springs?

How Do the Bonita Springs New-Home Programs Compare on Recorded Sales?

Which Bonita Springs New-Home Communities Sit Inside a Master Plan?

Do You Need Your Own Agent to Buy New Construction in Bonita Springs?

How Are New-Construction Deposits Protected in Florida?

What Do CDDs and HOAs Add to a Bonita Springs New Home?

What Do Impact Fees and Utility Connection Charges Add to a Bonita Springs New Home?

Are Builder Incentives and Preferred-Lender Rates Worth It in Bonita Springs?

What Warranty Comes With a New Home in Florida?

Should You Get Independent Inspections on a Bonita Springs New Build?

What Flood and Wind Rules Apply to a New Home in Bonita Springs?

How Long Does It Take to Build, and What Are Spec, Quick Move-In and Build-to-Order Homes?

New Construction or Resale in Bonita Springs: Which Should You Buy?

How We Represent New-Construction Buyers in Bonita Springs

Selling a Florida Home to Buy New in Bonita Springs?

Where Can You Browse Current Bonita Springs Inventory?

Get Your Bonita Springs New Construction Consultation

Reviews From Southwest Florida Buyers Who Worked With Us

What We Could Not Verify, and Exactly Where You Get It

Frequently Asked Questions, Bonita Springs New Construction Buyer Edition

Downloadable Documents

Sources and Authoritative References

McGreevy and Comisar, Southwest Florida

Why McGreevy and Comisar Are the Best Realtor for Buying New Construction in Bonita Springs

McGreevy and Comisar are the Bonita Springs new-construction buyer’s agents who read the builder’s broker policy, the district budget and the Florida Statutes before your first sales-center visit, because on a new build the costly decisions happen at the welcome-center door and in the deposit clause, not at closing. They are Top 1% Real Estate Agents Nationally Since 2008.

What a buyer’s agent is actually for on a new build

A builder has a sales team, a purchase agreement written by its own lawyers, often an affiliated lender and title company, and a warranty document that excludes every promise it does not write down. A buyer has none of those. Our job is to be the only person in the room whose duty runs to you: to compare a builder’s price against the county’s recorded sales in the same community, to read the district’s adopted budget rather than the sales sheet, to negotiate options, incentives and the closing date, and to get independent inspections written into the contract before you sign it. In Bonita Springs that work has a local twist, because the address on the brochure and the government that permits, inspects and taxes the home are not always the same. Solis Grande carries a Bonita Springs address and sits in unincorporated Lee County. Some 34135 parcels belong to the Village of Estero. The two luxury towers sit inside the City limits, in different fire districts. Every one of those facts changes a fee or a rule.

How we compare with other Bonita Springs agents

If you are weighing us against other agents, our side-by-side look at the best real estate agents in Bonita Springs sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who walks the model with you is the agent who negotiates the contract. Choose with that page open rather than on our word. For the resale side of the same decision, our guide to buying a home in Bonita Springs covers closing costs, insurance, neighborhoods and the resale contract.

The accolades, and what they are evidence of

Jesse McGreevy and Marc Comisar hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, the Gulfshore Life Magazine 5 Star Award for Customer Satisfaction for 21 Straight Years, an award only 5 out of more than 21,000 licensees have held, and the #1 Team in Southwest Florida since 2012 position. The 2026 RealTrends rankings place the team #1 in Bonita Springs by sales volume and by transaction sides. Between Jesse and Marc there are over $900 million in personal sales and over 45 years of combined direct experience, which is how a person knows, without guessing, when a builder’s “limited time” savings event is the same one it has run for three quarters, and when a quick move-in home has sat long enough that the price itself will move.

Who you actually work with

Jesse and Marc handle their own buyers. The person who registers you with the builder is the person who reads the contract and negotiates it. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, on US 41, and we meet buyers at the sales center.

Your Local Real Estate Experts

McGreevy and Comisar are Southwest Florida real estate experts who have represented buyers and sellers from Naples to Charlotte Harbor for more than two decades, and whose home office is in Bonita Springs. The credentials below are the locked, verifiable record we publish on every page, stated exactly as awarded.

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

Licensed, and where to check

Jesse McGreevy holds Florida license SL3101296 and Marc Comisar holds BK3060671, both issued under Chapter 475, Florida Statutes, and both can be verified on the Florida Department of Business and Professional Regulation licensee search. McGreevy and Comisar is brokered by Domain Realty.

Where Is Bonita Springs New Construction Actually Being Built?

Bonita Springs new construction is built on three legal footings: inside the City of Bonita Springs, in unincorporated Lee County under a Bonita Springs address, and on a few parcels the county roll places in the Village of Estero. The City permitted 5,780 new units from 2018 to 2025, and the parcel’s tax district decides which rules apply.

Data updated: September 2026 (US Census Bureau Building Permits Survey, South Region place files and county files for 2018 to 2025 and year-to-date August 2026; Lee County Property Appraiser parcel roll dated 27 Sep 2026, tax district field; all retrieved 29 Sep 2026).

New units permitted, the City of Bonita Springs against Lee County

The City reported all twelve months in every year from 2018 to 2025 and all eight months of 2026, and for every City row the Census “reported” total equals the published total, so no imputation touches these figures. Lee County’s totals do include imputed units in some years (53 in 2020, 28 in 2023 and 3 in January to August 2025). The Cape Coral-Fort Myers metropolitan area is Lee County alone, so the metro and county series are identical. Over eight years the City authorized 5,780 units, 5.8 percent of Lee County’s 99,028; 3,218 (55.7 percent) were single-family and 2,287 (39.6 percent) were in buildings of five or more units. One large building moves the total by hundreds, which is why 2018 (849 units in 5-plus buildings), 2023 (462) and 2024 (652) look so different from their neighbors.

What the last two years say

The City’s 2025 total of 362 was 64.5 percent below 2024’s 1,020, and single-family permits fell 32.7 percent, from 309 to 208. For the same eight months, January to August, the City authorized 276 units in 2026 against 303 in 2025 (down 8.9 percent), while Lee County fell 22.5 percent, from 10,115 to 7,839. The 2026 City figure is 148 single-family homes, 8 two-unit units and 120 units in two buildings of five or more. The Census “value” column, which is the builder-reported construction cost and not a sale price, averaged $337,949 per single-family building in 2025 and $688,358 in January to August 2026. We cannot establish from the Census files why the 2026 figure jumped, so we report it and do not interpret it. Permits are also not completions: a permit is issued months before a closing, and a permit count says nothing about who sells the home.

The jurisdiction test, by tax district

The only reliable test of whether a new home is in the City is the taxing district on the Lee County parcel record, not the ZIP code. On the roll dated 27 September 2026 we read the tax district of every parcel with a Bonita Springs site city or a 34133, 34134, 34135 or 34136 ZIP.

The postal city trap

A mailing address is a postal route, not a government. “Bonita Springs, FL 34135” covers the City, a Village of Estero pocket that includes 247 of the recorded sales in the last twelve months, and unincorporated Lee County. That difference decides who permits and inspects your home, which impact-fee column applies, and which floodplain office holds your elevation certificate. ZIP codes 34133 and 34136 returned no sale rows at all in our county pull. Zero of the 247 Village of Estero sales in the last twelve months were builder-direct, which is why we count those sales in the market total and never in the new-construction story. Our Estero area guide and our new construction in Estero page cover the Village side.

Districts with “Bonita Springs” in the name that are not in Bonita Springs

Two Community Development Districts, Brooks of Bonita Springs and Brooks of Bonita Springs II, sit inside the Village of Estero according to their own site, “within the boundaries of the Village of Estero”. The districts that are truly inside the City are Bonita Landing, Bonita Village and East Bonita Beach Road, each created by a City ordinance. Saltleaf’s district was created by Lee County. If a district name is the only clue you have, read the parcel’s tax district before you believe it. Our guide to The Brooks covers that community, and our Estero HOA and CDD fees page covers the Estero-side districts.

How Many Bonita Springs New Homes Sell Without Ever Reaching the MLS?

Most new homes here sell direct from the builder and never reach the MLS as a sale, but only in a narrow, measurable form in Bonita Springs: about 13 percent of recorded sales in the last twelve months were builder-direct (an estimate), and the MLS missed roughly six in ten of the builder closings we could match.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, parcel roll dated 27 Sep 2026, improved sales over $1,000; twelve months from 29 Sep 2025 to the newest recorded sale on 17 Aug 2026; Southwest Florida MLS (Matrix), pulled 29 Sep 2026; tabulated by McGreevy and Comisar, retrieved 29 Sep 2026).

The headline numbers, with their window and geography

The geography is Lee County parcels with a situs ZIP of 34134 or 34135, or a site city of Bonita Springs (15 rows carry ZIP 33931), which includes the City, the Village of Estero parcels that carry a Bonita Springs address and unincorporated Lee. The window is twelve months ending 29 September 2026, but the newest sale in the county file is dated 17 August 2026. County records post days to weeks after a closing, so the last six weeks of the window are not yet recorded, and every count below is a floor for that reason. After removing non-housing product, the county recorded 2,266 qualified home sales in the window. Of those, 301 (13.3 percent) were builder-direct by our estimate. Over 24 months the share was 13.5 percent (597 of 4,425) and over 36 months 11.7 percent (749 of 6,401). For comparison, our Punta Gorda new-construction work found 35.1 percent of recorded sales builder-direct across five ZIP codes over twelve months, and our Estero page reports about 23 percent for Estero. Bonita Springs is the smallest of the three, and any page that implies the city is mostly new construction is wrong: the median Bonita Springs home was built in 1998.

How we counted, and what “builder-direct” means

Every figure is built from the county’s recorded, DOR-qualified sales (transfer codes 01 and 02 only), so builder-to-builder nominal deeds, quitclaims and corrective deeds are not counted as sales. “Builder-direct” is our estimate, not a field on the record: it is the first qualified improved sale of a parcel within about a year of the year the building was built. That heuristic catches product that is not housing, so we removed 33 of the 2,299 rows in the window before counting: five storage condominiums (a storage-unit development in ZIP 34135), four marina cabana condominiums priced from $1,350,000 to $1,825,000, and 24 sales carrying non-residential county use codes (stores, offices, a hotel, warehouse and storage). Ten of those 33 rows had been flagged builder-direct. Keeping the four cabanas would make the count 305 of 2,270 (13.4 percent) and change no conclusion. Rows kept that a reader might question: a house with a boat slip (a residence) and 15 condominium sales in ZIP 33931 inside the City, none builder-direct.

The share by tax district

Over 24 months the City share was 13.3 percent (506 of 3,816), unincorporated Lee 82.9 percent (87 of 105) and the Village of Estero 0.8 percent (4 of 504). The unincorporated figure is almost entirely Solis Grande, a builder-sold townhome community, which is why the share is so high there. By ZIP code in the twelve months, 34134 recorded 835 sales with 174 builder-direct (20.8 percent, median $3,632,500) and 34135 recorded 1,415 with 127 (9.0 percent, median $605,000). By county use code, single-family (01) recorded 1,088 sales with 77 builder-direct (7.1 percent), condominiums (04) 993 with 171 (17.2 percent), and use code 00, a new build the county has not yet assessed, 57 with 53.

Two towers explain the medians

Two luxury condominium towers account for 171 of the 301 builder-direct sales: a subdivision the county records as Bayview South Tower A (95 closings between 13 April and 31 July 2026, median $4,400,000, range $2,805,000 to $13,636,540) and Infinity I at The Colony (76 closings between 12 January and 15 May 2026, median $2,987,500, range $1,480,000 to $4,940,000). They lift the builder-direct median to $2,520,000. Without them the twelve-month sample is 2,092 sales, 130 of them builder-direct (6.2 percent) at a median of $608,247 against a resale median of $525,000, and the 2026 year-to-date share without the towers is 5.1 percent (81 of 1,582). Any median quoted for Bonita Springs new construction needs the ex-tower figure beside it, and on this page it always has one. We name the county’s own subdivision label for the first tower on purpose: the county calls it Bayview South Tower A, and we have not seen a document that ties that label to a marketing name, so we do not pair them here.

The eleven-year record

Builder-direct sales were about a quarter of the market in 2016 to 2018, fell through the early 2020s as the big single-family programs sold out, and returned in 2026 only because the towers closed. Sales before 2009 in this roll are incomplete, which is why the record starts in 2016.

