We price your Carousel Cove home from recorded sales of its own kind, manufactured or site-built, and assemble the estoppel, roof record and board approval package before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and roll, read September 29, 2026, and the Southwest Florida MLS, pulled September 29, 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 neighborhood: the 106 one-story homes of Carousel Cove at Bonita Fairways, described home by home in our Carousel Cove at Bonita Fairways guide. If you own on Bonita Fairways Circle or Sammoset Way, this page gives you every recorded sale of the last 24 months, the fees, the board approval and the documents a buyer will ask for, and what a sale costs you.
A search for “Carousel Cove” also returns a resort and carousel attractions elsewhere, so to be exact: this page is about the residential neighborhood inside the gated Bonita Fairways community in Bonita Springs, Florida. Carousel Cove has its own Declaration, which describes it as an over 55 community, and sits inside the Bonita Fairways master association, so a sale involves two associations, a board approval and, on most resales, a $2,500 master contribution paid by the buyer. It is a Chapter 720 homeowners’ association, not a condominium.
The Lee County Property Appraiser recorded 11 qualified Carousel Cove sales in the 24 months to September 29, 2026, at a median of $360,000 and $233.33 per heated square foot, from $260,000 to $475,000. Twenty-four months is the first window with ten or more sales: the last 12 months hold only 4. The homes are two products, 56 manufactured homes and 50 site-built homes, and they sell in different price bands, so your own home’s kind decides your price far more than any Carousel Cove average does.
To sell your Carousel Cove at Bonita Fairways home in 2026, price it from recorded sales of your own kind of home, either manufactured or site-built, gather the estoppel certificate, roof record and insurance quote before you list, start the buyer’s board approval early, and be live before the January to April closing season.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll, windows measured to September 29, 2026; Southwest Florida MLS pulled September 29, 2026).
That sequence matters because Carousel Cove is not one product. A 1994 manufactured home of 1,192 heated square feet on Bonita Fairways Circle sold for $260,000 in December 2024, while a 2005 site-built home of 1,686 square feet on the same street sold for $468,000 in January 2025. They share a gate, a golf course and an association, but not the same lender, insurer, roof history or buyer.
These are the ten facts about selling a Carousel Cove home that matter most in September 2026, each drawn from the Lee County Property Appraiser, the recorded Declaration, the association’s own forms, the Bonita Fairways master documents or Florida law, and each explained in the section that covers it.
This seller’s guide to Carousel Cove at Bonita Fairways runs from the recorded market to the title, fee, insurance and disclosure facts buyers ask about, the board approval and the costs of a sale, a comparison with Natura, and the answers Carousel Cove owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Carousel Cove Home in 2026? · Why List Your Carousel Cove Home With McGreevy and Comisar? · What Is the Carousel Cove Market Doing for Sellers Right Now? · What Did Carousel Cove Homes Sell For? · Have Carousel Cove Owners Sold for More Than They Paid? · A Carousel Cove Sale Worked Through
Pricing, Title, Fees and Insurance: How Do We Price a Carousel Cove Home? · How Do the Manufactured-Home Title, 55+ Approval and Pre-1994 Wind Rules Affect a Carousel Cove Sale? · What Fees Will Your Carousel Cove Buyer Pay Each Year? · Who Insures a Carousel Cove Home, and What Will a Buyer’s Insurer Ask?
Documents, Disclosures, Rules and Timing: What Must a Carousel Cove Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Carousel Cove Sale? · When Is the Best Time to Sell a Carousel Cove Home?
Marketing, Negotiation and Your Options: How Do We Market a Carousel Cove Home? · How Do We Negotiate a Carousel Cove Contract? · Carousel Cove vs Natura: Which Will Your Buyer Choose? · What Does It Cost to Sell a Carousel Cove Home? · Do I Pay Capital Gains Tax When I Sell My Carousel Cove Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Carousel Cove Valuation?
Answers and Local Expertise: What Carousel Cove Sellers Say About Working With Us · Frequently Asked Questions, Carousel Cove at Bonita Fairways Seller Edition · Why Does a Carousel Cove Specialist Matter When You Sell? · Thinking of Selling Your Carousel Cove 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. Carousel Cove owners hire us because we price from recorded sales of their own kind of home, assemble the approval package before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Carousel Cove home, or thinking, “I need a listing agent who understands a 55+ approval and a manufactured-home title,” 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. 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 tracked every recorded Carousel Cove sale in the Lee County Property Appraiser file: 122 sales from October 1997 to February 2026, of which 74 are the first recorded sale of a home and 48 are later resales. We set aside the 2018 common-element parcel, which is not a home, and added the seven qualified sales of the five parcels annexed in 2008. That file is where we start on every Carousel Cove listing. When an owner asks what a 1995 manufactured home is worth, the answer begins with the manufactured sales of the last 24 months, not with the $360,000 figure that blends in a 2005 site-built home.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, so our Carousel Cove sellers hear what buyers comparing this neighborhood with Natura, the condominiums or a Bonita Springs villa are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and board approval questions are handled by one of the two partners, never handed to a junior agent or an assistant.
In the last 12 months we tracked 4 county-recorded Carousel Cove sales and 3 Southwest Florida MLS sales. 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 Carousel Cove market is small, steady in price and split by kind of home. The county recorded 11 qualified sales in the 24 months to September 29, 2026 at a $360,000 median, fewer sales a year than the 12 recorded in each of 2017, 2018 and 2019, at prices far above the pre-2021 record.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified improved sales plus the five annexed parcels, windows measured to September 29, 2026; Southwest Florida MLS pulled September 29, 2026).
The table widens the window step by step, which is how we read a small market: the first window holding ten or more sales is the one we lead with, and every figure names its window and count. In Carousel Cove that is 24 months. The newest recording in the county file is February 13, 2026, so the 12-month window holds only 4 sales.
Window to September 29, 2026 | Qualified sales | Median | Range | Median per heated sq ft |
|---|---|---|---|---|
12 months | 4 | $362,500 (mean of $360,000 and $365,000) | $290,000 to $460,000 | $243.49 |
24 months (first with 10+) | 11 | $360,000 | $260,000 to $475,000 | $233.33 |
36 months | 17 | $360,000 | $235,000 to $500,000 | $237.81 |
60 months | 31 | $360,000 | $195,000 to $675,000 | $237.81 |
All history, 1997 onward | 122 | $227,000 (mean of $225,000 and $229,000) | $80,000 to $675,000 | $150.61 |
Recorded volume was $1,475,000 over 12 months, $3,932,900 over 24 months and $11,693,574 over 60 months. Price per square foot is per heated square foot as the county records it, which leaves out garages and screened lanais. The all-history median is far lower because most of the 122 sales are from 2009 to 2020, before prices roughly doubled, so it describes the past, not today’s value. For the home-by-home background, our Carousel Cove at Bonita Fairways guide carries the full history.
The county record leads because it captures every recorded sale; the Southwest Florida MLS adds speed and asking-price behavior. The MLS counts differ from the county’s, because the MLS holds only sales that were listed, so the two sets of 11 sales in 24 months are not the same 11 sales and their medians differ.
MLS window to September 29, 2026 | Closed sales | Median sold | Median days on market | Median sale-to-list | Median per MLS sq ft |
|---|---|---|---|---|---|
12 months | 3 | $360,000 | 13 | 96.1% | $230 |
24 months | 11 | $315,000 | 15 | 96.0% | $232 |
36 months | 15 | $350,000 | 46 | 96.1% | $233 |
60 months | 27 | $360,000 | 13 | 96.3% | $238 |
All MLS history | 106 | $252,450 | 49 | 95.2% | $160 |
On September 29, 2026 the MLS showed 2 active Carousel Cove listings, at $299,000 and $349,500 (a median of $324,250), and no pending sale. Our own arithmetic, not an MLS statistic, puts that at about 4.4 months of supply against the 11 MLS sales of the last 24 months, and 8.0 months against the 3 sales of the last 12. Either way, a seller today competes with two homes, not twenty. The Southwest Florida MLS export we used has no figures for expired or withdrawn listings, so we make no claim about how often Carousel Cove listings fail to sell.
