We price your village lot or home from its own recorded sales and have the survey, flood and document file 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, through September 25, 2026, and Southwest Florida MLS, pulled October 27, 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to Bonita Beach Mobile Home Villas, the 36 individually owned lots on the bay side of Hickory Boulevard just south of the Bay Harbor Club condominiums, described in full in our Bonita Beach Mobile Home Villas guide. The village sits inside Little Hickory Island, in the Bonita Beach market of the City of Bonita Springs. Despite the name, it is not a rental mobile home park: the Lee County roll shows owned lots, each with its own folio, its own owner and its own sale history.
If you own one of those lots, with or without a home on it, this page gives you every qualified sale of the last 60 months, the repeat sales of the same parcels since 2009, the flood rule that sets what your buyer can build, the papers Florida law and the village’s own documents put on your desk, and what a sale costs and nets at two real recorded prices. Our Little Hickory Island seller’s guide covers the whole island around it.
The village sells in two markets that never share a comparable. The Lee County Property Appraiser and the Florida Department of Revenue record eight qualified vacant-lot sales in the 60 months to September 25, 2026, all in 2023, from $250,000 to $325,000, and two qualified house sales, $330,000 in November 2021 and $1,750,000 in June 2025. The Southwest Florida MLS, pulled October 27, 2026, shows one residential closing in 60 months and one newly built home active at $1,399,000. With fewer than ten sales in every window, we list the sales instead of quoting a market median.
To sell a Bonita Beach Mobile Home Villas lot or home in 2026, first decide which market you are in, land or finished home, then price from that group’s own recorded sales, and have the survey, the flood elevation facts and the village corporation’s recorded documents ready before the first showing, because a buyer here is usually pricing a build.
Bonita Beach Mobile Home Villas is not one product. On the October 2026 roll, 31 of the 36 lots are vacant, three carry conventional single-family houses and two carry mobile homes, and four of those five structures date from 2024 and one from 2025. A single lot is 0.038 to 0.048 acre, about 1,650 to 2,100 square feet, and the roll shows combined lots of 0.087 to 0.092 acre. A seller who prices from a blended village number prices every parcel wrongly.
Most buyers are future owners who will build or place a home, and builders working for them. They read the lot size, the flood zone and the zoning before the view. A smaller group wants a finished new home on the island at a price below the bay-front houses nearby, and that buyer compares a village house with Kinleyland and with the condominiums along the strip.
This page is the seller’s side of our village guide. The buyer’s view is in our guide to buying in Bonita Beach Mobile Home Villas, and the pricing method for a lot or home you may not sell yet is in our Bonita Beach Mobile Home Villas home valuation guide. Neither page, nor this one, claims a village sale of our own.
These are the ten facts about selling in Bonita Beach Mobile Home Villas that matter most in October 2026, each drawn from the Lee County recorded sales, the Southwest Florida MLS pull of October 27, 2026, the county roll, FEMA’s flood layer and Florida law, and each explained in its own section below.
This seller’s guide runs from the recorded market to the pricing method, the build question, the insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link jumps to its section.
List your Bonita Beach Mobile Home Villas lot or home with McGreevy and Comisar because we price it from the village’s own recorded lot and house sales, read the flood rule and the corporation record before a buyer does, and market a 2,000-square-foot lot to the builders and future owners who actually buy here, as Top 1% Real Estate Agents Nationally Since 2008.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive over the Bonita Beach Road bridge. Before you interview anyone, read our comparison of the best real estate agents in Bonita Beach and of the best real estate agents in Bonita Springs, which set out what to ask any agent who will price a parcel on the island. To start now, use the valuation form on this page.
Honors and recognition:
In the 60 months to October 27, 2026 we tracked every Bonita Beach Mobile Home Villas closing in the Southwest Florida MLS and every qualified sale in the Lee County record: one MLS closing, two county-qualified house sales and eight county-qualified vacant-lot sales. We tracked every one of the 55 qualified sales on the plat in the county’s improved-sale file since January 1969, and every qualified lot deed of the last 60 months, so the numbers on this page are ours to stand behind.
A village listing turns on facts most agents never pull: the four names one plat goes by, the lot’s single or combined status on the roll, the frame-height rule of the City’s Ordinance 22-05, the corporation that owns the shared land, and the City’s 2014 and 2016 code changes that let a conventional house stand in a mobile home district. We put each one in the listing file before the first showing.
We claim no Bonita Beach Mobile Home Villas sale of our own. The sales on this page are public-record sales, and the reviews below are from clients across Southwest Florida, not from the village.
The Bonita Beach Mobile Home Villas market is quiet for sellers right now: no qualified lot or house sale in the 12 months to September 25, 2026, one home listed in the MLS on October 27, 2026 at $1,399,000 and none pending. The last vacant lot sold in November 2023 at $325,000, and the last house in June 2025 at $1,750,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
No window reaches the ten sales a median needs, so the table counts and lists instead. The lot counts are ours, tallied from the eight dated vacant-lot deeds in the county sale file, with each window measured back from September 25, 2026, the newest qualified sale in the file.
| County window (to September 25, 2026) | Qualified house sales | House price range | Qualified vacant-lot sales | Lot price range |
|---|---|---|---|---|
| 12 months | 0 | none | 0 | none |
| 24 months | 1 | $1,750,000 | 0 | none |
| 36 months | 1 | $1,750,000 | 1 | $325,000 |
| 60 months | 2 | $330,000 and $1,750,000 | 8 | $250,000 to $325,000 |
| Southwest Florida MLS (pulled October 27, 2026) | Result |
|---|---|
| Residential closings in 60 months | 1: $330,000 in November 2021, after 44 days on market, against a $339,900 list price |
| Active listings on October 27, 2026 | 1: a newly built home at $1,399,000, 3 bedrooms, 1,720 square feet of MLS living area, 32 days on market |
| Pending on October 27, 2026 | none |
The one closing sold at 97.1 percent of its list price. These figures rest on a one-closing basis, so we print no median days on market and no months of supply; a single closing cannot support either. The MLS files the village under the subdivision name Bonita Beach, and vacant-land closings were not part of the residential pull.
