Bonita Beach sells building by building and street by street. We price your condo or Hickory Boulevard house from Lee County recorded sales, then market it to the buyers who want this beach.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home on Bonita Beach starts with a fact most listing pages skip: this island is two markets on one road, a condominium market where Lee County recorded 77 sales at a $510,000 median in the latest 12 months, and a beach-house market where 20 single-family sales closed at a $2,462,500 median. Lee County recorded 98 qualified Bonita Beach sales in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida in the 2026 RealTrends rankings, and we built this seller guide for owners of the 1,793 homes on Little Hickory Island and the west end of Bonita Beach Road SW, all inside the City of Bonita Springs, ZIP 34134. For the full picture of the strip, from the condominium buildings to the parks and the two-county line, start with our Bonita Beach real estate 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 on Bonita Beach 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 Beach home valuation, or use our Bonita Beach valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Bonita Beach home in 2026, price it against the recorded sales for your own building or your own stretch of Hickory Boulevard, not against the island-wide median, and hand a buyer the flood, condominium and permit answers before they ask. Lee County recorded 98 Bonita Beach sales in 12 months, 77 of them condominiums.
Data updated: October 2026 (Lee County Property Appraiser public roll of October 11, 2026 and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest qualified recorded sale September 25, 2026; Southwest Florida MLS, Bonita Beach area, pulled October 27, 2026).
Every price opinion we write for Bonita Beach starts from the county record of deeds and then checks the Southwest Florida MLS. In the 12 months to September 25, 2026 Lee County recorded 98 qualified sales across the 1,793 homes on the strip, at a median of $635,000, from $199,900 to $14,079,525, or $592.27 per square foot of county heated area. The MLS, for its own Bonita Beach area, shows 89 closings in the 12 months to October 27, 2026, $119,552,700 in volume, a median of 106.5 days on market, a median sale price at 93.79 percent of the final list price, 88 active listings and 11.9 months of supply on that date. Those MLS measures are the leverage in your sale: buyers on this island have choices, and they negotiate.
The island is not one market. Of the 1,793 homes on the roll, 1,436 are condominium units in more than twenty buildings along Hickory Boulevard and Bonita Beach Road SW, and 357 are single-family homes on the Gulf and bay lots of the Bonita Beach plats, Carolands, Kinleyland and Cape Hickory. A seller who prices a condominium off the $635,000 island median, or a beach house off the same number, has started from a figure that describes neither home.
Four things move a Bonita Beach sale more than finishes do. The first is the side of the road: Gulf-front buildings and lots against bay-side buildings and canal lots. The second is the age and elevation of the structure, because 981 of the island's 1,436 condominium units were built in the 1970s and only 41 single-family homes date from 2020 or later. The third is the condominium file a buyer reads, the milestone inspection and the structural integrity reserve study for buildings that are now four and five decades old. The fourth is the flood and insurance record for the exact address after Hurricane Ian, which put 8 to 12 feet of water over the ground at Bonita Beach. Every one of those is a matter of record, and none of them is visible to an automated estimate.
The condominium market is liquid, priced in the hundreds of thousands and moved by fees, reserves and insurance. The MLS recorded 67 condominium-building closings at a $500,000 median in the 12 months to October 27, 2026, with a median sale-to-final-list ratio of 93.93 percent. The single-family market is thin, priced in the millions and moved by the lot, the elevation and the age of the house. The MLS recorded 21 single-family closings at a $2,325,000 median, 16 of them at $1,000,000 or more and 5 at $5,000,000 or more, with a median ratio of 92.60 percent. We price, market and negotiate the two differently, and this guide treats them separately wherever the record does.
We cover why to list with us, the county and MLS record for the strip, the recent sales a buyer will compare you with, the selling season, how we price, what the MLS alone misses, how Bonita Beach benchmarks against Barefoot Beach and Bonita Shores, the Florida condominium rules that apply to most homes here, flood and insurance, the disclosures a seller owes, how we market and negotiate, the cost to sell at four price points, the comparison with Barefoot Beach and more than thirty-five seller questions answered directly. Every building on the island also has its own McGreevy and Comisar guide and seller page, linked in the section on the buildings we guide.
McGreevy and Comisar price Bonita Beach homes on the records that move them: Lee County's recorded sales for your building or your stretch of Hickory Boulevard, the Southwest Florida MLS for days on market and sale-to-list, your condominium's inspection and reserve file, and the flood record at your address. Both partners work every listing, and our office is ten minutes from the beach.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales to September 25, 2026; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026; RealTrends Verified 2026).
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:
On the RealTrends Verified 2026 rankings, built on 2025 sales, McGreevy and Comisar of Domain Realty recorded 241 transaction sides and $157.57 million in volume, the #5 real estate team in Florida. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them, and our headquarters at 24031 S Tamiami Trl #101 sits in Bonita Springs, a short drive up Bonita Beach Road from the bridge to Little Hickory Island.
We have built a dedicated guide and a dedicated seller page for every condominium association on Bonita Beach, from the Bonita Beach Club and Bay Harbor Club to the Bonita Beach and Tennis Club, and for the neighboring Collier County grid of Bonita Shores. We tracked every recorded sale on the strip for this page, and we pulled the MLS for the same 12 months. When a buyer's agent asks what a two-bedroom Gulf-front unit in your building traded for, or what the last bay-side house on your street closed at, we already have the answer on paper.
After Hurricane Ian, most deeds recorded on Bonita Beach from 2022 to 2024 were coded by the Lee County Property Appraiser as transfer code 03: qualified at transfer, but the property's physical characteristics changed significantly afterwards, with disaster as a listed example. That is why the county's qualified series shows 22 sales in 2022, 40 in 2023 and 6 in 2024, while 116, 79 and 71 deeds over $10,000 were actually recorded in those years. An automated estimate that leans on qualified sales alone is reading a gap. We read both records, the deed and the MLS listing, before we write a price.
A partnership means two senior licensees on your file. Jesse McGreevy leads pricing, marketing and the seller strategy; Marc Comisar leads the field, the showings and the negotiation. Behind us, Domain Realty Group is a team of about forty agent-partners who all have a stake in the result. That depth matters on an island where many owners live up north for part of the year and a showing, an inspection or an association approval cannot wait for the owner to fly down.
We will not quote you a list price we cannot defend with recorded sales, and we will not promise a number of days. With 11.9 months of supply on October 27, 2026, the honest plan is a price that wins against the competing listings in your building or on your stretch of road, and a marketing file that answers the buyer's questions about flood, the building and the beach before they become a reason to wait.
The Bonita Beach market favors buyers on supply and rewards sellers who price precisely: the Southwest Florida MLS showed 88 active listings and 11.9 months of supply on October 27, 2026, and Bonita Beach homes closed at a median 93.79 percent of the final list price after a median 106.5 days on market.
