Sell Your Home in The Gardens at Bermuda Links

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales (DOR-qualified, index 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 condominium: the 134 two-bedroom homes in the twelve buildings of The Gardens at Bermuda Links, described building by building in our Gardens at Bermuda Links guide. The Gardens sits inside the master-planned community of Bonita Fairways in Bonita Springs, Florida. If you own on Rosewood Pointe Drive or Bonita Fairways Boulevard, this page gives you every recorded sale of the last 24 months, the roof, flood-map and fee facts a buyer will ask about, the documents Florida law makes you deliver, and what a sale costs and nets.

A Gardens condo is a Chapter 718 condominium unit with its own association, inside the Bonita Fairways master association. Two associations change what you deliver, how many estoppel certificates your closing needs and what a buyer pays at the table, and a listing with those pieces ready on day one sells on schedule.

The Lee County Property Appraiser recorded 12 qualified Gardens sales in the 24 months to 29 September 2026, the first window with ten or more, at a median of $327,450 (the mean of the middle pair, $325,000 and $329,900), from $280,000 to $365,000. The last 12 months hold nine sales at a $325,000 median. With numbers this small, your building, your parking type and your floor decide your price far more than any Gardens average does.

How Do I Sell My Gardens at Bermuda Links Home in 2026?

To sell a Gardens at Bermuda Links condo in 2026, price it from the recorded sales in your own building type, parking and floor rather than a Bonita Fairways average, put your 2022 roof permit and flood zone in the listing file, order the estoppel and condominium documents on day one, and list before the March to May season.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, windows measured to 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).

The Gardens is not one product. A ground-floor carport unit of 1,190 square feet on Rosewood Pointe Drive, a third-floor garage unit of 1,347 square feet in a three-story building and a garage unit on Bonita Fairways Boulevard share a pool and a gate, but not a plan, a flood zone or a price: in the last 12 months (n = 9), carport-building sales had a $294,000 median and garage-building sales $327,450. Your Section 718.503 documents, two estoppels and a $2,500 master resale contribution paid by your buyer are the other differences from a plain subdivision sale.

The five facts that price a Gardens unit

• Your parking type and plan. Garages sit in Buildings 24, 25 and 32 to 35 (76 units), carports in 22, 23 and 28 to 31 (58 units), and the garage buildings hold the larger plans.
• Your flood zone. FEMA places Buildings 30 to 35 in Zone AE and Buildings 22 to 25, 28 and 29 in shaded Zone X.
• Your roof. All twelve roofs were replaced under City permits issued July 6, 2022.
• Your floor. Ground, second and third floors sold within a few thousand dollars of each other over 60 months.
• Your fee file. The last Gardens fee posted online is a 2021 figure, so the estoppel tells your buyer today’s fee.

Key Takeaways

These are the ten facts about selling a Gardens at Bermuda Links condo that matter most in September 2026, each with its window and sale count.

• 12 Gardens sales in 24 months at a $327,450 median (n = 12). The county record from September 30, 2024, the first window with ten or more sales, ran from $280,000 to $365,000.
• Nine sales in the last 12 months at $325,000 (n = 9). Range $280,000 to $365,000, $241.28 per heated square foot, the newest recorded June 15, 2026.
• The MLS shows 11 closings in 12 months, a median of 85 days and a 96.6% sale-to-list ratio. On 29 September 2026 there were 2 active listings at a $352,000 median and 1 pending sale.
• The median has barely moved: $325,000 (12 months, n = 9), $327,450 (24 months, n = 12), $332,450 (36 months, n = 14) and $335,000 (60 months, n = 28).
• Garage buildings out-price carport buildings. In 12 months, $327,450 against $294,000 (n = 4 and n = 5); in 60 months, $365,000 against $333,000 (n = 11 and n = 17).
• Long owners have done well. Of 11 sales in the 24-month window with an earlier sale, 10 sold above it, at a median gain of $107,000 after 10.9 years; one sold $16,000 (4.5%) below its 2023 price.
• Every roof is new. All twelve buildings were re-roofed under City permits issued July 6, 2022.
• Half the buildings are in Zone AE. Buildings 30 to 35 are in FEMA Zone AE and every building is in Evacuation Zone A.
• The current Gardens fee is not published. The last posted figure is $998 a quarter (2021); the master assessment is $1,100 for 2026 and the buyer pays a $2,500 resale contribution.
• March to May is the season. Of 132 recorded sales since 2012, 51 fell in those three months and 64% in the first half of the year.

Table of Contents

This seller’s guide runs from the recorded Gardens market to the roof, flood and fee facts buyers ask about, the documents and costs of a condominium sale and the answers owners ask most. Each link jumps to its section.

The Market and the Record: How Do I Sell My Gardens at Bermuda Links Home in 2026? · Why List Your Gardens at Bermuda Links Home With McGreevy and Comisar? · What Is the Gardens at Bermuda Links Market Doing for Sellers Right Now? · What Did Every Gardens at Bermuda Links Home Sell For in the Last 24 Months? · Have Gardens at Bermuda Links Owners Sold for More Than They Paid? · A Gardens at Bermuda Links Sale in Building 28, Worked Through

Pricing, Roofs, Fees and Insurance: How Do We Price a Gardens at Bermuda Links Home? · How Do the 2022 Roofs, the Flood Map and the Condo Finances Affect a Gardens at Bermuda Links Sale? · What Fees Will Your Gardens at Bermuda Links Buyer Pay Each Year? · Who Insures a Gardens at Bermuda Links Home, and What Will a Buyer’s Insurer Ask?

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

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

Answers and Local Expertise: What Gardens at Bermuda Links Sellers Say About Working With Us · Frequently Asked Questions, The Gardens at Bermuda Links Seller Edition · Why Does a Gardens at Bermuda Links Specialist Matter When You Sell? · Thinking of Selling Your Gardens 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 Gardens at Bermuda Links 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. Gardens owners hire us because we price from the recorded sales in their own building type and floor, prepare the roof, flood and fee file before a buyer asks, and negotiate every offer ourselves.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, retrieved 29 Sep 2026).

