Bonita Springs, Florida
How to sell a Bonita Bay home in 2026: recorded sales by tower, village and plat, the master association fees and resale fee, flood and condominium rules, and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Bonita Bay starts with a fact most listing pages blur: this is not one market but three, a $650,000 median condominium market, a $1,580,000 median single-family market and a tower market that runs past $5 million, and each one prices off its own building or village. Lee County recorded 204 sales across the 3,057 home parcels it ties to Bonita Bay in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 real estate team in Bonita Springs, and our office sits on US 41 a short drive north of the Bonita Bay gate. For the full community picture, from the club and the marina to schools and flood zones, start with our Bonita Bay community guide; for the city around it, see our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Bonita Bay home valuation, or use our Bonita Bay valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Bonita Bay home in 2026, price it against the recorded sales in your own tower, village or plat, not the community-wide figure, and hand a buyer the association, resale-fee and flood answers before they ask. Lee County recorded 204 Bonita Bay sales in 12 months, 128 of them condominiums.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026 (pulled September 30, 2026); Bonita Bay Community Association Member Services written statement of November 4, 2025).
Every price opinion we write for Bonita Bay starts from the county record of deeds. In the 12 months to September 25, 2026 the county recorded 204 qualified sales across the 3,057 home parcels whose recorded legal description ties them to Bonita Bay, at a median of $945,000, from $240,000 to $5,900,000, or $404.29 per square foot of county heated area. None of those sales was a builder's first sale of a new home: the community is built out, and every one was a resale. The Southwest Florida MLS adds what the deed file cannot: our pull of September 30, 2026 shows 227 closings in the development over its own 12-month window, a median sale-to-list ratio of 94.7 percent and a median of 61 days on market. We print both instruments, each with its own window, rather than blending them.
The spread is the point. A Wild Pines condominium closed at $240,000 and a Baywoods estate on Woodlyn Drive at $5,900,000 inside the same gate in the same year. A seller who starts from the $945,000 community median has started from a number that describes almost no home in Bonita Bay.
Five things move a Bonita Bay sale more than finishes do. The first is the product and the address: a tower residence on Bonita Bay Boulevard, a coach home in a village like Bay Pointe or Harbor Landing, and a single-family home on the Bonita Bay unit plats are separate markets with separate medians. The second is water and view: bay, river, golf, lake or preserve. The third is the flood zone, which in Bonita Bay changes parcel by parcel from the bay-front edge to the inland villages near US 41. The fourth is the paperwork, which for a condominium is one set of statutes and for a house another. The fifth is the stack of charges a buyer will add: the master association assessment, the village or condominium assessment, the master resale fee and, for a golfer, the optional club.
A Bonita Bay home competes first with the other listings inside the gate: our MLS pull counted 61 active Bonita Bay listings and 16 pending on September 30, 2026, at a median asking price of $1,295,000. Outside the gate it competes with Pelican Landing immediately south across Coconut Road and with The Colony at Pelican Landing for tower buyers. No builder is selling new inventory inside Bonita Bay at scale; the final tower, Omega, was completed in 2022. The competition is other resales, so the listing that wins is the one that answers, with documents, what the buyer will pay each year and what the association and flood file say.
We cover why to list with us, the recorded market by product and section, how we price, what the MLS adds, how Bonita Bay benchmarks against its neighbors, timing, the association and resale-fee stack, the club and the marina, condominium law for the towers, flood and insurance, the disclosures a seller owes, marketing, negotiation, the cost to sell at three price points, the comparison with Pelican Landing and more than thirty seller questions answered directly.
McGreevy and Comisar price Bonita Bay homes on the records that move them: Lee County's recorded sales for your tower or village, the master association's written fee statement, the recorded declaration and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, both partners work every listing, and our Bonita Springs office is minutes from the gate.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026 (pulled September 30, 2026); Bonita Bay Community Association Member Services written statement of November 4, 2025).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Bonita Bay listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about two miles north of the US 41 entrance to Bonita Bay.
A Bonita Bay listing agent has to know that the community sits inside the City of Bonita Springs, that the Bonita Bay Community Association is a chapter 720 master association with its own resale fee, that 58 neighborhoods carry their own village or condominium associations, that the Bonita Bay Club is a separate, optional, member-owned corporation, that the marina is owned by a group of residents and that there is no community development district. Those are the facts buyers, lenders and title companies raise, and we answer them in the listing file. We also know the name traps: the county roll records Esperia South, Harbor Landing, Harbor Lakes, Burning Tree Villas, Baywoods and Whiskey Pointe without the words Bonita Bay, and a pricing pull that misses them misses 420 homes.
The county recorded 204 Bonita Bay sales in the latest 12 months across 30 recorded sections, and 12 of those sections closed fewer than five. A median built on a sample that mixes a $240,000 condominium and a $5,900,000 estate describes neither. We split the record by product, by tower or village and by street, list the individual sales where a sample is thin, and print no median where fewer than ten sales sit behind it. That is the difference between an opinion and a number a buyer's appraiser will accept.
Jesse McGreevy leads our listing and seller strategy and Marc Comisar leads negotiation. A Bonita Bay owner gets both. Jesse prices the home and builds the resale package; Marc sits across from the buyer's agent once an offer arrives. When a tower buyer's lender asks for the condominium questionnaire or a single-family buyer asks about the master resale fee, the person who answers is a partner who already read the document.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 204 Bonita Bay sales in the 12 months to September 25, 2026 at a median of $945,000, but the blended figure hides two markets: 128 condominium sales at a $650,000 median and 76 single-family sales at a $1,580,000 median. Price your Bonita Springs home against its own product and its own tower or village.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026 (pulled September 30, 2026); Bonita Bay Community Association Member Services written statement of November 4, 2025).
