Sell Your Home in Bonita Beach Club

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 pulled October 3, 2026

If you own a condo at Bonita Beach Club, the 198-residence, Gulf-front condominium of five buildings at 25710 through 25750 Hickory Blvd on Bonita Beach, this is the seller’s guide McGreevy and Comisar wrote from the county’s recorded sales, the association’s own public documents and Florida law. We are the Bonita Springs listing team whose office sits on South Tamiami Trail, and the building itself is described in our Bonita Beach Club guide.

This is Bonita Beach Club on Little Hickory Island, in the Bonita Beach strip of Bonita Springs. It is not Bonita Beach and Tennis Club, the separate 360-unit association on Bonita Beach Road, nor the Bonita Bay golf community on the mainland side, nor the public Bonita Beach Park, nor the Bahia Bonita and La Bonita beach clubs that search suggestions mix in.

The Lee County Property Appraiser and Florida Department of Revenue sale files record 17 qualified Bonita Beach Club sales in the 24 months since October 2024, at a median of $690,000, from $455,000 to $1,075,000, and a median of $608.61 per heated square foot. Twenty-four months is the shortest window with ten or more sales, because the last 12 months hold only 6. These are county records and not Southwest Florida MLS closings. The Southwest Florida MLS, pulled October 3, 2026, shows 9 closings in the last 12 months and 19 in the 24 months to October 3, 2026, at a median sold price of $668,250, from $455,000 to $1,000,000, and a median of $601 per square foot of MLS living area. The two sources count sales differently, so the figures do not match.

If you want a number for your own condo today, request a free Bonita Beach Club condo valuation or call Jesse direct at (239) 898-6072.

How Do I Sell My Bonita Beach Club Condo in 2026?

To sell a Bonita Beach Club condo in 2026, price it from recorded sales of your own plan and building rather than the 24-month median, have the association’s estoppel, budget and reserve study in hand before the first showing, and plan the 20-day notice, the estoppel request and the buyer’s 7-day review as one timeline.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)

Bonita Beach Club is not one product. The Lee County roll shows 96 two-bedroom condos of 1,098 square feet, 47 of 1,181 square feet, 36 three-bedroom condos of 1,222 square feet and 12 of 1,305 square feet, plus six ground-floor residences from 790 to 1,414 square feet, and the recorded prices follow those plans. Of the 17 sales in the window, nine were 1,098 square foot condos priced from $455,000 to $850,000, so a seller who prices from the middle of the whole range prices most condos wrongly.

The state registry and the association count 198 residences and the county roll carries 197 condo parcels; our guide explains the difference, and this page uses the roll for every sale because the sale file is built on it.

The four facts that price a Bonita Beach Club condo

• Your plan and stack, not the median. The two end stacks of each building are larger than the four interior stacks, and the same quarterly dues apply to both, so most condos have a near twin in the record.
• Your documents. Buyers and lenders read the dues memo, the August 2026 reserve study, the transfer letter and the rules before they read your price.
• Your restoration status. The association is mid-restoration from Hurricane Ian, with a three-phase walkway project that limits building access for about a week per building.
• Your flood and insurance picture. FEMA maps the buildings in Zone AE with a 12-foot base flood elevation, in Lee County Evacuation Zone A, and a buyer’s insurer will ask what that means for your floor.

Key Takeaways

These are the nine facts about selling a Bonita Beach Club condo that matter most in October 2026, each drawn from the Lee County recorded sales, the association’s public documents, the state’s records and Florida law, with the window and the count beside every figure.

• 17 qualified sales in 24 months at a $690,000 median. County recorded, $455,000 to $1,075,000; the 12-month window holds only 6, and the 24 and 36 month windows are identical.
• Plan decides price. The nine 1,098 square foot sales have a median of $668,250; the four 1,181 square foot end-stack sales $822,500; the three 1,222 square foot three-bedroom sales $875,000.
• The Southwest Florida MLS adds the speed. Closings in the 24 months to October 3, 2026 show 102 median days on market and a median sale of 93.2% of the final list price, across the 18 of 19 sales that carry a figure (pulled October 3, 2026).
• Most owners who bought and sold since 2009 gained. Of 24 repeat pairs, 22 sold higher and 2 lower, at a median change of +33.3 percent over a median hold of 4.58 years.
• Quarterly dues are $3,038 for a two-bedroom two-bath and $3,262 for a three-bedroom, which is $12,152 and $13,048 a year, and the association publishes the memo.
• A sale has its own clock. The association asks for 20 days’ written notice, the estoppel is due in 10 business days under Section 718.116 and the buyer has 7 days to review under Section 718.503.
• The reserve study is public. It lists 11 funded elements worth $3,501,764.71 at current cost, with plumbing stacks scheduled for 2027 to 2029.
• No dogs, and a 30-day rental minimum for owners who bought after June 2006, and both shape who can buy your condo.
• A sale costs roughly 4.2 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation.

Table of Contents

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 Bonita Beach Club owners ask most. Each link below jumps straight to its section.

The Market and the Record: How Do I Sell My Bonita Beach Club Condo in 2026? · Why List Your Bonita Beach Club Condo With McGreevy and Comisar? · What Is the Bonita Beach Club Condo Market Doing for Sellers Right Now? · What Did Bonita Beach Club Condos Sell For? · Have Bonita Beach Club Owners Sold for More Than They Paid? · A Bonita Beach Club Condo Sale Worked Through

Pricing, Fees and Insurance: How Do We Price a Bonita Beach Club Condo? · What Raises or Lowers the Price of a Gulf-Front Bonita Beach Club Condo? · What Fees Will Your Bonita Beach Club Buyer Pay Each Year? · Who Insures a Bonita Beach Club Condo, and What Will a Buyer’s Insurer and Lender Ask?

Documents, Disclosures, Rules and Timing: What Must a Bonita Beach Club Condo Seller Deliver and Disclose Under Florida Law? · What Does the August 2026 Reserve Study Mean for Your Bonita Beach Club Sale? · What Will Buyers Ask About Flood, Storms and Permits at Bonita Beach Club? · Which Rules Affect a Bonita Beach Club Condo Sale? · When Is the Best Time to Sell a Bonita Beach Club Condo?

Marketing, Negotiation and Your Options: How Do We Market a Bonita Beach Club Condo? · How Do We Negotiate a Bonita Beach Club Contract? · Bonita Beach Club vs Seascape: Which Will Your Condo Buyer Choose? · What Does It Cost to Sell a Bonita Beach Club Condo? · Do I Pay Capital Gains Tax When I Sell My Bonita Beach Club Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bonita Beach Club Condo Valuation?

Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Bonita Beach Club Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bonita Beach Club Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why List Your Bonita Beach Club Condo With McGreevy and Comisar?

McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Bonita Beach Club owners hire us because we price from the nearest like condo in the record, assemble the association’s documents before a buyer asks, and negotiate every offer ourselves.

If you are searching for the best realtor to sell your Bonita Beach Club condo, or thinking, “I need a listing agent who has read the reserve study and the transfer letter,” 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 building. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, and read more about McGreevy and Comisar.

A Bonita Springs team that read the Bonita Beach Club record sale by sale

We tracked every one of the 127 qualified Bonita Beach Club sales the county file holds from 2009 on, and we tracked every one of the 17 in the last 24 months. We also read each of the 197 condo parcels on the roll, the association’s dues memo, rules, transfer letter, hurricane guide and recorded 2025 amendment, its August 2026 reserve study and the FEMA and USGS layers at all five buildings. It is why our first question to an owner is which building, which plan and which stack.

What we will not do

We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a 1,098 square foot condo from a $1,075,000 sale of a larger end-stack condo, quote dues the association has not published, or tell a buyer the building is out of the flood zone when FEMA maps it in Zone AE.

Our record in Southwest Florida

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Domain Realty Group, the team we lead, has been the #1 real estate team in Southwest Florida since 2012 and is the #1 real estate team in Bonita Springs (RealTrends 2026), with over $2.5 billion sold. For your Bonita Beach Club condo, our case rests on that record, on the public record we have read for you and on how we would run your sale.

