We price your Bonita Beach Plantation House condo from the nearest recorded sale by floor and plan, and prepare the estoppel, budget and flood file before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026; Southwest Florida MLS figures not available at time of publishing (checked 2026-10-01)
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to a Bonita Beach Plantation House condo, one of the 48 two-bedroom condominiums in the four-story building at 5220 Bonita Beach Road SW, described in full in our Bonita Beach Plantation House guide. It is the Plantation House in the Bonita Beach strip of Bonita Springs, and not the Plantation House time-share on Captiva Island or the Gulf Shores, North Beach and Palm Beach plantation resorts that share the name in search suggestions.
If you own one of the 48 condos, this page gives you every qualified sale of the last 60 months, the repeat sales since 2009, what a buyer’s lender and insurer will ask about a 1985 four-story building, the papers Florida law makes you deliver, and what a sale costs and nets.
The Lee County Property Appraiser and the Florida Department of Revenue sale files record 14 qualified Bonita Beach Plantation House sales in the 60 months since October 2021, at a median of $342,500 (the mean of the middle pair, $340,000 and $345,000), from $225,000 to $450,000, and a median of $463.06 per heated square foot. Sixty months is the shortest window with ten or more sales, because the 12, 24 and 36 month windows hold 4, 6 and 9. That median describes neither the March 2024 peak nor today: the four sales since October 2025 ran $225,000 to $265,000, the median of these 4 sales being $257,500, so this page shows every sale. These are county records and not Southwest Florida MLS closings. Information not available at time of publishing (checked 2026-10-01).
To sell a Bonita Beach Plantation House condo in 2026, price it from the nearest like condo by floor, plan and sale date in the last 12 to 24 months, not from the 60-month median, and have the budget, reserve study, estoppel and flood answers ready before the first showing, because buyers and lenders read them before the price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is a small, older, mid-priced building whose recorded prices have moved a long way in five years. The record shows $340,000 for a 721 square foot condo in March 2022, $450,000 for a 759 square foot condo in March 2024 and $225,000 for a 759 square foot condo in June 2026, so a seller who prices from the middle of that range prices the wrong year.
These are the seven facts about selling a Bonita Beach Plantation House condo that matter most in October 2026, each drawn from Lee County recorded sales, state and federal records and Florida law, and each explained with its window and count in the sections that follow.
This seller’s guide runs from the recorded market to the pricing method, the fee, insurance, flood and disclosure questions buyers ask, two net sheets and the answers owners ask most. Each link below jumps to its section, grouped by the question a seller is asking at that point in the sale.
The Market and the Record: How Do I Sell My Bonita Beach Plantation House Condo in 2026? · Why List Your Bonita Beach Plantation House Condo With McGreevy and Comisar? · What Is the Bonita Beach Plantation House Condo Market Doing for Sellers Right Now? · What Did Bonita Beach Plantation House Condos Sell For? · Have Bonita Beach Plantation House Owners Sold for More Than They Paid? · A Bonita Beach Plantation House Condo Sale Worked Through
Pricing, Fees and Insurance: How Do We Price a Bonita Beach Plantation House Condo? · What Moves the Value of a Bonita Beach Plantation House Condo Most? · What Fees Will Your Bonita Beach Plantation House Condo Buyer Pay Each Year? · Who Insures a Bonita Beach Plantation House Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Bonita Beach Plantation House Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Bonita Beach Plantation House? · Which Rules Affect a Bonita Beach Plantation House Condo Sale? · When Is the Best Time to Sell a Bonita Beach Plantation House Condo?
Marketing, Negotiation and Your Options: How Do We Market a Bonita Beach Plantation House Condo? · How Do We Negotiate a Bonita Beach Plantation House Condo Contract? · Bonita Beach Plantation House vs Bonita Beach and Tennis Club: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bonita Beach Plantation House Condo? · Do I Pay Capital Gains Tax When I Sell My Bonita Beach Plantation House Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bonita Beach Plantation House Condo Valuation?
Answers and Local Expertise: What Sellers Say About Working With Us · Frequently Asked Questions, Bonita Beach Plantation House Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Bonita Beach Plantation House Condo? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team in Bonita Springs, ranked Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Bonita Beach Plantation House condo owners hire us because we price from the nearest like condo in the county record, assemble the documents first and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bonita Beach Plantation House condo, or thinking, “I need a listing agent who will read the whole record before pricing my condo,” 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.
We tracked every one of the 53 qualified Bonita Beach Plantation House sales in the county record since 2009. We tracked every one of the 14 in the last 60 months, and we read each of the 48 unit parcels on the roll, the state’s condominium record, the flood layers for the building and the City’s flood code. It is why our first question to an owner is which floor, which plan and what condition.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing shortcuts. We will not price a 721 square foot condo off the $450,000 sale of a 759 square foot one two years earlier, quote a monthly fee that the association has not published, or tell a buyer a unit is outside the flood zone when the map says otherwise.
Our own closing history in the building is not part of this page, and we do not imply a Bonita Beach Plantation House sale, listing or representation. Information not available at time of publishing (checked 2026-10-01). Our case rests on the public record we have read for you and on how we would run your sale.
The Bonita Beach Plantation House condo market is small and has turned down. The county file holds 14 qualified sales in the 60 months since October 2021 at a $342,500 median, but the median of these 4 sales since October 2025 is $257,500, near the 2018 to 2020 level. The Southwest Florida MLS adds sales pace, 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. The newest qualified sale in it is dated 1 June 2026. Our Bonita Beach Plantation House guide carries the buyer’s version of the same record.
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.
| County window to 1 October 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months, since October 2025 | 4 | $257,500, the median of these 4 sales (mean of $250,000 and $265,000) | $225,000 to $265,000 | $346.75, the median of these 4 sales |
| 24 months, since October 2024 | 6 | $265,000, the median of these 6 sales (both middle sales $265,000) | $225,000 to $345,000 | $349.14, the median of these 6 sales |
| 36 months, since October 2023 | 9 | $302,500, the median of these 9 sales | $225,000 to $450,000 | $416.67, the median of these 9 sales |
| 60 months, since October 2021 (first window with 10 or more) | 14 | $342,500 (mean of $340,000 and $345,000) | $225,000 to $450,000 | $463.06 |
| All recorded history, first sale 1986 | 132 held in the file | not stated as a price signal | not stated | not stated |
Every one of the 14 sales is a resale of a condo built in 1985, so there is no builder-direct sale to separate out. The 14 sales total $4,642,500, a mean of $331,607.