We pulled every recorded sale for the 3,057 home parcels the county ties to Bonita Bay for the 12 months to September 25, 2026: 204 sales, no builder-direct sales and 204 resales. This is the county's record of deeds, not a listing portal, so it shows what buyers actually paid. The parcel set is built from the recorded legal names, Bonita Bay itself plus Esperia South, Harbor Landing, Harbor Lakes, Burning Tree Villas, Baywoods, Whiskey Pointe and the Golf Towers at the Crossings, and it holds 1,819 condominium units, 1,236 single-family homes and 2 small multifamily parcels built from 1985 to 2025.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 204 | $945,000 | $240,000 | $5,900,000 |
| 24 months (2024-09-26 to 2026-09-25) | 365 | $1,000,000 | $240,000 | $5,945,000 |
| 36 months (2023-09-26 to 2026-09-25) | 553 | $1,175,000 | $240,000 | $6,450,000 |
| 60 months (2021-09-26 to 2026-09-25) | 898 | $1,116,330 | $240,000 | $9,125,000 |
The 12-month window holds 204 sales, so it is the window we price from. The 24-month window holds 365 sales at a $1,000,000 median and the 36-month window 553 at $1,175,000, which tells a seller the community median has eased from its 2024 peak rather than collapsed. A wider window is not a better price; it is a check on whether the latest year is an outlier.
Of the 204 latest sales, 128 were condominiums at a $650,000 median, $344.37 per square foot of county heated area, and 76 were single-family homes at a $1,580,000 median, $484.50 per square foot. Condominiums ran from $240,000 to $4,950,000 and single-family homes from $375,000 to $5,900,000. The two overlap at the top, where a Seaglass or Tavira tower residence and a lakefront estate trade in the same price band, and diverge everywhere else. A condominium seller who prices off the single-family median, or the reverse, starts from the wrong market.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 3 |
| $300,000 to $399,999 | 14 |
| $400,000 to $499,999 | 24 |
| $500,000 to $749,999 | 47 |
| $750,000 to $999,999 | 19 |
| $1,000,000 and up | 97 |
Ninety-seven of the 204 sales closed at $1,000,000 or more, so nearly half the community's recorded volume is now seven-figure. Forty-seven closed between $500,000 and $749,999, mostly coach homes and older mid-rise condominiums, and 41 closed under $500,000. Where your home sits in that ladder decides who your buyer is.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 200 | $722,500 | $157,500 | $3,260,000 | 31 |
| 2020 | 198 | $785,000 | $221,500 | $4,750,000 | 2 |
| 2021 | 300 | $945,000 | $175,000 | $4,900,000 | 2 |
| 2022 | 173 | $975,000 | $339,000 | $5,995,000 | 1 |
| 2023 | 156 | $1,187,500 | $250,000 | $9,125,000 | 5 |
| 2024 | 178 | $1,497,500 | $327,500 | $6,450,000 | 1 |
| 2025 | 167 | $1,013,400 | $240,000 | $5,900,000 | 0 |
| 2026 (to September 25) | 166 | $950,000 | $290,000 | $4,800,000 | 0 |
The county's calendar-year medians rose from $722,500 in 2019 to $1,497,500 in 2024, then eased to $1,013,400 in 2025 and $950,000 for 2026 through September 25. Calendar medians mislead because the mix moves: a year with more tower closings lifts the median without any single home gaining value. Read them as a direction, then price from your own section.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Bonita Bay single-family and villa plats | 62 | $1,700,000 | $535,000 | $4,800,000 |
| Seaglass | 12 | $2,080,000 | $1,550,000 | $4,950,000 |
| Bay Pointe | 12 | $414,512 | $385,000 | $695,000 |
| Sandpiper | 9 | count and range only | $350,000 | $586,000 |
| Harbor Landing | 8 | count and range only | $420,000 | $740,000 |
| Esperia South | 8 | count and range only | $590,000 | $1,650,000 |
| Wild Pines | 7 | count and range only | $240,000 | $362,500 |
| Tavira | 7 | count and range only | $1,725,000 | $3,400,000 |
| Harbor Lakes | 6 | count and range only | $430,800 | $745,000 |
| Horizons | 6 | count and range only | $1,100,000 | $3,200,000 |
| Bayview | 6 | count and range only | $545,000 | $1,275,000 |
| Waterford | 6 | count and range only | $465,000 | $750,000 |
| Vistas | 6 | count and range only | $500,000 | $1,325,000 |
| Wedgewood | 6 | count and range only | $450,000 | $840,000 |
| Estancia | 6 | count and range only | $940,000 | $1,625,000 |
| The Hamptons | 6 | count and range only | $550,000 | $995,000 |
| Anchorage Pt | 5 | count and range only | $925,000 | $2,250,000 |
| Burning Tree | 5 | count and range only | $375,000 | $598,000 |
| Azure | 4 | count and range only | $2,100,000 | $2,300,000 |
| Egrets Landing | 3 | count and range only | $565,000 | $980,000 |
Only the single-family unit plats, Seaglass and Bay Pointe cleared ten sales in the latest 12 months, so those are the only sections where we print a median; for the rest we print the count and range. Seaglass's 12 sales ran from $1,550,000 to $4,950,000; Bay Pointe's from $385,000 to $695,000; the 62 single-family sales on the Bonita Bay unit plats from $535,000 to $4,800,000. The sections listed with one to nine sales are where a seller most needs the individual comparables, and we build them sale by sale.
The highest recorded sale in the window was a Baywoods estate on Woodlyn Drive at $5,900,000 in November 2025, built in 2018 with 5,358 square feet of county heated area; the next were a Seaglass tower residence at $4,950,000 in November 2025, then a 2025 rebuild on Woodlake Drive at $4,800,000 and a Fawnwood Court home at $4,450,000. At the other end, Wild Pines condominiums closed from $240,000 to $362,500 and Burning Tree villas on Kindlewood Lane from $375,000 to $598,000. Both ends are real Bonita Bay, and both sell to different buyers.
On the single-family side, Woodlyn Drive's four sales ran from $2,900,000 to $5,900,000, Creekview Drive's four from $2,000,000 to $2,250,000, Woodlake Drive's six from $1,212,500 to $4,800,000, Riviera Lakes Court's six from $975,000 to $1,700,000 and Shell Ridge Circle's five from $630,000 to $1,125,000. Street is a proxy for lot, water and era, and a buyer reads it that way.
Read the section first, the product second and the community figure last. Then ask how many sales sit behind each number, whether they share your view and era, and what the MLS says about how long they took. A median that rests on five sales is a range, not a price.