What the MLS captured

The Southwest Florida MLS (Matrix) pull for new, pre-construction and under-construction homes in the city of Bonita Springs, run on 29 September 2026, returned 181 records: 116 closed sales in twelve months (82 ordinary sold records and 34 entered after the fact by the builder as “S SDE” records), 57 active listings and 8 pending. Matched development by development against the county’s builder-direct sales, the MLS showed 113 closings where the county recorded 293 builder-direct sales (38.6 percent), so 180 (61.4 percent) never appeared as an MLS closed sale. Capping each development at the county count, so an MLS entry the county treats as a resale cannot inflate the share, the figure is 105 of 293 (35.8 percent). Those numbers flatter the MLS, because the MLS window runs to 29 September and the county file stops at 17 August; at the recorded pace in these developments (293 builder-direct sales in the 322 days the county file covers), the six unrecorded weeks would add roughly 39 sales, which would move the share to about 34 percent. One development match (the tower) rests on an identical price range rather than a name, and we flag that in our provenance. About 29 percent of the MLS new-construction closings (34 of 116) are S SDE entries, which are records made after a builder closed, not open-market listings.

The Colony line includes some non-Infinity Colony resales that were entered as new, so 38 percent is again the generous reading. The honest one-line version of the top rule for Bonita Springs is this: builder-direct sales are a minority of the market, they are still mostly outside the MLS, and an MLS-only “new construction median” for this city measures the wrong thing.

Which Builders and Communities Are Selling New Homes in Bonita Springs?

On 29 September 2026 the builders and developers actively selling new homes under a Bonita Springs address were Pulte and Stock Development at Vivid Shores and London Bay at Saltleaf, with Pulte at Solis Grande and Ronto at Infinity at The Colony in final phases. Lennar has a Natura phase coming with no homes yet.

Data updated: September 2026 (each builder’s or developer’s own community page, read 29 Sep 2026; Lee County Property Appraiser recorded sales, DOR-qualified, roll dated 27 Sep 2026; district documents as cited). Prices are as published by the builder on that date and change often; they show ranges and “from” figures, not a price list.

The builder and community comparison table

Ready to talk before your first Bonita Springs builder visit?

A Bonita Springs buyer who already knows that Lennar’s written policy requires the broker to be registered “on buyer’s first interaction with a Lennar employee” is one phone call away from keeping that option open at every builder in the city. The next step is a short consultation before you visit any sales center: book your Bonita Springs new construction consultation, see how we represent buyers in Southwest Florida, or call Jesse direct at (239) 898-6072 before you click any builder’s inquiry form. If you own a home you will sell to fund the new one, get a Bonita Springs home valuation first, because a builder’s closing date and your sale date have to meet.

Vivid Shores, Pulte Homes and Stock Development

Vivid Shores is a gated, natural gas, lakefront community on Shimmering Sands Court. PulteGroup operates vividshores.com (“Copyright 2026 PulteGroup, Inc.”), which names Pulte and Stock Development as the builders, and Stock’s own project page calls it a “1,031-acre gated lakefront community in Bonita Springs”. Pulte’s community page reads “635 Homesites, featuring 451 future front doors from Pulte Homes”, a “13-acre lakefront amenity campus” and a clubhouse of about 14,000 square feet, and lists a base price of “$754,990+” for homes of 2,366 to 4,346 square feet. Stock’s floor plans run from $1,349,990 (the Indigo series) to $1,809,990 (the Cobalt series), and its inventory page listed 11 available homes from $2,222,380 to $3,471,465. The two builders publish very different prices for the same community, and we print each builder’s number rather than a blend. In the MLS on 29 September 2026 the community showed no closed sales, 6 active listings at a median list price of about $2.57 million, and 2 pending. Our Vivid Shores guide covers the community’s own details.

Saltleaf and The Ritz-Carlton Residences, Estero Bay

London Bay describes Saltleaf as 507 acres with 224 Ritz-Carlton Residences, a 72-slip marina, a golf preserve and a 144-acre preserve, and gives its location as Bonita Springs. The residences site carries a disclaimer worth reading: the residences “are not owned, sold or developed by The Ritz-Carlton Hotel Company, L.L.C. or its affiliates”, and LB Estero Bay Investments, LLC “uses The Ritz-Carlton marks under a license”. The same site says “the South Tower is now open and nearly sold out, while sales in the North Tower continue to surge”, and a developer-affiliated Saltleaf site says over 90 percent of the South Tower is sold. Those are the developer’s statements, not ours. The residences site’s price wording is “Select residences from $3m”. Our Saltleaf guide covers the community itself. We do not publish a recorded builder-direct count for Saltleaf on this page, because the county’s tower labels and the marketing names are different strings and no document we read connects them.

Solis Grande, Pulte’s closing-out townhomes

Solis Grande is 118 gated townhomes with impact glass included and, in Pulte’s words, “No CDD”. Pulte’s page says “this community is only offering Quick Move-In Homes”, four of them at the time we read it, priced from $409,990 (down from $417,055) to $424,990 (down from $448,090), a saving of $7,065 to $23,100, with availability shown as March 2027. The address is Bonita Springs and the jurisdiction is not: the parcels carry a tax district of Bonita Springs Fire alone, which is unincorporated Lee County. Recorded builder-direct sales were 37 in twelve months (from $379,990 to $454,990, median $420,000) and 84 in 24 months, which is about 70 percent of the 118-home program. Homeowners association dues are not stated on Pulte’s page, so ask for the HOA disclosure summary before you sign.

Infinity at The Colony, The Ronto Group

Infinity at The Colony is a 22-story, 96-residence condominium tower inside Pelican Landing, developed by The Ronto Group with Wheelock Street Capital. The developer’s site says the tower is “now welcoming owners” and “80% sold” without a date, states that a second tower is “planned, but need not be built”, and says owners are automatic members of the Colony Foundation and the Pelican Landing Community Association, while the golf and country club is separate. A Ronto news release reprinted in Florida Weekly puts pricing “from the high $2 millions” and 3,075 to 4,102 square feet, and a March 2025 Ronto release offered “three finish package choices” to purchasers of unsold residences. The county recorded 79 sales in 24 months, 76 of them builder-direct, so about 76 of 96 residences had closed by the county’s records through 15 May 2026. The tax district is City of Bonita Springs and Bonita Springs Fire. See our guides to The Colony at Pelican Landing and Pelican Landing.

Natura at Bonita Fairways, Lennar’s upcoming phase

Lennar’s own Bonita Springs page reads “0 available homes; 1 community”, and its Natura at Bonita Fairways page says “Coming to Bonita Springs, FL”, “New homesites coming soon” and “No homes available”. That is a pre-construction program with no home for sale today. Lennar’s pages do not number the phase, but the county record does: the only unbuilt Natura plat is Phase 3, 106 lots recorded at Instrument 2025000218513 in 2025 and sold together in one deed on 12 August 2026 for $12,985,000 (Instrument 2026000214143) from Home Dynamics Bonita, LLC to TPG AG EHC III (LEN) Multi State 2, LLC, a Delaware company in care of Essential Housing Asset Management. A memorandum recorded the same morning (Instrument 2026000214144) shows that company granted Lennar Homes, LLC an option to buy those 106 lots and the phase's tracts, running to 20 November 2029. The county sales file holds 265 Natura-labelled sale records, but only 7 were builder-direct in 24 months (from $460,000 to $646,760, the last on 26 September 2025); the earlier phases, 199 patio-home lots in Phase 1 and 24 villas in Phase 2, were built by Home Dynamics, whose entities Home Dynamics Bonita, LLC and Home Dynamics Bonita Fairways, LLC are named in the recorded 2024 amendment to the community declaration (Instrument 2024000069667); Home Dynamics Bonita Fairways still owns four vacant Phase 1 lots on the September 2026 roll. The community association’s own site describes Bonita Fairways as “585 existing units growing to 850+”, gated, with executive golf, on a page last modified in 2022. Our Natura at Bonita Fairways guide covers the Natura program itself, and our Bonita Fairways guide, buyer’s guide to Bonita Fairways, seller’s guide and valuation page cover it.

Communities we checked and did not find selling new homes

Infill and small-builder sales

Outside the programs above, builder-direct activity is scattered: San Carlos Estates (5 in 24 months, plus one under a variant name), Trieste Preserve (4), Serrano (3), Heitmans (3, in the City’s redevelopment district), El Dorado Acres (3, unincorporated Lee, in the Estero Fire district), the Paradise Road Roundabout subdivision (3, from $566,445 to $857,918), and Villa Mar at Bonita Beach (2). Together these “other infill” sales were 19 in twelve months and 39 in 24. Habitat for Humanity of Lee County’s Greyhound Square lots added 3 more builder-direct sales in twelve months (a nonprofit program, not a market program, so we leave them out of the infill count). No builder or community site was read for any of them, so we make no claim about who builds or sells them, and we say so plainly. Our guide to San Carlos Estates covers the largest of these.

How Do the Bonita Springs New-Home Programs Compare on Recorded Sales?

Over 24 months the county recorded builder-direct sales in eight named Bonita Springs programs, led by Bonita Del Sol with 241 sales at a median of $653,615, then a luxury tower at $4,400,000, Solis Grande at $430,000 and Infinity at The Colony at $2,987,500. Most of those programs are now closing out or built out.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, roll dated 27 Sep 2026; windows of 24 and 36 months ending 29 Sep 2026, newest recorded sale 17 Aug 2026; builder-direct is an estimate; retrieved 29 Sep 2026).

The benchmark table, builder-direct sales by program

What the medians can and cannot say

The medians are not like for like. In the twelve months to 29 September 2026 the builder-direct median for single-family homes (county use code 01) was $598,000 across 77 sales against a resale median of $685,000 across 1,011; the builder-direct condominium median was $3,650,000 against a resale median of $415,000, and that gap is the luxury towers, not the price of a typical condominium. The all-sales median was $570,000, the resale median $525,000. Across the three windows the resale median reads $550,000 over 36 months, $535,000 over 24 and $525,000 over 12, and the all-sales median $560,000, $550,165 and $570,000. Those are medians of different mixes of homes, not a price index, so we do not turn them into a trend line.

Why we publish no price per square foot

The county roll leaves living area blank on many new builds until they are assessed (county use code 00, “new build not yet assessed”, accounted for 57 sales in twelve months, 53 of them builder-direct), so a builder-direct price per square foot built from the roll would rest on a small and unrepresentative subset. A number we cannot defend is worse than no number, and a per-square-foot comparison is something we run for a buyer on the specific plan and lot.

Resale inside the builder’s own community

Once a program’s builder closings end, the same streets keep trading as resales, and the two prices tell you what the builder’s premium was worth. That is a useful test at Bonita Del Sol and Solis Grande, where the builder-direct medians are already recorded and the resale medians are accumulating. Ask us for the resale comparables inside any community on your list before you accept a builder’s price.

Which Bonita Springs New-Home Communities Sit Inside a Master Plan?

Four Bonita Springs new-home programs sit inside a larger master plan or district: Vivid Shores, a 1,031-acre community with its own City-created CDD; Saltleaf, a 507-acre waterfront community with a Lee County CDD; Bonita Fairways, an association community growing from 585 to 850-plus units; and Infinity at The Colony inside Pelican Landing.

Data updated: September 2026 (developer, builder and district sites read 29 Sep 2026: stockdevelopment.com, londonbay.com, saltleafcdd.net, vividshorescdd.org, bonitafairways.org, infinitycolony.com; retrieved 29 Sep 2026).

Vivid Shores, and the two unit counts that do not match

Stock Development’s page gives Vivid Shores as 1,031 acres. Pulte’s page says “635 Homesites, featuring 451 future front doors from Pulte Homes”. The Vivid Shores Community Development District’s FY2026/2027 final budget, dated 10 August 2026, prices a Series 2025 bond area of 384 units (112, 188, 36 and 48 units across its four lot widths, 52 feet to 90 feet or more). Those numbers are probably a phase against a total, but no document we read says so, and we do not resolve it for you. The district engineer’s report and the district’s assessment methodology are the documents that settle which lots the bonds cover, and we ask for them for any Vivid Shores buyer.