A quiet year does not mean a falling price; it means no fresh evidence. Your lot is priced from 2023 deeds that are almost three years old, adjusted with the island’s later sales in view, and a house is priced from one 2025 sale and the nearest island houses. The first lot to sell in 2026 or 2027 will set the village’s new benchmark, which is a reason to price carefully rather than to test the market high.
A village lot is the island’s least expensive way to own land. The 2023 village lot sales ran from $250,000 to $325,000, against an island-wide 60-month vacant-lot median of $1,100,000 on 33 sales, and the village’s one modern house sale, $1,750,000, sits below the island’s 60-month median of $2,768,750 on 78 sales, as our Little Hickory Island guides state them from the same county file.
The county records the deed consideration on every qualified sale, lots and homes alike; the MLS residential pull records only what a listing broker filed as a home. That is why the MLS shows one closing where the county shows two house sales and eight lot sales, and why we lead with the county for prices and use the MLS for market time and the current listing.
In the 60 months to September 25, 2026 the county qualified ten sales in Bonita Beach Mobile Home Villas: eight vacant lots, all in 2023, from $250,000 to $325,000, and two houses, $330,000 in November 2021 and $1,750,000 in June 2025. Every one is listed below by month and price, with no lot number.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Month | Price |
|---|---|
| April 2023 | $250,000 |
| April 2023 | $275,000 |
| April 2023 | $300,000 |
| April 2023 | $290,000 |
| April 2023 | $320,000 |
| June 2023 | $275,000 |
| August 2023 | $325,000 |
| November 2023 | $325,000 |
The median of these 8 sales is $295,000, the mean of the middle pair, $290,000 and $300,000. The eight lots total $2,360,000 in recorded consideration, an average of $295,000, the same as the median. All eight were coded vacant at sale. Seven of the eight closed at $275,000 or more, so for a single lot of ordinary size the evidence sits in a narrow band.
| Month | Price | What sold |
|---|---|---|
| November 2021 | $330,000 | One lot with a home (MLS: 2 bedrooms, 928 square feet of living area) |
| June 2025 | $1,750,000 | Two combined lots with a 2024 house of 1,814 square feet of county heated area |
The June 2025 sale works out to about $964.72 per square foot of the house’s county heated area, with two lots inside the price. The November 2021 sale is $355.60 per square foot of MLS living area, a different denominator, a different year and a different home. A newer home now stands on the parcel that sold in 2021, so neither sale describes what is on that lot today.
| Group | 2026 just value |
|---|---|
| Most single vacant lots | $255,659 |
| Smaller single lots | $219,651 |
| Combined lots, land | $360,084 |
Just value is the county’s mass-appraisal assessment as of January 1, not a price. The single-lot figure is about 86.7 percent of the $295,000 lot median, which is why we never price a village lot from the roll. Our village valuation guide sets the two side by side in more detail.
The county’s improved-sale file holds 55 qualified sales on the plat since January 1969, a count that leaves out the eight 2023 lot deeds, which were pulled separately as vacant land. We never use the 55 as a price signal, because 31 of them date from before 2009, when lot and small-home prices ran from $11,000 to $270,000. From 2014 to 2021 the file’s sales ran from $125,000 to $349,900, with five sales in 2020 at a $200,000 median and two in 2021 at $286,500 and $330,000.
Mostly, yes. Bonita Beach Mobile Home Villas owners who bought and resold a parcel since 2009 sold higher on all seven repeat sales in the county’s improved-sale file, by 12.1 to 87.2 percent, and four of the five parcels that sold again as vacant lots in 2023 brought more than their last earlier price, while one brought less. The record does not say what stood on each lot at each sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
We matched sales by the parcel’s place on the plat, using only parcels with two recorded sales on or after January 1, 2009, the year the record is complete. The file does not say whether a home was built, removed or rebuilt between two sales, so these are changes in price, not appreciation on identical property.
| First sale | Second sale | Change | Years between |
|---|---|---|---|
| October 2011, $120,000 | December 2012, $134,500 | up 12.1 percent | 1.17 |
| November 2011, $155,000 | February 2019, $179,000 | up 15.5 percent | 7.18 |
| March 2009, $175,000 | May 2019, $225,000 | up 28.6 percent | 10.17 |
| February 2013, $155,000 | March 2020, $245,000 | up 58.1 percent | 7.04 |
| September 2013, $132,500 | May 2018, $180,000 | up 35.8 percent | 4.61 |
| May 2018, $180,000 | October 2020, $337,000 | up 87.2 percent | 2.42 |
| August 2014, $137,000 | September 2020, $200,000 | up 46.0 percent | 6.10 |
One more parcel, whose December 2012 sale at $134,500 is the base for the $1,750,000 sale of June 2025, is left out of the table because the later sale was two combined lots and a new house, which no longer compares with the 2012 deed.