What Is the Bonita Beach Club Condo Market Doing for Sellers Right Now?

The Bonita Beach Club condo market is thinly recorded and seasonal. The county file holds 17 qualified sales in the 24 months since October 2024 at a $690,000 median, 6 of them in the last 12 months, and none dated in 2024. The Southwest Florida MLS adds the pace of sales, covered below.

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. We widen the window until it holds ten or more sales, and every figure names its window and count; a median of fewer than ten sales is written only as the median of those sales. Our Bonita Beach Club guide carries the buyer’s version of the same record.

The 24 and 36 month windows are identical because the qualified file holds no sale dated between 14 July 2023 and 15 January 2025. The 60-month median of 22 sales is the mean of the middle pair, $668,250 and $690,000. Sixteen of the 17 sales in the 24-month window are condos the roll records as built in 1977, and the 17th is the 1,414 square foot ground-floor residence recorded as built in 2009. The county file holds 407 qualified sales in all, the first dated 1977, and we never use that count as a price.

Why does the record show no sales in 2022 or 2024?

We do not know, and we do not guess. The qualified file holds no Bonita Beach Club sale dated 2022 or 2024 and none dated between 14 July 2023 and 15 January 2025, and the roll’s latest-sale field shows one Building C transfer on 6 November 2024 at $750,000 that the county’s qualified file does not count. That transfer is in no figure on this page. A buyer’s appraiser will see the same gap, so we give appraisers the 2025 and 2026 sales of your plan and building with a note on what the record does not show.

What does the Southwest Florida MLS add for a Bonita Beach Club seller?

The MLS is where days on market, sale-to-list and today’s competing listings live, and it is the yardstick your listing will be judged against. The Southwest Florida MLS, pulled October 3, 2026, shows 9 Bonita Beach Club closings in the last 12 months and 19 in the 24 months to October 3, 2026, at a median sold price of $668,250, with 102 median days on market and a median sale of 93.2% of the final list price over the 24 months. Six units were listed for sale on that date at a median asking price of $682,500, none was under contract, and supply stood at 8.0 months.

How does Bonita Beach Club’s recorded market compare with the nearest strip associations?

The yardstick is each association’s median qualified sale in its own county window from the same index. Windows differ because each association needed a different window to reach ten sales, so read the table as directional, not as a ranking.

Bonita Beach Club has the second-largest recorded sample of the four associations that reach ten sales, behind Bonita Beach and Tennis Club, and the highest median price per heated square foot among them. Bonita Beach and Tennis Club is a 360-unit community of smaller units with a far lower median price, and Sea Isles, Casa Bonita I and Ambassador have recorded fewer than ten qualified sales in 60 months, so their medians are descriptive only.

What Did Bonita Beach Club Condos Sell For?

Bonita Beach Club condos sold for $455,000 to $1,075,000 in the 24 months to 1 October 2026, across 17 qualified sales, and plan decides where a condo sits: nine 1,098 square foot condos ran $455,000 to $850,000, four 1,181 square foot end-stack condos $550,000 to $1,075,000, and three 1,222 square foot three-bedroom condos $735,000 to $975,000.

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)

Seventeen 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 newest is dated 18 June 2026.

The 17 qualified Bonita Beach Club sales of the last 24 months

Together the 17 sales total $12,252,250 and the mean is $720,720.59, which is above the $690,000 median because the larger plans sold at the top of the range. The lowest price per square foot, $353.61, is the 2026 sale of the 1,414 square foot ground-floor residence, and the highest, $910.25, is the 23 January 2026 sale of a 1,181 square foot condo in Building A.

How does the price split by plan?

The 17 sales sort by heated area into four groups, and each count appears beside its median because groups this small are descriptive, not predictive.

The 1,098 square foot group has the most sales and the widest spread, $455,000 to $850,000, a gap of $395,000. The roll records no view, floor, orientation or renovation field, so what separated the $455,000 sale of 6 April 2026 in Building D from the $850,000 sale of 15 January 2025 in Building A cannot be read from public data. A walkthrough explains it.

Which sales are the best comparables for an end-stack condo?

The four 1,181 square foot sales were $550,000 on 13 March 2025, $1,000,000 on 15 May 2025 and $645,000 on 14 August 2025, all in Building E, and $1,075,000 on 23 January 2026 in Building A. Two Building E condos of the same plan sold $450,000 apart in the same spring, and nothing in the record says why. If you own an end stack, we read all four as a range with a reason behind each end, not as an average.

What do three-bedroom condos in Building C sell for?

Building C holds the 48 three-bedroom condos, and the record shows three sales in the window, all 1,222 square feet: $975,000 on 20 February 2025, $875,000 on 7 April 2025 and $735,000 on 7 August 2025, with none of the 1,305 square foot end units. The dues are higher than for a two-bedroom, $3,262 a quarter, and a buyer will compare the price per square foot, $797.87, $716.04 and $601.47, as the year went on.

Which buildings sold the most condos?

Building A recorded five sales in the window, Building C and Building E four each, Building D three and Building B one.

By recording month, 11 of the 17 sales were recorded in April, May or June, the same spring pattern the longer record shows below.

Have Bonita Beach Club Owners Sold for More Than They Paid?

Most Bonita Beach Club owners who bought and sold since 2009 sold for more. Of 24 repeat pairs with both sales dated 2009 or later, 22 sold higher and 2 lower, at a median change of +33.3 percent over a median hold of 4.58 years, but 16 of 21 pairs that began with a 2003 to 2008 purchase ended lower.

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 pair 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 pair is an owner-to-owner comparison with that caveat. The median annual change of the 24 pairs held a year or more is +4.47 percent a year.

The 24 repeat sales since 2009

Four of the 24 pairs gained more than $250,000 before selling costs, the largest gain $350,000, and the median dollar change across all 24 pairs is $128,500, the mean of the middle pair, $127,000 and $130,000. 15 of the 24 pairs ended before Hurricane Ian in September 2022, and nothing in the record tells us what those owners paid in assessments in between.

The two pairs that sold lower

Two pairs show a second sale below the first. A 1,098 square foot condo in Building E went from $500,000 in August 2017 to $360,000 in September 2019, a change of -28.0 percent, and a 1,098 square foot condo in Building D went from $528,400 in April 2021 to $500,000 in May 2025, a change of -5.4 percent. The second of those was bought at the 2021 peak, and the 2021 sales in the file, 23 in all, are the busiest year on record since 2009.

What about owners who bought near the 2003 to 2008 peak?

Owners who bought between 2003 and 2008 and sold in 2009 or later mostly sold lower. The pre-2009 file is partial, so these are consecutive entries and not proof of an owner’s whole hold.

16 of the 21 pairs ended below the purchase price. The steepest fall was a 1,181 square foot condo in Building D bought in September 2006 for $670,000 and sold in July 2009 for $425,000, down 36.6 percent. The five that did not end lower sold at +1.0, +5.4, +11.1, +30.0 and +64.5 percent, the largest a three-bedroom condo in Building C bought in May 2003 for $532,000 and sold in April 2025 for $875,000.

What should you take from the repeat sales?

Take three things. Of the 15 pairs that began in 2010 through 2019 and ended in 2019 or later, 14 sold higher. An owner who bought near the 2005 to 2007 peak and sold in the 2010s often sold lower, so your purchase date and price decide your outcome. And sale costs are a real subtraction: on a 1.02 year hold at +6.2 percent, they can exceed the gain. Request a free Bonita Beach Club condo valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.

A Bonita Beach Club Condo Sale Worked Through

A clear Bonita Beach Club sale to walk through is a 1,098 square foot, two-bedroom, two-bath condo in Building A at 25710 Hickory Blvd, which the county records selling for $360,000 in December 2012 and $668,250 on 7 April 2026. It shows what a long-hold owner gained 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 Building A condo, read 1 October 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, size and bedrooms, and nothing about condition, floor, view, financing, commission, credits or what the owner paid the association.

The record: three entries, two since 2009

The county file lists this condo at $132,000 on 1 May 1981, $360,000 on 4 December 2012 and $668,250 on 7 April 2026. The 1981 entry comes from the partial pre-2009 file, so the pair that counts is the second: a gain of $308,250, or 85.6 percent, over 13.34 years, 4.75 percent a year. The 2026 price is $608.61 a heated square foot, which is exactly the median of the 17 sales in the window.