Because the 60-month window starts in the 2022 climb, includes the $450,000 sale of March 2024 and ends in four sales between $225,000 and $265,000. The 60-month median is $85,000 above the 12-month median, about 25 percent. If you are pricing today, the 12 and 24 month rows are the closer yardstick, and a buyer’s appraiser will read the most recent sales first.
The MLS is where days on market, sale-to-list and today’s competing listings live, and it is the yardstick your listing meets in the market. Information not available at time of publishing (checked 2026-10-01). That covers every MLS-derived figure for the building: closed sales, days on market, sale-to-list, active and pending listings and months of supply. We do not estimate them from the county record, and each is on our backfill list.
The yardstick is each association’s median qualified sale in its own county window, from the same index. Windows differ because each needed a different window to reach ten sales, so read the comparison as directional.
| Association | County window | Qualified sales | Median | Range | Median per heated sq ft | Units |
|---|---|---|---|---|---|---|
| Bonita Beach Plantation House | 60 months since October 2021 | 14 | $342,500 | $225,000 to $450,000 | $463.06 | 48 (state record), 48 unit parcels on the roll |
| Bonita Beach and Tennis Club | 12 months since October 2025 | 20 | $280,000 | $199,900 to $425,000 | $551.18 | 360 (state record, five projects of 72) |
| Bay Harbor Club | 24 months since October 2024 | 12 | $555,000 | $450,000 to $750,000 | $412.64 | 104 (state record), 103 on the roll |
| Seascape | 60 months since October 2021 | 10 | $592,500 | $370,000 to $850,000 | $568.39 | 136 (state record) |
| Bonita Beach Club | 24 months since October 2024 | 17 | $690,000 | $455,000 to $1,075,000 | $608.61 | 198 (state record) |
| Sea Isles | 60 months, fewer than 10 | 8 | the median of these 8 sales is $610,000 | $395,000 to $833,000 | see the sale list in the Sea Isles guide | 84 (state record) |
Bonita Beach Plantation House sits at the low end of the strip on price, above only Bonita Beach and Tennis Club’s 12-month median, and its own annual median fell about 38 percent from 2024 to 2026 to June. Its median per square foot is above Bay Harbor Club’s, which fits a building of smaller condos, though we have not tested that.
Bonita Beach Plantation House condos sold for $225,000 to $450,000 in the 60 months to 1 October 2026, and the four sales since October 2025 ran $225,000 to $265,000. Plan size moves the price per square foot more than the price: the 721 square foot condos sold at a median of $355,000, the 759 square foot condos at $340,000.
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)
Fourteen sales is enough for a median but not enough to hide any of them, so here is every one, by building address and floor with no unit numbers. The first digit of a unit number is its floor, and the county roll gives every condo two bedrooms and one bath.
| Recorded | Building address and floor | Heated sq ft | Recorded price | Price per sq ft |
|---|---|---|---|---|
| Mar 31, 2022 | 5220 Bonita Beach Road SW, floor 3 | 721 | $340,000 | $471.57 |
| Apr 14, 2022 | 5220 Bonita Beach Road SW, floor 1 | 726 | $350,000 | $482.09 |
| Jun 3, 2022 | 5220 Bonita Beach Road SW, floor 2 | 759 | $335,000 | $441.37 |
| Jul 28, 2022 | 5220 Bonita Beach Road SW, floor 3 | 759 | $400,000 | $527.01 |
| May 17, 2023 | 5220 Bonita Beach Road SW, floor 1 | 721 | $355,000 | $492.37 |
| Oct 13, 2023 | 5220 Bonita Beach Road SW, floor 2 | 759 | $380,000 | $500.66 |
| Mar 29, 2024 | 5220 Bonita Beach Road SW, floor 4 | 759 | $450,000 | $592.89 |
| May 23, 2024 | 5220 Bonita Beach Road SW, floor 3 | 721 | $380,000 | $527.05 |
| Mar 10, 2025 | 5220 Bonita Beach Road SW, floor 4 | 759 | $345,000 | $454.55 |
| May 23, 2025 | 5220 Bonita Beach Road SW, floor 2 | 726 | $302,500 | $416.67 |
| Feb 20, 2026 | 5220 Bonita Beach Road SW, floor 1 | 759 | $265,000 | $349.14 |
| Mar 3, 2026 | 5220 Bonita Beach Road SW, floor 1 | 726 | $250,000 | $344.35 |
| Apr 20, 2026 | 5220 Bonita Beach Road SW, floor 3 | 759 | $265,000 | $349.14 |
| Jun 1, 2026 | 5220 Bonita Beach Road SW, floor 4 | 759 | $225,000 | $296.44 |
The sale list is also where the building’s story sits. A 759 square foot fourth-floor condo recorded at $450,000 on 29 March 2024 and another 759 square foot fourth-floor condo recorded at $225,000 on 1 June 2026, exactly half. The county file carries no condition, renovation, view or terms, and we do not guess at the reason. It is a reminder that a condo’s own condition and the date of sale can matter more than the building average.
Annual medians over a handful of sales move a lot with each closing, so the count sits beside every one and the column is the median of those sales only. The record is complete from 2009, and this is a pattern and not a price signal for any one condo.
| Year | Qualified sales | Median of these sales | Low | High |
|---|---|---|---|---|
| 2009 | 1 | $275,000, the only sale | $275,000 | $275,000 |
| 2010 | 0 | no qualified sale | none | none |
| 2011 | 2 | $204,950 | $179,900 | $230,000 |
| 2012 | 2 | $162,500 | $150,000 | $175,000 |
| 2013 | 2 | $174,950 | $169,900 | $180,000 |
| 2014 | 2 | $222,450 | $219,900 | $225,000 |
| 2015 | 8 | $208,000 | $183,000 | $225,000 |
| 2016 | 3 | $223,000 | $210,000 | $233,000 |
| 2017 | 2 | $242,500 | $225,000 | $260,000 |
| 2018 | 4 | $259,750 | $225,000 | $275,000 |
| 2019 | 4 | $231,500 | $220,000 | $255,000 |
| 2020 | 4 | $235,500 | $225,000 | $248,000 |
| 2021 | 5 | $307,000 | $290,000 | $340,000 |
| 2022 | 4 | $345,000 | $335,000 | $400,000 |
| 2023 | 2 | $367,500 | $355,000 | $380,000 |
| 2024 | 2 | $415,000 | $380,000 | $450,000 |
| 2025 | 2 | $323,750 | $302,500 | $345,000 |
| 2026 to June | 4 | $257,500 | $225,000 | $265,000 |
Read in order, the table shows a long flat stretch with medians from $208,000 to $259,750 from 2015 to 2020, a jump in 2021 and 2022, a 2024 peak and then a decline. The 2026 median of $257,500 is about 38 percent below the 2024 median of $415,000 and back inside the 2018 to 2020 range. Two sales a year in 2023, 2024 and 2025 is a thin record, so we do not call the turn to the month. We call it a decline from the 2024 peak, which the four 2026 sales confirm.
