We price your Bonita Beach and Tennis Club condo from the nearest recorded sales in your building and plan, and have the estoppel and documents ready before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026; Southwest Florida MLS figures not available at time of publishing (checked 2026-10-01)
McGreevy and Comisar are the Bonita Springs listing team, and this is our seller’s guide to Bonita Beach and Tennis Club, the 360-unit condominium of five ten-story buildings at 5500 to 5900 Bonita Beach Road SW, described in full in our Bonita Beach and Tennis Club guide. It sits in the Bonita Beach strip of Bonita Springs, and it is not Estero Beach and Tennis Club, the separate 296-unit condominium on Estero Boulevard in Fort Myers Beach that county searches often mix with it.
If you own one of the 360 condos, this page gives you every qualified sale of the last 12 months, what the repeat sales since 2009 say about owners’ gains, the document, flood and insurance questions a buyer will ask, the papers Florida law makes you deliver, and what a sale costs and nets.
The Lee County Property Appraiser and the Florida Department of Revenue sale files record 20 qualified Bonita Beach and Tennis Club sales in the 12 months since October 2025, at a median of $280,000, from $199,900 to $425,000, and a median of $551.18 per heated square foot. Twelve months is the first window with ten or more sales, and all 20 are resales. These are county records and not Southwest Florida MLS closings. Information not available at time of publishing (checked 2026-10-01).
To sell a Bonita Beach and Tennis Club condo in 2026, price it from the nearest like unit in your building and plan, not from the $280,000 median, order the estoppel and the document set for your own building before the first showing, and expect buyers and lenders to ask about assessments, insurance, the milestone inspection and the reserve study.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Bonita Beach and Tennis Club is the most uniform product on the strip and still the one with the widest price spread. The county roll shows 344 condos at 508 heated square feet and 16 at 540, all one bedroom and one bath, yet the 20 qualified sales of the last 12 months run from $199,900 to $425,000. A seller who prices from the median prices almost every condo wrongly, because the gap between a tired unit and a renovated one is larger than the gap between buildings.
These are the nine facts about selling a Bonita Beach and Tennis Club condo that matter most in October 2026, each drawn from the Lee County recorded sales, the state’s records, the association’s public pages and Florida law.
This seller’s guide runs from the recorded market to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link below jumps to its section of the page.
The Market and the Record: How Do I Sell My Bonita Beach and Tennis Club Condo in 2026? · Why List Your Bonita Beach and Tennis Club Condo With McGreevy and Comisar? · What Is the Bonita Beach and Tennis Club Condo Market Doing for Sellers Right Now? · What Did Bonita Beach and Tennis Club Condos Sell For? · Have Bonita Beach and Tennis Club Owners Sold for More Than They Paid? · A Bonita Beach and Tennis Club Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bonita Beach and Tennis Club Condo? · What Raises or Lowers the Price of a Bonita Beach and Tennis Club Condo? · What Fees Will Your Bonita Beach and Tennis Club Condo Buyer Pay Each Year? · Who Insures a Bonita Beach and Tennis Club Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bonita Beach and Tennis Club Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at a Bonita Beach and Tennis Club Condo? · Which Rules Affect a Bonita Beach and Tennis Club Condo Sale? · When Is the Best Time to Sell a Bonita Beach and Tennis Club Condo?
Marketing, Negotiation and Your Options: How Do We Market a Bonita Beach and Tennis Club Condo? · How Do We Negotiate a Bonita Beach and Tennis Club Condo Contract? · Bonita Beach and Tennis Club vs Bay Harbor Club: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Bonita Beach and Tennis Club Condo? · Do I Pay Capital Gains Tax When I Sell My Bonita Beach and Tennis Club Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bonita Beach and Tennis Club Condo Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Bonita Beach and Tennis Club Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bonita Beach and Tennis Club Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Bonita Beach and Tennis Club owners hire us because we price from the nearest like condo in the county record, assemble the building’s documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bonita Beach and Tennis Club condo, or thinking, “I need a listing agent who will read the documents for my building,” this is how we work. We lead Domain Realty Group, whose team has sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, in the same city as the community. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.
We tracked every one of the 316 qualified Bonita Beach and Tennis Club sales the county file holds from 2009 on. We tracked every one of the 20 in the last 12 months, and we read each of the 360 condo parcels on the roll, the state’s five condominium project records, the association’s public pages and the flood layers at all five buildings. It is why our first question to an owner is which building, which plan and what condition.
Our own Bonita Beach and Tennis Club closing history is not part of this page, and we do not imply a sale, listing or representation here. Information not available at time of publishing (checked 2026-10-01). Our case rests on the public record we have read for you and how we would run your sale.
The Bonita Beach and Tennis Club condo market is the deepest recorded market on the strip: 20 qualified sales in the 12 months since October 2025 at a $280,000 median, from $199,900 to $425,000, with none dated in January 2026. Southwest Florida MLS figures are marked unavailable where they would appear.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county sale file leads this page because it is the one complete public record we could read in full on 1 October 2026. The roll keeps each condo’s last four sales and the state files add every recorded sale from 2009, so the record is complete from 2009 and partial before. Our Bonita Beach and Tennis Club guide carries the buyer’s version of the same record, and the newest qualified sale in it is dated 31 July 2026.
We widen the window until it holds ten or more sales, and every figure names its window and count.
| County window to 1 October 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months, since October 2025 (first window with 10 or more) | 20 | $280,000 | $199,900 to $425,000 | $551.18 |
| 24 months, since October 2024 | 34 | $280,000 | $160,000 to $425,000 | $551.18 |
| 36 months, since October 2023 | 35 | $280,000 | $160,000 to $425,000 | $551.18 |
| 60 months, since October 2021 | 50 | $305,000 | $160,000 to $445,000 | $595.48 |
| All recorded history, first sale 1977 | 870 held in the file | not stated as a price signal | not stated | not stated |
The 36-month count is barely above the 24-month count because the county’s qualified file holds no sale for 2022 or 2024, explained below. The all-history row is a count of what the file holds, since the record is partial before 2009, and we do not publish an all-history median as a price signal. Every one of the 20 sales in the lead window is a resale, so there is no builder-direct sale to separate out.