Where the sale sat among its twins

Three other 1,098 square foot condos in the same two buildings sold between 6 April and 18 June 2026: a Building D condo at $455,000 on 6 April 2026, the day before, $213,250 less; a Building A condo at $765,000 on 14 May 2026, $96,750 more; and another Building A condo at $690,000 on 18 June 2026, $21,750 more. The record does not say why. It is the reason we price a condo from its twins and a walkthrough, not from a median.

What that seller kept: the arithmetic at $668,250

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 $4,678 (6,683 units of $100 at $0.70), an owner’s title policy of $3,416, search and settlement of $1,200, a lien search of $175, the association’s $299 estoppel and its $150 sale or transfer application fee.

On those assumptions, and before property tax, assessments, insurance, interest and improvements, a gross gain of $308,250 became a gain of $263,249 to $279,955. That is why an owner deciding whether to sell should see a net sheet at the price a valuation supports.

See this walk-through for your condo

To see this walk-through for your condo, request a free Bonita Beach Club condo 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 Club buyer’s page.

How Do We Price a Bonita Beach Club Condo?

We price a Bonita Beach Club condo in four steps: match the record to your plan and building, adjust for floor, view and condition, 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 thin and the condos are not alike: 17 qualified sales in 24 months for 197 condo parcels, at sizes from 790 to 1,414 square feet and prices from $455,000 to $1,075,000.

Step 1: Start with your own plan

Find the sales at your size. The 1,098 square foot interior two-bedroom is the largest group, 96 parcels, and has nine of the 17 recorded sales. The 1,181 square foot end stack, 47 parcels, has four. The 1,222 square foot three-bedroom has three sales, and the 1,305 square foot three-bedroom end stack, 12 parcels, has none in the window, so a 1,305 square foot owner prices from the 1,222 square foot sales and a walkthrough.

Step 2: Read the twins as a range

The nine 1,098 square foot sales ran $455,000 to $850,000, a median of $668,250 and $608.61 a square foot. Five of the nine were recorded in 2025 and four in 2026, which means the date alone moves a range: the four 2026 sales of this plan, in Building A and Building D, were $455,000, $668,250, $690,000 and $765,000. If your twin sold in 2021 and the others in 2025 or 2026, we say so.

Step 3: Adjust for what the record cannot see

The county does not record floor, view, orientation, interior condition, which Ian repairs were done, whether the lanai was finished, whether a locker or a boat slip comes with the condo, or whether the water heater and supply lines are original. We adjust from the condo and your documents and show a buyer’s agent the reasoning line by line.

Step 4: Test it against the documents and the competition

A price must survive the buyer’s lender, insurer and inspector, so we test it against the dues memo, the reserve study, the walkway schedule and the flood and insurance questions below, and against the Bonita Beach 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. As of October 3, 2026 it shows 6 active listings, asking $415,000 to $799,000 at a median of $682,500 and on the market from 2 to 491 days, and none pending. We show the current set 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 Bonita Beach Club condo valuation or call Jesse direct at (239) 898-6072.

What Raises or Lowers the Price of a Gulf-Front Bonita Beach Club Condo?

Four things move a Bonita Beach Club condo’s price more than any median: your stack and floor, which decide the outlook; your plan, with end stacks at 1,181 square feet and three-bedrooms at 1,222 or 1,305; the building’s 1977 age and its reserve-study posture; and the dog and rental rules that narrow the buyer pool.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; association documents named in each section)

The Gulf is on the west side of the property and Big Hickory Pass on the east, and the beach wraps the north and west sides. Our Bonita Beach Club guide describes the five buildings, A through E, floor by floor; this section is about what a buyer pays for and what a buyer discounts.

Do floor and view count here?

They count, and the public record cannot measure them. The roll lists heated area and bedrooms, and the association’s documents list unit numbers that run from the 100s to the 700s with the residential floors numbered 2 through 7 above a ground level, but neither says which stacks look at the Gulf, the courtyard or the pass. We read the outlook from a walkthrough and put it in the listing in plain words, without overstating it.

Does a 1977 building change what buyers pay?

Buyers price the age through the documents. The Lee County roll records a 1977 build year on 196 of the 197 parcels, and the engineer’s study says the buildings are concrete-framed and were developed circa 1977. The study dated 19 August 2026 lists 11 funded elements worth $3,501,764.71 at current cost, including a one-time plumbing stack replacement in each of 2027, 2028 and 2029 at $98,039.22 a year, exterior paint, seal and repair in 2033 at $490,196.08, and balcony and walkway waterproofing in 2046 at $1,102,941.18. A buyer will read all three lines before making an offer.

What do a no-dog rule and a 30-day rental minimum do to the buyer pool?

They narrow it. Dogs are not allowed on association property, each owner may keep one cat and up to two birds, and guests and renters may keep no pets; owners who bought after June 2006 must rent for at least 30 days. Every buyer’s agent will raise both, and the recorded sales already reflect a market that knows them. We say both plainly in the listing so a buyer who cannot live with them never books a showing.

Do dues per square foot matter?

They are a buyer’s yardstick, and the end stacks win on it. The two-bedroom two-bath dues are $12,152 a year on both plans, which is $11.07 a square foot on the 1,098 square foot interior condo and $10.29 on the 1,181 square foot end condo; the three-bedroom dues are $13,048, or $10.68 on 1,222 square feet and $10.00 on 1,305 square feet. We derived these by dividing annual dues by the roll’s heated area, and the association does not publish them per square foot.

What does a boat slip add, if you have one?

A slip is a separate asset. The 34 slips and the social pier belong to BBC Club Boat Slips, Inc., a separate corporation, slip use rights are available only to Bonita Beach Club owners, and the association’s documents do not say how a slip transfers with a condo. If you hold a slip, ask the corporation for its transfer rules before you list and market the slip separately from the condo.

What Fees Will Your Bonita Beach Club Buyer Pay Each Year?

A Bonita Beach Club buyer pays quarterly dues of $2,039 to $3,262 under the association’s FY2027 memo, effective 1 October 2026, which is $8,156 to $13,048 a year, against a total budget of $2,425,136, up 6.6 percent from $2,275,000. Storage, bike and kayak fees are billed separately, and the public documents show no current special assessment.

Data updated: October 2026 (Bonita Beach Club FY2027 dues memo, July 2026 transfer letter, January 2026 rules and Exhibit A, Florida Statute 718.116; read 1 Oct 2026)

The yearly cost is the first number a buyer’s lender builds, and here the association publishes it. We print it in your listing the day it goes live, with the memo’s date, so a buyer never has to guess.

The association bills quarterly, not monthly; annual is quarterly times four and the monthly equivalent is quarterly divided by three, our arithmetic. The memo reconciles: 5 units at $2,039, 1 at $2,041, 144 at $3,038 and 48 at $3,262 come to $606,284 a quarter, and four quarters of that is the $2,425,136 budget.

Does the 6.6 percent increase change your listing?

It changes what a buyer’s lender sees, so it belongs in the first paragraph of your listing remarks. The memo states the FY2027 budget “includes a 6.6% increase from prior year”, $2,275,000 to $2,425,136, and does not say what drove it. The line-item budget sits on the association’s document page and in the package you owe the buyer, so we read it before we price and give a buyer’s agent the answer before the question.

What is billed on top of the quarterly dues?

The memo says storage, bike, kayak and personal-watercraft fees and community program renewals are invoiced separately in October, and it lists a “Horizontal Plumbing charge back” among the items an Auto-ACH authorization covers. Electricity from Florida Power & Light, cable and internet from Hotwire and your own condominium policy are the owner’s, outside the dues. Exhibit A of the January 2026 rules sets storage at $50 or $100 a year for a locker, $25 for bike storage and $75 for personal-watercraft and kayak storage, and a $140 registration for each guest or renter stay. Storage a seller held returns to the association at closing, the transfer letter says, so clean out any you rent before you close.

What do the payment methods cost?