Yes, every time since 2009. All 19 repeat pairs, two consecutive qualified sales of the same condo with both dated 2009 or later, ended higher, at a median of +30.0 percent over a median hold of 4.90 years. Five earlier 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 pair can skip a transfer the county did not accept as qualified, so each is an owner-to-owner comparison with that caveat. The median annual change of the 18 pairs held a year or more is +5.52 percent, the median dollar gain is $67,000 and the largest is $175,000, all before selling costs. Thirty-four of the 48 condos have sold at least once since 2009 and 16 have sold more than once.
| Floor and size | Owner bought | Owner sold | Hold, years | Change | Per year |
|---|---|---|---|---|---|
| Floor 4, 759 sq ft | February 2012, $150,000 | January 2013, $180,000 | 0.94 | +20.0% (+$30,000) | not annualized |
| Floor 2, 721 sq ft | December 2013, $169,900 | February 2015, $183,000 | 1.18 | +7.7% (+$13,100) | +6.48% |
| Floor 4, 726 sq ft | June 2014, $225,000 | April 2018, $252,000 | 3.88 | +12.0% (+$27,000) | +2.97% |
| Floor 2, 759 sq ft | March 2014, $219,900 | March 2019, $255,000 | 5.02 | +16.0% (+$35,100) | +2.99% |
| Floor 3, 721 sq ft | April 2015, $185,000 | May 2019, $220,000 | 4.06 | +18.9% (+$35,000) | +4.36% |
| Floor 3, 759 sq ft | April 2015, $220,000 | January 2020, $242,000 | 4.81 | +10.0% (+$22,000) | +2.00% |
| Floor 1, 726 sq ft | February 2015, $187,000 | July 2020, $225,000 | 5.42 | +20.3% (+$38,000) | +3.47% |
| Floor 3, 759 sq ft | January 2018, $275,000 | January 2021, $305,000 | 2.97 | +10.9% (+$30,000) | +3.55% |
| Floor 4, 726 sq ft | April 2018, $252,000 | April 2021, $340,000 | 2.95 | +34.9% (+$88,000) | +10.68% |
| Floor 1, 759 sq ft | June 2016, $223,000 | June 2021, $290,000 | 5.01 | +30.0% (+$67,000) | +5.38% |
| Floor 4, 759 sq ft | June 2016, $233,000 | June 2021, $307,000 | 5.02 | +31.8% (+$74,000) | +5.65% |
| Floor 4, 721 sq ft | July 2016, $210,000 | June 2021, $307,500 | 4.90 | +46.4% (+$97,500) | +8.10% |
| Floor 1, 726 sq ft | July 2020, $225,000 | April 2022, $350,000 | 1.73 | +55.6% (+$125,000) | +29.04% |
| Floor 3, 759 sq ft | May 2015, $225,000 | July 2022, $400,000 | 7.23 | +77.8% (+$175,000) | +8.28% |
| Floor 1, 721 sq ft | April 2018, $225,000 | May 2023, $355,000 | 5.06 | +57.8% (+$130,000) | +9.44% |
| Floor 2, 759 sq ft | October 2019, $236,500 | October 2023, $380,000 | 3.96 | +60.7% (+$143,500) | +12.73% |
| Floor 3, 721 sq ft | May 2019, $220,000 | May 2024, $380,000 | 5.01 | +72.7% (+$160,000) | +11.53% |
| Floor 2, 726 sq ft | March 2011, $230,000 | May 2025, $302,500 | 14.19 | +31.5% (+$72,500) | +1.95% |
| Floor 1, 726 sq ft | April 2019, $226,500 | March 2026, $250,000 | 6.85 | +10.4% (+$23,500) | +1.45% |
The first row is held 0.94 years and is not annualized. The shortest hold with a year or more is 1.18 years, and the longest is 14.19 years. Most of the large gains are pairs that began in 2018 or earlier and ended in 2021 to 2024, so the owner’s purchase date explains more than the condo’s floor does.
The record has a downside. Five pairs show a second sale below the first, all beginning with a purchase between March 2003 and June 2008 and ending between March 2014 and May 2020. The pre-2009 file is partial, so these are consecutive entries and not proof of an owner’s whole hold.
| Floor and size | Owner bought | Owner sold | Change |
|---|---|---|---|
| Floor 3, 721 sq ft | March 2003, $219,000 | April 2015, $185,000 | -15.5% (-$34,000) |
| Floor 4, 726 sq ft | December 2004, $275,000 | June 2014, $225,000 | -18.2% (-$50,000) |
| Floor 2, 759 sq ft | June 2005, $339,900 | March 2014, $219,900 | -35.3% (-$120,000) |
| Floor 2, 726 sq ft | July 2005, $369,900 | May 2020, $229,000 | -38.1% (-$140,900) |
| Floor 4, 726 sq ft | June 2008, $230,000 | April 2015, $206,000 | -10.4% (-$24,000) |
Take three things. An owner who bought in 2009 or later has always sold higher in this record. An owner who bought near the 2003 to 2008 peak and sold in the 2010s or 2020 sold lower, so your purchase date and price decide your outcome. And sale costs are a real subtraction: the $38,000 gain on the July 2020 sale at $225,000 carries estimated selling costs of $10,637 to $16,262 at the rates in our cost section, about 28 to 43 percent of the gain. Request a free Bonita Beach Plantation House condo valuation or call Jesse direct at (239) 898-6072 and we will run your purchase price against the record.
A clear Bonita Beach Plantation House sale to walk through is a first-floor, 726 square foot condo that the county records selling for $225,000 in July 2020 and $350,000 on 14 April 2022. It shows what a short-hold owner gained in a rising market 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 first-floor condo, read 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one condo and leave the unit number and the owners out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, view, financing, commission, credits or what the owner paid the association.
The condo sold for $187,000 on 16 February 2015, $225,000 on 20 July 2020 and $350,000 on 14 April 2022. The last pair is a gain of $125,000, or 55.6 percent, over 1.73 years, and the 2022 price of $482.09 a heated square foot compares with the 2022 median of $476.83 for the four sales that year. The record does not say why this condo sold when it did, and it holds no condition or renovation field that would explain the move.