Saltleaf, and the two acreage figures

Saltleaf’s Community Development District was created by Lee County Ordinance No. 23-16, effective 21 June 2023, and amended by Ordinance 23-31. Its bond offering memorandum, dated 28 March 2024 for $30,000,000 of Series 2024 bonds, describes 209.32 acres of district land “located partially in the City of Bonita Springs, Florida” with the remainder unincorporated, and 1,044 planned for-sale units, possibly 1,532. The district’s own About page says roughly 197.36 acres “entirely within Lee County”. Two documents about the same district disagree on acreage and on jurisdiction, and only the parcel’s tax district and the annexation record settle it. Treat any statement about which government serves a Saltleaf residence, including this one, as unconfirmed until you have read the parcel record.

Bonita Fairways and the Natura and Botanika programs

The Bonita Fairways Community Association’s own site describes a gated community of “585 existing units growing to 850+ including new single family, villas and condominiums under construction”, with executive golf, on a page modified in 2022. Natura is the single-family program, and Botanika the low-rise condominium program by a contractor page’s account. We did not find a Community Development District for either, and we do not claim none exists: the builder’s disclosure and the non-ad valorem lines on the tax roll settle that question. Our Bonita Fairways guide covers the community.

The Colony and Pelican Landing

Infinity’s owners are automatic members of the Colony Foundation and the Pelican Landing Community Association, according to the developer. We did not read a CDD for it. For the wider community, our Pelican Landing guide and our guide to The Colony carry the neighborhood detail.

Districts elsewhere in the city that serve older programs

East Bonita Beach Road CDD (created by City Ordinance 08-02, about 294.85 acres, “north of Lee/Collier County line at the present eastern terminus of the Bonita Beach Road”) and Bonita Landing CDD (City Ordinance 16-03, about 104.42 acres) are the two in-City districts whose FY2027 budgets we read. Which communities they serve is our inference from lot counts and plat dates, not a district statement, so we treat the mapping as unverified and use both only as worked examples in the CDD section below.

Do You Need Your Own Agent to Buy New Construction in Bonita Springs?

Bonita Springs buyers do not legally need an agent to buy a new home, and Lennar’s own FAQ says so. But Florida presumes a licensee is a transaction broker unless single agency is put in writing, and the builder’s salesperson is paid by the builder, so the welcome-center salesperson owes you no duty to get you the best price.

What Florida law says about the builder’s salesperson

Section 475.278, Florida Statutes, states: “It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer.” Section 475.011(2) exempts from the licensing chapter “any individual, corporation, partnership, trust, joint venture, or other entity which sells, exchanges, or leases its own real property; however, this exemption shall not be available if and to the extent that an agent, employee, or independent contractor paid a commission or other compensation strictly on a transactional basis is employed to make sales, exchanges, or leases to or with customers in the ordinary course of an owner’s business of selling, exchanging, or leasing real property to the public.” Either way, a builder’s in-house sales staff are paid by the builder and work for the builder. They can be helpful and honest, and their job is still to sell the builder’s homes at the builder’s price.

Lennar’s rule, in its own words

Lennar is the only builder with a Bonita Springs program whose broker policy we could read in full. Its broker program page, dated 31 May 2024, says the “buyer must identify and register Broker on buyer’s first interaction with a Lennar employee”, that the “Broker must accompany buyer on buyer’s initial visit to the community, whether in person, self-guided, or virtual (if applicable)”, and that the buyer and Lennar must “execute a Purchase and Sale Agreement for a home within the applicable community within 60 days of the date of buyer’s identification and registration of Broker”. Its Broker Participation Policy adds: “A failure of a Prospect to register Cooperating Broker upon the initial communication with Lennar about any community will render Cooperating Broker ineligible for commission.” The registration “is effective for a period of sixty (60) days”, with a further sixty-day extension by accompanying the prospect to the sales office, and the policy states: “Booking an appointment on this website does not constitute a realtor registration.” Lennar’s FAQ answers “No, you do not need a broker or agent to purchase a new home from Lennar”, says an agent “is required to accompany and register with you on your first visit”, and adds: “Not all communities offer a broker co-op commission.” Lennar publishes no compensation ceiling that we found.

Pulte, Stock Development, London Bay and Ronto

We did not find a written Florida broker participation policy for Pulte, Stock Development, London Bay or Ronto, so we do not state their rules. Pulte’s community pages carry a realtor form asking for a realtor name and number, which tells you a registration step exists, not what its conditions are; Pulte’s agent portal sits behind a login. Stock’s contact page lists “realtor partnerships” and a phone line, and London Bay’s Saltleaf site says it is “welcoming both buyers and brokers”, and neither publishes a window, a ceiling or an expiry. Ronto’s realtor resources page for Infinity is password-gated and its realtor brochure carries no commission text. Before a first visit to any of these, we ask the sales office for the policy in writing and register you by the method it names. The absence of a published policy is a reason to call first, not a reason to assume there is none.

What a website-registration disqualifier looks like

D.R. Horton has no Bonita Springs community on its inventory sheet effective 25 August 2026 (which expires 31 December 2026), but its wording shows the rule buyers meet at other builders. The sheet says D.R. Horton “will pay up to 4% of the final purchase price of the home at closing as a commission to buyer’s real estate agent”, that the “agent must accompany and register client on their first visit … or call or email the D.R. Horton sales agent at the community to pre-register client before their first visit”, and that the client “must not have previously registered on the D.R. Horton website or communicated with D.R. Horton’s sales agent”. We cite it as an example of a written rule, not as a Bonita Springs policy.

The first click counts, not only the first visit

A website inquiry form, a chat window or a call to the sales center can be your first interaction in a builder’s records. Under Lennar’s wording, if that first interaction happens without your broker named, the builder can decline to pay your broker, and you then either pay your agent yourself or go without one. The fix is simple and costs nothing: call us before you click any builder’s “request information” button, and we register you in the way that builder’s policy accepts.

What changed with the 2024 national settlement

The National Association of REALTORS states: “As of August 17, 2024, an MLS Participant ‘working with’ a buyer is required to enter into a written agreement with the buyer prior to touring a home, including both in-person and live virtual tours.” The agreement must state compensation that is “objective” and “not open-ended”, and NAR adds: “You do not need a written agreement if you are just speaking to an agent at an open house or asking them about their services.” NAR’s pages say nothing specific about a builder’s own model home with a builder’s salaried staff, so whether a written agreement is needed to walk into one is not established by those pages. Our written agreement states what we are paid and by whom before the first sales-center visit, so nothing changes at the closing table.

How Are New-Construction Deposits Protected in Florida?

Florida protects a new-home buyer’s deposit up to 10 percent of the purchase price by requiring the builder to offer an escrow account, but you can waive that right in writing. The statute, section 501.1375, covers one-family and two-family homes only, and condominium deposits follow chapter 718 instead.

Data updated: September 2026 (Florida Statutes 2026 edition, sections 501.1375 and 718.503, Florida Legislature, retrieved 29 Sep 2026).

The statute’s own words

Section 501.1375(2) says the builder “shall notify the prospective buyer that any deposit (up to 10 percent of the purchase price) made by the buyer to the building contractor or developer shall, unless waived in writing by the buyer, be deposited in an escrow account with a savings and loan association, bank, or trust company, an attorney who is a member of The Florida Bar, a licensed Florida real estate broker, or a title insurance company authorized to insure title to real property in this state.” The contract must carry a conspicuous legend: “THE BUYER OF A ONE-FAMILY OR TWO-FAMILY RESIDENTIAL DWELLING UNIT HAS THE RIGHT TO HAVE ALL DEPOSIT FUNDS (UP TO 10 PERCENT OF THE PURCHASE PRICE) DEPOSITED IN AN ESCROW ACCOUNT. THIS RIGHT MAY BE WAIVED, IN WRITING, BY THE BUYER.” The protection reaches “up to 10 percent”, not more, and it disappears the moment you sign a waiver, so read the escrow paragraph for a waiver line before you initial anything.

Who signs to release the money

If you do not waive, subsection (3) requires that the funds sit in an account “clearly denoted on the records of the escrow holder as an escrow account” and that “all withdrawals from the account shall require the signatures of both the building contractor or developer and the buyer or the buyer’s agent, except as provided in this section.”

When the builder may spend your escrow

Subsection (4) allows the builder to use escrowed funds for building purposes after notifying you, but only after it acquires “a surety bond issued by a company licensed to do business in this state, if such a bond is readily available in the open market, payable to the buyer in the amount of the escrow deposit”, and then “for construction purposes only”. Ask which of the two the builder relies on, and get the answer in writing.

The penalty, and the 10-day rule

A developer who “willfully fails to comply” with the escrow rules commits a third-degree felony, and “the failure to place funds in an escrow account, if required by this section, within 10 days after receipt by the developer of such funds is prima facie evidence of a violation”. Subsection (12) exempts deposits in an account required by the Federal Housing Administration or the Department of Veterans Affairs and deposits made to licensed brokers, which follow chapter 475 instead. The statute’s definitions also exclude a person who “sells or constructs less than 10 units per year statewide”.

Condominiums follow a different rule

Vivid Shores and Solis Grande are single-family and townhome programs, where the contract should say which statute it relies on, but most recorded builder-direct sales in Bonita Springs are condominiums, and a condominium purchase falls under chapter 718, not section 501.1375. Section 718.503 requires the contract to carry a legend that the agreement “IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER’S INTENTION TO CANCEL WITHIN 15 DAYS AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER, AND RECEIPT BY BUYER OF ALL OF THE ITEMS REQUIRED TO BE DELIVERED”, and that “ANY PURPORTED WAIVER OF THESE VOIDABILITY RIGHTS SHALL BE OF NO EFFECT”. We did not read chapter 718’s escrow terms for this page, so for a tower purchase we tell buyers to have the deposit terms read against the statute before signing, and we make no claim about them here.

What to do before you sign

Read the deposit paragraph, the escrow holder’s name, the waiver line and the completion-date and delay clauses, and ask whether the deposit for structural options and design-center selections is escrowed on the same terms as the base deposit. Do not send a deposit before your agent has registered you and you have read the contract in full.

What Do CDDs and HOAs Add to a Bonita Springs New Home?

A Community Development District adds a yearly assessment to the tax bill that repays the bonds which built the roads, drainage and amenities, plus a small operations charge. In Bonita Springs the FY2027 totals we read run from $1,280.34 to $4,766.11 per home, and a district can step up sharply, as Saltleaf’s proposed budget shows.

Data updated: September 2026 (Vivid Shores CDD FY2026/2027 final budget dated 10 Aug 2026; Saltleaf CDD FY2026 adopted and FY2027 proposed budgets; East Bonita Beach Road CDD FY2027 adopted budget; Bonita Landing CDD FY2027 adopted budget dated 14 May 2026; Florida Statutes 2026 edition; all retrieved 29 Sep 2026).

What a CDD is, and where the contract has to tell you

Section 190.048, Florida Statutes, requires that each contract for the initial sale of a residential unit in a district carry, “immediately prior to the space reserved in the contract for the signature of the purchaser”, a boldfaced disclosure that begins: “THE (Name of District) COMMUNITY DEVELOPMENT DISTRICT MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY.” It continues that these “TAXES AND ASSESSMENTS PAY THE CONSTRUCTION, OPERATION, AND MAINTENANCE COSTS OF CERTAIN PUBLIC FACILITIES AND SERVICES OF THE DISTRICT AND ARE SET ANNUALLY BY THE GOVERNING BOARD OF THE DISTRICT” and are “IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES AND ASSESSMENTS”. A builder’s marketing page does not have to say any of that. Pulte’s Solis Grande page says “No CDD”, while its Vivid Shores page is silent on the subject even though a CDD exists for Vivid Shores (created in September 2025 by City of Bonita Springs Ordinance No. 25-11 on a petition by Pulte Home Company, LLC). Silence is not the same as “none”, so ask for the district’s assessment schedule for the exact lot before you sign.

The CDD step-up table, FY2026 to FY2027

Two cautions on the Saltleaf rows. The rows compare against the FY2026 adopted budget, which shows $812.15 of debt service per unit across 1,069 planned units. The FY2027 proposed budget restates its FY2026 column at $562.12 on a larger unit base, so $562.12 is a restatement inside a proposal, not the figure adopted for FY2026. Second, the on-roll and off-roll split matters: in FY2026 the unit was billed by the district only for debt, and in FY2027 a block of 112 units moves onto the tax roll with operations added, so the first November tax bill after a purchase can look very different from the seller’s.

