Sell Your Home in Botanika at Bonita Fairways

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales (DOR-qualified, file built 29 September 2026) and 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 new condominium: the 75 homes in the three buildings of Botanika at Bonita Fairways, described in full in our Botanika at Bonita Fairways guide. If you own a one-, two- or three-bedroom unit on Rosewood Pointe Drive, this page gives you every recorded resale, the fee, warranty and insurance facts a buyer will ask about, the documents Florida law makes you deliver, and what a sale costs and nets.

Botanika sits inside Bonita Fairways, the gated golf community in Bonita Springs. It is a Chapter 718 condominium, built in 2024, with its own association inside the Bonita Fairways master association, and it is still selling: the developer, Cedar Green Homes, remains a seller on the same street. That combination, a two-association structure and a developer next door, is what makes a Botanika listing different from a resale in any older Bonita Fairways building.

The Lee County Property Appraiser recorded 76 qualified Botanika sales from August 2024 to March 2026, 69 of them first sales from the developer and 7 resales. In the 24 months from September 2024, the first window with ten or more sales, 62 sales recorded at a median of $399,670 and $356.00 per heated square foot, but only 3 sales, all resales, fall in the 12 months from September 2025. The seven resales carry a $320,000 median, so the resale price, not the headline median, is the number a Botanika seller has to plan around.

How Do I Sell My Botanika Home in 2026?

To sell a Botanika home in 2026, price it from the seven recorded Botanika resales and the developer’s first-sale prices for your size and building, not from the ten active asking prices, then assemble the condominium documents, the estoppel certificates and the warranty facts your buyer will ask for, and list before the winter season.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

The reason is a gap in the record. The ten active Botanika listings on 29 September 2026 asked a median of $529,950, about 28 percent above the $413,860 median the developer’s buyers paid on 69 first sales, while the three resales of the last 12 months closed at $343,895, $250,000 and $339,000. A seller who prices from the asking prices waits, and a seller who prices from the recorded resales, adjusted for building, size and condition, sells.

The four facts that price a Botanika unit

• Your size, not your bedroom count. First-sale price per heated square foot ran $342 for one-bedroom units, $356 for two-bedroom units and $363 for three-bedroom units, so the price steps come from square footage, from 771 to 1,639 heated square feet on the county roll.
• The resale discount. The seven resales carried $325.26 per heated square foot against $356.46 for first sales, a resale-to-first-sale ratio of 91.2 percent.
• Your buyer’s alternative. A buyer can still buy new from Cedar Green Homes, which pays no $2,500 Bonita Fairways contribution and gets first-owner warranties; your resale has to beat that on price and on documents.
• The paperwork. Botanika’s own declaration, budget and rules are not posted online, so the condominium documents and estoppel certificates you request at listing are the first thing a buyer’s lender and insurer will read.

Key Takeaways

These are the ten facts about selling a Botanika home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s recorded sales and roll, the Southwest Florida MLS, the recorded Bonita Fairways instruments or Florida law, and each explained in the section that covers it.

• 76 recorded Botanika sales since August 2024, 62 of them in the 24 months from September 2024. The 24-month median is $399,670 at $356.00 per heated square foot, from $250,000 to $606,460, and it blends 55 first sales with 7 resales (Lee County Property Appraiser).
• Only 3 sales in the 12 months from September 2025, all resales. They closed at $343,895, $250,000 and $339,000, so no median is reported and each is listed.
• Resales trail the developer. The 7 resales have a $320,000 median and $325.26 per heated square foot, 91.2 percent of the first-sale $/sf.
• Five of the seven same-unit pairs resold below the first price. The median change is minus 10.9 percent over a median hold of 369 days.
• Asking prices run far ahead of closings. 10 active listings asked a $529,950 median on 29 September 2026, against 2 MLS closings in 12 months at a $294,500 median and 174 days on market.
• Your buyer pays the $2,500 Bonita Fairways contribution. Only a purchaser from Cedar Green Homes, or one of the listed exempt transferees, is excused.
• Botanika’s own condominium fee is not published. The estoppel certificate, the adopted budget or the state prospectus answers it; the master assessment is probably $1,100 for 2026.
• The statutory warranties pass to your buyer. On our arithmetic the unit warranty runs to about mid to late 2027, and the one-year and appliance warranties stay with the first purchaser.
• You deliver the condominium documents at your expense under Section 718.503, and the buyer gets a review window to cancel.
• The rules are partly unread. The master declaration sets a 30-day minimum lease and bars pets in leased units; Botanika’s own declaration may be stricter and is not posted.

Table of Contents

This seller’s guide to Botanika at Bonita Fairways runs from the recorded market to the developer’s competing inventory, the fee, insurance and disclosure facts buyers ask about, the costs of a sale, a comparison with The Gardens at Bermuda Links, and the answers Botanika owners ask us most. Each link below jumps to its section.

The Market and the Record: How Do I Sell My Botanika Home in 2026? · Why List Your Botanika Home With McGreevy and Comisar? · What Is the Botanika Market Doing for Sellers Right Now? · What Did Botanika Homes Sell For? · Have Botanika Owners Sold for More Than They Paid? · A Botanika Sale in Building C, Worked Through

Pricing, Developer Competition, Fees and Insurance: How Do We Price a Botanika Home? · How Do Developer Competition, Turnover and the Warranty Clock Affect a Botanika Sale? · What Fees Will Your Botanika Buyer Pay Each Year? · Who Insures a Botanika Home, and What Will a Buyer’s Insurer Ask?

Documents, Disclosures, Rules and Timing: What Must a Botanika Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Botanika Sale? · When Is the Best Time to Sell a Botanika Home?

Marketing, Negotiation and Your Options: How Do We Market a Botanika Home? · How Do We Negotiate a Botanika Contract? · Botanika vs The Gardens at Bermuda Links: Which Will Your Buyer Choose? · What Does It Cost to Sell a Botanika Home? · Do I Pay Capital Gains Tax? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Botanika Valuation?

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

Why List Your Botanika Home With McGreevy and Comisar?

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. Botanika owners hire us because we price from the recorded Botanika sales by building and size, 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 Botanika condo, or thinking, “I need a listing agent who will tell me what the resales actually closed at,” 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, a short drive from the Bonita Fairways gate on West Terry Street. 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:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

A team that reads the Botanika record deed by deed

For this page we read every one of the 76 qualified Botanika deeds on the Lee County Property Appraiser’s file, joined each to the county roll for heated area and bedrooms, and paired the seven units that have sold twice. We tracked the three resales of the last 12 months against their building, size and first-sale price, because that is what a buyer’s appraiser will do. When a Building A owner asks what their one-bedroom is worth, the answer starts with the two Building A resales of that size, $255,000 and $250,000, not with the $399,670 median that blends in three-bedroom first sales.

Why a two-partner team sells differently

Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, so our Botanika sellers hear what buyers comparing Botanika with The Gardens at Bermuda Links or a Natura home 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.

What we will not do

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 list price built on the $614,008 top of the developer’s sell-out when the highest resale on record is $416,000. We will not tell a buyer that Botanika’s reserves are funded or its fee is low when the budget is not public and we have not read it. And we will not describe your carrying cost as the $1,100 master assessment alone when the condominium’s own assessment sits on top of it and is not published. A listing that has already answered those questions holds its price through the inspection period.

Our record behind this page

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. The days on market and sale-to-list figures below come from the Southwest Florida MLS pull of 29 September 2026.