If you are searching for the best realtor to sell your Gardens condo, or thinking, “I need a listing agent who knows the difference between Building 28 and Building 32,” 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, 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 Bonita Springs team that reads the Gardens record sale by sale

For this page we read all 222 qualified Gardens sales in the county record back to April 2009, matched each to its unit’s parcel record for floor, plan and parking, and set the 12 sales of the last 24 months beside their earlier sales. In the last 12 months we tracked each Gardens closing against the recorded deed, and we tracked all 12 in the 24-month window. That is the file we start from on every listing: when a Building 32 owner asks what a unit is worth, the answer begins with the Building 32 sale of May 2026, not a Bonita Fairways average.

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 Gardens sellers hear what buyers comparing the Gardens with Bermuda Links or Rosewood Pointe Garden are asking this month. You call Jesse direct at (239) 898-6072, and offers, counters and inspection responses are handled by one of the two partners, never a junior agent.

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, our results across Bonita Springs and Southwest Florida, and how we will run your sale. We describe the Gardens sales below as recorded deeds. Buyers here arrive with a lender who reads the condominium documents and an insurer who reads the roof date, and a listing that has answered them holds its price.

A Bonita Springs team that reads the Gardens record sale by sale

For this page we read every one of the 222 qualified Gardens sales in the Lee County Property Appraiser’s record back to April 2009, matched each to its unit’s parcel record for floor, plan and parking, and set the 12 sales of the last 24 months beside their earlier sales. In the last 12 months we tracked each Gardens closing against the recorded deed, and in the 24-month window we tracked every one of the 12. That is the file we start from on every Gardens listing. When a Building 32 owner asks what a unit is worth, the answer begins with the Building 32 sale of May 2026, not with a Bonita Fairways average.

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 Gardens sellers hear what buyers comparing the Gardens with Bermuda Links, Rosewood Pointe Garden or a Bonita Springs golf community 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.

Our record behind this page

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. We describe the Gardens sales below as recorded deeds.

What Is the Gardens at Bermuda Links Market Doing for Sellers Right Now?

The Gardens market is small, steady in price and slower in time: the county record shows 12 qualified sales in 24 months at a $327,450 median and nine in 12 months at $325,000, while the Southwest Florida MLS shows 11 closings in 12 months, a median of 85 days on market, a 96.6% sale-to-list ratio, two active listings and one pending sale.

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

How we read a thin market

Every figure names its window and sale count. Windows end 29 September 2026 and run back whole months, so the 12-month window starts September 30, 2025. The first window with ten or more county sales is the one we lead with, here 24 months; the 12-month window holds nine, so we list all nine. Where a count is even, the median is the mean of the middle pair. The newest recorded sale is June 15, 2026, because a deed reaches the county roll with a lag, so we make no claim about July to September closings from this file.

The county record by window

The median has stayed between $325,000 and $335,000 in every window back to September 30, 2021.

The all-history line is dominated by 2010, when 61 first sales were recorded in February and March at a $119,900 median in what looks like a closeout of unsold inventory.

What the MLS adds: days on market and sale-to-list

The Southwest Florida MLS adds how long a unit sat and how close it sold to its final asking price. We pulled these on 29 September 2026 using the Gardens value in the MLS subdivision field; the MLS shows two more 12-month closings than the county because the county file ends June 15.

Median days on market of 85 over 12 months, against 45 over 24 months, says the typical recent seller waited nearly twice as long as the 24-month figure implies, and a 96.6% sale-to-list median means a typical closing came in about 3.4% under its final list price.

Supply: two listings against a year of sales

On 29 September 2026 the MLS showed 2 active Gardens listings at a median list price of $352,000, from $299,000 to $405,000, and 1 pending sale. Against 11 MLS closings in 12 months that is about 2.2 months of supply by our arithmetic (2 divided by 11 twelfths), and about 3.7 months against the 13 closings of 24 months. That is a tight market for a correctly priced unit, and one badly priced listing sets the tone, because a buyer compares the two units in an afternoon.

Which way are Gardens prices moving?

Sideways since 2022. Yearly medians rise from 2021 to a 2024 peak and then ease, but each year holds two to 12 sales.

The 12-month median of $325,000 (n = 9) is 2.7% below the 2022 median of $334,000 (n = 8), and the $241.28 per heated square foot is well below 2022’s $274.30. The two $400,000 sales of 2023 and 2024 were a 1,386 and a 1,341 square foot unit, and no unit has reached that price since.

How the Gardens compares with the rest of Bonita Fairways

On one 24-month yardstick, county recorded sales beside the MLS, the Gardens and Bermuda Links are the two low-priced condominium neighborhoods; Rosewood Pointe Garden has only six sales.

The Botanika MLS line includes new-construction closings and the Natura line some builder sales, so the resale-only county lines are the fairer comparison.

What Did Every Gardens at Bermuda Links Home Sell For in the Last 24 Months?

The 12 recorded Gardens sales of the last 24 months ran from $280,000, a 1,216 square foot second-floor carport unit in Building 31, to $365,000, reached twice in Building 25, at a $327,450 median. The table lists each by building address, phase, floor, parking, size and price, with no unit numbers, so you can find the sales that resemble your unit.

Data updated: September 2026 (Lee County Property Appraiser recorded sales matched to the county parcel layer, FEMA National Flood Hazard Layer, retrieved 29 Sep 2026).

Nine of the twelve fall in the last 12 months (n = 9), every row from October 1, 2025; the September 19, 2025 sale in Building 29 falls one day outside. Eleven are resales with an earlier sale on the card, and the March 2026 Building 24 sale is that unit’s first qualified sale. None of the 12 sold between $300,000 and $324,999, so buyers chose between about $295,000 or less and $325,000 or more, and we price to either side of that gap. Building numbers 26 and 27 do not exist in the county record, which is why the phases run 1 to 4 and 7 to 14.

Rosewood Pointe Drive against Bonita Fairways Boulevard

The six Rosewood Pointe Drive buildings are in shaded Zone X and the six Bonita Fairways Boulevard buildings in Zone AE, so the street is also the flood line. The record shows no clear flood-zone discount: over 24 months Rosewood Pointe Drive recorded 9 sales at $329,900 and Bonita Fairways Boulevard 3 at $325,000, and over 60 months both streets had a $335,000 median (n = 21 and n = 7). Seven sales cannot prove a negative, so we never promise a Zone AE seller a Zone X price; we show the map and the insurance facts.