Because the state classed many Bonita Beach and Tennis Club sales from 2022 to 2024 under a code that keeps them out of the qualified file. The Department of Revenue’s code 03 marks an arm’s-length sale after which the property’s physical characteristics changed, and the roll records 35 such sales dated 2022, 7 dated 2023 and 15 dated 2024, 57 in all, beside none qualified in 2022 or 2024 and 8 in 2023. All 35 of the 2022 entries are dated before Hurricane Ian made landfall on 28 September 2022. The code records that something changed, not what, and we claim no cause.
For a seller the practical effect is that a buyer’s appraiser has qualified comparables from 2021, with a $325,000 median on 37 sales, and from 2025 and 2026, and almost none in between.
The table is a history by year, not a price signal for today. It counts qualified sales only, so the years without a row for 2022 and 2024 are gaps in the qualified file and not years without sales.
| Year | Qualified sales | Qualified median | Range | Note |
|---|---|---|---|---|
| 2009 | 17 | $150,000 | $72,500 to $200,000 | |
| 2010 | 8 | $170,000 | $160,000 to $228,000 | |
| 2011 | 7 | $165,000 | $125,000 to $200,000 | |
| 2012 | 12 | $154,500 | $119,000 to $210,000 | |
| 2013 | 19 | $165,000 | $125,000 to $220,000 | |
| 2014 | 27 | $179,000 | $150,000 to $255,000 | |
| 2015 | 27 | $198,000 | $155,000 to $250,000 | |
| 2016 | 17 | $220,000 | $160,000 to $315,000 | |
| 2017 | 35 | $235,000 | $149,000 to $330,000 | |
| 2018 | 24 | $225,000 | $150,000 to $315,000 | |
| 2019 | 24 | $265,000 | $150,000 to $338,000 | |
| 2020 | 20 | $290,000 | $242,000 to $354,000 | |
| 2021 | 37 | $325,000 | $158,000 to $436,500 | |
| 2022 | 0 | none | none | None qualified; 35 sales dated before 28 September 2022 carry code 03 |
| 2023 | 8 | $391,250 | $295,000 to $445,000 | 7 more sales carry code 03 |
| 2024 | 0 | none | none | None qualified; 15 sales carry code 03 |
| 2025 | 20 | $285,000 | $160,000 to $425,000 | |
| 2026 | 14 | $277,500 | $199,900 to $367,000 | January to September |
Read in order, the record rises from $150,000 in 2009 to $325,000 in 2021 and sits at $285,000 in 2025 and $277,500 for January to September 2026. Both the pre-storm peak and the later softening are visible, and neither tells you what your condo will bring.
Bonita Beach and Tennis Club condos sold for $199,900 to $425,000 in the 12 months to 1 October 2026, a median of $280,000. The plan decides the top of the range: the 17 sales of 508 square foot condos stopped at $367,000, while the three 540 square foot condos sold for $300,000, $390,000 and $425,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; heated square feet as the county records them)
Twenty sales is enough for a median but not enough to hide any of them, so here is every one, by building address and with no unit numbers. The $425,000 sale is the highest, at $787.04 a heated square foot, and the $199,900 sale is the lowest, at $393.50.
| Recorded | Building address | Heated sq ft | Price | $ per sq ft |
|---|---|---|---|---|
| 3 October 2025 | 5900 Bonita Beach Road SW | 508 | $272,500 | $536.42 |
| 20 October 2025 | 5700 Bonita Beach Road SW | 508 | $205,000 | $403.54 |
| 3 November 2025 | 5600 Bonita Beach Road SW | 508 | $312,500 | $615.16 |
| 24 November 2025 | 5900 Bonita Beach Road SW | 540 | $390,000 | $722.22 |
| 11 December 2025 | 5900 Bonita Beach Road SW | 540 | $300,000 | $555.56 |
| 31 December 2025 | 5900 Bonita Beach Road SW | 540 | $425,000 | $787.04 |
| 13 February 2026 | 5700 Bonita Beach Road SW | 508 | $280,000 | $551.18 |
| 13 February 2026 | 5700 Bonita Beach Road SW | 508 | $320,000 | $629.92 |
| 19 February 2026 | 5600 Bonita Beach Road SW | 508 | $284,000 | $559.06 |
| 27 February 2026 | 5600 Bonita Beach Road SW | 508 | $199,900 | $393.50 |
| 25 March 2026 | 5900 Bonita Beach Road SW | 508 | $292,500 | $575.79 |
| 31 March 2026 | 5800 Bonita Beach Road SW | 508 | $367,000 | $722.44 |
| 14 April 2026 | 5600 Bonita Beach Road SW | 508 | $330,000 | $649.61 |
| 17 April 2026 | 5900 Bonita Beach Road SW | 508 | $275,000 | $541.34 |
| 1 May 2026 | 5500 Bonita Beach Road SW | 508 | $280,000 | $551.18 |
| 6 May 2026 | 5500 Bonita Beach Road SW | 508 | $270,000 | $531.50 |
| 22 May 2026 | 5600 Bonita Beach Road SW | 508 | $274,000 | $539.37 |
| 16 June 2026 | 5900 Bonita Beach Road SW | 508 | $265,000 | $521.65 |
| 13 July 2026 | 5500 Bonita Beach Road SW | 508 | $270,000 | $531.50 |
| 31 July 2026 | 5500 Bonita Beach Road SW | 508 | $240,000 | $472.44 |
Together the 20 sales total $5,852,400, a mean of $292,620, and the sorted prices put $280,000 at both middle positions. One more sale is not in the table: a 5500 Bonita Beach Road condo recorded at $300,000 on 4 May 2026 carries a state code for a bankruptcy or executor transfer, which the county does not treat as qualified. Two of the 20 prices are identical, $270,000 in the 5500 building on 6 May and 13 July 2026, and two are $280,000, in 5700 on 13 February and in 5500 on 1 May.
Most Bonita Beach and Tennis Club owners who sold since 2009 sold for more. Of 108 repeat sales in the county record, where both consecutive qualified sales are dated 2009 or later, 102 sold higher, 5 lower and 1 flat, at a median change of +40.7 percent, but three of the five lower sales are among the last 12 months.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; repeat sales of the same condo, qualified sales only)
A repeat sale is two consecutive qualified sales of the same condo, both dated 2009 or later, where the record is complete. A qualified-only pair can skip a transfer the county did not accept, so each is an owner-to-owner comparison with that caveat. The 100 pairs held a year or more have a median change of +42.9 percent over a median hold of 4.02 years, and the median dollar gain across all 108 is $80,000.