Data updated: October 2026 (Southwest Florida MLS, Bonita Beach area, closed October 28, 2025 to October 27, 2026 and active on October 27, 2026, pulled October 27, 2026; Lee County Property Appraiser recorded sales, September 26, 2025 to September 25, 2026).
| Window (Lee County recorded sales) | From | To | Qualified sales | Median |
|---|---|---|---|---|
| 12 months | September 26, 2025 | September 25, 2026 | 98 | $635,000 |
| 24 months | September 26, 2024 | September 25, 2026 | 167 | $620,000 |
| 36 months | September 26, 2023 | September 25, 2026 | 180 | $620,000 |
| 60 months | September 26, 2021 | September 25, 2026 | 270 | $675,000 |
The county counts a sale when the deed is a qualified arm's-length transfer of an improved home. In the latest 12 months that was 98 Bonita Beach sales at a $635,000 median, or $592.27 per square foot of county heated area. One of the 98 was the first sale of a newly built house on Hickory Boulevard, recorded at $14,079,525 on August 31, 2026; the other 97 were resales, from $199,900 to $10,000,000.
| Segment (Southwest Florida MLS, Bonita Beach area) | Closed, 12 months | Median sale price | Median days on market | Median sale to final list |
|---|---|---|---|---|
| All residential | 89 | $650,000 | 106.5 | 93.79% |
| Condominium buildings | 67 | $500,000 | 106.5 | 93.93% |
| Single family | 21 | $2,325,000 | 112 | 92.60% |
On October 27, 2026 the MLS carried 88 active Bonita Beach listings: 45 in high-rise buildings of eight stories or more, 21 in mid-rise buildings of four to seven stories, 21 single-family homes and 1 in a low-rise building, with 4 pending. Eighty-eight actives against 89 closings in 12 months is 11.9 months of supply. Anything above about six months is usually read as a buyer's market, and the 93.79 percent median ratio shows how that reads at the closing table: a typical seller here gave up between six and seven percent from the final list price.
The condominium market closed 67 times in the MLS's 12 months, from $200,000 to $2,000,000, and only 5 of those closings reached $1,000,000. The single-family market closed 21 times, from $667,875 to $14,900,525, with 16 at $1,000,000 or more and 5 at $5,000,000 or more. On the county record the split is the same shape: 77 condominium sales at $510,000 and 20 single-family sales at $2,462,500, or $1,058.18 per square foot of county heated area. A seller's first question should always be which of the two markets the home competes in, and then which building or which stretch of road.
| Price band (Southwest Florida MLS, Bonita Beach area, 12 months to October 27, 2026) | Closings |
|---|---|
| Under $300,000 | 16 |
| $300,000 to $500,000 | 16 |
| $500,000 to $750,000 | 23 |
| $750,000 to $1,000,000 | 12 |
| $1,000,000 to $2,000,000 | 9 |
| $2,000,000 to $5,000,000 | 8 |
| $5,000,000 and up | 5 |
The band table says what the medians cannot: 55 of the 89 MLS closings were under $750,000, almost all of them condominiums, and 22 were at $1,000,000 or more, 16 of them single-family houses.
| Calendar year (Lee strip) | Qualified sales (county) | All recorded deeds over $10,000 |
|---|---|---|
| 2021 | 188 | 213 |
| 2022 | 22 | 116 |
| 2023 | 40 | 79 |
| 2024 | 6 | 71 |
| 2025 | 87 | 100 |
| 2026 (to September 25) | 78 | 85 |
Hurricane Ian came ashore on September 28, 2022. In the three years that followed, the Lee County Property Appraiser coded most Bonita Beach deeds as transfer code 03, which its own code list defines as a transfer that was qualified at the time but where the property's physical characteristics changed significantly afterwards, with disaster as an example. Those deeds still sold real homes; they simply drop out of the qualified series the county uses for its own valuation work. A seller should know that an automated value model built on qualified sales alone saw almost no Bonita Beach sales in 2024. We read every recorded deed and the MLS together.
Read your own segment first. A condominium seller should look at the 77 condominium sales and the 67 condominium-building MLS closings, and then at the closings in the same building, which our building guides list. A house seller should look at the 20 county single-family sales and the 21 MLS closings, and then at the same side of Hickory Boulevard and the same lot type. Then read the supply: with 11.9 months of supply and a 93.79 percent median ratio, the first two weeks of a listing decide whether a buyer sees it as the best home at its price or as one more listing to bargain against.
Bonita Beach recorded 98 sales in the latest 12 months and the MLS showed 88 competing listings on October 27, 2026, so the first thing we do for a seller here is price your home against the recorded sales for your own building or stretch of Hickory Boulevard, not against a portal estimate. Request a free Bonita Beach home valuation or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home on Bonita Beach and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
For this guide we tracked every qualified sale Lee County recorded on the Bonita Beach strip in the 12 months to September 25, 2026, 98 in all, and every closing the Southwest Florida MLS recorded in its Bonita Beach area in the 12 months to October 27, 2026, 89 in all. We matched them to the county roll's year built and heated area, and we read the Property Appraiser's transfer codes for the 2022 to 2024 deeds. What stood out was not the median. It was the spread: the same island produced a $199,900 condominium sale and a $14,079,525 new-house sale inside one year, and the houses that sold fastest, in 0 to 30 days, were the newest or best-sited ones, while older houses priced off those records sat for 179 to 541 days.
Recent Bonita Beach closings ran from about $200,000 for a small Beach and Tennis Club condominium to a new house on Hickory Boulevard that the MLS records at $14,900,525 and Lee County recorded at $14,079,525, according to the Southwest Florida MLS for the 12 months to October 27, 2026. The sales below are the comparables a buyer's agent will put beside your home.
Data updated: October 2026 (Southwest Florida MLS, Bonita Beach area, closed October 28, 2025 to October 27, 2026, pulled October 27, 2026; addresses reduced to the street; Lee County recorded sales to September 25, 2026).
| Closed | Street | Bedrooms and baths | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|---|
| August 31, 2026 | Hickory Blvd | 6+ bedrooms, 6 full and 2 half baths | 6,386 | $14,900,525 | $14,900,525 (deed $14,079,525) | 0 |
| February 27, 2026 | Hickory Blvd | 5 bedrooms plus den, 5 full and 2 half | 5,633 | $10,750,000 | $10,000,000 | 326 |
| October 31, 2025 | Hickory Blvd | 5 bedrooms, 5 full and 2 half | 5,214 | $10,750,000 | $9,700,000 | 123 |
| June 24, 2026 | Hickory Blvd | 5 bedrooms, 5 full and 2 half | 5,214 | $9,795,000 | $9,500,000 | 18 |
| April 6, 2026 | Hickory Blvd | 4 bedrooms plus den, 4 full | 3,699 | $6,495,000 | $6,150,000 | 541 |
| May 7, 2026 | Hickory Blvd | 4 bedrooms plus den, 5 full and 2 half | 4,913 | $3,495,000 | $3,125,000 | 128 |
| August 4, 2026 | Hickory Blvd | 5 bedrooms plus den, 4 full and 1 half | 2,251 | $2,945,000 | $2,325,000 | 179 |
| August 25, 2026 | Hickory Blvd | 3 bedrooms, 3 full | 1,663 | $2,198,000 | $2,000,000 | 283 |
| January 26, 2026 | Hickory Blvd | 3 bedrooms, 2 full and 1 half | 1,150 | $1,500,000 | $1,225,000 | 190 |
Lee County recorded the August 31, 2026 new-house closing at $14,079,525; the MLS records the sold price as $14,900,525. Both are printed with their source, and the county figure is the one in our county medians.
