We price your Bermuda Links home from its own building group and parking type, and assemble the condo documents and both estoppels 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 indexed 29 September 2026 and the Southwest Florida MLS pulled 29 September 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to one condominium: the 142 two-bedroom, two-bath homes of Bermuda Links at Bonita Fairways, described building by building in our Bermuda Links at Bonita Fairways guide. If you own a first-floor or second-floor unit in one of the 14 two-story buildings, this page gives you every recorded sale of the last 24 months, the roof, fee and insurance facts a buyer will ask about, the documents Florida law makes you deliver, and what a sale costs you.
Bermuda Links sits inside Bonita Fairways, the gated golf community in Bonita Springs built around a course the homeowners bought in 2020. A Bermuda Links home is a condominium unit under Chapter 718 with its own condominium association, and the condominium sits inside the Bonita Fairways Community Association, a Chapter 720 master. Two associations mean two sets of documents, two estoppel certificates and a resale contribution your buyer pays at closing, and they are the reason a Bermuda Links listing is built differently from a single-family listing down the street.
The Lee County Property Appraiser recorded 15 qualified Bermuda Links sales in the 24 months to 29 September 2026, all resales, at a median of $312,500 and $247 per heated square foot, from $265,000 to $400,000. Twenty-four months is the shortest window with ten or more sales: the last 12 months hold only four, at $265,000, $310,000, $300,000 and $295,000. With so few sales, your building’s parking type, your floor and your plan decide your price far more than any complex average does.
To sell a Bermuda Links home in 2026, price it from the recorded sales in your own building group, floor and plan rather than a Bonita Fairways average, assemble the condominium documents, two estoppel certificates and roof permit your buyer will ask for, and be on the market before the January to May closing season.
Data updated: September 2026 (Lee County Property Appraiser DOR-qualified recorded sales, windows measured to 29 September 2026; Southwest Florida MLS pull of 29 September 2026).
That sequence matters because Bermuda Links is not one product. The 86 units in the eight garage buildings run 1,341 to 1,662 square feet and sold at a $361,875 median over 24 months; the 56 units in the six carport buildings run 1,180 to 1,216 square feet and sold at a $296,000 median. A carport owner who quotes a garage sale to a buyer loses credibility in the first showing, and a garage owner who prices from the carport sales gives away about $66,000.
Four facts move a Bermuda Links price more than any others. The first is parking: garage or carport, which the county parcel layer records by building. The second is size, from 1,180 to 1,662 square feet across ten plans. The third is floor, with first-floor units at a $360,000 median and second-floor units at $306,250 over 24 months. The fourth is condition against a very consistent roof record: all 14 buildings were re-roofed under permits applied for in July 2020.
A Bonita Fairways owner in a single-family home answers to one association. A Bermuda Links owner answers to two: Bermuda Links Condominium Association, Inc., which insures the buildings and keeps the condominium’s books, and the Bonita Fairways Community Association, which runs the gate, the amenity center, the golf course and the master rules. Your closing agent orders a condominium estoppel and a master estoppel, your buyer reads two sets of documents, and the buyer’s lender reviews the condominium project as well as the buyer.
These are the ten facts about selling a Bermuda Links home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s recorded sales, the Southwest Florida MLS, the recorded association documents, City of Bonita Springs permits or Florida law, and each explained in the section that covers it.
This seller’s guide to Bermuda Links at Bonita Fairways runs from the recorded market to the roof record, the fee, insurance and rule facts buyers ask about, the documents and costs of a condominium sale, a comparison with The Gardens at Bermuda Links, and the answers Bermuda Links owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Bermuda Links Home in 2026? · Why List Your Bermuda Links Home With McGreevy and Comisar? · What Is the Bermuda Links Market Doing for Sellers Right Now? · What Did Bermuda Links Homes Sell For? · Have Bermuda Links Owners Sold for More Than They Paid? · A Bermuda Links Sale Worked Through
Pricing, Roofs, Fees and Insurance: How Do We Price a Bermuda Links Home? · How Do Roofs, Condo Finances and Parking Type Affect a Bermuda Links Sale? · What Fees Will Your Bermuda Links Buyer Pay Each Year? · Who Insures a Bermuda Links Home, and What Will a Buyer’s Insurer Ask?
Documents, Disclosures, Rules and Timing: What Must a Bermuda Links Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Bermuda Links Sale? · When Is the Best Time to Sell?
Marketing, Negotiation and Your Options: How Do We Market a Bermuda Links Home? · How Do We Negotiate a Bermuda Links Contract? · Bermuda Links vs The Gardens at Bermuda Links: Which Will Your Buyer Choose? · What Does It Cost to Sell a Bermuda Links Home? · Do I Pay Capital Gains Tax? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Bermuda Links Valuation?
Answers and Local Expertise: What Bermuda Links Sellers Say About Working With Us · Frequently Asked Questions, Bermuda Links at Bonita Fairways Seller Edition · Why Does a Bermuda Links Specialist Matter When You Sell? · Thinking of Selling Your Bermuda Links 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. Bermuda Links owners hire us because we price from the recorded sales in their own building group and floor, assemble the condominium and master documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Bermuda Links condo, or thinking, “I need a listing agent who knows the difference between a garage building and a carport building,” 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 at Bermuda Links 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:
For this page we read the county’s recorded-sale file for all 142 Bermuda Links units, 159 qualified sales back to December 2009, and matched each to its building, floor and parking type. In the last 12 months we tracked four recorded sales and in the last 24 months we tracked 15, and we read the 233 City of Bonita Springs permits filed against the 14 buildings. That is the file we start from on every Bermuda Links listing. When a Building 9 owner asks what a unit is worth, the answer begins with the garage-building sales, not the $312,500 figure that blends in the carport buildings.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means Bermuda Links sellers hear what buyers comparing a Bermuda Links unit with The Gardens or Rosewood Pointe Garden are asking 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 a garage-building price built on carport sales, or the reverse. We will not tell a buyer the condominium’s reserves are fully funded when its budget is not public and we have not read it. And we will not describe the carrying cost as the $1,100 master assessment alone, because the condominium’s own fee sits on top of it and is not posted online. Buyers arrive with a lender who reviews the condominium and an insurer who reads the roof date, and a listing that has answered them holds its price through the inspection period.
Domain Realty, our brokerage, closed 671 transaction sides in Bonita Springs in the 60 months to October 5, 2026, $399.7 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Our case rests on the public record we have read for you, on our results across Bonita Springs and Southwest Florida, and on how we will run your sale. Bermuda Links days on market and sale-to-list ratios come from the MLS pull of 29 September 2026 shown in the market section below, drawn from other agents’ closings.
The Bermuda Links market is steady but softer than its 2022 and 2023 peak: the county recorded 15 resales in 24 months at a $312,500 median, four in the last 12 months at $297,500, and the per-foot median is about 17 percent below the 2023 level. Three homes are active in the MLS at a $369,000 median list price, above where recent sales closed.
Data updated: September 2026 (Lee County Property Appraiser DOR-qualified recorded sales through 29 September 2026; Southwest Florida MLS by Sub/Condo field, pulled 29 September 2026).
Recorded sales, not listings, lead this page. The county’s qualified-sale file records the price actually paid on the deed, while an MLS list price is a seller’s hope. The table gives the county windows, and the MLS table beneath it gives days on market and sale-to-list, which the deed record cannot.