Five of the eight 2023 vacant-lot sales were on parcels that had sold before on or after 2009. Matching those deeds to the same parcels shows what an owner who sold in 2023 received against the parcel’s last earlier price.
| Last earlier sale | 2023 vacant-lot sale | Change |
|---|---|---|
| October 2020, $337,000 | April 2023, $250,000 | down 25.8 percent |
| September 2020, $200,000 | April 2023, $320,000 | up 60.0 percent |
| February 2019, $179,000 | April 2023, $300,000 | up 67.6 percent |
| May 2019, $225,000 | November 2023, $325,000 | up 44.4 percent |
| March 2014, $165,000 | April 2023, $290,000 | up 75.8 percent |
They say that land on the plat has gained over a decade, in the record’s own deeds. They do not say that a home adds what it once did: the one parcel that fell sold for $337,000 in October 2020 and for $250,000 as a vacant lot in April 2023, and the record does not say why the home on it is gone. A seller with an older home should expect a buyer to price the lot and the cost of a replacement built to 12 feet NAVD88.
A worked lot sale in Bonita Beach Mobile Home Villas shows what a seller actually receives: one parcel sold in March 2009 for $175,000, in May 2019 for $225,000 and in November 2023 as a vacant lot for $325,000, the top of the 2023 range. At that price, our example costs come to $15,024.00, so the seller nets about $309,976.00 before prorations and any payoff.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Date | Recorded event | Price |
|---|---|---|
| March 2009 | Qualified sale in the county file | $175,000 |
| May 2019 | Qualified resale | $225,000 |
| November 2023 | Qualified sale, coded vacant at sale | $325,000 |
The county file records the 2009 and 2019 deeds without saying what stood on the lot, so the chain is a record of price, not of product. This is a public-record sale; it was not handled by our team, and we show it only by month and price.
| Line | On $325,000 |
|---|---|
| Listing commission, a negotiated example of 3 percent | $9,750.00 |
| Deed documentary stamps, 70 cents per $100 | $2,275.00 |
| Owner’s title policy, promulgated rate | $1,700.00 |
| Settlement fee, an estimate | $1,000.00 |
| Estoppel certificate, only if the village documents create one (up to $299) | $299.00 |
| Lines total | $15,024.00 |
| Net before tax prorations and any payoff | $309,976.00 |
The title premium is $575.00 on the first $100,000 and $5.00 per $1,000 on the next $225,000, $1,125.00, for $1,700.00. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
The top of the 2023 range went to a lot that came to market after the April cluster, when five sales had already set the level. It closed $25,000 above the highest April 12 sale, $300,000, and $5,000 above the April 27 sale at $320,000. Timing, a clean survey and a buyer who can see a build on the lot did more for the price than anything stood on it.
We price a Bonita Beach Mobile Home Villas lot or home in five steps: place the parcel in its group, anchor it to that group’s recorded sales, adjust for lot size, build and elevation, test it against this week’s competition, and choose a strategy with the number. Lots are never priced from house sales, or houses from lot sales.
A vacant single lot, a combined lot, an older home on a lot, a new manufactured home and a new conventional house are five different products on the same plat. The roll tells us which one you own: its use code, its acreage and the year built of anything standing on it. We confirm with your survey.
A single vacant lot anchors to the eight 2023 lot sales, $250,000 to $325,000. A new house anchors to the June 2025 sale at $1,750,000 and, because one sale is not enough, to the nearest Little Hickory Island houses, adjusted for size and lot. An older small home anchors to the lot sales plus whatever value a buyer gives the home, which may be little.
Among single lots the largest is about 27 percent bigger than the smallest, 2,100 square feet against 1,650. A lot beside one you also own can be worth more together than apart. A home already built to the 12-foot design flood elevation, with an elevation certificate to prove it, removes a cost from the buyer’s arithmetic; one below it adds one. We adjust for time since 2023 with the island’s later sales in view, and we say plainly when an adjustment is a judgment.
On October 27, 2026 the MLS showed one active village home, at $1,399,000, and none pending; vacant-land listings were not part of that residential pull, so we read the lot competition from our own watch of the market. A village house seller is mostly competing with the island, with Kinleyland’s finished houses and with the condominiums along the strip.
With a thin record, a price set high to test the market tends to teach buyers to wait. We set a number we can defend with the deeds, show the buyer’s agent the same deeds, and hold room for the one negotiation every village sale has: the build cost. Start with a free number from our village valuation page or call Jesse direct at (239) 898-6072.
The roll’s $255,659 just value on most single lots runs behind the 2023 sales, and a portal blends lot and house sales that sit more than five times apart: the $1,750,000 house sale is 5.9 times the $295,000 lot median. Neither can see your survey, your elevation or the village documents.
Five things move a Bonita Beach Mobile Home Villas price most: whether the parcel is a single or combined lot, what kind of home stands or can stand there, how that home meets the 12-foot design flood elevation, what the village corporation’s recorded documents allow, and the beach and bay access a buyer gets with the lot. Each is read from a public record.
A single lot is 0.038 to 0.048 acre, about 1,650 to 2,100 square feet; a combined lot is 0.087 to 0.092 acre. The county’s 2026 land value on a combined lot is $360,084, which is 61.0 percent of the $590,000 two lots at the 2023 median would have cost. The only $1,750,000 sale was a combined parcel, because a buyer who wants a house of 1,800 square feet needs that room.