Calendar-year medians ran $362,500 in 2021 on 6 sales, $362,500 in 2022 on 6, $326,000 in 2023 on 9, $350,000 in 2024 on 7, $362,500 in 2025 on 6 and $375,000 in 2026 to February 13 on 2 (the mean of $290,000 and $460,000). The manufactured-home median rose about 33% from 2021 to 2025, from $270,750 on 2 sales to $360,000 on 5. Counts of two to nine a year swing hard with which homes happen to sell, so read the yearly figures as direction, not a forecast.
Each neighborhood below is shown on its own first window with ten or more county sales, so read the medians with their windows in view.
Neighborhood | Homes | County window, sales, median | County per sq ft | MLS 24 months: sales, median |
|---|---|---|---|---|
Carousel Cove | 106 one-story homes | 24 months, 11 sales, $360,000 | $233.33 | 11 sales, $315,000 |
Natura | 329 single-family homes and villas | 12 months, 10 sales, $486,250 | $234.97 | 17 sales, $472,500 |
142 condominiums | 24 months, 15 sales, $312,500 | $247 | 12 sales, $323,750 | |
134 condominiums | 24 months, 12 sales, $327,450 | $246 | 13 sales, $325,000 | |
75 condominiums | 24 months, 55 sales, $399,420 | $356.05 | 27 sales, $411,860 | |
68 condominiums | 36 months, 10 sales, $358,750 | $277 | 6 sales, $342,000 |
Carousel Cove is the only one of the six with an age rule and the only one mixing manufactured and site-built homes. Botanika’s 55 sales are mostly builder-direct sales of new units, so they measure a different market. For the whole community, see the Bonita Fairways neighborhood guide.
Carousel Cove homes sold for $260,000 to $475,000 in the 24 months to September 29, 2026, with manufactured homes at a $315,000 median on 9 sales and site-built homes at $464,000 on 2. The list below shows every one of the 11 recorded sales by street and year built, with no house numbers.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, 24 months to September 29, 2026).
Eleven sales is the first window with ten or more, so we show a median, but we also list every sale, because a median of eleven sales still describes a handful of homes. Three of the 11 were the first recorded sale of that home in the file, and eight were later resales.
Recorded | Street | Year built | Heated sq ft | Bed / bath | Price | Per sq ft |
|---|---|---|---|---|---|---|
Oct 17, 2024 | Sammoset Way | 1996 | 1,177 | 2 / 2 | $279,900 | $237.81 |
Nov 4, 2024 | Sammoset Way | 1995 | 1,572 | 2 / 1 | $365,000 | $232.19 |
Dec 6, 2024 | Bonita Fairways Circle | 1994 | 1,192 | 2 / 2 | $260,000 | $218.12 |
Feb 10, 2025 | Sammoset Way | 1995 | 2,179 | 2 / 1 | $475,000 | $217.99 |
Feb 18, 2025 | Sammoset Way | 1999 | 1,350 | 2 / 2 | $315,000 | $233.33 |
Mar 10, 2025 | Bonita Fairways Circle | 1995 | 865 | 2 / 2 | $295,000 | $341.04 |
Dec 17, 2025 | Bonita Fairways Circle | 1992 | 1,627 | 2 / 2 | $365,000 | $224.34 |
Dec 30, 2025 | Bonita Fairways Circle | 1994 | 1,563 | 2 / 2 | $360,000 | $230.33 |
Feb 13, 2026 | Sammoset Way | 1995 | 1,130 | 2 / 2 | $290,000 | $256.64 |
The nine manufactured sales had a $315,000 median (the fifth of nine) and $232.19 per heated square foot. The highest, $475,000 in February 2025, was the largest home on the list at 2,179 square feet. The smallest home, 865 square feet, had the highest price per foot at $341.04, which is why we never price a small home from a per-foot average.
Recorded | Street | Year built | Heated sq ft | Bed / bath | Price | Per sq ft |
|---|---|---|---|---|---|---|
Jan 30, 2025 | Bonita Fairways Circle | 2005 | 1,686 | 3 / 2 | $468,000 | $277.58 |
Feb 5, 2026 | Bonita Fairways Circle | 2003 | 1,526 | 2 / 2 | $460,000 | $301.44 |
Two site-built sales, $460,000 and $468,000, are too few to call a median a market; their midpoint is $464,000 and their per-foot median $289.51. Over 60 months the record is deeper: 11 site-built sales at a $480,000 median and $308.42 per square foot, from $437,500 to $675,000, against 20 manufactured sales at $304,000 and $225.45.
Cut, 24 months | Sales | Median | Range |
|---|---|---|---|
Under 1,200 sq ft | 4 | $284,950 (mean of $279,900 and $290,000) | $260,000 to $295,000 |
1,200 to 1,499 sq ft | 1 | $315,000 | one sale |
1,500 to 1,799 sq ft | 5 | $365,000 | $360,000 to $468,000 |
1,800 sq ft and up | 1 | $475,000 | one sale |
Two bedrooms | 10 | $337,500 (mean of $315,000 and $360,000) | $260,000 to $475,000 |
Three bedrooms | 1 | $468,000 | one sale |
By price band, 4 of the 11 sales were under $300,000, 4 were $300,000 to $399,999, 3 were $400,000 to $499,999 and none reached $500,000. Over 60 months the bands were 10, 9, 7 and 5, and the five sales of $500,000 or more were site-built homes recorded from 2022 to 2024.
Almost always. Of 45 repeat sales of the same Carousel Cove home more than a year apart, 43 sold above the earlier price, one sold for the same price and one for less, at a median gain of 8.43% a year over a median hold of 4.85 years and a median total gain of 45.7%.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, consecutive sales of the same home more than one year apart, through September 29, 2026).
A repeat pair is two consecutive recorded sales of one home. We counted a pair only when the two sales were more than a year apart, and a home sold three times contributes two pairs. The median dollar gain was $92,000, and the mean gain $110,095, pulled up by a few long holds.
Manufactured homes gave 28 pairs at a median 8.40% a year over a median hold of 5.06 years. Site-built homes gave 17 pairs at 9.39% a year over 4.01 years. The one loss was a manufactured home bought for $150,000 in October 2009 and sold for $125,000 in September 2012; the one flat pair was a site-built home held from December 2017 to September 2020 at $285,000.
Of the 24 pairs whose second sale came in the 60 months to September 29, 2026, all 24 sold above the earlier price, with a median annual gain of 9.66%, a median hold of 5.18 years and a median gain of $151,250. Manufactured homes gave 15 of those pairs at 8.71% a year and site-built homes 9 at 16.13%. In the 24 months alone there were 8 pairs, all gains, at a median 8.15% a year.
Length of hold | Pairs | Median annual gain | Median total gain | Median dollar gain |
|---|---|---|---|---|
1 to under 3 years | 14 | 15.1% | 32.3% | $65,000 |
3 to under 5 years | 11 | 8.7% | 35.2% | $71,000 |
5 to under 8 years | 13 | 7.9% | 57.8% | $92,000 |
8 years or more | 7 | 5.6% | 120.3% | $200,000 |
The shortest holds show the highest annual figures because they caught the 2021 to 2023 step up. Read the table as the range of results owners have recorded, not a promise; a 2022 or 2023 buyer who sells today should price from today’s sales, not from the price paid.
One recorded Carousel Cove sale shows how the pieces fit: a 1995 manufactured home of 1,572 heated square feet on Sammoset Way, two bedrooms and one bath, recorded on November 4, 2024 at $365,000, or $232.19 per square foot. It was bought in February 2023 for $280,000 and first sold in December 1998 for $80,000.
Data updated: September 2026 (Lee County Property Appraiser recorded sales for this home and for the 24 months to September 29, 2026; the Declaration, Section 11).