Sales by building over 60 months

Over 60 months (n = 28), Building 25 led at $365,000 on five sales, Building 29 trailed at $285,000 on two, and Buildings 30, 33 and 35 recorded none. With two to five sales in most buildings, a building median is a guide to your neighbors, not a price for your unit.

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

Before you choose a price, get your free Gardens home valuation and we will build it from the recorded sales in your own building type, or Call Jesse direct at (239) 898-6072. Buying your next home too? See how we represent buyers.

Have Gardens at Bermuda Links Owners Sold for More Than They Paid?

Almost always, if they held long enough: 10 of the 11 Gardens sales in the 24-month window with an earlier sale on the card sold above the earlier price, at a median gain of $107,000 after a median hold of 10.9 years, while the one sale below its earlier price came after a hold of 2.0 years.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 29 September 2026; windows to 29 September 2026).

The one sale below the purchase price

The single loss is a Building 28 second-floor unit, bought October 6, 2023 for $355,000 and sold October 1, 2025 for $339,000, a loss of $16,000 or 4.5% before costs after 2.0 years. It was bought above the 2023 median of $347,500 (n = 6) and sold into the softer 2025 market, which is the pattern to price carefully: a purchase in 2023 or 2024 and a sale within two years.

What the repeat-sale record means for your price

Across all 96 Gardens pairs in the county file with a hold of more than a year, the median compound gain is 7.2% a year over a median hold of 5.9 years, and 4 of the 96 lost money. Among the 11 pairs in the 24-month window the median is 5.7% a year and the median total change 59.7%. Owners who bought in 2010 and 2011 at $110,000 to $148,000 show gains of $217,000 to $242,500 and can accept a wider range of offers than a 2023 buyer, which is a negotiating fact, not a valuation, because buyers pay for what a unit is today.

A Gardens at Bermuda Links Sale in Building 28, Worked Through

One Building 28 second-floor carport unit of 1,190 square feet at 26681 Rosewood Pointe Drive sold four times in the county record, in January 2019 for $187,500, October 2020 for $199,000, October 2023 for $355,000 and October 2025 for $339,000, and a ground-floor unit of the same plan in the same building sold six days later for $294,000.

Data updated: September 2026 (Lee County Property Appraiser recorded sales matched to the county parcel layer, retrieved 29 Sep 2026).

The unit

A second-floor, two-bedroom, two-bath condominium of 1,190 heated square feet in Building 28, Phase 7, a carport building on Rosewood Pointe Drive in shaded Zone X, built in 2007 under a roof replaced by a City permit of July 6, 2022. We show it by building address only and describe no owner or condition, because the public record holds neither.

The four recorded sales

The 2019 and 2020 sales belong to the earlier market: the 2019 median was $203,500 (n = 14) and the 2020 median $234,000 (n = 11), before the 2021 median of $272,000 (n = 12). The October 2023 sale at $355,000 is above the 2023 median of $347,500 (n = 6), and the October 2025 sale at $339,000 is $16,000 lower. From 2020 to 2023 the price rose $156,000, or 78.4%, in 3.0 years; from 2023 to 2025 it fell 4.5% in 2.0 years.

The same building, six days later

On October 7, 2025, a ground-floor unit of the same plan in the same building sold for $294,000, $45,000 or 13.3% less than the $339,000 sale six days earlier; its own previous sale was September 28, 2017 for $175,000. The gap is the choice a seller makes by pricing without a building-and-floor comparison, and we do not attribute it to condition, because the record does not say. That is why we price from three or four matched sales.

How we use this record

We bring the same record, read the same way, to your unit.

How Do We Price a Gardens at Bermuda Links Home?

We price a Gardens home in six steps: your building type and street, your floor and plan, your unit’s parking and setting, your building’s roof and flood facts, your condition and rules compliance, and the live competition, each checked against the recorded sales in the 24-month window. The number that comes out is a written range with a recommended list price inside it.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, retrieved 29 Sep 2026).

Step one: your building type and street

The first split is garage against carport, because the garage buildings hold the larger plans. In 60 months, sales in the six garage buildings (24, 25 and 32 to 35, n = 11) had a $365,000 median and sales in the six carport buildings (22, 23 and 28 to 31, n = 17) had $333,000. The second split is the street: Rosewood Pointe Drive buildings sit in shaded Zone X and Bonita Fairways Boulevard buildings in Zone AE, and although the recorded medians are the same over 60 months, buyers ask.

Step two: your floor and your plan

Floor is the weakest signal. Over 60 months (n = 28) the ground-floor median was $335,000 (n = 7), the second-floor $336,250 (n = 18) and the third-floor $329,900 (n = 3). Plan is stronger: the 1,190 square foot plan had 13 sales at $325,000, the 1,341 square foot plan 5 sales at $385,000. We match your plan first, your building second and your floor third.

Step four: your roof, your flood zone and your building’s story count

The roof is the same story for every building: replaced under July 6, 2022 permits, so it is an asset in the listing but not a reason one building prices above another. The flood zone and the story count are the differences. Buildings 30 to 35 are Zone AE, Buildings 24 and 25 are the two three-story buildings that fall under the milestone and reserve study laws, and a buyer’s insurer, lender and attorney will ask about each.

Step five: condition and rules compliance

The Gardens was built in 2007, so an original air-conditioning system or water heater is now 19 years old, and a buyer’s inspector will say so. The county record shows no renovation premium at the Gardens, so we promise none. Before listing we check the association’s rules that bear on a sale: upper-floor hard-surface flooring needs board approval, shutters must be white or off-white, and window treatments must look white or off-white, so a unit with an unapproved floor or non-conforming shutters should be fixed or disclosed first.

How Do the 2022 Roofs, the Flood Map and the Condo Finances Affect a Gardens at Bermuda Links Sale?

Three facts move a Gardens sale more than any amenity: all twelve roofs were replaced under July 6, 2022 permits, FEMA’s map puts six buildings in Zone AE and six in shaded Zone X, and the association’s current fee and budget are not posted online. A seller who documents all three keeps the buyer’s insurer and lender from stalling the contract.

Data updated: September 2026 (City of Bonita Springs permit printouts in the association’s wind-mitigation forms, FEMA National Flood Hazard Layer panel 12071C0656G, association 2021 budget, retrieved 29 Sep 2026).