We price a Bonita Bay home from the recorded sales in its own tower, village or plat, adjust for view, floor, lot and condition, add the charges a buyer will carry, and check the result against the listings it will compete with in Bonita Springs on the day it launches. The number we give you comes with the sales behind it.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026 (pulled September 30, 2026); Bonita Bay Community Association Member Services written statement of November 4, 2025).
We start with recorded sales in your building or village for the latest 12 months, widen to 24 or 36 months when the section is thin, and only then reach for a neighboring section with the same product. A Horizons residence is compared first with Horizons, then with Vistas and Estancia, then with the newer towers, never with a coach home.
Floor and stack, bay or golf view, a river lot, a renovated kitchen, impact glass, a newer roof, a generator, a deeded boat slip or a dry-storage position: none of these is visible to an automated estimate, and each moves a Bonita Bay price. We walk the home and price them.
A buyer prices the annual carry: for 2026 the master association stated $5,450 a year for multifamily homes and $6,265 for single-family homes, including a $1,030 Hotwire fee, plus the building or village assessment, plus optional club dues. Two homes at the same list price with different village assessments are not the same price to a buyer, and we show the carry in the listing file.
A bay-front home in a high-hazard zone and an inland home in Zone X carry different insurance costs, and a tower's milestone inspection and structural reserve study shape what a lender will accept. We pull your parcel's flood position and your building's reports before we set the price.
The last check is the competition on launch day. On September 30, 2026 the MLS showed 61 active Bonita Bay listings at a median ask of $1,295,000 against a 12-month closed median of $840,000 on the MLS, and closed homes sold at a median 94.7 percent of their final list price. Pricing inside the band that is actually closing is how a listing avoids the long tail of days on market.
Bonita Bay closed 204 recorded sales in the latest 12 months, and the condominium median sat at $650,000 against $1,580,000 for single-family homes, so the first conversation is which of those markets your home is in. Call Jesse McGreevy direct at (239) 898-6072, request a free Bonita Bay home valuation, or start with the Bonita Bay seller valuation form. Buying your next home at the same time? See our guide to buying a home in Bonita Bay or call Marc at (239) 287-5873.
We pulled every recorded sale in Bonita Bay for the 12 months to September 25, 2026, 204 of them, and matched the legal names one by one. The finding that changed our pricing method was the parcel list itself: 420 Bonita Bay homes sit in sections the county records without the words Bonita Bay, among them Esperia South, Harbor Landing, Harbor Lakes and Burning Tree Villas, and those sections closed 30 sales in the window, among them the $5,900,000 Baywoods estate that is the highest recorded sale of the year. A pricing pull that searches only for the community name misses them, and it also misses coach homes and villas that sold from $375,000. We price from the full list.
The Southwest Florida MLS shows 227 Bonita Bay closings in the 12 months to September 30, 2026, a median sale-to-list ratio of 94.7 percent and a median of 61 days on market. It measures speed and negotiation well, but it counts listings, not deeds, so we read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, September 2026, Development BONITA BAY, closed September 30, 2025 to September 30, 2026, pulled September 30, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
Our MLS pull of September 30, 2026 for the Bonita Bay development showed 227 closed sales, six of them recorded after the fact by the listing agent, at a median sold price of $840,000, from $240,000 to $5,900,000, a median $353 per square foot of MLS living area, a 94.7 percent median sale-to-list ratio and 61 median days on market. It also showed 61 active listings at a median ask of $1,295,000 and 16 pending, about 3.2 months of inventory at the 12-month closing pace.
Tower results from the same pull: Tavira closed 7 at a median of $2,200,000 with a 95.8 percent sale-to-list ratio and 99 median days; Seaglass closed 12 at a median of $2,080,000, 93.8 percent and 61 days; Esperia South closed 8 at $925,000, 92.3 percent and 110 days; Horizons closed 6 at $1,438,000, 92.9 percent and 37 days; Vistas closed 5 at $1,090,000, 94.4 percent and 77 days. Omega closed none in the window and held three listings from $3,999,000. Those ratios say a tower buyer negotiates, and a tower seller who prices to the last best sale waits.
The county file shows every recorded deed whether or not it was listed, the county's heated area and year built for the parcel, and sales by legal section. It shows that 1,819 of Bonita Bay's matched homes are condominium units and 1,236 are single-family homes, and it lets us split the latest 12 months by product: $650,000 for condominiums, $1,580,000 for single-family homes. The MLS medians and the county medians differ because the two instruments count different sets of sales over slightly different windows, so we print each with its own label.
The same pull showed 41 active Bonita Bay rental listings and 19 leases recorded as rented in the latest 365 days, at a median of $7,000 a month. Leasing rules are set by each village or condominium association, so a buyer who intends to rent reads the documents for your building, and we put them in the file.
Against its nearest neighbors, Bonita Bay's recorded sales sit between mainland Pelican Landing's $575,000 median and The Colony's $2,165,000 tower-led median, at $945,000 over the 12 months to September 25, 2026. Every figure below comes from the same county method, so a Bonita Springs seller can compare like with like.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Bonita Bay | 3,057 | 204 | $945,000 | $404.29 |
| Pelican Landing (mainland, excluding The Colony and The Tides) | 2,180 | 115 | $575,000 | $309.59 |
| The Colony at Pelican Landing | 1,172 | 148 | $2,165,000 | $419.82 |
Pelican Landing's mainland villages recorded 115 sales at a $575,000 median and $309.59 per square foot; The Colony recorded 148 at $2,165,000 and $419.82 per square foot, lifted by 76 builder-direct first sales, almost all in the new Infinity tower. Bonita Bay's $404.29 per square foot sits close to The Colony's and well above mainland Pelican Landing's because its single-family estates and towers carry it.
The benchmark tells you where buyers who are shopping the Estero Bay shoreline will land if your price slips out of line. A coach-home buyer weighing Bay Pointe against Pelican Landing's Sawgrass Point and Pointe villages, which closed in the mid $300,000s, will see the gap at once, and a tower buyer weighing Seaglass against The Colony's Infinity tower will see a newer building with its own price ladder.
A per-foot median does not hold view, floor, renovation or the annual carry. Pelican Landing carries community development district assessments on the tax bill and Bonita Bay does not, while Bonita Bay carries a master resale fee. Those differences belong in the conversation with a buyer, not in a single number.