The lots are zoned MH-1, the City’s mobile home district. City Council amended the Land Development Code in 2014 and 2016 to allow conventional single-family homes in the MH-1 and MH-2 districts, and Ordinance 20-12 adopted the development standards, which is why three lots now carry houses. A buyer who can choose either product pays for the choice; a buyer who reads a restriction in the village documents limiting it will price that too.
City Ordinance 22-05 sets the design flood elevation at the base flood elevation plus one foot, 12 feet NAVD88 here, and requires every new or replacement manufactured home to have the bottom of its frame at or above that height. A conventional house follows the same elevation, which on most lots means living space over parking or storage. The cost of reaching 12 feet is the largest single number a lot buyer subtracts from your price.
Bonita Beach Mobile Homes Village Inc, a Florida profit corporation filed March 7, 1957 and amended April 2, 1996, owns Lot 13 and Tract A. The roll and the state record do not show its restrictions, bylaws, fees, rental rules, pet rules or plan approval. A seller with those papers in hand sells a known parcel; a seller without them sells a question.
The roll codes no individual lot as waterfront, and what Lot 13 and Tract A contain, whether a dock, a ramp or open space, is not on a public document we could read; the corporation’s records answer it. The numbered Bonita Beach accesses lie across Hickory Boulevard, Lovers Key State Park is 7 minutes and 3.2 miles north and Barefoot Beach Preserve 15 minutes and 4.4 miles south. Our Bonita Beach Mobile Home Villas guide maps the plat and the two common parcels.
Sell a Bonita Beach Mobile Home Villas lot vacant unless you have a firm build cost, a permit path and the time to carry it. The record prices a single vacant lot at $250,000 to $325,000 and a finished 2024 house on two lots at $1,750,000, with no sale between, and the gap has to pay for the build, the elevation and the wait.
If the two lots in the June 2025 sale were worth the 2023 lot median of $295,000 each, $590,000 together, the house and its improvements account for about $1,160,000 of the $1,750,000 price, or $639.47 per square foot of the house’s 1,814 heated square feet. That is one sale, not a rule, and it moves with the lot price you choose.
A new home here is raised to 12 feet NAVD88, a manufactured home must meet HUD Wind Zone III, and the City’s permits, the survey and the village’s own plan approval, if its documents require one, all come first. Taxes, insurance and interest run while it is built. A seller who builds to sell takes on a builder’s risk on a lot of about 2,000 square feet.
The newly built home active on October 27, 2026 asks $1,399,000 for 1,568 square feet of county heated area, $892.22 per heated square foot, or $813.37 per square foot on the MLS’s 1,720 square feet of living area. An ask is not a closing; it shows what a finished single-lot home is competing at, and it is why we test any build plan against it.
We set the lot price from the 2023 sales, ask a builder to price your plan to the 12-foot line, add carrying costs, and compare the total with the finished prices the record supports. If the margin is thin, we sell the lot. Our village buyer’s guide shows the same arithmetic from the other side of the table.
Your Bonita Beach Mobile Home Villas buyer will pay property tax at 12.7942 mills for 2026 (12.7970 in 2025), flood and wind insurance on any home, and whatever the village corporation charges under its documents, which the public record does not show. A buyer prices those costs into your offer, so we put each one in writing before the first showing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
The lots sit in taxing district 017, City of Bonita Springs and Bonita Springs Fire, at 12.7970 mills for 2025 and 12.7942 applied for 2026 in the Property Appraiser's October 9, 2026 millage book (12.8217 had been proposed), set through the TRIM process. On the $295,000 lot median that is about $3,774.29 a year before exemptions and non-ad valorem charges; on a $1,750,000 taxable value it is about $22,389.85.
A buyer’s assessment resets toward the purchase price at the next January 1 under section 193.155 for a homestead or section 193.1554 for a non-homestead parcel, so a long-time owner’s capped bill can understate what the buyer will pay. Four village parcels carry a homestead exemption under section 196.031. We show the buyer an estimate on the new price.
No fee, assessment, budget or reserve figure for the village appears on the county roll or in the state corporation record we read, and we do not print a fee we cannot source. Ask Bonita Beach Mobile Homes Village Inc for a written statement of any charges before you list; it is the one cost a buyer cannot estimate without you.
Every lot is in a FEMA special flood hazard area, so a lender requires flood insurance; National Flood Insurance Program building coverage caps at $250,000 and contents at $100,000, with a 30-day wait. The design wind speed is 170 mph in a wind-borne debris region. No premium for a village home is published, so we ask an agent to quote the buyer’s actual home.
A Bonita Beach Mobile Home Villas home is insured for flood through the National Flood Insurance Program or a private flood carrier, and for wind through the private market or Citizens Property Insurance, which requires flood coverage in a special flood hazard area. Insurers and lenders ask for the elevation, the wind features and the permits before they quote.
The lowest floor, or for a manufactured home the bottom of the frame, measured against the 12-foot design flood elevation; the year built; the wind features a wind mitigation inspection records; and for a manufactured home, its HUD wind zone, which in Lee County must be Wind Zone III under 24 CFR 3280.305. FEMA prices each building on its own features, so two village homes can quote far apart.
A lender requires flood insurance in the special flood hazard area and an appraisal that finds comparables, which in the village means island sales as well as village ones. For a manufactured home, the lender also asks how the home is titled and affixed, a question the title search and the documents described below answer. Many lot buyers pay cash, and some use lot or construction loans.
