We price your Bonita Fairways home from the county's recorded resales in your own neighborhood and answer the golf, fee, flood and condo questions before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Lee County Property Appraiser recorded-sale file, roll dated 1 September 2026, pulled 26 September 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, about ten minutes from the West Terry Street gate, and this is our seller’s guide to one community: Bonita Fairways, the gated golf community of 854 homes and homesites whose owners bought their own golf course in 2020. If you own a Bermuda Links or Gardens condominium, a Carousel Cove home, a Rosewood Pointe Garden or Botanika unit, or a Natura patio home, this page gives you the recorded sale prices, the fees, the flood and condo-law facts, the costs and the timing that decide what you net.
Bonita Fairways is small enough that a handful of closings moves its numbers, and that is why we work from the deed record rather than a listing portal. In the twelve months to 1 September 2026, the Lee County Property Appraiser recorded 34 qualified home sales inside the gate: 33 resales and one first sale from a builder. The 33 resales closed at a median of $339,000 and $244.91 per heated square foot. A year earlier, 40 resales closed at a $365,000 median and $263.56 a foot. That is a decline of about 7 percent on both measures, at a time when resale prices across the City of Bonita Springs were nearly flat.
A 7 percent headline does not describe every Bonita Fairways home. Carousel Cove and Rosewood Pointe Garden held or gained per square foot, Bermuda Links and Botanika eased slightly, and Natura and The Gardens carried most of the decline. This guide shows the numbers neighborhood by neighborhood, explains who is buying and when, and walks through the costs, disclosures and decisions a Bonita Fairways seller faces in 2026.
To sell a Bonita Fairways home in 2026, price it from your own neighborhood’s recorded resales rather than the community median, assemble the estoppel, flood, roof and condominium documents buyers now ask for, list so that you are live by January, and hire a listing team that explains the owner-owned golf course and the fee stack to every buyer.
Data updated: September 2026 (Lee County Property Appraiser tax roll and qualified improved sale fields, roll dated 1 September 2026, sales September 2025 through August 2026 compared with the prior twelve months, retrieved 26 Sep 2026).
That sequence matters here because Bonita Fairways is really six markets behind one gate. A 2005 Bermuda Links condominium and a Natura patio home share a clubhouse and a master assessment, but not the buyer, the flood zone, the insurance or the price: 12-month resales ran from $250,000 for a Botanika unit to $579,990 for a Natura home.
These are the eight facts about selling in Bonita Fairways that matter most in September 2026, each drawn from the Lee County deed record, a recorded association document, a state or federal source, or the City of Bonita Springs.
Selling in Bonita Fairways: How Do I Sell My Home in Bonita Fairways in 2026? · Why List Your Bonita Fairways Home With McGreevy and Comisar?
The Market and the Record: What Is the Bonita Fairways Market Doing for Sellers Right Now? · What Is Each Bonita Fairways Neighborhood Selling For? · Who Is Buying Homes in Bonita Fairways? · When Is the Best Time to Sell in Bonita Fairways?
Pricing and the Golf Course: How Do We Price a Bonita Fairways Home? · How Does the Owner-Owned Golf Course Help Sell a Bonita Fairways Home?
Fees, Condos, Flood and Disclosures: What Fees, Estoppels and Approvals Come Up When You Sell in Bonita Fairways? · What Should Bonita Fairways Condo Sellers Know About SIRS and Milestone Inspections? · What Will Buyers Ask About Flood Zones and Insurance in Bonita Fairways? · What Disclosures Does a Bonita Fairways Seller Owe? · How Do the 55+ and Leasing Rules Affect a Bonita Fairways Sale?
Marketing, Costs and Taxes: How Do We Market and Negotiate a Bonita Fairways Sale? · What Does It Cost to Sell a Home in Bonita Fairways? · Do I Pay Capital Gains Tax When I Sell My Bonita Fairways Home?
Your Options and Next Steps: Should I List, Sell for Cash or Sell by Owner in Bonita Fairways? · How Do I Get a Free Bonita Fairways Home Valuation?
Answers and Local Expertise: What Bonita Fairways Sellers Say About Working With Us · Frequently Asked Questions, Bonita Fairways Seller Edition · Why Does a Bonita Fairways Specialist Matter When You Sell? · Thinking of Selling Your Bonita Fairways Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are a two-partner listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Bonita Fairways sellers hire us because we price from their own neighborhood’s recorded resales, answer the fee, flood and condo questions before a buyer asks, and negotiate every offer ourselves.
If you’re searching for the best realtor to sell your home in Bonita Fairways, or thinking, “I need a listing agent who knows the difference between Bermuda Links and The Gardens,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have 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, so a listing appointment on Rosewood Pointe Drive, Sammoset Way or Natura Boulevard is a short drive, not a trip. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
In the last 12 months we tracked every qualified Bonita Fairways sale on the Lee County roll, one recorded deed at a time: 34 closings, split into 33 resales and one builder first sale, then sorted by neighborhood, building, heated square footage, year built and flood zone. That is the file we start from on every listing. When a Gardens owner asks what their unit is worth, the answer begins with the ten recorded Gardens resales at a $325,000 median, not with the $339,000 community figure that blends in Natura patio homes.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means our Bonita Fairways sellers hear what buyers from Illinois, New Jersey and Naples are asking about this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal questions are handled by one of the two partners, never handed to a junior agent or an assistant.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote you a Natura list price built on last year’s $510,000 median when this year’s resales closed at $486,250. We will not describe a Bonita Fairways home as outside the flood zone unless the FEMA map or a letter of map change says so, and we will not tell a buyer the monthly cost is $1,100 a year when the neighborhood association fee sits on top of it. Buyers here arrive with an insurance agent, and for condos a lender reviewing the association. A listing that has already answered their questions holds its price through the inspection period.
The Bonita Fairways resale market softened in 2026 while the wider city held steady. In the twelve months to 1 September 2026, 33 resales closed at a $339,000 median and $244.91 per heated square foot, down about 7 percent on both measures from 40 resales at $365,000 and $263.56 a year earlier.
Data updated: September 2026 (Lee County Property Appraiser tax roll and sale fields, roll dated 1 September 2026, qualified improved resales inside Bonita Fairways, September 2025 through August 2026 and September 2024 through August 2025, retrieved 26 Sep 2026).
The table compares the two twelve-month periods for resales only. The one first sale from a builder in the current year is set aside, because a new home’s first sale says little about what a 2006 condominium is worth.