Now is a reasonable time to sell a Bonita Bay home if you price to the current record: the county median eased from $1,497,500 in 2024 to $950,000 for 2026 to date, the MLS showed about 3.2 months of inventory, and season begins in Bonita Springs in November. Timing counts back from the date you need to close.
Data updated: October 2026 (Lee County Property Appraiser recorded sales by calendar year; Citizens Property Insurance flood page read October 2026; FDOT District One project pages; Florida Senate CS/HJR 1-F; Bonita Bay Club announcement of May 2026).
Bonita Bay's buyer pool swells from November through April, when seasonal owners and out-of-state buyers are in town. A listing that launches in late October or early November, photographed and documented, meets that pool on its first weekend. A summer listing can still sell, and with less competition, but it should be priced to the record rather than to hope.
From January 1, 2027, Citizens Property Insurance requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone; condominium unit-owner, tenant contents and wind-excluded policies are exempt, according to Citizens' own flood page. A single-family buyer financing with a Citizens policy will price that in, and a current wind mitigation form and elevation certificate shorten the conversation.
In May 2026 the Bonita Bay Club's membership approved a new clubhouse project on the main campus, reported at $110 million and built in two phases with member access continuing, according to the club's announcement and the Business Observer's May 5, 2026 report. A seller can describe it as the club's own capital decision. We do not tell a buyer it raises home values, because no recorded sale yet shows that.
FDOT's US 41 at Bonita Beach Road project, number 444321-1, has an approved design for the intersection at Bonita Bay's main entrance, with right of way and construction not yet funded, according to the project pages. Buyers ask about traffic at the gate in season, and we answer with the project record rather than a promise.
The county tax bill arrives in November, and the seller's share of the year is credited to the buyer at closing. Amendment 3, the constitutional amendment on the November 3, 2026 ballot, passed with 61.99 percent yes on the Florida Division of Elections' unofficial count (Florida Election Watch, Amendments); from January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap on non-school levies from 10 to 5 percent (the Florida Senate record, CS/HJR 1-F). We state no dollar effect for a Bonita Bay home, because the implementing rules and the certified count are still to come.
A tower sale needs the condominium package, two estoppel certificates and the lender's questionnaire; a single-family sale needs the master association's summary and the flood form. Allow two to three weeks to gather documents and photograph, then add the MLS's 61 median days on market and a 30 to 45 day closing. If you must close by a date, we build the plan backward from it.
A Bonita Bay buyer pays a master association assessment, which the association stated for 2026 as $5,450 a year for multifamily homes and $6,265 for single-family homes, plus a village or condominium assessment, City and county property taxes and, only by choice, Bonita Bay Club dues. There is no community development district in Bonita Bay, Bonita Springs.
Data updated: October 2026 (Bonita Bay Community Association Member Services written statement of November 4, 2025; Lee County special districts registry; Lee County Property Appraiser final 2026 millage book).
Bonita Bay Community Association Member Services stated in writing on November 4, 2025: "The 2026 Annual Assessment for multifamily homes is $5,450. The break down is Capital Assessment is $500, Operating Assessment is $3,920, and the Hotwire Fee (Internet & Cable) is $1,030." For single-family homes the same statement gave $6,265: $500 capital, $4,735 operating and the $1,030 Hotwire fee. The totals reconcile exactly. The association's telephone is 239-495-8111, and a buyer can confirm the current figures there.
Those are master association figures only. A tower, coach-home or villa owner also pays the building or village association's assessment on top, and that second figure is often the larger of the two. We put the village or condominium budget in the listing file so a buyer sees the whole carry, not a third of it.
Lee County's special districts registry lists no Bonita Bay district, and the community's infrastructure was built without Chapter 190 bond financing. A Bonita Bay buyer therefore sees no district debt or operations line on the November tax bill, which is a real difference from Pelican Landing and from the newer communities east of I-75.
Bonita Bay is in Lee County taxing district 017, the City of Bonita Springs and Bonita Springs Fire district, where the final 2026 millage is 12.7942 mills according to the Property Appraiser's final millage book. On the community median of $945,000 that is about $12,090 a year before any exemption, and on the condominium median of $650,000 about $8,316. A buyer's bill resets after the sale, so these are illustrations, not a forecast for your buyer.
Lead with the carry, not just the price. A buyer who sees the master assessment, the village assessment, the tax illustration and the fact that there is no district line can compare your home with a Pelican Landing or Naples listing on equal terms, and that is where Bonita Bay's structure helps you.
The Bonita Bay Club is a separate, optional, member-owned private club, so a Bonita Bay home sells without a club membership attached unless the seller's own membership terms say otherwise. A buyer who wants golf applies to the club separately, which is the most misunderstood fact about selling in Bonita Bay, Bonita Springs.
Data updated: October 2026 (Bonita Bay Club pages read June 2026; Business Observer reports of April 2, 2010 and May 5, 2026; Bonita Bay Community Association pages).
The club's own materials describe the Bonita Bay Club as a separate entity within the community, and the Business Observer reported in April 2010 that members bought the club's real estate from the developer. It offers five golf courses on two campuses, three Arthur Hills designs inside Bonita Bay and two Tom Fazio designs on its Naples campus, plus tennis, pickleball, a lifestyle center and dining, according to the club's pages.
Ownership in Bonita Bay brings automatic membership in the master association, not the club. The association's own pages describe what that includes: the gates and community patrol, the parks and trails, and the private beach park on Little Hickory Island. A buyer who never joins the club still has those, and saying so widens your buyer pool.
Club membership rules, transfer terms and any refund or resignation terms sit in the club's member documents, which are not public. We do not describe your membership's resale terms from a web page. We ask you for your membership agreement and the club's current transfer policy, and we describe to buyers only what those documents say.
The membership approved a two-phase clubhouse project in May 2026, reported at $110 million. Capital decisions at a member-owned club are member decisions, and a buyer weighing membership will ask how they are funded. We point them to the club's membership office, which holds the answer.
The Bonita Bay Marina on the Imperial River is owned by a group of resident investors, not by the association or the club, and the marina's materials describe wet slips, dry storage and a 36-inch controlling draft. If your sale includes a slip or a dry-storage position, its transfer follows the marina's own rules, and we confirm them in writing before we market it.