What Is the Botanika Market Doing for Sellers Right Now?

The Botanika market is two markets in one building: a six-month developer sell-out that recorded 67 of 69 first sales from August 2024 to February 2025, and a thin resale market of seven recorded sales from June 2025 to March 2026. The county record shows 62 sales in the 24 months from September 2024 at a $399,670 median, but only 3 in the last 12 months, all resales.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

We lead with the county’s deed record because Botanika’s first sales were direct from the developer and mostly never touched the MLS. Windows start on the first of the month, so 24 months means September 2024 onward; a strict day count from 29 September 2024 holds 55 sales at a $399,420 median, 48 first sales and 7 resales, and we state that so the two conventions reconcile. The county’s newest Botanika sale is dated 16 March 2026, because recorded sales reach the roll with a lag. A window with fewer than ten sales gets a count and a range, because a median of three sales describes three units, not the building.

Botanika’s first recorded sale is 2 August 2024, so the 36-month, 60-month and all-history rows are identical. Price per square foot is per heated square foot as the county records it, which leaves out balconies and parking. The even-count medians are each the mean of the middle pair. Across all 76 sales, the 69 first sales total $28,167,041 in recorded consideration and the 7 resales $2,198,895. For the building-by-building background, our Botanika at Bonita Fairways guide carries the full history.

What does the Southwest Florida MLS add?

The MLS is a different system from the deed record: it counts agent-reported closings and divides by the listing’s living area. Its Botanika figures, for windows ending 29 September 2026, are below.

The 24-month and longer MLS medians are dominated by developer closings entered in the MLS, which is why days on market are short and sale-to-list sits at 100 percent. The two closings of the last 12 months, both resales, took a median of 174 days and closed at 94.8 percent of the final list price. Those are the two numbers a Botanika resale seller should plan around. Sale-to-list is sold price over the final list price, and the sample of two is too small to be a forecast.

How many Botanika homes are for sale against yours?

On 29 September 2026 the MLS showed 10 active Botanika listings and none pending, at a median list price of $529,950 and asking prices from $300,000 to $587,460. That median ask is about 28 percent above the $413,860 median of the 69 first sales and about 33 percent above the $399,670 24-month median. The MLS field does not say which actives are developer inventory and which are owner resales, so read the median ask as what sellers hope for, not what buyers have paid. Ten actives against seven resales in ten months is the supply your listing will sit beside.

How Botanika compares with the rest of Bonita Fairways

All of Bonita Fairways recorded 87 MLS closings in the 24 months to 29 September 2026 at a $360,000 median and 59 days on market. With one to eleven sales in most rows, treat each figure as a marker, not a benchmark. Our guides to Natura at Bonita Fairways and Carousel Cove cover two of the neighborhoods a Botanika buyer also tours.

What Did Botanika Homes Sell For?

Botanika homes sold for a median of $399,670 across 62 recorded sales in the 24 months from September 2024, but the 55 first sales from the developer carried a $413,860 median at $357.59 per heated square foot while the 7 resales carried $320,000 at $325.26. The table lists all 62 sales, by recorded date, building address and sale type, so you can find the units that resemble yours.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, 24 months from September 2024, file built 29 September 2026).

Building addresses stand in for unit numbers. Bed/bath reads bedrooms then bathrooms as the county roll records them, and price per heated square foot is each sale’s own ratio.

How do the three buildings compare in this window?

Building B’s first sales began on 2 August 2024, so only ten of its 24 first sales fall in this window; the other fourteen recorded in August 2024. Building A’s three resales are all small units of 784 to 878 heated square feet, which is why its resale median sits lowest.

What were the three sales of the last 12 months?

All three sales since September 2025 are resales. With fewer than ten sales we list them and report no median.

In the last 12 months we tracked each of these three closings against its building, size and first-sale price. A strict 12 months from 29 September 2025 holds only the February and March 2026 resales.

What do first sales say about size and bedrooms?

Size explains more of the spread than anything else. Among all 69 first sales, units under 900 heated square feet sold for a median of $280,556 (15 sales), 900 to 1,099 for $346,660 (17), 1,100 to 1,299 for $433,752 (18), 1,300 to 1,499 for $509,156 (11) and 1,500 and up for $570,067 (8).

Price per square foot is nearly flat across bedroom counts, $342 to $363, so the price steps come from size, not from a bedroom premium. No three-bedroom unit has resold on record, which means a three-bedroom seller has no Botanika resale comparable at all and prices from the first sales and from what the active listings ask.

Does the floor matter?

On first sales, floor 1 (23 sales) carried a $435,132 median at $361 per square foot, floor 2 (23) $411,860 at $356 and floor 3 (23) $399,920 at $351. That is the reverse of what many sellers expect, and the reason is unit size, not a floor premium; a $10 spread per square foot across three floors is small. We price a Botanika unit from its own size, building and outlook, not from a floor rule.

Thinking of selling your Botanika home? Talk to us before you list

If you own in Botanika and are weighing a sale, request a free Botanika home valuation and we will send a number built from the recorded sales that match your size and building. Call Jesse direct at (239) 898-6072. Read our Botanika guide for buyers to see what your buyer sees.

Have Botanika Owners Sold for More Than They Paid?

Mostly not yet. Seven Botanika units have sold twice on the county record, each a first sale from the developer followed by a resale, and five of the seven resold below the first owner’s price, at a median change of minus 10.9 percent over a median hold of 369 days. Two rose, by 8.0 and 1.1 percent.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, all Botanika history to 16 March 2026, file built 29 September 2026).

Which owners sold below what they paid?

Five of the seven, including all three Building A pairs, the Building C pair and one Building B pair. The deed record does not show upgrades, furniture or credits between the two sales, and a developer’s first-sale price can include incentives that a resale price does not. Four of the seven pairs were held longer than a year, and their median annualized change is minus 4.15 percent over a median hold of 1.14 years.

What does the repeat-sale record mean for your price?

It means your competition is the price you paid the developer, and so is your buyer’s. A first buyer who resold within about sixteen months usually sold below the developer’s price; a buyer today can see that on the public record. We do not treat seven pairs as a trend, but we do use them to show a seller where the resale market has actually cleared, which is a median 8.8 percent under the first-sale price per square foot.

A Botanika Sale in Building C, Worked Through

A worked example from the public record shows how a Botanika resale is priced and what it nets. One Building C two-bedroom, two-bath unit of 1,160 heated square feet at 26610 Rosewood Pointe Drive sold new on 8 November 2024 for $424,995 and resold on 16 March 2026 for $339,000, 493 days later and 20.2 percent lower.

Data updated: September 2026 (Lee County Property Appraiser recorded sales; building address only; costs are our illustration, not the seller’s actual closing statement).

What did the first sale show?

The developer’s first sale to the original buyer recorded at $424,995, or $366.38 per heated square foot, on 8 November 2024. That was inside the sell-out wave: 38 of the 69 first sales, half the building, had recorded by 6 November 2024, and Building C had been selling since October.

What did the resale show?

The March 2026 resale recorded at $339,000, or $292.24 per heated square foot, the lowest price per square foot of all seven resales and $85,995 below the first price. The other four two-bedroom resales recorded $313.21 to $351.63 per heated square foot, so this sale sat 7 to 17 percent under them, which a buyer’s appraiser can read as a motivated sale, a condition issue or a timing effect. The deed does not say which.