The 2022 roof record

All twelve Gardens roofs were torn off and replaced under City of Bonita Springs permits issued July 6, 2022: concrete tile, 5/12 pitch, a two-layer self-adhered underlayment, with the association as owner of record. The association’s wind-mitigation forms, dated February 2023, embed the permit printouts and list the year of installation as 2023, so the work most likely finished between the July 2022 permits and early 2023. Final inspection dates are not in the record we read, so ask the City’s permit portal or the management company for them before you tell a buyer a completion date. The roofs are three to four years old, which is the single strongest fact in a Gardens listing.

How the roofs were paid for is not public

The association’s March 2022 settlement notice says a settlement in its Hurricane Irma roofing litigation was offered and accepted by the board, and that the association could then plan new roofs. It does not give an amount and does not say the settlement alone paid for the roofs, and whether an assessment or a loan also paid for them is not in the public record we found. A buyer’s lender will ask. The estoppel certificate and the last two years of financial statements answer it, and we request them before we list so the answer is in the file on day one.

The flood map, building by building

FEMA’s Flood Insurance Rate Map panel 12071C0656G, effective November 17, 2022, places Buildings 22 to 25, 28 and 29, the six on Rosewood Pointe Drive, in shaded Zone X (76 units), and Buildings 30 to 35, the six on Bonita Fairways Boulevard, in Zone AE (58 units). We queried FEMA’s live layer at each building’s center on 29 September 2026. The AE zone is a riverine zone along Spring Creek with no single published base flood elevation, and a federally backed lender generally requires flood insurance on a mortgage in Zone AE. A Zone AE seller should look for an existing elevation certificate on file with the association or the City before paying for a new one, because a buyer’s insurer will ask for it.

What the public finance record shows

The association’s proposed 2021 budget, prepared October 22, 2020, set the assessment at $998 a quarter for each of the 134 units: $859.75 for operating and $138.25 for reserves, up 7.1% from $932 a quarter in 2020. The board’s cover letter said the increase mostly reflected a 40% rise in the property insurance premium while the Irma claim was still open. In that budget, property and liability insurance was $107,681, flood insurance $65,500 and water and sewer $78,000, together $251,181 or about 47% of the $534,928 the 134 units would pay in a year, by our arithmetic. The reserve schedule listed the pools on a 15-year life at $65,000 planned for 2023. This is a 2020 proposal for 2021: the public record does not confirm it was adopted as proposed, and it is five budget years old.

What Fees Will Your Gardens at Bermuda Links Buyer Pay Each Year?

A Gardens buyer at a $325,000 price pays about $4,167 a year in property tax without homestead or $3,658 with it, the $1,100 master assessment and the Gardens association fee, plus a one-time $2,500 master resale contribution at closing. The current Gardens association fee is not published online; the last posted figure is $998 a quarter from a 2021 proposal.

Data updated: September 2026 (Lee County 2026 proposed millage, Florida Statutes 196.031, master 2026 budget and recorded amendment, association 2021 budget, retrieved 29 Sep 2026).

Every billed layer for a Gardens unit, 2026

The worked example at the $325,000 median

For illustration we assume an assessed value equal to a $325,000 purchase price, which is the 12-month median in both the county record (n = 9) and the MLS (n = 11). The 2026 proposed millage is 12.8217 mills. Without homestead, tax is $325,000 x 12.8217 / 1,000 = $4,167.05, about $347 a month. With homestead, the first $25,000 of assessed value is exempt from all levies and a second exemption of up to $25,000 applies to value above $50,000 for levies other than school levies, per Florida Statute 196.031, which gives $1,581.30 in school tax and $2,076.44 in other tax, $3,657.74 in all.

The total excludes the buyer’s own insurance and any amounts the estoppel shows for 2026. Only 37 of the 134 units carried a homestead exemption on the county roll, which suggests many owners are seasonal residents or investors, and they see the non-homestead figure.

The $2,500 master contribution and who is exempt

A buyer pays a one-time $2,500 capital contribution to the master association under a Certificate of Amendment (Instrument 2024000069667) approved March 6, 2024 and recorded March 12, 2024. The recorded exemptions are a transfer to a spouse or co-owner, a transfer by inheritance or to an estate-planning trust, a foreclosure by a lender or the association, an owner who sells one Bonita Fairways home and buys another within one year, and a first purchase directly from Home Dynamics or Cedar Green Homes, which does not apply at the Gardens. The buyer pays it, not you, unless your contract says otherwise, and it belongs in your buyer’s cash-to-close estimate from the first offer.

Who Insures a Gardens at Bermuda Links Home, and What Will a Buyer’s Insurer Ask?

The association insures the buildings under one master policy and the owner insures everything inside the walls: a Gardens owner needs a unit-owner policy, often called an HO-6, and a buyer’s insurer will ask for the roof date, the flood zone and the claim history of the unit. Buildings 30 to 35 in Zone AE will also draw a flood question from the lender.

Data updated: September 2026 (Florida Statutes 718.111 and 627.7011, association 2021 budget, FEMA panel 12071C0656G, retrieved 29 Sep 2026).

What the owner insures

An owner needs an HO-6 policy for interior finishes, contents, liability and loss assessment for a share of the association’s deductible. A buyer paying cash may go without, but a buyer with a mortgage cannot, and the insurer’s first questions are the year of the roof, the year of the building and whether any claim has been filed on the unit. The answers for a Gardens unit are a 2022 roof, a 2007 building and whatever you know of your own history, which is why we ask you for it before we list.

The wind-mitigation form and the building’s roof

Florida insurers give credits for wind features, documented on the Office of Insurance Regulation’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802. The association had wind-mitigation forms completed for each of its twelve buildings in February 2023, with the July 2022 roof permit printouts embedded, and each is posted on the association’s website. Attach your building’s form to the listing; a buyer’s agent who can hand the insurer the form saves a week.

Flood insurance and the two flood zones

A buyer in a Zone AE building on Bonita Fairways Boulevard should expect a lender-required flood policy, and a buyer in a shaded Zone X building on Rosewood Pointe Drive should be quoted one anyway, since the association’s flood insurance covers the building and not the owner’s contents or loss assessment. Flood quotes vary with the unit’s floor and the building’s elevation, so a ground-floor unit and a third-floor unit in the same building may not quote alike. We give every buyer’s agent the FEMA panel, the effective date and the zone for your building.