A Bonita Bay sale surfaces the master association's documents, the village or condominium association's documents, two estoppel certificates where both associations exist, and the master resale fee. The association states that no master application is needed. We gather all of it before the first showing in Bonita Springs so no deadline catches a buyer.
Data updated: October 2026 (Bonita Bay Community Association recorded By-Laws (Instrument 2020000126919) and Declaration (Instrument 2011000142834); association Member Services statement of November 4, 2025; Open House Guidelines).
The Bonita Bay Community Association, Inc. is the master association, incorporated January 10, 1985 under Florida document N07041, and its recorded By-Laws state it operates as a homeowners' association under chapter 720 with a seven-member elected board. Beneath it sit the village and condominium associations of the 58 neighborhoods, each with its own board, budget and rules.
The covenants are the Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay, Instrument 2011000142834, on top of the original declaration at Official Records Book 1778, Page 3516. The By-Laws are Instrument 2020000126919, corrected by Instrument 2020000134238. Your building or village adds its own declaration, and we pull it by instrument number.
Member Services stated in writing that no application is needed for the master association. That statement covers the master association only; a tower, village or condominium association may still have its own approval or lease review, and we read its documents before a buyer writes an offer.
The association publishes Open House Guidelines and hours, and guest access runs through the association's gate system with QR codes sent from the resident portal. We follow those rules for every showing and open house, because a listing that breaks them loses access.
The estoppel will show any unpaid assessment, and a buyer's title company will look for open permits and unrecorded violations. If your home has an approved renovation, keep the design review approval letter with your file; if it has an unapproved change, we discuss it before listing rather than after inspection.
Yes. A Bonita Bay tower residence, mid-rise unit or coach home is sold under chapter 718, so the seller delivers the condominium resale package, the buyer has a seven-day review right, and towers of three or more habitable stories carry milestone inspection and structural integrity reserve study records that a Bonita Springs buyer and lender will ask to see.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503 read October 2026; Southwest Florida MLS, September 2026).
The county roll records 1,819 of the 3,057 matched Bonita Bay homes as condominium units: the high-rise towers on Bonita Bay Boulevard, among them Horizons, Vistas, Estancia, Tavira, Azure, Esperia South, Seaglass and Omega, plus Bayview, Bay Pointe, Sandpiper, Wild Pines, Wedgewood, Waterford, The Hamptons, Harbor Landing, Harbor Lakes and other mid-rise and coach-home villages.
Section 553.899 requires milestone inspections of condominium buildings of three or more habitable stories, and section 718.112 requires a structural integrity reserve study for those buildings. Bonita Bay's towers are within three miles of the coast and well over three stories, so both apply. Where a building stands on each is an association record, and we obtain it for your building before we price.
Section 718.503 requires the unit owner to give the buyer the declaration, articles, bylaws and rules, the annual financial statement and budget, inspection and reserve study records and the state's question and answer sheet, at the owner's expense, with a seven-day review right. We assemble it for your building in the first week.
A tower buyer's lender will ask about reserves, the budget, the master insurance policy and any pending special assessment, and some lenders will not lend in a project with deferred structural work. Fannie Mae's condominium project rules are public, and we ask your association the questions a lender will ask before a buyer does.
A single-family seller reads one set of statutes and a condominium seller reads another, inside the same gated community. A tower is also priced in its own building with its own median and its own association, so we never carry a house comparable into a tower listing or the reverse.
A Bonita Bay buyer will ask about flood zone, evacuation, Hurricane Ian and insurance. The answer changes across the community: bay-front and river-edge parcels sit in high-hazard zones, the towers stand above parking podiums, and the inland villages near US 41 sit higher. We assemble the parcel's own file before the first showing in Bonita Springs.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Map Service Center; City of Bonita Springs flood protection pages; National Hurricane Center tropical cyclone reports; Citizens Property Insurance flood page read October 2026; Bonita Bay Club Hurricane Ian update of October 13, 2022).
FEMA assigns zones by parcel and structure, not by village, and Bonita Bay spans the full gradient from tidal bay and river frontage to higher ground along US 41. Bay-front and river-mouth parcels sit in or beside the high-hazard A and V zones, mid-community lake and golf corridors mix A and X zones, and the eastern villages sit mostly in Zone X. We pull the FEMA position for your parcel, never a community-wide answer.
A buyer's lender makes its own flood determination, and an insurer prices a specific structure. The City of Bonita Springs publishes the rule that drives premiums: each foot a structure sits above the base flood elevation lowers the flood premium substantially. That makes an elevation certificate one of the most valuable pages in a Bonita Bay listing file.
In a mapped special flood hazard area, improvements or repairs costing 50 percent or more of a structure's value require the whole building to meet current flood rules, which for an older low home can mean elevating it. A buyer of an older bay-front home will ask, and the City's floodplain office holds the record.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, and the National Hurricane Center reports coastal inundation of 8 to 12 feet in Estero, Bonita Beach, Bonita Springs and North Naples. Inside Bonita Bay the club reported in October 2022 that the core club buildings had minimal impact while golf course bridges and the cart barn were damaged, and the association's beach park on Little Hickory Island was rebuilt. Irma in 2017 and Helene and Milton in 2024 also touched the coast. We describe the record for your building or street, not a community-wide claim.
The City of Bonita Springs holds a Community Rating System Class 5 rating, worth a 25 percent discount on National Flood Insurance Program policies. On the wind side, the state's uniform mitigation form OIR-B1-1802 records the features that earn credits under section 627.711. A current wind mitigation form belongs in every single-family listing file, and a tower's association holds the building's own reports.
We do not print premiums, because a premium belongs to a specific home, roof and insurer. We tell a buyer what the insurer will ask, and for a tower we point to the association's master policy and its deductible, which the budget and estoppel describe. From January 1, 2027, Citizens requires flood coverage on new and renewing personal residential wind policies, with condominium unit-owner policies exempt.