Of the 20 qualified sales since October 2025, 13 are a repeat of a condo that had an earlier qualified sale on record since 2009. Nine sold higher, three lower and one at the same price, at a median change of +27.8 percent over a median hold of 8.44 years.
| Building address and size | Owner bought | Owner sold | Hold, years | Change | Per year |
|---|---|---|---|---|---|
| 5900 Bonita Beach Road SW, 508 sq ft | March 2013, $125,000 | October 2025, $272,500 | 12.55 | +118.0% (+$147,500) | +6.41% |
| 5700 Bonita Beach Road SW, 508 sq ft | May 2019, $269,000 | October 2025, $205,000 | 6.39 | -23.8% (-$64,000) | -4.16% |
| 5900 Bonita Beach Road SW, 540 sq ft | February 2014, $220,000 | December 2025, $300,000 | 11.79 | +36.4% (+$80,000) | +2.67% |
| 5900 Bonita Beach Road SW, 540 sq ft | April 2025, $225,000 | December 2025, $425,000 | 0.71 | +88.9% (+$200,000) | not annualized |
| 5700 Bonita Beach Road SW, 508 sq ft | June 2023, $365,000 | February 2026, $280,000 | 2.64 | -23.3% (-$85,000) | -9.54% |
| 5700 Bonita Beach Road SW, 508 sq ft | November 2021, $395,000 | February 2026, $320,000 | 4.28 | -19.0% (-$75,000) | -4.80% |
| 5900 Bonita Beach Road SW, 508 sq ft | October 2016, $268,000 | March 2026, $292,500 | 9.40 | +9.1% (+$24,500) | +0.94% |
| 5600 Bonita Beach Road SW, 508 sq ft | February 2020, $330,000 | April 2026, $330,000 | 6.12 | 0.0% ($0) | 0.00% |
| 5900 Bonita Beach Road SW, 508 sq ft | December 2015, $215,200 | April 2026, $275,000 | 10.37 | +27.8% (+$59,800) | +2.39% |
| 5500 Bonita Beach Road SW, 508 sq ft | November 2017, $259,000 | May 2026, $280,000 | 8.44 | +8.1% (+$21,000) | +0.93% |
| 5500 Bonita Beach Road SW, 508 sq ft | April 2014, $175,000 | May 2026, $270,000 | 12.08 | +54.3% (+$95,000) | +3.66% |
| 5500 Bonita Beach Road SW, 508 sq ft | June 2019, $200,000 | July 2026, $270,000 | 7.06 | +35.0% (+$70,000) | +4.34% |
| 5500 Bonita Beach Road SW, 508 sq ft | December 2014, $155,000 | July 2026, $240,000 | 11.62 | +54.8% (+$85,000) | +3.83% |
The first-sale prices run from $125,000 in 2013 to $395,000 in 2021. Every one of the seven condos bought from 2013 to 2017 sold for more, while the three that sold lower were bought in 2019, 2021 and 2023. A 5900 condo of 540 square feet recorded $225,000 in April 2025 and $425,000 in December 2025, and the record does not say what happened between the two sales.
Take three things. An owner who bought before 2020 and sells now has usually sold higher. An owner who bought at the 2021 to 2023 prices may be selling below the purchase price, so your own number is the first thing we check. And selling costs are a real subtraction: on a long hold with a large gain they are small, and on a short hold with a small gain they can exceed it. Request a free Bonita Beach and Tennis Club valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.
A clear sale to walk through is a 508 square foot condo at 5500 Bonita Beach Road SW that the county records selling for $155,000 in December 2014 and $240,000 on 31 July 2026, the newest qualified sale on the record. It shows what a long-hold owner gained here and what a seller should subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales for one condo, read 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one condo and leave the unit number and the owners out, as we do throughout this page. The record gives dates, prices and size, and nothing about condition, floor, view, financing, commission, credits or what the owner paid the association.
The roll lists four sales of this condo: $52,000 in August 1989, $75,000 in August 1996, $155,000 on 17 December 2014 and $240,000 on 31 July 2026. The 2014 and 2026 sales are qualified and recorded 11.62 years apart, a gain of $85,000 or 54.84 percent, 3.83 percent a year. The 2026 price is $472.44 a heated square foot against the 12-month median of $551.18, so this condo sold below the window’s median, and $40,000 below the $280,000 median price. The record does not say why.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the condo. The arithmetic below uses the rates in our cost section: a 2.75 percent listing commission, an optional 2.5 percent buyer-agent compensation, documentary stamp tax of $1,680 (2,400 units of $100 at $0.70), an owner’s title policy of $1,275 ($575 plus $140,000 at $5.00 per $1,000), search and settlement of $1,200, a lien search of $175 and an estoppel of $299.
| Line | Without buyer-agent compensation | With 2.5% buyer-agent compensation |
|---|---|---|
| Sale price | $240,000 | $240,000 |
| Listing commission, 2.75% | $6,600 | $6,600 |
| Buyer-agent compensation, 2.5% | $0 | $6,000 |
| Documentary stamp tax | $1,680 | $1,680 |
| Owner’s title policy | $1,275 | $1,275 |
| Search, settlement, lien search, estoppel | $1,674 | $1,674 |
| Estimated costs | $11,229 (4.68%) | $17,229 (7.18%) |
| Estimated proceeds before any mortgage payoff | $228,771 | $222,771 |
| Against the $155,000 paid in December 2014 | +$73,771 | +$67,771 |
On those assumptions, and before property tax, assessments, insurance, interest and improvements, a gross gain of $85,000 became a gain of $67,771 to $73,771. If the association charged a special assessment in the years between, it would reduce the gain, and we found no public notice. That is why an owner deciding whether to sell should see a net sheet at the price a valuation supports, not at the price a neighbor’s sale suggests.
The record does not say which agents represented either party, and we do not claim this sale or any other Bonita Beach and Tennis Club sale. To see this walk-through for your condo, request a free valuation or call Jesse direct at (239) 898-6072. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the buyer’s side of this market is in our Bonita Beach and Tennis Club buyer’s page.
We price a Bonita Beach and Tennis Club condo in three steps: match the record to your building and plan, read the twins as a range, test the result against what a buyer’s lender and insurer will read, and set a price with a written review date. The answer is a range from your own twins, not a median.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record is deep for the strip, 20 qualified sales in 12 months, and the condos are near twins, so the work is in the adjustments, not in finding comparables.