We do not know what this seller paid in commission, whether the seller offered buyer-agent compensation or what the seller 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 $2,450 (3,500 units of $100 at $0.70), an owner’s title policy of $1,825 ($575 plus $250,000 at $5.00 per $1,000), search and settlement of $1,200, a lien search of $175 and an estoppel of $299.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $350,000 | Recorded price, April 14, 2022 |
| Listing commission, 2.75% | -$9,625 | 2.75% of $350,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$8,750 | 2.5% of $350,000, rounded to the dollar |
| Deed documentary stamp tax | -$2,450 | 3,500 units of $100 at $0.70 |
| Owner’s title policy | -$1,825 | $575 plus ($350,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$24,324 | 6.95% of price |
| Estimated net before payoff, with buyer-agent compensation | $325,676 | $350,000 minus $24,324 |
| Estimated total costs, without buyer-agent compensation | -$15,574 | 4.45% of price |
| Estimated net before payoff, without buyer-agent compensation | $334,426 | $350,000 minus $15,574 |
On those assumptions, and before property tax, assessments, insurance, interest and improvements, a gross gain of $125,000 became $100,676 to $109,426 against the $225,000 paid. That is why an owner deciding whether to sell should see a net sheet at the price a valuation supports, not the price a neighbor once got.
We price a Bonita Beach Plantation House condo in four steps: match the record to your plan and floor, read the nearest sales as a range, adjust for what the county record cannot see, and test the result against what a buyer’s lender and insurer will read. 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: 14 qualified sales in 60 months for 48 condos, in three plan sizes on four floors, across a market that fell by more than a third from its 2024 peak.
Find the sales at your size. The roll shows 32 condos of 759 square feet, 8 of 726 and 8 of 721, and the 60-month record holds 8 sales of the 759 plan, 3 of the 726 and 3 of the 721. The 12-month median of $346.75 per heated square foot, applied as arithmetic, gives $263,183 for a 759 square foot condo, $251,741 for a 726 and $250,007 for a 721. Those are illustrations and not valuations, and they sit within a few percent of the $257,500 median price of the four sales.
The 759 square foot condos sold for $345,000 in March 2025, $265,000 in February 2026, $265,000 in April 2026 and $225,000 in June 2026. The two 726 square foot sales since 2025 were $302,500 and $250,000, and no 721 square foot condo has a qualified sale after May 2024, so a 721 condo has no recent twin and is priced from the other two plans with an adjustment. If your twin sold in 2022 to 2024 and the others in 2026, the date alone moves your range, which is why we show a buyer’s agent the date of every comparable.
A price must survive the buyer’s lender, insurer and inspector, so we test it against the budget, the reserve study, any open assessment and the flood and insurance questions below, and against the Bonita Beach Plantation House listings a buyer will see beside yours. Active and pending listings, their list prices and days on market come from the Southwest Florida MLS. Information not available at time of publishing (checked 2026-10-01). We show them on your valuation and set a review date, usually three weeks after the first showing.
Ready for the range for your own condo? Request a free Bonita Beach Plantation House condo valuation or call Jesse direct at (239) 898-6072.
Six things move a Bonita Beach Plantation House condo’s price beyond its size: the floor and its flood exposure, the waterway side of the building, the age of a 1985 structure and the status of its milestone inspection and reserve study, any assessment, a boat slip if one comes with the condo, and the rental and pet rules.
Data updated: October 2026 (Lee County Property Appraiser roll and recorded sales, index built 1 Oct 2026; FEMA National Flood Hazard Layer and USGS elevation service queried 1 Oct 2026)
Only the first can be partly read off the county record. The rest are answered by the association’s documents and the building itself, which is why a seller who has them in hand before listing gets the benefit of the doubt.
It changes what they ask. The county dates all 48 condos to 1985 and shows four stories, so Florida’s milestone inspection rule for buildings of three or more stories and its structural integrity reserve study rule for buildings of three or more habitable stories apply, and as we read the statutes the initial inspection was due by 31 December 2024 and the reserve study by 31 December 2025. No result is public. A seller who holds both documents shortens a buyer’s diligence, and a seller who does not should expect the lender’s questionnaire to start there.
A Bonita Beach Plantation House buyer pays the association’s assessment, which the association has not published, plus property tax, the buyer’s own insurance and any special assessment still owed. The roll’s just values for the 48 condos run from $214,929 to $275,142, but no source we found states the monthly fee, and the estoppel certificate is the primary answer.
Data updated: October 2026 (Lee County Property Appraiser roll, index built 1 Oct 2026; Florida Division of Corporations and Division of Condominiums records, Florida Statutes 718.111, 718.116 and 718.503, read 1 Oct 2026)
The buyer’s yearly cost is the number a lender will build first, and we cannot print it from a public source. We print every figure the record gives, with its source, and we say plainly where a figure is missing.
| Layer | What the public record says | Who pays | Where the answer is |
|---|---|---|---|
| Monthly or annual association assessment | Not published in any record, website or filing we found | Every owner, by share | Budget and estoppel certificate |
| Special assessments | No public notice found | Owners, as the board levies | Estoppel certificate and board notices since 2022 |
| Property tax | Roll just values from $214,929 to $275,142, median $261,165; 11 of 48 condos carry a homestead exemption | Owner, from the buyer’s own taxable value | Lee County Tax Collector bill by parcel |
| Transfer fee, capital contribution, application fee | Not published | Per the declaration | Estoppel certificate |
| Estoppel certificate | Up to $299, plus up to $119 expedited and up to $179 delinquent | Customarily the seller | Association manager |
| Owner’s insurance (HO-6) and flood | Not published; depends on the condo and the carrier | Owner | The buyer’s insurer |
The state’s corporate records list an active not-for-profit association, with amended and restated articles on file from 2016 and an annual report every year through 2026, and its principal address is the building. None of those filings carries an assessment. We did not use any figure from a listing site or an aggregator, because those numbers are often stale or belong to a different building with a similar name. Put your own figure from the budget in your listing, with the date.
The association insures the building under a master policy, and the owner insures the inside of the condo with an HO-6 policy and may need flood coverage. A buyer’s insurer and lender will ask for the master policy, the flood coverage, the reserve study and any open assessment. The building’s carriers and premiums are not published.
Data updated: October 2026 (Florida Office of Insurance Regulation quarterly data; Citizens Property Insurance 2026 rate filing; FEMA National Flood Hazard Layer queried 1 Oct 2026; City of Bonita Springs Community Rating System page read 30 Sep 2026)
Insurance is where a 1985 building’s age meets its flood map, and where a prepared seller saves the most time.