| Closed | Street (subdivision field) | Bedrooms and baths | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|---|
| February 24, 2026 | Cape Hickory Ct (Cape Hickory) | 4 bedrooms plus den, 5 full and 1 half | 4,477 | $4,995,000 | $4,750,000 | 28 |
| May 29, 2026 | Forester Dr | 4 bedrooms, 4 full and 1 half | 3,314 | $3,600,000 | $3,100,000 | 112 |
| June 22, 2026 | McLaughlin Blvd (Carolands) | 3 bedrooms, 2 full and 1 half | 3,540 | $3,499,000 | $2,862,500 | 79 |
| January 7, 2026 | Seagrape Ln | 4 baths (bedrooms not listed) | 3,690 | $2,600,000 | $2,600,000 | 0 |
| January 23, 2026 | Kings Kew (Kinleyland) | 5 bedrooms, 3 full and 1 half | 3,095 | $2,100,000 | $1,937,500 | 30 |
| April 10, 2026 | Forester Dr | 3 bedrooms, 2 full | 1,826 | $1,399,000 | $1,320,000 | 33 |
| May 20, 2026 | Hickory Bay Dr | 2 bedrooms, 2 full | 1,344 | $1,000,000 | $942,500 | 33 |
| December 19, 2025 | Bay Rd | 3 bedrooms, 3 full | 1,152 | $899,000 | $832,500 | 49 |
| March 31, 2026 | Bay Rd | 3 bedrooms, 2 full | 1,363 | $860,000 | $810,000 | 46 |
| March 20, 2026 | Hickory View Dr | 2 bedrooms, 2 full | 1,101 | $789,900 | $750,000 | 194 |
| Building (MLS subdivision field) | Closings, 12 months | Low | High |
|---|---|---|---|
| Beach and Tennis Club | 23 | $200,000 | $425,000 |
| Bonita Beach Club | 9 | $455,000 | $907,000 |
| Bay Harbor Club | 5 | $450,000 | $740,000 |
| Dolphin Way of Hickory Point | 4 | $275,000 | $495,000 |
| Casa Bonita II | 4 | $675,000 | $796,000 |
| Sea Isles | 3 | $395,000 | $600,000 |
| Seascape | 2 | $650,000 | $696,550 |
| Ambassador | 2 | $650,000 | $1,147,000 |
| The Egret | 2 | $615,000 | $970,000 |
| Casa Bonita I | 2 | $850,000 | $1,100,000 |
| Windsong | 2 | $620,000 | $680,000 |
| Hickory Shores | 2 | $650,000 | $2,000,000 |
| Gulf Harbor, Casa Bonita Royale, Casa Bonita Grande, Solenzara | 1 each | $520,000 | $1,500,000 |
The building guides carry each association's own closings, fees and rules, because a two-bedroom in one building and a two-bedroom next door can sit $300,000 apart on the record. Start with the guide for your building, linked in the section on the buildings we guide, and its seller page, for example selling in the Bonita Beach Club or selling in Bay Harbor Club.
Three patterns run through the 12 months. The newest and best-sited houses sold at or near list in under a month: $9,795,000 to $9,500,000 in 18 days, $4,995,000 to $4,750,000 in 28 days. Older houses listed off those records gave up the most: $3,499,000 to $2,862,500 on McLaughlin Boulevard, $2,945,000 to $2,325,000 on Hickory Boulevard, after 79 and 179 days. And the bay-side side streets traded in a tight band of $750,000 to $942,500 for two- and three-bedroom houses, a different market from the Gulf-front lots a few hundred feet away.
The best time to sell a Bonita Beach home is to be on the market, priced and photographed by January, because spring is when Bonita Beach closings happen: 144 of the 346 MLS closings in 60 months closed in April, May and June. The weakest closing months were October, December and September.
Data updated: October 2026 (Southwest Florida MLS, Bonita Beach area, closings October 28, 2021 to October 27, 2026, pulled October 27, 2026; Lee County Parks and Recreation park pages read October 17, 2026).
| Month (Southwest Florida MLS, Bonita Beach area, 60 months) | Closings |
|---|---|
| January | 20 |
| February | 31 |
| March | 32 |
| April | 52 |
| May | 52 |
| June | 40 |
| July | 22 |
| August | 26 |
| September | 18 |
| October | 13 |
| November | 23 |
| December | 17 |
A spring closing is a winter contract. Seasonal buyers see the island in its best weather after the holidays, and the contracts they write in winter are the spring closings in the table. A listing that goes live in March meets the tail of that buyer pool; a listing that is ready in January meets all of it.
Listing between June and November is not a mistake, but it changes the buyer's checklist. The buyer's insurance binder becomes part of the closing timeline, and the buyer will ask for the wind-mitigation report, the flood elevation certificate and the condominium's insurance summary up front. We put those documents in the listing file on day one so a pause in binding does not become a reason to walk away.
Buyers who tour this fall will notice the parks. Lee County closed the Bonita Beach Park parking lot and park amenities at 27954 Hickory Blvd from September 8, 2026 for construction repairing Hurricane Ian damage, with pedestrian access through Bonita Beach Access #1. Access #1 at 27890 Hickory Blvd closes its own parking lot from November 1, 2026, keeping pedestrian access, and WGCU reported that Access #10 in Little Hickory Island Park closed the same week the park lot did. The county pointed beachgoers to parking at the Publix center at Bonita Beach Road and US 41 with LeeTran ULTRA On Demand vans. We tell buyers what is closed, why, and that the work is the storm repair the island has waited for.
In September 2024 the Lee County Commission awarded a $39.2 million contract to Weeks Marine to nourish 1.1 miles of Lovers Key and 0.8 miles at the north end of Bonita Beach, with dune and upper-beach storm repairs south to the Lee-Collier line, funded by the state ($23.6 million), Lee County ($7.7 million), the City of Bonita Springs ($5.8 million) and FEMA ($2 million), and scheduled to finish by mid-June 2025. Little Hickory Island was nourished before in November 1995, June 2004 and September 2014. A buyer who asks about the beach in front of a building should get those facts, with the sources.
We price a Bonita Beach home from the recorded sales of the same product in the same place: your building, or your side of Hickory Boulevard and your lot type. Then we adjust for elevation and year built, the condominium's reserve and inspection file, and the 88 listings a buyer could choose instead on October 27, 2026.