Vivid Shores CDD, a brand-new district

The Series 2025 bond area covers 384 units; total operations assessments are $192,000 and debt assessments $1,198,681. The amounts include a 4 percent early-payment discount and county collection fees, and the district’s board is chosen by landowner election in its early years. Stock builds on 76-foot and 90-foot homesites, so a Stock buyer should expect the top two rows, and Pulte’s base prices sit on a range of lot widths, so ask the sales office which lot and which row applies. We ask the district manager for a lot-specific assessment letter before any Vivid Shores contract is signed.

Worked example: a 50-foot lot in East Bonita Beach Road CDD

East Bonita Beach Road CDD, created by City Ordinance 08-02 and effective 21 March 2008, levies $216.05 of operations plus $1,329.71 of Series 2018 debt service on a 50-foot lot, for $1,545.76 a year in FY2027, unchanged from FY2026. The Series 2018 bonds ($5,200,000 issued, coupons of 4.375 to 5.000 percent) mature on 1 November 2048. At most 22 more annual debt assessments remain (FY2027 through FY2048): 22 times $1,329.71 is $29,253.62 of debt service, and adding today’s operations charge of $216.05 for each of the 22 years makes $34,006.72. That is an illustration at flat FY2027 rates, not a forecast, since operations can change every year. The district’s shared-maintenance line, for Bonita Beach Road common infrastructure and panther mitigation under an interlocal agreement, rises from $20,440 to $34,580 in FY2027 (the district’s share is 14 percent of $247,000), and the district’s audits describe developer-affiliated board members, so the district’s own site is the place to read who governs it today. Which community this district serves is our inference from lot counts and plat dates (548 on-roll lots against the Seasons at Bonita plats), not a statement by the district, so confirm it against the parcel’s non-ad valorem line.

Worked example: a 50-foot lot in Bonita Landing CDD

Bonita Landing CDD, created by City Ordinance 16-03 on 1 April 2016, adopted FY2027 assessments of $1,510.77 for a 50-foot lot and $1,634.48 for a 60-foot lot, with operations up 3.85 percent to $889.73. Series 2016 debt service of $621.04 (50-foot) or $744.75 (60-foot) runs to a final payment on 15 December 2047, so 22 more assessments at flat rates would be $13,662.88 or $16,384.50. The adopted budget also shows legal services projected at $74,907.73 for FY2026 against $8,500 budgeted and a new $34,500 line for litigation, and its debt-service revenue line ($170,723.75) does not match its per-unit schedule ($147,636.50). We report both mismatches and ask the district manager to explain them before treating the per-unit totals as final.

Saltleaf CDD, and what the offering memorandum says

The Saltleaf CDD’s bond offering memorandum, dated 28 March 2024, describes $30,000,000 of Series 2024 bonds, a maximum net debt assessment of $3,500 per unit per year, operations and maintenance of about $300 per unit per year initially, and condominium and HOA assessments of about $15.96 per square foot per year, with sales of the first tower having commenced in April 2022. The district has since added Series 2026 bonds of $14,655,000. Its FY2027 proposed general fund of $299,159 is 35.1 percent above the FY2026 $221,468, driven by conservation-area maintenance ($105,982), bridges ($25,000) and a new property-insurance line ($30,000), and debt service, interest-only in FY2026, adds $405,000 of principal in FY2027. A buyer of a Saltleaf residence pays the district’s line, the condominium association’s assessments and, where the parcel is in the City, City taxes; the tax district on the parcel tells you which.

When the owners take over the HOA

Section 720.307 lets owners other than the developer elect a majority of the association board “three months after 90 percent of the parcels in all phases of the community that will ultimately be operated by the homeowners’ association have been conveyed to members other than the developer”, or earlier, and at least one board member once 50 percent of the parcels have been conveyed. The statute adds that “members other than the developer” do not include “builders, contractors, or others who purchase a parcel for the purpose of constructing improvements thereon for resale”. At a program of hundreds of homesites such as Vivid Shores, which markets 635, that trigger can be years away. Section 720.401 requires that “a prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale”, and if it is not, “the purchaser may void the contract by delivering to the seller or the seller’s agent or representative written notice canceling the contract within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first. This right may not be waived by the purchaser but terminates at closing.”

The first-year property tax trap

Section 689.261 requires a disclosure at or before signing that says: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES.” On a builder-direct sale the “seller” is a builder, so the taxes on a sales sheet, a listing or a resale comparable are the wrong numbers to budget from. From 1 February 2027, an amendment by chapter 2026-239 requires listing platforms to show estimated ad valorem taxes calculated on the listing price and bars them from displaying the current owner’s taxes. We did not read the assessment-date statute for this page, so for the first bill on a new parcel we send you to the Lee County Property Appraiser, whose office answers for your specific parcel.

The HOA facts we could not find

No homeowners association budget, dues schedule or section 720.401 summary for Solis Grande, Bonita Del Sol, Natura, Botanika or Seasons at Bonita was found in the county or district documents we read, and Pulte’s Solis Grande page does not state dues. HOA dues are the largest recurring cost we could not put a number on for this page, and they belong on your list of questions for the sales office and in the disclosure summary you are entitled to before you sign.

What Do Impact Fees and Utility Connection Charges Add to a Bonita Springs New Home?

A new single-family home inside the City of Bonita Springs carries about $17,200 in impact fees on the 4 May 2026 schedule, while the same home in unincorporated Lee County carries $9,854.75 to $10,280.00. Utility connection charges of $7,883.00 for water and wastewater are separate, and fire fees step up every May through 2029.

Data updated: September 2026 (Lee County impact fee schedule page; Lee County Ordinances 26-01 and 18-08; City of Bonita Springs Ordinances 18-07 and 18-10 and the City impact fee calculator; Bonita Springs Utilities tariffs effective 1 Jan 2026; retrieved 29 Sep 2026).

Who collects which fee

Inside the City, the City collects its own roads and parks impact fees (Ordinances 18-10 and 18-07) and Lee County collects fire, EMS and schools. Outside the City, unincorporated Lee County collects all five at Lee’s rates. Lee assesses at “building permit issuance”, so on a builder-built home the builder pays the fee and it sits inside the price, and a 3 percent administrative fee “is added to every impact fee assessment” Lee makes.

The single-family fee table, 4 May 2026 rates

The gap between the City and unincorporated Lee is $6,919.95 with both columns at 55 percent and $7,208.00 with both at 52.5 percent, and the roads fee alone accounts for $7,102 of it. For a multi-family unit the City total is $12,116.15 and the unincorporated total $6,476.50 to $6,751.75. The two Lee sources disagree on the school collection rate: Lee’s page prints “Road, Park, and School Impact Fees are collected at 52.5% of adopted Base Fee”, while Ordinance 18-08 and the City’s calculator use 55 percent, so we publish a range and Lee’s impact fee coordinator settles it for a specific permit. The City’s road discount has expired (“the full fee schedule will go into effect on Monday, November 8, 2021”), and Ordinance 18-10 has an automatic annual inflation clause, but the City’s 2026 calculator still shows the 2018 amounts and nothing we read says an index adjustment has been adopted.

The fire and EMS step-ups through 2029

Lee County Ordinance 26-01, adopted on 3 February 2026, says “all increases in impact fee rates will become effective 90 days after adoption of this Ordinance” and reductions take effect on the ordinance’s effective date, which puts the first increase at 4 May 2026. The single-family fire fee rises 50.0 percent from $766.00 to $1,149.00 by 2029. The EMS multi-family reduction may already apply even though Lee’s page still prints $42 in its “current fee” column. Which fire district a parcel sits in matters: the Estero Fire District’s single-family fee is the same $861.75, but its multi-family schedule differs ($642.75, $703.50, $764.25 and $825.00).

Utility connection: Bonita Springs Utilities aid to new construction

Bonita Springs Utilities’ June 2024 wastewater tariff showed $3,925.00 for a single-family unit, so the wastewater charge rose $534.00 (13.6 percent) in about two years. The tariffs also list a wastewater tap-in charge at actual cost, water service installations from $1,675.00 to $2,180.00 depending on the service length, and a non-waivable $1,500.00 water construction-meter deposit. Bonita Springs Utilities serves part of the City, not all of it, and we did not read the service-area map, so we cannot tell you which utility serves a specific address; the City’s own calculator says “please contact Bonita Springs Utilities” for these fees. We could not establish whether the City adds a percentage to its own road and park fees at permit issuance, and we did not read Lee’s Impact Letter form or the City’s permit fee schedule.

Are Builder Incentives and Preferred-Lender Rates Worth It in Bonita Springs?

Builder incentives are worth taking when you compare them against a price cut on the same home, because a rate buydown or closing credit can cost the builder less than it costs you. In Bonita Springs the dated incentives we could read were Pulte’s Solis Grande quick move-in savings and Ronto’s finish packages at Infinity.

Data updated: September 2026 (Pulte Solis Grande page and Ronto news release read 29 Sep 2026; 12 U.S.C. 2607 and 12 CFR 1024.15; Fannie Mae Selling Guide B2-1.4-04, page dated 07 Aug 2024; retrieved 29 Sep 2026).

The incentives advertised on the retrieval date

Pulte’s Solis Grande page listed four quick move-in homes on 29 September 2026 at $409,990 (was $417,055) to $424,990 (was $448,090), a saving of $7,065 to $23,100, with availability shown as March 2027. A Ronto release from March 2025 offered “three finish package choices” to purchasers of unsold Infinity residences. Lennar’s Natura page carries no homes and no incentive. We read no expiry date on any of them, so treat each as an “as of” statement and ask for the expiry in writing.

Temporary buydowns against a price cut

Fannie Mae’s Selling Guide allows temporary interest rate buydowns “provided the rate reduction does not exceed 3%, and the rate increase will not exceed 1% per year”, requires “a written agreement between the party providing the buydown funds and the borrower”, and adds that “when the source of the buydown funds is an interested party to the property sale or purchase transaction, Fannie Mae’s interested-party contribution limits apply”. A buydown lowers the payment for a few years and then expires, while a price cut lowers the price you finance and the basis for every later cost. We ask for both numbers side by side and compare them at the same closing date.

The affiliated-lender rules

Section 8 of the Real Estate Settlement Procedures Act says “no person shall give and no person shall accept any fee, kickback, or thing of value pursuant to any agreement or understanding, oral or otherwise, that business incident to or a part of a real estate settlement service involving a federally related mortgage loan shall be referred to any person.” A builder that owns or is affiliated with a lender may still refer you to it if the arrangement satisfies 12 CFR 1024.15, which requires a written disclosure “of the nature of the relationship (explaining the ownership and financial interest)” with an estimated charge, and that no one “has required (as defined in section 1024.2, ‘required use’) any person to use any particular provider”. The upshot is that a builder may reward you for using its lender but may not require it. We found no builder lender terms for a Bonita Springs program on a primary source, so we make no claim about any specific lender’s rate.

What we negotiate on a Bonita Springs new build

Options and lot premium, closing credits, the closing date, the CDD payoff or paydown question where one exists, and on a quick move-in home the price itself, each against the county’s recorded sales for the community rather than the builder’s comparables. We run the same comparison with a competing lender’s loan estimate on the table.

What Warranty Comes With a New Home in Florida?

A new home in Florida comes with the builder’s written limited warranty, usually a 1-2-10 structure, and with far fewer implied warranties than buyers assume. Pulte’s national warranty book we read waives statutory and implied warranties, and Florida limits construction claims to 4 years with a 7-year outside bar.

Data updated: September 2026 (Lennar warranty page; Pulte National Version Limited Warranty and Performance Standards, file dated 19 Aug 2024; Florida Statutes 2026 edition, sections 95.11, 553.835, 558.004 and 558.005; retrieved 29 Sep 2026).

What the builders publish

Lennar’s warranty page states a 1-2-10 program: one year for workmanship, two years for mechanical and systems, and ten years for structural. We did not find Lennar’s implied-warranty language for a home. Pulte’s Solis Grande page says “Pulte gives you an industry leading 10-year limited structural new home warranty”. The Pulte book we found is the National Version dated 19 August 2024, and we could not confirm it is the one attached to a Florida contract. It states one year for materials and workmanship, two years for systems, five years for water infiltration and ten years for structural elements. We found no published warranty for Stock Development, London Bay or Ronto, and Ronto’s condominium warranty is not published.