We ask you for the elevation certificate, the wind mitigation report and the permit record for any home, and we order what is missing early enough that a buyer’s insurer quotes from facts. A buyer who has a quote in the first week of a contract rarely walks in the second.
A Bonita Beach Mobile Home Villas seller must give the written flood disclosure of section 689.302, disclose known defects that materially affect value, deliver marketable title, and hand over whatever the village’s recorded documents require, which may include a disclosure summary or an estoppel certificate if those documents create an association that issues one.
Section 689.302 requires a residential seller to give the buyer a written flood disclosure at or before contract, covering what the seller knows about flood damage, flood insurance claims and federal flood assistance on the property. Every village footprint lies in AE 11, so buyers read this form closely; we help you complete it from your own records.
Florida law requires a seller of a home to disclose known facts that materially affect its value and are not readily observable to the buyer. Water intrusion, a past storm repair, an open permit or an unpermitted addition are the usual items. When in doubt, disclose, and talk to your own attorney about anything you are unsure of.
Florida’s Mobile Home Act defines a mobile home subdivision as one where individual lots are owned by owners and a portion is retained by the developer (section 723.003), and Chapter 720 requires a disclosure summary before contract in a community with a mandatory homeowners’ association (section 720.401). Which applies to this village turns on its recorded documents. We read them with your closing agent and do not assert the answer from the roll.
A mobile home in Florida carries a certificate of title unless its owner, who also owns the land it is permanently affixed to, has retired that title by recording the documents section 319.261 describes. If your home’s title is still active, the home passes by its title as well as by the deed, and any lien on that title must be released. Your closing agent’s search answers which applies before the contract is signed.
Only if the village documents create an association that issues one. If they do, section 720.30851 caps the fee at 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 title commitment lists the plat, Mobile Villas, Plat Book 12, Page 94, and every recorded restriction, easement and lien. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent; the contract controls. A clean survey matters more here than on a larger lot, because a few feet on a 2,000-square-foot parcel change what a buyer can build.
Buyers will ask four things about flood, storms and permits in Bonita Beach Mobile Home Villas: the FEMA zone and how high any home must sit, what Hurricane Ian did on the island, what the City permit record shows for your home, and what evacuation and wind rules apply. The public answers are AE 11, a 12-foot line, Zone A and 170 mph.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County hazard layers, queried October 17, 2026)
FEMA’s National Flood Hazard Layer, read October 17, 2026, puts the village in Zone AE with a base flood elevation of 11 feet on panel 12071C0651G, effective November 17, 2022. Laid over Lee County’s building footprints, every footprint on the plat is wholly AE 11. FEMA’s letter of map revision layer shows no revision over the village; the nearest, 23-04-1949P, lies at the Seascape condominiums about 0.8 km north.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center’s report puts maximum inundation at 8 to 12 feet above ground in Estero and Bonita Beach. All eight 2023 lot sales were coded vacant at sale, and the 2026 roll codes 31 lots vacant. The record does not say why any given home is gone, and we do not claim a cause.
Work costing 50 percent or more of a building’s market value is a substantial improvement under the City’s substantial damage notice, and the building must then meet the current flood elevation. For an older home below 12 feet, that rule decides whether a buyer renovates or replaces, and a buyer’s agent will ask about it first.
Lee County’s hazard layers place the village in evacuation Zone A and storm surge zone 1, with a 170 mph design wind speed in a wind-borne debris region. Buyers confirm the zone through the county’s evacuation lookup.
The elevation certificate or the frame-height survey for any home, the City permit history, the wind mitigation report, the flood disclosure, and a one-page note of the FEMA panel and the design flood elevation. For a vacant lot, the survey and the zoning summary do the same work.
Three sets of rules affect a Bonita Beach Mobile Home Villas sale: the City of Bonita Springs codes, which set the MH-1 zoning, the flood elevation and the rental permit; the village corporation’s recorded documents, which may set approvals, fees and use rules; and the state statutes for titles, disclosure and short-term rentals.
MH-1, the City’s mobile home district, where a manufactured home or, since the 2014 and 2016 code amendments, a conventional single-family house may stand. Height on the island is limited under section 4-1874(1) of the City’s code, illustrated in the City’s height explainer.
The public record we read does not show any buyer or plan approval. If the village documents require one, it belongs in the contract timeline; we ask the corporation in writing before you list so a buyer knows the step and its length.
Renting a non-owner-occupied dwelling takes a City rental permit, $100 with an inspection, valid three years; a home rented more than three times a year for less than 30 days needs a state license under section 509.242, and stays of six months or less owe the Lee County tourist development tax. Any village rental rule sits in the recorded documents.
A dock on the bay would need a City permit under Ordinance 23-11 and may need a Florida DEP authorization. No individual lot is coded waterfront on the roll, so any dock right turns on the common elements and the corporation’s rules.
The best time to sell in Bonita Beach Mobile Home Villas is when the papers are ready and the seasonal buyers are on the island, from late fall through spring. The record is too thin to prove a season: of 32 qualified sales since 2009, lots and homes together, 11 closed from April to June, 8 from January to March, 7 from October to December and 6 from July to September.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
Five of the eight 2023 lot sales closed in April 2023, three of them on one day. That reads as one wave of buyers rather than a season, and the later lots of that year, in June, August and November, sold at the same level or higher.
Gather the survey, the elevation facts and the corporation’s documents in late summer, price in early fall, and list before the winter buyers arrive. A lot can be shown any month; a home shows best when its flood file and insurance quotes are already in the listing package.