Window ending 29 Sep 2026 | Sales | Median price | Range | Median $/heated sq ft |
|---|---|---|---|---|
12 months | 4 | $297,500 (mean of $295,000 and $300,000) | $265,000 to $310,000 | $245 |
24 months (first window with 10+) | 15 | $312,500 | $265,000 to $400,000 | $247 |
36 months | 21 | $360,000 | $265,000 to $475,000 | $258 |
60 months | 40 | $364,500 (mean of $364,000 and $365,000) | $165,000 to $475,000 | $269 |
All history, Dec 2009 on | 159 | $205,000 | $100,000 to $475,000 | $158 |
MLS window | Closed | Median sold | Median days on market | Median sale-to-list | Median $/living sq ft | Range |
|---|---|---|---|---|---|---|
12 months | 2 | $302,500 | 29.5 | 96.9% | $252 | $295,000 to $310,000 |
24 months | 12 | $323,750 | 78.5 | 95.2% | $248 | $285,000 to $400,000 |
36 months | 16 | $347,500 | 38.5 | 95.4% | $253 | $285,000 to $421,000 |
60 months | 32 | $363,875 | 13 | 98.2% | $262 | $275,000 to $421,000 |
The 12-month MLS row rests on two closings, so read it as an anecdote. The 24-month row, 12 closings at 95.2% of list and 78.5 days, is the sturdier guide to how a Bermuda Links sale behaves today. Nineteen Bonita Fairways MLS sales carry no condominium name in the MLS field, so the MLS counts may understate the true number, which is one more reason the county record leads.
Down from the peak, and stable at the recent level. The yearly medians rose from $113,550 in 2011 to $265,000 in 2021, jumped to $373,750 in 2022 and $412,500 in 2023, then eased to $400,000 in 2024, $335,000 in 2025 and $300,000 across three sales in 2026 to mid-June. The per-foot median went from $297 in 2023 to $247 in 2026, about 17 percent lower. The steep 2021 to 2022 gain has been given back in part, not all: the 2026 figure is still well above the 2021 level.
Three homes are active in the MLS at list prices from $315,000 to $385,000, a $369,000 median, with one pending. That median is about $45,250 above the 24-month MLS median of $323,750. At the 95.2% sale-to-list ratio, a $369,000 list price implies a $351,288 close, which is a useful test of whether a competing listing is priced for the record or for the hope. Your buyer will be comparing your home against those three homes and The Gardens next door.
We do not have a days-on-market figure for every recorded sale, because the MLS holds only the sales that passed through it. We do not measure condition: a renovated second-floor carport unit and a tired one can share a size and a building and differ by tens of thousands of dollars. And we do not project prices. The 24-month median is our reference, and we update it with the latest sales before any listing appointment. The neighborhood-wide context is in our Bonita Fairways community guide.
Bermuda Links homes sold for $265,000 to $400,000 in the last 24 months, a $312,500 median across 15 recorded resales, with garage buildings at $361,875 and carport buildings at $296,000. The tables below list every one of the 15 sales by recorded date, building address, building, floor, parking type, heated size and price, with no unit numbers.
Data updated: September 2026 (Lee County Property Appraiser DOR-qualified recorded sales, 24 months to 29 September 2026; parking type from the county parcel layer).
In the last 12 months we tracked four recorded sales, all in carport buildings, at a $297,500 median (the mean of $295,000 and $300,000) and $245 per heated square foot.
Recorded | Building address | Bldg | Floor | Parking | Heated sq ft | Price | $/sq ft |
|---|---|---|---|---|---|---|---|
11/26/2025 | 26700 Rosewood Pointe Dr | 16 | First | Carport | 1,213 | $265,000 | $218 |
3/25/2026 | 26651 Rosewood Pointe Cir | 17 | First | Carport | 1,187 | $310,000 | $261 |
4/22/2026 | 26651 Rosewood Pointe Cir | 17 | Second | Carport | 1,216 | $300,000 | $247 |
6/15/2026 | 26800 Rosewood Pointe Ln | 11 | Second | Carport | 1,216 | $295,000 | $243 |
Eight of the eleven earlier sales were in garage buildings, which is every garage sale of the 24 months, and the group holds the window’s high of $400,000.
Recorded | Building address | Bldg | Floor | Parking | Heated sq ft | Price | $/sq ft |
|---|---|---|---|---|---|---|---|
10/11/2024 | 26660 Rosewood Pointe Cir | 20 | First | Garage | 1,341 | $400,000 | $298 |
1/9/2025 | 9601 Rosewood Pointe Ter | 9 | Second | Garage | 1,347 | $363,750 | $270 |
2/26/2025 | 9601 Rosewood Pointe Ter | 9 | First | Garage | 1,386 | $380,000 | $274 |
3/13/2025 | 9601 Rosewood Pointe Ter | 9 | First | Garage | 1,347 | $360,000 | $267 |
3/20/2025 | 26651 Rosewood Pointe Cir | 17 | Second | Carport | 1,216 | $285,000 | $234 |
4/4/2025 | 26720 Bonita Fairways Blvd | 15 | Second | Garage | 1,386 | $335,000 | $242 |
4/14/2025 | 26700 Rosewood Pointe Dr | 16 | Second | Carport | 1,213 | $312,500 | $258 |
6/9/2025 | 9600 Rosewood Pointe Ter | 8 | Second | Garage | 1,341 | $335,000 | $250 |
7/7/2025 | 26660 Rosewood Pointe Cir | 20 | First | Garage | 1,662 | $365,000 | $220 |
7/31/2025 | 26800 Rosewood Pointe Ln | 11 | First | Carport | 1,216 | $296,000 | $243 |
9/2/2025 | 26660 Rosewood Pointe Cir | 20 | Second | Garage | 1,347 | $285,000 | $212 |
Eight of the 15 sales were in garage buildings, at a $361,875 median (the mean of $360,000 and $363,750) and $258.50 per heated square foot. Seven were in carport buildings, at $296,000 and $243. The gap is about $66,000 (65,875), and it persists in longer windows: garage buildings were $372,500 over 36 months (14 sales) and $380,000 over 60 months (28), while carport buildings were $296,000 over 36 months (7) and $305,000 over 60 months (12).
Seven first-floor sales had a $360,000 median and eight second-floor sales a $306,250 median (the mean of $300,000 and $312,500). Four of the first-floor and four of the second-floor sales were garage units, so the floor premium is not only a parking effect, but the two overlap. Do not read the floor gap as a rule: a second-floor garage unit of 1,386 square feet sold for $335,000 while a first-floor carport unit of 1,187 square feet sold for $310,000.
24-month price band | Sales |
|---|---|
$275,000 or less | 1 |
$275,001 to $300,000 | 5 |
$300,001 to $325,000 | 2 |
$325,001 to $350,000 | 2 |
$350,001 to $375,000 | 3 |
$375,001 to $400,000 | 2 |
Ten of the 15 sales closed under $350,000, and six closed at $300,000 or below. A price above $400,000 has no support in the last 24 months; the $475,000 sale in the 36 and 60-month ranges was a 1,662-square-foot unit in Building 8 in May 2024, a size that has traded rarely.
Bermuda Links has ten distinct sizes between 1,180 and 1,662 square feet. In 24 months, seven sales were of 1,180 to 1,216 square feet at $296,000 ($243 per foot), seven were of 1,341 to 1,386 at $360,000 ($267), and one was of 1,662 at $365,000 ($220). The largest plan is the least reliable comparable: with 16 units in the complex and one recorded sale in two years, its $220 per foot says more about that unit than about the plan.
Bermuda Links recorded only four sales in the last year, which means the buyer comparing your home will be looking at every one of the 15 sales since October 2024, at three active listings and at The Gardens next door. A price set from the right building group sells in season; one set from the wrong comparable sits into summer while you keep paying the master assessment and the condominium fee. Request a free Bermuda Links home valuation built from the sales in your own building group, or call Jesse direct at (239) 898-6072. If you are buying your next home too, call Marc at (239) 287-5873 and read how we represent buyers in Bermuda Links.
Most Bermuda Links owners have sold for more than they paid: the county recorded 52 repeat sales more than a year apart since 2009, with a median hold of 4.97 years, a median total gain of 51 percent and a median 7.2 percent a year. Only three of the 52 sold below the earlier price, and none of the three was held for more than about five years.
Data updated: September 2026 (Lee County Property Appraiser recorded-sale file, 159 qualified sales, December 2009 to September 2026; 52 repeat pairs from 44 units, matched by parcel and read without owner names).