What would a seller in that position have netted?

On our example numbers, with commission shown as a negotiable illustration and both estoppel certificates at the statutory cap:

Against the $424,995 first price, that seller would have realized about $101,400 less than the developer’s number before any mortgage payoff, and about $109,900 less with buyer-agent compensation. The $2,500 Bonita Fairways contribution is not in that table because the buyer pays it.

What do we take from it?

Three things. Price a Botanika resale from resales of your own plan, not from the developer’s first-sale price. Expect the buyer’s agent to raise the $2,500 contribution and the warranty question in the first counter. And expect a 1,160-square-foot unit priced $60,000 above the March 2026 resale to have to explain that gap to a buyer who can read the same record.

How Do We Price a Botanika Home?

We price a Botanika home in six steps: find your unit’s size band and building, take the recorded resales nearest to it, compare them with the developer’s first-sale price per square foot, read the ten active listings against yours, adjust for outlook, condition and floor, and then set the list price where the record, not the asking prices, says buyers have closed.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll; Southwest Florida MLS, pulled 29 September 2026).

Step one: your size band

Size is the strongest predictor in the record. First sales ran $280,556 under 900 heated square feet, $346,660 from 900 to 1,099, $433,752 from 1,100 to 1,299, $509,156 from 1,300 to 1,499 and $570,067 at 1,500 and up. Your band, not the Botanika median, is where pricing starts.

Step two: your building

Building A at 26589 Rosewood Pointe Drive has 24 units and its resales have been the smallest, from 784 to 878 square feet; Building B at 26600 has 27 units and the largest plans; Building C at 26610 has 24 units. In the 24-month window the building medians for first sales were $418,971, $438,562 and $386,514, but building mix drives that, so we compare price per square foot: $362.82, $356.76 and $356.26.

Step three: the recorded resales nearest to you

There are seven, from $250,000 to $416,000 at $292.24 to $351.63 per heated square foot. For a 1-bedroom unit the two Building A resales closed at $255,000 and $250,000; for a 2-bedroom unit the five resales ran $275,000 to $416,000; for a 3-bedroom unit there is no resale, so the first sales, $443,589 to $614,008, and today’s asks are the only evidence.

Step four: the resale discount

The seven resales carried 91.2 percent of the first-sale price per square foot. That ratio is a starting adjustment, not a rule: it blends small units and large ones, and it moves with each new resale. We apply it to your size band and then test it against the most recent resale, because the March 2026 sale sat lower and the September 2025 sale higher.

Step six: the neighbors and the live competition

Ten active listings and a developer that is still selling set your ceiling. We read the actives in your size band, note which look like developer inventory, and recommend a list price that leaves room to negotiate without being stranded above the resale record. Sellers who list at the median ask of $529,950 in a market whose highest resale is $416,000 should expect a long wait.

Why automated estimates miss here

An automated estimate that averages Botanika’s 76 sales blends 69 developer first sales, most of them recorded in a six-month wave, with 7 resales, and cannot see size band, plan or whether a sale was a discounted transfer. The one first sale of a 1,635-square-foot unit at $195.28 per square foot is exactly that kind of outlier. Ask us for a valuation built by hand, and read the free Botanika home valuation we send before you decide.

How Do Developer Competition, Turnover and the Warranty Clock Affect a Botanika Sale?

A Botanika resale competes with the developer, and it also carries something the developer’s buyer gets in a different form: the remaining statutory warranties. Cedar Green Homes is still a seller, the county roll shows the developer entity as owner of record on 5 units, and on our arithmetic the unit warranty under Section 718.203 runs to about mid to late 2027.

Data updated: September 2026 (Lee County Property Appraiser roll and recorded sales; Florida Statutes Sections 718.203 and 718.301; Florida Division of Corporations; certificate of occupancy dates not published, so warranty dates are our estimate).

Who is the developer, and is it still selling?

The developer and declarant of record is Cedar Green Homes, L.L.C., managed by JAXI CMD, L.L.C., and the condominium association is Botanika at Bonita Fairways Condominium I Association, Inc., managed by Gulf Breeze Management Services of SWFL. The developer’s own site presents the community as complete and lists floor plans; the county roll shows the developer entity as owner of record on 5 of the 75 units, and the state’s condominium project record is PR77170. Your buyer can tour the developer’s inventory the same week they tour yours, so the developer’s price, incentives and warranties are your real competition.

What does a resale offer that a developer’s unit does not?

A recorded price history, an estoppel certificate with the real fee in it, and a unit that is already built and can be lived in or rented next season. The developer’s unit offers exemption from the $2,500 Bonita Fairways contribution under the recorded clause naming Cedar Green Homes, the disclosure package under Section 718.503, and the one-year warranty on items conveyed with the unit and manufacturer warranties, which run to the initial purchaser.

How long do the statutory warranties last?

Section 718.203 warranties run automatically and pass to successor owners. Botanika’s certificate of occupancy dates are not in any record we could search, so the end dates below are our arithmetic from the first recorded closings of August, October and December 2024 and the developer’s statement that the project was completed in the fall of 2024.

Every one of those dates is an estimate until the city’s certificates are read. A resale buyer in 2026 inherits the building and unit warranties with roughly a year left on the unit warranty, and a warranty claim is conditioned on routine maintenance, so a buyer will ask whether the association’s maintenance is being done and documented.

Has the developer turned over control of the association?

Turnover status is not published in any public record we found. On the county’s first sales, 50 percent of the units (38) had been conveyed by 6 November 2024 and 90 percent (68) by 12 May 2025, which puts the Section 718.301(1)(b) trigger of three months after 90 percent at about 12 August 2025, and the three-year trigger after 50 percent at about 6 November 2027. The master association’s 2026 annual meeting still lists a declarant seat for Botanika, and the state’s record for the condominium association lists one developer-side director alongside two who own units. That is consistent with turnover having occurred or being in process, but it is an inference.

Why does turnover matter to your buyer?

At turnover the developer must deliver the association’s financial records, plans, insurance policies, warranty files and, for a building of three stories or more, a turnover inspection report that includes a structural integrity reserve study. Before turnover, a developer-controlled association may not vote to waive reserves or reduce their funding; after turnover, the developer may vote its remaining units to do so. A buyer, or a buyer’s lender, will ask what the reserve schedule says, and a seller with the answer holds price better than one without.

What Fees Will Your Botanika Buyer Pay Each Year?

Your Botanika buyer’s annual costs are a Botanika condominium assessment that is not published in any record we could reach, a Bonita Fairways master assessment that is probably $1,100 for 2026 but unconfirmed for Botanika, about $5,124 in property tax at the $399,670 median on a non-homestead basis, and a $20 city stormwater fee, plus a one-time $2,500 contribution on a resale.

Data updated: September 2026 (Bonita Fairways 2026 master budget; Lee County Property Appraiser 2026 TRIM notice for district 017; City of Bonita Springs; recorded Instrument 2024000069667).

Every billed layer for a Botanika unit, 2026

What the master fee does and does not tell a buyer

The master association’s 2026 budget uses “736 doors @ $1,100,” and its 2026 annual meeting roll call counts 744 units including Botanika’s 75, so Botanika is very probably assessed the $1,100. The budget does not itemize Botanika, though, so we call it probable and unconfirmed until an estoppel certificate says so. The master assessment was $1,000 in 2023 and 2024, $932 in 2025 and $1,100 in 2026, and the 2026 budget expects about $106,000 from resale capital contributions, which shows how much the master budget counts on resales.