What the Pulte book gives up

Section 5 of the Pulte National Version reads: “To the fullest extent permitted by law, all warranties regarding your home and any building common element, including, but not limited to, statutory and implied warranties, are hereby disclaimed by us and waived by you.” Its examples of disclaimed warranties include “warranty of habitability” and “warranty of merchantability”. Disputes go to binding arbitration under the American Arbitration Association, with mediation through Professional Warranty Service Corporation. That is the express warranty you would read before you sign, not the implied protection a buyer of a house might assume, and it is why we read the warranty book with you.

The off-site rule since 2012

Section 553.835 provides: “There is no cause of action in law or equity available to a purchaser of a home or to a homeowners’ association based upon the doctrine or theory of implied warranty of fitness and merchantability or habitability for damages to offsite improvements.” It preserves other causes of action “based upon contract, tort, or statute”. Roads, drainage and other off-site improvements are therefore a place where the express warranty and the district’s obligations matter more than any implied promise.

Florida’s limit on construction claims

Section 95.11(3)(b) sets a four-year period running from the earliest of the temporary certificate of occupancy, certificate of occupancy or certificate of completion, and for a latent defect from when it “is discovered or should have been discovered with the exercise of due diligence”, but “in any event, the action must be commenced within 7 years after” that earliest date. A certificate of occupancy dated 29 September 2026 therefore gives an outside date of 29 September 2033. Florida shortened that outside limit from 10 years to 7 in 2023, so the builder’s warranty period and the statute’s clock run on different timetables.

The notice-and-cure step before any lawsuit

Chapter 558 requires that “the claimant shall, at least 60 days before filing any action, or at least 120 days before filing an action involving an association representing more than 20 parcels, serve written notice of claim on the contractor”, and the person served must respond in writing within 45 days, or 75 days for an association of more than 20 parcels. Section 558.005 requires that contracts carry the notice: “ANY CLAIMS FOR CONSTRUCTION DEFECTS ARE SUBJECT TO THE NOTICE AND CURE PROVISIONS OF CHAPTER 558, FLORIDA STATUTES.” Diary the warranty inspection dates and the certificate of occupancy date on the day you close.

Should You Get Independent Inspections on a Bonita Springs New Build?

Yes, on almost every new build, because the city’s code inspector checks the home against the building code at set stages and does not work for you, while an independent inspector checks workmanship and finish against your contract and the builder’s own standards. Put access for your inspector in the contract before you sign.

Data updated: September 2026 (Florida Statutes 2026 edition, sections 558.004 and 95.11; our own first-visit checklist; retrieved 29 Sep 2026).

Code inspection against a home inspection

A permit-stage inspection confirms code compliance at the stages the building department requires. An independent home inspection is a buyer’s tool: it looks at workmanship, installation and finish against the plans, the option sheet and the builder’s performance standards, and it produces a written list that the builder can be asked to correct before closing. Neither replaces the other, and neither appears in a builder’s marketing.

Put access in the contract

We ask for the right to inspect at the framing stage, before the drywall goes up, and at the final walk-through before closing, and we ask what notice the builder needs. We found no Bonita Springs builder’s written policy on third-party inspections during construction, so the answer belongs in the purchase agreement, and if the agreement is silent, we ask in writing and keep the reply.

Why the timing matters legally

The statute’s clocks run from the certificate of occupancy and the notice-and-cure steps are short. A defect you list at the final walk-through goes on a punch list the builder owes you. A defect you discover later is a warranty claim, and the warranty book, not the statute, decides how it is handled first.

What we look at on a production home

The roof and flashing details, window and door installation, the air-handler and duct installation, the garage-to-house fire separation, drainage and grading around the slab, the electrical panel labeling, and whether the finishes match the option sheet. The list is the same on a townhome, a single-family home and a tower unit, with the building envelope and the association’s reserve study added for a condominium.

What Flood and Wind Rules Apply to a New Home in Bonita Springs?

A new home in Bonita Springs must be built to the Florida Building Code in force at its permit date and, in a flood zone, to FEMA’s base flood elevation plus one foot, a rule the City and unincorporated Lee County share. Homes built after the code took effect in 2002 sit under a statewide code rather than local ones.

Data updated: September 2026 (Florida Building Commission code page, milestones and effective-dates documents; City of Bonita Springs floodplain notices; Lee County flood pages; FEMA NFIP Community Status Book record and FloodSmart definitions; Florida Statutes 627.0629; retrieved 29 Sep 2026).

Which building code edition applies

The Florida Building Commission states: “The Effective Date for the Florida Building Code, 8th Edition (2023), is December 31, 2023.” The Commission’s milestones document lists 31 December 2026 for the 9th Edition, while the main code page we read gives no effective date for it, so we treat the date as one to confirm with the building department. The edition that governs a home depends on the permit date, not the closing date. The first edition of the statewide code took effect on 1 March 2002 and replaced local codes, after the legislature created the Florida Building Commission in May 1998, so a home permitted before March 2002 was built under a local code and one permitted since sits under some edition of the statewide code.

The elevation rules for a new home

The City’s floodplain notice defines “design flood elevation (FEMA’s base flood elevation plus one foot)”, and Lee County’s page says that new structures in the Special Flood Hazard Area “are required to build one additional foot above the FEMA BFE”. Both the City and Lee County also apply a 50 percent rule, under which repairs or improvements that reach half of a building’s value can bring the whole structure under current flood rules. In a Zone X area the City’s 2016 notice says: “there is no required base flood elevation, however, Bonita Springs requires your livable floor to be 1 foot above the crown of the road.” That notice is older, so confirm it with the building department. The City’s floodplain ordinance text itself, which the notice refers to as Ordinance 22-05, we could not locate, so we call these staff notices, not the ordinance.

The City’s flood insurance record

FEMA’s community status record for the City of Bonita Springs (community 120680) shows participation in the National Flood Insurance Program, an initial Flood Insurance Rate Map dated 19 September 1984, a currently effective map dated 17 November 2022 and a Regular Program entry date of 16 August 2002. FEMA defines a Pre-FIRM building as one built “on or before December 31, 1974 or before the effective date of an initial Flood Insurance Rate Map”, so for the City a building constructed before 19 September 1984 is Pre-FIRM and one built after is Post-FIRM. FEMA says a Post-FIRM building built in compliance with the rules in force at the start of construction keeps favorable rate treatment even when a later map raises base flood elevations.

Wind, insurance and build year

The milestones document records that the Commission’s committee recommended adopting the international wind design criteria, including ASCE 7-98, for the whole state in November 1999. Section 627.0629 requires residential rate filings to include discounts or credits for fixtures or construction techniques that reduce windstorm loss, including wind uplift, roof strength, roof covering, roof-to-wall and wall-to-floor-to-foundation strength. Which build year earns which credit is set in each insurer’s filed rates, and we found no primary source that states a premium difference by build year, so we make no claim that a newer home is cheaper to insure. We ask for an insurance quote on the specific home before you sign and confirm any wind-mitigation credits with the insurer.

How Long Does It Take to Build, and What Are Spec, Quick Move-In and Build-to-Order Homes?

We could not find a published build time for any Bonita Springs program, so treat any “months to build” claim as unverified until it appears in the completion-date clause of your contract. What we can define is the choice: build-to-order takes the longest, quick move-in and spec homes close soonest, and pre-construction phases have no home yet.

Data updated: September 2026 (Pulte Solis Grande and Vivid Shores pages, Lennar Natura page, Stock Development inventory page, all read 29 Sep 2026; retrieved 29 Sep 2026).

Build-to-order

A build-to-order home is contracted before it is built, so you choose the plan, lot and options, and the builder schedules construction. Vivid Shores is the Bonita Springs program where that choice is open today: Pulte’s page shows a base range of $754,990 to $1,128,990 across its plans, and Stock’s floor plans run from $1,349,990 to $1,809,990. No builder page we read stated a construction duration, so the completion date, the delay remedies and any outside date are contract terms you should read line by line.

Quick move-in and spec homes

A quick move-in or spec home is one the builder has started or finished without a buyer, so its price, options and date are fixed. Solis Grande is the clearest example: Pulte’s page says the community “is only offering Quick Move-In Homes”, four of them, with availability shown as March 2027. Stock’s Vivid Shores inventory page listed 11 available homes. Spec homes are often where a builder’s dated incentives appear, and where a price cut against the recorded sales of the same plan is most negotiable.

Pre-construction and “coming soon” phases

Lennar’s Natura page says “New homesites coming soon” and “No homes available”. A pre-construction phase has no home to tour, so a registration with the builder made now is worth more than a visit later, and a deposit made now is a promise about a home that does not exist yet. That is the situation where the deposit statute, the escrow paragraph and the completion-date clause matter most.

Lot premiums and options

A lot premium is the extra a builder charges for a specific homesite, for example a view, a size or a position. We could not find a published premium schedule for any Bonita Springs program, so the number is whatever is on the lot price sheet the day you visit, and options are priced on a separate list. We ask for both price sheets in writing and negotiate them against the county’s recorded sales for the same community.

New Construction or Resale in Bonita Springs: Which Should You Buy?

New construction suits a Bonita Springs buyer who wants a current-code home with a written warranty, will accept a district or association assessment, and can wait or shop the few programs still selling. Resale suits a buyer who wants established neighborhoods, most of the city’s stock, or a closing next month.

Data updated: September 2026 (Census Bureau 2024 American Community Survey five-year tables B25034 and B25035 for Bonita Springs city; Lee County Property Appraiser recorded sales, DOR-qualified, roll dated 27 Sep 2026; Florida Building Commission documents; retrieved 29 Sep 2026).

How old Bonita Springs housing is

By these estimates 20.8 percent of the city’s housing units were built in 2010 or later, 44.3 percent in 2000 or later and 70.3 percent in 1990 or later. The 2020-or-later row covers only part of the five-year collection window, and ACS figures are survey estimates with margins. The insurance and code point follows from the age: a home permitted before 1 March 2002 was built under a local code, and homes since sit under a statewide edition, so a buyer of a 1990s resale home is comparing it with a new one on code, wind and flood rules, not just finishes.

What the recorded prices say

In the twelve months to 29 September 2026 the county’s recorded median was $570,000 for all Bonita Springs sales, $525,000 for resales and $2,520,000 for builder-direct sales, which falls to $608,247 without the two luxury towers. For single-family homes, the builder-direct median was $598,000 (77 sales) against $685,000 for resales (1,011 sales), and for townhomes at Solis Grande the builder-direct median was $420,000. Those are recorded medians of different mixes, and the right comparison for you is the same plan or the same community, which we run for each buyer.

The decision table

Who should choose new construction

Choose new if the priorities are a warranted home built to a current code edition, a floor plan chosen before construction, a closing you can schedule around your current home’s sale, and a community where the amenities are new. Buyers relocating from another state who want to avoid a first-decade roof or air-conditioner replacement, buyers who want a gated program such as Vivid Shores, and buyers who want a fee-simple townhome without a CDD at Solis Grande while it lasts are the natural fit.

Who should choose resale

Choose resale if the priorities are an established neighborhood, a choice among most of the city’s homes rather than four selling programs, a home without a new-district bond schedule, or a closing next month. Buyers who would rather negotiate against recorded comparable sales than against a builder’s incentive sheet are the natural fit, and our guide to buying a home in Bonita Springs covers the resale side in full.

When both are on the table

Many buyers tour both. The practical test is the monthly cost of ownership at the same price: mortgage, taxes at the right value, the district line for the exact lot, association dues and insurance quoted on the specific home. Run it for your top two new homes and your top two resales, and the choice is usually plain.

How We Represent New-Construction Buyers in Bonita Springs

McGreevy and Comisar represent a Bonita Springs new-construction buyer by getting in front of the builder before you do, reading the documents the sales center hands over, and negotiating the parts of a builder contract that move. This is the checklist we run at a first builder visit.

Before the first visit

We confirm the builder’s current broker policy in writing, register you by the method the policy accepts, and ask you not to fill in any website form, chat window or phone inquiry first. We pull the county’s recorded sales for the community and the plans you like, the parcel’s tax district, the flood zone of the lots on offer and the district’s adopted budget for the year you will close in.