On 1 October 2026 we queried FEMA’s flood layer at six points around the building and all six returned Zone AE with a base flood elevation of 10 feet NAVD88, on Lee County panel 12071C0654G, effective 17 November 2022. Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1. The City treats the design flood elevation as the base flood elevation plus one foot, 11 feet here. A mortgage lender may require flood coverage in a mapped special flood hazard area, and a cash buyer’s insurer may price it anyway.
Lenders that finance condominium purchases review the association as well as the buyer: its budget, reserves, pending special assessments, insurance, owner-occupancy rate and delinquency rate, in a questionnaire the association completes. We do not say which loan programs the building qualifies for, because that depends on each lender’s current rules and on documents we have not seen. A complete package answers the questionnaire the first time, and a missing reserve study or ledger delays a closing. A cash buyer skips that step, which is why the buyer pool for an older building with unpublished records can narrow.
A Bonita Beach Plantation House condo seller must give the buyer, at the seller’s expense, the declaration, bylaws, rules, budget and financial statement, any milestone inspection summary, the latest structural integrity reserve study or a statement that none is complete, the FAQ document and the flood disclosure. This is information, not legal advice.
Data updated: October 2026 (Florida Statutes 718.503, 718.504, 718.116, 718.111, 689.302 and 689.261, read 1 Oct 2026; Florida DBPR estoppel fee notice, read 1 Oct 2026)
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. The association does not post this building’s documents publicly that we could find, so you order them from the manager.
Section 718.503 entitles a purchaser, at the seller’s expense, to the governing documents, the budget and financial statement, the milestone summary if applicable, the reserve study or a statement that none is complete, and the frequently asked questions document described in Section 718.504. You order the package from the manager, so start early, and ask for every amendment to the declaration, because Section 718.110 makes the date of a rental-term amendment matter.
For a four-story building the county dates to 1985, a buyer’s attorney and lender will ask for the milestone inspection summary and the structural integrity reserve study, or the statement that none is complete. No result is public for this building, and we assert none. If the study lists large deferred items, buyers will price the assessments they expect, so know the report before you list and have your closing agent complete the contract statement from the manager’s written answer.
Under Section 718.116 the association must issue the estoppel certificate within 10 business days of a request. It states what you owe and any capital contribution, transfer fee or approval requirement. The fee is 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 in its estoppel certificate fee notice. We use $299 in every net sheet on this page. Order it early, because it often controls the closing date.
A residential seller must make a flood disclosure at or before the contract: homeowners’ policies do not cover flood, and the form asks whether you know of flooding that damaged the property during your ownership, whether you have filed a flood insurance claim, including under the National Flood Insurance Program, and whether you have received assistance for flood damage. A mapped Zone AE is not an answer. Hurricane Ian’s surge reached this coast, so answer from your own records.
Buyers of Bonita Beach Plantation House condos ask three things first: which FEMA zone the building is in, what Hurricane Ian did here and what was repaired, and whether the work was permitted. The answers come from the flood map, the association’s own records and the City’s permit portal, and a seller with a storm file removes the questions early.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS Hurricane Ian high-water marks and National Map elevation service, Lee County evacuation layer, queried 1 Oct 2026; Lee County Property Appraiser recorded sales, index built 1 Oct 2026)
The findings below are the map’s and the surveyor’s, not a guarantee about any one condo.
| Item | Finding |
|---|---|
| Flood zone, six points around the building | AE |
| Base flood elevation | 10 ft NAVD88 |
| FIRM panel | 12071C0654G, effective 17 November 2022 |
| City design flood elevation | 11 ft (base flood elevation plus one foot) |
| Ground at the building, USGS | 5.67 ft NAVD88 |
| Mapped flood above ground at the building | about 4.3 ft (10 minus 5.67) |
| Lee County evacuation zone | A, Surge Zone 1, per the layer’s 11 March 2025 edit |
| Limit of Moderate Wave Action line | about 84 ft from the building’s centroid; which side the building is on is not resolved |
| City flood-insurance discount | Class 5, 25 percent, read 30 September 2026 |
Hurricane Ian made landfall in Southwest Florida on 28 September 2022, and the National Hurricane Center reports inundation of 8 to 12 feet above ground along the Bonita Beach and Bonita Springs coast. That is a regional range, not a gauge at the building. The nearest quality-1 USGS high-water mark, about 880 meters away, stood 10.8 feet above the NAVD88 datum and 5.18 feet above the ground there, and subtracting the building’s ground gives about 5.1 feet by our arithmetic, an inference and not a measurement. No association letter, insurance summary or damage report for the building is public, so we do not say whether water entered a condo. For Helene and Milton in 2024 the Center reported lower regional surge, and we found no building-specific record for either.
Interior alterations, electrical or plumbing work and storm restoration need City of Bonita Springs permits, and the City’s permit portal lets anyone search by address. After a storm or a major renovation, the City’s flood rule applies if the cost of repairs or improvements to a structure in a flood zone reaches 50 percent of its market value: the whole structure must then meet current flood code, including the design flood elevation. For a condominium the test applies to the building, not one condo, and the association manages it. Using the state’s coastal construction control line data we measured the building landward of both the 1991 and 1978 lines, so we do not expect that program to govern ordinary work, and the Department of Environmental Protection decides.
The declaration, bylaws and rules of the Bonita Beach Plantation House association are not posted on any public page we could find, so a buyer reads them in the seller’s package. The rules that touch a sale are transfer approval, leasing limits and pet rules, with state, county and City short-rental rules applying on top.
Data updated: October 2026 (Florida Statutes 509.242, 718.110 and 718.503, Florida Department of Revenue tourist development tax sheet, City of Bonita Springs rental permit page, read 1 Oct 2026)
A rule matters to a seller in two ways: it may limit who can buy, and it may limit what a buyer can do after closing.
Whether the association requires approval of a purchaser, an application, an interview, a fee or a right of first refusal is a declaration term, and none is published. Section 718.116 requires the estoppel certificate to state any approval requirement, right of first refusal, capital contribution or transfer fee, so request it early and read that line before you set a closing date. If approval applies, add its calendar to the contract.
Nothing we read states a minimum lease length for this building. Under Section 718.110, an amendment that changes rental terms binds only owners who consent to it and later purchasers, so the date of an amendment matters. The City of Bonita Springs rental permit page excludes properties of more than six dwelling units regulated under Chapter 718, which as we read it puts a 48-unit condominium outside the City permit, a point to confirm. Lee County levies a 5 percent tourist development tax on stays of six months or less, and Florida treats a unit rented more than three times a year for periods under 30 days as a vacation rental that may need a state license under Section 509.242.
The county record points to late winter and spring: of the 53 qualified Bonita Beach Plantation House sales recorded since 2009, 18 were recorded in March and April, and none in August or November. Listing in late fall or early winter puts a condo before buyers ahead of that season.