Find the sales at your plan. Of the 360 condos, 344 are 508 square feet and 16 are 540, all in the 5900 building. If you own a 508 square foot condo, your twins are the 17 sales at $199,900 to $367,000 and a median of $275,000. If you own a 540 square foot condo, your twins are the three at $300,000, $390,000 and $425,000. We would not price a 540 square foot condo from the 508 square foot median, or the reverse.
The 508 square foot sales ran $199,900 to $367,000, a $167,100 spread on a single plan. Fourteen of the 17 sold between $240,000 and $330,000, and the three outside that band are the $199,900, $205,000 and $367,000 sales. So we read a range with a reason behind each end, and if your twin sold in 2021 at $325,000 and the others in 2026 near $275,000, the date alone moves your range.
A price must survive the buyer’s lender, insurer and inspector, so we test it against the budget, the reserve study, any open assessment and the flood and insurance questions below, and against the Bonita Beach and Tennis Club listings a buyer will see beside yours. Active and pending listings, their list prices and days on market come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). We show them on your valuation and set a review date, usually three weeks after the first showing.
Ready for the range for your own condo? Request a free valuation or call Jesse direct at (239) 898-6072.
Seven things move a Bonita Beach and Tennis Club condo’s price beyond its recorded comparables: the plan, the building and its age, the floor and the bay or beach side, the condition of the interior, the assessment history, the leasing and approval rules, and the campus the owner can use. Only some can be read off the county record.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; association public pages and Florida Division of Condominiums records read 1 Oct 2026)
The plan, building and floor come from the roll. Condition, assessments and rules are answered by the association’s documents and by your own unit, which is why a seller who has them in hand before listing gets the benefit of the doubt.
The state recorded all five condominium projects on 23 September 1977, and the roll gives building years of 1977 for 5900, 1978 for 5800, 1979 for 5700 and 5600 and 1980 for 5500. The recording date and the completion date are different events, and we print both. Age matters because Florida requires a milestone inspection and a structural integrity reserve study for condominium buildings of three or more habitable stories, and the roll lists ten stories for every building, so buyers will ask for both. We read stories from the roll, so the due dates are our inference, and no result for any building is public.
The buildings sit on the bay side of Bonita Beach Road SW, on Fish Trap Bay according to the association, with the Gulf beach across the road. The roll records the land as fronting the bay, and none of the five buildings sits directly on the sand, so a listing that implies Gulf-front is wrong. Units are numbered 201 to 208 on the second floor up to 1001 to 1008 on the tenth, and higher floors have sold for somewhat more in a small sample. The county does not record view, and we describe what a buyer will actually see from your windows and balcony.
More than anything the county can see. A $167,100 spread on one 508 square foot plan, from $199,900 to $367,000, is a condition and finish spread, since the county file carries no renovation data. The $367,000 sale is a 508 square foot condo on an upper floor of the 5800 building, and nothing in the record says why it sold well above its neighbors. We tell sellers to spend on what a buyer’s inspection and lender will care about first: electrical, plumbing, air conditioning and any open permit, then finish.
The association’s rental, pet and approval rules are not published. The association markets its ownership and rental programs as unique and says its office does not manage rentals, so rentals run through owners and unit management companies. An investor wants the leasing article and a buyer with a dog wants the pet rule, so put the rules in the buyer’s hands with the offer.
The association’s own pages describe ten Har-Tru tennis courts that owners and renters use free, two heated pools, bocce, shuffleboard, pickleball and basketball with league play in season, 15 acres of landscaping and Fish Trap Bay boating access. These are the association’s words and we have not measured them. A buyer will ask whether each amenity is open today, so confirm that with the manager before you advertise it, and do not promise a boat slip, because we found no slip document.
A Bonita Beach and Tennis Club buyer pays an annual association assessment that the association has not published, plus property tax, the buyer’s own insurance and any special assessment still owed. We found no fee figure in a primary document, and the estoppel certificate and budget for your building are the route to yours.
Data updated: October 2026 (association public pages, Florida Statutes 718.116 and 718.503, Lee County Property Appraiser roll, index built 1 Oct 2026; retrieved 1 Oct 2026)
The buyer’s yearly cost is the number a lender will build first, and we cannot print it from a public source. We print every figure the record gives, with its source.
| Layer | What the public record says | Who pays | Source |
|---|---|---|---|
| Association assessment | Not published; the association’s document library is behind an owner login | Every owner, by share | Budget for your building and the estoppel |
| Special assessment | No public notice found | Owners | Estoppel certificate and assessment ledger |
| Transfer fee, capital contribution, application fee, move-in deposit | Not published | Per the declaration | Estoppel certificate |
| Property tax | Roll just value of $184,620 to $294,969 per condo, a median of $228,905; the bill resets on a change of ownership | Owner | Lee County Property Appraiser and Tax Collector |
| Buyer’s own insurance | Not published; statewide trends below | Owner | The buyer’s insurer |
| Estoppel certificate | Up to $299, up to $119 more if expedited and up to $179 more if delinquent | Customarily the seller | Statute 718.116 and the DBPR fee schedule |
| Deed documentary stamp tax | $0.70 per $100, which is $1,960.00 at $280,000 | Customarily the seller in Lee County | Statute 201.02 |
It means a buyer starts from a blank and fills it from your documents. Fee figures quoted on listing portals are asserted by sellers and are not primary sources, and we do not put one in your listing as your fee. The budget and the estoppel give yours.
We could not tell from public sources. Because the state lists five condominium projects, each may carry its own budget, reserve schedule and assessment even if the community operates as one, and two buyers in different buildings can face different numbers. Ask the manager for your building’s budget and for the document that allocates shared costs, such as the pools, courts and grounds, among the five.
The association’s site lists a general manager and an office at 5700 Bonita Beach Road SW, Suite 3102, and says the office does not manage rentals. The state’s condominium records list a managing entity. We do not name individuals, and whether a third-party management company also serves the community is not stated. The manager named on your estoppel is the reliable current answer.
Buyers can call Marc at (239) 287-5873 or see how we represent buyers, and sellers can request a free valuation with the fee sheet built in.
The association insures the buildings under a master policy, and the owner insures the inside of the condo and personal property with a condominium policy, usually called an HO-6. A buyer’s insurer and lender will ask for the master policy, the flood coverage, the reserve study and any open assessment. The community’s carriers and premiums are not published.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried 1 Oct 2026; Florida Office of Insurance Regulation quarterly data; Citizens Property Insurance 2026 rate filing; City of Bonita Springs Community Rating System notice of 21 November 2024)
Insurance is where a ten-story, 1977 to 1980 building meets a buyer’s questions, and where a prepared seller saves the most time.