How much is the annual cost at the median?

That is about $520 a month in known layers before the condominium assessment and insurance. Only 5 of Botanika’s 75 parcels carried a homestead exemption on the 2026 roll, and a seller’s exemption and Save Our Homes cap do not carry to a buyer, so we show buyers the tax on the sale price, not on the county’s $316,015 median just value, which would tax at about $4,052.

Who pays the $2,500 contribution when your unit sells?

The buyer. Declaration §9.12, recorded 12 March 2024, imposes a one-time $2,500 capital contribution on the transferee of a lot or living unit, secured by a lien. It exempts a transfer to the owner’s spouse, to a co-owner, to the owner’s estate or heirs, to a trustee or spouse solely for estate planning, to a mortgagee or association after foreclosure, to a person who acquires within a year of conveying another unit, and, in clause (g), to the purchaser from Cedar Green Homes, L.L.C. or its affiliates. A resale buyer from an owner pays it, and so does an existing owner buying a second unit. The association’s public summary sheet says first-time Botanika buyers do not pay; the recorded text controls, and it exempts a purchase from the developer, not a first-time buyer of a resale.

Who Insures a Botanika Home, and What Will a Buyer’s Insurer Ask?

Under Section 718.111(11) the association insures the building as originally installed, and the owner insures floor, wall and ceiling coverings, electrical fixtures, appliances, the water heater, cabinets, countertops, window treatments and personal property. Botanika’s declaration and master policy are not posted, so the exact split, the hurricane deductible and whether the association carries flood cover on the buildings are not published.

Data updated: September 2026 (Florida Statutes Section 718.111; Florida Office of Insurance Regulation form OIR-B1-1802; Citizens Property Insurance flood page).

What does the association’s policy cover?

The building as originally installed, under the statute, and whatever the master policy’s declarations page says beyond that. Ask the association’s manager, Gulf Breeze Management Services of SWFL, for the declarations page before you list, because a buyer’s insurer and lender will ask for it and it is the fastest way to answer the hurricane-deductible question.

What does the owner insure?

A buyer needs a condominium unit-owner policy, commonly called an HO-6, with loss-assessment coverage for a share of a master-policy deductible, and should ask separately about flood coverage for the unit. We put the statute’s split in the listing file so the buyer’s agent can quote from the right starting point.

What does a wind-mitigation report add?

The state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802, records roof covering, roof deck attachment, roof-to-wall connections, opening protection and the code the building was built under. The developer advertises impact windows on every unit, and a current form documenting them is worth having when a buyer’s agent asks. The roof and structure belong to the association.

Does a buyer need flood insurance?

Botanika is in FEMA Zone X shaded, not the Special Flood Hazard Area, so a federally backed lender generally does not require it, but many buyers and insurers ask. Citizens Property Insurance is phasing in a flood requirement for new and renewing wind policies, and its flood page states that condominium unit-owner policies are not required to carry it. Bonita Springs is a Community Rating System Class 5 community with a 25 percent discount on flood premiums; confirm the class on FEMA’s current list before relying on the percentage.

What Must a Botanika Seller Deliver and Disclose Under Florida Law?

A Botanika seller must deliver the condominium documents Section 718.503 lists, at the seller’s expense, and honor the 7-day review period that statute sets; disclose known material defects under Johnson v. Davis; complete the Section 689.302 flood disclosure; and obtain estoppel certificates under Section 718.116 and Section 720.30851 for the condominium and the Bonita Fairways master association.

Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 720.30851, 689.302, 689.261 and 720.401; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); this is information, not legal advice).

What are the Section 718.503 resale documents?

Under Section 718.503(2), a buyer who has signed a contract is entitled, at the seller’s expense, to a current copy of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of any milestone inspection report, the association’s most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report for a turnover inspection performed on or after 1 July 2023, and the “Frequently Asked Questions and Answers” document required by Section 718.504. The buyer is also entitled to the state’s governance form. Botanika’s declaration, budget and rules are not posted online, so we ask the association’s manager for the package on the day you list and keep a dated copy of what we gave your buyer.

What is the 7-day review clause?

Every resale contract must carry, in conspicuous type, either an acknowledgment that the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause making the contract voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. A contract without the clause is voidable by the buyer before closing. That is why we deliver the documents before the offer: the review period then runs while you negotiate, not after.

What is the milestone and SIRS statement?

Under Section 718.503(2)(e), a contract entered into after 31 December 2024 must state in conspicuous type whether the association is required to have a milestone inspection, a turnover inspection report or a structural integrity reserve study and has not completed it, or that it is not required to have one. Botanika’s buildings have three habitable floors over parking, so both laws apply, but the first milestone inspection is not due until 2049 or 2054 and the reserve study clock runs from the turnover report. Ask the association for its statement and any report it holds. Our guide to Botanika at Bonita Fairways explains the dates.

Which estoppel certificates apply, and what do they cost?

Two. The Botanika association issues a condominium estoppel under Section 718.116(8), capped at $299 for a current account, plus $119 if delivered within three business days and $179 more if the account is delinquent. The Bonita Fairways Community Association issues a master estoppel under Section 720.30851 with the same cap. The seller customarily pays both in Lee County, and the estoppel is also where Botanika’s unpublished condominium fee first appears in writing.

Is the Section 720.401 disclosure summary owed?

Section 720.401 covers the disclosure summary for a Chapter 720 association, and subsection (2) says it does not apply to associations governed by Chapter 718. Botanika is a Chapter 718 condominium inside a Chapter 720 master, so the condominium side follows Section 718.503. How the master layer is handled in your contract is a question for your closing agent or attorney; we give buyers the master documents in the listing file either way.

What is the Johnson v. Davis duty?

A seller who knows of a material defect that a buyer cannot readily see must disclose it. A 2024 building has little deferred maintenance, but a leak, a slow drain or an appliance fault you know about belongs in the disclosure, and so does anything the association has told you about the common elements.

What flood and tax disclosures are required?

Section 689.302 requires a residential seller to state whether they know of flood damage, have filed a flood insurance claim or have received federal flood assistance. Section 689.261 requires the property tax disclosure summary. Zone X shaded removes neither duty.

What Will Buyers Ask About Flood, Storms and Permits?

Botanika’s three buildings all sit in FEMA flood Zone X, the shaded 0.2 percent annual chance area, on Lee County panel 12071C0656G effective 17 November 2022, and in Lee County Evacuation Zone A. That is a moderate designation, not the “no-flood zone” wording that sales materials use, and a buyer’s agent will ask you which one you are relying on.

Data updated: September 2026 (FEMA National Flood Hazard Layer queried 29 September 2026; Lee County GIS evacuation zones; City of Bonita Springs Community Rating System page).

What does FEMA’s map say about each building?

We queried FEMA’s flood hazard layer at the center of each building on 29 September 2026. Building A at 26589 Rosewood Pointe Drive, Building B at 26600 and Building C at 26610 each returned Zone X, “0.2 percent annual chance flood hazard,” outside the Special Flood Hazard Area, with no base flood elevation. Earlier in-house research found that Building A touches the edge of a small coastal AE polygon with a base flood elevation of 9 feet, and that FEMA’s records list a 2023 letter of map amendment for the project. We did not retrieve the letter, so we do not say what it decided.

Why is “no-flood zone” not the same as Zone X?