Data updated: October 2026 (Lee County Property Appraiser roll of October 11, 2026 and recorded sales to September 25, 2026; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
For a condominium, the right comparables are closings in your own building, at your floor height and on your side of the building, and then in the buildings a buyer is touring at the same time. For a house, they are closings on the same side of Hickory Boulevard on similar frontage, or on the same bay-side street. We pull both the county deed and the MLS listing for each comparable, because the MLS carries the days on market and the list price, and the county carries the deeds the MLS never saw.
On an island where 981 condominium units date from the 1970s and 41 houses from 2020 to 2024, the year built and the floor height move price more than the kitchen does. A house built to the current flood code sells to a different buyer, with a different insurance quote, than a 1970s house on the same frontage. We read the elevation certificate where one exists (the city keeps existing certificates for download), the FEMA flood zone for the address and the roll's year built before we write a number.
Every condominium buyer on Bonita Beach now reads the building's milestone inspection summary and its structural integrity reserve study, or a statement that none has been completed. A building with completed work and funded reserves sells differently from one with a large assessment ahead. We read the association's file first, so the price reflects what a buyer will learn on day three of the contract.
The last step is the competition. With 88 active listings on October 27, 2026, 45 of them in high-rise buildings, your price has to win against the units and houses a buyer can see the same afternoon. We set a price that is defensible on the record and visible to the right buyer search bands, and we tell you what the record says about the price you hoped for.
An automated estimate cannot see the side of the road, the floor height, the reserve study, the post-Ian repair history or the code 03 deeds that dropped out of the county's qualified series. It also cannot see the difference between a Gulf-front unit in a 1970s building and a renovated unit next door. On Bonita Beach those are the differences that decide the price.
The MLS alone misses deeds that never reached it and misreads an island split between two counties. Lee County recorded 98 qualified Bonita Beach sales in 12 months; the MLS Bonita Beach area shows 89 closings in a slightly different window and includes a few Collier-side rows. We read both and print each figure with its source.
Data updated: October 2026 (Lee County Property Appraiser recorded sales to September 25, 2026; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
The MLS measures what the county cannot: the list price, the days on market, the sale-to-list ratio, the active competition and the months of supply. Those are the numbers that tell a seller how buyers are behaving right now, and we use them in every pricing conversation.
The county record shows every recorded deed with its consideration, including private sales, sales between owners and new-house sales recorded before the MLS listing was closed out, and it shows the transfer codes that explain why a sale was or was not counted. It also shows the roll's year built, heated area, homestead status and dock and seawall flags for every parcel on the island.
Because the two records disagree in specific, explainable ways, a seller who hears one figure from a portal and another from a neighbor can be pricing from either half of the truth. The August 31, 2026 new-house closing is the clearest example: $14,900,525 in the MLS and $14,079,525 on the deed. The county records the deed consideration and the MLS records the reported closing price; only the deed enters a county median.
We put the county record into the listing file: the recorded sales in your building or on your street, the year built and heated area from the roll, and the transfer codes where they matter. A buyer's appraiser reads the same deeds. When the file already answers the appraiser's question, the appraisal is less likely to surprise anyone.
Bonita Beach benchmarks below Barefoot Beach and above most of the Collier-side grid on price: the strip's county condominium median was $510,000 and its single-family median $2,462,500 in 12 months, against $2,800,000 for all Barefoot Beach residential sales and $590,000 for Bonita Shores. Price per square foot and supply complete the comparison.
Data updated: October 2026 (Lee County recorded sales, September 26, 2025 to September 25, 2026; Collier County Property Appraiser data export of August 29, 2026, sales to August 17, 2026, as carried by our Barefoot Beach and Bonita Shores guides and re-run for this page; Southwest Florida MLS, pulled October 27, 2026).
| Place (county) | Homes on the roll | Qualified sales, latest 12 months | Median | Source and window |
|---|---|---|---|---|
| Bonita Beach strip, condominiums (Lee) | 1,436 | 77 | $510,000 | Lee County, to September 25, 2026 |
| Bonita Beach strip, single family (Lee) | 357 | 20 | $2,462,500 | Lee County, to September 25, 2026 |
| Bonita Shores (Collier) | 458 single-family homes on 528 parcels | 24 | $590,000 | Collier County, to August 17, 2026 |
| Barefoot Beach, all residential (Collier) | 635 dwellings | 25 | $2,800,000 | Collier County, to August 2026, as published on our Barefoot Beach guide |
The benchmark tells a Bonita Beach seller who the buyer is comparing against. A beach-house buyer is often also touring Barefoot Beach, where the county recorded 25 sales at a $2,800,000 median, and a Bonita Beach house that competes on lot and elevation can be priced against that market. A condominium buyer is comparing buildings up and down Hickory Boulevard first, and then the newer condominiums of Bonita Bay and Pelican Landing on the mainland.
Bonita Shores, across Little Hickory Bay in unincorporated Collier County, is a 1950s canal grid of single-family homes with no mandatory association. Its county median of $590,000 sits far below the strip's house median because its lots are inland canal lots, not beach lots. A bay-side Bonita Beach house on Bay Rd or Hickory View Dr, at $750,000 to $942,500 in 12 months, is the closest overlap.
A benchmark of medians cannot price a single home. It tells you which buyers are in play and what they are seeing elsewhere. The price comes from the comparables for your building or street, which is why every valuation we write starts there.
Most Bonita Beach homes are condominium units in buildings that are now 40 to 50 years old, so a sale here runs on Florida's condominium statute: the milestone inspection, the structural integrity reserve study, the resale document package under section 718.503 with its 7-day cancellation window, and the association's estoppel certificate.
Data updated: October 2026 (Lee County Property Appraiser roll of October 11, 2026, year built; Florida Statutes sections 553.899, 718.503 and 718.116 and the DBPR SIRS reporting page, read October 17, 2026).
Section 553.899 requires a milestone inspection of a condominium or cooperative building of three or more habitable stories by December 31 of the year the building reaches 30 years from its certificate of occupancy, and every 10 years after that; the local building official may set a 25-year deadline based on proximity to salt water. The association arranges it. On Bonita Beach, 1,419 of the 1,436 condominium units on the roll sit in buildings built in the 1970s or 1980s, so almost every building has reached the 30-year mark. A buyer will ask for the inspection summary; the statute entitles the buyer to it.
The Department of Business and Professional Regulation's reporting page states that associations had to complete a structural integrity reserve study by December 31, 2025, submit the reporting form within 45 days of completing one, and open an online account by October 1, 2025; submitted studies appear in DBPR's public database within one business day. A buyer's agent can look your building up. A seller should know what the study says and what the board has funded before the first showing.
On a resale by an owner who is not the developer, section 718.503 entitles the buyer to current copies of the declaration, articles, bylaws and rules, the latest annual financial statement and budget, the frequently asked questions and answers document, and, where they apply, the milestone inspection summary, the latest structural integrity reserve study (or a statement that none was completed) and any turnover inspection report. The contract must say the buyer may cancel by written notice within 7 days, excluding weekends and legal holidays, after signing and receiving the documents. We gather the package before we list so the 7-day clock starts on the day the buyer signs.