Invoices appear on the association’s online portal about two weeks before the due date and are not emailed. Auto-ACH and a check to the association’s lockbox are free, an on-demand e-check costs $2.95 a payment and a credit card carries a 3.95 percent service charge, about $120 on a $3,038 quarterly payment, our arithmetic. We tell buyers that, because the cheapest method is also the one the association recommends.

What do the public documents not say?

They do not publish the line-item FY2027 budget, the reserve balance, the master-policy premium, or a special assessment, and we found no current special assessment in the documents we read. That is not a statement that none is pending, so the estoppel certificate, the budget and the reserve study answer it for your condo. A buyer is entitled to the budget and the study from you under Section 718.503.

Who pays assessments that come due around closing?

The July 2026 transfer letter says “all assessments will be collected from the unit regardless of the sale, thus it is your responsibility to review the relevant information with the Seller to decide who pays for what.” Section 718.116 also makes a buyer jointly and severally liable with the seller for assessments that came due before the transfer, so a buyer’s attorney will ask for the ledger. Put the allocation in writing in the contract.

Buyers can call Marc at (239) 287-5873, read our buyer’s page for Bonita Beach Club or see how we represent buyers. Sellers can request a free Bonita Beach Club condo valuation with the fee sheet built in.

Who Insures a Bonita Beach Club Condo, and What Will a Buyer’s Insurer and Lender Ask?

The association insures the buildings under a master policy, and each owner insures the inside of the condo and belongings. Bonita Beach Club’s master-policy carrier, premium, deductible and flood structure are not in the public documents we read, so a buyer’s insurer and lender ask for them. Statewide, the average association policy premium was $135,100 in June 2026.

Data updated: October 2026 (Florida Office of Insurance Regulation quarterly data, Citizens Property Insurance 2026 rate filing, FEMA National Flood Insurance Program brochure, City of Bonita Springs FEMA and CRS page; read 1 Oct 2026)

Insurance is where a building’s flood map and its age meet a buyer’s questions, and where a prepared seller saves the most time.

How have association premiums moved statewide?

Florida’s Office of Insurance Regulation publishes quarterly statewide summaries by company and policy type. Summing the four condominium-association policy types in the second-quarter workbooks gives the table below, our sums.

These are statewide averages per policy, not the cost to any one association, and one association can hold several policies. The average doubled between 2022 and 2024 and eased in 2026, which is the backdrop for every buyer’s question about your building’s premium.

What do Citizens’ 2026 changes and transient-use rules mean?

Citizens Property Insurance’s commercial residential rate changes took effect 1 July 2026, averaging increases of 7.7 percent for condominium-association multiperil and 14.1 percent for wind-only. Its September 2023 eligibility bulletin limits coverage where a building has a high share of transient rentals, defined as units rented more than three times a year for under 30 days. The association’s 30-day minimum rental period bears on that test, and a buyer should ask the agent how it applies.

What does a flood policy cover in a condominium building?

The National Flood Insurance Program’s residential condominium building policy covers up to the lesser of replacement cost or $250,000 times the number of units, so for 198 residences the ceiling is $49,500,000, and a coinsurance penalty applies if the building is insured to less than 80 percent of replacement cost. Whether the association carries one, and at what premium, is not published. The City of Bonita Springs is at Class 5 in the Community Rating System, a 25 percent discount on flood premiums in the special flood hazard area, though the City’s page says FEMA announced in March 2024 that it planned to lower the rating, so confirm the current class.

What will a lender ask about your condo?

Lenders that finance condominium purchases review the association as well as the buyer: its budget, reserves, pending special assessments, insurance and litigation. We do not say which loan programs Bonita Beach Club qualifies for, because that depends on each lender’s current rules and on documents we have not seen. A complete package answers the lender’s questionnaire the first time; a missing reserve study or ledger delays a closing.

What should you have ready before you list?

The master policy declarations for wind, flood and liability with the renewal date, the association’s flood declarations page, the August 2026 reserve study, the milestone statement the manager gives you, the assessment ledger, the wind-mitigation report if one exists and your own condominium policy declarations. The estoppel certificate lists contact information for the association’s insurance under Section 718.116, and the official records under Section 718.111 reach the policies themselves.

Selling a Bonita Beach Club condo? We collect these before the photographer arrives, so request a free Bonita Beach Club condo valuation or call Jesse direct at (239) 898-6072.

What Must a Bonita Beach Club Condo Seller Deliver and Disclose Under Florida Law?

A Bonita Beach Club 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, the Frequently Asked Questions document and the governance form, plus the flood disclosure. This is information, not legal advice.

Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 Oct 2026; Florida DBPR estoppel fee schedule; HB 979 (2024) staff analysis)

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.

What does Section 718.503 require, and who supplies it?

Section 718.503(2)(a) entitles a purchaser, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none is complete, and the association’s frequently asked questions document, with the Division’s governance form. You order the package from the manager, so start early. The association posts most of these on its document page.

How does the buyer’s 7-day right work?

Under Section 718.503(2)(d), the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, and may extend the closing by up to 7 days on the same count. A purported waiver has no effect, and the right ends at closing. Deliver the package with the offer and record the date, and the clock never opens late.

What must the contract say about the milestone inspection and reserve study?

Under Section 718.503(2)(e), a contract entered into after 31 December 2024 must carry a conspicuous statement about the milestone inspection and the study, and where the association has completed a study the contract carries a parallel 7-day cancellation clause tied to the buyer’s receipt of it. We found no completed milestone summary for Bonita Beach Club in the public documents, and the association’s 14 January 2026 letter says the inspection follows the restoration, so ask the manager which statement applies before you list.

What is the flood disclosure under Section 689.302?

A seller of residential property must give a flood disclosure at or before the contract. It states that homeowners’ policies do not cover flood and asks whether you know of flooding that damaged the property during your ownership, have filed a flood insurance claim, including under the National Flood Insurance Program, or have received federal flood assistance. Hurricane Ian reached the property’s area, so answer from your own records; a Zone AE map designation is not an answer.

What about the tax summary and known defects?

Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. Under Johnson v. Davis, a seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect, such as water intrusion or a plumbing leak. Florida’s separate disclosure summary for homeowners’ associations sits in Chapter 720 (Section 720.401) and does not govern a condominium, which is under Chapter 718.

How do the estoppel certificate, the $150 fee and the 20-day notice fit together?

The association’s July 2026 letter asks the seller for written notice with a copy of the contract at least 20 days before closing, a $150 sale or transfer application fee, a buyer acknowledgment of the governing documents, a resident information form and a board interview call, and has the title company request the estoppel through the association’s online document service. Under Section 718.116(8), the association must issue the estoppel within 10 business days of the request, and it is effective for 30 days if hand delivered or emailed and 35 if mailed.

What does the estoppel cost?

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. The association’s own July 2026 letter lists $299, or $349 if needed within three business days. We use $299 in every net sheet, and the closing agent confirms the figure on your file.

What Does the August 2026 Reserve Study Mean for Your Bonita Beach Club Sale?

The Structural Integrity Reserve Study by SOCOTEC, dated 19 August 2026, is public and lists 11 funded elements worth $3,501,764.71 at current cost for the five buildings, with a plumbing stack replacement in each of 2027, 2028 and 2029. A buyer will read it before reading your price, so your listing should explain it first.

Data updated: October 2026 (SOCOTEC Structural Integrity Reserve Study dated 19 August 2026; association compliance letter of 14 January 2026; Florida Statute 553.899; read 1 Oct 2026)

The study is the document a buyer’s lender, insurer and agent quote back to you, so we work from it line by line. It assumes 2 percent inflation, 1 percent interest and a $0 starting balance over 25 years, so its contribution options show what a fully funded plan needs from zero and say nothing about the association’s actual reserve balance.

Which items fall in the next three years?

The nearest-dated large items are the one-time plumbing stack replacements in 2027, 2028 and 2029, $98,039.22 a year at current cost, which the study’s expenditure schedule inflates to $100,000, $102,000 and $104,040, a total of $306,040. Exterior paint, seal and repair is next at $490,196.08 in 2033, and balcony and walkway waterproofing at $1,102,941.18 in 2046. A buyer asks which stacks are done, and the answer belongs in your file.