Purchased | Repeat pairs | Median annual gain | Median hold |
|---|---|---|---|
2009 to 2011 | 14 | 8.4% | 6.7 years |
2012 to 2015 | 17 | 5.0% | 4.3 years |
2016 to 2019 | 15 | 7.4% | 5.5 years |
2020 to 2026 | 6 | too few to quote | 2.9 years |
The 2009 to 2011 purchases were made at the bottom of the market, when first recorded sales had a $117,750 median, so they flatter the whole. Excluding them, 38 pairs show a 6.0 percent median annual gain over 4.8 years. The range across all 52 runs from an 11.6 percent annual loss to a 41.8 percent annual gain.
Twenty-nine garage pairs show a 7.5 percent median annual gain over 5.2 years, and 23 carport pairs show 6.2 percent over 4.3 years. Both parking types rewarded a long hold, and the garage buildings rewarded it a little more, which matches their higher price level.
Three pairs lost money. A Building 9 unit bought in January 2017 sold in February 2022 for $165,000, 19.5 percent less than the $205,000 paid, after 5.1 years. A Building 12 unit bought in March 2016 sold in November 2018 for 7.1 percent less. A Building 20 garage unit bought in March 2023 for $385,000 sold in September 2025 for $285,000, 26.0 percent less after 2.5 years, the sharpest loss in the file and a reminder that a buyer near the 2022 to 2023 peak can be under water. The three pairs held under two years all gained, by 9.4 to 67.4 percent, and the 2020 to 2026 group is too small to quote a rate.
If you bought before 2020, the county record says you are very likely selling above your cost, and your net sheet should be built from the price you can support, not the price you hope for. If you bought in 2022 or 2023, ask us for the pair-level comparison before you set an expectation; the per-foot median is about 17 percent below the 2023 level and the record does not promise a recovery.
A recorded first-floor carport unit in Building 11, at 26800 Rosewood Pointe Ln, sold three times in ten years: $182,000 in September 2015, $200,000 in January 2019 and $296,000 on July 31, 2025. The chain shows a 62.6 percent gain over 9.9 years, about 5.0 percent a year, and shows how a Bermuda Links price follows the market rather than the improvements.
Data updated: September 2026 (Lee County Property Appraiser recorded-sale file; three consecutive qualified sales of one 1,216-square-foot first-floor unit, read without owner names or unit numbers).
Building 11 is one of the six carport buildings, at 26800 Rosewood Pointe Ln, built in 2005. The unit is a first-floor plan of 1,216 heated square feet, one of 14 units of that size in the complex. Building 11 was re-roofed under the July 2020 permits, with its final inspection on December 30, 2020, so the 2025 buyer bought under a roof about five years old.
The unit sold for $182,000 on September 8, 2015 ($150 per heated square foot), then for $200,000 on January 12, 2019 ($164 per foot). The 2015 to 2019 gain was 9.9 percent over 3.3 years, or 2.9 percent a year, a slow stretch for a complex whose yearly median was $186,250 in 2015 and $203,250 in 2019.
On July 31, 2025 the same unit sold for $296,000 ($243 per foot), a 48.0 percent gain over the January 2019 price across 6.5 years, or 6.2 percent a year. The price sits exactly on the 24-month carport median of $296,000, which is the point: a carport unit that closes at the carport-building median has been priced from the right comparables.
On June 15, 2026 a second-floor unit of the same 1,216 square feet in the same building sold for $295,000. It closed within $1,000 of the 2025 first-floor sale less than a year earlier, which is the kind of tight repetition a seller can rely on when the building group is right.
Three lessons. Price from the same building group, because Building 11 sales repeat within a few thousand dollars. Expect the market, not the kitchen, to set most of the gain, because a 2019 to 2025 rise of 48 percent tracks the complex’s 2019 to 2025 yearly medians of $203,250 rising to $335,000. And assume the buyer has already read the county record, because the chain above is public.
We tracked this chain as a public record.
We price a Bermuda Links home in six steps: match your building’s parking type, match your floor and plan, test the sale against the last 24 months of recorded deeds, adjust for condition and the 2020 roof, compare the active listings and The Gardens, and confirm the number against the buyer’s likely appraisal. Each step uses the recorded deed, not an automated estimate.
The county parcel layer records each building as garage or carport, and the record splits the market: 86 garage units in Buildings 8, 9, 13, 14, 15, 18, 19 and 20, and 56 carport units in Buildings 10, 11, 12, 16, 17 and 21. We start from the 24-month median for your group, $361,875 for garage and $296,000 for carport.
First-floor units sold at a $360,000 median and second-floor at $306,250, but the plan matters as much. A 1,187-square-foot first-floor carport unit sold for $310,000 in March 2026 while a 1,213-square-foot first-floor carport unit sold for $265,000 in November 2025, so we read the plan, the building and the condition together.
We pull every recorded sale in your building and the buildings next to it, with the price per heated square foot, and reject sales that are not arm’s length. The county’s qualified-sale codes do that screening, and we read the transfer codes on the roll to catch what a summary misses.
Your roof is a 2020 roof like every other roof in the complex, so it neither adds nor subtracts against the comparables. Air conditioning, windows and shutters are where units differ: the City recorded 89 mechanical permits, 58 shutter permits and 14 window and door permits across the 14 buildings, and a documented, permitted replacement is a selling point.
Three Bermuda Links listings are live at a $369,000 median list price, and The Gardens at Bermuda Links, 134 units built in 2007, closed 13 MLS sales in 24 months at a $325,000 median. Your buyer sees all of them, so we price relative to both. Read our guide to buying in Bermuda Links to see what your buyer is reading.
Most buyers finance, and a lender’s appraiser will use recorded sales. Garage and carport units are not comparable to each other, and an appraiser working from the wrong group can undervalue your home. We give the appraiser the recorded deeds for your building group.
A ZIP-wide or complex-wide estimate blends a $265,000 carport sale with a $400,000 garage sale and returns a number that neither type of unit will ever close at. The $66,000 gap between parking types is bigger than most renovation budgets.
Three facts move a Bermuda Links price beyond size and floor: every building was re-roofed under permits applied for in July 2020, so roofs are a shared selling point rather than a differentiator; the condominium’s own budget, reserves and fee are not published, so your buyer will ask for them; and the garage or carport split is worth about $66,000. Sellers who answer all three early keep their price.
Data updated: September 2026 (City of Bonita Springs permit records for the 14 Bermuda Links buildings; Lee County Property Appraiser parcel layer and recorded sales; Florida DBPR and Division of Corporations filings).
The City of Bonita Springs issued 42 roof permits, three per building, to re-roof all 14 buildings with tear-off tile. All 42 applications were dated July 17, 2020 and cite Hurricane Irma, and the final inspections fell between November 18, 2020 and January 5, 2021. The roofs are about six years old. We found no later roof permit for any building, and none of the permits names Hurricane Ian.
Building | Final inspection window | Building | Final inspection window |
|---|---|---|---|
8 | December 18, 2020 | 15 | December 29 to 30, 2020 |
9 | January 4 to 5, 2021 | 16 | December 10 to 18, 2020 |
10 | December 18, 2020 | 17 | November 20, 2020 |
11 | December 30, 2020 | 18 | November 18, 2020 |
12 | December 30, 2020 | 19 | November 18, 2020 |
13 | January 4 to 5, 2021 | 20 | November 20 to 30, 2020 |
14 | December 10, 2020 | 21 | December 4 to 18, 2020 |
Buildings 8, 9 and 10 were issued on July 20, 2020 and the other eleven on July 17, 2020. Put your building’s permit dates and final inspection in the listing, because an insurer’s first question about a Florida condominium is the roof date.
In a Florida condominium the association ordinarily maintains and insures the roof as part of the building, and the owners share the cost through assessments. How Bermuda Links paid for its 2020 roofs, whether from reserves, a special assessment or a loan, is not published anywhere we could find. Ask the association whether any loan or assessment for the roofs is still being paid, and whether it will show on your estoppel certificate.
The condominium’s declaration, bylaws, budget, reserve schedule and monthly fee are not posted online. That is the single largest information gap in a Bermuda Links listing, and a buyer’s lender will ask for the budget and reserves before approving a loan. The state filing lists Gulf Breeze Management Services and the county tax notice names Vesta Property Services, so confirm which company manages the condominium today before you tell a buyer whom to call.