An assessment that the board has adopted, or is about to adopt, is part of the price conversation. Section 718.116 makes a new owner jointly and severally liable with the previous owner for unpaid assessments due up to the transfer, which is why the estoppel certificate must show every installment. Who pays an assessment levied after the contract is signed is a contract term; we negotiate it in writing, and we put the board's minutes in the file so the buyer's agent does not discover the assessment on their own.
The association's estoppel certificate states what is owed on your unit through the closing date. Its fee is capped by statute and adjusted every five years by the Department of Business and Professional Regulation, with a higher allowance for rush delivery and for a delinquent account. We order it early, because a closing cannot fund without it.
Each Bonita Beach declaration sets its own lease minimum, approval process and pet rule, and the building guides carry them. Separately, the City of Bonita Springs requires a rental permit for non-owner-occupied rental units, $100 per unit for three years with a code inspection; complexes of six or more units run by a condominium or cooperative association are excluded. A buyer who plans to rent will ask both questions.
A Bonita Beach buyer will ask for the flood zone and elevation certificate, the Hurricane Ian history of the home, the insurance cost and the building's wind protection. The City of Bonita Springs is a Community Rating System Class 5 community, worth a 25 percent discount on National Flood Insurance Program policies.
Data updated: October 2026 (City of Bonita Springs flood protection and CRS pages, City Ordinance 22-06, FEMA Risk Rating 2.0 page and National Hurricane Center Hurricane Ian report, all read October 17, 2026).
FEMA flood maps for the City of Bonita Springs took effect on November 17, 2022, and the city directs owners to FEMA's address search for the zone. The 100-year floodplain zones on the strip are AE and, on the Gulf front, VE, the coastal high-hazard zone. A zone is set by address, never by island, so we pull the panel for your home before we list.
The city's Community Development office keeps existing elevation certificates for download, and FEMA publishes the form. The city also notes that each foot of elevation above the base flood elevation cuts flood insurance premiums by nearly 50 percent and each foot below roughly doubles them. An elevation certificate in the listing file turns a buyer's guess into a quote.
FEMA kept the City of Bonita Springs at Community Rating System Class 5 on November 21, 2024, after a March 2024 notice that the class would be lowered, so National Flood Insurance Program policyholders in the city keep a 25 percent discount. That is a real number a buyer's insurance agent will use.
FEMA's pricing method for National Flood Insurance Program policies, Risk Rating 2.0, phased in from October 1, 2021 and fully applied from April 1, 2023, prices a policy on the property's own flood risk rather than the zone alone. Two homes in the same zone can carry different premiums, which is why the elevation certificate and the building's characteristics matter.
Under City of Bonita Springs Ordinance 22-06, adopted August 3, 2022, improvements to a building in the floodplain that add up over five years to 50 percent or more of the structure's market value are a substantial improvement, and the building must then meet current flood rules; window, door, shutter and roof replacements count for one year only. Damage whose repair costs 50 percent or more is substantial damage. A buyer of an older Bonita Beach house will ask how much of the 50 percent the last owner used.
The National Hurricane Center's report on Hurricane Ian records landfall at Cayo Costa on September 28, 2022 at 130 knots and maximum inundation of 8 to 12 feet above ground level at Estero, Bonita Beach, Bonita Springs and North Naples; 36 of the 41 storm-surge deaths were in Lee County. We tell buyers what was repaired, under which permits, and what the building or house looks like now.
The My Safe Florida Home program offers free wind-mitigation inspections and, for eligible homesteads, grants of up to $10,000 for roof and opening protection. A current wind-mitigation report lets a buyer's agent quote insurance discounts the same day, and for a condominium the association's insurance summary does the same for the master policy.
A Bonita Beach seller owes the Florida flood disclosure under section 689.302 at or before contract, the condominium resale package under section 718.503 for a condominium, the known-defect disclosure Florida courts require of every residential seller, and the property tax disclosure summary; a house in a mandatory homeowners association adds section 720.401.
Data updated: October 2026 (Florida Statutes sections 689.302, 718.503 and 720.401, read October 17, 2026; Johnson v. Davis, 480 So. 2d 625, Fla. 1985).
Section 689.302 requires the seller of residential real property to give the buyer a written disclosure at or before the time the sales contract is executed. It states whether the seller knows of any flood damage to the property during the seller's ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA. On Little Hickory Island, after Hurricane Ian, most owners who held through 2022 will answer at least one of those questions yes. Answer it fully and early; the buyer's agent will find the claim history anyway.
Section 720.401 requires a disclosure summary before a buyer signs a contract for a parcel in a mandatory homeowners association, and gives the buyer 3 days to cancel if it was late, but the statute does not apply to associations governed by chapters 718, 719, 721 or 723. Most Bonita Beach homes are condominiums, so section 718.503 governs their resale. Whether a house on the island sits in a mandatory homeowners association depends on its recorded plat and covenants; Cape Hickory, for example, carries a homeowners association on the state corporation record. Ask your closing agent or attorney which applies to your parcel; this guide is information, not legal advice.
Florida's Supreme Court held in Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), that a seller of a home must disclose known facts that materially affect its value and are not readily observable. Water intrusion, structural repairs, open insurance claims and storm repairs done without a permit are the Bonita Beach examples.
Florida law requires a property tax disclosure summary telling the buyer not to rely on the seller's current taxes. On the strip only 392 of 1,793 homes carried a homestead exemption on the October 2026 roll, so most buyers will see a reassessed, non-homestead bill the year after closing.
A buyer's title agent will search for open building permits. After the storms, many Bonita Beach homes carry repair permits; closing them out before you list, through the City of Bonita Springs permit portal, removes a common late-stage delay.
We market a Bonita Beach home to the buyers who actually buy here, seasonal and out-of-state buyers who search from up north and decide on a short visit, with photography that shows the water, a listing file that answers flood and condominium questions, and exposure on the Southwest Florida MLS and beyond.
Data updated: October 2026 (Lee County Property Appraiser roll of October 11, 2026, homestead flags; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
On an island this narrow, the picture that sells is the relationship between the home and the water: the Gulf from the balcony, the bay from the dock, the walk to the sand. We use professional photography, video and licensed aerial footage, shot at the light that flatters your side of the island.
For a condominium: the declaration and rules, the budget, the milestone inspection summary, the structural integrity reserve study, the insurance summary and the estoppel request. For a house: the elevation certificate, the survey, the wind-mitigation report, the permit history and the flood claim history. We assemble it before the first showing.
Because 1,401 of the 1,793 homes on the strip carried no homestead exemption on the October 2026 roll, most buyers and most sellers here are second-home owners. We plan for remote buyers: video tours, a document room they can read before they fly in, and showings that fit a three-day visit.
Many Bonita Beach buildings control access, parking and elevator use. We coordinate showings with the association and the front desk, keep a record of every showing and send you the feedback the same day.