We use this home because its whole sale chain is on the public record and its price sits within $5,000 of the 24-month median of $360,000. We name only the street, the year built and the size; we do not know who owned it or why they sold, and we do not claim any involvement in the sale. Everything below is arithmetic on the record and on the Declaration.
The home has three recorded sales: $80,000 on December 31, 1998, $280,000 on February 15, 2023 and $365,000 on November 4, 2024. Between the last two, 628 days passed, a gain of $85,000 or 30.36%, which annualizes to 16.67%. The 2024 price was $232.19 per heated square foot, exactly the 24-month manufactured median of $232.19 and $1.14 below the all-home median of $233.33. It sold at the going rate for its own kind, not above it.
Section 11 requires the buyer’s written notice at least 20 days before closing. For a November 4 closing, that means a complete package on the board’s desk by October 15 at the latest. The board then has 20 days from a complete package, capped at 60 days from notice, and silence is deemed approval. A seller who waits for the contract to start that clock is already two to three weeks into the timeline before the buyer’s lender has ordered the appraisal.
At $365,000, Florida documentary stamp tax on the deed is $2,555 (3,650 units of $100 at $0.70), and the owner’s title policy at the promulgated rate is $1,900. Add an example listing commission of 2.75% ($10,037.50), a title search and settlement fee estimate of $1,200, a municipal lien search estimate of $175 and one estoppel certificate at up to $299, and the total is $16,166.50, or 4.43% of the price, before any buyer-agent compensation, mortgage payoff or tax proration. Those are our illustrations, not the seller’s actual statement, which we have not seen. The full cost section below builds two net sheets the same way.
We price a Carousel Cove home in five steps: sort by kind of home, match size and year built, adjust for roof, title and condition, check the competition you actually face, and set a price inside the recorded range, reviewed at two to three weeks. Recorded sales, not an online estimate, set the range.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, 24 and 60 months to September 29, 2026; Southwest Florida MLS pulled September 29, 2026).
Manufactured and site-built homes are different products with different buyers, lenders and insurers. In the 24 months to September 29, 2026, 9 manufactured sales had a $315,000 median and $232.19 per heated square foot, while 2 site-built sales had a $464,000 midpoint and $289.51. We never price one kind from the other, and our valuation page shows both so you can see the gap.
Within a kind, size does most of the work. Six manufactured sales of homes between 1,100 and 1,600 heated square feet recorded $260,000 to $365,000 in the 24 months, with a $302,500 median (the mean of $290,000 and $315,000). Per-foot figures mislead at the edges: the 865-square-foot home sold for $341.04 a foot and the 2,179-square-foot home for $217.99, so we compare homes of similar size, not averages.
A roof near the end of its life, a title that has not been retired, a pre-1994 wind classification and deferred maintenance each narrow the buyer pool. Four sales of homes built in 1992 or 1993 recorded in the 60 months to September 29, 2026, at $267,674 in April 2023, $314,000 in December 2023, $365,000 in June 2024 and $365,000 in December 2025. Older is not automatically cheaper here; condition and size decide.
On September 29, 2026 you compete with two active Carousel Cove listings, at $299,000 and $349,500, and with the alternatives a buyer is weighing: Natura at a $486,250 county median on 10 sales in 12 months, and the Bermuda Links, Gardens and Rosewood Pointe condominiums at $312,500 to $358,750. Our Carousel Cove versus Natura comparison below sets out where each wins.
We set a list price and a walk-away range from the sales above, share the reasoning in writing and review showings and the two active listings with you at two to three weeks. A home priced above its kind’s recorded range invites a buyer to ask why not a Natura home or a condominium, and it costs days: the MLS median was 13 days on the market over 12 months and 15 over 24, but 46 days over 36 months, so pace has varied with pricing.
Automated estimates blend manufactured and site-built homes, ignore the 55+ approval and the master contribution, and cannot see the roof date or the title status. With 11 sales in 24 months and 2 in one kind, they have little to work from. Our free Carousel Cove valuation starts from the recorded sales of your own kind, and you can jump to the valuation section on this page.
Three things set Carousel Cove apart from most Bonita Springs sales: 56 of its 106 homes are manufactured homes whose title may need retiring under Florida Statutes 319.261, the Declaration limits occupancy to households with a member aged 55 or older, and ten homes predate the 1994 HUD wind standard. Each can delay a closing if it surfaces late.
Data updated: September 2026 (Carousel Cove Declaration recorded May 10, 2013; Florida Statutes 319.261 and 760.29; 24 CFR 3280 and 100.304; Lee County Property Appraiser roll, 2026).
For the fuller story of how the neighborhood came to be, our Carousel Cove at Bonita Fairways guide covers the recorded amendments, the 109 permitted lots and the home types.
A manufactured home is titled like a vehicle until its owner retires the title, which converts it into real property conveyed by deed with the land. Florida Statutes 319.261 governs the process. Whether a given Carousel Cove home’s title has been retired is not published, so your title agent must check before you list. A buyer’s lender may require it, because financing works best when the home is conveyed by deed with the land.
The county roll codes 56 Carousel Cove parcels as manufactured homes, built from 1992 to 1999. Florida Administrative Code Rule 15C-1.01031 says homes built after July 13, 1994 carry a data plate, and the HUD data plate decides the home’s construction standard. Fannie Mae’s Selling Guide B2-3-02 asks for photos of the Data Plate or Certification Label, and for a letter from the Institute for Building Technology and Safety if a label is missing. We do not claim any lender program for Carousel Cove; a buyer’s lender decides.
Ten Carousel Cove manufactured homes were built in 1992 or 1993. HUD’s wind-zone rule at 24 CFR 3280.305 sets Zone III at 110 miles per hour for homes built to the later standard. Citizens Property Insurance’s mobile-home form settles pre-1994 homes at actual cash value and offers no wind-mitigation discounts on mobile homes. That narrows the buyer pool for those homes, so we get the insurance quote before we list.
Section 8.15 of the Declaration, recorded May 10, 2013 as Instrument 2013000110712, requires that at least one occupant of each home be 55 or older, the “designated occupant.” It bars a permanent resident under 18, limits visitors under 18 to 30 days in aggregate or 15 consecutive, and says not less than 80% of newly occupied homes must have a designated occupant. It requires registration within 5 days and a report of any absence over six months. The association enforces the rule by injunction and, ultimately, eviction under Section 8.15(I).
Federal law exempts qualifying housing for older persons from the familial-status rules, at 24 CFR 100.304 to 100.307, and Florida Statutes 760.29(4) parallels it. We state Carousel Cove’s rule the way its Declaration states it, in the listing and in every conversation, and we describe the property, not the people who might buy it. A buyer who cannot document a qualifying occupant should read the Declaration before writing an offer.
A Carousel Cove buyer pays a Bonita Fairways master assessment of $1,100 in 2026 (billed $550 twice a year), a neighborhood assessment the association does not publish online, and property tax at a proposed 2026 millage of 12.8217. The estoppel certificate, the budget or the quarterly notice supplies the neighborhood figure.
Data updated: September 2026 (Bonita Fairways 2026 master budget; Carousel Cove Declaration and Bylaws; Lee County Property Appraiser; proposed 2026 millage for Bonita Springs district 017).
The Bonita Fairways Community Association’s 2026 master assessment is $1,100 per home, $964 for operations and $136 for reserves, billed $550 twice a year, about $91.67 a month. It was $932 in 2025 and $1,000 in 2023 and 2024. A proposed $500 second-pool assessment failed in a vote on July 16, 2026, 122 for and 735 against, so no master special assessment is pending on the record we read.
We looked for the Carousel Cove regular assessment on the association’s website, in its posted minutes and forms and in its welcome packet, and it is not stated in any of them. We do not estimate it. The Bylaws bill it quarterly in advance (Section 6.5), the Declaration shares it equally among 109 lots (Section 3.3), and the number comes from the estoppel certificate, the annual budget or the quarterly notice. Assessments are delinquent after 10 days and accrue interest after 15.