How do the two funding options read?

Option 1 is a fixed contribution of $272,000 a year starting in 2027, and Option 2 starts at $223,000 and rises 2 percent a year. For scale only, $272,000 is 11.2 percent of the FY2027 budget and $223,000 is 9.2 percent; the board’s chosen path and the reserve balance are not published. Dues follow the recorded ownership shares, not an even split, so we never turn these into a per-condo figure in your listing.

What is the milestone inspection status?

The association’s 14 January 2026 letter says it contracted SOCOTEC for both the study and the milestone inspection report, and that the inspections will occur after the building restoration in progress is completed in 2026. Under Section 553.899, a condominium building of three or more habitable stories needs an initial milestone inspection by 31 December of the year it reaches 30 years, with a later deadline for buildings that reached 30 before 1 July 2022. We found no completed summary, so we treat it as open and ask for it.

What Will Buyers Ask About Flood, Storms and Permits at Bonita Beach Club?

Buyers of Bonita Beach Club condos ask three things first: which FEMA zone the buildings are in, what Hurricane Ian did here and what was repaired, and whether the work was permitted. FEMA maps the buildings in Zone AE with a 12-foot base flood elevation, and a seller with a storm file removes the questions early.

Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS National Map elevation service, queried 30 September and 1 October 2026; National Hurricane Center storm reports; Lee County evacuation layer; City of Bonita Springs flood notice)

The findings below are the map’s and the agencies’, not a guarantee about any one condo.

What do buyers ask about Ian, Helene and Milton?

The National Hurricane Center’s report says Ian made landfall in Southwest Florida at Category 4 intensity with maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples. USGS surveyed high-water marks of 9.2 to 12.4 feet NAVD88 in the strip around Hickory Blvd, but none at Bonita Beach Club itself, so no mark belongs to this property. For Helene and Milton in 2024 the Center reported regional surge of 3 to 5 feet and 4 to 6 feet above ground at Bonita Beach. Sources differ on Ian’s surge, and we quote the agency and attribute the others.

What did the association do after Ian?

The association’s home page carries a “Hurricane Ian Restoration In-Progress” banner, and its 6 June 2026 project update schedules a pool house and a three-phase walkway project across all five buildings, with Buildings B and A in the last phase from 6 and 14 October. During that phase a person in the building that week must stay in or out between 8 a.m. and 8 p.m., so we confirm your building’s status with the office before we schedule showings, and anyone other than a registered owner signs a Temporary Occupancy Agreement.

What permit and coastal questions come up?

Alterations, electrical and plumbing work and storm restoration need City of Bonita Springs permits, and the City’s online portal lets anyone search by address. Under the City’s notice, substantial damage means restoring a structure costs 50 percent or more of its market value before the damage, and a building that crosses that line, or a five-year run of improvements that does, must meet the design flood elevation. Our check of the state’s coastal construction control line layers puts the Gulf-front buildings seaward of the 1991 state line and landward of the older 1978 line, and which line controls a parcel is the Florida Department of Environmental Protection’s call. Interior work needs association approval first, through the manager’s work order.

What goes in your storm file?

Your flood-disclosure answers and any claim or assistance record, permits and invoices for repairs you made, the association’s notices since September 2022, an elevation certificate if one exists for your building and the manager’s contact. The map does not say where your floor sits, so the file does.

Which Rules Affect a Bonita Beach Club Condo Sale?

Four rule sets touch a Bonita Beach Club sale: the association’s transfer process, its 30-day minimum rental period for owners who bought after June 2006, its no-dog pet rule, and the state and county rental-tax rules on top. Each can narrow who buys your condo, so we say each plainly in the listing.

Data updated: October 2026 (Amended and Restated Rules and Regulations of 26 January 2026, July 2026 transfer letter, Declaration leasing amendment of 22 June 2006, Florida Statutes 509.242 and 718.110, Lee County Ordinance 13-14; 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.

Does a Bonita Beach Club buyer need association approval?

The July 2026 transfer letter describes notice, an application fee, an estoppel, a buyer acknowledgment and a board interview call. It does not say the board can reject a buyer, and it does not mention a right of first refusal. We did not read the text of Declaration section 12.5.3, which sets the sale procedure, so ask the title company to confirm whether it contains an approval or first-refusal right before you set a closing date.

Can your buyer rent the condo?

Not for short stays. The January 2026 rules set a minimum rental period of 30 days for owners who bought after June 2006, and a 2006 amendment grandfathered owners of record before 22 June 2006 to rent for 6 to 30 days up to three times a year, so a buyer cannot count on short-stay income. Renters register, receive their own gate PIN, sign the renter addendum and may keep no pets. Lee County’s 5 percent tourist development tax still applies to stays of six months or less, and as we read the City’s rental-permit page, condominiums of more than six units regulated under Chapter 718 are excluded from the City permit.

Do the pet rules affect your sale?

Dogs are not allowed on association property, each owner may keep no more than one cat and two birds, pets stay inside except in a closed carrier, and family members, guests and renters may keep no pets. The published rules do not mention service or assistance animals, which federal and Florida law address separately and above any association rule; this page does not interpret that law. A no-dog rule narrows the buyer pool, and every buyer’s agent will raise it, so we put it in the first line of the listing.

Can the rental rules change after your buyer closes?

Under Section 718.110(13), an amendment that changes rental terms or prohibits rentals binds only owners who consent to it and later purchasers, not existing owners who do not. The association’s index shows a 1990 amendment that raised the minimum from 7 days to 30 and the 2006 change above, so a buyer should read the current declaration and not a listing summary.

When Is the Best Time to Sell a Bonita Beach Club Condo?

The county record points to spring: of the 127 qualified Bonita Beach Club sales recorded since 2009, 58 were recorded in April, May or June and only 19 from October through December. Listing in late fall or winter puts a condo in front of buyers before that season, and an April deed 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.

The 23 sales recorded in 2021 weight the spring, so we also checked without them: of the other 104 sales since 2009, 45 were recorded in April, May or June and 16 from October through December. The pattern holds, and so does the caution: the file holds no sale dated 2022 or 2024, and the last 24 months hold 11 of their 17 sales in April, May and June.

What does a listing calendar look like?

The Southwest Florida MLS gives the days a Bonita Beach Club condo takes to sell, which turns the calendar into dates: 102 median days on market in the 24 months to October 3, 2026, across the 18 of 19 closings that carry a figure, with individual sales from 6 to 351 days (pulled October 3, 2026). That is a record of past sales, and we still 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 the spring months in the record; one listed in May meets the thinner months, July through September holding 21 recorded sales since 2009 against 58 in April through June.

Should you wait for the walkway project to finish?

That depends on your plan and your building. The preliminary schedule has Buildings B and A in the last phase from 6 and 14 October, and the courtyard design is still to be determined. A buyer will see the work either way, so the listing explains it, and a showing in an affected building is arranged around its access hours.

How Do We Market a Bonita Beach Club Condo?

We market a Bonita Beach Club condo by building the paperwork first and the pictures second: the estoppel request, budget, reserve study, transfer letter and flood and permit file are ready before the photographer arrives, and the listing states what the association has published and what it has not. Then we list on the Southwest Florida MLS.

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)

Bonita Beach Club buyers have read about the storm, the restoration and the plumbing schedule, so a listing must answer their questions at the first showing.

What is in the listing package?

The package holds the building address and heated size, the year built, the FY2027 dues and your unit type, the budget and the August 2026 reserve study, the transfer letter, the rules that matter, the master policy declarations, the permit history and a list of what conveys, with a one-page comparison to the nearest recorded sales of your plan and building. Buyers can review the same documents on the association’s own page.

How do we present the condo?

Professional photography and a floor plan, a description that names the building and 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. The listing runs on the Southwest Florida MLS and our own sites and Domain Realty Group’s, beside our Bonita Beach Club guide, so a buyer who searches the building finds your condo in context.

How does buyer-agent compensation work now?

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, and the cost section below shows both.

How Do We Negotiate a Bonita Beach Club Contract?