Some owners prefer not to advertise a sale. We can market a home privately to qualified buyers we already know, and we will explain what that trades away in exposure under the Southwest Florida MLS rules before you choose.
We negotiate a Bonita Beach sale with the record in hand: the comparable closings, the days on market for the competition, the building's inspection and reserve file and the flood file. With a 93.79 percent median sale-to-final-list ratio on October 27, 2026, preparation is where a seller keeps money.
Data updated: October 2026 (Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
On Bonita Beach the inspection fights are about water: windows and doors, roof, balcony and railing condition, and for houses the elevation and the lower enclosure. We prepare you with a pre-listing review and negotiate credits rather than open-ended repairs where the record supports it.
A buyer's lender orders an appraisal, and the appraiser reads the same deeds we do. We hand the appraiser the comparables in your building or on your street, with the county record for the 2022 to 2024 deeds the qualified series dropped, so a low appraisal does not come from a thin data set.
Older condominium buildings can raise lender questions about reserves, assessments and insurance. We find out early whether a buyer is paying cash or financing and what the lender will need, and we put the association's documents in front of the lender before the deadline, not after.
Closing date, deposit, inspection period, furnishings, the assessment clause and the financing terms are all worth money. On an island where 11.9 months of supply gives buyers time, the clean, well-documented offer often beats the highest headline number that comes with conditions.
Since August 17, 2024, buyers' agents sign written agreements with their buyers before touring, offers of buyer-broker compensation are no longer made on the MLS, and every commission is negotiable and not set by law. We explain your options, including whether to offer a buyer concession, before we list.
In Lee County a Bonita Beach seller customarily pays the deed's documentary stamp tax of 70 cents per $100 and the owner's title insurance policy, whose premium the state sets, plus the negotiated commission, the estoppel and prorated property tax. At the strip's $635,000 county median, doc stamps are $4,445 and the title premium $3,250.
Data updated: October 2026 (section 201.02, Florida Statutes; Rule 69O-186.003, Florida Administrative Code; Lee County Tax Collector; all read October 17, 2026; Lee County recorded sales to September 25, 2026).
| Price (Bonita Beach county figure) | Documentary stamps (70 cents per $100) | Owner's title premium (state rate) | Both together |
|---|---|---|---|
| $510,000 (condominium median, 12 months) | $3,570.00 | $2,625.00 | $6,195.00 |
| $635,000 (all-residential median, 12 months) | $4,445.00 | $3,250.00 | $7,695.00 |
| $2,462,500 (single-family median, 12 months) | $17,237.50 | $8,731.25 | $25,968.75 |
| $6,000,000 (Hickory Blvd single-family median, 12 months) | $42,000.00 | $17,325.00 | $59,325.00 |
The commission, the closing agent's settlement fee, the estoppel and the prorations are separate lines that depend on your contract, your association and your closing date. We give you a net sheet for your home with every line filled before you sign a listing agreement.
Section 201.02 sets the documentary stamp tax on a deed at 70 cents for each $100 of consideration, and in Lee County the seller customarily pays it. It is the second-largest cost of a sale after the commission.
Florida's Office of Insurance Regulation promulgates the owner's title premium: $5.75 per thousand on the first $100,000, $5.00 per thousand to $1 million, $2.50 per thousand to $5 million, $2.25 per thousand to $10 million and $2.00 per thousand above that. Every title company charges the same premium; the settlement fees differ. In Lee County the seller customarily pays it and chooses the closing agent. Across the line in Collier County, at Bonita Shores and Barefoot Beach, the buyer customarily pays it. The contract controls in both counties.
Lee County bills property tax in November, with discounts of 4 percent in November down to 1 percent in February, and the bill is due March 31. A closing before the new bill is issued prorates on the prior year's bill.
The federal home sale exclusion is up to $250,000, or $500,000 for a married couple filing jointly, for a main home owned and lived in for two of the last five years; a second home does not qualify the same way. A seller who is a foreign person faces FIRPTA withholding of generally 15 percent of the amount realized, with exceptions for a buyer's residence at lower prices. A Florida homestead seller who buys another Florida homestead can carry up to $500,000 of the Save Our Homes difference. Ask your tax adviser; we bring the closing figures.
A seller should tell buyers what each beach is on the record: Bonita Beach is a public, ungated island strip in the City of Bonita Springs, Lee County, with public beach parks; Barefoot Beach is a gated community in unincorporated Collier County beside a county preserve, where the county recorded 25 sales at a $2,800,000 median.
Data updated: October 2026 (Lee County recorded sales to September 25, 2026; Barefoot Beach figures as published on our Barefoot Beach guide from the Collier County Property Appraiser export of August 29, 2026; Lee County Parks and Collier County Parks pages read October 17, 2026).
| Question a buyer asks | Bonita Beach (Lee County) | Barefoot Beach (Collier County) |
|---|---|---|
| Government | City of Bonita Springs, Lee County | Unincorporated Collier County, Bonita Springs mailing address |
| Gate | No gate; public beach accesses line Hickory Boulevard | Gated community |
| Beach access | Public beach parks and accesses on Hickory Boulevard, $2 per hour parking (some lots closed for storm repairs in fall 2026) | Barefoot Beach Preserve county park at the end of the road, $10 parking without a Collier resident permit |
| Homes | 1,436 condominium units and 357 houses on the Lee roll | 635 dwellings, most in the Barefoot Beach Club condominiums |
| County sales, latest 12 months | 98 at $635,000 (condominiums $510,000, houses $2,462,500) | 25 at $2,800,000 |
| Owner's title policy | Seller customarily pays | Buyer customarily pays |
| Flood insurance community | City of Bonita Springs, CRS Class 5 (25 percent NFIP discount) | Collier County |
A buyer who wants a public beach street, a choice of more than twenty condominium buildings and the widest price range, from about $200,000 to more than $14 million, is a Bonita Beach buyer. A buyer who wants a gate, a master association and the preserve as the neighbor is a Barefoot Beach buyer. A seller on Bonita Beach should market what the island has that the gate does not: public access, choice and a price range that starts far lower.
Do not tell a buyer the island is safer, quieter or better for a kind of person; describe homes and places, not people. Do not compare flood risk between the two by name; give the flood zone and elevation certificate for your own address.
You can get a free Bonita Beach home valuation three ways: through our Bonita Beach home valuation page, through the valuation form on this page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in your building or on your street.
Data updated: October 2026 (Lee County Property Appraiser recorded sales to September 25, 2026; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
Your address and unit, the bedrooms and baths, any renovation since you bought, the storm repair history, and for a condominium the latest notice of any assessment. If you have an elevation certificate or a wind-mitigation report, send it; it sharpens the number.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Bonita Beach seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. If you are buying your next home too, see our guide to buying a home on Bonita Beach. For the wider city, see how we sell homes across Bonita Springs.