We put your building’s roof permit number, issue date and final date in the listing, request the condominium budget and financial statement the day you list, and give the buyer’s agent the estoppel figures before the first showing. If the association has a loan or assessment still being paid for the 2020 roofs, we say so with the figure, because a buyer who learns it from the estoppel after an offer renegotiates, and a buyer who reads it first prices it in and moves on.
The county parcel layer records 86 garage units, 1,341 to 1,662 square feet, in Buildings 8, 9, 13, 14, 15, 18, 19 and 20, and 56 carport units, 1,180 to 1,216 square feet, in Buildings 10, 11, 12, 16, 17 and 21. The county’s just values show the same split: $259,702 for garage units and $217,814 for carport units at the median. Because garage and carport track size, a garage unit is also a larger unit, so the market is paying for both.
The contract decides who pays a special assessment levied between the offer and the closing, and the estoppel certificate shows any assessment already levied. We found no pending Bermuda Links assessment in the public record. The $500 second-pool assessment proposed by the master association failed on July 16, 2026 by 735 votes to 122, so no master charge is pending.
A Bermuda Links buyer pays a $1,100 master assessment in 2026 to the Bonita Fairways Community Association, a condominium fee to Bermuda Links Condominium Association that is not published, property tax at 12.8217 mills proposed for 2026, a $20 stormwater charge and, at closing, a $2,500 resale contribution. With property tax and the master assessment, a non-homestead buyer at $312,500 carries about $5,127 a year before the condominium fee.
Data updated: September 2026 (Bonita Fairways Community Association 2026 master budget and recorded March 2024 amendment; Lee County Property Appraiser 2026 TRIM notice, tax district 017; Florida DBPR).
Layer | Amount | Source |
|---|---|---|
BFCA master assessment | $1,100 a year: $964 operating plus $136 reserve, two $550 payments (about $91.67 a month) | 2026 master budget |
Bermuda Links condominium fee | Not published | Estoppel certificate or adopted budget |
Resale capital contribution | $2,500 once, paid by the buyer at closing | Recorded amendment, March 12, 2024 |
Property tax | 12.8217 mills proposed, tax district 017, no CDD | Lee County TRIM notice |
Stormwater | $20 a year | Lee County tax notice |
DBPR annual fee | $568 for the condominium ($4 by 142 units), paid by the association | Florida DBPR |
The master assessment was $932 in 2025 and $1,000 in 2023 and 2024, so the 2026 figure is an 18 percent rise on 2025. Bonita Fairways has no community development district, so no CDD bond payment appears on the tax bill.
At the $312,500 24-month median with the proposed 12.8217 mills, the school levy of 5.2710 mills and the non-school levy of 7.5507 mills produce these figures.
Non-homestead | Homestead | |
|---|---|---|
School levy | $1,647.19 | $1,515.41 |
Non-school levy | $2,359.59 | $1,982.06 |
Property tax | $4,006.78 ($333.90 a month) | $3,497.47 ($291.46 a month) |
With the $1,100 master assessment and $20 stormwater | $5,126.78 ($427.23 a month) | $4,617.47 ($384.79 a month) |
The homestead saving is $509.31 a year. At $265,000 the property tax is $3,397.75 non-homestead and $2,888.44 homestead; at $400,000 it is $5,128.68 and $4,619.37. None of these figures includes the condominium fee or insurance.
We could not find Bermuda Links’ own monthly or quarterly fee anywhere public, and we will not quote a third-party number we cannot trace. The estoppel certificate and the adopted budget are the documents that answer it, and we request both at listing so the buyer sees the figure before the first showing. For context only, The Gardens at Bermuda Links posts a 2021 budget of $998 a quarter, about $333 a month, including water, sewer and trash; that is The Gardens’ figure, not Bermuda Links’.
The master assessment funds the clubhouse and amenity center, the pool and courts, the gate, common areas and the association’s reserve, and it includes interest on the golf course loan. It does not include a golf membership: the association bought the course on March 27, 2020 for $1,200,000, golf is public and optional, and owners get 10 percent off the daily rate.
Florida’s property tax bill reflects the assessed value, and a buyer who does not already hold a Florida homestead starts with the market-based figure, not the seller’s. Section 689.261 requires a property tax disclosure summary that warns the buyer not to rely on the seller’s current taxes. About 32 percent of Bermuda Links units, 45 of 142, claim homestead, so many buyers see a non-homestead first bill.
Bermuda Links owners carry an HO-6 condominium policy on the interior and contents, while the condominium association insures the buildings, and a buyer’s insurer will ask first for the roof date, then for a wind-mitigation report, the year of the air conditioning and the flood zone. All 14 roofs date from the 2020 permits, and all buildings are in Zone X.
Data updated: September 2026 (Florida Statutes Section 718.111; City of Bonita Springs permit records; FEMA flood map panel 12071C0656G effective November 17, 2022; Florida OIR Form OIR-B1-1802).
Under Section 718.111 the association insures the building and the common elements, and the owner insures the interior from the walls in, the contents and personal liability. The Bermuda Links master policy and the amount of its deductible are not published, so ask for the declarations page and the wind deductible before you list. A buyer’s lender reads the same page.
The owner’s HO-6 covers upgrades, flooring, cabinets, fixtures and belongings, loss assessment coverage for a share of an association special assessment, and personal liability.
A buyer’s insurer uses the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, to credit roof shape, roof covering, opening protection and roof-deck attachment. A 2020 tile roof under permit is a strong entry on that form, and Bermuda Links shutter and window permits, 58 and 14 across the City record, can add credit. Ask an inspector for a fresh form before you list and put it in the file.
Every Bermuda Links building is in shaded Zone X, so a lender does not require flood insurance, but a buyer may choose it. The City of Bonita Springs holds a CRS Class 5 rating on FEMA’s April 2025 list, which gives policyholders in the City a 25 percent discount on National Flood Insurance Program premiums. Zone X is not a guarantee against water, and the flood disclosure section below explains why.
Put in the file: the master policy declarations page, your HO-6 declarations page, the wind-mitigation form, the roof permit and final, the air-conditioning permit and age, the flood zone letter and any claim history you can lawfully share. A buyer whose insurer has already quoted the home closes faster and asks for fewer concessions.
A Bermuda Links seller delivers the condominium’s governing documents, rules, budget and financial statement at the seller’s expense under Section 718.503, obtains a condominium estoppel and a master estoppel, discloses known facts that materially affect value, flood history and the property-tax warning. Bermuda Links is a Chapter 718 condominium inside a Chapter 720 master. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 720.30851, 720.401, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); recorded Bonita Fairways master declaration).
Section 718.503 entitles a buyer who has signed a contract for a condominium unit to a current copy, at the seller’s expense, of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, an annual financial statement and budget, the most recent structural integrity reserve study or a statement that none exists, and the association’s frequently asked questions and answers document. For Bermuda Links that means the recorded phase instruments and declaration, the association’s current budget and financial statement, and its question-and-answer sheet.
The resale contract must carry, in conspicuous type, one of two statutory clauses: either the buyer acknowledges receiving those documents at least 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. That right cannot be waived and ends at closing. A seller who hands the documents to serious buyers before an offer is written removes a week of uncertainty from the contract, so we request them the day you list.
A Bermuda Links closing needs a condominium estoppel from Bermuda Links Condominium Association under Section 718.116 and a master estoppel from the Bonita Fairways Community Association under Section 720.30851. Each states what is owed on the unit, and each fee is capped for a current account at $299, plus $119 for delivery within three business days and $179 more if the account is delinquent. A certificate is valid for 30 days, or 35 if delivered electronically. The title company usually orders both, and the Lee County custom is that the seller pays.
Bonita Fairways mixes two legal regimes. Single-family homes are fee-simple parcels under the Chapter 720 master, and those sellers deliver the Section 720.401 disclosure summary before the contract. Bermuda Links, The Gardens, Rosewood Pointe Garden and Botanika are Chapter 718 condominiums inside that master, and Section 720.401(2) states that it does not apply to an association governed by Chapter 718. So we do not tell a Bermuda Links seller that the 720.401 summary is a Florida requirement for a condominium sale. Whether a master-association summary is still expected on your unit is a question for your closing agent or attorney, and we put the master’s documents in the listing file either way. The community-wide version of this question is answered on our Bonita Fairways seller page.