Bonita Fairways resales | Sep 2025 to Aug 2026 | Sep 2024 to Aug 2025 | Change |
|---|---|---|---|
Resales | 33 | 40 | -17.5% |
Median resale price | $339,000 | $365,000 | -7.1% |
Median $ per heated sq ft | $244.91 | $263.56 | -7.1% |
All qualified sales, including builder first sales | 34 | not compared | |
All-sales median / $ per sq ft | $341,448 / $243.76 | not compared | |
All-sales recorded volume | $12,617,285 | not compared |
Which median should you use? On this page we use the resale median, $339,000, when we talk about the market a seller competes in, because every home you compete with is a resale. Our Bonita Fairways community guide quotes the all-sales median of $341,448 and $243.76 a foot, which adds the one builder first sale. Both are correct; they answer different questions.
Across the City of Bonita Springs, recorded resale medians barely moved in the same twelve months: single-family homes closed at $660,000, down 1.2 percent, and condominiums at $400,000, down 2.4 percent, while the number of city resales rose. Bonita Fairways’ 7 percent decline is sharper, and the reason matters for pricing. Bonita Fairways sits in 34135, where city condo resales fell 9.7 percent to a $332,750 median, and apart from Botanika the community’s condominium buildings are 19 to 29 years old, the age at which buyers start asking about roofs and reserves. The full city picture is in our Bonita Springs seller’s guide.
Partly both. Per square foot, Bermuda Links eased 2.9 percent and Botanika 2.3 percent, Carousel Cove rose 4.3 percent and Rosewood Pointe Garden 1.0 percent. The larger per-foot drops came in The Gardens, where only two resales closed in the prior year, and in Natura, where this year’s resales included more large homes, which always trade at a lower price per foot. A seller who reads only the community headline will underprice a Carousel Cove home and may overprice a large Natura home.
All 34 sales in the last twelve months fell into five bands, which shows where the buyer money in Bonita Fairways actually is.
Price band, all 34 Bonita Fairways sales, Sep 2025 to Aug 2026 | Sales | Share |
|---|---|---|
Under $300,000 | 10 | 29% |
$300,000 to $350,000 | 9 | 26% |
$350,000 to $400,000 | 6 | 18% |
$400,000 to $500,000 | 5 | 15% |
Over $500,000 | 4 | 12% |
Fifty-five percent of sales closed under $350,000. That is the condominium market. Above $400,000 it is almost entirely Natura, plus the occasional Carousel Cove home.
The Southwest Florida MLS records 29 closed Bonita Fairways sales in the twelve months to September 26, 2026, at a median of $339,000 and $241 per square foot, the same median the county deed record shows for resales. The median closed sale took 90.5 days on market and sold for 97.7 percent of its final list price. On September 26, 2026, 20 homes were active at a median list price of $454,950, about 8.3 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, residential listings filed under the Bonita Fairways development, closed 26 Sep 2025 to 26 Sep 2026 and active on 26 Sep 2026, pulled 26 Sep 2026).
Neighborhood | MLS closings, 12 months | Median sold price | Median days on market | Sale-to-list | Active listings | Median list price |
|---|---|---|---|---|---|---|
The Gardens at Bermuda Links | 11 | $325,000 | 85 | 97.6% | 2 | $362,000 |
Natura | 9 | $440,000 | 133.5 | 97.5% | 1 | $519,900 |
Carousel Cove | 3 | $360,000 | 13 | 97.1% | 2 | $324,250 |
Bermuda Links | 2 | $302,500 | 29.5 | 97.9% | 3 | $369,000 |
Botanika | 2 | $294,500 | 174 | 94.8% | 10 | $529,950 |
Rosewood Pointe Garden | 1 | $344,000 | 12 | 98.3% | none | none |
Other Bonita Fairways | 1 | $430,000 | 5 | 101.2% | 2 | $454,950 |
All Bonita Fairways | 29 | $339,000 | 90.5 | 97.7% | 20 | $454,950 |
Source: Southwest Florida MLS Matrix, pulled 26 September 2026. Neighborhoods with fewer than ten closings are thin samples; read them as individual sales, not market rates.
Two things stand out. Half of the active listings are in Botanika, where recorded sales have run well below today’s asking prices, so Botanika sellers face the most competition and buyers there have the most room to negotiate. And the 8.3 months of supply is roughly double the Bonita Springs average of 4.5 months, which is why pricing to the recorded resales, not to the active list, is what gets a Bonita Fairways home sold. The county record shows 34 qualified sales against 29 MLS closings; the difference is mostly private and builder sales that never reached the MLS.
The Southwest Florida MLS records McGreevy and Comisar on 54 closed Bonita Springs sales since 2016, $34.7 million in all, including seven closings worth $14.85 million in the last 12 months. Our recorded closings include Worthington, Spanish Wells, Bonita Springs Golf and Country Club and Bonita Lakes, the golf communities buyers most often compare with Bonita Fairways.
Bonita Fairways resale medians in the last twelve months ran from $295,000 in Bermuda Links to $486,250 in Natura, with The Gardens at $325,000, Botanika at $339,000, Carousel Cove at $362,500 and one Rosewood Pointe Garden resale at $344,000. Sample sizes are small, so we read each neighborhood alongside its prior year.
Data updated: September 2026 (Lee County Property Appraiser, roll dated 1 September 2026, qualified improved resales by neighborhood with 2026 just values, retrieved 26 Sep 2026).
Neighborhood | Resales, Sep 2025 to Aug 2026 | Median | Median $/sq ft | Sale to 2026 just value | Prior-year resales | Prior-year median |
|---|---|---|---|---|---|---|
Natura at Bonita Fairways | 10 | $486,250 | $234.98 | 1.18 | 11 | $510,000 |
The Gardens at Bermuda Links | 10 | $325,000 | $243.10 | 1.09 | 2 | $350,000 |
Bermuda Links | 5 | $295,000 | $242.60 | 1.31 | 11 | $360,000 |
Carousel Cove (55+) | 4 | $362,500 | $243.48 | 1.36 | 7 | $315,000 |
Botanika at Bonita Fairways | 3 | $339,000 | $318.88 | 1.11 | 4 | $297,500 |
Rosewood Pointe Garden | 1 | $344,000 | $263.20 | 1.19 | 5 | $349,000 |
All resales | 33 | $339,000 | $244.91 | 1.18 | 40 | $365,000 |
Where a neighborhood had fewer than five resales, the median is a list of individual sales rather than a market rate. We show it because it is the only public record there is, and we price those homes from 24 or 36 months of sales plus the active listings.
Natura is the single-family neighborhood Home Dynamics built around the course from 2016 to 2024, and it is where the community’s higher prices live. Ten resales in the last twelve months closed at a $486,250 median and $234.98 a foot, from $380,000 to $579,990, against eleven resales at $510,000 a year earlier. Two cautions shape the pricing: 152 of 222 Natura homes have their footprint centered in the Spring Creek AE zone, and the neighborhood association is still developer-controlled. Our Natura at Bonita Fairways page carries current listings.