Charge | Amount | Who pays |
|---|---|---|
BFCA resale contribution | $2,500 | Buyer on most resales; exemptions apply |
Board sale approval fee | $100 plus $42 per person for the background check | Buyer |
Lease approval fee | $100 plus $42 per adult | Owner leasing |
Mortgagee questionnaire | Up to $150 plus attorney fees | Requester |
Extra gate vehicle | $30 | Owner |
City stormwater fee | $20 under 1,800 sq ft, $50 above | Owner |
The Bonita Fairways amendment recorded March 12, 2024 as Instrument 2024000069667 sets a $2,500 resale contribution, buyer-paid on most resales. It does not apply to a transfer to a spouse or co-owner, an inheritance, an estate-planning trust, a foreclosure, an owner who sells and buys another Bonita Fairways home within a year, or a first purchase from Home Dynamics or Cedar Green Homes. The builder exemption does not reach Carousel Cove.
The proposed 2026 millage for Bonita Springs district 017 is 12.8217: 7.5507 non-school and 5.2710 school. The table applies it at three Carousel Cove prices, using the county roll’s typical exemptions of $51,411 non-school and $25,000 school for a homesteaded home.
Price | Tax without homestead | Tax with homestead |
|---|---|---|
$315,000, manufactured 24-month median | $4,038.84 | $3,518.87 |
$360,000, all-home 24-month median | $4,615.81 | $4,095.85 |
$464,000, site-built midpoint | $5,949.27 | $5,429.30 |
Your buyer’s taxes reset to market value on January 1 after purchase, so they will not match yours. A statewide homestead amendment is on the November 3, 2026 ballot, so we tell buyers the figures may change. Half of the homes, 53 of 106, carry a homestead exemption on the roll, and 41 owners have out-of-state mailing addresses.
Each Carousel Cove owner insures their own home. Section 9 of the Declaration requires coverage including all risk, flood and liability, and a buyer’s insurer will ask first for the roof date, then for a wind-mitigation report and a four-point inspection. For a pre-1994 manufactured home, Citizens settles at actual cash value.
Data updated: September 2026 (Carousel Cove Declaration, Section 9; Citizens Property Insurance MH03 worksheets; Florida Office of Insurance Regulation form OIR-B1-1802; Lee County Property Appraiser roll, 2026).
The Declaration makes each owner responsible for insuring the home “including all risk, flood, liability,” and, after a casualty, for starting reconstruction within 90 days and finishing within 9 months (Sections 9.3 and 9.4). A buyer should read those two sentences before writing an offer, because they make the insurance decision the owner’s, not the association’s.
The roll shows 65 of 106 homes built before 2002. Original roofs on the 1992 to 1997 manufactured homes would be 29 to 34 years old, and on 2000 to 2006 site-built homes 20 to 26 years old. Those figures are arithmetic, not permit records: we did not find re-roof permit dates in the sources we used, and the city’s permit portal is interactive, so put your roof permit number and date in the listing.
The Florida Office of Insurance Regulation’s Uniform Mitigation Verification Inspection form, OIR-B1-1802, records roof covering, roof deck attachment, roof-to-wall connection and opening protection, and insurers may use it to credit wind-resistant features. Many insurers also ask for a four-point inspection on homes of this age. Neither is required to sell, but both shorten a buyer’s insurance search.
Most Carousel Cove homes sit in FEMA Zone X, where flood insurance is optional unless a lender requires it, but the Declaration lists flood among the coverages an owner insures, and the whole neighborhood is in evacuation Zone A. A buyer’s agent will ask whether you have a flood policy and any claim history, so keep both handy.
A Carousel Cove seller must disclose known material defects under Johnson v. Davis, deliver the association’s governing documents and the Section 720.401 disclosure before the buyer is bound, give the written flood disclosure Section 689.302 requires, and order one estoppel certificate under Section 720.30851. Carousel Cove is a homeowners’ association, not a condominium.
Data updated: September 2026 (Florida Statutes 689.261, 689.302, 720.401 and 720.30851; Johnson v. Davis, Florida Supreme Court, 1985; Carousel Cove Declaration; retrieved September 29, 2026).
Under Johnson v. Davis, a Florida seller who knows of facts that materially affect a home’s value and are not readily observable must tell the buyer, whatever the contract says about “as is.” For a Carousel Cove home the usual candidates are roof leaks, past water intrusion, a failed inspection item, unpermitted work and an unresolved association violation. Put them in writing before the contract. Offering the home “as is” does not remove the duty, and it does not remove the board’s approval either.
Section 720.401 applies to a homeowners’ association resale. The seller supplies the association’s governing documents and the disclosure summary before the buyer signs, and a resale contract must carry conspicuous language saying it is voidable if the buyer did not receive them first. The buyer’s right to cancel runs three days from receipt or until closing, whichever comes first. We did not confirm whether Carousel Cove’s recorded Declaration restates this duty, and the statute applies either way. Our listing package includes the recorded Declaration, the amendments, the forms and the welcome packet.
An estoppel certificate is the association’s written statement of what is owed on your home. Section 720.30851 requires it within 10 business days of a request, valid for 30 days, or 35 if delivered electronically, with the fee refunded if the sale does not close. The statute’s text gives a $250 base fee, $100 more if delivered within three business days and $150 more if the account is delinquent. Our cost reference, citing the 2024 House staff analysis, shows $299, $119 and $179 after inflation adjustment. Section 3.10 of the Declaration says $150 within 15 days, and the statute controls. Ask the association what it charges; we use $299 in our net sheets so they do not understate.
Section 689.302 requires a seller of residential property to give the buyer a written flood disclosure at or before the contract, on the form the statute prescribes. It asks whether you know of past flooding, whether you have filed a flood insurance claim and whether you received federal flood assistance. Answer from your own records, and if you hold a Letter of Map Amendment, attach it. The statute gives the buyer remedies if the seller fails to give it, so your agent or attorney should confirm the current form.
Section 689.261 requires the contract to carry a property tax disclosure summary, which tells the buyer not to rely on the seller’s current taxes as an estimate of their own. It matters here because the taxes of a long-held homesteaded home and the taxes on its sale price differ by thousands of dollars, as the fee section shows.
Buyers of Carousel Cove homes ask three things: which FEMA zone the home is in, how the neighborhood fared in Hurricane Ian, and whether the roof and openings are permitted. In FEMA panel 12071C0656G, 101 of 102 Carousel Cove address points are in Zone X and one is in coastal Zone AE, and every point is in evacuation Zone A.
Data updated: September 2026 (FEMA National Flood Hazard Layer, panel 12071C0656G effective November 17, 2022; Lee County GIS; National Hurricane Center; USGS; City of Bonita Springs; retrieved September 29, 2026).
FEMA’s panel 12071C0656G, effective November 17, 2022, replaced panel 0656F of August 28, 2008. Of 102 Carousel Cove address points, 101 fall in Zone X and one on Bonita Fairways Circle falls in coastal Zone AE with a base flood elevation of 9 feet. Of 101 platted buildings, 100 are in Zone X, 9 footprints touch the Zone AE edge, and 4.1% of the neighborhood polygon lies in Zone AE. A Letter of Map Amendment dated July 21, 2009 appears in the record we reviewed, so ask whether your home is covered by one.
All 907 Bonita Fairways address points, Carousel Cove included, are in evacuation Zone A, which is separate from the flood zone. The National Hurricane Center’s storm-surge planning maps show no surge from a Category 1 storm at 65 Carousel Cove buildings and under 3 feet at 36, over 3 feet from a Category 2, over 6 feet from a Category 3 and over 9 feet from a Category 4 or 5. Zone X on the flood map does not mean no water in a major storm, and we say so to buyers.