What Must a Gardens at Bermuda Links Seller Deliver and Disclose Under Florida Law?

A Gardens seller delivers the condominium’s governing documents, rules, budget and financial statement under Section 718.503, obtains estoppel certificates from the condominium association and the master association, and discloses known facts that materially affect value, flood history and the property-tax warning. The Gardens is a Chapter 718 condominium inside a Chapter 720 master. This is information, not legal advice.

Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 720.401, 720.30851, 689.261 and 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Bonita Fairways master declaration and 2024 amendment).

The Section 718.503 resale documents

Section 718.503 entitles a buyer who has signed a contract for a condominium unit to current copies of the declaration of condominium, the association’s articles of incorporation, its bylaws and rules, an annual financial statement and budget, any milestone inspection summary, the association’s most recent structural integrity reserve study or a statement that it has none, and the “Frequently Asked Questions and Answers” document, with the state’s governance form. For the Gardens, those come from the association through its management company. The Gardens’ recorded declaration, articles and bylaws, current budget and reserve schedule are not posted online, so you should expect to request them at listing, not at contract.

The 7-day review clause

A resale contract must carry a conspicuous statement that the buyer either received those documents before signing or may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. A seller who hands the documents to serious buyers before an offer is written removes a week of uncertainty from the contract. We request them from the management company the day you list and keep them in the listing file, and we date-stamp what each buyer’s agent receives.

Two estoppel certificates

A Gardens closing needs an estoppel certificate from The Gardens at Bermuda Links Condominium Association under Section 718.116 and, for the master assessments, one from the Bonita Fairways Community Association under Section 720.30851. The statute’s base fee is $250 for a current account, plus $100 if delivered within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and our cost research shows the adjusted amounts at up to $299, $119 and $179; the certificate states the exact fee. The association must issue it within 10 business days of a written request. Your title company usually orders both, the Lee County custom is that the seller pays, and we put both on your net sheet.

The fork: Chapter 718 inside a Chapter 720 master

Bonita Fairways is governed by a Chapter 720 master association, and the Gardens is a Chapter 718 condominium inside it. Section 720.401 says in subsection (2) that it does not apply to an association governed by Chapter 718, so whether a master-association disclosure summary is expected on a condominium unit is a question for your closing agent or attorney. We put the master’s documents in the listing file either way, so the buyer has both layers, the condominium’s and the community’s, before signing.

Known defects and the Johnson v. Davis duty

Florida’s Supreme Court held in Johnson v. Davis that where a seller “knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them.” An as-is contract does not remove that duty. In a Gardens unit the questions that matter are water intrusion through a window, a slider or the unit above or below, prior leaks reported to the association, unpermitted work, and any storm or claim history from Hurricanes Irma and Ian.

The milestone and reserve study statement

Florida’s milestone inspection statute, Section 553.899, and the structural integrity reserve study rule in Section 718.112 apply to buildings of three habitable stories or more. At the Gardens that is Buildings 24 and 25 only. The association’s study deadline was December 31, 2025, and we could not verify whether it filed one, so a Building 24 or 25 seller should expect the buyer’s lender and attorney to ask for the study or a statement that none exists. The state’s SIRS database is the public place to check, and the other ten buildings are outside both laws.

What Will Buyers Ask About Flood, Storms and Permits?

Gardens buyers ask five things first: which FEMA zone the building is in, which evacuation zone, whether the roof is new, what the unit did in Hurricanes Irma and Ian, and whether the permits are closed. The answers are Zone AE or shaded Zone X by building, Evacuation Zone A for all twelve, permits from July 2022, and the unit’s own history.

Data updated: September 2026 (FEMA National Flood Hazard Layer panel 12071C0656G, Lee County evacuation layer, National Hurricane Center surge maps, City of Bonita Springs permits, retrieved 29 Sep 2026).

Zone AE or shaded Zone X, by building

FEMA’s map puts Buildings 22 to 25, 28 and 29 in shaded Zone X, the 0.2% annual chance zone, and Buildings 30 to 35 in Zone AE, the special flood hazard area. We show both in the listing with the panel number and the effective date of November 17, 2022, and we tell a Zone AE seller what a buyer’s lender will ask. The result is at each building’s center, so an edge of a building’s footprint can touch a different zone; a buyer who needs certainty should get an elevation certificate or a flood determination.

Evacuation Zone A and storm surge

Lee County’s evacuation layer places all twelve buildings in Zone A, the first zone ordered to leave, which is a fact buyers meet in the insurance quote and in the news. The National Hurricane Center’s worst-case surge maps show no surge above ground at six buildings and under 3 feet at the other six in a Category 1 storm, more than 3 feet in Category 2, more than 6 feet in Category 3 and more than 9 feet in Category 4 and 5. Those maps are planning tools, not forecasts, and we tell buyers to leave early when Zone A is called.

Irma, Ian and the Gardens record

The Gardens’ own recorded storm is Hurricane Irma in 2017: roof damage, an insurance claim, litigation, a settlement in spring 2022 and a full re-roof. We found no Gardens-specific damage report for Hurricane Ian in 2022, which is an absence of records, not proof of no damage, so a buyer’s agent will ask you directly. For context, USGS surveyed Ian high-water marks of 8.7 to 9.0 feet (NAVD88) within about a mile of Bonita Fairways, and the Imperial River set a record crest of 15.32 feet on September 12, 2017. FEMA’s claims file shows 19 flood claims in the census block group that covers Bonita Fairways and a few adjoining older blocks, most on buildings built between 1950 and 1989.

What the permits show, and what to gather

The City’s record shows twelve roof permits, one per building, issued July 6, 2022, and the association is owner of record on each. A seller can search the City’s EnerGov public permit portal by the building’s street address for the roof permits, any final inspection dates, the certificate of occupancy for Buildings 24 and 25, and any elevation certificate for a Bonita Fairways Boulevard building. Permits for work inside your unit, such as a water heater, windows or an air-conditioning change-out, should be in your file with the association’s approvals where the rules require them.

Which Gardens at Bermuda Links Rules Affect a Sale?