We negotiate a Bonita Beach 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 its 7-day right, 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 tells a buyer’s agent how much movement to expect: Bonita Beach Club closings sold at a median of 93.2% of the final list price in the 24 months to October 3, 2026, across the 18 of 19 sales that carry a figure (pulled October 3, 2026). We tell you before the first showing how much movement your comparables support and where they do not.

How do we handle price, terms and the appraisal?

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. With only 17 recorded sales in 24 months, an appraiser has little to work from, so we give the appraiser the sales of your plan and building before the appraisal, with a note on the 2022 to 2024 gap.

How do we handle the documents, the inspection and the insurance quotes?

A buyer’s 7-day right runs from signing and receipt of the documents, so we deliver the package with the offer and record the date. Buyers commonly order an inspection and ask for insurance and flood quotes in the inspection period; if a quote comes in high, the master policy and your flood documents answer it. We reply in writing, item by item, and decline what the record does not support.

How do we handle assessments, the estoppel and the transfer steps?

We state in the offer package what has been assessed and paid, and make sure the contract’s milestone and reserve study statement matches the manager’s answer. We calendar the 20-day notice, the $150 application fee, the board interview call and the estoppel’s 30-day effective period against the closing date, and order a new certificate if closing slips past it.

Bonita Beach Club vs Seascape: Which Will Your Condo Buyer Choose?

A buyer choosing between Bonita Beach Club and Seascape is choosing between a 198-residence gated campus with published dues, rules and reserve study and a 24-month county median of $690,000, and a 136-unit, three-building Gulf-side association whose documents sit behind an owner login. Both are mapped in FEMA Zone AE with a 12-foot base flood elevation.

Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; association documents and websites; FEMA and USGS queries of 30 September and 1 October 2026)

Seascape is the strip’s closest comparable. If you own there instead, read our Seascape seller’s guide. The last column says what each difference means for your Bonita Beach Club listing.

Seascape’s 60-month window holds 10 sales at a $592,500 median and $568.39 per heated square foot, which is directional only because it is a longer window than ours.

Where does each association win, and what does it mean for your price?

Bonita Beach Club wins for a buyer who wants a gate, published dues, a visible reserve study and a documented transfer process. Seascape wins for a buyer who prefers a smaller three-building community and will work from an estoppel and an owner-login document set. Do not price a Bonita Beach Club condo from Seascape sales; use them to understand a buyer’s alternative, and publish your own numbers so your condo is not compared with a number the buyer must guess. Our Bonita Beach Club guide carries the same comparison from the buyer’s side, and buyers can call Marc at (239) 287-5873 or see how we represent buyers.

What Does It Cost to Sell a Bonita Beach Club Condo?

Selling a Bonita Beach Club condo costs roughly 4.2 to 6.9 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $455,000 sale that is about $19,872 to $31,247, and on a $690,000 sale about $29,154 to $46,404, 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; Bonita Beach Club July 2026 transfer letter; 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. $690,000 is the 24-month county median on 17 sales and $455,000 is the lowest recorded sale in that window. 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 and chooses the closing agent, though the contract controls. Every line is rounded to the dollar.

Net sheet A: a $455,000 Bonita Beach Club sale

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.

Net sheet B: a $690,000 Bonita Beach Club sale

The same assumptions apply, at the 24-month county median of 17 sales.

What is not on these sheets?

Your mortgage payoff, the property tax and dues prorations, any special assessment balance the estoppel shows, the $299 estoppel’s expedited or delinquent add-ons, repairs or concessions, any boat slip, and storage you rent. The expedited estoppel adds up to $119 under the DBPR schedule and the association’s own letter lists $349 for a three-business-day request, so we order early.

Do I Pay Capital Gains Tax When I Sell My Bonita Beach Club Condo?

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 Bonita Beach Club seller’s gain. Of the 24 repeat pairs since 2009, 22 gained, the median dollar change across all pairs was $128,500 and 4 gains exceeded $250,000, the largest $350,000, all before selling costs. 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.

When does the exclusion not apply?

The exclusion is for a main home, and 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. If your condo is a second home or a rental, tell us before you list and ask a tax adviser. A foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. IRS Publication 523 says a loss on the sale of your main home is not deductible, which matters to the 16 owners of the 21 early pairs who sold below their purchase price. We are real estate agents, not tax advisers, and this is general information.

Should I List, Sell for Cash or Sell by Owner?

List if your condo is in marketable condition and you can be live for the fall to spring season; 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)

A cash buyer still meets the association’s process: the notice, the application fee, the board interview call and the estoppel apply to every sale, and a cash offer does not remove the 7-day review. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.

How Do You Get a Free Bonita Beach Club Condo Valuation?

You get a free Bonita Beach 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)

What a McGreevy and Comisar valuation includes

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.

How to reach us today

Get your free Bonita Beach Club condo valuation and we will send a value built from recorded Bonita Beach Club sales of your plan, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Bonita Beach Club.

What Sellers Say About Working With Us

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 Club sale, and none of these is offered as a Bonita Beach Club review. The words are the reviewers’ own.

A seller with thirteen transactions to compare

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review

A client with five transactions behind him

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review

A family that has come back for years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

A client on the whole process

★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review

Frequently Asked Questions, Bonita Beach Club Seller Edition

These are the questions Bonita Beach Club owners ask before they list, answered from the Lee County sale record, the association’s public documents and Florida law. The building background is in our Bonita Beach Club guide. For your own condo, call Jesse direct at (239) 898-6072.

How do I sell my Bonita Beach Club condo?

Price it from the nearest recorded condos of your plan and building, order the estoppel and document package, give the association its written notice, complete the flood disclosure and list in the fall or winter. The 20-day notice, the estoppel and the buyer’s 7-day review run together, so we start all three the day the contract is signed.

Who is the best listing agent for Bonita Beach Club?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. We price from the county record and the association’s public documents, say what we could not verify and plan your listing around the transfer clocks. Call Jesse direct at (239) 898-6072.

What is my Bonita Beach Club condo worth?

It depends on your plan, stack, floor, view and condition. The 24-month county window gives a starting point by plan: the median of these nine 1,098 square foot sales is $668,250, the median of these four 1,181 square foot sales is $822,500 and the median of these three 1,222 square foot sales is $875,000. Request a free valuation for your own condo.

How much did Bonita Beach Club condos sell for in the last 24 months?

The Lee County record shows 17 qualified sales in the 24 months since October 2024, at a median of $690,000 and $608.61 per heated square foot, from $455,000 to $1,075,000. The newest is dated 18 June 2026. The last 12 months hold only 6, so we lead with the 24-month window.

Are Bonita Beach Club condo prices going down?

The record does not show a clean direction. The median of these 6 sales in the last 12 months is $679,125, against $690,000 over 24 months and 17 sales, and the file holds no sale dated 2022 or 2024, so a trend line would rest on thin data. Since 2009, 22 of 24 repeat pairs sold higher.

How long does it take to sell a condo at Bonita Beach Club?

Bonita Beach Club closings in the Southwest Florida MLS show 102 median days on market in the 24 months to October 3, 2026, across the 18 of 19 sales that carry a figure, with individual sales from 6 to 351 days (pulled October 3, 2026). The record also shows the process clock: 20 days’ written notice to the association, up to 10 business days for the estoppel and a 7-day buyer review, which run together once a contract is signed.

Why do 1,098 square foot Bonita Beach Club condos sell for such different prices?

Nine sold from $455,000 to $850,000, a gap of $395,000. The county roll records no floor, view, orientation or renovation, so the difference lives in the condo: stack, floor, outlook, condition and the date, with five sales in 2025 and four in 2026. A walkthrough shows where yours sits.

How should I price an end-stack 1,181 square foot condo?

From the four 1,181 square foot sales, $550,000 to $1,075,000, where the median of these 4 sales is $822,500, the mean of the middle pair, $645,000 and $1,000,000. Two Building E condos of the same plan sold $450,000 apart in spring 2025, so we read the four as a range with a reason at each end.

What do three-bedroom condos in Building C sell for?