A Bonita Bay seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Bonita Bay sits under two statutory regimes at once. The Bonita Bay Community Association is a Florida not-for-profit corporation operating as a homeowners' association under chapter 720, according to its recorded Amended and Restated By-Laws (Instrument 2020000126919). The towers, mid-rise buildings and most coach-home villages are condominiums governed by chapter 718. A single-family seller follows section 720.401; a condominium seller delivers the section 718.503 package, and the master association's own disclosures travel alongside it. We state the fork, name both regimes and let your closing agent confirm your parcel, because the buyer's cancellation rights differ.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
Bonita Bay's covenant layer matters here too. The Second Amended and Restated Declaration of General Protective Covenants and Restrictions for Bonita Bay is recorded as Instrument 2011000142834, and its section 12.13 (stamped page 68 of 69) restates the disclosure duty and names who owes it. We cite the recorded instrument and hand the buyer the summary before the contract, never at closing.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Bonita Bay that matters, because a bay-front estate, a tower and an inland villa can sit in three different flood zones, and the duty applies to every one of them. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Bonita Bay home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Bonita Bay has no community development district, so no district assessment line passes to the buyer on the November bill; the buyer's bill is ad valorem tax plus the City and county non-ad valorem lines.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. In Bonita Bay a condominium or village sale usually needs two certificates, one from the master association and one from the building or village association, so we order both the week a contract is signed.
We market a Bonita Bay home with professional photography, cinematic video and drone footage that shows the water, the towers and the preserve, a listing file that answers the association, resale-fee, flood and club questions, and our qualified-buyer database, and we keep a sale quiet when discretion matters in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026 (pulled September 30, 2026); Bonita Bay Community Association Member Services written statement of November 4, 2025).
A drone shows what a ground photo cannot: where your home sits relative to Estero Bay, the Imperial River, the golf corridors and the 58 neighborhoods. For a tower we film the view from your floor at the right hour; for a single-family home the lot, the lanai and the water.
A Bonita Bay buyer wants the master association's 2026 assessment statement, the village or condominium budget, the resale fee formula, the estoppel timing, the wind mitigation form, the flood position and, for a tower, the milestone and reserve study status. We publish them in the file so the buyer's agent does not have to ask.
We describe the club as the club describes itself: separate, optional and member-owned. We describe the marina as the marina describes itself, with its 36-inch controlling draft. We never imply that a membership or a slip comes with a home unless the documents for that home say so.
Buyers search Bonita Bay, Bonita Bay Bonita Springs and the tower names. We list under the name buyers type, use the tower or village name, and keep the street, not the house or unit number, in public copy. For Esperia South, Harbor Landing and the other sections the county records under their own names, we make sure the listing still reads as Bonita Bay.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Bonita Bay sale as the partners who priced it, with the county record and the MLS pull in hand. That means answering association, resale-fee, flood, building and insurance questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages of a Bonita Springs closing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
Most renegotiations follow the inspection: a roof, an air handler, a window or a buyer's insurance quote. In a community built from 1985 onward, roof age and window type come up first on single-family homes, and building reports come up first in towers. When the listing file already answers them, the buyer's leverage shrinks.
A buyer's lender orders an appraisal, and the appraiser values the home on the comparables available. A tower with five sales in a year gives an appraiser little, so we give the appraiser the county record by section and date and the MLS tower results, and we explain how floors and views differ. We do not promise that an appraisal will meet the contract price.
Buyers sometimes carry Pelican Landing's lower median to the table. We answer with documents: the recorded sales on each side by product, the absence of a district line on a Bonita Bay tax bill, and the association's own fee statement. We never argue that one community must be cheaper than the other, because the records do not say so.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Bonita Bay seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Bonita Bay $945,000 sale that is $6,615 in stamps and about $4,800 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Condominium median ($650,000) | Community median ($945,000) | Single-family median ($1,580,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $4,550.00 | $6,615.00 | $11,060.00 |
| Owner's title premium (promulgated rate) | $3,325.00 | $4,800.00 | $6,525.00 |
| Subtotal of the two fixed items | $7,875.00 | $11,415.00 | $17,585.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Bonita Bay has no community development district, so no district payoff or assessment appears on the settlement statement.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates. Bonita Bay Community Association Member Services stated in writing on November 4, 2025 that "the resale fee is 0.5% of the total sale price capped at $10,000." That statement does not say who pays it, so the contract allocates it and we confirm it per transaction. On the 12-month condominium median of $650,000 the formula gives $3,250, on the community median of $945,000 it gives $4,725, and the $10,000 cap binds only at a price of $2,000,000 or more. That is arithmetic on the association's published formula, not a quote for your home; confirm the current figure with Member Services at 239-495-8111 before you rely on it. A building or village association may carry its own transfer or capital contribution, which its documents state.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. As an illustration, a $945,000 value at the final 2026 district 017 rate of 12.7942 mills (the City of Bonita Springs and Bonita Springs Fire district) is $12,090.52 before exemptions, and a closing on June 30 with 181 days of seller ownership credits about $5,995 to the buyer. That is arithmetic on the community median, not your bill. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Bonita Bay most often meet buyers who are also touring Pelican Landing, immediately south across Coconut Road in Bonita Springs. Bonita Bay recorded 204 sales at a $945,000 median in the latest 12 months; mainland Pelican Landing recorded 115 at $575,000. The table shows what a buyer weighs on each side, with the source for each line.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita Bay Community Association and Pelican Landing district publications; Southwest Florida MLS pulls of September 30, 2025 to 2026 (Bonita Bay) and June 30, 2025 to 2026 (Pelican Landing)).
| What a buyer weighs | Bonita Bay | Pelican Landing |
|---|---|---|
| Location | East shore of Estero Bay, entrances on US 41, City of Bonita Springs | Immediately south across Coconut Road, mostly City of Bonita Springs with a northern edge in the Village of Estero |
| Home parcels in our county match | 3,057 | 2,180 (mainland, excluding The Colony and The Tides) |
| Recorded sales, 12 months to September 25, 2026 | 204 at a $945,000 median | 115 at a $575,000 median |
| Median $ per county heated square foot | $404.29 | $309.59 |
| Single-family median, 12 months | $1,580,000 (76 sales) | $1,055,556 (57 sales) |
| Condominium median, 12 months | $650,000 (128 sales) | $453,250 (58 sales) |
| Community development district | None | Yes, district assessments on the tax bill (Pelican Landing districts publish their budgets) |
| Club | Bonita Bay Club, separate and optional, member-owned since 2010 | Golf membership optional, separate from ownership |
| Beach | Association beach park on Little Hickory Island, reached by road | Association beach park on Big Hickory Island, reached by the community's shuttle boat |
| Marina | Bonita Bay Marina on the Imperial River, resident-investor owned, 36-inch controlling draft | No community marina comparable to Bonita Bay's |
| Towers | Eight high-rise towers on Bonita Bay Boulevard | High-rise product sits in The Colony, priced separately |
| Master resale fee | 0.5 percent of price capped at $10,000 (association statement, November 4, 2025) | Set by Pelican Landing's own documents |
Bonita Bay's 3,057 matched home parcels and five-course club make it the larger and broader community on the county record; Pelican Landing's mainland villages hold fewer homes, 2,180 against 3,057, and no high-rise towers, which sit in The Colony. A Bonita Bay seller should lead with what the buyer gets that the neighbor does not: no district line on the tax bill, an on-site marina and the tower skyline. A Pelican Landing buyer may lead with the boat to the island beach and a lower entry price.