FEMA has no “no-flood” category. Zone X shaded is inside the 0.2 percent annual chance floodplain, a moderate-to-low hazard where a federally backed lender generally does not require insurance. It does not mean water cannot reach the site. We tell your buyer to rely on the flood map, the elevation certificate and the disclosure, not on marketing language.

What about Hurricane Ian and storm surge?

The three buildings were completed after Hurricane Ian, so they have no Ian claim history and we do not describe them as having come through it. Every Bonita Fairways address is in Evacuation Zone A, the first zone the county orders to leave, and the National Hurricane Center’s surge maps show more than 3 feet of worst-case surge above ground across the community in a Category 2 hurricane. The residential floors sit above ground-level parking, which lifts every home off the ground by design, but Botanika’s finished-floor elevation is not published.

Which Rules Affect a Botanika Sale?

Three rules shape a Botanika sale: no buyer-approval clause was found at the master level, leases must be at least 30 consecutive days with no pets in leased units under the master declaration, and Botanika’s own declaration, which may be stricter under master Section 11.5, is not posted online. Say what is known and name the document that answers the rest.

Data updated: September 2026 (Bonita Fairways master declaration, O.R. Book 2872, Page 2887, Sections 5.17, 5.18 and 11.5; Instrument 2026000086991; Botanika’s own declaration not posted).

Does the association approve my buyer?

The master text we read does not require approval of a buyer, and applies the $2,500 resale capital contribution instead. Botanika-level approval rights are not found, because the Botanika declaration is not posted. We ask the manager in writing whether any approval, interview or application fee applies to a sale, and we tell your buyer the answer before the offer.

What can a buyer do with a lease?

Master Section 5.17 sets a 30-consecutive-day minimum, and the association’s tenant access form says short-term rentals such as VRBO and Airbnb are not permitted. Section 5.18 says pets are not allowed in leased units. Botanika’s minimum term, any annual limit, any approval step and any application fee are not found. For a rental-minded buyer that gap matters, and we say so in the listing rather than let it surface after an offer.

What are the pet rules?

The rule that applies today is master Section 5.18: ordinary household pets in reasonable number, leashed outdoors and never on the golf course, with no weight or breed limit at the master level. Section 11.5 lets neighborhood documents restrict pets more than the master does, and a buyer with a large dog or more than two pets should read the Botanika declaration before contract. We state the pet rule in the listing so every showing is a qualified one.

When Is the Best Time to Sell a Botanika Home?

List before the winter season if you can, but the Botanika record does not prove a season yet: the seven resales recorded in June, August, September, February and March, and the developer’s 67 first sales came in a launch wave from August 2024 to February 2025 that says nothing about buyer timing.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, 76 sales through 16 March 2026; ownership from the 2026 county roll).

What does the county record say about months?

Resales recorded in June 2025 (2), August 2025 (2), September 2025 (1), February 2026 (1) and March 2026 (1), a spread too thin to call a season. The first sales by month were 14 in August 2024, 7 in September, 14 in October, 10 in November, 12 in December, 8 in January 2025 and 2 in February, with one in May and one in June 2025, and the pooled calendar counts are dominated by that curve.

Who is the seasonal buyer?

Of the 75 unit owners on the 2026 roll, 43 have a mailing address outside Florida or the United States, 8 of them in Ontario, and 32 have a Florida address, 13 of them in Bonita Springs. Only 5 parcels carried a homestead exemption. That pattern reads as second-home ownership, so the buyer pool includes people who shop when they are in Florida, and a unit priced and photographed before the season opens is in front of them when they arrive.

Should I wait for the warranty period to run?

Waiting shortens the warranty time you can offer a buyer: on our arithmetic the unit warranty ends about mid to late 2027. It also gives the developer more time to sell its own inventory. The decision depends on your plans and carrying costs, and we will show you both paths on paper.

How Do We Market a Botanika Home?

We market a Botanika home by leading with what only a resale can offer, a recorded price history, a document package ready to sign and a unit that is already built, and by answering the questions a buyer’s lender, insurer and agent will ask before they ask them. Then we put the listing in front of second-home buyers from outside Florida, including Ontario, where 8 current owners live, as well as local buyers.

Data updated: September 2026 (Lee County Property Appraiser roll; Southwest Florida MLS, pulled 29 September 2026).

What are buyers paying for?

A new building, elevator-lobby access, reserved parking under the building, a pool, spa and cabana inside the community, and the Bonita Fairways clubhouse and courts, with golf public and optional. The developer’s marketing advertises impact windows, screened balconies and washer and dryers, and your listing should say which of those your unit has.

Photography, video and the floor plan

Botanika has 12 developer floor plans, and buyers compare by plan. We photograph the unit, shoot video, and put the plan name, the heated square footage from the county roll and the building in the listing so that a buyer can find your unit’s twin in the recorded sales.

The listing file buyers actually want

The condominium documents, both estoppel certificates, the warranty table with its caveats, the master insurance declarations page, the wind-mitigation form if you have one and a plain statement of the $2,500 contribution and who pays it. We keep it in one folder so that an offer never waits on paper.

How Do We Negotiate a Botanika Contract?

We negotiate a Botanika contract from the recorded record: what the last resale in your size band closed at, what the developer is offering, and what your buyer will pay in the $2,500 contribution, estoppel fees and insurance. Jesse or Marc handles every offer, counter and inspection response personally.

Data updated: September 2026 (Lee County Property Appraiser recorded sales; Southwest Florida MLS, pulled 29 September 2026; Florida Statutes Section 718.503).

Partner-level negotiation

Offers and counters are handled by one of the two partners, never handed to an assistant. In a market where two MLS closings in 12 months took a median of 174 days and closed at 94.8 percent of the final list price, the first offer is worth taking seriously and the counter is worth writing carefully.

The inspection and the owner’s items

A new unit produces few inspection findings, so the negotiation turns on the owner’s items: appliances, the water heater, the air conditioning and any warranty claim. If you are the first owner, check whether the one-year warranty on items conveyed with the unit is still open, because it can answer an inspection item at no cost to you.

The lender’s review of the condominium

A buyer’s lender reviews the condominium project as well as the buyer, and a developer that still owns units, an association with unpublished reserves and a turnover that may not have happened are all questions a lender can ask. Having the budget, insurance and reserve information ready keeps a financed sale on schedule.

The appraisal in a thin market

With seven resales on record, an appraiser will lean on the same deeds we do, plus the developer’s first sales. If a contract price sits above the recent resales, we prepare the comparables before the appraisal is ordered, not after it comes in low.

Botanika vs The Gardens at Bermuda Links: Which Will Your Buyer Choose?

A buyer who tours Botanika will often tour The Gardens at Bermuda Links: a 2024 building with three floors over parking and running warranties against a 2007 community of 134 two-bedroom, two-bath condominiums at a lower price per square foot with a garage or carport and posted rules. Botanika wins on newness and loses on price per square foot and on how much of its paper is unread.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll; Southwest Florida MLS, pulled 29 September 2026; each association’s posted documents). County windows are the first with 10 or more sales, measured from the first of the month.

Botanika vs The Gardens at Bermuda Links decision table

Where Botanika wins the buyer

On age, on running warranties, on elevator-lobby access and on a floor-plan range from one to three bedrooms. A buyer who wants a 2024 building and is comfortable buying before the fee and rules are read will choose Botanika, and the 43 of 75 owners with out-of-state or foreign addresses show that many do.