Building C holds the 48 three-bedroom condos. The record shows three sales in the 24-month window, all 1,222 square feet, at $975,000, $875,000 and $735,000, so the median of these 3 sales is $875,000. None of the 1,305 square foot end units sold in the window, and the quarterly dues are $3,262.

What are the Bonita Beach Club association fees?

The FY2027 quarterly dues, effective 1 October 2026, are $2,039 for a one-bedroom, $2,041 for the one two-bedroom one-bath, $3,038 for a two-bedroom two-bath and $3,262 for a three-bedroom, which is $12,152 and $13,048 a year for the two main plans. Storage, bike and kayak fees are billed separately.

Do I have to pay off special assessments before I sell?

We found no current special assessment in the public documents. The transfer letter says assessments are collected from the unit regardless of the sale, and the estoppel lists what you owe, so you settle the balance at closing. If one is levied between contract and closing, the contract decides who pays, so put it in writing.

What is an estoppel certificate and how fast can I get one?

It is the association’s written statement of what is owed on a unit and its status, which the title company uses at closing. Under Section 718.116(8) the association must deliver it within 10 business days of the request or charge no fee, and it is effective for 30 days if hand delivered or emailed and 35 if mailed.

Who pays for the estoppel, the deed tax and the title policy?

The association’s letter says the seller ultimately pays the estoppel through closing costs. In Lee County the seller customarily pays the deed’s documentary stamp tax, $0.70 per $100, and the owner’s title policy, and chooses the closing agent, and the contract controls all of it. Our net sheets show each line.

What documents must I give a Bonita Beach Club buyer?

Under Section 718.503(2)(a), at your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the latest reserve study or a statement that none is complete, and the frequently asked questions document, with the Division’s governance form. The association posts most of them on its document page.

How long does a Bonita Beach Club buyer have to cancel?

The buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the documents, and may extend the closing by up to 7 days on the same count. The right ends at closing, and a waiver has no effect, so we deliver the package with the offer.

Do I need Bonita Beach Club’s approval to sell?

The transfer letter describes notice, an application fee, an estoppel, a buyer acknowledgment and a board interview call. It does not say the board can reject a buyer or mention a right of first refusal, and we did not read Declaration section 12.5.3, so ask the title company to confirm whether it holds either.

What is the $150 sale or transfer application fee?

It is the fee the association’s July 2026 letter requires the seller to pay when the seller gives written notice of the sale at least 20 days before closing, with a copy of the contract. The letter does not explain it further, and the estoppel fee is a separate charge. It is on both of our net sheets.

Do I have to disclose flood history when I sell?

Yes. Under Section 689.302 you give a flood disclosure at or before the contract: whether you know of flooding that damaged the property during your ownership, any flood insurance claim, including under the National Flood Insurance Program, and any federal flood assistance. If you owned through Hurricane Ian, answer accurately and keep your claim records.

Do I have to disclose Hurricane Ian damage and repairs?

Your flood disclosure covers flooding, claims and assistance. Under Johnson v. Davis a seller who knows of a latent defect that materially affects value must disclose it, so water intrusion you know of belongs in the file. Keep your repair invoices and permits, and for a legal question consult a Florida real estate attorney.

What flood zone is Bonita Beach Club in?

FEMA’s flood hazard layer shows Zone AE with a base flood elevation of 12 feet NAVD88 at the buildings, on Lee County panel 12071C0651G effective 17 November 2022, and Lee County places the property in Evacuation Zone A. Bare-earth ground at the buildings measures 5.57 to 5.88 feet. We attribute each figure to the agency.

Do I need an elevation certificate to sell my condo?

Section 689.302’s disclosure asks about flooding, claims and assistance, not about a certificate. An elevation certificate is what an insurer rates from, though, so if one exists for your building, put it in your file. The map does not say where your floor sits, which is why buyers ask.

Does my building have a milestone inspection and reserve study?

The reserve study does: SOCOTEC’s study dated 19 August 2026 is public. We found no completed milestone inspection summary, and the association’s 14 January 2026 letter says the inspection follows the restoration. Ask the manager which contract statement under Section 718.503(2)(e) applies before you list.

How does the reserve study affect my sale?

The buyer is entitled to the most recent study, and the 7-day window runs from receipt of the documents. The study lists 11 funded elements worth $3,501,764.71 at current cost, with plumbing stacks scheduled for 2027 to 2029, and offers two funding options from a $0 starting balance. Know it before a buyer’s agent quotes it.

Can my buyer rent the condo after closing?

Not for stays under 30 days. The rules set a 30-day minimum for owners who bought after June 2006, and renters register, receive a gate PIN and may keep no pets. Lee County’s 5 percent tourist development tax still applies to stays of six months or less. A buyer wanting short stays cannot use this building.

Are pets allowed, and will the no-dog rule hurt my price?

Each owner may keep one cat and two birds, and dogs are not allowed on association property. It narrows the buyer pool, and every buyer’s agent will raise it, so we say it plainly in the first line of the listing. The rules do not address assistance animals, which law treats separately.

Does my boat slip transfer with my condo?

A slip is held through BBC Club Boat Slips, Inc., a separate corporation, under its bylaws and the state’s submerged-lands lease. The association’s documents do not say how a slip transfers with a unit sale, so ask the corporation for its transfer rules before you list and market the slip separately.

What happens to my storage locker, bike space and kayak space at closing?

The transfer letter says any storage option the previous owner had returns to the association at closing, and the buyer joins the waitlist. You must clean out rented storage before closing, and anything left is considered abandoned and disposed of. Plan the move-out into your closing calendar.

How does the restoration affect showings?

The preliminary walkway schedule has Buildings B and A in the last phase from 6 and 14 October. In that phase, a person in a building that week must stay in or out between 8 a.m. and 8 p.m., and anyone other than a registered owner signs a Temporary Occupancy Agreement. Confirm your building’s status with the office first.

Do I have to fix a plumbing leak before I sell?

If a leak comes from plumbing that serves only your unit, Declaration section 6.3.4 and the association’s process require repair within ten days, after which the manager can arrange it and charge you. The association handles firestopping, inside wall insulation and drywall repair without inside finish. A buyer’s agent will ask about leak history.

What are seller closing costs at the median price?

At the 24-month median of $690,000 we estimate $29,154 without buyer-agent compensation, 4.23 percent of the price, and $46,404 with a 2.5 percent offer, 6.73 percent, before property tax, assessments and payoff. Commission is negotiable, and the net sheet above shows each line.

What net proceeds should I expect from selling a Bonita Beach Club condo?

On the same assumptions, a $690,000 sale nets $643,596 to $660,846 before any mortgage payoff, and a $455,000 sale nets $423,753 to $435,128. Your number depends on your commission, buyer-agent compensation, prorations and payoff, so we prepare a net sheet at your price before you sign.

Do I pay capital gains tax when I sell my Bonita Beach Club condo?

Possibly not. 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, per IRS Topic 701. A second home or rental is different. Ask a tax adviser.

What if my condo appraises below the contract price?

You can renegotiate, bring the buyer’s lender the sales of your plan and building, or let the buyer bring cash to close the gap. With 17 recorded sales in 24 months an appraiser has little to work from, so we give the appraiser your twins before the appraisal.

How accurate are online value estimates for Bonita Beach Club condos?

They share the county record’s blind spots: no floor, view, orientation or condition, and a thin sample. Nine 1,098 square foot sales ran $395,000 from lowest to highest, which no single estimate captures. We value from your twins and a walkthrough, and send a net sheet.

What if I am also buying my next home?

Marc represents buyers and can line up your purchase with your closing. Call Marc at (239) 287-5873, read our guide to buying at Bonita Beach Club or see how we represent buyers. We calendar the two closings so you are not carrying both.

Is Bonita Beach Club the same as Bonita Beach and Tennis Club?

No. Bonita Beach Club is the 198-residence Gulf-front condominium at 25710 to 25750 Hickory Blvd. Bonita Beach and Tennis Club is a separate 360-unit association on Bonita Beach Road. Paperwork that names the wrong one costs a seller time, so we check the legal name first.

Why choose McGreevy and Comisar to sell my Bonita Beach Club condo?