On 1 October 2026 we queried FEMA’s flood layer at a point in each of the five buildings and all five returned Zone AE, a base flood elevation of 10 feet NAVD88 and an effective date of 17 November 2022. The 5900, 5800 and 5700 buildings fall on panel 12071C0653G and the 5600 and 5500 buildings on 12071C0654G. Lee County’s evacuation layer returned Zone A. The City treats the design flood elevation as the base flood elevation plus one foot, 11 feet here, and the map does not say whether a condo’s floor is above or below it. In a ten-story building the upper floors sit far above any mapped elevation, and the exposed parts are the ground-level areas, parking and mechanical rooms.
Lenders that finance condominium purchases review the association as well as the buyer: its budget, reserves, pending special assessments, insurance, delinquency and litigation, and sometimes the owner-occupancy mix. The roll shows a homestead exemption on 28 of 360 condos, 7.8 percent, and a mailing address outside Florida on 211, 58.6 percent, so occupancy questions can matter for some loan programs. We do not say which loan programs the community qualifies for, because that depends on each lender’s current rules and on documents we have not seen.
A Bonita Beach and Tennis Club condo seller must give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary where applicable, the latest reserve study or a statement that none is complete, and the Frequently Asked Questions document, plus the flood disclosure. This is information, not legal advice.
Data updated: October 2026 (Florida Statutes 718.503, 718.504, 718.116, 553.899, 718.112, 689.302 and 689.261, read 1 Oct 2026; Florida DBPR estoppel fee schedule)
Florida puts more of a condominium resale’s paperwork on the seller than most owners expect, and the order matters: some documents must reach the buyer before the contract is signed or the buyer gets a cancellation right. Because this is five condominiums, use your building’s set.
Section 718.503 entitles a purchaser, at the seller’s expense, to a current copy of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none is complete, and the frequently asked questions document described in Section 718.504. You order the package from the manager at the association office, so start early.
The statute gives the buyer a cancellation window tied to receiving the documents, and a purported waiver has no effect. For contracts signed after 31 December 2024 the contract must also carry a conspicuous statement about whether the association is required to have, and has completed, a milestone inspection or reserve study. Deliver the package with the offer and record the date, so the window never opens late, and let your closing agent or attorney complete the statement from the manager’s written answer.
That is a document question, and the dates are as follows. Section 553.899 requires a milestone inspection for a condominium building of three or more habitable stories by 31 December of the year it reaches 30 years. The roll’s building years put the five buildings at 30 years in 2007, 2008, 2009, 2009 and 2010, all before 1 July 2022, so the initial inspection was due before 31 December 2024. Section 718.112 requires a structural integrity reserve study at least every 10 years, and a 2025 law, House Bill 913, moved the deadline for existing associations to 31 December 2025. We read stories from the roll, so this is inference, and no summary or study for any building is public. We assert neither a pass nor a failure.
A seller of residential property must give the buyer a written flood disclosure covering what the seller knows about flooding, flood insurance claims and federal flood assistance. The community is in FEMA Zone AE, so buyers will ask, and the right answer comes from your own records and your insurer’s claim history, not from the map.
Under Section 718.116 the association must issue the estoppel certificate within 10 business days of a written or electronic request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or board approval requirement and the insurance contacts, and it is effective for 30 days if hand delivered or emailed and 35 if mailed. The association may charge up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida DBPR. Order it at the start of the listing, and order a new one if closing slips past its effective period.
Buyers of Bonita Beach and Tennis Club condos ask three things first: which FEMA zone the building is in, what Hurricane Ian did here and whether repairs were permitted. The answers come from the flood map, the county’s sale codes and the City’s permit portal, and a seller with a storm file removes the questions early.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and National Map elevation service, Lee County evacuation layer, Lee County Property Appraiser and Florida DOR recorded sales, queried or read 1 Oct 2026)
The findings below are the map’s, not a guarantee about any one condo.
| Item | Finding |
|---|---|
| Flood zone, all five buildings | AE |
| Base flood elevation | 10 ft NAVD88 |
| FIRM panels | 12071C0653G (5900, 5800, 5700) and 12071C0654G (5600, 5500), effective 17 November 2022 |
| City design flood elevation | 11 ft (base flood elevation plus one foot) |
| Ground at the buildings, USGS | 7.49 ft (5900), 7.51 ft (5800), 5.89 ft (5700), 6.83 ft (5600), 6.63 ft (5500) |
| Lee County evacuation zone | A |
| City flood-insurance discount | Class 5, 25 percent, per the 21 November 2024 notice |
We found no association letter, insurance summary, restoration timeline or cost figure for the five buildings after Hurricane Ian, so this page does not say what was repaired or what owners paid. What the public record shows is regional. The National Hurricane Center says maximum inundation of 8 to 12 feet above ground occurred in Estero, Bonita Beach, Bonita Springs and North Naples, and the closest surveyed mark we found, 11.76 feet NAVD88 at a different property about 230 meters south, is roughly 4.3 to 5.9 feet above ground at the five buildings by our arithmetic. For Helene and Milton in 2024 the Hurricane Center reported regional surge of 3 to 5 feet and 4 to 6 feet above ground, and we found no damage document for either.
Alterations, a condo’s electrical or plumbing work and storm restoration need City of Bonita Springs permits, and the City’s EnerGov portal lets anyone search by address. If you have renovated, finaled permits for each trade are what a buyer’s agent asks for first. We could not place the buildings against the state’s current coastal construction control line from the data we queried, so ask the manager about any permit the buildings hold.
Bonita Beach and Tennis Club’s declarations, bylaws and rules are not posted on the association’s public pages, so a buyer reads them in the seller’s package. The rules that touch a sale are approval or transfer terms, leasing limits and pet rules in the declaration, and the state, county and City short-rental rules, which apply on top of it.
Data updated: October 2026 (association public pages, Florida Statutes 509.242, 718.110 and 718.503, Florida Department of Revenue tourist development tax sheet, City of Bonita Springs rental permit page; read 1 Oct 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
A sale approval requirement, application process, right of first refusal, transfer fee and capital contribution are not published. Section 718.116 requires the estoppel certificate to state any right of first refusal, board approval requirement, capital contribution or transfer fee, so request it early and read that line before you set a closing date. If approval applies, add its calendar to the contract.