At the sales center

We walk the models with you and collect the price sheet, the lot premium list, the options price list, the incentive terms with their expiry dates, the purchase agreement, the HOA disclosure summary, the CDD disclosure and the warranty book. Nothing is signed at the first visit.

Before you sign

We read the deposit and escrow paragraph and the waiver line, the completion-date and delay clauses, the inspection-access clause, the financing contingency, the lender-incentive conditions and the property tax disclosure. We get a competing loan estimate. We negotiate options, lot premium, closing credits and, on a quick move-in home, the price, against recorded sales rather than the builder’s comparables.

Through construction and closing

We attend the stage inspections the contract allows, the orientation and the final walk-through, check the survey and any elevation certificate, and diary the warranty inspection dates from the certificate of occupancy. Jesse’s direct line is (239) 898-6072 if you want to run the checklist on a specific community.

Buying resale in Bonita Springs, or new construction elsewhere

If the answer turns out to be resale, the same team runs that search; our Bonita Springs buyer’s guide covers the city and the resale contract. If your list includes another market, our guides to new construction in Estero, new construction in Punta Gorda, new construction in Ave Maria and Naples new construction apply the same method to each.

Selling a Florida Home to Buy New in Bonita Springs?

Most Bonita Springs new-construction buyers are also sellers, and a builder’s completion date and your sale have to meet. McGreevy and Comisar list and sell homes across Lee, Collier and Charlotte counties, so one team can time your sale to the builder’s closing and negotiate both sides of the move.

Start with the valuation

Before you sign a builder contract, know what your current home will sell for and how long it will take. Get a Bonita Springs home valuation from us, or read how we sell homes in Bonita Springs. Check whether the builder contract includes a contingency for the sale of your current home; if it does not, the timing is yours to manage, and the valuation tells you how much room you have.

The two timelines

On a quick move-in home the builder will want to close within weeks, often inside an incentive deadline. On a build-to-order home you may have many months, enough to sell, rent back or move twice. We map the sale to the builder’s schedule before you choose which kind of new home to buy.

Where Can You Browse Current Bonita Springs Inventory?

Bonita Springs new-home inventory is easy to browse and hard to read: the builders’ own sites list quick move-in homes, but not which listing carries a dated incentive and which plan will not be built for months. For current listings, including resale and new homes on the MLS, start with Domain Realty Group’s Bonita Springs home search.

Why we do not print a new-home price list

Builder prices, incentives and quick move-in inventory change often, and a price list on this page would be wrong within days. The tables above show ranges, “from” figures and the date we read them. Send us the communities you are considering and we will send back the current price sheets, the recorded sales and the district budget for each.

Nearby places our guides cover

Our Bonita Beach guide covers Bonita Beach, and our Bonita Springs area guide covers the city as a whole.

Get Your Bonita Springs New Construction Consultation

A Bonita Springs new construction consultation is a short call or meeting before you visit any sales center, where we confirm the builder policies that affect your representation, pull recorded sales and district budgets for the communities on your list, and set out what we would negotiate. There is no charge and no obligation.

What you get out of it

A shortlist of communities that fit your budget once the district line, the tax bill and insurance are counted, each builder’s current registration rule, the recorded sales for the plans you like, and a plan for your first visits. If you are also selling, a valuation and a timeline.

How to book it

Use the Bonita Springs new construction consultation form on this page, read how we represent buyers in Southwest Florida, or call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. Call before you click any builder’s inquiry form. You will be working with Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.

Reviews From Southwest Florida Buyers Who Worked With Us

Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer’s agents, and the quotes below are genuine five-star Google reviews from clients we represented, reproduced word for word. One is about the builder negotiation this page describes; none is presented as a Bonita Springs builder transaction.

On negotiating with a builder

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

On explaining the market

★★★★★ “He helped us purchase in Corkscrew Shores in Estero and clearly explained pricing and market trends. His insight into nearby Bonita Springs gave us total confidence.” Verified Google review

On closing quickly

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

On staying informed

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review

On finding the right house

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review

What We Could Not Verify, and Exactly Where You Get It

These are questions a Bonita Springs new-construction buyer will ask that no primary source we could read on 29 September 2026 answered. We name the gap and the document that closes it rather than print a number from a sales sheet or another agent’s blog.

• Pulte’s Florida broker participation policy (window, compensation ceiling, expiry, website-registration rule). Settled by Pulte’s written policy, which we request for our buyers before the first visit.
• The written broker policies of Stock Development, London Bay and Ronto. Settled by each developer’s policy document; Ronto’s realtor page is behind a password.
• The implied-warranty language in Lennar’s and Stock’s home contracts, the warranties for London Bay’s and Ronto’s condominiums, and whether the Pulte National Version warranty book is the one attached to a Florida contract. Settled by the warranty document attached to the purchase agreement.
• Who built and who is selling Bonita Del Sol now, the builder and any age restriction at Seasons at Bonita, and the builder of Bonita National. Settled by the builder’s inventory sheet or the recorded deeds’ grantor names on the Lee County Clerk’s official records.
• Vivid Shores’ true unit count (Pulte’s 635 homesites against the district’s 384-unit bond area), Pulte’s HOA dues, and the CDD line for a specific lot. Settled by the district engineer’s report, the district’s assessment methodology and a lot-specific assessment letter from the district manager.
• The tax district of a Vivid Shores parcel once one is sold, and of a Saltleaf residence, plus the annexation record and any document that ties the county’s tower label (Bayview South Tower A) to a marketing name. Settled by the Lee County Property Appraiser parcel record and the recorded condominium declaration.
• Saltleaf CDD’s adopted FY2027 budget, which was not posted on 29 September 2026 (hearing set for 25 September 2026). Settled by the district’s documents page.
• HOA dues at Solis Grande, Bonita Del Sol, Natura and Botanika, and whether Natura or Botanika has a CDD. Settled by the HOA disclosure summary under section 720.401 and the non-ad valorem lines on the tax roll.
• A dated sold count for Infinity at The Colony (“80% sold” is undated) and its association assessments. Settled by a written count from the developer and the association’s budget.
• Whether Lee’s school impact fee is collected at 52.5 or 55 percent for your permit. Settled by Lee County’s impact fee coordinator.
• Whether the City adds a percentage to its own road and park impact fees, the City’s permit fee schedule and Lee’s Impact Letter form. Settled by the City’s building services counter and Lee’s impact fee schedule documents.
• Which utility serves a specific address. Settled by Bonita Springs Utilities’ service-area map or a service letter for the parcel.
• The effective date of the 9th Edition of the Florida Building Code (the Commission’s milestones document lists 31 December 2026, its main code page gives no date), and the City’s floodplain ordinance text. Settled by the Florida Building Commission and the City’s building department.
• Any premium difference by build year for insurance. Settled by a quote from your insurer on the specific home.
• Whether a written buyer agreement is needed to walk into a builder’s own model home. Not established by NAR’s pages; settled by the builder’s policy and your agent’s brokerage.
• Build times, lot premium amounts and each builder’s third-party inspection policy. Settled by the purchase agreement and the builder’s price sheets.
• The first-year property tax treatment of a new parcel. Settled by the Lee County Property Appraiser.

Frequently Asked Questions, Bonita Springs New Construction Buyer Edition

What are the current development projects in Bonita Springs?

On 29 September 2026 the programs actively marketing new homes under a Bonita Springs address were Vivid Shores (Pulte Homes and Stock Development), Saltleaf and The Ritz-Carlton Residences, Estero Bay (London Bay), and final phases at Solis Grande (Pulte) and Infinity at The Colony (Ronto). Lennar has a Natura phase coming with no homes yet. The Census Bureau counted 276 units permitted by the City from January to August 2026, 120 of them in two large buildings.

Are home prices dropping in Bonita Springs, Florida?

The county’s recorded resale median reads $550,000 over 36 months, $535,000 over 24 months and $525,000 over the last 12, and the all-sales median reads $560,000, $550,165 and $570,000, so the numbers do not point one way. Those are medians of different mixes of homes, not a price index, and the last six weeks of sales are not yet recorded. We compare your specific home with its own recorded sales instead.

What are some new construction homes under $200,000 in Florida?

In Bonita Springs there are none from a builder that we found. The lowest new-home price we read on 29 September 2026 was Pulte’s “$399,990+” for a Solis Grande townhome, and the county’s lowest median by property type was $177,000 for resale mobile homes, none of them builder-direct. Prices under $200,000 for new construction elsewhere in Florida are a different market with different rules.

What is better, Naples or Bonita Springs?

It depends on the home, the budget and the rules that come with the address. Bonita Springs is in Lee County and Naples is in Collier County, so permits, impact fees and the property appraiser differ, and inside Bonita Springs the City, the Village of Estero and unincorporated Lee apply different rules again. Our Naples new construction guide covers the Collier side, and we compare both for you on a call.

Do I need a realtor to buy new construction in Bonita Springs?

No law requires one, and Lennar’s own FAQ says “you do not need a broker or agent to purchase a new home from Lennar”. But the builder’s salesperson works for the builder, and Florida presumes a licensee is a transaction broker unless single agency is put in writing. An agent who is registered before your first interaction can read the contract, the district budget and the warranty for you, and negotiate for you.

Can I bring my agent after my first visit to a builder?

Often not with the same result. Lennar’s policy requires that the buyer “identify and register Broker on buyer’s first interaction with a Lennar employee” and that the broker accompany the buyer on the initial visit, and it says a failure to register at the initial communication renders the broker “ineligible for commission”. You can still bring an agent later, but you may then pay that agent yourself, so call first.

Does a website inquiry count as my first visit?

It can count as your first interaction. Lennar’s policy says “booking an appointment on this website does not constitute a realtor registration”, and its tracking can disqualify the broker if you inquired about a community before naming one. D.R. Horton’s sheet is stricter, requiring that the client “must not have previously registered on the D.R. Horton website”. Call your agent before you click any inquiry form at any builder.

Who pays the buyer’s agent on a new home in Bonita Springs?

It depends on the builder’s written policy and your agreement with your agent. Lennar says it must be offering a commission in the community and that “not all communities offer a broker co-op commission”; we found no published Florida policy for Pulte, Stock, London Bay or Ronto. Under the 2024 NAR rule your agent’s compensation is stated in a written agreement, and we state ours before the first visit.

Who are the home builders in Bonita Springs?

The builders and developers with an active or coming program we could confirm on their own sites on 29 September 2026 are Pulte Homes and Stock Development (Vivid Shores), Pulte Homes (Solis Grande), London Bay (Saltleaf), The Ronto Group (Infinity at The Colony) and Lennar (a coming Natura phase). Others we checked, including D.R. Horton, Taylor Morrison, Toll Brothers, Neal Communities and Mattamy, show no Bonita Springs community.

What new home communities are in Bonita Springs?

Selling now: Vivid Shores, Saltleaf, and, in final phases, Solis Grande and Infinity at The Colony. Coming: a Natura phase at Bonita Fairways. Built out or closing out on the county’s record: Bonita Del Sol, Botanika, Villa Mar, Bonita National and Seasons at Bonita. Our neighborhood guides cover the communities we have pages for.

Is Vivid Shores in the City of Bonita Springs?

By ordinance, yes: the Vivid Shores Community Development District was created in September 2025 by City of Bonita Springs Ordinance No. 25-11. No Vivid Shores parcel has sold on the county record yet, so there is no roll tax district to read, and we recommend confirming the parcel on the Lee County Property Appraiser site once your lot is identified. Our Vivid Shores guide has the community details.

Is Solis Grande in the City of Bonita Springs?

No. Solis Grande has a Bonita Springs address, but its parcels carry a tax district of Bonita Springs Fire alone, which is unincorporated Lee County. That means Lee County’s permits and Lee County’s impact-fee column, $9,854.75 to $10,280.00 for a single-family unit before the 3 percent administrative fee, apply rather than the City’s, and it is the reason we test jurisdiction by tax district and never by ZIP.

Is Saltleaf in Bonita Springs or Estero?

The developer gives its location as Bonita Springs, and the Saltleaf sales gallery is on Coconut Road in Bonita Springs, but the project’s name uses Estero Bay. Its CDD was created by Lee County, and the documents disagree about whether the district land is entirely in unincorporated Lee or partly in the City. The parcel’s tax district settles it, so ask for it before you compare impact fees. Our Saltleaf guide covers the community.