We market a Bonita Beach Mobile Home Villas lot or home to the people who buy here: future owners who will build, builders working for them and island buyers who want a finished new home below bay-front prices. The listing leads with the lot size, the zoning, the 12-foot line and the documents, because those are the questions these buyers ask first.
The survey and lot dimensions, the roll’s single or combined status, the zoning summary with the City’s 2020 notice on conventional houses in MH-1, the FEMA panel and design flood elevation, the corporation record and any documents it provides, the flood disclosure and, for a home, the elevation certificate, wind report and permit history. A buyer’s agent who can price a build from page one shows the lot to a client the same week.
The MLS files the village under the subdivision name Bonita Beach, while the plat says Mobile Villas and the roll says Bonita Beach Mobile Home Villas. We write every name into the listing so a buyer searching any of them finds it.
Since August 17, 2024 any offer of compensation to a buyer’s broker is negotiated separately and is not published in the MLS. You decide whether to offer it, and it is written into the contract or a separate agreement. We set out the trade-offs in the net sheets below.
We negotiate a Bonita Beach Mobile Home Villas contract around the build: the buyer’s offer rests on what it will cost to reach the 12-foot line, so we answer that with the survey, the zoning and the documents before the price is argued. Then we hold the price to the deeds and protect the timeline for the title, any approval and the inspection.
A buyer’s agent will cite the $250,000 low of 2023 for a lot or the $1,399,000 ask for a home; we answer with the full list of deeds and the island’s later sales. A cash lot buyer often trades a faster close for price; a financed buyer needs an appraisal that finds comparables, so we hand the appraiser the village and island sales, labelled.
For a home we expect a buyer’s inspection, a wind mitigation report and flood and wind quotes inside the inspection period. For a lot, the survey and any soil or utility question carry the same weight. Bonita Springs Utilities provides water and wastewater, and the City’s permit record names any contractor by address.
We confirm with the closing agent early whether a mobile home title must be transferred or retired, whether any lien on it needs a release, and whether the village documents require an approval, an estoppel certificate or a disclosure summary. Each is a date in the contract, not a surprise at closing.
A buyer choosing between Bonita Beach Mobile Home Villas and Kinleyland is choosing between building on a small owned lot near $300,000 and buying a finished bay or canal house near $2,000,000. They are the two owned-lot neighborhoods on Little Hickory Island we cover at this level, and they rarely compete for the same buyer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Yardstick | Bonita Beach Mobile Home Villas | Kinleyland |
|---|---|---|
| Parcels | 36 lots plus 2 common elements | 30 lots |
| On the roll, October 2026 | 31 vacant, 5 with homes | 3 vacant, 27 houses |
| Typical lot | about 2,000 sq ft | median 0.293 acre |
| County sales, 60 months | 2 houses ($330,000 and $1,750,000) and 8 lots ($250,000 to $325,000) | 6 houses ($1,800,000 to $2,100,000) |
| County sales, 12 months | none | 1 house at $1,937,500 |
| FEMA zone | AE 11 | AE 10 |
| Zoning | MH-1 | RS-1 |
| Shared land | owned by the village corporation | none |
| Water | bay side of Hickory Boulevard; no lot coded waterfront | 15 bay, 15 canal |
The Kinleyland figures are from the same Lee County roll and sale file of October 2026.
The village wins on entry price, the choice of a manufactured home or a house, and a beach access across the road. Kinleyland wins on water frontage, lot size and a finished stock. A village lot seller is not competing with Kinleyland at all; a village house seller is, because the $1,750,000 sale of June 2025 sits just under the bottom of Kinleyland’s six-sale range, $1,800,000. Our Kinleyland seller’s guide covers that side.
The Bay Harbor Club condominiums stand just north of the village on the same side of the road, for a buyer who wants a finished unit rather than a lot. A house seller should expect that buyer to tour both.
Selling a Bonita Beach Mobile Home Villas lot or home costs the commission you negotiate, deed stamps of 70 cents per $100, the owner’s title policy that a Lee County seller customarily pays, closing fees and any estoppel fee, with taxes prorated. On our two worked examples that is $13,764.00 on a $295,000 lot and $72,999.00 on a $1,750,000 house.
Data updated: October 2026 (Southwest Florida MLS, pulled October 27, 2026; Lee County Property Appraiser and Florida DOR recorded sales)
| Line | Amount |
|---|---|
| Listing commission, a negotiated example of 3 percent | $8,850.00 |
| Deed documentary stamps, 70 cents per $100 (section 201.02) | $2,065.00 |
| Owner’s title policy, promulgated rate (Rule 69O-186.003) | $1,550.00 |
| Settlement fee, an estimate (commonly $500 to $1,500) | $1,000.00 |
| Estoppel certificate, only if the village documents create one (up to $299) | $299.00 |
| Total of these lines | $13,764.00 |
| Net before tax prorations and any mortgage payoff | $281,236.00 |
| Line | Amount |
|---|---|
| Listing commission, a negotiated example of 3 percent | $52,500.00 |
| Deed documentary stamps, 70 cents per $100 | $12,250.00 |
| Owner’s title policy, promulgated rate | $6,950.00 |
| Settlement fee, an estimate | $1,000.00 |
| Estoppel certificate, only if the village documents create one (up to $299) | $299.00 |
| Total of these lines | $72,999.00 |
| Net before tax prorations and any mortgage payoff | $1,677,001.00 |
The commission is an example only; it is negotiated between you and your broker and written in the listing agreement, and any payment to a buyer’s broker is a separate decision that would add to these sheets. The owner’s title premium is the promulgated rate, $5.75 per $1,000 to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 to $5,000,000: $575.00 plus $975.00 on the lot and $575.00 plus $4,500.00 plus $1,875.00 on the house. In Lee County the seller customarily pays the owner’s title policy and chooses the closing agent; the contract controls.