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, and one extra sale moves a month noticeably.
| Recording month | Qualified sales | Recording month | Qualified sales |
|---|---|---|---|
| January | 4 | July | 6 |
| February | 5 | August | 0 |
| March | 9 | September | 1 |
| April | 9 | October | 3 |
| May | 6 | November | 0 |
| June | 8 | December | 2 |
The Southwest Florida MLS gives the days a Bonita Beach Plantation House condo takes to sell, which would turn the calendar into dates. Information not available at time of publishing (checked 2026-10-01). Without it we promise no timeline. As a plan, a condo listed in November or December is in front of buyers when the winter season opens and has the best chance of a first-quarter contract, ahead of the March and April peak in the record, and one listed in the summer meets the thinnest months, with 6 sales in July and none in August.
We market a Bonita Beach Plantation House condo by building the paperwork first and the pictures second: the estoppel, budget, assessment ledger and flood and permit file are ready before the photographer arrives, and the listing states what we know and what the association has not published. Then we 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)
Buyers of an older condominium with unpublished records read a listing for what it admits, so a listing must answer their questions at the first showing.
The package holds the building address and heated size, the year built, the budget and reserve study or the statement that there is none, every special assessment notice and your ledger, the master policy declarations, the estoppel, the permit history and a list of what conveys, with a one-page comparison to the nearest sales at your plan and floor.
Professional photography and a floor plan, a description that names the building and plan and honest statements about the view and the flood zone. Floor plans for this building are not public, and people search for them, so a measured plan in your listing answers a question buyers already ask. 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 on our own sites and Domain Realty Group’s, beside our Bonita Beach Plantation House guide, so a buyer who searches the building finds your condo in context.
We negotiate a Bonita Beach Plantation House 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 seven-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 would tell a buyer’s agent how much movement to expect. Information not available at time of publishing (checked 2026-10-01). Without it we tell you before the first showing how much movement your comparables support and where they do not.
We answer an offer with the comparable that supports our number, and we weigh price against terms: closing date, financing, contingencies and credits. An offer $10,000 lower with a cash close can net more than a higher offer that fails at the appraisal. With 4 qualified sales in 12 months, an appraiser has little to work from, so we give the appraiser the nearest sales at your plan and floor before the appraisal, with a note on what the county record does not show.
A buyer choosing between Bonita Beach Plantation House and Bonita Beach and Tennis Club is choosing between 48 two-bedroom condos of 721 to 759 square feet in one four-story building and 360 efficiency condos of about 508 square feet in five ten-story buildings. Both are mapped in FEMA Zone AE at 10 feet.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; Bonita Beach and Tennis Club association site)
Bonita Beach and Tennis Club is the building’s nearest neighbor, about 0.24 mile west by map distance. If you own there instead, read our Bonita Beach and Tennis Club seller’s guide. The last column says what each difference means for your Bonita Beach Plantation House listing.
| What a buyer weighs | Bonita Beach Plantation House | Bonita Beach and Tennis Club | What it means for your listing |
|---|---|---|---|
| Size | 48 condos in 1 four-story building | 360 condos in 5 ten-story buildings | A smaller community, so one set of documents and one reserve study to read |
| Built | 1985 on the roll | 1977 to 1980 on the roll | The newer of the two buildings, but still inside the milestone rules |
| Unit size | 721 to 759 sq ft, 2 bedrooms, 1 bath | 508 or 540 sq ft efficiency condos | Space is your advantage, so lead with it |
| 12-month county median | $257,500, the median of these 4 sales | $280,000, 20 sales | Directional only, because your sample is four sales |
| 12-month median per sq ft | $346.75, the median of these 4 sales | $551.18, 20 sales | You cost less per square foot, so show the plan |
| 60-month county median | $342,500, 14 sales | $305,000, 50 sales | Your window includes the 2022 to 2024 peak |
| Amenities documented | A pool and common land; the rest unconfirmed | Ten tennis courts and two heated pools, per its association site | Document what you have, and do not imply tennis |
| Flood | AE, 10 ft | AE, 10 ft | Equal, so insurance quotes decide |
| Fees | Not published | Not published on its public site | Publish your own figure from the budget |
Over the same windows, from the county’s record on each page, the comparison is below. The Plantation House counts are small, so the first three rows are directional.
| Window | Plantation House sales and median | Beach and Tennis Club sales and median |
|---|---|---|
| 12 months | 4 sales, $257,500 | 20 sales, $280,000 |
| 24 months | 6 sales, $265,000 | 34 sales, $280,000 |
| 36 months | 9 sales, $302,500 | 35 sales, $280,000 |
| 60 months | 14 sales, $342,500 | 50 sales, $305,000 |
In the last 12 months the Plantation House median is $22,500 lower, about 8 percent, for condos with about 49 percent more heated area, 759 square feet against 508, which is why its price per square foot is about 37 percent lower. Over 60 months the order reverses, because the Plantation House window includes its 2022 to 2024 peak. At the 12-month pace, 4 of 48 condos, 8.3 percent, changed hands, against 20 of 360, 5.6 percent, at Beach and Tennis Club.
Bonita Beach Plantation House wins for a buyer who wants two bedrooms for about the price of an efficiency condo, prefers a 48-condo building to a 360-condo community and will read the documents first. Bonita Beach and Tennis Club wins for a buyer who wants tennis, a resort-style social calendar and the deepest record of comparable sales. Do not price a Plantation House condo from Beach and Tennis Club sales; do use them to understand a buyer’s alternative. Our Bonita Beach Plantation House 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.
Selling a Bonita Beach Plantation House condo costs roughly 4.5 to 7 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $265,000 sale that is about $12,217 to $18,842, and on a $342,500 sale about $15,279 to $23,842, 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 and the DBPR estoppel fee notice, NAR practice changes of 17 August 2024; Lee County recorded sales, index built 1 Oct 2026)
The figures are estimates, not a settlement statement. We show a 2.75 percent listing commission and an optional 2.5 percent for buyer-agent compensation; commission is negotiable, so replace either with your own number. $265,000 is the recorded price of two 759 square foot condos in February and April 2026, and $342,500 is the 60-month county median on 14 sales. Florida charges documentary stamp tax of $0.70 per $100 rounded up, the owner’s title premium is $575 plus $5.00 per $1,000 above $100,000, and in Lee County the seller customarily pays both, though the contract controls. Every line is rounded to the dollar.