The National Hurricane Center’s report on Hurricane Ian records 8 to 12 feet of inundation in Bonita Springs. The USGS recorded high-water marks of 8.7 to 9.0 feet near the neighborhood, including 9.0 feet directly east, about 2.1 feet above the ground there. Lee County’s 2018 LiDAR gives a median ground elevation of 10.26 feet (NAVD88) for Carousel Cove buildings, from 9.57 to 10.92 feet by building. We report the numbers and let a buyer’s insurer and agent draw conclusions.
The City of Bonita Springs issues building permits for Carousel Cove, through an interactive portal we did not query for this page, so we have no re-roof permit dates to report. The association’s ARB form still cites the Lee County Building Department, which is out of date. Before you list, search the city portal for your address, download roof, window, door, air-conditioning and water-heater permits, and list the permit numbers and dates. The buyer’s inspector will ask for them.
A Carousel Cove sale runs through Section 11 of the Declaration: written board approval before closing, buyer notice at least 20 days ahead, a decision within 20 days of a complete package and silence deemed approval. Leasing, pets, architecture and signs follow their own sections, and each can affect what a buyer wants to do with the home.
Data updated: September 2026 (Carousel Cove Amended and Restated Declaration, recorded May 10, 2013; resale application Rev 12-2022; lease form Rev 8-2023; ARB form 2026; retrieved September 29, 2026).
The buyer gives written notice at least 20 days before closing. The board decides within 20 days of a complete package, capped at 60 days from notice, and silence is deemed approval. Approval is issued as a recordable Certificate of Approval. Disapproval is allowed only for listed good cause, by a majority of the whole board. The resale application states that the association answers within 30 days, and it asks for a copy of a driver license for age verification, with a $100 fee.
If the board disapproves without good cause and the owner demanded it, the association must furnish an alternate purchaser within 30 days, or the buyer is deemed approved. An unapproved transfer is void under Section 11.5, except a mortgagee’s foreclosure or deed in lieu. Your contract should include an approval contingency so you can reset without penalty.
A lease must be a written whole-home lease of 30 days to one year, at most four a year, with at least 30 days between the first days of consecutive leases. The tenant must be 55 or older, the board decides within 10 days, and there are 11 grounds for disapproval, no renewal option and no sublease. The owner loses recreation and parking use during a lease under Section 10.6, an unapproved lease is void under Section 10.9, and the association may collect rent from the tenant under 10.10. A buyer who plans to rent should read Section 10 first.
An owner may keep up to three pets, at most two of them dogs, with no weight or breed limit, and pets are barred from the golf course. A tenant may keep one pet if the lease allows. State the pet rule in the listing, because a buyer with a large dog will look for it.
The ARB reviews an application in 30 days, and approved work must finish within 180 days. A roof needs ARB approval, in architectural shingle, metal or tile (Section 8.7), fences are not permitted (Section 8.10(G)), a driveway must be at least 16 feet (Section 8.12) and air-conditioning has its own rules (Section 8.13). A home must be at least 1,000 square feet and one story. Boats, golf carts and recreational vehicles are limited to 24 hours outside a garage, two cars may park in the driveway, and there is no overnight street parking. Two For Sale signs of 4 square feet each are allowed.
Section 7 of the Declaration warns of errant golf balls, and we tell buyers about it. The Declaration’s renewal date is January 1, 2043, and the March 2026 minutes mention re-recording the governing documents under the Marketable Record Title Act, with an expiration date of September 2027. The association’s Rules and Regulations page is empty while the board updates them, and the resale form still carries the label of a former management company. Give the buyer the recorded documents and confirm with the association that nothing newer applies.
The best time to list a Carousel Cove home is late fall or early winter, ahead of the January to June closing season: 62.3% of recorded sales fall in the first two quarters, against 10.7% in the third. Since 2015, April has been the busiest month with 16 sales and August the quietest with 2.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, 122 sales from 1997 to February 13, 2026, and 94 sales from 2015 onward).
Across all recorded history, the first quarter holds 29.5% of sales, the second 32.8%, the third 10.7% and the fourth 27.0%. Counting only 2015 onward, the months ran as follows.
Month | Sales since 2015 | Month | Sales since 2015 |
|---|---|---|---|
January | 5 | July | 3 |
February | 13 | August | 2 |
March | 13 | September | 4 |
April | 16 | October | 3 |
May | 6 | November | 8 |
June | 10 | December | 11 |
We market a Carousel Cove home on what the property offers: a one-story home on its own lot, mostly on the golf course, in a gated community with lawns mowed by the association, backed by a document file that answers the title, roof, fee and approval questions before a buyer’s agent asks.
Data updated: September 2026 (Lee County Property Appraiser roll, 2026; Carousel Cove Declaration; Bonita Fairways master documents; Southwest Florida MLS pulled September 29, 2026).
The features that draw Carousel Cove buyers belong to the property: a single-story plan, an attached garage, a lot that is fee simple, and, for 82 of the 106 parcels, a golf-course setting as the county codes it. The master facilities shared with all of Bonita Fairways include a pool of about 1,831 square feet, four pickleball courts, one lighted tennis court, bocce and two shuffleboard courts, and the roll lists 6 Carousel Cove homes with a private pool. We lead each listing with the features your home actually has, and we do not claim a golf-lot premium, because the small sample does not isolate one.
A one-story home is won on light, layout and the lanai. We photograph at the right time of day, film a short walk-through so an out-of-state buyer understands the plan, and publish a measured floor plan, because two homes of similar square footage can live very differently. For a manufactured home we photograph the HUD label and data plate so the buyer’s lender sees them early.
Every Carousel Cove listing we build carries the recorded Declaration, the resale application and background check form, the estoppel certificate, your roof and permit record, any wind-mitigation or four-point report, the master fee and the $2,500 contribution, and the 55+ rule in the Declaration’s own words. A buyer’s agent who can read all of it before the first showing writes a cleaner offer, and a buyer’s lender starts sooner.
The Bonita Fairways gate is unmanned and uses a call box, and the Declaration allows two For Sale signs of 4 square feet each. We market through photography, video, our buyer database, targeted advertising and agent outreach across Bonita Springs, Estero and Naples, and we manage showing access and the gate so a buyer’s agent is not turned away at the call box.
We negotiate every Carousel Cove contract at the partner level, and we negotiate the approval terms as carefully as the price: the board approval contingency, the closing date set around the 20-day notice, who pays the $2,500 master contribution, the estoppel, the inspection and the appraisal in a neighborhood that records four to nine sales a year.
Data updated: September 2026 (Carousel Cove Declaration, Section 11; Bonita Fairways resale contribution amendment; Lee County Property Appraiser recorded sales, 2021 to 2026).
Jesse McGreevy handles offers, counters and the inspection and appraisal responses on our listings. Buyers’ agents hear the same partner from the first call to the closing table, which keeps the facts consistent and the pressure on the terms that matter to you.
Because an unapproved transfer is void, every Carousel Cove contract should make closing subject to board approval, with a fixed date by which the buyer’s package is submitted. A buyer whose package is incomplete cannot run the board’s 20-day clock, and a seller without a contingency date has no way to reset. We write both into the offer.
The buyer pays the contribution on most resales, but the contract decides. Some sellers offer to share it as a concession, and in a neighborhood with two active listings that choice can widen the buyer pool. We tell you what the concession costs and what it is likely to buy before you decide.
A buyer’s inspector will look hardest at the roof, the air conditioning, the water heater, the electrical panel and, on a manufactured home, the frame, the tie-downs and the skirting. We recommend a pre-listing wind-mitigation report and, for older systems, a four-point report, so that a surprise does not become a price cut in the inspection period.
With 11 recorded sales in 24 months, an appraiser can reach for the wrong comparable: a site-built sale for a manufactured home, a home twice the size, or a Natura sale. We send the appraiser the sales we priced from, matched by kind, size and year built, with the roof, title and condition facts that justify your price, so the valuation starts from the right homes.