We tracked every one of the 127 qualified sales since 2009, read the association’s dues memo, rules, transfer letter and reserve study, and put a partner on every offer. We are Top 1% Real Estate Agents Nationally Since 2008, and we say what the record cannot show. Call Jesse direct at (239) 898-6072.

What does it cost to list with McGreevy and Comisar?

The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign, showing the listing commission and the effect of any buyer-agent compensation you choose to offer.

Why Does a Bonita Beach Condo Specialist Matter When You Sell?

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 and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a Bonita Beach Club condo well holds its price through the inspection.

What a general Bonita Springs agent can miss

Small facts cost sellers contracts: a 1,098 square foot condo priced off a $1,075,000 sale of a larger end-stack condo, the 2026 dues quoted from last year’s schedule, a document package handed over after the contract so the 7-day right stays open, and paperwork that names Bonita Beach and Tennis Club instead of Bonita Beach Club. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.

The Bonita Beach context we sell with

Our Bonita Beach community guide covers the island and the strip, and our Bonita Beach Club guide covers the buildings, the record and the storm history.

Thinking of Selling Your Bonita Beach Club Condo? List With the #1 Team in Southwest Florida Since 2012

If you are thinking of selling a Bonita Beach Club condo, call the team that prices from the recorded sales of your own plan and building, orders the estoppel and assembles the flood, permit and reserve study 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 in Bonita Beach Club, 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 in Bonita Beach Club, Seascape, Bay Harbor Club, Bonita Beach and Tennis 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.

• 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

Bonita Beach Club recorded sales, last 24 months: 17 qualified sales at a $690,000 median, from $455,000 to $1,075,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. The Southwest Florida MLS, pulled October 3, 2026, shows 19 closings in the 24 months to October 3, 2026, with 102 median days on market and a median sale of 93.2% of the final list price; the MLS and the county file count sales differently. Few Bonita Beach Club condos come up for sale in any month, so make us your first call before you list.

What Is Your Bonita Beach Club Home Worth? Get a Free Valuation in 60 Seconds.

Request your free Bonita Beach Club condo valuation and we will send a value built from the recorded sales of your plan and building, 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.

How many Bonita Beach Club condos sold in the last 24 months?

The county file records 17 qualified sales in the 24 months since October 2024, and none in 2022 or 2024. The full list is in the sales table above.

What documents do I need before I list?

The budget, the August 2026 reserve study, the rules, the transfer letter, your insurance declarations, the assessment ledger and your flood and permit file. We gather them with you.

How long does the association’s sale process take?

The association asks for 20 days’ written notice before closing, the estoppel is due within 10 business days under Section 718.116 and the buyer has 7 days to review, and the three run together.

Will the no-dog rule or the 30-day rental minimum hurt my price?

They narrow the buyer pool, and a buyer’s agent will raise them. The recorded sales already reflect a market that knows both rules, so we price from those sales and state both rules in the first line of the listing.

Can I see what my own condo would net?

Yes. We prepare a net sheet at the price your valuation supports, with the commission, stamp tax, title policy, estoppel and association fees laid out. Request a free Bonita Beach Club condo valuation, or call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts

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 Bonita Beach Club, and are Top 1% Real Estate Agents Nationally Since 2008.

The building background is in our Bonita Beach 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 Bonita Beach Club condo? Get a free Bonita Beach 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 Club.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

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.

Sources and Authoritative References

Every figure on this page traces to a primary source below: county, city, state and federal records, the association’s own published documents and the statutes that set the seller’s duties. Bonita Beach Club sale figures are from the Lee County Property Appraiser sales file and roll (index built 1 October 2026). We cite no brokerage or listing sites.

Bonita Beach Club Association documents

1. FY2027 HOA Quarterly Dues Memo.
2. FY2026 HOA Quarterly Dues schedule.
3. Structural Integrity Reserve Study, August 2026.
4. Sale or Transfer of Ownership letter, July 2026.
5. SIRS and milestone compliance plan, January 2026.
6. Amended and Restated Rules and Regulations, January 26, 2026.
7. Unit Owner Hurricane Prep, June 2026.
8. Projects in Progress Scheduling Update, June 6, 2026.
9. Declaration leasing amendment, June 22, 2006.
10. Condominium Governance Form.
11. Amendment to Declaration Sections 7.1 and 5.4.2.1, recorded November 13, 2025.
12. Index of Official Documents.
13. Bonita Beach Club Association website.
14. Boat Slip Ownership page.
15. Document page (file management).

Florida Statutes

16. Fla. Stat. 718.116, assessments and estoppel.
17. Fla. Stat. 718.503, disclosures to purchasers.
18. Fla. Stat. 718.110, amendment of declaration.
19. Fla. Stat. 718.111, the association.
20. Fla. Stat. 718.112, bylaws and reserve studies.
21. Fla. Stat. 553.899, milestone inspections.
22. Fla. Stat. 689.302, flood disclosure.
23. Fla. Stat. 509.242, public lodging categories.

State condominium, licensing and tax records

24. DBPR condominium inspections.
25. DBPR public records.
26. DBPR SIRS reporting.
27. DBPR vacation rental guide.
28. Florida Department of Revenue, tourist development tax form DR-15TDT.
29. My Safe Florida Condo.

Federal flood, storm and elevation sources

30. FEMA National Flood Hazard Layer.
31. FEMA NFIP residential condominium building coverage brochure.
32. FEMA NFIP Community Rating System guide.
33. USGS National Map elevation point service.
34. NHC Hurricane Ian report.
35. NHC Hurricane Helene report.
36. NHC Hurricane Milton report.
37. Florida DEP coastal permitting map service.

City of Bonita Springs and Lee County records

38. Lee County evacuation zones layer.
39. Lee County evacuation page.
40. Lee County evacuation zone map.
41. City substantial damage and substantial improvement notice.
42. City Community Development.
43. City FEMA and CRS page.
44. City permit portal (EnerGov).
45. City rental permits.
46. Lee County Ordinance 13-14, tourist development tax.
47. Lee County Property Appraiser property search.
48. Lee County Bonita Beach Park.

Insurance and market data

49. Florida OIR residential market share reports.
50. OIR statewide summary, Q2 2026 workbook.
51. OIR statewide summary, Q2 2022 workbook.
52. Citizens commercial lines updates, September 2023.
53. Citizens 2026 rate and rule changes.

Local reporting and comparison associations

54. Seascape of Little Hickory Island, home.

Seller disclosure, closing costs and tax rules

55. Florida Statute 689.261, property tax disclosure summary.
56. Florida Statute 720.401, homeowners’ association disclosure summary.
57. Florida Statute 201.02, documentary stamp tax on deeds.
58. Florida DBPR estoppel certificate fee schedule.
59. 2024 House staff analysis of CS/CS/HB 979, estoppel fees.
60. Florida Department of Revenue, Documentary Stamp Tax.
61. Florida Administrative Code Rule 69O-186.003, title insurance rates.
62. Florida Department of Financial Services, Title Insurance Overview.
63. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court.
64. National Association of REALTORS, what the settlement means for buyers and sellers.
65. IRS Topic 701, Sale of your home.
66. IRS Publication 523, Selling Your Home.
67. IRS, FIRPTA withholding.
68. U.S. HUD, assistance animals.
69. Florida DEP, coastal construction control line.

McGreevy and Comisar pages

70. McGreevy and Comisar, free Bonita Beach Club condo valuation.
71. McGreevy and Comisar, buying at Bonita Beach Club.
72. McGreevy and Comisar, Bonita Beach Club guide.
73. McGreevy and Comisar, selling in Seascape.
74. McGreevy and Comisar, selling in Bonita Springs.

Downloadable Documents

These official documents are the ones a Bonita Beach Club seller should have in hand before listing and a buyer’s agent will ask to see first. Each link opens the issuing authority’s own copy, so read the document itself and not a summary of it.

The declaration, bylaws, articles and line-item budget are posted on the association’s own document page, and recorded instruments can be requested from the Lee County Clerk.

Bonita Beach Club sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures, pulled October 3, 2026, are labelled by source where they appear. McGreevy and Comisar, sell your Bonita Beach 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.