Is Infinity at The Colony still selling?

We treat it as closing out rather than confirm current availability. The county records 76 builder-direct sales between 12 January and 15 May 2026 against 96 residences, the developer’s site says “80% sold” without a date, and a March 2025 Ronto release offered finish packages to purchasers of unsold residences. Ask the developer for a dated count and the association’s budget. Our guide to The Colony covers the neighborhood.

Is Bonita Del Sol still selling new homes?

We could not confirm it. Pulte’s page for Bonita Del Sol redirects to its Bonita Springs city index and shows no price, and the county’s last builder-direct sale there was recorded on 29 July 2026 after 71 in twelve months and 241 in 24. We treat it as closing out or sold out, which is an inference, not a builder statement. See our Bonita Del Sol guide for resale.

Is Natura at Bonita Fairways selling new homes?

Not today. Lennar’s Natura page says “Coming to Bonita Springs, FL”, “New homesites coming soon” and “No homes available”, and the county’s last builder-direct sale under the Natura label was 26 September 2025. Register with your agent now if you want a place in line, because registration rules apply from the first interaction. Our Natura at Bonita Fairways guide and Bonita Fairways guide cover the community.

Is Botanika sold out?

On the county’s record it is built out: 48 builder-direct sales from 14 October 2024 to 20 June 2025 and none since. An agent-linked website claims “Limited Residences Remain”, but we could not verify that on a builder or developer source and do not cite it. If a unit is offered to you, it is most likely a resale, and resale rules and pricing apply. Our Botanika at Bonita Fairways guide covers the building.

How much does a new home cost in Bonita Springs?

Builder-published prices on 29 September 2026 ran from “$399,990+” at Solis Grande to “$754,990+” at Vivid Shores (Pulte), from $1,349,990 to $1,809,990 on Stock’s Vivid Shores floor plans, and “from $3m” for select Saltleaf residences and “from the high $2 millions” at Infinity. Recorded builder-direct medians over 24 months ranged from $412,860 to $4,400,000 by program. Prices change often, so we send current sheets on request.

Are new construction deposits protected in Florida?

Partly. Section 501.1375 lets a buyer of a one-family or two-family home have deposits “up to 10 percent of the purchase price” held in escrow, but the right “may be waived, in writing, by the buyer”, and the section does not cover condominiums, which follow chapter 718. Read the escrow paragraph and any waiver line before you initial, and ask who holds the deposit.

Can I void a builder contract if I did not get the HOA disclosure?

Yes. Under section 720.401, if the disclosure summary is not provided before you sign, you may void the contract by written notice within 3 days after you receive the summary or before closing, whichever comes first, and the statute says the right “may not be waived by the purchaser” but ends at closing. Condominium buyers have a separate 15-day voidability right under section 718.503.

What is a CDD in Bonita Springs?

A Community Development District is a special district that finances a community’s roads, drainage and amenities with bonds, repaid by an annual assessment on each home, plus an operations charge. Under section 190.048 the purchase contract must carry a boldfaced disclosure. In Bonita Springs the districts whose FY2027 budgets we read include Vivid Shores, Saltleaf (proposed), East Bonita Beach Road and Bonita Landing, and their totals run from $1,280.34 to $4,766.11 per home.

What is the difference between a CDD and an HOA?

A CDD is a local government unit whose assessments appear on the tax bill and repay public bonds, while an HOA is a private association with covenants and dues you pay to the association. A home can carry both, and at Vivid Shores and Saltleaf it does. Section 720.401 governs the HOA disclosure, and section 190.048 the CDD disclosure.

Can CDD fees go up?

Yes. Saltleaf’s proposed FY2027 on-roll assessment is $1,924.71 per high-rise condominium against $812.15 of adopted FY2026 debt service per unit, and its operating budget is up 35.1 percent, while Bonita Landing’s adopted FY2027 total rose 2.2 percent for a 50-foot lot and East Bonita Beach Road’s stayed flat. Operations can change every year, and debt service changes when new bond series are issued.

What does “No CDD” mean at Solis Grande?

It means Pulte’s page states the community has no Community Development District, so there is no CDD line on the tax bill. It does not mean there are no association dues; Pulte’s page does not state the HOA amount, and the county’s impact-fee column for the parcel, not the CDD, is the larger one-time cost. Ask for the HOA disclosure summary and dues schedule before you sign.

What are the Vivid Shores CDD fees?

The district’s FY2027 final budget, dated 10 August 2026, sets $500.00 of operations per unit and debt service of $2,464.86 for a 52-foot lot, $3,128.48 for 66 feet, $3,602.49 for 76 feet and $4,266.11 for 90 feet or more, for totals of $2,964.86 to $4,766.11. The amounts include a 4 percent early-payment discount and county fees, and the bond area covers 384 units.

What are impact fees in Bonita Springs?

They are one-time charges assessed at building permit issuance for roads, parks, fire, EMS and schools. Inside the City, the City collects roads ($12,350 for a single-family home) and parks ($912) and Lee County collects fire, EMS and schools; in unincorporated Lee County, Lee collects all five. On a builder-built home the builder pays and the cost sits inside the price.

How much are impact fees on a new Bonita Springs home?

For a single-family home on the 4 May 2026 schedule, about $17,199.95 inside the City and $9,854.75 to $10,280.00 in unincorporated Lee County, before Lee’s 3 percent administrative fee on its own items. The range comes from two Lee sources that print different school-fee collection rates. Fire fees rise every May through 2029 to $1,149.00 for a single-family unit in the Bonita Springs Fire District.

What are Bonita Springs Utilities connection fees for a new home?

Bonita Springs Utilities’ aid-to-new-construction fees, effective 1 January 2026, are $3,424.00 for water and $4,459.00 for wastewater, $7,883.00 in all, for a single-family unit, and $6,306.40 per unit for multi-family. The utility serves only part of the City, and we did not read its service-area map, so confirm the provider for your address in writing.

Why are new home sales missing from MLS data?

Many builders sell their own homes directly and never list them, or enter the sale after the fact. In the twelve months to 29 September 2026 the MLS showed 113 closings in developments where the county recorded 293 builder-direct sales, and 34 of the 116 MLS new-construction closings were builder “S SDE” entries made after closing. An MLS-only new-construction number therefore undercounts the market.

Should I use the builder’s preferred lender?

You may, but a builder cannot require it. Section 8 of RESPA bars kickbacks for settlement-service referrals, and 12 CFR 1024.15 allows an affiliated-business arrangement only with a written disclosure of the relationship and an estimated charge, and only if no one has “required” use of a particular provider. Get a competing loan estimate and compare the incentive against the rate and fees.

What are builder incentives?

Incentives are price reductions, closing-cost credits, rate buydowns, finish packages or option credits a builder offers to close a sale. In Bonita Springs the dated ones we read were Pulte’s Solis Grande quick move-in savings of $7,065 to $23,100 and Ronto’s three finish packages at Infinity. Every incentive has conditions and usually an expiry, so we ask for both in writing.

Can you negotiate with new home builders in Bonita Springs?

Yes, on the parts that move: options, lot premium, closing credits, the closing date and, on quick move-in homes, the price. Base prices on production plans move less. We negotiate against the county’s recorded sales for the community, not the builder’s comparables, and one genuine client review on this page describes a better deal negotiated from a builder during a home’s build phase.

Is a temporary rate buydown better than a price cut?

Not automatically. Fannie Mae allows temporary buydowns where the rate reduction does not exceed 3 percent and the rate increase will not exceed 1 percent per year, under a written agreement, and interested-party contribution limits apply. A buydown lowers the payment for a few years, and a price cut lowers the price you finance for the life of the loan. Compare both at the same closing date.

What warranty does a new home come with in Florida?

The builder’s written limited warranty. Lennar publishes a 1-2-10 program (workmanship, mechanical and systems, structural), and the Pulte National Version book we found adds five years for water infiltration and waives statutory and implied warranties in its Section 5. Florida law also bars implied-warranty claims for off-site improvements under section 553.835. Read the warranty book before you sign, not after.

How long is the statute of repose for new construction in Florida?

Seven years. Section 95.11(3)(b) sets a four-year period from the earliest certificate of occupancy, completion or abandonment (from discovery for a latent defect) and says “in any event, the action must be commenced within 7 years” of that date. A certificate of occupancy dated 29 September 2026 gives an outside date of 29 September 2033, and Florida shortened the outside limit from 10 years in 2023.

What is the chapter 558 notice and cure process?

It is a required pre-suit step. A claimant must serve written notice at least 60 days before filing (120 days for an association of more than 20 parcels), and the contractor must respond within 45 days (75 days for such an association). Section 558.005 requires construction contracts to carry a notice that “any claims for construction defects are subject to the notice and cure provisions of chapter 558”.

Should I get a pre-drywall inspection on a new home?

We recommend an independent inspection at the framing stage, before the drywall goes up, and again before closing, because that is when wiring, plumbing, framing and flashing can still be seen and corrected. Ask for access in the purchase agreement. We found no Bonita Springs builder’s written policy on third-party inspections, so the contract, not a brochure, gives you the right.

How long does it take to build a house in Bonita Springs?

We could not find a published build time for any Bonita Springs program. Build-to-order homes take longer than quick move-in homes, and a pre-construction phase such as Lennar’s Natura has no homes yet. The date that binds the builder is the completion-date clause and its delay remedies in your contract, so read them before you rely on any estimate from a sales office.

What is a quick move-in home?

A quick move-in home is one the builder has started or finished without a buyer, so its plan, options and finish are fixed and it can close in weeks or months. At Solis Grande, Pulte’s page says the community is “only offering Quick Move-In Homes”, priced from $409,990 to $424,990 with availability shown as March 2027. Quick move-ins are often where dated incentives appear.

What is a lot premium?

A lot premium is the extra charge for a specific homesite because of its size, view or position. We found no published premium schedule for any Bonita Springs program, so the amount is whatever is on the builder’s lot price sheet on the day you visit, and it is negotiable in some programs and not in others. Ask for the sheet in writing and compare it with recorded sales.

What is a spec home?

A spec home is a home a builder builds on its own account, without a contracted buyer, and sells when finished or nearly finished. A quick move-in home is usually a spec home with a marketing name. Because the builder carries the cost until it sells, price and incentives can be negotiable, which is why we compare a spec home’s price with the recorded sales for the same plan.

Are new homes in Bonita Springs in a flood zone?

It depends on the lot. FEMA’s currently effective map for the City is dated 17 November 2022, and new homes in a Special Flood Hazard Area must be built with the design flood elevation at base flood elevation plus one foot, in both the City and unincorporated Lee County. In Zone X, the City’s 2016 notice requires the livable floor to be one foot above the crown of the road.

What building code applies to a new home in Bonita Springs?

The Florida Building Code edition in force on the permit date. The 8th Edition (2023) took effect on 31 December 2023, and the Commission’s milestones document lists 31 December 2026 for the 9th Edition, a date we ask the building department to confirm. The edition depends on when the permit was issued, not when you close, so ask which edition your home was permitted under.

Is new construction cheaper to insure than an older Bonita Springs home?

We found no primary source that states a premium difference by build year, so we do not claim one. What is documented is the mechanism: section 627.0629 requires insurers’ residential rate filings to include discounts or credits for wind-loss-reducing construction, and FEMA lets a Post-FIRM building keep favorable flood rate treatment when later maps raise elevations. Get a quote on the specific home before you sign.

How old are homes in Bonita Springs?

The Census Bureau’s 2024 five-year estimate puts the median year built at 1998, with 3.0 percent of the city’s 39,895 housing units built in 2020 or later, 17.8 percent from 2010 to 2019, 23.5 percent from 2000 to 2009 and 26.0 percent from 1990 to 1999. So most Bonita Springs homes are resales, and the comparison with a new build is on code, wind, flood and warranty.

What will the first property tax bill on a new home look like?

Do not budget from the seller’s bill. Section 689.261 requires a disclosure that says “buyer should not rely on the seller’s current property taxes” because “a change of ownership or property improvements triggers reassessments”. On a CDD lot, add the district’s line to the tax bill. We did not read the assessment-date statute, so the Lee County Property Appraiser answers for your specific parcel.