This sheet assumes a mortgage-free seller. It leaves out property tax proration, because we do not know your tax bill: multiply your latest annual bill by the days you owned the year and divide by 365.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $265,000 | Recorded price of two 759 sq ft condos, February and April 2026 |
| Listing commission, 2.75% | -$7,288 | 2.75% of $265,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$6,625 | 2.5% of $265,000, rounded to the dollar |
| Deed documentary stamp tax | -$1,855 | 2,650 units of $100 at $0.70 |
| Owner’s title policy | -$1,400 | $575 plus ($265,000 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$18,842 | 7.11% of price |
| Estimated net before payoff, with buyer-agent compensation | $246,158 | $265,000 minus $18,842 |
| Estimated total costs, without buyer-agent compensation | -$12,217 | 4.61% of price |
| Estimated net before payoff, without buyer-agent compensation | $252,783 | $265,000 minus $12,217 |
The same assumptions apply, at the 60-month county median of 14 sales.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $342,500 | 60-month county median, 14 sales (mean of $340,000 and $345,000) |
| Listing commission, 2.75% | -$9,419 | 2.75% of $342,500, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$8,563 | 2.5% of $342,500, rounded to the dollar |
| Deed documentary stamp tax | -$2,398 | 3,425 units of $100 at $0.70 |
| Owner’s title policy | -$1,788 | $575 plus ($342,500 minus $100,000) at $5.00 per $1,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Current adjusted fee, nothing owed |
| Estimated total costs, with buyer-agent compensation | -$23,842 | 6.96% of price |
| Estimated net before payoff, with buyer-agent compensation | $318,658 | $342,500 minus $23,842 |
| Estimated total costs, without buyer-agent compensation | -$15,279 | 4.46% of price |
| Estimated net before payoff, without buyer-agent compensation | $327,221 | $342,500 minus $15,279 |
Your mortgage payoff, the property tax and association assessment prorations, any special assessment balance the estoppel shows, repairs or concessions, and any capital contribution or transfer fee, which is not published for this building.
Possibly not. As the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or up to $500,000 for a married couple filing a joint return, on a main home owned for at least 24 months out of the last 5 years, with the use test met as well. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701 and Publication 523, read 1 Oct 2026; Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The record shows why the exclusion can cover a seller’s gain here. Of the 19 repeat pairs since 2009, every one gained, the median dollar gain was $67,000 and the largest was $175,000, all before selling costs and all below $250,000. 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.
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)
This building has features that change the comparison: a thin record of 4 qualified sales in 12 months, an unpublished fee and rule set a buyer will want explained, a document package with a seven-day right and a flood zone. A buyer who is paying cash still wants those answered. Our Bonita Springs seller’s guide covers the city-wide picture, and we run the net proceeds side by side at no cost.
| Path | Price you can expect | What you pay | Main risk | When it fits |
|---|---|---|---|---|
| Full listing | Highest, tested by the market | Commission, stamp tax, title and prorations | A price that ignores the last 12 months sits | A condo in marketable condition with time |
| Investor cash offer | Below a well-priced listing; get it in writing | Often fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A condo needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | No listing commission, but your own disclosures and any negotiated buyer-agent compensation | Missed Section 718.503 or 689.302 duties | A known buyer and a legal review |
You get a free Bonita Beach Plantation House condo valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales at your plan and floor, adjusted for condition, documents and flood zone, with a net sheet at that price, and there is no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally: the sales we priced from, the 12, 24, 36 and 60-month windows, the document list your buyer will ask for and a net sheet at the price the record supports.
Get your free Bonita Beach Plantation House condo valuation and we will send a value built from recorded sales of your plan and floor, 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 Plantation House.
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 Plantation House sale, and none of these is offered as a review of this building. The words are the reviewers’ own.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “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
These are the questions Bonita Beach Plantation House owners ask before they list, answered from the Lee County sale record, state and federal records and Florida law. The building background is in our Bonita Beach Plantation House guide. For your own condo, call Jesse direct at (239) 898-6072.
Price it from the nearest recorded condo at your plan and floor, order the estoppel and document package, complete the flood disclosure and list in the fall or winter. We handle each step, and we start the paperwork before the photographer arrives.
Choose the agent with the strongest pricing evidence and paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked every qualified sale in the building for this page. We claim no closing there.
Fourteen qualified sales in 60 months ran $225,000 to $450,000 at a median of $342,500, and the four since October 2025 ran $225,000 to $265,000. Floor, plan, condition and sale date decide where you land. Request a free valuation.
The county recorded 4 qualified sales, $225,000 to $265,000, the median of these 4 sales being $257,500 at $346.75 a heated square foot. These are county records, not Southwest Florida MLS closings.
Yes, from the 2024 peak. The annual median rose from $208,000 in 2015 to $415,000 in 2024 and sits at $257,500 for 2026 to June, about 38 percent lower. Two sales a year in 2023 to 2025 is thin, so the exact turn is uncertain, but the four 2026 sales confirm the direction.
The county file does not say, and we do not guess. It carries no condition, terms or reason, and the possible factors, such as insurance costs, assessments and interest rates, are not tied to this building by any public record. Your documents will show whether your building has one.
Days on market comes from the Southwest Florida MLS, and we do not estimate it from the county record, which carries recording dates and not listing dates. Information not available at time of publishing (checked 2026-10-01).
Of 53 qualified sales since 2009, 18 were recorded in March and April, so a fall or winter listing is live before that season. The record has also turned down, so price for the present market, and a complete document package matters more than the month.
From the 726 and 759 square foot sales with an adjustment for size, and from the date. The last qualified sale of a 721 square foot condo was in May 2024 at $380,000, before the 2026 sales, so a buyer’s appraiser will lean on the newer plans.
A 759 square foot fourth-floor condo recorded $450,000 in March 2024 and another recorded $225,000 in June 2026. The record cannot see condition, view or terms, so we price from your condo and its documents.
Not published. We found no assessment amount in the state’s records, the county roll, the association’s filings or any association website. The budget and the estoppel certificate give yours, and we do not use a listing site’s figure.
Not before you list, but every unpaid assessment through closing must be settled, and the estoppel states the balance. We found no public special-assessment notice for the building, so ask the manager for every notice since 2022 and the payment schedule.
The association’s written statement of what a condo owes and what terms apply to a sale. Section 718.116 requires it within 10 business days, at up to $299, up to $119 more expedited and up to $179 more where the account is delinquent.
In Lee County the seller customarily pays all three, and the contract controls. At $342,500 the stamp tax is $2,397.50 and the title premium $1,787.50, on top of an estoppel of up to $299.
At your expense under Section 718.503: the declaration, articles, bylaws and rules, the budget and financial statement, the milestone summary if one applies, the latest reserve study or a statement that none is complete, and the frequently asked questions document.