The Gardens, 134 two-bedroom units in twelve buildings built in 2007, was the most active condominium in the last year, with ten resales at a $325,000 median and $243.10 a foot, from $280,000 to $365,000. Two facts divide Gardens pricing: whether the unit sits in one of the six Bonita Fairways Boulevard buildings in the AE zone, and whether it is in one of the two three-story buildings at 26630 and 26640 Rosewood Pointe Drive that fall under the condominium safety laws. See our Gardens at Bermuda Links page.
Bermuda Links, 142 two-bedroom units in 14 two-story buildings built in 2005 and 2006, is the entry point to Bonita Fairways. Its five resales closed at $265,000, $285,000, $295,000, $300,000 and $310,000, a $295,000 median, against eleven resales at a $360,000 median the year before. Per square foot the decline was only 2.9 percent, so much of the drop reflects which units sold. Every Bermuda Links building is Zone X shaded and two-story, which keeps it outside the reserve-study law, and resales ran 1.31 times the 2026 just value. Our Bermuda Links page carries current listings.
Carousel Cove, the 106-home 55+ neighborhood on Bonita Fairways Circle, Sammoset Way and Landfall Place, recorded four resales at $290,000, $360,000, $365,000 and $460,000, a $362,500 median, up from $315,000 on seven resales a year earlier. Its sales ran 1.36 times just value, the widest gap in the community, which tells a Carousel Cove owner that the county’s TRIM notice understates the market. Site-built and manufactured homes trade differently, and we price them separately. See our Carousel Cove page.
Botanika, 75 units in three four-story elevator buildings completed in 2024, is still mostly a first-sale market: 62 Botanika closings in the 24 months to August 2026 were largely from the developer. Its three resales in the last twelve months, at $250,000, $339,000 and $343,895, ran $318.88 a foot, the highest in the community because the units are newer and smaller. Our Botanika page carries current listings.
Rosewood Pointe Garden, 68 units in two small condominium associations built from 1997 to 2005, trades rarely. One resale closed in the last twelve months at $344,000 and $263.20 a foot, against five at a $349,000 median a year earlier. Every building is Zone X shaded and two-story, which is a selling point we lead with. See our Rosewood Pointe Garden page.
Bonita Fairways resale prices eased about 7 percent this year while the city held flat, which means the gap between a well-priced listing and an overpriced one decides whether you sell in season or wait for summer. Request a free Bonita Fairways home valuation built from your own neighborhood’s recorded resales, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers in Bonita Fairways, or our Bonita Springs buyer’s guide.
Bonita Fairways buyers are mostly Floridians and seasonal owners from the Northeast and Midwest. Of 133 current owners of homes sold in the last 24 months, 59 mail their tax bills to a Florida address, followed by Illinois with 12, New York and New Jersey with 10 each, and Pennsylvania and Ohio with 7.
Data updated: September 2026 (Lee County Property Appraiser owner mailing addresses and homestead exemptions for parcels with a qualified sale in the 24 months to 1 September 2026, roll dated 1 September 2026, retrieved 26 Sep 2026).
Owner mailing address, Bonita Fairways homes sold in the last 24 months | Owners | Share of 133 |
|---|---|---|
Florida | 59 | 44% |
Illinois | 12 | 9% |
New York | 10 | 8% |
New Jersey | 10 | 8% |
Pennsylvania | 7 | 5% |
Ohio | 7 | 5% |
Ontario, Canada | 5 | 4% |
Massachusetts | 4 | 3% |
All other states and countries | 19 | 14% |
The pattern is clear: fewer than half of recent Bonita Fairways buyers are Floridians, and the rest arrive from the Chicago suburbs, the New York and New Jersey metro, Pennsylvania, Ohio, Ontario and New England. City-wide, Ohio, Illinois and Michigan lead; Bonita Fairways leans further toward the Northeast.
A seller in Bonita Fairways is marketing to two buyers at once. The first is the seasonal owner from Illinois or New Jersey who wants a lock-and-leave condominium with a golf view. The second is the full-time buyer who wants a Natura or Carousel Cove home and cares about homestead taxes, flood insurance and the monthly carrying cost. We build the listing for both.
The homestead exemption is the best public proxy for full-time residence, because only a permanent Florida resident can claim it. On the September 2026 roll, 53 of 106 Carousel Cove homes and 114 of Natura’s 217 built homes carry a homestead exemption, about half of each. The condominiums lean seasonal: 45 of 142 Bermuda Links units, 37 of 134 Gardens units, 27 of 68 Rosewood Pointe Garden units and 5 of 75 Botanika units are homesteaded. When you sell a condominium here, your likeliest buyer is a second-home owner; when you sell a Natura or Carousel Cove home, it is as likely to be a full-time resident.
The best time to sell a Bonita Fairways home is to be listed by January, because February, March and April produced 37.2 percent of the community’s resale closings over the last three years. July and August produced 5.7 percent combined, so a home listed in early summer waits for the fall.
Data updated: September 2026 (Lee County Property Appraiser, 105 qualified resales inside Bonita Fairways, September 2023 through August 2026, by month of closing, retrieved 26 Sep 2026).
Month of closing, Bonita Fairways resales, Sep 2023 to Aug 2026 | Closings | Share of the year |
|---|---|---|
January | 8 | 7.6% |
February | 13 | 12.4% |
March | 15 | 14.3% |
April | 11 | 10.5% |
May | 8 | 7.6% |
June | 10 | 9.5% |
July | 4 | 3.8% |
August | 2 | 1.9% |
September | 11 | 10.5% |
October | 10 | 9.5% |
November | 4 | 3.8% |
December | 9 | 8.6% |
Closing dates trail contract dates by 30 to 60 days, so the March closing peak reflects contracts written in January and February, when seasonal owners are in town and touring. Bonita Fairways peaks a month earlier than the city as a whole, where March, April and May produced 36.5 percent of resale closings. We ask sellers to be photographed and live by early January.
Bonita Fairways shows a second, smaller window that the city data does not: September and October produced 20 percent of closings between them. Those reflect contracts written in July and August, outside the seasonal peak. For a Natura or Carousel Cove home, a well-priced summer listing is not a lost cause. For a condominium, it usually is slower.
We price a Bonita Fairways home from its own neighborhood’s recorded resales over the last twelve months, widening to 24 or 36 months where there are fewer than ten, then adjust for building, floor, view, flood zone, roof age and association reserves, and test the number against the active listings a buyer can tour that week.
Data updated: September 2026 (Lee County Property Appraiser, roll dated 1 September 2026, resales, 2026 just values and repeat sales, retrieved 26 Sep 2026).