Florida’s Supreme Court held in Johnson v. Davis that where a seller knows of facts that materially affect the value of the property, are not readily observable and are not known to the buyer, the seller must disclose them. An as-is contract does not remove that duty. In a Bermuda Links unit the questions that matter are water intrusion through a window, a slider or the unit above, prior leaks reported to the association, and unpermitted work on windows, doors or the air conditioning.
Section 689.302 requires a residential seller to deliver a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, filed a flood insurance claim or received federal flood assistance. Every Bermuda Links building is in Zone X, but the form asks about your experience, not the map. Section 689.261 adds the property tax warning.
Florida’s milestone inspection statute, Section 553.899, and the structural integrity reserve study rule in Section 718.112(2)(g) apply to buildings of three stories or more. The county records every Bermuda Links building at two stories, so neither applies. Ask the association for its own written statement, because the resale contract asks for one.
If your home is leased, the buyer’s contract should disclose the lease and its terms. The Bonita Fairways master allows leases of 30 days or more, bars short-term rental, and does not allow pets in leased units. Tell us the lease terms and end date before we list, so showings and the closing date are planned around them.
Buyers ask whether the home is in a flood zone, whether it flooded in Hurricane Ian, and whether the building’s permits are closed. All 14 Bermuda Links buildings are in shaded FEMA Zone X on panel 12071C0656G, effective November 17, 2022, in Evacuation Zone A, and the City recorded 233 permits against them, most of them finaled. This page cannot say that no home flooded.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G; Lee County GIS Evacuation Zones and 2018 LiDAR; USGS Hurricane Ian high-water marks; City of Bonita Springs permit records).
FEMA panel 12071C0656G, effective November 17, 2022, replaced panel 0656F of August 28, 2008. All 14 buildings sit in shaded Zone X. An AE polygon touches only the north edge of the condominium boundary, not a building. One Letter of Map Amendment has been approved, for Building 18 on May 19, 2023. The 2010 requests were a void LOMR-F, a void Building 8 LOMA and a not-approved Building 20 LOMA, so we do not tell buyers that those buildings were removed from a flood zone.
Bermuda Links is in Evacuation Zone A, the first zone Lee County orders out. The 2018 LiDAR shows median ground at the building sites of 10.28 feet, plus or minus 0.57, and USGS recorded Hurricane Ian high-water marks of 8.7 to 9.0 feet nearby. Those are measured facts. They are not a claim that no unit took water, and we do not make one.
We found no report of flooding at Bermuda Links, no permit that names Ian and no post-Ian roof permit. The City’s records show 20 shutter permits from 2022 to 2026, split 6, 5, 1, 5 and 3 by year, and Building 15 accounts for nine of the 58 shutter permits. Your own knowledge governs the flood disclosure, and if your unit took water, tell us before we list.
The 233 City permits break down as 42 roof, 89 mechanical, 58 shutter and 14 window and door, plus 30 in other groups: 7 plumbing, 7 remodel, 7 fire, 4 FEMA, 2 electrical, 2 garage door and 1 glass utility room. The busiest year was 2020, with 59 permits. The City’s status field shows 214 finaled and nine issued but not finaled, none of them a roof permit. Gather your unit’s air-conditioning, window and shutter permits and confirm they are closed, because an open permit can delay a closing.
The rules that touch a Bermuda Links sale are the condominium association’s power to approve or disapprove transfers and leasing, the Bonita Fairways master’s 30-day minimum lease and short-term rental ban, the pet rules, and the no-signs rule. Bermuda Links is not a 55-plus community, and its own leasing, pet and approval rules are not published online.
Data updated: September 2026 (Bermuda Links Articles of Incorporation, September 2005; Bonita Fairways master declaration and community rules; Instrument 2026000086991, recorded April 6, 2026).
Article 2(f) of the Bermuda Links Articles gives the association the power to approve or disapprove transfers and leasing “as provided by the Declaration.” We could not read the declaration to see whether that power reaches sales. Ask the association and your title company before you list. We found no master-association approval requirement for a sale, only the buyer’s $2,500 contribution.
The master allows leases of 30 days or more and bars VRBO and Airbnb style rentals. Bermuda Links’ own leasing rule is unpublished, so an investor buyer will ask for it in writing. Put the rule in the listing so every showing is a qualified one.
The master permits ordinary household pets in reasonable number, leashed, and never on the golf course, and it allows no pets in leased units. Bermuda Links may add its own limits, which are not published. Put the condominium’s pet rule in the listing before a buyer with a large dog writes an offer.
The community rules bar signs, including real estate signs, without board consent, so we market without a yard sign and use the gate’s entry system for showings. A 2026 guest-limit amendment, Instrument 2026000086991, limits guests at the amenity center, which a buyer may ask about.
Bermuda Links is open to buyers of any age. Only Carousel Cove, in Bonita Fairways, is a 55-plus community. We market to every buyer who qualifies under the association’s rules, and we follow fair housing law in every word of a listing.
The best time to sell a Bermuda Links home is January through May: 55 percent of the 159 recorded sales since 2009 recorded in those five months, and 76 fell from February to May. Only 23 percent, 37 sales, closed from August to November. A listing that is photographed and ready by December reaches winter buyers at the start of the season.
Data updated: September 2026 (Lee County Property Appraiser recorded-sale file, 159 qualified sales, December 2009 to September 2026).
Seasonal residents buy after they arrive, and the county records a deed weeks after the contract, so a February contract often records in March or April. The condominium documents and estoppels take days to weeks, and the 7-day review clause adds a week.
A summer listing meets a thinner pool but also fewer competing listings. The 24-month MLS median of 78.5 days on the market shows how slow a sale can run, and the 12-month median of 29.5 days from two closings shows how fast it can when a home is priced to the record. Price to the smaller pool and be ready to negotiate.
An owner who wants to be live in January should start the file in November. The condominium documents, two estoppel certificates, the master policy’s declarations page and any permit close-out each take days to weeks, and a complete file lets us schedule photography before the year-end holidays.
We market a Bermuda Links home as a specific building, not a generic condominium: the parking type, the 2020 roof permit, the flood zone, the walk to the amenity center, the fee documents and the comparison to The Gardens, with professional photography and a plan that reaches winter buyers before January. McGreevy and Comisar treat marketing as part of pricing, because the record shows parking, size and floor before finish.
Buyers here pay for a lock-and-leave two-bedroom, two-bath condominium in a gated golf community, with the amenity center a walk of roughly 560 to 1,260 feet, a pool, courts and public golf owned by the homeowners. The gate on West Terry Street is unmanned, with a headlight sticker and two vehicles per condominium.
We photograph every room, the parking and the walk to the amenity center, add a floor plan that names the plan size, and give the listing the building’s roof and permit facts. A buyer who can see a garage or a covered carport, the plan and the roof date in the listing is a qualified buyer.
Every Bermuda Links listing we build carries the condominium documents under Section 718.503, the budget and financial statement, both estoppel figures, the $1,100 master assessment and $2,500 contribution, your building’s roof permit, the permit list for your unit, a wind-mitigation report and the pet and lease rules in the association’s own words.
The rules bar signs without consent, so we lead with the MLS, syndication, and direct outreach to buyer agents working The Gardens and Rosewood Pointe Garden. Our Bonita Springs seller page covers the wider approach.
A quiet listing is possible. The trade-off is a smaller buyer pool and usually a lower price, since the 24-month MLS sale-to-list ratio of 95.2 percent reflects full exposure. We discuss it if privacy or timing matters more than price.
We negotiate a Bermuda Links contract at the partner level: Jesse or Marc reads every offer against the recorded sales for your building group, sets the counter from your net sheet, and manages the 7-day document review, the inspection, the buyer’s lender review and the appraisal. Buyers close at a median 95.2 percent of list in 24 months, so the first offer matters less than the terms.