Property taxes prorated to the closing date, any mortgage or lien payoff including a lien on a mobile home title, any village charge the documents set, the cost of a survey or elevation certificate you order, and your own attorney if you use one. The buyer pays mortgage stamps of 35 cents per $100 (section 201.08) and intangible tax of 2 mills (section 199.133) on any loan.
You may. A gain on a Bonita Beach Mobile Home Villas home you owned and lived in as your main home for two of the last five years can qualify for the federal exclusion of up to $250,000, or $500,000 for a married couple filing jointly, under IRS Publication 523. A vacant lot or a second home does not qualify.
A lot you never lived on, a home you rented out, or a home you used as a winter residence while your main home was elsewhere is taxed on the gain under the ordinary rules, and depreciation taken on a rental is recaptured. Florida has no state personal income tax. Your basis includes what you paid plus the cost of permanent improvements, such as a new home placed or built on the lot. Ask your tax adviser before you set a price; IRS Publication 523 is the starting point.
Most Bonita Beach Mobile Home Villas sellers do best listing with an agent who knows the plat, because the buyers are few and specialized and the questions are technical. A cash offer can make sense for an older home a buyer will replace, and a sale by owner can work between neighbors who already know the documents.
A listing puts the lot or home in front of every agent with a building client, in the MLS under all of the village’s names, with a file that answers the flood, zoning and document questions in advance. That is how a thin market reaches its best buyer.
A cash buyer for a lot or an older home is often a builder pricing a replacement. Compare the offer with the 2023 lot range, $250,000 to $325,000, and ask what the buyer assumes about the build; a fast close is worth something, and so is knowing what the price leaves out.
You save the listing commission and take on the pricing, the marketing, the disclosure, the title and the negotiation yourself. If a neighbor approaches you, a written valuation from us costs nothing and shows you where the offer sits.
To get a free Bonita Beach Mobile Home Villas valuation, use the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a range built from the village’s recorded sales for your kind of parcel, the sales we used and the adjustments we made, then confirm it on your lot if you want.
A range for your lot or home, the recorded village sales we used with their dates and prices, the island sales we used for a house, the sales we set aside and why, and a lot-against-build read with the 12-foot design flood elevation in view. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your survey, whether your lots are combined, what stands on them and its year, any elevation certificate, the permits pulled since 2022, the title or title-retirement papers for a mobile home, and whatever the village corporation has given you in writing. Our full village valuation guide explains the method.
McGreevy and Comisar is a top-reviewed Bonita Springs real estate team; every review below is copied word for word from our Google Business Profile. We publish no aggregate score, and none of these is offered as a review of a village sale.
★★★★★ “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 has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
These are the questions Bonita Beach Mobile Home Villas owners ask before they list, answered from the Lee County sale record, the Southwest Florida MLS pull of October 27, 2026, FEMA’s map, the City codes and Florida law. The village background is in our Bonita Beach Mobile Home Villas guide. For your own parcel, call Jesse direct at (239) 898-6072.
Price it from the eight 2023 lot sales, gather the survey, the zoning summary and the village documents, complete the flood disclosure and list before the winter buyers arrive.
Price it from the June 2025 house sale and the nearest island houses, and have the elevation certificate, wind report, permits and the home’s title status ready.
The agent with the strongest evidence and file plan. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, tracked every qualified village sale for this page.
The 2023 lot sales ran $250,000 to $325,000, and the median of these 8 sales is $295,000; we adjust for size, combination and time.
It depends on what stands on the lot: $330,000 for an older small home in November 2021 and $1,750,000 for a 2024 house on two lots in June 2025.
Nothing: no qualified lot or house sale in the county file from September 26, 2025 to September 25, 2026.
November 2023, at $325,000.
One newly built home was active at $1,399,000 on October 27, 2026, with none pending.
The one MLS closing of 60 months took 44 days; one closing cannot support a median.
That closing sold at $330,000 against $339,900, 97.1 percent of list.
The record cannot say: no sale in 12 months. The last lot sale, at $325,000, matched the top of the 2023 range.
No. The roll shows 36 owned lots with their own owners and sale histories; the corporation owns the common elements.
On the roll, yes: each lot is its own parcel with its own owner.
The roll values combined-lot land at $360,084 against $255,659 on most single lots, and the only $1,750,000 sale was a combined parcel.
Build only with a firm cost in hand; the gap between the lot record and the one house sale must pay for the build, the elevation and the time.
Often little: a buyer prices the lot and the cost of a replacement at 12 feet NAVD88.
MH-1 zoning allows it, with the frame at or above 12 feet NAVD88 and the home built to HUD Wind Zone III.
Yes; the City allowed conventional single-family homes in MH-1 in 2014 and 2016, and three lots carry one.
The state record shows Bonita Beach Mobile Homes Village Inc, a profit corporation that owns the common elements; its documents set any rules or fees.
None appears on the public record we read; ask the corporation for a written statement before you list.