Nothing we read states a minimum lease length. Section 509.242 treats a condominium unit rented more than three times a year for less than 30 days as a vacation rental needing a state license, and Lee County levies a 5 percent tourist development tax on rentals of six months or less. As we read the City’s page, condominiums of more than six units are exempt from the City rental permit, which you should confirm. Section 718.110 matters too: an amendment limiting rental terms binds only owners who consent and owners who acquire title after it takes effect, so owners in one building can be subject to different rules.
The county record points to spring: of the 316 qualified Bonita Beach and Tennis Club sales recorded since 2009, 110 were recorded from March through May and only 36 in July and August. Listing in late fall puts a condo in front of buyers before that season, and a deed recorded in March usually follows a contract signed weeks earlier.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; recording months, qualified sales since 2009)
We use recording month, which is when the deed was recorded and not when the buyer and seller agreed. Monthly counts are small, so we publish counts and not monthly medians.
| Recording month | Qualified sales | Recording month | Qualified sales |
|---|---|---|---|
| January | 19 | July | 18 |
| February | 29 | August | 18 |
| March | 37 | September | 20 |
| April | 37 | October | 23 |
| May | 36 | November | 29 |
| June | 24 | December | 26 |
The Southwest Florida MLS gives the days a Bonita Beach and Tennis Club condo takes to sell, which would turn the calendar into dates. Information not available at time of publishing (checked 2026-10-01). Without it we promise no timeline. As a plan, a condo listed in November is in front of buyers when the winter season opens and has the best chance of a first-quarter contract, ahead of March and April, which each hold 37 sales in the record.
We market a Bonita Beach and Tennis Club condo by building the paperwork first and the pictures second: the estoppel, budget, assessment ledger and flood and permit file are ready before the photographer arrives, and the listing states what we know and what the association has not published. Then we place the condo on the Southwest Florida MLS and our own sites.
Data updated: October 2026 (NAR practice changes effective 17 August 2024; Southwest Florida MLS listing standards; Lee County Property Appraiser roll, index built 1 Oct 2026)
With 344 condos on one 508 square foot plan, the listing has to answer the buyer’s questions at the first showing, because the photographs of the next unit will look much the same.
Professional photography and a floor plan, a description that names the building, the floor and the plan, and honest statements about the view and the flood zone. We describe the property and its setting, not the people who might live in it, and we do not overstate: the listing says the flood declarations or elevation certificate are available, not that flood risk is low, and it says the beach is across the road, not that the condo is on the Gulf. The listing runs on the Southwest Florida MLS and on our own sites and Domain Realty Group’s, beside our Bonita Beach and Tennis Club guide, so a buyer who searches the building finds your condo in context.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS and any you offer is negotiated off it. Commissions are negotiable, and you may still offer MLS concessions such as a closing-cost credit. We put the choices and their effect on your net on paper before you decide.
We negotiate a Bonita Beach and Tennis Club contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide a contract here: price against the nearest recorded twins, the document package and the buyer’s cancellation window, the inspection and insurance quotes, and the appraisal.
Data updated: October 2026 (Florida Statutes 718.503 and 718.116; NAR practice changes effective 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
Negotiation begins with the record. The Southwest Florida MLS median sale-to-list ratio would tell a buyer’s agent how much movement to expect. Information not available at time of publishing (checked 2026-10-01). Without it we tell you before the first showing how much movement your comparables support and where they do not.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. The appraiser’s problem is the gap in the qualified record, because there is nothing between 2021 and 2025 to lean on, so we give the appraiser the nearest sales in your building and plan before the appraisal, with a note on what the county record does not show.
A buyer choosing between Bonita Beach and Tennis Club and Bay Harbor Club is choosing between 360 compact condos at a $280,000 county median over 12 months and 104 larger condos at a $555,000 median over 24 months. Both are bay-side associations in FEMA Zone AE, with base flood elevations of 10 and 11 feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Bay Harbor Club public pages)
Bay Harbor Club is the closest bay-side comparison for a buyer who wants water access at a different price tier. If you own there instead, read our Bay Harbor Club seller’s guide. The last column says what each difference means for your Bonita Beach and Tennis Club listing.
| What a buyer weighs | Bonita Beach and Tennis Club | Bay Harbor Club | What it means for your listing |
|---|---|---|---|
| Size | 360 condos in 5 buildings | 104 by the state record, 103 on the roll, in 2 towers | Yours is the larger pool of comparable units |
| Built | 1977 to 1980 on the roll | 1983 to 1984 on the roll | Expect age questions about the milestone inspection |
| Price, county | $280,000 median, 12 months, 20 sales; $551.18 per heated sq ft | $555,000 median, 24 months, 12 sales; $412.64 per heated sq ft | Windows differ, so directional; yours is the entry price |
| Range | $199,900 to $425,000 | $450,000 to $750,000 | Condition spread is wide here |
| Unit size | 508 or 540 sq ft, one bedroom, one bath on the roll | Larger condos, not compared here | Say plainly that yours is an efficiency |
| Tennis | Ten Har-Tru courts, free to owners and renters | Two tennis and four pickleball courts per its site | Tennis is your headline amenity |
| Pools | Two heated pools per the association | One heated pool per its site | Confirm opening status |
| Docks | Boating access on Fish Trap Bay; slips not documented | 50 docks per its site | Do not promise a slip |
| Flood | AE, 10 ft | AE, 11 ft | Both mapped, neither guaranteed dry |
| Fees | Not published | Not compared here | Publish your own figure from the budget |
Bonita Beach and Tennis Club wins for a buyer who wants the lowest entry price on the strip, a seasonal or investment use, tennis as the main amenity and the widest choice of units, with 20 qualified sales in 12 months against 12 in 24 at its neighbor. Bay Harbor Club wins for a buyer who wants a smaller community, a newer building, larger floor plans or a dock. Do not price your condo from Bay Harbor Club sales; do use them to understand a buyer’s alternative, and publish your own fees so your condo is not compared with a number the buyer must guess.