The community median is a poor comparable because Bonita Fairways neighborhoods trade $190,000 apart. A Bermuda Links seller competes with Bermuda Links and Gardens resales and with other two-bedroom golf-view condominiums along the U.S. 41 corridor; a Natura seller competes with Natura resales and with newer single-family communities east of Interstate 75, such as VillageWalk of Bonita Springs, where 72 resales closed at a $482,500 median and $293 a foot in the same twelve months. We set aside builder first sales and list thin samples individually.
Your 2026 TRIM notice shows the Property Appraiser’s just value, an estimate as of 1 January, not a sale price. In the last twelve months Bonita Fairways resales closed at a median 1.18 times their 2026 just value. The ratio was 1.36 in Carousel Cove and 1.31 in Bermuda Links, 1.18 to 1.19 in Natura and Rosewood Pointe Garden, and 1.09 to 1.11 in The Gardens and Botanika. Just value is a floor for conversation, not a list price, and it lags a moving market in both directions.
Neighborhood | Median 2026 just value (county roll) | Median sale-to-just-value ratio, 12-month resales |
|---|---|---|
Bermuda Links | about $258,000 | 1.31 |
Rosewood Pointe Garden | $288,000 to $294,000 | 1.19 |
The Gardens at Bermuda Links | about $299,000 | 1.09 |
Botanika at Bonita Fairways | about $316,000 | 1.11 |
Carousel Cove | about $271,000 | 1.36 |
Natura, Phase 1 | about $402,000 | 1.18 |
The repeat-sale record shows what holding a Bonita Fairways home has returned. We tracked 198 pairs where the same home sold twice more than a year apart; the median owner gained 7.45 percent a year over a median five-year hold.
Neighborhood | Repeat-sale pairs | Median annual change | Median hold |
|---|---|---|---|
Natura at Bonita Fairways | 31 | +10.82% | 2.9 years |
Carousel Cove | 29 | +8.70% | 5.1 years |
Rosewood Pointe Garden | 20 | +7.04% | 5.5 years |
Bermuda Links | 40 | +6.98% | 5.4 years |
The Gardens at Bermuda Links | 72 | +6.74% | 6.7 years |
Botanika at Bonita Fairways | 4 | -4.15% | 1.1 years |
All pairs | 198 | +7.45% | 5.0 years |
The Botanika figure reflects four owners who bought new from the developer and resold within about a year, paying for the new-construction premium on the way in. It is not a verdict on Botanika. For every other neighborhood, the record shows an owner who bought five or six years ago has a meaningful gain to protect, and a pricing mistake of 5 percent can give back most of a year’s appreciation.
The owner-owned golf course is the strongest selling point a Bonita Fairways home has. The homeowners association bought the 18-hole Gordon Lewis course on 27 March 2020 for $1,200,000 and runs it as a public course, so buyers get a golf setting with no required membership, no equity buy-in and no initiation fee.
Data updated: September 2026 (Lee Clerk Instrument 2020000078155; Bonita Fairways Community Association 2026 budget and recorded amendments; Bonita Fairways Golf Club scorecard and booking engine; retrieved 26 Sep 2026).
Most Southwest Florida golf communities either bundle a mandatory membership into every home or leave the course in private hands that could close or redevelop it. Bonita Fairways does neither. The association owns the course and leases it to its wholly owned subsidiary, Bonita Fairways Golf Club, Inc., which runs it as a public, pay-to-play course. We found no redevelopment proposal and no litigation over the course in city, county or news records, and any change would need the owners themselves.
Buyers from Illinois or New Jersey have usually heard about Florida golf communities with mandatory memberships, initiation fees and food minimums. We lead with the contrast: an 18-hole, par-61 executive course of 3,388 yards from the blue tees, 18 holes at $30 to $45 with a cart off season, a summer player card at $550 for a single, and a 10 percent owner discount on the daily rate under the posted rules. For a buyer who never plays, it is a view that costs nothing extra.
The 2026 master budget counts $264,000 of golf course income against $120,000 of golf loan interest, and the golf club’s 2023 shareholders report credited golf with distributing $540,000 to owners through the master budget. In practice, public green fees help hold the master assessment down, which is why it is $1,100 a year in 2026. That number, set against the club dues in neighboring communities, is the second half of the selling story.
Buyers who tour Bonita Fairways usually tour two or three other golf communities, and the city deed file for the same twelve months shows how far apart they sit. Highland Woods, which bundles an equity membership, resold houses at a $695,000 median and $362 a foot on seven sales, and its St. Andrews Verandas condominiums at $415,000 and $301 a foot. Spanish Wells, whose owners hold a 27-hole club with optional membership outside Cordova, resold houses at $837,500 and $320 a foot. Worthington Country Club resold houses at $597,500 and $328 a foot on 18 sales.
A Natura patio home at about $235 a foot sits well below each of those gated golf alternatives per square foot. That is a price-per-foot argument we put in front of every buyer who is also looking at Highland Woods, Spanish Wells or Worthington.
When you sell a Bonita Fairways home, the buyer pays the one-time $2,500 resale capital contribution, you order estoppel certificates from the master association and your neighborhood association, and some neighborhoods, including The Gardens at Bermuda Links, require board approval of the buyer before closing.
Data updated: September 2026 (Certificate of Amendment, Lee Clerk Instrument 2024000069667, recorded 12 March 2024; Bonita Fairways Community Association 2026 budget; Florida Statutes sections 718.116 and 720.30851; retrieved 26 Sep 2026).
Members approved the resale capital contribution on 6 March 2024 and it was recorded on 12 March 2024. It is a one-time payment by the buyer at closing, deposited to reserves and used only for capital improvements or repaying capital loans. It is not a seller cost under the recorded amendment, although in a slow market a buyer may ask the seller to cover it as a concession, and that is a negotiation, not an obligation.
The amendment exempts transfers to a spouse or co-owner, transfers by inheritance or to an estate-planning trust, foreclosures by a lender or the association, a buyer’s first purchase directly from Home Dynamics or Cedar Green Homes, and an owner who sells one Bonita Fairways home and buys another within one year. That last exemption matters to sellers who are moving inside the gate, for example from a Bermuda Links condo into a Natura patio home.
The master assessment is $1,100 per home for 2026, billed as two $550 payments, up from $932 in 2025 and $1,000 in 2023 and 2024. It covers the clubhouse, pools, courts, gates, roads, lakes, landscaping, insurance, management, reserves and golf loan interest. At the closing, the title company prorates the current installment between buyer and seller.
Each of the seven neighborhood associations charges its own fee, and none of them publish it on a public source we can cite. For a condominium, that fee carries the building insurance, exterior maintenance and reserves, so it is the largest line in a buyer’s monthly cost. We put your neighborhood’s current regular assessment in the listing file from your latest statement and the adopted budget, so a buyer’s first question has an answer.
An estoppel certificate states what the seller owes the association, including any pending special assessment. In Bonita Fairways that usually means one from the master association and one from your neighborhood association. Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent; the certificate is valid for 30 days, or 35 if delivered electronically. We order both as soon as a contract is signed.