Five Gardens rules shape a sale: an application and fee before a new owner buys, board approval of every lease, an annual-lease or four-monthly-rental limit, a two-pet cap with no pets for renters, and master covenants that restrict signs and short-term rentals. The posted rules do not state board approval of a sale, and we confirm the process with management before we list.

Data updated: September 2026 (Gardens rules and regulations updated May 2, 2023, Bonita Fairways master covenants and tenant access form, retrieved 29 Sep 2026).

Does the association approve your buyer?

The association’s rules require an application and fee “prior to any new owner purchasing a unit or a tenant moving in,” and say “The BOD must approve all leases.” They do not state board approval of a sale. We have not read the recorded declaration, which is not posted online, so we ask the management company how the application works for a buyer, how long it takes and what it costs, and we put the answer in the listing file. The amount of the application fee is not published; it comes from management.

Leasing limits a buyer will ask about

The rules allow an annual lease or up to four monthly rentals a year, each at least 30 days and 120 days in aggregate, and renters get red gate stickers, make no changes to the unit and may not keep pets. The master covenants set a community-wide 30-day minimum lease, and the master’s tenant access form says short-term rentals such as Airbnb and VRBO are not permitted. Vacation-rental income is off the table, so an investor buyer underwrites an annual tenant, and a buyer’s application and a tenant’s application each add days.

When Is the Best Time to Sell a Gardens at Bermuda Links Home?

The best time to list a Gardens home is January or February, so that a typical listing period and a 30-day closing land in March to May: 51 of the 132 county-recorded Gardens sales since 2012 fell in those three months, and 64% fell in the first six months of the year, against 36% in the third and fourth quarters combined.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, January 2012 through June 15, 2026, retrieved 29 Sep 2026; Southwest Florida MLS, pulled 29 September 2026).

March is the busiest month at 18 sales, followed by April at 17 and May at 16; the four quietest are December (4), November (6), September (7) and July (8). The first-half tilt is slightly stronger than it looks, because the county file for 2026 stops at June 15 while every earlier year runs to December.

How Do We Market a Gardens at Bermuda Links Home?

We market a Gardens home by leading with what the record supports: a 2007 building with a 2022 roof, a garage or carport for every unit, two neighborhood pools, a public golf course owned by the homeowners inside the gate, and a clubhouse and courts a few minutes away. Then we show buyers the documents that answer their insurer and lender.

Data updated: September 2026 (Bonita Fairways master documents, Gardens association postings, Southwest Florida MLS, retrieved 29 Sep 2026).

What buyers are paying for

The Gardens offers 1,190 to 1,688 square feet of two-bedroom, two-bath living, new roofs, a gated community with a clubhouse of about 18,784 gross square feet per the master association’s 2025 insurance appraisal, a court complex with four pickleball courts, a lighted tennis court, bocce and two shuffleboard courts, and a golf course that the master association bought on March 27, 2020 for $1.2 million and that is open to the public. The Old 41 downtown and the nearest Publix are about 4 minutes away and Interstate 75 about 9. Those are the features we lead with; our Gardens at Bermuda Links guide gives buyers the full picture.

The listing file buyers actually want

The file carries the roof permit and wind-mitigation form for your building, the FEMA zone and panel, the master assessment and the $2,500 contribution with its exemptions, the estoppel’s fee and date, the rules that affect a buyer (leasing, pets, flooring, shutters) and the milestone and reserve study statement for Buildings 24 and 25. Buyers’ agents send a listing back when a document is missing; a complete file gets a showing.

How Do We Negotiate a Gardens at Bermuda Links Contract?

We negotiate a Gardens contract by having one of the two partners handle every offer, counter and inspection response, by giving the buyer the roof, flood and estoppel documents before the review window opens, and by preparing for the buyer’s lender and the appraisal in a market with only 12 county sales in 24 months.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, Florida Statutes 718.503 and 718.116, retrieved 29 Sep 2026).

The inspection and the owner’s items

An inspector will note air-conditioning age, water heaters, the condition of a lanai and any evidence of leaks. The association owns the roof and the building envelope, so roof findings are the association’s issue and not yours, and the buyer’s inspection response should focus on what you own. We propose repair credits or a price adjustment early, before a buyer’s agent asks for a long list.

The lender’s review of the condominium

A buyer with a mortgage has a lender that reviews the condominium as well as the buyer, and the Gardens has a history the lender may weigh: a Hurricane Irma roofing claim that ended in a settlement in 2022, a re-roof and only 37 of 134 units on homestead. The lender’s questionnaire goes to the management company, so we ask early whether a current one is on file. A cash buyer skips this step, and we say so when we price.

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

The Gardens at Bermuda Links vs Bermuda Links comes down to newer 2007 construction, a 2022 roof, garages in half the buildings and two posted pools at the Gardens, against a 2020 roof, all-two-story buildings and all-Zone-X flood status at Bermuda Links. Prices are close, so building, flood zone and rules decide which one your buyer picks.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, FEMA, City of Bonita Springs permits, retrieved 29 Sep 2026).

The Gardens at Bermuda Links vs Bermuda Links decision table

Bermuda Links is the neighboring condominium in the same gate, and a buyer looking at your unit will look at it the same week. We compare them line by line so we can tell you where your listing wins and where it needs help.

Do not carry the Gardens’ posted rules over to Bermuda Links or the reverse: they are separate corporations with separate documents, and Bermuda Links has no public association website.

Where the Gardens wins the buyer

A buyer who wants a garage finds one in 76 Gardens units. A buyer who reads rules before touring finds the Gardens’ leasing, pet and guest rules posted, while Bermuda Links’ are not public. The Gardens is a year or two newer, its roofs are about two years newer than Bermuda Links’ and it has two neighborhood pools. On the MLS, Gardens listings have also sold faster over 24 months: a 45-day median against 78.5, with a 97.1% sale-to-list ratio against 95.2%, on 13 and 12 closings.

Where Bermuda Links wins the buyer

Every Bermuda Links building is in shaded Zone X, so a buyer worried about a flood-insurance requirement crosses off Bermuda Links’ whole complex and the Gardens’ Bonita Fairways Boulevard buildings 30 to 35 do not. Bermuda Links has no building under the milestone and reserve study laws, and it is slightly larger. Its three active listings carry a $369,000 median list price, which can make a well-priced Gardens listing look like the better value.