Selling a Bonita Beach and Tennis Club condo costs roughly 4.4 to 7.1 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $280,000 sale that is about $12,809 to $19,809, and on a $390,000 sale about $17,154 to $26,904, before property tax, assessments and any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $280,000 is the 12-month county median on 20 sales and $390,000 is the recorded price of a 540 square foot condo in November 2025. Florida charges documentary stamp tax of $0.70 per $100 rounded up, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller. It leaves out property tax proration, because we do not know your tax bill: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $280,000 | 12-month county median, 20 sales |
| Listing commission, 2.75% | -$7,700 | 2.75% of $280,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$7,000 | 2.5% of $280,000, rounded to the dollar |
| Deed documentary stamp tax | -$1,960 | 2,800 units of $100 at $0.70 |
| Owner’s title policy | -$1,475 | $575 plus ($280,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Condominium estoppel certificate | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$19,809 | 7.07% of price |
| Estimated net before payoff, with buyer-agent compensation | $260,191 | $280,000 minus $19,809 |
| Estimated total costs, without buyer-agent compensation | -$12,809 | 4.57% of price |
| Estimated net before payoff, without buyer-agent compensation | $267,191 | $280,000 minus $12,809 |
The same assumptions apply, at the price of a 540 square foot condo recorded in November 2025.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $390,000 | Recorded sale of a 540 sq ft condo, November 2025 |
| Listing commission, 2.75% | -$10,725 | 2.75% of $390,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$9,750 | 2.5% of $390,000, rounded to the dollar |
| Deed documentary stamp tax | -$2,730 | 3,900 units of $100 at $0.70 |
| Owner’s title policy | -$2,025 | $575 plus ($390,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Condominium estoppel certificate | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$26,904 | 6.90% of price |
| Estimated net before payoff, with buyer-agent compensation | $363,096 | $390,000 minus $26,904 |
| Estimated total costs, without buyer-agent compensation | -$17,154 | 4.40% of price |
| Estimated net before payoff, without buyer-agent compensation | $372,846 | $390,000 minus $17,154 |
Possibly not. Under Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523, read 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record shows why the exclusion can cover a seller’s gain here. Of the 108 repeat sales since 2009, 102 gained, the median dollar gain was $80,000 and only one gain exceeded $250,000, at $270,100 before selling costs, on a 5600 condo bought in May 2009. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two recorded prices.
The exclusion is for a main home, and the roll shows only 28 of 360 condos with a Florida homestead exemption, so many owners here hold a second home or a rental. A second home or rental does not qualify the same way; depreciation you took or could have taken on a rental is taxed when you sell, and you may not claim the exclusion again within two years of claiming it on another home. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act, and the roll lists five condos with foreign mailing addresses. IRS Publication 523 says a loss on the sale of your main home is not deductible, which matters to the owners in the record who sold below their purchase price. We are real estate agents, not tax advisers, and this is general information.
List if your condo is in marketable condition and you can be live before the March to May peak; take an investor cash offer only when the condo needs work a buyer’s insurer or lender would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
This community has features that change the comparison: 360 near-identical condos, a recorded range of $199,900 to $425,000 on near-identical plans, a document package for your building and a flood zone. A buyer paying cash still wants those answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the last 12 months sits | A condo in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A condo needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Bonita Beach and Tennis Club condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and building, adjusted for floor, view, condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Call Jesse direct at (239) 898-6072, or get your free Bonita Beach and Tennis Club condo valuation and we will send a value built from recorded sales of your plan, not a ZIP-wide estimate. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Bonita Beach and Tennis Club.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile. We claim no Bonita Beach and Tennis Club sale, and none of these is offered as a review of one. The words are the reviewers’ own.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
These are the questions Bonita Beach and Tennis Club owners ask before they list, answered from the Lee County sale record, the state’s records, the association’s public pages and Florida law. The building background is in our Bonita Beach and Tennis Club guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest recorded condo in your building and plan, order the estoppel and the document set for your own building, complete the flood disclosure, and list ahead of the March to May season. We prepare each step and give you a net sheet before you sign.
Choose the agent with the strongest pricing evidence and paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified sale in the community’s county record for this page. We claim no sale here.
Twenty qualified sales in the last 12 months ran $199,900 to $425,000 at a median of $280,000. Plan, building, floor, view and condition decide where you land. Request a free valuation or call Jesse direct at (239) 898-6072.
The newest qualified sales on the county record are $240,000 on 31 July 2026, $270,000 on 13 July, $265,000 on 16 June, $274,000 on 22 May and $270,000 on 6 May. These are county recorded prices, not MLS closings, and the full list of 20 is in the sales section above.
The record is mixed. The 12-month median of $280,000 is below the $325,000 recorded for 2021, close to 2025’s $285,000 and a little above the $277,500 for January to September 2026. The qualified file holds no sale for 2022 or 2024, so it cannot show the path between.
Days on market comes from the Southwest Florida MLS, and we do not estimate it from the county record. Information not available at time of publishing (checked 2026-10-01).
Of 316 qualified sales since 2009, 110 were recorded from March through May, so a late-fall or winter listing is live before that season. A complete document package matters more than the month.
The 17 sales of one plan ran $199,900 to $367,000, a $167,100 spread. The county record cannot see condition, finish, view or what buyers were told about assessments, so we price from your condo and its documents, not from the median.
The three 540 square foot sales in the last 12 months were $390,000, $300,000 and $425,000, a mean of $371,667, against a mean of $278,671 for the 17 sales of the 508 square foot plan. Three sales is a small sample, so we read it as consistent with a premium and compare your condo to those three.
The association has not published them, and we do not repeat unsourced portal figures. Your budget and your estoppel certificate give your building’s figure, and a buyer will read them before the price.
Not before you list, but every unpaid assessment through closing must be settled, and the estoppel states the balance. A buyer becomes liable with the previous owner for assessments that came due before closing under Section 718.116, which is why closing agents insist on payoff.
We found no public special assessment notice, and we do not state that there is or is not one. Ask the manager in writing for every assessment notice since 2022 and the current budget, because Florida law requires a written notice to state the purpose and the schedule.
The association’s written statement of what a condo owes and what terms apply to a sale. Section 718.116 requires it within 10 business days of a request, effective 30 days if hand delivered or emailed and 35 if mailed, at up to $299 for a current account.
At your expense under Section 718.503: the declaration, articles, bylaws and rules, budget and financial statement, milestone summary if one applies, the latest reserve study or a statement that none is complete, and the Frequently Asked Questions document. Because the state records five condominiums, use the set for your building.
Request them in writing from the association’s management office at 5700 Bonita Beach Road SW, Suite 3102, and ask for the estoppel at the same time. Section 718.111 gives owners the right to inspect official records, and we track the request for you.