A buyer weighing Carousel Cove against Natura is choosing between age, size, price, occupancy rules and control: Carousel Cove is older, at a $360,000 median on 11 county sales in 24 months, with a 55+ Declaration, while Natura is newer, at $486,250 on 10 sales in 12 months, with a developer-controlled association.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS pulled September 29, 2026, recorded documents and the City of Bonita Springs).
Factor | Carousel Cove | Natura |
|---|---|---|
Homes | 106 one-story homes, 56 manufactured and 50 site-built, fee simple | 329 single-family homes and villas built in three phases |
Year built | 1992 to 2006, plus one 2017 | 2016 to 2025; roofs 1 to 10 years old |
County median | $360,000 (24 months, 11 sales); $362,500 (12 months, 4 sales) | $486,250 (12 months, 10 sales) |
County price per sq ft | $243.49 (12 months, 4 sales) | $234.97 (12 months, 10 sales) |
MLS days on market and sale-to-list | 15 days and 96.0% (24 months, 11 sales) | 144 days and 97.9% (24 months, 17 sales) |
Occupancy rule | 55+ Declaration, Section 8.15 | No age rule found in any document reviewed |
Governance | Resident board of five, staggered terms | Developer-controlled association holding 329 votes |
Flood exposure | 100 of 101 platted homes in Zone X; 9 footprints touch the coastal AE edge | 152 of 222 footprints in riverine Zone AE |
Roofs | Original roofs could be 20 to 34 years old | New roofs |
Construction standard | 56 HUD Code homes; 50 built to the code of their permit year | Florida Building Code, 2014 to 2023 editions |
Fee stack | $1,100 master (2026); neighborhood assessment not published; $2,500 contribution | $1,100 master (2026); sub-association fee not found |
Sale and lease approval | Board approval of every sale and lease | Not found in the sources we used |
On the 12-month county windows the price per square foot is close, $243.49 on 4 Carousel Cove sales against $234.97 on 10 Natura sales, so the gap in medians, about $123,750, is mostly size and age, not price per foot. Natura’s median of 144 days on market over 24 months, against Carousel Cove’s 15, shows that Carousel Cove homes have moved faster in the MLS, a pace worth stating to a seller.
Carousel Cove wins the buyer who wants to spend about $125,000 less at the median, wants a one-story home on its own lot with lawns mowed by the association, is comfortable with the 55+ rule and a board that approves every sale, and will insure and inspect an older home. Those are the points we lead with when a buyer is touring both.
Natura wins the buyer who wants a newer roof and building code, no age rule in the recorded documents we reviewed, and a larger home, and who can accept a developer-controlled association and a flood-map footprint that touches Zone AE for most homes. A Carousel Cove seller competing with Natura should be ready to explain the roof, the title and the approval clearly and let the price do the persuading.
Natura’s recent median of $486,250 sits above every recorded Carousel Cove sale of the last 24 months, so a Carousel Cove home priced near it invites a buyer to ask why not a newer home. We price inside your own kind’s recorded range and use Natura to show buyers what the alternative costs. Natura owners weighing their own sale can read our guide to selling a Natura home and our Natura at Bonita Fairways guide.
Selling a Carousel Cove home costs roughly 4.3 to 4.5 percent of the price in our worked examples without any buyer-agent compensation, and about 6.8 to 7.0 percent with it, before the tax proration and any mortgage payoff. The main items are the negotiated commission, deed stamps, the owner’s title policy and one estoppel certificate.
Data updated: September 2026 (Florida Statutes Sections 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003; Lee County closing custom; example commission rates are illustrations, not our fee).
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: $2,205 on a $315,000 sale and $3,248 on a $464,000 sale.
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.
Because Carousel Cove is a homeowners’ association, a sale needs one estoppel certificate from the neighborhood association, not two. The statute’s base fee is $250, and our net sheets use $299, the figure after inflation adjustment in our cost reference. A rush or a delinquent account adds to it, so ask the association what it charges.
Since August 17, 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.
Item | Manufactured home at the $315,000 24-month median | Site-built home at $464,000, the midpoint of two sales |
|---|---|---|
Listing commission, example 2.75% | $8,662.50 | $12,760.00 |
Buyer-agent compensation, if offered, example 2.5% | $7,875.00 | $11,600.00 |
Deed documentary stamp tax ($0.70 per $100) | $2,205.00 | $3,248.00 |
Owner’s title policy, promulgated premium | $1,650.00 | $2,395.00 |
Title search and settlement fee, estimate | $1,200.00 | $1,200.00 |
Municipal lien search, estimate | $175.00 | $175.00 |
One estoppel certificate, current account | $299.00 | $299.00 |
Total with buyer-agent compensation | $22,066.50 (7.01%) | $31,677.00 (6.83%) |
Total without buyer-agent compensation | $14,191.50 (4.51%) | $20,077.00 (4.33%) |
Estimated net before proration and payoff, without buyer-agent compensation | $300,808.50 | $443,923.00 |
The arithmetic is simple. At $315,000, the example commission is 2.75% of $315,000, or $8,662.50; the stamps are 3,150 units of $100 at $0.70, or $2,205; and the title premium is $575 for the first $100,000 plus $5.00 on each of the remaining 215 thousands, or $1,650. The $464,000 column follows the same steps. The $2,500 master contribution is not on the seller’s side because it is the buyer’s on most resales; if you agree to pay it, add it.
The property tax proration is left out of the totals because it depends on the closing date and the tax bill. The seller credits the buyer for the days owned since January 1, using the prior year’s bill if the current one has not issued. As an illustration, a $3,500 prior-year bill and an April 15 closing, day 105 of the year, gives a credit of 105 divided by 365 times $3,500, or $1,006.85, as the Lee County Tax Collector explains. Assessments prepaid quarterly or semiannually are prorated the same way.
The buyer pays the $2,500 contribution on most resales, the $100 approval fee and $42 background check per person, the recording of the deed and any lender’s title policy and mortgage costs. We show your buyer those numbers in the listing file, because a buyer who knows the full cost up front does not renegotiate at the end. Every figure here is an estimate, and the title company’s settlement statement is the final word.
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 owned and used for two of the last five years; an owner who never lived in it as a main home owes federal tax on the gain. Ask your tax adviser.
Data updated: September 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA guidance; Lee County Property Appraiser recorded sales, 60 months to September 29, 2026).
Of the 24 repeat pairs whose second sale came in the last 60 months, the median gain was $151,250 over a median 5.18-year hold. For a qualifying main home that is inside the exclusion described in IRS Publication 523; for a second home it is taxable, less improvements and selling costs. With 41 of 106 owners using out-of-state addresses, many owners here will not qualify for the main-home exclusion, so talk to a tax adviser before you set your price. Records of improvements reduce a taxable gain, so gather invoices and permits before you list.
A homestead exemption ends with the sale for the next tax year, and your 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, especially if you plan to buy again.
A seller who is not a United States person may face FIRPTA withholding at closing unless an exemption or an IRS withholding certificate applies. The title company handles it; plan early so it does not delay closing.
List with an agent if you want the widest buyer pool, a price built from the record and someone to manage the board approval; sell for cash if speed and certainty matter more than price; sell by owner only if you will handle disclosures, approval paperwork and negotiation yourself. Every route still needs board approval of the buyer.
Data updated: September 2026 (Southwest Florida MLS pulled September 29, 2026; Carousel Cove Declaration, Section 11; Florida Statutes 689.302, 720.401 and 720.30851).