What the comparison means for your price

The two condominiums are close at the county level ($327,450 against $312,500 over 24 months, n = 12 and n = 15) and the MLS puts them within $1,250 ($325,000 against $323,750). So a Gardens seller is priced against Bermuda Links whether or not the seller likes it. Your advantage is the garage, the newer roof and the posted rules, and if you own in Buildings 30 to 35 you offset the flood question with an elevation certificate and a written insurance quote. Against a Bermuda Links median list price of $369,000, a Gardens listing at $325,000 looks like a value; a Gardens listing priced above its own building’s record does not.

If you own at Bermuda Links

This page is written for Gardens owners. If your unit is in the neighboring condominium, our Bermuda Links seller page has the same analysis with its own sales and documents, and our Bermuda Links guide covers its buildings.

What Does It Cost to Sell a Gardens at Bermuda Links Home?

Selling a Gardens home at the $325,000 median costs about $14,886 (4.58%) without buyer-agent compensation and about $23,011 (7.08%) with a 2.5% buyer-agent offer, before mortgage payoff and prorations; at $365,000 the figures are $16,466 and $25,591. Commission is negotiable, while documentary stamps and the owner’s title premium are set by statute and state rule.

Data updated: September 2026 (Florida Statute 201.02, Florida Administrative Code 69O-186.003, Sections 718.116 and 720.30851, NAR settlement of August 17, 2024, retrieved 29 Sep 2026).

Documentary stamp tax on the deed

Florida charges documentary stamp tax of $0.70 per $100 of consideration on a deed in Lee County, under Section 201.02, and the seller customarily pays it. At $325,000 that is $2,275 and at $365,000 it is $2,555. See the Florida Department of Revenue overview for how the tax is figured.

The owner’s title policy

Florida sets the owner’s policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so about $1,700 at $325,000 and $1,900 at $365,000. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy; the contract governs, and the state sets only the rate.

Commissions after the NAR settlement

Commissions are negotiable and are not set by law. Since the National Association of REALTORS settlement took effect on August 17, 2024, an offer of buyer-agent compensation cannot be advertised on the MLS, and a buyer’s agent needs a written agreement with the buyer before touring. You may still offer to pay or contribute to the buyer’s agent, off the MLS, and you may offer buyer concessions on the MLS. The NAR settlement summary sets out the rules, and our own commission is a written conversation before you sign. The 2.75% and 2.5% below are examples, not our rate card.

Two Gardens net sheets

Both sheets assume a debt-free seller and a closing without prorations; subtract any mortgage payoff separately. The first is at $325,000, the 12-month median in both the county record (n = 9) and the MLS (n = 11).

The second is at $365,000, the price reached by the two Building 25 sales of April 2025 and May 2026, the top of the 24-month range.

Prorations: the tax credit and the assessments

Property taxes are billed in November for the calendar year, so at a mid-year closing the seller credits the buyer for the days the seller owned the unit. Using the 12.8217-mill proposed rate on a $325,000 assessed value, the annual tax is $4,167.05, and a July 1 closing with 181 days of seller ownership out of 365 (January 1 through June 30) gives a credit of about $2,066 ($4,167.05 x 181 / 365). That credit is tax you would owe anyway and is not added to the totals above; your own bill may be lower than this example, and the title company’s discount convention changes the figure. The association’s quarterly fee and the master assessment’s two $550 payments are prorated to the closing date in the same way.

Do I Pay Capital Gains Tax When I Sell My Gardens at Bermuda Links Home?

You owe federal capital gains tax on a Gardens sale only on gain above the home-sale exclusion: if the unit was your main home for two of the last five years, up to $250,000 of gain, or $500,000 on a joint return, is excluded, and a second home or investment unit does not qualify. This is information, not tax advice; ask a tax adviser about your basis.

Data updated: September 2026 (Internal Revenue Service Publication 523 and Topic 701, Florida Department of Revenue, recorded Gardens sales, retrieved 29 Sep 2026).

What the Gardens record suggests about gains

In the 24-month window the largest price change between an owner’s purchase and sale was $242,500, a Building 25 third-floor unit bought in February 2010 for $122,500 and sold in April 2025 for $365,000. Price changes are not taxable gains, because your basis includes closing costs and improvements and your selling costs reduce the gain, but they suggest that most long-time Gardens owners who used the unit as a main home are within the $250,000 exclusion, and owners of second homes or rentals are not. IRS Publication 523 and Topic 701 explain the tests.

Homestead and portability

If you homesteaded the unit, Florida’s homestead assessment cap has built up a benefit, and a portability rule lets part of it move to a new Florida homestead if you meet the deadlines. The Lee County Property Appraiser can explain the filing steps. Only 37 of the 134 Gardens units carried a homestead exemption on the county roll, so for most owners this does not apply.

Owners who live outside the United States

A seller who is not a United States person is subject to federal withholding on the sale under the Foreign Investment in Real Property Tax Act, at a rate that depends on the price and on whether the buyer will use the home as a residence. See the IRS FIRPTA page, and tell us early, because the title company needs the paperwork before closing.

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

List with an agent if you want the widest buyer pool and a price inside the recorded range, sell for cash only if speed is worth a discount you can measure against the sales record, and sell by owner only if you can deliver the same Florida documents and disclosures a listing agent would. Each route carries the estoppel, the condominium documents and the flood disclosure.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Florida Statutes 718.503, 718.116 and 689.302, retrieved 29 Sep 2026).

The decision table

How Do You Get a Free Gardens at Bermuda Links Valuation?

You get a free Gardens valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a written range built from the recorded Gardens sales in your own building type, floor and plan, adjusted for parking, roof, flood zone and condition, with Bermuda Links and the active listings shown alongside it, and there is no obligation to list.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, retrieved 29 Sep 2026).

What a McGreevy and Comisar valuation includes

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 has the matched sales we priced from, your building’s roof permit and flood zone, the fee facts your buyer inherits, a net sheet with both estoppels and the current listings you would compete with.

How to reach us today

Get your free Gardens home valuation and we will send a value built from recorded Gardens sales in your building type, not a Bonita Fairways 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 the Gardens.