Most Bonita Beach sellers do best listing with a team that markets to seasonal buyers and documents the building and flood file; a cash sale trades price for speed and certainty, and a sale by owner saves a commission but carries the condominium package, the flood disclosure and the negotiation yourself.
Data updated: October 2026 (Southwest Florida MLS Bonita Beach area, pulled October 27, 2026).
| List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner | |
|---|---|---|---|
| Exposure to the 88-listing market | Full MLS and seasonal-buyer marketing | One buyer | Limited |
| Price | Market price, negotiated with the record | Usually below market | Depends on your negotiation |
| Speed | Planned to your closing date | Fast | Uncertain |
| Condominium package, flood disclosure, estoppel | We assemble and track them | Buyer's terms | You assemble them |
| Commission | Negotiable | None or a fee | None, unless you pay a buyer's agent |
Choose a listing if price matters most and you have weeks, not days. Choose a cash sale if the home needs repairs you cannot fund or the date matters more than the price. Choose a sale by owner only if you are comfortable with Florida condominium paperwork and with negotiating against buyers who see 88 other listings.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, and the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc and his team proved to be extremely helpful in all regards. I would highly reccomend him to others looking to buy or sell homes in bonita springs or estero." Verified Zillow review
★★★★★ "Marc was a dynamo! He found the perfect home for us, and our requirements were many. He was there for us every step of the way and we leaned on his expertise very heavily. Always ready with advice and support through the foreclosure purchase, which was quite a challenge. The final success was the sale of my condo. Marc worked the listing with open houses, tips on making the unit more marketable and his final suggestion got it sold. Cannot say enough about what a great agent he is. It has been a pleasure to work with him." Verified Zillow review
★★★★★ "Marc was involved in selling and buying our homes. Very courteous and professional. He was very prompted in any questions or issues that arose, but most of all looked out for our best interest. He is one of the few real estate agents that we would recommend" 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 Beach owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS, the City of Bonita Springs 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 roll and recorded sales to September 25, 2026; Southwest Florida MLS Bonita Beach area, pulled October 27, 2026; Florida Statutes and City of Bonita Springs pages read October 17, 2026).
Your value is set by recorded sales of comparable homes: the same building or the same side of Hickory Boulevard, a similar size, floor or lot, and the same flood position. Lee County recorded 77 Bonita Beach condominium sales at a $510,000 median and 20 house sales at a $2,462,500 median in the 12 months to September 25, 2026. Request a free Bonita Beach home valuation and we will build a specific number with the comparables attached.
Gather what a buyer will ask for first: the elevation certificate, the survey, the wind-mitigation report, the permit and repair history and your flood claim history; for a condominium, the association's documents and the reserve study. Then price from the recorded sales for your building or street 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.
Lee County recorded 98 qualified Bonita Beach sales in the 12 months to September 25, 2026, 77 condominiums, 20 houses and one newly built house. The Southwest Florida MLS recorded 89 closings in its Bonita Beach area in the 12 months to October 27, 2026.
The county median for the 12 months to September 25, 2026 was $635,000 for all homes, $510,000 for condominiums and $2,462,500 for houses. The MLS median for its Bonita Beach area in the 12 months to October 27, 2026 was $650,000, with condominium buildings at $500,000 and houses at $2,325,000.
The median Bonita Beach closing in the MLS took 106.5 days on market in the 12 months to October 27, 2026, and houses 112 days. The range was wide, from 0 days for a new house to 541 days for an older Gulf-front house. Price and preparation, not luck, decide where a listing lands in that range.
The median Bonita Beach closing in the MLS sold at 93.79 percent of the final list price in the 12 months to October 27, 2026: 93.93 percent for condominium buildings and 92.60 percent for houses. The newest houses sold closest to list; the oldest, longest-marketed ones gave up the most.
On supply it is a buyer's market: 88 active listings against 89 closings in 12 months was 11.9 months of supply on October 27, 2026, well above the six months usually read as balanced. Sellers who price on the record still sell; sellers who price on hope wait.
List by January. Over 60 months, 144 of 346 Bonita Beach MLS closings were in April, May and June, and those closings come from winter contracts. October, December and September were the slowest closing months.
A newly built house on Hickory Boulevard closed on August 31, 2026, recorded by Lee County at $14,079,525 and by the MLS at $14,900,525. It was the first sale of the new house.
Yes. Section 689.302 of the Florida Statutes requires a seller of residential property to tell the buyer in writing, at or before the contract, whether the seller knows of flood damage during ownership, has filed a flood insurance claim and has received federal flood assistance. After Hurricane Ian many Bonita Beach owners will answer yes to at least one.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document and, where they apply, the milestone inspection summary, the latest structural integrity reserve study or a statement that none was completed, and any turnover inspection report. The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving them.
If it is a condominium of three or more habitable stories, the first milestone inspection is due by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after that. Nearly every Bonita Beach condominium building is past 30 years; your association arranges the inspection.
The study shows what the building's structure, roof, windows and other key elements will cost to maintain and how the reserves are funded. A buyer reads it, and so does a buyer's lender. A building with funded reserves and completed work prices more easily than one with a large assessment ahead.
Not by itself. It changes the negotiation. Disclose it, put the board minutes in the file and agree in writing who pays which installments. A new owner shares liability for unpaid assessments due up to the transfer, which is why the estoppel certificate must show them.
It is the association's statement of what is owed on your unit through the closing date. The fee is capped by statute and adjusted every five years by the state, with a higher allowance for rush delivery or a delinquent account. Your closing agent orders it, usually early.
In Lee County the seller customarily pays the owner's title policy and chooses the closing agent. Across the line in Collier County, at Bonita Shores and Barefoot Beach, the buyer customarily pays it. The contract controls either way.
Seventy cents per $100 of the price under section 201.02: $3,570 on a $510,000 condominium and $17,237.50 on a $2,462,500 house. The seller customarily pays them in Lee County.
The deed's documentary stamps and the owner's title premium came to $7,695 together at the strip's $635,000 county median. Add the negotiated commission, the closing agent's fee, the estoppel and the property tax proration. We give you a full net sheet before you sign.
They are prorated to the closing date, usually on the prior year's bill with the November discount if the new bill is not out. Lee County mails bills in November, and they are due March 31.
Often. Only 392 of 1,793 homes on the strip carried a homestead exemption on the October 2026 roll, and a sale resets the assessment to just value on January 1 of the following year. Your buyer should look up the estimate, not rely on your bill.
If your Bonita Beach home is your homestead and you establish a new Florida homestead, section 193.155 lets you transfer up to $500,000 of the difference between just and assessed value. File for it with the new county's property appraiser.
The federal exclusion of up to $250,000, or $500,000 married filing jointly, applies to a main home owned and lived in for two of the last five years. A second home generally does not qualify the same way. Talk to your tax adviser; we provide the closing figures.
Generally yes. A buyer withholds 15 percent of the amount realized from a foreign seller unless an exception applies, and there are residence exceptions at lower prices. Plan for it early with your closing agent and tax adviser.