Factor | List with an agent | Sell for cash to an investor | Sell by owner |
|---|---|---|---|
Buyer pool | Widest: MLS and agent network | One buyer or a few | Whoever finds the sign or the listing |
Price | Set from recorded sales of your kind | Usually below the market range | Depends on your own pricing |
Board approval | We assemble and track it | Still required for the buyer | You manage it |
Disclosures | We prepare them | Still required from you | You prepare them |
Cost | Commission plus title costs | Usually fewer fees, lower price | No listing commission; costs of marketing and negotiation |
Speed | Median 13 days on MLS in 12 months, plus approval | Can be fast, but not faster than approval | Varies |
You get a free Carousel Cove valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from recorded sales of your own kind of home, adjusted for size, year built, roof, title and condition, with the two active listings and Natura shown alongside it, and there is no obligation to list.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, windows measured to September 29, 2026; Southwest Florida MLS pulled September 29, 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 recorded sales we priced from, your kind and size band, the fee stack your buyer inherits, a net sheet with the estoppel, and the current listings you would compete with.
Your street and year built, whether the home is manufactured or site-built, its heated size and bedroom count, your roof date and any permits, whether the title has been retired, your latest quarterly assessment notice, and any wind-mitigation or four-point report you already hold.
Get your free Carousel Cove home valuation and we will send a value built from your own kind of home, not a neighborhood average. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying in Carousel Cove.
Jesse McGreevy is a top-reviewed Carousel Cove 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 are Southwest Florida clients. We show the words exactly as written.
★★★★★ “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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
These are the questions Carousel Cove owners ask us most often before they list, answered from the county sale record, the recorded Declaration, the association’s own forms and Florida law. The full home-by-home background is in our Carousel Cove at Bonita Fairways guide. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from recorded sales of your own kind of home, either manufactured or site-built, gather the estoppel certificate, roof record and insurance quote, state the 55+ rule and fee stack in the listing, and start the buyer’s board approval the day the contract is signed. List by early January to meet the winter and spring season.
Choose the agent with the strongest pricing evidence for your kind of home and the clearest plan for the board approval. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every recorded Carousel Cove sale for this page, and one of the two partners negotiates every offer.
It depends on the kind of home. The county median was $360,000 on 11 sales in the 24 months to September 29, 2026, but 9 manufactured homes had a $315,000 median and 2 site-built homes a $464,000 midpoint. Size, roof, title, condition and lot matter, so we price from recorded sales of your own kind.
The county recorded 4 qualified sales in the 12 months to September 29, 2026: two manufactured homes at $365,000 and $360,000 in December 2025, a site-built home at $460,000 in early February 2026 and a manufactured home at $290,000 in mid-February 2026. The MLS shows 3 closed sales in the same window.
Not on the recorded numbers. The county median is $360,000 at 24, 36 and 60 months, and calendar-year medians ran $362,500 in 2021, 2022 and 2025, $326,000 in 2023 and $350,000 in 2024. With 6 to 9 sales a year, one sale moves a yearly median, so we watch the multi-year windows.
Yes. Over 60 months, 20 manufactured homes had a $304,000 median at $225.45 per square foot and 11 site-built homes a $480,000 median at $308.42. The two also differ on financing, title and insurance, so a buyer’s lender and insurer, not just the price, decide how quickly a sale closes.
The MLS median was 13 days on the market across 3 sales in the 12 months to September 29, 2026 and 15 days across 11 sales in 24 months, at about 96% of list. Add the board’s approval, which runs up to 20 days from a complete package, and the lender’s timeline when a buyer is financing.
It narrows the buyer pool but does not stop a sale. Carousel Cove’s Declaration requires at least one occupant aged 55 or older, and the board approves every sale in writing. Eleven homes recorded sales in 24 months under that rule. The key is stating the rule in the listing and starting the approval early.
State the rule in the listing as the Declaration states it, and start the approval package early. Section 8.15 requires at least one occupant aged 55 or older, with documentation, and the resale application asks for a copy of a driver license for age verification. A buyer who cannot document a qualifying occupant should not expect approval.
The buyer submits the resale application, the background check form and the fees at least 20 days before closing. The board decides within 20 days of a complete package, capped at 60 days from notice, and silence is deemed approval. Approval is issued as a recordable Certificate of Approval, and the closing follows.
Up to 20 days from a complete package under the Declaration, and never more than 60 days from notice. The application form says the association answers within 30 days. The practical delay is usually an incomplete package, so we assemble the buyer’s documents before the contract is signed and track the clock through closing.
Disapproval is allowed only for listed good cause, by a majority of the whole board. If the board disapproves without cause and the owner demanded it, the association must furnish an alternate purchaser within 30 days, or the buyer is deemed approved. An unapproved transfer is void unless later approved.
The buyer pays it at closing on most resales, unless an exemption applies: a spouse or co-owner, an inheritance, an estate-planning trust, a foreclosure, a move within Bonita Fairways within a year, or a first purchase from the builders. Carousel Cove has no builder-direct sales, so most buyers pay it, but the contract decides.
You typically pay the estoppel certificate, any unpaid assessments, your agent’s fee, Florida’s documentary stamp tax on the deed and, by Lee County custom, the owner’s title policy. The buyer pays the $100 approval fee, the $42 background check per person and the $2,500 contribution. Our net sheets above show both columns.
An estoppel certificate is the association’s written statement of what is owed on your home and what has been levied. Florida Statutes 720.30851 requires it within 10 business days of a request. It is also the most direct document that shows the neighborhood assessment, so order it as soon as you list.
The estoppel certificate, your latest quarterly assessment notice, the recorded Declaration and amendments, your roof permit, any ARB approvals, a wind-mitigation report, a four-point inspection and, for a manufactured home, the HUD label photos and title-retirement confirmation. Having them ready shortens a buyer’s review and protects your price.
Yes. Section 689.302 requires a written flood disclosure at or before the contract, asking whether you know of past flooding, have filed a flood claim or received federal assistance. In Carousel Cove most homes are in Zone X, one address point is in coastal Zone AE, and all are in evacuation Zone A. Attach any Letter of Map Amendment.
It is the disclosure Florida requires in a homeowners’ association resale: the seller supplies the association’s governing documents and the disclosure summary before the buyer signs, and the contract must say it is voidable if they were not received first. The buyer’s right to cancel runs three days from receipt or until closing.
It affects insurance availability and price, which affects what buyers can pay. An original roof would be 29 to 34 years old on a 1992 to 1997 manufactured home and 20 to 26 years old on a 2000 to 2006 site-built home. We did not find re-roof permit dates, so put yours in the listing.
Ten Carousel Cove manufactured homes were built in 1992 or 1993, before the July 13, 1994 HUD wind standard, and Citizens settles such homes at actual cash value. That narrows the buyer pool, so we price those homes against comparables of the same age and get the insurance quote before you list.
You can sell, but a buyer’s lender may require the title to be retired first, because financing works best when the home is conveyed by deed with the land. Whether each home’s title was retired is not published, so ask your title agent to check before you list.
Yes. The mortgage payoff comes out of your proceeds at closing, and your title agent orders the payoff letter. If the sale price is below the payoff, talk to your lender before listing. A lender’s foreclosure or deed in lieu is exempt from the board approval requirement, which is a separate matter.
Florida has no state income tax on individuals. Federally, IRS Topic 701 lets you exclude up to $250,000 of gain, or $500,000 if married filing jointly, on a main home you owned and used for two of the last five years. A second home’s gain is taxable, so talk to a tax adviser.
Late fall for a January live date. Across the recorded history, 29.5% of sales fall in the first quarter and 32.8% in the second, against 10.7% in the third. Since 2015, April has been the busiest month with 16 sales and August the quietest with 2.
The county codes 82 of 106 parcels as land on golf, so most homes are on the course and the coding alone does not separate them. We did not isolate a golf-lot premium from the small sample, and the errant-ball warning in Section 7 is a disclosure item. We adjust for view and lot in each valuation.
Yes, within the leasing rules: a written whole-home lease of 30 days to one year with a 55+ tenant, board approval and no more than four leases a year. Notice is due at least 20 days before occupancy. A lease also affects your own use of the facilities during the term.
Neighborhood assessments are billed quarterly in advance and the master assessment is billed $550 twice a year, so the closing statement prorates what you have prepaid. Any unpaid balance appears on the estoppel and is paid from proceeds. Your title agent handles the proration, and we check it against the estoppel.