The Gardens at Bermuda Links requires board approval of every sale and every lease, and other neighborhoods may have application requirements of their own. The approval clock runs inside the contract period, so we get the buyer’s application to the association in the first days after contract, and we tell buyers about the approval step before they write.
In Bonita Fairways, Florida’s structural integrity reserve study and milestone inspection laws reach only Botanika’s three four-story buildings and the two three-story Gardens at Bermuda Links buildings at 26630 and 26640 Rosewood Pointe Drive. Bermuda Links and Rosewood Pointe Garden are two-story and fall outside both requirements.
Data updated: September 2026 (Florida Statutes sections 553.899 and 718.112; Florida DBPR condominium registry; Lee County Property Appraiser building records; retrieved 26 Sep 2026).
Florida’s condominium safety law, passed after the 2021 Surfside collapse and amended in 2023, 2024 and 2025, applies to condominium buildings of three or more habitable stories. Section 553.899 requires a milestone structural inspection by 31 December of the year a building turns 30, and every ten years after, and lets the local building official require it at 25 years. Section 718.112 required associations to complete a structural integrity reserve study, or SIRS, for each covered building by 31 December 2025, with an absolute deadline of 31 December 2026, and bars covered associations from waiving or underfunding the reserves it identifies.
Bonita Fairways condominium | Buildings and height | Built | Covered by SIRS and milestone law? |
|---|---|---|---|
Bermuda Links | 14 two-story buildings, 142 units | 2005 to 2006 | No |
Rosewood Pointe Garden A and B | Two-story buildings, 68 units | 1997 to 2005 | No |
The Gardens at Bermuda Links | 10 two-story and 2 three-story buildings, 134 units | 2007 | Only 26630 and 26640 Rosewood Pointe Drive |
Botanika at Bonita Fairways | 3 four-story elevator buildings, 75 units | 2024 | Yes, all three |
A two-story building is outside the SIRS and milestone requirements, and in a year when condominium buyers across Florida are worried about reserve-study assessments, that is a genuine advantage. We say it plainly in the listing, and we still request the association’s current budget, reserve schedule and minutes, because buyers want to see that the building is maintained whether or not the law requires a study.
If your unit is at 26630 or 26640 Rosewood Pointe Drive, the association should have a SIRS for your building. Those buildings date to 2007, so a milestone inspection is not due for years unless the building official moves the date. We could not confirm the filing status of the Gardens studies in the state’s online database, so we request the study and the reserve funding plan directly from the association before listing.
Botanika’s buildings were completed in 2024, so a milestone inspection is decades away, but the reserve-study rules apply from the start. We request the association’s SIRS or reserve disclosures, the adopted budget and the condominium documents filed with DBPR under registration PR77170.
Bonita Fairways buyers will ask which FEMA flood zone the building sits in, whether an elevation certificate or letter of map change exists, how the area fared in Hurricane Ian, the roof age and whether a private insurer will write it. Most of the community is Zone X shaded; most Natura homes and six Gardens buildings are AE.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective 17 November 2022; FEMA letters of map change; USGS Hurricane Ian high-water marks; 2018 Lee County LiDAR; Florida Office of Insurance Regulation; Citizens Property Insurance; retrieved 26 Sep 2026).
The governing map is Lee County FIRM panel 12071C0656G, effective 17 November 2022. Two AE zones touch the community: a riverine AE zone along Spring Creek with no single published base flood elevation, and a coastal AE zone with a base flood elevation of 9 feet along the south and west edges.
Neighborhood | Buildings | Building center in Zone X | Building center in AE |
|---|---|---|---|
Natura at Bonita Fairways | 222 homes | 70 | 152 (Spring Creek riverine AE) |
The Gardens at Bermuda Links | 12 buildings | 6 | 6, along Bonita Fairways Boulevard |
Botanika at Bonita Fairways | 3 buildings | 3 | 0; Building A at 26589 touches coastal AE, letter of map amendment issued 2023 |
Carousel Cove | 101 homes mapped | 100 | 1 (coastal AE) |
Bermuda Links | 14 buildings | 14 | 0; letters of map amendment issued 2010 and 2023 |
Rosewood Pointe Garden | 8 buildings | 8 | 0 |
Lenders require flood insurance on federally backed mortgages for buildings in an AE zone. For a Natura home in the AE zone, that is a monthly cost your buyer must add, and it is the single biggest reason two Natura homes of the same plan can sell at different prices.
A letter of map amendment, or a letter of map revision based on fill, is FEMA’s determination that a specific structure sits above the base flood elevation. FEMA’s records show such letters for Carousel Cove in 2009, Bermuda Links in 2010 and 2023, Botanika in 2023, and four Natura lots between 2024 and August 2026, three of which removed the structure from the flood zone and one of which was denied.
USGS surveyed Ian high-water marks of 8.7 to 9.0 feet above sea level (NAVD88) within about a mile of the community, while the county’s 2018 LiDAR puts the median ground at Bonita Fairways building sites between 10.2 and 11.1 feet: 10.28 in Bermuda Links, 10.24 in The Gardens, 10.35 in Rosewood Pointe Garden, 10.36 in Carousel Cove, 10.78 in Botanika and 11.12 in Natura. Ground is not finished-floor elevation, and we found no report naming the community as flooded, which is different from a record that no home took water.
The City of Bonita Springs holds Class 5 in FEMA’s Community Rating System per the city and FEMA’s April 2025 list, a 25 percent discount on National Flood Insurance Program premiums,. It applies to every NFIP policy in the city, including Zone X homes, and we state it in every Bonita Fairways listing.
Citizens Property Insurance has required flood coverage since 1 January 2026 on homes with a dwelling replacement cost of $400,000 or more, and from 1 January 2027 every Citizens personal residential policy will need flood coverage, although condominium unit-owner policies are exempt. For a Natura seller, a documented flood quote is part of the pricing conversation; for a condominium seller, the exemption is a selling point.
Original roofs would now be about 19 years old at The Gardens, 20 to 21 at Bermuda Links, up to 29 at Rosewood Pointe Garden and up to 34 in Carousel Cove, but many have been replaced, and only the permit record shows when. Citizens limits shingle roofs to 25 years and tile or metal to 50, and requires a four-point inspection for homes more than 20 years old. For a Carousel Cove home we order a four-point and a wind-mitigation inspection before listing, so the buyer’s insurance agent can quote on day one; for a Natura home, a current wind-mitigation form (OIR-B1-1802) can lower the buyer’s premium.
A Bonita Fairways seller owes the buyer Florida’s three-question flood disclosure at or before contract, disclosure of known material defects a buyer cannot readily see, the property tax disclosure summary, and the homeowners’ association disclosure or condominium document package that fits what is owned. Open permits should be cleared or disclosed before listing.