Where The Gardens wins the buyer

On price per square foot, $243.10 against $356.00; on a garage or carport; on documented rules; on a 2022 roof; and on a fee history a buyer can read. A buyer who needs a rental should also read both leasing rules, because The Gardens’ posted rule is friendlier to investors than Botanika’s unread rule may prove to be.

What does the comparison mean for your price?

It means your resale is compared with the developer’s price and with The Gardens’ price at once. The seven Botanika resales carried a $320,000 median, close to The Gardens’ $325,000 median, so a Botanika resale priced above the resale record has to justify the difference with something a buyer can see. We show buyers the comparison in writing, which is easier for a seller than a buyer finding it alone. If you want to see the comparison from The Gardens seller’s side, our Gardens at Bermuda Links seller page runs the same test from the other direction.

Other Bonita Fairways neighborhoods in the same buyer’s search

Buyers also tour Natura, where 8 MLS closings in 12 months carried a $435,000 median, and Bermuda Links, where 2 closings carried $302,500. If you are selling elsewhere in Bonita Fairways, see selling in Bonita Fairways and selling in Bonita Springs.

What Does It Cost to Sell a Botanika Home?

Selling a Botanika home costs roughly 4.5 percent of the price in our worked examples without buyer-agent compensation and about 7.0 percent with it, before the tax proration and any mortgage payoff. The main items are the negotiated commission, the deed stamps, the owner’s title policy, which a Lee County seller customarily pays, and two estoppel certificates.

Data updated: September 2026 (Florida Statutes Sections 201.02, 718.116 and 720.30851; Florida Administrative Code Rule 69O-186.003; Lee County closing custom; commission rates are illustrations, not our fee).

Documentary stamp tax on the deed

Florida charges $0.70 per $100 of the price, rounded up to the next $100, on the deed under Section 201.02, and in a Lee County resale the seller customarily pays it: $2,240 on a $320,000 sale and $2,797.90 on a $399,670 sale.

The owner’s title policy

Florida’s title premium is set by the state under Rule 69O-186.003, so it is the same at every title company: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy, although the contract controls.

Two estoppel certificates

A Botanika sale can need two: up to $299 each for a current account, plus $119 each if rushed and $179 more if delinquent. The condominium’s certificate is what shows the unpublished Botanika fee.

Commissions after the NAR settlement

Since 17 August 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign written agreements with their own agents before touring, per the National Association of REALTORS. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer’s agent off the MLS, or offer a concession toward the buyer’s costs. We put the commission conversation in writing at the first meeting.

Two Botanika net sheets

The tax credit is an upper-end illustration: the seller credits the buyer for the days owned, using the seller’s own bill, and the county’s median just value of $316,015 would tax lower than the sale price does. If you agree to cover the buyer’s $2,500 contribution, add it to the seller’s side, and add any association charge for the documents. Every figure is an estimate; the title company’s settlement statement is the final word.

Do I Pay Capital Gains Tax?

Florida has no state income tax. Federally, many owners can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home they owned and lived in for two of the last five years, while a seasonal or investment owner who never made the Botanika unit a main home owes federal capital gains tax on the gain. Ask your tax adviser for your own case.

Data updated: September 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser; Florida Department of Revenue property tax guidance).

What does the Botanika record suggest about gains?

Most gains have been small or negative: five of seven same-unit pairs sold below the first price. With 43 of 75 owners on out-of-state or foreign addresses and only 5 homesteads, most Botanika owners are not selling a main home, so the exclusion often will not apply. Records of improvements reduce a taxable gain, so gather permits and invoices before you list.

Homestead and portability

A homestead exemption ends with the sale for the next tax year, and the buyer’s taxes reset to market value. Florida lets a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead within the period the law allows; ask the Lee County Property Appraiser before you sell.

Owners who live outside the United States

A seller who is not a United States person may face FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. Eight Botanika owners have Ontario addresses, so we ask the title company to run the question in the first week. An out-of-state U.S. owner is not subject to FIRPTA.

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

For most Botanika units, a full listing nets the most, because Botanika buyers compare every recent resale and pay for the units that answer the document, fee and warranty questions. A cash offer can suit a seller who must close in days, and selling by owner saves the listing fee but shifts pricing, condominium documents and negotiation to you.

Data updated: September 2026 (Lee County Property Appraiser recorded sales; Florida Statutes Section 718.503; National Association of REALTORS settlement guidance).

The decision table

How Do You Get a Free Botanika Valuation?

You get a free Botanika valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded Botanika sales in your size band and building, adjusted for plan, floor, outlook and condition, with the seven resales, the developer’s first-sale prices and the ten active listings shown alongside it, and there is no obligation to list.

Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll, file built 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

What does a McGreevy and Comisar valuation include?

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 recorded resales nearest to your unit, the developer’s first-sale price per square foot for your size band, the fee, warranty and contribution facts your buyer inherits, a net sheet with both estoppels, and the current listings you would compete with.

How do you reach us today?

Get your free Botanika home valuation and we will send a value built from the recorded Botanika sales that match your unit, 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 Botanika.

What Botanika Sellers Say About Working With Us

Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.

A client who valued the whole process

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

A client who valued white-glove service

★★★★★ “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

A seller and buyer who valued availability

★★★★★ “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

A seller who valued follow-through

★★★★★ “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

Frequently Asked Questions, Botanika at Bonita Fairways Seller Edition

These are the questions Botanika owners ask us most often before they list, answered from the Lee County sale record, the recorded Bonita Fairways instruments, the Southwest Florida MLS and Florida law. The full background is in our Botanika at Bonita Fairways guide. For anything specific to your unit, call Jesse direct at (239) 898-6072.

How do I sell my condo in Botanika at Bonita Fairways?

Price it from the recorded Botanika resales in your size band and building, request the condominium documents and both estoppel certificates at listing, tell buyers plainly about the $2,500 contribution and the warranties, and list before winter.

Who is the best listing agent for Botanika?

The one who has read the record. McGreevy and Comisar are Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012, and we priced this page from all 76 qualified Botanika deeds.

What is my Botanika condo worth?

Inside a recorded range: 76 sales since August 2024 ran $250,000 to $614,008, the 7 resales at a $320,000 median, and the 3 resales of the last 12 months at $343,895, $250,000 and $339,000. Your size, building and outlook place you in it. Ask for a free Botanika valuation.

How many Botanika condos sold last year?

Three resales were recorded in the 12 months from September 2025, at $343,895, $250,000 and $339,000. The MLS shows two closed sales in that window at a $294,500 median.

Are Botanika prices going down?

The recorded resales lean down. Five of seven units resold below the first owner’s price, at a median change of minus 10.9 percent over a median hold of 369 days. Seven pairs describe the record; they do not forecast it.

Why do resales close below the developer’s prices?

The deed record does not say. A first-sale price can include incentives and upgrades, resales compete with the developer and ten active listings, and two units did resell higher, so the market is not uniform.

How long does it take to sell a Botanika condo?

The two MLS closings of the last 12 months, both resales, took a median of 174 days and closed at 94.8 percent of the final list price. The 24-month median of 31 days reflects the developer’s early closings and is not the number to plan around.

When is the best time to list a Botanika condo?

By early winter if you can. The seven resales are too few to call a season, but 43 of the 75 owners have out-of-state or foreign mailing addresses, so buyers shop when they are in Florida.