Fix what an inspector or insurer will flag: the roof, the air conditioner, the water heater and any deferred maintenance. Painting, driveway work, pool work or an enclosure needs ARB approval first, with 30 days to review and 180 days to finish, so start any exterior project before you list.
About 41 of 106 Carousel Cove owners have out-of-state mailing addresses, so this is common. The approval application, estoppel and closing can be completed remotely with a power of attorney or remote notary, and we coordinate access, photography and the buyer’s inspections. Tell your title agent early so the paperwork can be arranged.
The Declaration requires notice at least 20 days before closing, so a closing in under three weeks is not practical unless the board acts early. Set the closing date around the approval window. Cash buyers avoid the lender’s appraisal and insurance steps but not the board’s.
Ask what the agent has read. What we bring is the recorded Declaration, the county roll, every recorded sale, the board process and the price of each kind of home, on a team that is Top 1% Real Estate Agents Nationally Since 2008.
We do not compare a Carousel Cove home directly with Natura. Natura’s county median is $486,250 on 10 sales in 12 months at $234.97 per square foot, on newer, larger homes with different rules. We compare your home with Carousel Cove sales of the same kind and use Natura to show buyers where the alternative sits.
There is no book value. We use recorded sales of manufactured homes in the neighborhood by size, year built and condition, adjust for roof, upgrades and lot, and cross-check the MLS days on market. In the 24 months to September 29, 2026, nine such sales ran $260,000 to $475,000.
No. This page is about the residential neighborhood inside the gated Bonita Fairways community in Bonita Springs, Florida, with 106 one-story homes on Bonita Fairways Circle and Sammoset Way. Searches for “Carousel Cove” also return a resort and carousel attractions elsewhere, which are unrelated to this neighborhood or its association.
We start with a valuation from the recorded sales of your home’s kind, assemble the estoppel, roof record and approval package, list with the 55+ rule and fee stack stated, show by appointment through the gate, and manage the board approval through closing. Start with a Carousel Cove valuation or call Jesse at (239) 898-6072.
The contract should include an approval contingency so you can reset without penalty. If the board disapproves without cause and you demanded it, the association must furnish an alternate purchaser within 30 days. Because unapproved transfers are void, closing before approval is not an option.
A Carousel Cove specialist knows which kind of home yours is, which sales are its true comparables, how the 55+ approval runs and what a buyer’s insurer will ask about the roof, and sells the setting: a one-story home on its own lot in a gated golf community. Buyers pay for that when a listing explains it well.
Our Bonita Fairways community guide covers the master association, the clubhouse, the golf course and the six neighborhoods inside the gate; our Carousel Cove guide covers the recorded Declaration, the homes and the fees. Both are what we hand a buyer who is new to the community. For the whole community, see our Bonita Fairways seller’s guide, and for the city, our guide to selling a home in Bonita Springs and our Bonita Springs page.
Many Carousel Cove sellers are also buyers, moving to a lock-and-leave condominium, trading into a larger home, or leaving the area. Read our guide to buying in Carousel Cove, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together. Owners who want a condominium can start with Botanika or Rosewood Pointe Garden.
If you are thinking of selling a Carousel Cove home, call the team that prices from recorded sales of your own kind of home, prepares the estoppel, roof record and approval package the day you list, and manages the board approval through closing. 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 house in Carousel Cove 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 Carousel Cove, Natura, Bermuda Links, The Gardens at Bermuda Links, Botanika or Rosewood Pointe Garden, 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.
Carousel Cove sold record, last 24 months: 11 qualified county-recorded sales at a $360,000 median and $233.33 per heated square foot, $3,932,900 of recorded volume, per Lee County Property Appraiser records read September 29, 2026, including 4 sales in the last 12 months at $290,000 to $460,000. Few Carousel Cove homes come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Carousel Cove home valuation and we will send a value built from recorded sales of your own kind of home, 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 Carousel Cove listing agent 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, a short drive from the Bonita Fairways gate, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the recorded Carousel Cove Declaration and its amendments, the Bonita Fairways master documents and 2026 budget, the association’s forms, the county roll and every qualified Carousel Cove sale on the Lee County record. The home-by-home background is in our Carousel Cove 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 Carousel Cove home? Get a free Carousel Cove 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 Carousel Cove.
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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, recorded Carousel Cove instruments, and the associations’ own documents. We do not cite real estate brokerage or listing sites. Records were read on 29 September 2026, and items from our Bonita Fairways guide on 24 September 2026.
The official documents below are the ones a Carousel Cove seller should have in hand before listing and the ones a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy: the Lee County Clerk, the Carousel Cove association, the Bonita Fairways master association, the Florida Legislature or the federal government.
Document | Issued by | Date | Why a Carousel Cove seller needs it | Link |
|---|---|---|---|---|
Amended and Restated Declaration of Carousel Cove, An Over 55 Community | Carousel Cove Homeowners Association (recorded with Lee County Clerk) | Recorded May 10, 2013 | Governing text: Section 8.15 occupancy, Section 10 leasing, Section 11 sales, pets, architecture | |
Certificate of Amendment, lots 104 to 109 and annexed parcels | Carousel Cove Homeowners Association (recorded) | Recorded March 25, 2008 | Adds five parcels, 23.24 acres, 109 lots | |
Re-Sale Form Application | Carousel Cove Homeowners Association | Rev 12-2022 | Buyer application, age verification, $100 fee | |
Carousel Cove Lease Form | Carousel Cove Homeowners Association | Rev 8-2023 | Lease terms, 55+ tenant, fees, pets | |
Architectural Review Board form | Carousel Cove Homeowners Association | 2026 | Roof, paint, driveway, pool, enclosure and dish approvals | |
Carousel Cove Welcome Packet | Carousel Cove Homeowners Association | May 2026 | Gate, trash, traffic and daily rules | |
Bonita Fairways Master Declaration, O.R. Book 2872, Page 2887 | Bonita Fairways Community Association | Recorded 1997 | Master covenants, membership and assessments | |
Certificate of Amendment, Resale Capital Contribution | Bonita Fairways Community Association (recorded) | Recorded March 12, 2024 | $2,500 buyer contribution and exemptions | |
Bonita Fairways 2026 Master Budget | Bonita Fairways Community Association | Prepared October 20, 2025 | $1,100 master assessment, operating and reserve | |
Florida Statutes 319.261 | Florida Senate | 2025 statutes | Retiring a manufactured home’s title into the real estate | |
Florida Statutes 760.29 | Florida Senate | 2025 statutes | Florida’s housing-for-older-persons exemption | |
24 CFR 100.304, housing for older persons | U.S. Government Publishing Office via eCFR | Current | Federal 55+ community requirements, the 80% rule | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | Wind-mitigation credits, roof and opening protection | |
FEMA National Flood Hazard Layer, panel 12071C0656G | Federal Emergency Management Agency | Effective November 17, 2022 | Flood zones for Carousel Cove | |
Florida Statutes 720.30851, estoppel certificates | Florida Legislature | 2025 statutes | The estoppel deadline, validity period and fee cap for your sale | |
Florida Statutes 689.302, flood disclosure | Florida Legislature | 2025 statutes | The written flood disclosure you give the buyer at or before the contract | |
Florida Statutes 720.401, resale disclosure | Florida Legislature | 2026 statute | The governing documents and disclosure summary you deliver before the buyer signs |
The Carousel Cove neighborhood budget, the Rules and Regulations under revision and any post-2013 amendments are not posted online. They come with the estoppel certificate and the closing package, and recorded instruments can be requested from the Lee County Clerk.
Market data from Southwest Florida MLS, pulled: September 29, 2026 (days on market, sale-to-list, active listings, per MLS living square foot); Carousel Cove sale figures are Lee County Property Appraiser recorded sales, read September 29, 2026, windows to September 29, 2026.
McGreevy and Comisar, sell your Carousel Cove home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.