Yes. Section 689.302 requires a flood disclosure at or before the contract covering flooding you know of, any flood insurance claim and any flood assistance. Answer from your own records, and do not rely on the map zone as an answer.
FEMA Zone AE with a base flood elevation of 10 feet NAVD88, on Lee County panel 12071C0654G, effective 17 November 2022. Ground at the building is about 5.67 feet, so the mapped flood stands about 4.3 feet above ground. The map does not say where your floor sits.
We do not know. No association letter, insurance summary or damage report is public. The National Hurricane Center reported 8 to 12 feet of surge above ground for the Bonita Beach segment, and the nearest quality-1 mark was 5.18 feet above ground 880 meters away.
Yes. Lee County’s evacuation layer places the building in Evacuation Zone A and Surge Zone 1, as of the layer’s 11 March 2025 edit. Zone A is the first zone ordered to leave. Confirm your address on the county’s evacuation map.
We found no Florida sale statute that requires one for a condominium unit. A buyer’s insurer may ask for one in a flood zone, so include a copy if the association holds one, because it also settles the pre-FIRM or post-FIRM question.
No result is public, and we assert none. Built in 1985 with four stories, the building is inside both rules, and as we read the statutes the initial inspection was due by 31 December 2024 and the reserve study by 31 December 2025. Ask the manager in writing.
Only if the declaration or rules require it, and neither is published. The estoppel certificate states any approval requirement, right of first refusal, transfer fee or capital contribution, so we order it at the start of the listing.
That depends on the declaration, which is not public. A state license applies to rentals under 30 days more than three times a year, and Lee County’s tourist development tax applies to stays of six months or less.
The pet rules are not published, so we cannot state a limit. Assistance animals are protected separately under federal fair housing law. Give a buyer’s agent the pet section of the rules with the offer.
Slightly, in a small sample. The 60-month floor medians run from $307,500 to $360,000 on three or four sales each, and the plan medians from $302,500 to $355,000 on three to eight. Condition and the sale date matter more.
Fix what a buyer’s inspection and the City will care about: open permits, electrical and plumbing issues and anything the association requires. The file has no condition field, so we cannot say what a renovation returns, and we walk the condo with you first.
At $342,500 we estimate $15,279 without buyer-agent compensation, 4.46 percent, and $23,842 with 2.5 percent compensation, 6.96 percent, before property tax, assessments and payoff.
At $342,500 the estimate is $327,221 without buyer-agent compensation and $318,658 with it, before payoff, tax proration and assessments. At $265,000 it is $252,783 and $246,158.
Possibly not. A main home owned and used for 24 months of the last 5 years can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Every one of the 19 repeat gains since 2009 is below $250,000.
Yes. On the roll, 31 of the 48 owners list a mailing address outside Florida, and many sell without traveling. Florida closings can be done by mail or with a notary, and we coordinate showings, the estoppel and the documents. Your title company will tell you what signatures it needs.
Usually, subject to the lease and the declaration. The buyer may need the tenant’s lease and may need to honor it, and the association may have approval rules for the lease. We review the lease early so the contract fits it.
The buyer can bring cash, the price can drop or the parties can challenge the appraisal with better comparables, which we give the appraiser before the appraisal. With only 4 sales in 12 months, that file matters.
They are weakest where recorded sales are few and the market is moving: here 4 qualified sales in 12 months, with prices that fell by more than a third from 2024. Assessment, flood and document questions are invisible to automated models.
The Plantation House condos are larger and fewer, so each comparable matters more and your sample is smaller. Owners there can read our Bonita Beach and Tennis Club seller’s guide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price from the record and answer the buyer’s assessment, insurance and storm questions first.
The commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will prepare a net sheet at your price before you sign.
A Bonita Beach condo specialist knows which floor 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 Plantation House condo well holds its price through the inspection.
We have seen small facts cost sellers contracts: a 721 square foot condo priced off a 759 square foot sale from a different year, a monthly fee quoted from a listing site instead of the budget, a document package handed over after the contract so the seven-day right stayed open, and paperwork that mixed this building up with a similarly named property. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
If you are thinking of selling a Bonita Beach Plantation House condo, call the team that prices from the recorded sales at your plan and floor, orders the estoppel and assembles the flood, permit and assessment file the day you list, and answers the buyer’s insurance and storm questions first. We have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Bonita Beach Plantation House, Bonita Beach, 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 Plantation House, Bonita Beach Club, Bay Harbor Club, Bonita Beach and Tennis Club or Seascape.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Bonita Beach Plantation House sold record, last 60 months: 14 qualified sales at a $342,500 median, from $225,000 to $450,000, per Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026. Southwest Florida MLS days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01). Few of the 48 condos come up for sale in any month, so make us your first call before you list.
Request your free Bonita Beach Plantation House condo valuation and we will send a value built from the recorded sales at your plan and floor, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, in the same city as the building, and are Top 1% Real Estate Agents Nationally Since 2008.
The building background is in our Bonita Beach Plantation House 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 Plantation House condo? Get a free Bonita Beach Plantation House 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 Plantation House.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every figure on this page traces to a primary source below: county, city, state and federal records and the statutes that set the seller’s duties. Sale figures are Lee County Property Appraiser and Florida Department of Revenue records, index built 1 October 2026. We cite no brokerage or listing sites.
These official documents are the ones a Bonita Beach Plantation House seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, so you read the rule or notice as published and not as paraphrased by a broker or a listing site.
| Document | Issued by | Date | Why a seller needs it |
|---|---|---|---|
| Florida Statute 718.503 | Florida Legislature | Current statute | The seller’s document package and the buyer’s seven-day right |
| Florida Statute 689.302 | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract |
| Estoppel certificate fee notice | Florida DBPR | Current notice | The adjusted $299, $119 and $179 fee amounts |
| FEMA summary of coverage, residential condominium buildings | FEMA | May 2024 | What the building’s federal flood policy can pay |
| City substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022 | The 50 percent rule and the design flood elevation |
| Department of Revenue sale qualification codes | Florida Department of Revenue | Effective 2026 | Definitions behind the county’s qualified sales |
| IRS Topic 701 | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 |
The association’s declaration, bylaws, rules, budget and reserve study are not posted publicly; they come from the manager with the estoppel certificate and the seller’s document package, and recorded instruments can be requested from the Lee County Clerk.
Bonita Beach Plantation House sale figures are Lee County Property Appraiser and Florida DOR recorded sales, index built 1 October 2026, and Southwest Florida MLS figures are marked as not available where they would appear. McGreevy and Comisar, sell your Bonita Beach Plantation House condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.