Do upper-floor Botanika units sell for less?

On first sales the medians were $435,132 on floor 1, $411,860 on floor 2 and $399,920 on floor 3, at $361, $356 and $351 per square foot. The gap is mostly size, not a floor premium.

Do three-bedroom Botanika units sell for more per square foot?

Only a little: $342 per square foot for one-bedroom first sales, $356 for two-bedroom and $363 for three-bedroom. No three-bedroom unit has resold, so a three-bedroom seller prices from first sales and current asks.

Which Botanika building sells for the most?

By first-sale median over all 76 sales, Building B at 26600 Rosewood Pointe Drive led at $436,312, then Building A at 26589 at $418,971 and Building C at 26610 at $386,514. Price per square foot is the fairer yardstick.

Do I compete with the developer when I sell a Botanika resale?

Yes. The developer presents the project as complete, the county roll shows the developer entity as owner of record on 5 of 75 units, and a developer can offer incentives a resale cannot. A resale’s edge is price per square foot, ready documents and a warranty with time left.

Do the statutory warranties pass to my buyer?

The building and unit warranties under Section 718.203 pass to successor owners, and on our arithmetic the unit warranty runs to about mid to late 2027. The one-year and manufacturer warranties belong to the first purchaser.

Will my buyer pay the $2,500 Bonita Fairways contribution?

Yes. The recorded amendment makes it a purchaser’s payment, and only a purchaser from Cedar Green Homes, or a listed exempt transferee, is excused. Decide in advance whether you would concede it.

What documents must I give a Botanika buyer?

The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone and reserve-study documents or a statement that none exists, any turnover inspection report, the Section 718.504 question-and-answer sheet and the state’s governance form, at your expense.

How long can a buyer cancel after getting the documents?

7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the buyer received them more than 7 such days before signing. We deliver early so the period runs during negotiation.

How many estoppel certificates do I need?

Up to two: the Botanika association’s under Section 718.116 and the master association’s under Section 720.30851, each capped at $299 for a current account, plus $119 if rushed and $179 more if delinquent. The seller customarily pays in Lee County.

Do I need a milestone inspection or SIRS to sell?

No; those are the association’s obligations. Botanika’s first milestone inspection is not due until 2049 or 2054, but your contract must carry the Section 718.503 statement about the association’s inspection and reserve study status.

Is there a special assessment I must pay before selling?

Botanika’s condominium special assessments are not published, and the estoppel certificate will show any balance. Members rejected a $500 master pool assessment on 16 July 2026, with Botanika voting 2 yes and 73 no.

What are Botanika’s fees?

The condominium’s own fee is not published. The master assessment is probably $1,100 for 2026, unconfirmed for Botanika; the city stormwater fee is $20; and tax at the $399,670 median is about $5,124 non-homestead. The estoppel certificate shows the real numbers.

Is my Botanika condo in a flood zone?

All three buildings test as FEMA Zone X shaded on panel 12071C0656G, and every Bonita Fairways address is in Evacuation Zone A. Building A touches the edge of a coastal AE polygon, so ask for its elevation certificate. You still complete the Section 689.302 disclosure.

What will my buyer’s insurer ask about?

The association’s master policy and hurricane deductible, the building’s code era, and the windows and doors. A wind-mitigation report on form OIR-B1-1802 answers most of it, and the developer advertises impact windows on every unit.

Can a buyer rent my Botanika condo?

The master declaration allows leases of 30 consecutive days or more, the association’s tenant form bars short-term rentals, and pets are not allowed in leased units. Botanika’s own leasing rule may be stricter and is not posted.

Does the association approve my buyer?

The master text we read requires no buyer approval and applies the $2,500 contribution instead. Botanika-level approval rights are not found because its declaration is not posted, so we ask the manager in writing.

How does the pet rule affect my sale?

Master Section 5.18 allows ordinary household pets in reasonable number, with no weight limit, and none in leased units. Botanika’s declaration may be stricter, so we state the rule in the listing.

How does under-building parking affect my sale?

Botanika has reserved parking under the building and no private garages, which invites comparison with condominiums that have garages. State the space and storage unit in the listing and confirm both against the declaration.

Can I sell my Botanika condo with a tenant in place?

Yes, but the lease travels with the sale until it ends and showings need the tenant’s cooperation. Tell us the lease terms and end date before we list.

What should I fix before listing my Botanika condo?

What an inspector will flag: a leak, a slow drain or an appliance not working. If you are the first owner, check whether the one-year warranty on items conveyed with the unit is still open. The roof and exterior belong to the association.

What does it cost to sell a Botanika condo?

In our examples, about 4.5 percent of the price without buyer-agent compensation and about 7.0 percent with it, before the tax proration and any payoff. We give you a net sheet before you list.

How much documentary stamp tax will I pay?

$0.70 per $100 of consideration under Section 201.02, customarily paid by the seller in Lee County: $2,240 at $320,000 and $2,797.90 at $399,670.

Who pays for the owner’s title insurance in Lee County?

By custom the seller, who also selects the closing agent; in Collier County the buyer customarily does. The contract controls. Florida sets one rate, so a $320,000 policy costs $1,675.

Do I pay capital gains tax when I sell my Botanika condo?

If it was your main home for two of the last five years, you can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Topic 701. A second home does not qualify. Florida has no personal income tax. Ask your tax adviser.

Do foreign owners face withholding when they sell?

Generally yes, under FIRPTA, at closing. Eight Botanika owners have Ontario addresses, so we ask the title company to run the question in the first week. An out-of-state U.S. owner is not subject to FIRPTA.

How do I see how my unit competes with other listings?

Ask us for a live MLS search matched to your unit. On 29 September 2026 there were 10 active Botanika listings, none pending, at a $529,950 median ask.

Should I sell now or wait?

That depends on your plans and carrying costs, not on a forecast. The last 12 months hold three resales, all below $344,000, against a $529,950 median ask, and waiting shortens the warranty time you can offer. We show you where your unit sits and you decide.

Can I list my Botanika condo with any brokerage?

Yes. Nothing in the documents we read ties a resale to the developer’s sales center or to any brokerage, so choose the agent with the strongest pricing evidence.

Why list your Botanika condo with McGreevy and Comisar?

Because we have already done the work a Botanika sale needs: every qualified sale by building and size, the state’s condominium file, the Bonita Fairways instruments and the statutes. Request a free Botanika home valuation or call Jesse direct at (239) 898-6072.

Why Does a Botanika Specialist Matter When You Sell?

A Botanika specialist knows which building, plan and size band a unit belongs to, what the seven resales actually closed at, and which documents a buyer’s lender will ask for. Buyers pay for a new lock-and-leave building when a listing explains it well, and pay less when it does not.

What a general Bonita Springs agent tends to miss

We have seen small facts cost condominium sellers contracts: a resale priced off the developer’s first-sale price, a listing that quoted the sales brochure’s “no-flood zone” wording, a buyer who learned about the $2,500 contribution after writing an offer, and condominium documents requested after the contract so that the 7-day cancellation window opened late. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.

The Bonita Fairways context we sell with

Our Bonita Fairways community guide covers the clubhouse, the courts, the public golf course and the master rules; our Botanika guide covers the three buildings, the twelve plans and the record. Both are what we hand a buyer who is new to the community.

If you are buying your next home too

Many Botanika sellers are also buyers, moving into a Natura home, a larger condominium, or leaving the area. Read our guide to buying in Botanika, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.