A home in Bonita Bay fits a buyer whose priorities are a broad club choice, an on-site marina, high-rise living on the bay or a tax bill without a district line. A home in Pelican Landing fits a buyer whose priorities are a lower entry price, an island beach reached by the community's boat and a smaller village setting. Neither is better in the record; each is better for a different list of priorities, and the decision table is how we show a buyer the difference.
You can get a free Bonita Bay home valuation three ways: through our Bonita Bay home valuation page, through the valuation form for Bonita Bay sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We do not send an automated number. We send the recorded comparables from the county file for your tower, village or plat, the MLS results for the same section, the master and village charges a buyer will see, your parcel's flood position and a net sheet. There is no obligation.
Your address and section, your closing statement from the purchase, the village or condominium association's current budget, any design review approval letters for work you have done, your wind mitigation form or elevation certificate, your club membership agreement if you hold one, and whether you have had any water in the home. That is enough to start. A walk-through lets us see condition, floor and view, the variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Bonita Bay seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Bonita Bay. For the wider picture, see how we sell homes across Bonita Springs.
Most Bonita Bay owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Bonita Bay home specifically, where a buyer is weighing an optional private club, a master association with its own resale fee, 58 neighborhoods with their own associations and a flood map that changes from one side of a village to the other and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Bonita Bay sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Bonita Bay seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "Marc was wonderful from the start, worried about us as the customer and just always making sure we were happy. Beth was also awesome and kept us informed always with the flow and what we needed to do. This experience was first class and by the way Marc found a buyer in one week!! Crazy good. Will be recommending Domain to everyone we know, we are now 2 for 2 on great experiences with them! Thanks again." Verified Google review
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
★★★★★ "Marc was an absolute joy to work with. From our first contact with him until our closing date, he kept us well informed about everything that was going on with our listing. His initial marketing and listing presentation was impressive and he delivered on everything that he promised us. He sold our house in record time, even in a tough market with lots of short sales and foreclosures in the area. We would absolutely highly recommend Marc and will certainly be repeat customers!!" Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Bonita Bay owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, September 2026; Bonita Bay Community Association; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes: the same product, the same tower or village, a similar size, view and flood position. Lee County recorded 204 Bonita Bay sales from September 26, 2025 to September 25, 2026 at a $945,000 median, with condominiums at $650,000 and single-family homes at $1,580,000. Request a free Bonita Bay home valuation and we will build a specific number with the comparables attached.
Gather what a buyer will ask for: the master and village association documents, the 2026 assessment figures, the resale fee formula, any design review approvals, your wind mitigation form and your closing documents. Then price from the recorded sales in your own section and list with an agent who puts those facts in front of buyers on day one. Call Jesse McGreevy at (239) 898-6072 to begin.
The best listing agent is the one who prices from the recorded record, knows the association, club and marina documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents using the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
Our Southwest Florida MLS pull of September 30, 2026 showed a median of 61 days on market for the 227 Bonita Bay closings in its 12-month window, with towers ranging from 37 median days at Horizons to 168 at Azure. Add a 30 to 45 day closing. Price is the strongest predictor of speed.
The median sale-to-list ratio in our September 30, 2026 MLS pull was 94.7 percent across the development; among the towers it ran from 92.3 percent at Esperia South to 95.8 percent at Tavira and Azure. That ratio is measured against the final list price, so a home that started high and was reduced shows a better ratio than its first price earned.
On September 30, 2026 the MLS showed 61 active Bonita Bay listings at a median asking price of $1,295,000, from $325,000 to $5,499,000, and 16 pending. At the 12-month closing pace that is about 3.2 months of inventory. Inventory changes weekly, so we check it again the day we price your home.
With about 3.2 months of inventory and a 94.7 percent median sale-to-list ratio in our September 2026 pull, Bonita Bay is closer to balanced than to a seller's market. Well-priced homes sell; homes priced to the 2024 peak wait. The county median eased from $1,497,500 in 2024 to $950,000 for 2026 to date.
Yes. In the 12 months to September 25, 2026 the county recorded 128 condominium sales at a $650,000 median and 76 single-family sales at a $1,580,000 median. They also sell under different statutes: chapter 718 for condominiums, with a seven-day review right, and the chapter 720 summary for houses.
Member Services stated in writing on November 4, 2025 that the 2026 annual assessment is $5,450 for multifamily homes and $6,265 for single-family homes, each including a $1,030 Hotwire fee. Village and condominium assessments are additional. Confirm the current figures with the association at 239-495-8111.
Member Services stated that the master association's resale fee is 0.5 percent of the total sale price capped at $10,000. The statement does not say who pays, so the contract allocates it. On a $945,000 sale the formula gives $4,725, and the cap applies from $2,000,000.
No. Lee County's special districts registry lists no Bonita Bay district, and the community was built without Chapter 190 bond financing, so a buyer sees no district line on the tax bill. Pelican Landing, the neighbor to the south, does carry district assessments.
No, not by default. The Bonita Bay Club is a separate, optional, member-owned corporation, and a membership is governed by the club's own documents, not by your deed. We read your membership agreement and the club's current transfer policy and describe to buyers only what those say.
Yes. Ownership brings automatic membership in the master association, whose pages describe the gates and patrol, parks and trails and the private beach park on Little Hickory Island. Golf, the lifestyle center and club dining come with optional club membership. Telling buyers this widens the pool for your home.