One of the two partners handles offers, counters, inspection responses and appraisal questions from the first call to the closing table. Marc works buyer contracts daily, so he sees the terms buyers accept and the ones they use to renegotiate.
The 7-day clause starts when the buyer receives the condominium documents, so we deliver them before an offer. A buyer who has read the budget, the rules and the estoppel figure has few grounds to cancel in the review window.
We ask for the inspection report and respond item by item. In a condominium the association owns the roof and the exterior, so the inspection concentrates on the interior, the air conditioning, water heater, windows and slider. Permits for replacements make those items easier to close.
A lender reviewing the project asks for the association’s budget, reserves, insurance and owner-occupancy ratio. Only 45 of 142 units claim homestead, so a lender may look closely at investor concentration. The condominium’s own questionnaire answers those questions, and we request it at listing.
With four recorded sales in 12 months, an appraiser has few comparables. We give the appraiser the recorded deeds for your building group and parking type, and if the value comes in low we ask for the comparables and respond with ours.
The recorded amendment makes the $2,500 resale contribution the buyer’s obligation at closing unless an exemption applies. In a slower month a buyer may ask the seller to cover it as a concession, which is a negotiation, not an obligation. We set that term in the offer, not at the closing table. Read what your buyer is weighing in our buyer guide for Bermuda Links.
A buyer choosing between Bermuda Links and The Gardens at Bermuda Links is weighing a larger, all-two-story complex with 2020 roofs, all buildings in Zone X and an unpublished fee against a smaller complex with two pools, published rules, 2022 roofs and half its buildings in flood zone AE. Prices are close: $312,500 against $327,450 in the county record.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, both 24-month windows to 29 September 2026; FEMA panel 12071C0656G; The Gardens at Bermuda Links association site).
Question | Bermuda Links | The Gardens at Bermuda Links |
|---|---|---|
Homes | 142 two-bedroom units in 14 two-story buildings | 134 units in 12 buildings, two of them three stories |
Built | 2005 and 2006 | 2007 |
Parking | 86 garage, 56 carport | 76 garage, 58 carport |
County 24-month median | $312,500 (15 sales), $247 a foot | $327,450 (12 sales, mean of $325,000 and $329,900), $246 a foot |
MLS 24-month | 12 closed, $323,750, 78.5 days, 95.2% | 13 closed, $325,000, 45 days, 97.1% |
Roofs | All 14 buildings, permits July 2020 | Re-roofed in 2022 |
Flood | All 14 buildings in shaded Zone X | 6 of 12 buildings in Zone AE |
Pools | Master amenity center pool and spa | Two pools of its own |
Condominium fee | Not published | 2021 budget of $998 a quarter, about $333 a month, including water, sewer and trash |
Rules | Not published online | Posted on the association site |
Milestone and SIRS | Not applicable, all two-story | May apply to the two three-story buildings |
Master assessment | $1,100 in 2026, $2,500 buyer contribution | Same master, same $2,500 |
Bermuda Links wins on flood exposure, the roof date, the larger garage units and the choice of a first-floor home. All 14 buildings are in Zone X and none of them needs a milestone inspection or a structural integrity reserve study. A buyer who cares most about insurance and flood questions reaches for Bermuda Links first, and we say so in the listing.
The Gardens wins on published information, faster sales and its own pools. Its 24-month MLS median was 45 days with a 97.1 percent sale-to-list, against 78.5 days and 95.2 percent at Bermuda Links, and its association posts its rules and a budget. We tell Bermuda Links sellers to close that information gap with an estoppel figure and the rules in hand.
Use The Gardens as a cross-check, not a comp. Its $327,450 county median is $14,950 above Bermuda Links, but it has two pools, published rules and different roofs and flood exposure. Adjust for those differences before you quote a number. See the neighbor in our Gardens at Bermuda Links guide and how we sell there on our Gardens seller page.
Buyers also compare Rosewood Pointe Garden, 68 units with ten sales in 36 months at $358,750, Carousel Cove, 106 homes with eleven sales in 24 months at $360,000, and Natura, with ten sales in 12 months at $486,250. Each has a different price level, and your buyer knows them.
Selling a Bermuda Links home costs roughly 4.5 to 4.6 percent of the price in our worked examples without buyer-agent compensation, and about 7.0 to 7.1 percent with it, before tax proration and any mortgage payoff. The main items are a negotiated commission, deed stamps, the owner’s title policy, two estoppel certificates and settlement charges.
Data updated: September 2026 (Florida Statutes Sections 201.02, 718.116 and 720.30851; Florida Administrative Code Rule 69O-186.003; NAR settlement effective August 17, 2024; prices from the 24-month county medians for garage and carport buildings).
Florida charges $0.70 per $100 of the price under Section 201.02, rounded up to the next $100. The Lee County custom is that the seller pays it. It is $2,072.00 at $296,000 and $2,533.30 at $361,875.
Florida sets the title premium: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 from $100,000 to $1,000,000, under Rule 69O-186.003. At $312,500 it is $575 plus $212,500 at $5 per $1,000, or $1,637.50. A Lee County seller customarily pays for it.
Because Bermuda Links is a condominium inside a master association, a sale needs two: the condominium under Section 718.116 and the master under Section 720.30851, each up to $299 for a current account, plus $119 if rushed and $179 more if delinquent. The BFCA resale contribution of $2,500 is not on the seller’s side of the sheet: the buyer pays it at closing.
Since August 17, 2024, buyer-agent compensation cannot be advertised on the MLS, and every commission is negotiable. Our net sheets use a 2.75 percent listing commission and a 2.5 percent buyer-agent offer as examples, not as a rate card. We agree the terms with you in writing before you list.
The sheets use two real price points from the 24-month county record: $296,000, the carport-building median, and $361,875, the garage-building median. Title search and settlement ($1,200), municipal lien search ($175) and estoppels ($598 for both at the current-account cap) are estimates and vary by provider.
Line | $296,000 (carport median) | $361,875 (garage median) |
|---|---|---|
Listing commission, 2.75% (example) | $8,140.00 | $9,951.56 |
Deed documentary stamps, $0.70 per $100 | $2,072.00 | $2,533.30 |
Owner’s title policy | $1,555.00 | $1,884.38 |
Title search and settlement, estimate | $1,200.00 | $1,200.00 |
Municipal lien search, estimate | $175.00 | $175.00 |
Two estoppel certificates, $299 each | $598.00 | $598.00 |
Total without buyer-agent compensation | $13,740.00 (4.64%) | $16,342.24 (4.52%) |
Net before proration and payoff | $282,260.00 | $345,532.76 |
Buyer-agent compensation, 2.5% (example, if offered) | $7,400.00 | $9,046.88 |
Total with buyer-agent compensation | $21,140.00 (7.14%) | $25,389.12 (7.02%) |
Net before proration and payoff | $274,860.00 | $336,485.88 |
The title premium at $296,000 is $575 plus $196,000 at $5 per $1,000, or $1,555.00; at $361,875 it is $575 plus $261,875 at $5 per $1,000, or $1,884.38. Doc stamps are 2,960 by $0.70 and 3,619 by $0.70. Proration comes on top: property tax is prorated to the closing date using the prior year’s bill, and the master assessment, paid in two $550 installments, is prorated by the closing agent. At the $312,500 example a non-homestead bill of $4,006.78 prorates to about $1,987 for a June 30 closing.
The buyer pays the $2,500 BFCA resale contribution, the lender’s fees, the buyer’s title endorsements, recording of the deed and their own inspection and insurance. Who bears the $2,500 in practice is a contract term. The five exemptions are a transfer to a spouse or co-owner, an inheritance or a transfer to an estate-planning trust, a foreclosure by a lender or the association, an owner who sells one Bonita Fairways home and buys another within one year, and a buyer’s first purchase directly from Home Dynamics or Cedar Green Homes.
A Bermuda Links seller who owned and lived in the home as a main residence for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS rules on the sale of a home. A home held as a rental or second home generally does not qualify, so ask your tax adviser.
Data updated: September 2026 (IRS Topic 701 and Publication 523; recorded Bermuda Links repeat-sale record).