Data updated: September 2026 (Florida Statutes sections 689.302, 689.261, 193.155, 720.401 and 718.503; Johnson v. Davis; City of Bonita Springs; retrieved 26 Sep 2026).
Section 689.302 has required a residential seller to give a written flood disclosure at or before contract since 1 October 2024, and the 2025 amendment, effective 1 October 2025, expanded it. The form now asks whether the seller knows of flood damage to the property during the seller’s ownership, whether the seller filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. We complete it with you at the listing appointment, not at the offer.
Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s taxes, because under section 193.155 a homestead’s assessed value resets to market value on 1 January after a sale. In Bonita Fairways, where about half of Natura and Carousel Cove owners are homesteaded, a long-time owner’s bill can be well below what the buyer will pay. At the 2026 proposed total of 12.8217 mills, $400,000 of taxable value carries about $5,129 a year before discounts and non-ad-valorem fees.
Bonita Fairways is layered. The master association is a Chapter 720 homeowners’ association, Carousel Cove and Natura are Chapter 720 associations, and Bermuda Links, The Gardens, Rosewood Pointe Garden A and B, and Botanika are Chapter 718 condominiums. In a Chapter 720 association, section 720.401 requires a disclosure summary before the contract is signed, and a buyer who does not receive it may void the contract before closing. Condominium units follow Chapter 718’s resale package instead. Which forms apply to your sale depends on what you own; we identify them at listing and confirm them with the closing agent. This is information, not legal advice.
The Bonita Fairways rules narrow some buyer pools and widen others. Carousel Cove is a recorded 55+ community, every neighborhood carries a 30-day minimum lease, tenants may not keep pets, and The Gardens caps monthly rentals at four a year. We market to the buyers those rules favor.
Data updated: September 2026 (Carousel Cove Amended and Restated Declaration, Instrument 2013000110712; Bonita Fairways master declaration and 2026 guest amendment, Instrument 2026000086991; association tenant form; retrieved 26 Sep 2026).
The Carousel Cove declaration, recorded 10 May 2013 and titled “An Over 55 Community,” invokes the federal Housing for Older Persons Act. At least 80 percent of newly occupied homes must include a resident 55 or older, no permanent residents under 18 are allowed, and any rental household must include a qualifying resident 55 or older. We confirm eligibility with every buyer’s agent before a showing, so no contract falls apart at the association’s review.
The master declaration forbids leases shorter than 30 consecutive days, and a full-February lease counts as 30 days. The association’s tenant form states that short-term rentals, VRBO and Airbnb are not permitted. That rules out one investor strategy, but it appeals to owner-occupants who want a community without nightly rentals, and to seasonal owners who rent by the month.
We market a Bonita Fairways home with professional photography, video and aerial footage of the course and lakes, a listing file that answers the fee, flood, roof and condo questions up front, direct outreach to seasonal and full-time buyers, and team-run showings through the gate. Every offer is negotiated by a partner.
As Top 1% Real Estate Agents Nationally Since 2008, we budget every listing’s marketing like it is our own sale. Bonita Fairways sells a setting: a fairway and lake view from a Bermuda Links lanai, a Natura patio home backing onto the course, the clubhouse and pickleball courts, the four-minute drive to Riverside Park and the Old 41 downtown. We shoot professional photography and video for every listing and use licensed aerial footage to show the course, the lakes and the location between U.S. 41 and Old 41.
Every Bonita Fairways listing we run carries a document file: the FEMA zone for the building and any letter of map change, the elevation certificate where one exists, the four-point and wind-mitigation inspections, the roof permit and year, the master and neighborhood fee schedule, the $2,500 resale capital contribution explained, the leasing, pet and 55+ rules, and for Botanika and the three-story Gardens buildings, the SIRS status. Buyers’ agents send it to insurance agents and lenders before the first showing.
The multiple listing service reaches agents; it does not reach the New Jersey owner who spends February in Bonita Springs and is deciding whether to buy. We market to our own Southwest Florida buyer database, to buyers who have toured with Marc in the same price band, and through social channels and targeted digital advertising timed to the January-to-April season.
With five or ten sales a year in a neighborhood, an appraiser can reach for the wrong comparable, such as a Bermuda Links sale for a Gardens unit or an AE-zone Natura sale for a Zone X home. When an appraisal comes in low, we supply the comparables the appraiser did not use, request a reconsideration of value through the lender, and negotiate a split or an appraisal-gap commitment where the buyer can support it.
Selling a Bonita Fairways home typically costs about 4.7 to 5.0 percent of the price before any buyer-agent compensation, and about 7.2 to 7.5 percent if the seller also offers the buyer’s side, once commissions, deed stamps at $0.70 per $100, the owner’s title policy, closing fees, two estoppels and the tax proration are counted. Commissions are negotiable.
Data updated: September 2026 (Florida Statutes sections 201.02, 718.116 and 720.30851; Florida Administrative Code rule 69O-186.003; NAR settlement practice changes; Lee County Property Appraiser 2026 proposed millage; retrieved 26 Sep 2026).
These examples use the Bermuda Links resale median of $295,000 and the Natura resale median of $486,250. Commission lines are examples of negotiated terms, not set rates. The tax proration assumes a 30 June closing; your title company prorates from your actual bill.
Estimate for illustration | $295,000 Bermuda Links condo | $486,250 Natura patio home |
|---|---|---|
Listing-side commission, example 2.5% | $7,375 | $12,156 |
Buyer-side compensation if the seller offers it, example 2.5% | $7,375 | $12,156 |
Deed documentary stamp tax, $0.70 per $100 | $2,065 | $3,404 |
Owner’s title insurance premium, promulgated rate, if the seller pays | $1,550 | $2,506 |
Title search and settlement fee, estimate | $1,200 | $1,300 |
Municipal lien search, estimate | $175 | $175 |
Estoppel certificates, master and neighborhood, $299 each | $598 | $598 |
Property tax proration credit to the buyer, estimate | $1,640 | $2,543 |
Estimated total, with buyer-side compensation | $21,978 (7.5%) | $34,838 (7.2%) |
Estimated total, without it | $14,603 (5.0%) | $22,682 (4.7%) |
Estimated proceeds before any mortgage payoff, without buyer-side compensation | $280,397 | $463,568 |
The condominium proration assumes a non-homestead bill at the proposed 12.8217 mills on a $258,000 assessment, about $3,308 a year; the Natura example assumes $400,000 of taxable value, about $5,129 a year. The buyer, not the seller, pays the $2,500 resale capital contribution under the recorded amendment. A mortgage payoff, repair credits, any concession and the prorated master and neighborhood assessments are separate.