Thinking of Selling Your Botanika Home? List With the #1 Team in Southwest Florida Since 2012

If you are thinking of selling a Botanika home, call the team that prices from the recorded resales in your own size band and building, requests the condominium documents and both estoppels the day you list, and shows your buyer the developer comparison in writing. 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 Botanika 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 Botanika, Natura, The Gardens at Bermuda Links, Carousel Cove or elsewhere in Bonita Fairways, 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.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Botanika recorded sales, county file: 76 qualified sales from August 2024 to March 2026, 69 first sales from the developer and 7 resales at a $320,000 median and $325.26 per heated square foot, per Lee County Property Appraiser records built 29 September 2026, including three resales in the last 12 months at $343,895, $250,000 and $339,000. In the last 12 months we tracked each of those closings against its building and size. If you own in Botanika, make us your first call before you list.

What Is Your Botanika at Bonita Fairways Home Worth? Get a Free Valuation in 60 Seconds.

Request your free Botanika home valuation and we will send a value built from the recorded sales that match your unit, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

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 every qualified Botanika deed on the Lee County record, the recorded Bonita Fairways instruments, the master budget, the state’s condominium file and the statutes behind them. The building-by-building background is in our Botanika at Bonita Fairways guide.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Selling a Botanika home? Get a free Botanika 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 Botanika.

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.

Sources and Authoritative References

Every fact on this page traces to a primary source below: the Lee County Property Appraiser’s recorded sales and roll, the recorded Bonita Fairways instruments and posted documents, the developer’s and state’s Botanika records, Florida statutes and agencies, and federal flood, insurance and tax sources. We do not cite real estate brokerage or listing sites. Botanika developer, state, statute and county records were read on 29 September 2026; other sources were accessed from 24 to 29 September 2026.

Bonita Fairways Association Documents and Recorded Instruments

1. Bonita Fairways Community Association, home page.
2. Bonita Fairways Community Association, Community and amenities page.
3. Bonita Fairways Community Association, public Documents archive.
4. Declaration of Covenants and Restrictions for Bonita Fairways, O.R. Book 2872 Page 2887 (1997).
5. Amendment and Supplemental Declaration, Lee Clerk Instrument 2014000101383.
6. Certificate of Amendment, Resale Capital Contribution, Instrument 2024000069667.
7. BFCA Public Notice of Transfer Fee.
8. Certificate of Amendment, recreational facilities and guests, Instrument 2026000086991.
9. Bonita Fairways 2026 Master Budget (prepared 20 Oct 2025).
10. BFCA December 2025 year-end financial statements.
11. Bonita Fairways Community Rules: general, clubhouse, pool, courts and golf.
12. Bonita Fairways tele-entry owner instructions.
13. Bonita Fairways tenant access permission form.

Botanika Developer, Builder and State Records

14. Botanika at Bonita Fairways, developer home page.
15. Botanika at Bonita Fairways, floor plans.
16. Botanika at Bonita Fairways, amenities.
17. Botanika at Bonita Fairways, news page.
18. Botanika at Bonita Fairways, team page.
19. JAXI, Botanika project page.
20. Florida Division of Corporations, Botanika at Bonita Fairways Condominium I Association, Inc. (N22000013123).
21. Florida DBPR condominium registry extract (Lee County rows).
22. Florida DBPR, SIRS reporting and database.
23. Florida DBPR, Condominium milestone inspections.

Florida Statutes, Legislation and State Rules

24. F.S. 553.899, Mandatory structural inspections for condominium and cooperative buildings.
25. F.S. 718.112, Bylaws (structural integrity reserve study).
26. F.S. 718.203, Warranties.
27. F.S. 718.301, Transfer of association control.
28. F.S. 718.503, Developer disclosure and nondeveloper disclosure.
29. F.S. 718.116, Assessments and estoppel certificates.
30. F.S. 95.11, Limitations other than for the recovery of real property.
31. F.S. 689.302, Flood disclosure.
32. F.S. 201.02, Tax on deeds and other instruments relating to real property.
33. F.S. 720.30851, Estoppel certificates for homeowners’ associations.
34. Florida Senate, CS/CS/HB 979 (2024) estoppel certificates, staff analysis.
35. Florida Department of Revenue, Documentary Stamp Tax.
36. F.S. 718.111, Condominium association insurance.
37. F.S. 718.504, Prospectus or offering circular and frequently asked questions.
38. F.S. 720.401, Prospective purchasers subject to association membership requirement; disclosure summary.
39. F.S. 689.261, Sales of real property; disclosure of ad valorem taxes.
40. Florida Administrative Code Rule 69O-186.003, title insurance rates.
41. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985).

Lee County Property Appraiser, GIS and Zoning

42. Lee County Property Appraiser, parcel data roll (LCPA TXT, 1 Sep 2026).
43. Lee County Property Appraiser, 2026 TRIM notice for a Bonita Fairways home in district 017.
44. Lee County GIS, Evacuation Zones.
45. Lee County DCD, Evacuation Zone vs. Flood Zone.

City of Bonita Springs and Utilities

46. City of Bonita Springs, home page.
47. City of Bonita Springs, FEMA Community Rating System.
48. City of Bonita Springs, Hurricane Ian.
49. City of Bonita Springs Community Development, FEMA flood zone information.
50. City of Bonita Springs, EnerGov permit portal.

Federal Flood, Storm, Insurance and Tax Sources

51. FEMA National Flood Hazard Layer.
52. FEMA, CRS Eligible Communities, April 2025.
53. NOAA NHC, Tropical Cyclone Report, Hurricane Ian.
54. NOAA NHC, National Storm Surge Risk Maps.
55. USGS STN, Hurricane Ian high-water marks, Lee County.
56. Citizens Property Insurance, Roof rule changes (31 Mar 2023).
57. Citizens Property Insurance, flood insurance requirement.
58. Florida Office of Insurance Regulation, Wind Mitigation Resources.
59. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802.
60. IRS Topic 701, Sale of your home.
61. IRS, FIRPTA withholding.
62. IRS Publication 523, Selling Your Home.
63. Florida Department of Revenue, property tax information for taxpayers.
64. Lee County Tax Collector, property taxes.
65. Florida Department of Financial Services, title insurance overview.
66. National Association of REALTORS, what the settlement means for home sellers.

Schools, Health Care, Transportation and News

67. School District of Lee County, Student Enrollment.
68. School District of Lee County, School Zones.
69. Florida Department of Education, School Grades.
70. School District of Lee County, 2025-2026 School Grades Report.
71. NCH North Hospital.
72. Collier County Parks, Barefoot Beach Preserve.

Downloadable Documents

The official documents below are recorded with the Lee County Clerk, published by the Bonita Fairways Community Association or issued by the State of Florida, Lee County, FEMA or the federal government. They are the documents we read for this page and the ones a Botanika seller should have in hand before listing.

Botanika’s own declaration, budget, rules and any recorded amendments are not posted online. The county roll cites the phase instruments as 2024000204129, 2024000268473 and 2024000318618, which the Lee County Clerk’s official records search will return, and the association’s manager can provide the current budget, rules and estoppel certificate on request.

Market data from Southwest Florida MLS, pulled September 2026, and Lee County Property Appraiser recorded sales.

McGreevy and Comisar, Best Realtor to Sell Your Botanika Home at Bonita Fairways. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.