The county’s repeat-sale file shows a 51 percent median total gain over a 4.97-year median hold, and most Bermuda Links sale prices are far below the $250,000 exclusion once purchase price and improvements are subtracted. Your own basis, improvements and use decide your figure, not our median.
Ending a Florida homestead affects your property tax on the next home, not your federal capital gain. A seller who moves within Florida may carry some of the Save Our Homes benefit to a new homestead under Florida’s portability rules, and a tax adviser should confirm the figure.
A seller who is not a U.S. person may face federal withholding on the sale under the Foreign Investment in Real Property Tax Act, and the closing agent will ask. Tell us early if this applies, so the title company can start.
Most Bermuda Links sellers should list on the MLS, because the record shows full exposure produces a median 95.2 percent of list in 24 months, while a cash or investor offer usually trades price for speed and a for-sale-by-owner sale gives up the buyer’s agent network and the documentation work that a two-association condominium requires.
A listing reaches every buyer’s agent, every relocating buyer and every seasonal buyer, and it produces the competing offers that support the top of the range. A garage-building listing priced to the $361,875 median has room for a negotiated sale; a carport-building listing does best at the $296,000 median.
A cash buyer can close in a couple of weeks and skip the appraisal and financing contingencies, but usually pays less than a retail buyer after inspection. Compare a cash offer with a net sheet for a listed sale. Cash sales still need both estoppels and the Section 718.503 documents.
Florida law does not bar a for-sale-by-owner sale, but the seller must still deliver the condominium documents, the flood disclosure and the estoppels, and the buyer’s agent will expect compensation to be negotiated.
A rental is possible, but the master requires a lease of 30 days or more, bars short-term rental, and forbids pets in leased units. With a 6.2 percent median annual gain in carport pairs, compare the rent you would earn after the master assessment, the condominium fee, tax and insurance with the sale proceeds.
You get a free Bermuda Links valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales in your own building group and on your floor, adjusted for your plan, parking type, roof permit, fees and condition, with The Gardens and the active listings shown alongside it, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and Southwest Florida MLS, windows to 29 September 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. It includes the building-group sales we priced from, your building’s roof permit, the fee stack your buyer inherits, a net sheet with both estoppels, and the current listings you would compete with.
Your building and floor, your plan size, whether you have a garage or a carport, your air-conditioning and water heater ages, any window, door or shutter permits, your latest master assessment statement, and any wind-mitigation report you already hold.
Get your free Bermuda Links home valuation and we will send a value built from recorded Bermuda Links sales in your building group, 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 in Bermuda Links.
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, where you can read them all in full. These clients are not Bermuda Links owners, and we show their words exactly as written.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” 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 Bermuda Links owners ask us most often before they list, answered from the county deed record, the MLS, the recorded association documents and Florida law. The building-by-building background is in our Bermuda Links at Bonita Fairways guide. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from the recorded sales in your building group and on your floor, request the condominium documents and both estoppel certificates at listing, gather your roof permit and unit permits, and list so you are live between December and May. Keep the two associations’ documents ready for the buyer.
Start from the 15 county-recorded resales in 24 months, a $312,500 median and $247 per heated square foot, then adjust for parking type, floor, size and condition. Garage buildings sold at a $361,875 median and carport buildings at $296,000, so your building group matters more than the complex average.
The county recorded four resales: $265,000 on November 26, 2025, $310,000 on March 25, 2026, $300,000 on April 22, 2026 and $295,000 on June 15, 2026, a $297,500 median. All four were in carport buildings. The MLS shows two closings in that window at a $302,500 median.
The highest is $400,000 on October 11, 2024, a 1,341-square-foot unit in Building 20, a garage building. In the last 12 months the highest was $310,000. The $475,000 top of the 36 and 60-month ranges was a 1,662-square-foot unit in Building 8 in May 2024.
The median is $247 per heated square foot over 24 months. Garage buildings ran about $258.50 per foot and carport buildings about $243. The MLS shows $248 per living square foot over 24 months, and the all-history county median is only $158.
The MLS median is 29.5 days on the market over 12 months, from two closings, and 78.5 days over 24 months, from 12 closings, at a median 95.2% of list price. Expect a longer sale in the fall, when fewer seasonal buyers are in town.
Prices are off their peak. The per-foot median was $297 in 2023 and $247 in 2026 to date, about 17 percent lower, and the 24-month median of $312,500 sits below the 36-month median of $360,000. The steep 2021 to 2022 gain has been given back in part, not all.
January through May. Of 159 recorded sales, 55 percent recorded in those five months, and winter buyers arrive with more urgency. A listing photographed and ready by December catches the season from its start.
August through November, when only about 23 percent of recorded sales fall. Sellers who list in the fall should price to the smaller buyer pool and expect a longer marketing period, or wait for January.
Under the recorded March 2024 amendment the buyer owes it at closing unless an exemption applies, such as a transfer to a spouse or co-owner or an owner who sells one Bonita Fairways home and buys another within one year. Who bears it in practice is a contract term.
In practice, yes: a buyer’s lender and title company ask for it. Florida law caps the fee at $299 for a current account and requires the association to issue the certificate on request. Order both the condominium and master certificates before you list.
It is not published. The estoppel certificate or the adopted budget shows it, and we request both at listing. The master assessment is $1,100 for 2026, which is a separate charge. Do not rely on a third-party figure you cannot trace to a document.
No. Those laws apply to buildings of three stories or more, and the county records every Bermuda Links building at two stories. A buyer’s lender may still ask for the association’s budget, reserves and insurance, which the estoppel and condominium package provide.
The Articles give the association the power to approve or disapprove transfers and leasing as provided by the Declaration, which we could not read. Ask the association and your title company before you list. We found no master approval requirement for a sale, only the buyer’s $2,500 contribution.
Yes, but it must be disclosed, and the estoppel will show it. Sellers commonly pay assessments due before closing and negotiate the rest. We found no pending Bermuda Links assessment in public records, and the $500 master pool assessment failed in July 2026.
Yes. Section 689.302 requires a written disclosure of known past flooding, flood insurance claims and disaster assistance at or before the contract. We found no report of flooding at Bermuda Links, and all 14 buildings are in Zone X, but your own knowledge governs.
In our worked examples, about 4.5 to 4.6 percent of the price without buyer-agent compensation and about 7.0 to 7.1 percent with it, before proration and payoff. Deed stamps are $0.70 per $100, or $2,187.50 at $312,500. We prepare a net sheet before you list.
Deed stamps are $2,187.50 and the owner’s title policy is $1,637.50. Add two estoppels of up to $299 each, a lien search, settlement charges and your negotiated commission, then prorate taxes and the $1,100 master assessment. A net sheet on your figures is more reliable than a percentage.
Yes. A seller can sell as-is, and the 2020 roofs remove the largest exterior objection. As-is still requires the flood disclosure and known-defect disclosure, and a buyer’s inspection can still lead to a price negotiation.
A cash buyer can close faster and skip financing and appraisal contingencies, but usually pays less than a retail buyer would after inspection. In a complex where the 24-month MLS sale-to-list is 95.2%, compare a cash offer with a net sheet for a listed sale.
Yes, and the buyer’s plan matters. The master bars rentals under 30 days and the condominium’s own leasing rule is unpublished, so an investor will ask for it in writing. Only 45 of 142 units claim homestead, so investors are a familiar part of the pool.
The 30-day minimum and the no-pets-in-leased-units rule narrow the pool for buyers who want short-term rentals or a tenant with a pet. Put the association’s leasing rule in the listing so every showing is a qualified one.
Use The Gardens as a cross-check, not a comp. Its county median is $327,450 over 24 months and its MLS median is $325,000, close to Bermuda Links, but it has two pools, published rules and different roofs and flood exposure. Adjust before you quote a number.
Yes. Garage buildings sold at a median of $361,875 over 24 months and carport buildings at $296,000, so a garage seller should not price from the recent carport sales. We match your unit to its own building group, size and floor.
In the record, yes: about $66,000 more at the 24-month median, and $372,500 against $296,000 over 36 months. Garage units are also larger, at 1,341 to 1,662 square feet against 1,180 to 1,216, so the premium pays for size and parking together.