Since 17 August 2024, offers of buyer-broker compensation cannot appear on the MLS, and buyers sign a written agreement with their own agent before touring. Commissions were always negotiable and remain so. A seller may still offer compensation to the buyer’s agent, or a concession toward the buyer’s costs, outside the MLS, and in a correcting market that choice can widen the buyer pool. We walk through it in writing before the listing agreement is signed. For the statewide breakdown, see our guide to seller closing costs in Florida.
Florida has no state income tax, so a Bonita Fairways sale is taxed only federally. A main home owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes and rentals are treated differently, so ask a tax professional.
Data updated: September 2026 (Internal Revenue Service Topic 701 and FIRPTA guidance; Florida Statutes section 193.155; Lee County Property Appraiser repeat sales; retrieved 26 Sep 2026).
The Internal Revenue Service’s Topic 701 explains the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. About half of Carousel Cove and Natura owners are homesteaded full-time residents and are the likeliest to qualify. We are not tax advisers, so we recommend a conversation with a CPA before listing.
The median Bonita Fairways owner in our repeat-sale file held for five years and gained 7.45 percent a year. As an illustration only, a home bought for $230,000 and compounding at that rate for five years would be worth about $330,000, a gain of roughly $100,000 before selling costs and improvements, which is well inside the exclusion for a qualifying main home. For a seasonal owner who never made Bonita Fairways a main home, the same gain is taxable at federal capital gains rates, and records of improvements reduce it.
For most Bonita Fairways homes in marketable condition, a full listing nets the most. A cash offer can make sense for a Carousel Cove home needing a roof, a unit with a storm-damage history, or a seller who must close in days. Selling by owner saves the listing fee but shifts pricing, disclosure, gate access and negotiation to the seller.
What matters to you | Full-service listing | Cash buyer or iBuyer offer | Sale by owner |
|---|---|---|---|
Price achieved | Full market exposure in season; highest likely price | Typically below market, priced to leave the buyer a margin | Depends on the seller’s pricing and reach |
Speed to close | 30 to 60 days after contract is typical, plus association approval where required | Can close in days, still subject to association approval | Unpredictable |
Fee, flood and condo questions | Answered in the listing file | Priced into the offer | Seller must research and disclose |
Disclosure risk | Managed with written disclosures | Still owed by the seller | Carried entirely by the seller |
Costs | Negotiated commission plus standard closing costs | Service fee or discount built into the offer | Closing costs, marketing, often buyer-side compensation |
Best for | Most homes, most sellers | Distressed or time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your home is in marketable condition and you can be live for the January-to-April season, which describes most Bonita Fairways owners; cash buyers are already common in the condominiums, so a listing often draws cash at market prices anyway. Choose an investor cash offer only for a home needing repairs an insurer will not accept or a closing in days. Choose a sale by owner only if you already have a buyer and know Florida’s disclosure duties. We will run the net proceeds side by side at no cost.
Request a free Bonita Fairways home valuation online, call Jesse direct at (239) 898-6072, or book a walk-through. We send a value built from the recorded resales in your own neighborhood, adjusted for your building, floor, view, flood zone, roof and condition, with the active competition in your neighborhood shown alongside it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. Send us your address, roof year, renovations with permits, your latest assessment statements, and any elevation certificate, FEMA letter or insurance inspections.
Get your free Bonita Fairways home valuation and we will send a value built from recorded Bonita Fairways sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” 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
★★★★★ “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
These are the questions Bonita Fairways owners ask us most often before they list, answered from the county record, recorded association documents and Florida law. Owners elsewhere in the city can use our Bonita Springs home valuation. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from your own neighborhood’s recorded resales, gather the estoppel, flood, roof and condominium documents buyers ask for, and list so you are live by January. Explain the owner-owned golf course and the full fee stack in the listing. Most Bonita Fairways resales close 30 to 60 days after contract, plus any association approval time.
Look for an agent who prices from your neighborhood’s recorded sales, knows which buildings are in the AE zone and which fall under the condo safety law, and negotiates personally. McGreevy and Comisar, based on South Tamiami Trail in Bonita Springs, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Yes, modestly. The 33 resales in the twelve months to 1 September 2026 closed at a $339,000 median and $244.91 a foot, both about 7 percent below the prior year’s 40 resales at $365,000 and $263.56. The decline was concentrated in Natura and The Gardens, while Carousel Cove and Rosewood Pointe Garden held or gained per square foot.
Start with your neighborhood: Natura resales ran a $486,250 median, Carousel Cove $362,500, Botanika $339,000, The Gardens $325,000 and Bermuda Links $295,000 over the last twelve months. Then adjust for your building, view, floor, flood zone and roof. Request our free Bonita Fairways valuation for a same-day range.
The Lee County Property Appraiser recorded 34 qualified home sales in the twelve months to 1 September 2026: 33 resales and one builder first sale, with $12,617,285 of recorded volume. Natura and The Gardens led with ten resales each.
Be listed by January. Over three years, February, March and April produced 37.2 percent of Bonita Fairways resale closings, and September and October another 20 percent. August produced 1.9 percent.
July, August and November together produced 9.5 percent of closings over three years. Summer is slowest for the condominiums, whose buyers are mostly seasonal. Natura and Carousel Cove see steadier year-round demand from full-time buyers.
A correctly priced home in season usually goes under contract within the first several weeks and closes 30 to 60 days later, plus association approval time in The Gardens. The 29 Bonita Fairways MLS closings of the last 12 months took a median 90.5 days on market, and we quote the current figure for your neighborhood at the valuation.
The buyer. The resale capital contribution recorded on 12 March 2024 as Instrument 2024000069667 is paid by the buyer at closing. A buyer can ask the seller to cover it as a concession, but the recorded amendment does not make it a seller cost.
Yes, and usually two: one from the master association and one from your neighborhood association. Florida caps the fee at $299 each for a current account, plus $119 for delivery within three business days. The certificate shows what you owe and any pending special assessment.
No. There is no golf equity to transfer and no membership to sell, because the course is owned by the homeowners association and operated as a public course with optional play. The only golf-related cost in the fee stack is part of the $1,100 master assessment.
No. The homeowners association owns the course, having bought it on 27 March 2020 for $1,200,000, and we found no redevelopment proposal or litigation in city, county or news records. Any change would need the owners themselves, which is a strong point for a seller to make.
Only if it is three stories or taller. In Bonita Fairways that means Botanika’s three buildings and the Gardens buildings at 26630 and 26640 Rosewood Pointe Drive. Bermuda Links and Rosewood Pointe Garden are two-story and outside the requirement.
The same three-story rule applies, and the inspection is due by the end of the year a building turns 30, or 25 if the building official requires it. The Gardens’ three-story buildings date to 2007 and Botanika’s to 2024, so neither is near its first milestone date.