Not as a rule. Since August 17, 2024, offers of buyer-broker compensation are not made on the MLS and every commission is negotiable. You may choose to offer a buyer concession or compensation off the MLS; we explain the trade-offs before you list.
Yes, and on Bonita Beach many sellers do. List the furnishings that convey in the contract, keep their value separate if your closing agent asks, and remember the buyer's appraisal values the real estate, not the furniture.
Yes, if the lease allows showings and you disclose the lease to the buyer. A future renter will also need the building's lease rules and, for non-owner-occupied units outside the larger association-run complexes, the City of Bonita Springs rental permit.
Every time. Give them the FEMA zone for your address, the elevation certificate if one exists and the claim history. The city notes that each foot above base flood elevation cuts flood insurance premiums by nearly half.
Under the city's floodplain ordinance, improvements over five years that reach 50 percent of the building's market value require the building to meet current flood rules. A buyer planning to renovate an older house will want to know how much of that allowance remains.
Many do. Lot sales on the strip, coded vacant on the county roll, ran 12 in the 24 months to September 25, 2026 at a $1,337,500 median, up to $8,200,000. A rebuild must meet the flood code, the city's zoning and, on the Gulf front, the state's Coastal Construction Control Line rules. See our guide to new construction on Bonita Beach.
They affect how the house is lived in. From May 1 to October 31, 9 p.m. to 7 a.m., beachfront lighting must be shielded or turned off and beach furniture moved behind the dune, under the city's Sea Turtle Conservation Code. A buyer of a Gulf-front home should know it before closing.
Bonita Beach Park's parking lot and amenities closed from September 8, 2026 for Hurricane Ian repairs, and Bonita Beach Access #1's lot closes from November 1, 2026, with pedestrian access kept at both. It does not affect showings inside your building; it does change where a visiting buyer parks for a walk on the sand.
Lee County awarded a $39.2 million contract in September 2024 to nourish 0.8 miles at the north end of Bonita Beach and 1.1 miles of Lovers Key, with storm repairs south to the county line, scheduled to finish by mid-June 2025. Earlier nourishments were in 1995, 2004 and 2014.
We run the sale remotely: video and photography, a document room for buyers, showings coordinated with your association, and a closing you can sign by mail or electronically where your closing agent allows. Many Bonita Beach sellers never fly down until the movers do.
On an older Bonita Beach house or a high-floor unit with original windows, usually yes. It turns the buyer's inspection from a surprise into a confirmation and lets you price around known items.
Because most deeds after Hurricane Ian were coded as qualified at transfer but physically changed afterwards, transfer code 03, and drop out of the county's qualified series. Lee County recorded 116, 79 and 71 deeds over $10,000 on the strip in 2022, 2023 and 2024, but only 22, 40 and 6 qualified sales.
The best listing agent is the one who prices from the recorded record, knows the building's documents and answers a buyer's flood questions with paper. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida in the 2026 RealTrends rankings. See how we approach the question in our guide to the best real estate agents in Bonita Springs.
Call Jesse McGreevy direct at (239) 898-6072 or request a free Bonita Beach home valuation. We send the recorded comparables for your building or street with the date and source beside each.
McGreevy and Comisar have a dedicated guide for every condominium association on Bonita Beach and for the canal grid of Bonita Shores across the bay. Each guide carries its own closings, fees and rules, and each has its own seller, valuation and buyer pages.
Data updated: October 2026 (McGreevy and Comisar page registry, read October 17, 2026; Lee County Property Appraiser roll of October 11, 2026).
Bonita Beach Club (198 units), Seascape (136), Dolphin Way of Hickory Point (75), Casa Bonita I, Casa Bonita II, Casa Bonita Grande and Casa Bonita Royale, with the Casa Bonita overview, Gulf Harbor, Solenzara, Snook Harbor and Bayscape.
Bay Harbor Club (103 units at 26225 and 26235 Hickory Blvd), Sea Isles, Ambassador, Silver Sands of Bonita Beach, Pelican Pointe, Hickory Shores, The Egret, Windsong, Beachwood on the Bay and Palm Bay Estates.
Bonita Beach and Tennis Club, the strip's largest complex with 360 units, and Bonita Beach Plantation House.
Bonita Shores, the 1950s Collier County canal grid west of Vanderbilt Drive, and Barefoot Beach, the gated Collier County community at the south end of the road, with its own seller guide. The single-family streets of Little Hickory Island, from the Bonita Beach plats to Carolands, Kinleyland and Cape Hickory, are covered on our Bonita Beach guide while their own dedicated page is built.
Every building guide above links its own seller page, such as selling in Seascape, selling in the Bonita Beach and Tennis Club and selling in Casa Bonita II. If you are selling in one of them, read that page alongside this one.
If you are thinking, "I need someone to sell my house on Bonita Beach, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Bonita Beach, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling in the Bonita Beach Club, Bay Harbor Club, Seascape, the Casa Bonita buildings, the Bonita Beach and Tennis Club, Bonita Shores or a house on Hickory Boulevard, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. To see homes for sale on the island, visit Domain Realty Group's Bonita Beach listings.
Every document behind the rules and figures in this Bonita Beach seller guide is public. These are the ones a Bonita Beach seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Section 689.302, flood disclosure | Florida Legislature | The flood disclosure due at or before contract | Read section 689.302 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The buyer's documents and the 7-day cancellation clause | Read section 718.503 |
| Section 718.116, assessments and estoppel | Florida Legislature | Liability for unpaid assessments and the estoppel fee cap | Read section 718.116 |
| Section 553.899, milestone inspections | Florida Legislature | The 30-year and 10-year inspection schedule | Read section 553.899 |
| Section 201.02, documentary stamp tax | Florida Legislature | The 70 cents per $100 deed tax | Read section 201.02 |
| Title Deed Transfer Code List | Lee County Property Appraiser | What code 03 and the other transfer codes mean | Open the code list |
| City floodplain ordinance 22-06 | City of Bonita Springs | The 50 percent rule and its five-year look-back | Open Ordinance 22-06 |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record buyers ask about | Open the NHC report |
| Publication 523, Selling Your Home | Internal Revenue Service | The home sale gain exclusion | Open Publication 523 |
| SIRS reporting page | Florida Department of Business and Professional Regulation | Reserve study deadlines and the public database | Open the DBPR page |
County and market records
Florida statutes and rules
State and federal agencies
City of Bonita Springs
Lee County
Parks and press
Industry
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Bonita Beach 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 98 recorded Bonita Beach sales of the latest 12 months and read the Lee County Property Appraiser's public roll and transfer codes, the Southwest Florida MLS for the same year, the City of Bonita Springs floodplain and rental rules and the Florida condominium statute, 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 on Bonita Beach 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 Beach 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 on Bonita Beach, not an appraisal and not legal, tax or insurance advice. Market data from Southwest Florida MLS, pulled October 27, 2026, and Lee County public records. Brokered by Domain Realty.