Yes. Section 689.302 requires a flood disclosure at or before the contract covering flooding you know of, any flood insurance claim and any federal flood assistance. Answer from your own records, because a Zone AE designation is not an answer.
FEMA places all five buildings in Zone AE with a base flood elevation of 10 feet NAVD88, and Lee County puts them in evacuation Zone A. The map does not say where your floor sits.
The public record we found does not describe damage to the five buildings. Hurricane Ian’s surge reached the strip in September 2022, and the county’s sale codes carry changed-condition flags on 57 sales from 2022 to 2024. Ask the manager for the storm and insurance history.
That is a document question. The five buildings reached 30 years between 2007 and 2010, so the statutes required both if each has three or more habitable stories, but none is public. Ask the manager in writing for your building’s.
Approval requirements, any right of first refusal and any transfer fee are not published. Section 718.116 requires the estoppel to state them, so we order it at the start of the listing.
It is a declaration term and is not published. The association markets its rental programs as unique, a state license applies to rentals under 30 days more than three times a year, and Lee County’s tourist tax applies. Give your buyer’s agent the leasing article.
You can, but the statutory duties are the same: the document package, the flood disclosure and the estoppel. A for-sale-by-owner sale also lacks the Southwest Florida MLS and a priced-from-comparables opinion, and the $167,100 spread on one plan shows where pricing advice earns its keep.
No. Estero Beach and Tennis Club is a separate 296-unit condominium on Estero Boulevard in Fort Myers Beach. If a quote, title commitment or comparable names the wrong one, fix it before closing.
The county roll spells the legal description several ways, and a search on the word condominium catches only the Phase 4 spelling and one Phase 2 label, 71 parcels. Counting every spelling gives 360 parcels, matching the state’s five projects of 72 and the association’s own count.
We cannot measure it without MLS data. Statewide, the average premium per condominium-association policy rose from $72,570 in mid-2022 to $135,100 in mid-2026 by our sums from state data, and buyers read the budget’s insurance line. A seller who can show it removes a question.
Lenders review the association’s insurance, reserves, special assessments, delinquency and litigation, and sometimes the owner-occupancy mix. The roll shows a homestead exemption on 7.8 percent of condos, so a complete document set helps.
Yes. Many owners here do, since 211 of 360 condos list a mailing address outside Florida. Florida closings can be done with a power of attorney or mobile notary, and we coordinate showings, the association’s documents and your signing. Talk to your closing agent and tax adviser about your own situation.
The roll lists five condos with foreign mailing addresses. Federal withholding rules can apply when a foreign person sells U.S. real estate, and they are a tax matter. Speak with a tax adviser before you list, and tell your closing agent early.
Commission as agreed, the deed tax at $0.70 per $100, the owner’s title policy, the estoppel fee and any assessments due through closing, and the contract controls each. At $280,000 we estimate $12,809 without buyer-agent compensation and $19,809 with 2.5 percent.
Possibly not. A main home owned and used for 2 of the last 5 years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under Section 121. A second home or rental does not qualify the same way.
We start from your plan and building, then the nearest like sales, adjust for condition and finish, and compare with active competition on the MLS. A price well above the 12-month range of $199,900 to $425,000 needs a stated reason, such as the 540 square foot plan or a verified renovation. The median is a starting point, not a price.
Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues, air conditioning and anything the association requires. Any alteration needs the association’s approval and a City permit where required.
We market the particulars: the building, the floor, the view, the renovation and the documents, with a price tied to the nearest like sale. Buyers see plenty of comparables, so presentation, the document package and the first two weeks of pricing matter.
Call Jesse direct at (239) 898-6072, text or call, or request a free valuation. Give us your building and plan, and we will pull the nearest comparable recorded sales and the document gaps that could affect your price.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price from the record and answer the buyer’s assessment, insurance and storm questions first. The commission is negotiable and set in the listing agreement.
A Bonita Beach condo specialist knows which building and plan a condo belongs to, which recorded sales are true comparables, what the estoppel and document package must say for each building and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price through the inspection.
We have seen small facts cost sellers contracts: a 508 square foot condo priced off a $425,000 sale of a 540 square foot one, a document set from the wrong building, a county search that counted 71 condos instead of 360, a comparable pulled from Estero Beach and Tennis Club instead of this community, and an appraiser handed 2021 sales without a word about the gap that follows. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
If you are thinking of selling a Bonita Beach and Tennis Club condo, call the team that prices from the recorded sales of your own building and plan, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo at Bonita Beach and Tennis Club in Bonita Springs, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, whether you are selling at Bonita Beach and Tennis Club, Bay Harbor Club, Seascape, Bonita Beach Club or Sea Isles.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bonita Beach and Tennis Club sold record, last 12 months: 20 qualified sales at a $280,000 median, from $199,900 to $425,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01). Twenty of the 360 condos sold in the last 12 months, so make us your first call before you list.
Request your free Bonita Beach and Tennis Club condo valuation and we will send a value built from the recorded sales of your building and plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as the community, and are Top 1% Real Estate Agents Nationally Since 2008.
The building background is in our Bonita Beach and Tennis Club guide.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a condo here? Get a free Bonita Beach and Tennis Club condo valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Bonita Beach and Tennis Club.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, city, state and federal records, the association’s own public pages and the statutes that set the seller’s duties. Bonita Beach and Tennis Club sale figures are from the Lee County Property Appraiser sales file and roll (index built 1 October 2026). We do not cite brokerage or listing sites.
These official documents are the ones a Bonita Beach and Tennis Club seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.
| Document | Issued by | Date | Why a seller needs it |
|---|---|---|---|
| Estoppel certificate fee schedule | Florida DBPR | Current posting | The adjusted fee caps behind the $299 figure on this page |
| Department of Revenue sale qualification codes | Florida Department of Revenue | Effective 2026 | Definitions of the sale codes behind the county’s qualified sales file |
| FEMA summary of coverage, residential condominium buildings | FEMA | May 2024 | Flood coverage limits for a condominium building |
| National Hurricane Center report, Hurricane Ian | National Hurricane Center | 2023 | Storm summary and inundation ranges |
| City substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022 | The 50 percent rule and design flood elevation |
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s cancellation window |
The association’s declarations, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and recorded instruments can be requested from the Lee County Clerk.
Bonita Beach and Tennis Club sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures are marked as not available where they would appear. McGreevy and Comisar, sell your Bonita Beach and Tennis Club condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.