Only if the marina's rules and your slip or storage agreement allow it. The Bonita Bay Marina is owned by a group of resident investors, separately from the association and the club, and its materials describe a 36-inch controlling draft. We confirm the transfer terms in writing before we market a slip.
It depends on the parcel. Bay-front and river-edge homes sit in or beside high-hazard zones, lake and golf corridors mix zones, and the eastern villages near US 41 sit mostly in Zone X. We pull your parcel's FEMA position and the flood disclosure history before listing.
Ian made landfall at Cayo Costa as a category 4 storm on September 28, 2022, and the National Hurricane Center reports 8 to 12 feet of coastal inundation in the Bonita Springs and Estero area. The Bonita Bay Club reported minimal impact to its core buildings but damage to course bridges and the cart barn, and the association rebuilt its beach park. Damage varied by building and street, and your flood disclosure covers your own home.
A flood disclosure at or before contract, known material defects, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary for a house or the section 718.503 package for a condominium. Your closing agent confirms which apply.
The inspection is the association's obligation, not yours, but a buyer and lender will ask for it. Section 553.899 requires milestone inspections of condominium buildings of three or more habitable stories, and section 718.112 requires a structural integrity reserve study. We obtain your building's status before pricing.
In Lee County the seller customarily pays the documentary stamp tax of $0.70 per $100 and the owner's title policy, and the contract controls. On a $945,000 sale that is $6,615 in stamps and about $4,800 in title premium, before commission, estoppel and prorations.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule. That is custom, not law, and the contract controls.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery and $179 more if the account is delinquent. A condominium or village sale may need certificates from both the master and the village association.
Usually not a full remodel. Fix what an inspector will flag, clear any open permit and gather design review approvals for past work. In a community where buyers often renovate to their own taste, a clean, documented home priced to the record often nets more than a rushed remodel.
If you price to the current record, yes: season begins in November, inventory sat near 3.2 months in our September 2026 pull, and the county median for 2026 to date is $950,000. If you need a 2024 price, the record says the market has moved.
Leasing rules are set by each village or condominium association, and a tenant in place changes how a home shows and closes. Our MLS pull showed 19 Bonita Bay leases in the latest year at a median of $7,000 a month. Read your association's leasing rules before you decide.
Member Services stated that no application is needed for the master association. A tower, village or condominium association may still have its own approval or lease review, which its documents state, and we check before a buyer signs.
The association publishes Open House Guidelines and hours, and guest access runs through the gate system. We follow those rules for every open house and showing, and we schedule around them.
In our September 2026 MLS pull, Horizons had the shortest median among the towers at 37 days, and well-priced coach homes in the busier villages move quickly when they are documented. The common thread is price inside the band that is actually closing.
The highest recorded sale in the latest 12 months was a Baywoods estate on Woodlyn Drive at $5,900,000 in November 2025. Among towers, the county recorded Seaglass sales up to $4,950,000, and Omega listings started at $3,999,000 in our September pull.
The least expensive recorded sales in the latest 12 months were Wild Pines condominiums from $240,000 to $362,500, a Sandpiper condominium at $350,000 and a Greenbriar III condominium at $360,000; Burning Tree villas on Kindlewood Lane started at $375,000. Those buyers still get master association membership, the parks and the beach park.
Bonita Bay recorded 204 sales at a $945,000 median in the latest 12 months against 115 at $575,000 for mainland Pelican Landing. Bonita Bay has no district line on the tax bill and an on-site marina; Pelican Landing has an island beach reached by the community's boat and a lower entry price.
Yes. For some higher-priced homes and towers a confidential, off-market conversation is possible, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off with you before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list; we coordinate with your closing agent.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A Bonita Bay specialist matters because value here turns on details a generalist misses: a master association with its own resale fee, 58 neighborhoods with their own associations, a separate optional club, a resident-owned marina, eight towers with their own reports and a flood map that changes across a single village. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Bonita Bay," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Bonita Bay, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a Seaglass or Tavira tower residence, a Bay Pointe or Harbor Landing coach home, or a single-family home on Woodlake Drive or Woodlyn Drive, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Bonita Bay buyers are buying a gated community of roughly 2,400 acres on Estero Bay, with the association's parks, trails and beach park, an optional five-course club, a resident-owned marina on the Imperial River and a short drive to US 41, Coconut Point and the beaches. Our Bonita Bay community guide covers the whole picture, and it is the same record we use to describe your home.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Lee County Clerk holds the recorded declaration and By-Laws, the association publishes its rules and open-house guidelines, and the state's corporation records list the master association as document N07041. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Knowing where every record lives is how we answer a buyer's question in a day.
Some of your buyers will compare Bonita Bay with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Bonita Bay home valuation tells you what you are working with first. If you are also buying, whether moving within Bonita Bay or relocating, see our guide to buying a home in Bonita Bay and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Bonita Bay guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Amended and Restated By-Laws of Bonita Bay Community Association, Instrument 2020000126919 | Lee County Clerk of Court | The master association's chapter 720 status, board and assessment powers | Open the Clerk image |
| Second Amended and Restated Declaration, Instrument 2011000142834 | Lee County Clerk of Court | The covenants, use rules and the disclosure duty section | Open the Clerk image |
| Realtor and buyer resources | Bonita Bay Community Association | Open-house rules and resale contacts | Open the association page |
| Open House Guidelines | Bonita Bay Community Association | The gate and open-house rules a listing must follow | Open the guidelines |
| Media Brochure, January 2026 | Bonita Bay Community Association | The association's own description of the community | Open the brochure |
| Complete community map | Bonita Bay Community Association | Where each neighborhood sits | Open the map |
| Special districts registry | Lee County | Confirms no Bonita Bay district is registered | Open the registry |
| US 41 at Bonita Beach Road, project 444321-1 | FDOT District One | The intersection plan at the community's front door | Open the project page |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Bonita Bay community, association, club and marina records
City, county, storm and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Bonita Bay sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 204 recorded sales across the 3,057 home parcels the county ties to Bonita Bay over the latest 12 months, read the Southwest Florida MLS pull of September 30, 2026 and the association's recorded By-Laws, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Bonita Bay or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Bonita Bay seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Bonita Bay, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.