When do homeowners take control of a new community’s HOA?

Under section 720.307, owners other than the developer elect a board majority three months after 90 percent of the parcels in all phases have been conveyed to them, or earlier under the governing documents, and at least one board member once 50 percent have been conveyed. Builders that buy parcels to build on for resale do not count as owners other than the developer.

How many new homes did Bonita Springs permit in 2025?

The Census Bureau counted 362 units authorized by the City in 2025, 208 of them single-family, against 1,020 in 2024. Over eight years the City authorized 5,780 units, and 39.6 percent were in buildings of five or more units, so a single large building swings the annual total. Lee County authorized 13,547 units in 2025, and the City’s share was 2.7 percent.

Is the Village of Estero part of Bonita Springs?

No, though some parcels with a Bonita Springs mailing address are in the Village. Of 46,687 parcels on the county roll with a Bonita Springs address, 5,630 (12.1 percent) carry a Village of Estero levy, and none of the 247 recorded sales on them in the last twelve months was builder-direct. Village parcels follow the Village’s rules, so check the parcel’s tax district.

Does a Bonita Springs address mean I pay City of Bonita Springs taxes?

Not necessarily. The City’s taxes apply only to parcels in the City’s tax districts, which cover 86.1 percent of the parcels we read. A parcel with a fire district alone on its record, like Solis Grande, is in unincorporated Lee County, and a parcel in a Village of Estero district follows the Village. The county parcel record, not the mailing address, tells you.

Downloadable Documents

Every document below is hosted by the organization that issued it. We link to the source rather than re-host it, so you always read the current version, and each row says what the document settles for a Bonita Springs new-construction buyer.

Sources and Authoritative References

Every source below was read on the date shown, and the county and MLS figures on this page were computed by us from the records named in the provenance line at the foot of the page. Builder and developer sites are cited only for their own communities and policies.

Builders and developers

• Pulte Homes, Bonita Springs communities, read 29 Sep 2026
• Pulte Homes, Solis Grande, read 29 Sep 2026
• Pulte Homes, Vivid Shores, read 29 Sep 2026
• Pulte Homes, Bonita Del Sol (redirects to the city index), checked 29 Sep 2026
• Vivid Shores community site, read 29 Sep 2026
• Stock Development, Vivid Shores, read 29 Sep 2026
• London Bay, Saltleaf, read 29 Sep 2026
• The Ritz-Carlton Residences, Estero Bay, read 29 Sep 2026
• Saltleaf community site (developer-affiliated), read 29 Sep 2026
• Infinity at The Colony, read 29 Sep 2026
• Lennar, broker and real estate agent policy, 31 May 2024, read 29 Sep 2026
• Lennar, Broker Participation Policy, read 29 Sep 2026
• Lennar, frequently asked questions, read 29 Sep 2026
• Lennar, warranty, read 29 Sep 2026
• D.R. Horton, Southwest Florida inventory sheet, read 29 Sep 2026
• Pulte, National Version warranty book, read 29 Sep 2026
• JAXI Builders, Botanika, read 29 Sep 2026
• Bonita Fairways Community Association, read 29 Sep 2026
• Headwaters Development, Coconut Landing, checked 29 Sep 2026

Special districts

• Vivid Shores Community Development District, read 29 Sep 2026
• Saltleaf Community Development District, about, read 29 Sep 2026
• Saltleaf CDD FY2026 adopted budget, read 29 Sep 2026
• Saltleaf CDD FY2027 proposed budget, read 29 Sep 2026
• Saltleaf CDD limited offering memorandum, 28 Mar 2024, read 29 Sep 2026
• East Bonita Beach Road CDD, about, read 29 Sep 2026
• East Bonita Beach Road CDD FY2027 budget, read 29 Sep 2026
• Bonita Landing CDD, about, read 29 Sep 2026
• Bonita Landing CDD FY2027 adopted budget, read 29 Sep 2026
• Bonita Village CDD, information, read 29 Sep 2026
• Brooks of Bonita Springs CDDs, about, read 29 Sep 2026
• Lee County special districts, read 29 Sep 2026
• Florida Auditor General, special district reports, read 29 Sep 2026

Federal government and national standards

• Census Building Permits Survey, South Region places, 2018, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2019, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2020, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2021, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2022, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2023, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2024, read 29 Sep 2026
• Census Building Permits Survey, South Region places, 2025, read 29 Sep 2026
• Census Building Permits Survey, South Region places, year to date August 2026, read 29 Sep 2026
• Census Building Permits Survey, South Region places, year to date August 2025, read 29 Sep 2026
• Census Building Permits Survey, counties, 2018, read 29 Sep 2026
• Census Building Permits Survey, counties, 2019, read 29 Sep 2026
• Census Building Permits Survey, counties, 2020, read 29 Sep 2026
• Census Building Permits Survey, counties, 2021, read 29 Sep 2026
• Census Building Permits Survey, counties, 2022, read 29 Sep 2026
• Census Building Permits Survey, counties, 2023, read 29 Sep 2026
• Census Building Permits Survey, counties, 2024, read 29 Sep 2026
• Census Building Permits Survey, counties, 2025, read 29 Sep 2026
• Census Building Permits Survey, counties, year to date August 2026, read 29 Sep 2026
• Census Building Permits Survey, counties, year to date August 2025, read 29 Sep 2026
• Census Building Permits Survey, metropolitan areas, 2024, read 29 Sep 2026
• Census Building Permits Survey, metropolitan areas, 2025, read 29 Sep 2026
• Census Building Permits Survey, metropolitan areas, year to date August 2026, read 29 Sep 2026
• Census ACS 2024 five-year, B25034, year structure built, Bonita Springs city, read 29 Sep 2026
• Census ACS 2024 five-year, B25035, median year built, Bonita Springs city, read 29 Sep 2026
• Census 2024 Gazetteer, places, read 29 Sep 2026
• FEMA OpenFEMA, NFIP Community Status Book, queried 29 Sep 2026
• FEMA FloodSmart, definitions, read 29 Sep 2026
• 12 U.S.C. 2607, RESPA Section 8, read 29 Sep 2026
• 12 CFR 1024.15, affiliated business arrangements, eCFR, read 29 Sep 2026
• Fannie Mae Selling Guide B2-1.4-04, temporary interest rate buydowns, read 29 Sep 2026
• National Association of REALTORS, written buyer agreements 101, read 29 Sep 2026
• National Association of REALTORS, what the settlement means for buyers and sellers, read 29 Sep 2026

State of Florida

• Section 501.1375, Florida Statutes, deposit escrow, read 29 Sep 2026
• Section 501.1375, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 190.048, Florida Statutes, CDD disclosure, read 29 Sep 2026
• Section 190.048, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 720.307, Florida Statutes, HOA turnover, read 29 Sep 2026
• Section 720.307, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 720.401, Florida Statutes, HOA disclosure summary, read 29 Sep 2026
• Section 720.401, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 689.261, Florida Statutes, property tax disclosure, read 29 Sep 2026
• Section 689.261, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 558.004, Florida Statutes, notice and response, read 29 Sep 2026
• Section 558.004, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 558.005, Florida Statutes, contract notice, read 29 Sep 2026
• Section 558.005, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 553.835, Florida Statutes, off-site implied warranty, read 29 Sep 2026
• Section 553.835, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 95.11, Florida Statutes, limitations and repose, read 29 Sep 2026
• Section 95.11, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 475.278, Florida Statutes, brokerage relationships, read 29 Sep 2026
• Section 475.278, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 475.011, Florida Statutes, exemptions, read 29 Sep 2026
• Section 475.011, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 718.503, Florida Statutes, condominium disclosure and 15-day right to void, read 29 Sep 2026
• Section 718.503, Florida Statutes, 2026 edition, read 29 Sep 2026
• Section 627.0629, Florida Statutes, residential windstorm rate filings, read 29 Sep 2026
• Florida Building Commission, code page, read 29 Sep 2026
• Florida Building Commission, effective dates, read 29 Sep 2026
• Florida Building Commission, key milestones, read 29 Sep 2026

Lee County, the City of Bonita Springs and Bonita Springs Utilities

• Lee County, impact fee schedule, read 29 Sep 2026
• Lee County Ordinance 26-01, read 29 Sep 2026
• Lee County Ordinance 18-08, read 29 Sep 2026
• Lee County, the 50 percent rule and freeboard, read 29 Sep 2026
• Lee County Clerk of Court, official records: Instrument 2026000214143 (special warranty deed) and Instrument 2026000214144 (memorandum of option agreement), Natura at Bonita Fairways Phase 3, read 1 Oct 2026
• City of Bonita Springs, fee schedule, read 29 Sep 2026
• City of Bonita Springs, impact fee calculator, read 29 Sep 2026
• City of Bonita Springs, impact fee collection chart, read 29 Sep 2026
• City of Bonita Springs Ordinance 18-07, read 29 Sep 2026
• City of Bonita Springs Ordinance 18-10, read 29 Sep 2026
• City of Bonita Springs, FEMA flood zone information, read 29 Sep 2026
• City of Bonita Springs, floodplain management notice, 27 Oct 2022, read 29 Sep 2026
• City of Bonita Springs, flood zone regulations notice, 7 Jun 2016, read 29 Sep 2026
• City of Bonita Springs, building code ordinance 22-0C, read 29 Sep 2026
• Bonita Springs Utilities, rates, read 29 Sep 2026
• Bonita Springs Utilities, Water Tariff, 1 Jan 2026, read 29 Sep 2026
• Bonita Springs Utilities, Wastewater Tariff, 1 Jan 2026, read 29 Sep 2026

News and research

• WGCU, Saltleaf on Estero Bay, read 29 Sep 2026

Our own published work

• Our Bonita Springs area guide
• The best real estate agents in Bonita Springs, compared
• Buying a home in Bonita Springs, our buyer’s guide
• Our Vivid Shores guide
• Our Saltleaf guide
• Our guide to The Colony at Pelican Landing
• Our Bonita Del Sol guide
• Our Bonita Fairways guide

McGreevy and Comisar, Southwest Florida

By Jesse McGreevy and Marc Comisar. For this page we tracked 2,266 qualified recorded home sales with a Bonita Springs address from the Lee County Property Appraiser’s sales file (4,425 over 24 months), then checked each result against builder pages, district budgets and fee schedules. Updated September 2026.

We split every builder-direct sale by tax district, matched the county’s builder-direct sales against the MLS by development, and read each builder’s and developer’s own community pages, the district budgets, the county and City fee schedules and the 2026 Florida Statutes, so the figures here come from public records and the builders’ own documents rather than estimates from a sales center.

McGreevy and Comisar is the flagship brand of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with $2.5 Billion in cumulative production and more than 4,000 transactions across Lee, Collier and Charlotte County. Jesse McGreevy and Marc Comisar have personally sold over $900 million in Southwest Florida real estate, hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, and have been recognized with the Gulfshore Life Five Star award for 21 consecutive years. Jesse co-founded the brokerage in 2015.

If you’re searching for “the best realtor for new construction in Bonita Springs, Florida,” McGreevy and Comisar represents new-home buyers at builder sales centers across Southwest Florida, from Babcock Ranch and Punta Gorda to Estero, Bonita Springs, Naples and Fort Myers. Bring us before your first model-home visit, and we read the builder’s contract, the district budget and the warranty book with you, register with the builder so our side is paid by the builder where its policy allows, and negotiate the options, the incentives and the closing date as hard as a resale.

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

More on the team at about McGreevy and Comisar, or reach us through our contact page for Southwest Florida buyers and sellers. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. The area guide for this page is our Bonita Springs area guide.

Send us the new communities on your list and we will send back each builder’s current registration rule, the district’s adopted budget, the parcel’s tax district and the recorded sales for the plans you like, with the source document behind every figure. Call Jesse direct at (239) 898-6072 before your first builder visit. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated September 2026. This page is general information about buying a new-construction home in and around Bonita Springs, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Builder prices and incentives change often, statutory figures change annually and market figures change monthly. Jesse McGreevy, SL3101296, and Marc Comisar, BK3060671, are licensed by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Market data from Southwest Florida MLS (Matrix), pulled 29 Sep 2026, and from Lee County Property Appraiser recorded sales, DOR-qualified, roll dated 27 Sep 2026, newest recorded sale 17 Aug 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.