Yes. The estoppel certificate discloses it, and the contract decides who pays. As of September 2026 the master association had no approved special assessment, after members rejected a $500 second-pool assessment in July 2026.
Partly. Most of the community is FEMA Zone X shaded, but 152 of 222 Natura homes and six Gardens buildings along Bonita Fairways Boulevard sit in a Spring Creek AE zone on panel 12071C0656G. Bermuda Links and Rosewood Pointe Garden are entirely Zone X shaded.
A Natura home in the AE zone needs flood insurance for a federally backed mortgage, which raises the buyer’s monthly cost and therefore what they can pay. An elevation certificate or a FEMA letter removing the structure from the zone narrows that gap. We review both before listing.
Yes. Florida’s flood disclosure, required at or before contract, asks whether you know of flood damage during your ownership, whether you filed a flood insurance claim, and whether you received flood assistance, including from FEMA. We complete it with you at the listing appointment.
In our worked examples, about 5.0 percent on a $295,000 Bermuda Links condo and 4.7 percent on a $486,250 Natura home without buyer-side compensation, and 7.5 and 7.2 percent with it. The main items are the negotiated commission, deed stamps, the owner’s title policy, two estoppels and the tax proration.
Only if they choose to. Since 17 August 2024, buyer-agent compensation cannot be offered on the MLS, and buyers sign their own agreements with their agents. A seller can still offer compensation or a concession outside the MLS, and in a correcting market it can widen the buyer pool.
Florida has no state income tax. Federally, a main home you owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes and rentals are taxed differently, so ask a CPA.
Yes. The standard “as is” contract lets the buyer inspect and cancel rather than demand repairs. It does not remove your duty to disclose known material defects or the statutory flood and tax disclosures, and the buyer’s insurer will still want a four-point and wind-mitigation report on older homes.
Cash buyers are common in the Bonita Fairways condominiums, and many pay market prices through a normal listing. An investor-style cash offer priced to leave a margin usually nets less for a unit in good condition. Compare offers on net proceeds, and vet proof of funds.
The buyer household must include a resident 55 or older, and no permanent residents under 18 are allowed, under the neighborhood’s recorded Housing for Older Persons Act declaration. We confirm eligibility with every buyer’s agent before a showing and market to 55+ buyers directly.
Yes. Fifty-six of Carousel Cove’s 106 homes are manufactured homes built to the federal HUD code, and some lenders and insurers treat them differently from site-built homes. We price them against their own type and line up lenders and insurers who know them.
It is not legally required, but most insurers require one for homes more than 20 years old, and 65 Carousel Cove homes were built before 2002. Having it ready before listing lets the buyer secure insurance quickly and protects the contract.
Yes, to one who will lease for 30 days or longer. The master declaration forbids shorter leases, the tenant form bars Airbnb and VRBO, tenants may not keep pets, and The Gardens limits monthly rentals to four a year.
Some neighborhoods require board approval of the buyer. The Gardens at Bermuda Links requires approval of every sale and every lease. We send the buyer’s application in the first days after contract so approval does not delay closing.
Not without board consent: the master declaration bars signs, including real estate signs, unless the board approves. We market without a yard sign, through photography, video, our buyer database and targeted advertising, and we run showings through the gate.
Yes. Developer control of the Natura association does not restrict resales. The estoppel certificate comes from the association’s manager, and the buyer pays the $2,500 master resale capital contribution as with any other resale.
The 106 Phase 3 homesites sold in one transaction in August 2026, so new construction is likely. Construction traffic may affect homes nearest those streets for a period, while new homes can also set higher comparables. We account for both when we price.
Voters approved a $35 million bond for the trail in August 2026, and the rail corridor runs along about 2,760 feet of the community’s northeast edge. The trail is several years from opening. Trails often add appeal, while homes right beside the corridor may raise privacy questions that the city says the design will address.
Only with care. Botanika’s newer, smaller units resold at $318.88 a foot, well above the $243 median at Bermuda Links and The Gardens, so a 2005 to 2007 condominium should be priced against its own building and neighborhood first.
Buyers here pay most for a course or lake view, a documented newer roof, impact windows or shutters, updated kitchens and baths, and in Natura and The Gardens, proof that the home or building is outside the AE flood zone. Cosmetic work pays less than documented insurability.
Yes. The sale works like any other, with FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. We coordinate remote signing with the title company, so you do not need to be in Bonita Springs to close.
A Bonita Fairways specialist knows which of the six neighborhoods, which building, which flood zone and which buyer pool a home belongs to, and sells the life around it: the owner-owned course, the clubhouse, downtown four minutes away and the beach about eleven. Buyers pay for that setting when a listing explains it well.
Every Bonita Fairways address falls in the School District of Lee County’s South Zone 3, and Bonita Springs Middle Center for the Arts on West Terry Street is about two minutes away. The NCH freestanding emergency department in Bonita Springs is about 9 minutes away and NCH North Hospital about 15.
As Top 1% Real Estate Agents Nationally Since 2008, we have seen small facts cost sellers contracts: a Gardens unit marketed as flood-free in an AE building, a Carousel Cove buyer who does not qualify under the 55+ rule, a Natura buyer surprised by the neighborhood fee.
Many of our sellers are also buyers, moving from a condominium into Natura, downsizing into Carousel Cove, or trading up elsewhere in the city. Read our guide to buying a home in Bonita Fairways, our Bonita Springs community guide, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are thinking of selling in Bonita Fairways, call the team that prices from your neighborhood’s own recorded resales, explains the owner-owned golf course and the fee stack to every buyer, and discloses flood and condo-law facts building by building. McGreevy and Comisar have represented Bonita Springs sellers since 2008 from our South Tamiami Trail office.
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 Fairways sold record, last 12 months: 33 recorded resales at a $339,000 median and $244.91 per heated square foot, plus one builder first sale, for 34 qualified sales and $12,617,285 of volume, per the Lee County Property Appraiser roll dated 1 September 2026. Natura led with ten resales at a $486,250 median, and The Gardens at Bermuda Links followed with ten at $325,000.
Request your free Bonita Fairways home valuation and we will send a value built from your neighborhood’s recorded sales. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Fairways 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 and have represented buyers and sellers across Southwest Florida since 2008.
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). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
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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 fact on this page traces to one of the primary sources below: the Lee County deed and tax record, the Bonita Fairways Community Association’s recorded documents, state and federal agencies, Florida law, the City of Bonita Springs and news reporting. We do not cite real estate brokerage or listing sites.
These are the forms, recorded documents and statutes a Bonita Fairways seller is most likely to need, each linked to the official source that publishes it: the Bonita Fairways Community Association, the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file (roll dated 1 September 2026), pulled 26 September 2026, and the Southwest Florida MLS Matrix, pulled 26 September 2026. Brokered by Domain Realty.