About six years. All 14 buildings were re-roofed with tile under City permits applied for on July 17, 2020, and finaled between November 18, 2020 and January 5, 2021. We found no later roof permit for any building.
Not at sale, on what we can see. The association handled the roofs, and how it funded them is not published. Ask whether any loan or assessment for the 2020 roofs is still being paid; the estoppel certificate would show a balance on your unit.
We market it as a specific building: the parking type, the 2020 roof permit, the flood zone, the walk to the amenity center and the fee documents, with professional photography and The Gardens comparison ready for buyers. We also target seasonal buyers before January.
Your estoppel certificates, the condominium documents package and current budget, the master estoppel, your building’s roof permit, your unit’s air-conditioning, window and shutter permits, a wind-mitigation report and an open-permit search. We assemble the package so a buyer sees answers, not questions.
Ask for the appraiser’s comparables and give ours: the recorded deeds for your building group. Garage and carport units are not comparable, and an appraiser working from the wrong group can undervalue a unit. If a gap remains, you can renegotiate, appeal or share the difference.
Under IRS rules on the sale of your home, a seller who owned and lived in the home for two of the last five years can generally exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. A home that was not your main home generally does not qualify, so ask your tax adviser.
January through May is when 55 percent of recorded sales happen, so a listing in that season meets the deepest pool of buyers. Nobody can promise a price. If you must sell this fall, price to the record and expect about 78 days.
The record points to size and parking first, which cannot be changed, then condition. Current kitchens and bathrooms, working air conditioning and a documented wind-mitigation report help every unit. Permitted replacements are easier for a buyer’s insurer and lender to accept.
It is too early to say. Bonita Springs voters approved a $35 million bond in August 2026, and construction is at least a few years away. We did not measure its distance to the Bermuda Links buildings, and it should not change how you price today.
No. The course is owned by the Bonita Fairways Community Association, and no owner must join or pay golf dues, so nothing golf-related transfers at a Bermuda Links sale. The master assessment does include interest on the golf loan, which a buyer pays as part of the $1,100.
Not directly. Members rejected the $500 assessment on July 16, 2026, so no charge is pending, but a buyer may ask about the unbuilt pool. Say plainly that the second master pool is unbuilt and unfunded, and that the existing pool is open.
The three active listings have a $369,000 median list price, while the MLS median sold price over 24 months is $323,750. Sellers often list above recent sales, and buyers close at a median 95.2% of list, so a list price is not a value.
Compare license dates, recent reviews, production and whether the agent has read your association’s documents. McGreevy and Comisar are happy to be measured against those tests. Ask any agent to show your building’s roof permit and parking-type comparables.
No. They are separate condominiums with separate associations inside Bonita Fairways. The Gardens has 134 units built in 2007, two pools and half its buildings in flood zone AE, while Bermuda Links has 142 units built in 2005 and 2006, all in Zone X, so we market them differently.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, price every Bermuda Links home against its own building, floor and parking type from the public record. Call Jesse direct at (239) 898-6072.
A Bermuda Links specialist knows which building, which parking type, which plan and which roof permit a unit belongs to, and sells the life around it: a lock-and-leave two-bedroom in a gated golf community, a walk to the amenity center and courts, and public golf owned by the homeowners. Buyers pay for that setting when a listing explains it well.
We have seen small facts cost condominium sellers contracts: a carport unit priced from a garage sale, a listing that never named the roof date, a buyer who learned about the lease rule after writing an offer, condominium documents requested after the contract and a 7-day review window that opened late. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Bonita Fairways community guide covers the golf course, the amenity center and the master rules; our Bermuda Links guide covers the 14 buildings, the recorded phases and the permit record. Both are what we hand a buyer who is new to the community.
Many Bermuda Links sellers are also buyers, moving up to a single-family home, trading into a larger garage unit or leaving the area. Read our guide to buying in Bermuda Links, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.
If you are thinking of selling a Bermuda Links home, call the team that prices from the recorded sales in your own building group, requests the condominium documents and both estoppels the day you list, and puts your building’s roof permit in front of every buyer’s insurer. McGreevy and Comisar have represented Bonita Springs sellers since 2008 from our South Tamiami Trail office.
If you are thinking, “I need someone to sell my condo in Bermuda Links at Bonita Fairways, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Bermuda Links, The Gardens, Rosewood Pointe Garden, Carousel Cove or a Bonita Fairways single-family home, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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.
Bermuda Links record, last 24 months: 15 qualified resales at a $312,500 median and $247 per heated square foot, $4,887,250 of recorded volume, per Lee County Property Appraiser sales read 29 September 2026, including four in the last 12 months at $265,000, $310,000, $300,000 and $295,000. Few Bermuda Links homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Bermuda Links home valuation and we will send a value built from your building group’s recorded sales, 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 and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the county’s recorded sales for all 142 units, the City’s permits for all 14 buildings and the recorded Bonita Fairways master documents. The building-by-building background is in our Bermuda Links at Bonita Fairways guide.
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.
Selling a Bermuda Links home? Get a free Bermuda Links home valuation, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Bermuda Links.
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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: county, city, state and federal records, the recorded Bermuda Links filings and the Bonita Fairways association’s own published documents. We do not cite real estate brokerage or listing sites. Sale figures come from the Lee County Property Appraiser’s qualified-sale file, and sources were accessed from 26 to 29 September 2026.
Southwest Florida MLS figures come from a pull by our team on September 29, 2026 by the MLS Sub/Condo field; the MLS is a members-only system, so it is noted here and not linked. County sale figures come from the Lee County Property Appraiser’s qualified-sale file, indexed September 29, 2026.
The official documents below are recorded with the state or published by the Bonita Fairways Community Association, the state or the federal government. They are the documents we read for this page, and the ones a Bermuda Links buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | Why a seller needs it | Link |
|---|---|---|---|---|
Articles of Incorporation, Bermuda Links Condominium Association, Inc. | Florida Division of Corporations | Filed September 2005 | Association purposes and powers, including transfer and leasing approval | |
Amendment to the Articles | Florida Division of Corporations | March 2011 | Corporate filing update | |
Declaration of Covenants and Restrictions for Bonita Fairways | Bonita Fairways Community Association | Recorded 1997, O.R. Book 2872, Page 2887 | Master membership, assessments, leasing, architectural control | |
Amendment and Supplemental Declaration | Bonita Fairways Community Association | Instrument 2014000101383 | Neighborhood trustees and voting | |
Certificate of Amendment, Resale Capital Contribution | Bonita Fairways Community Association | Recorded March 12, 2024 | $2,500 buyer contribution and exemptions | |
Certificate of Amendment, recreational facilities and guests | Bonita Fairways Community Association | Recorded April 6, 2026 | Guest limits at the pools and courts | |
2026 Master Budget | Bonita Fairways Community Association | Prepared October 2025 | $1,100 master assessment, reserves, golf loan interest | |
Community Rules | Bonita Fairways Community Association | Current posting | Pets, vehicles, signs, clubhouse, pool and courts | |
Tenant Access Permission Form | Bonita Fairways Community Association | Current posting | Gate access and the short-term rental statement | |
Florida condominium registry extract | Florida DBPR | Current extract | Project PR69771, 142 units | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | Wind-mitigation credits, roof and code dates | |
Section 718.116, Florida Statutes | Florida Legislature | 2025 | Assessments and the estoppel certificate | |
Bonita Fairways master concept plan | Lee County | Zoning case DCI2004-00081 | Approved planned development layout | |
Florida Statutes Section 718.503, resale disclosure | Florida Legislature | Current statute | The documents and 7-day clause a condominium seller delivers | |
Florida Statutes Section 720.30851, estoppel certificates | Florida Legislature | Current statute | The master association estoppel and its fee cap |
The Bermuda Links declaration of condominium, bylaws, budget and reserve schedule are not posted online that we could find; they come with the condominium documents package at a sale, and the recorded phase instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled 29 September 2026, and Lee County Property Appraiser recorded sales.
McGreevy and Comisar, Best Realtor for Bermuda Links. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.