Lot 13 (0.69 acre) and Tract A (0.06-acre recreation); their contents are in the corporation’s records.
The roll codes no individual lot as waterfront; the village sits on the bay side of Hickory Boulevard.
FEMA Zone AE, base flood elevation 11 feet, panel 12071C0651G, effective November 17, 2022.
Not by law, but a buyer’s insurer will ask for one on any home, and having it speeds the contract.
Yes. Section 689.302 requires a written flood disclosure at or before contract.
Known facts that materially affect value and are not readily observable must be disclosed.
Yes. Share what you know and the permits pulled since 2022; the record does not say why any given home is gone.
Work costing 50 percent or more of a building’s market value must bring the building to current flood elevation.
By its certificate of title unless the title was retired under section 319.261; your closing agent confirms which.
In Lee County the seller customarily pays the owner’s title policy and the deed stamps, at 70 cents per $100; the contract controls.
Our worked example at $295,000 nets about $281,236 before prorations and any payoff.
Our worked example at $1,750,000 nets about $1,677,001 before prorations and any payoff.
Yes. The 3 percent on our net sheets is an example; you set it with your broker.
Often; the assessment resets toward the price at the next January 1.
With a City rental permit, a state license for short stays and whatever the village documents allow.
Late fall through spring, with the papers ready; 11 of 32 qualified sales since 2009 closed from April to June.
A main home may qualify for the exclusion in IRS Publication 523; a lot or second home does not.
Use the valuation form on this page or call Jesse direct at (239) 898-6072.
A Bonita Beach specialist matters when you sell a Bonita Beach Mobile Home Villas lot or home because the evidence is thin and technical: eight lot deeds in one year, two house sales in five, four names for one plat, a mobile home title question and a flood rule that sets the cost of every new home. Buyers pay for clarity on each.
A lot priced from a house sale, a home priced from a portal that searched one spelling, a flood answer taken from a map instead of the frame-height rule, a mobile home title left for the closing agent to find. As Top 1% Real Estate Agents Nationally Since 2008 we put each in the file before the listing goes live.
Our Bonita Beach community guide covers the island and the strip, our Little Hickory Island guide covers the island’s streets, our Bonita Beach seller’s guide covers the beach market and our Bonita Springs seller’s guide covers the city. Neighbors a village buyer also tours include Carolands on the bay side of the island and the Hickory Bay West condominium on the bay.
If you are thinking of selling a Bonita Beach Mobile Home Villas lot or home, call the team that prices from the village’s own deeds, assembles the survey, flood and document file the day you list, and answers the build question before a buyer asks it. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my lot on Hickory Boulevard,” McGreevy and Comisar helps owners 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 Mobile Home Villas, Kinleyland, Carolands or on the condominium strip.
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.
Village sold record, last 60 months: eight county-qualified vacant-lot sales from $250,000 to $325,000 and two county-qualified house sales at $330,000 and $1,750,000, per Lee County Property Appraiser and Florida DOR recorded sales through September 25, 2026, and one Southwest Florida MLS closing in the pull of October 27, 2026. Few village parcels come up for sale in any year, so make us your first call before you list.
Request your free Bonita Beach Mobile Home Villas home valuation and we will send a value built from the recorded village sales for your kind of parcel, 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.
Your local real estate experts for Bonita Beach Mobile Home Villas are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group from Bonita Springs, a short drive from Little Hickory Island over the Bonita Beach Road bridge. Jesse leads pricing, listings and seller strategy; Marc leads buyer representation and negotiation, and the partner who prices your parcel is the partner at your closing.
Jesse McGreevy values, lists and sells homes and land across Bonita Springs, Bonita Beach and Naples. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers across Southwest Florida. Call Marc at (239) 287-5873, or read our guide to buying in Bonita Beach Mobile Home Villas and see how we represent buyers.
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, contact us, and follow us on Facebook and Instagram.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes, and the brokerage relationship rules in section 475.278; licenses can be checked with the Florida DBPR.
Every fact on this page traces to one of these primary sources, read or queried in October 2026, including the statutes that set a seller’s duties. Southwest Florida MLS figures come from a dated Matrix pull of October 27, 2026, which is login only and not linked.
These official documents answer the questions a village seller and buyer ask most often: the frame-height rule, conventional houses in MH-1, the flood ordinance, the 50 percent rule, the flood disclosure, the mobile home title and the estoppel fee caps. Each opens on the issuing agency’s own site.
| Document | Issuer | What it covers | Link |
|---|---|---|---|
| Manufactured home elevation notice | City of Bonita Springs | Frame height at the design flood elevation | Open the notice |
| Single-family homes in MH districts notice | City of Bonita Springs | Conventional houses in MH-1 | Open the notice |
| Ordinance 22-05, Flood Hazard Reduction | City of Bonita Springs | Design flood elevation and floodplain rules | Open the ordinance |
| Substantial damage and improvement notice | City of Bonita Springs | The 50 percent rule | Open the notice |
| Estoppel certificate fee amounts | Florida DBPR | Current estoppel fee caps | Open the fee schedule |
| Lee County transfer code list | Lee County Property Appraiser | How the county codes each sale | Open the code list |
| Section 689.302, flood disclosure | Florida Legislature | The seller’s written flood disclosure | Open the statute |
| Section 319.261, mobile home title | Florida Legislature | Retiring a mobile home title to the land | Open the statute |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying a Save Our Homes benefit | Open form DR-501T |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Bonita Beach Mobile Home Villas home sales. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.