What Gardens at Bermuda Links Sellers Say About Working With Us

Jesse McGreevy is a top-reviewed Gardens at Bermuda Links realtor 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. The reviewers are our clients across Southwest Florida, not necessarily Gardens owners, and we show their words exactly as written.

Data updated: September 2026 (Google Business Profile reviews, pulled June 18, 2026).

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 sold and bought

★★★★★ “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 client whose sale followed ideas and 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

A client on local knowledge

★★★★★ “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

Frequently Asked Questions, The Gardens at Bermuda Links Seller Edition

These are the questions Gardens owners ask us most before they list, answered from the Lee County sale record, the Southwest Florida MLS, the association’s posted rules and Florida law. The background is in our Gardens at Bermuda Links guide; for your unit, call Jesse direct at (239) 898-6072.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Southwest Florida MLS, Florida Statutes, retrieved 29 Sep 2026).

How do I sell my condo in The Gardens at Bermuda Links?

Price it from recorded sales in your building type and floor, gather your roof permit, flood zone and estoppel, list in January or February, and plan for the buyer’s 7-day document review. Start with a free Gardens home valuation or call Jesse direct at (239) 898-6072.

Who is the best listing agent for The Gardens at Bermuda Links?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Judge us on our Bonita Springs results and the recorded Gardens file we bring.

What is my Gardens condo worth in today’s market?

The 12 Gardens sales of the last 24 months (n = 12) ran from $280,000 to $365,000 at a $327,450 median, but value depends on building, parking, floor and plan; a 1,190 and a 1,688 square foot unit sat $71,000 apart. Ask for a written valuation.

How many Gardens condos sold in the last 12 months?

Nine county-recorded sales from September 30, 2025 through September 29, 2026 (n = 9), at a $325,000 median from $280,000 to $365,000. The MLS shows 11 closings at the same median, because the two sources qualify some sales differently.

Are Gardens prices going down?

Flat to slightly lower. Medians sit between $325,000 and $335,000 in every window, and the 12-month $325,000 (n = 9) is 2.7% below the 2022 median of $334,000 (n = 8). Days on market rose to 85 over 12 months from 45 over 24.

How long does it take to sell a Gardens condo?

The MLS median is 85 days on market over 12 months (n = 11), 45 over 24 months (n = 13) and 36 over 60 (n = 25). Add 30 to 45 days to close, plus time for the estoppel and the buyer’s application.

Do Gardens condos sell for the asking price?

Usually a little under: the MLS median sale-to-list ratio is 96.6% over 12 months (n = 11), 97.1% over 24 (n = 13) and 98.3% over 60 (n = 25). Pricing inside the recorded range narrows the gap.

When is the best time to list a Gardens condo?

January or February, so the sale closes in March to May: 51 of 132 recorded sales since 2012 closed in those three months, and only 36% closed in the third and fourth quarters combined.

Does my garage or carport change my price?

Mostly through size. In 12 months, garage-building sales had a $327,450 median (n = 4) and carport-building sales $294,000 (n = 5); over 60 months, $365,000 (n = 11) and $333,000 (n = 17). The garage buildings hold the larger plans.

Does my floor change my price?

Less than owners expect. Over 60 months the ground-floor median was $335,000 (n = 7), second-floor $336,250 (n = 18) and third-floor $329,900 (n = 3).

Does my building’s flood zone change my price?

It can, through the buyer’s insurance and lender, but the record shows no clear discount: over 60 months, shaded Zone X buildings (n = 21) and Zone AE buildings (n = 7) both had a $335,000 median. We show the FEMA panel and date.

Do I need an elevation certificate to sell my Gardens condo?

No law requires one for a sale, but a buyer’s insurer may ask for one on a Building 30 to 35 unit in Zone AE. Ask the association or the City for an existing certificate before paying for a new one.

Do the 2022 roofs help me sell, and how were they paid for?

Yes, a roof permitted in July 2022 answers the insurer’s first question. How it was paid for is not public: the March 2022 settlement notice gives no amount, and the estoppel and financial statements answer it.

What is the current Gardens association fee?

It is not published online. The last posted figure is $998 a quarter ($3,992 a year) from a 2021 proposal, so treat it as historical. The estoppel or adopted budget gives today’s fee, and we put it in your listing.

What is the $2,500 master contribution, and who pays it?

A one-time capital contribution to the Bonita Fairways master association, paid by the buyer at closing under an amendment recorded March 12, 2024 (Instrument 2024000069667). Exemptions include a spouse or co-owner, inheritance, foreclosure, and selling one Bonita Fairways home to buy another within a year.

What is an estoppel certificate, and how long does it take?

The association’s signed statement of what is owed and any special assessment. The statute’s $250 base fee, adjusted to up to $299, is stated on the certificate; it must issue within 10 business days, or three if expedited, and is valid for 30 days.

What documents must I give a Gardens buyer?

Under Section 718.503: the declaration, articles, bylaws and rules, financial statement and budget, any milestone summary, the latest reserve study or a statement that none exists, the question-and-answer document and the governance form. We request them at listing.

How long can a Gardens buyer cancel after getting the documents?

Within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, unless the buyer had them before signing. Delivering the package before an offer removes that uncertainty.

Does the Gardens association approve my buyer?

The posted rules require an application and fee before a new owner buys but state board approval only for leases. The declaration is not posted online, so we confirm the process, timing and fee with management before listing.

Do I have to disclose flooding when I sell?

Yes. Section 689.302 requires a flood disclosure at or before the contract, in Zone X and Zone AE alike, covering known flood damage, claims and federal assistance.

Do the Building 24 and 25 reserve study rules affect my sale?

If you own in Building 24 or 25, the two three-story buildings, yes: expect the buyer to ask for the reserve study, due December 31, 2025, or a statement that none exists. The other ten buildings are outside both laws.

Will a special assessment affect my Gardens sale?

It can. We found none in the public record, and the master’s proposed $500 second-pool assessment was rejected July 16, 2026, but the estoppel must disclose any levied or pending assessment, so we read it before you sign.

Can my buyer rent out my Gardens condo?

Within limits: an annual lease or up to four monthly rentals a year, 120 days in aggregate, with board approval of every lease and no pets for tenants. Airbnb and VRBO stays are not permitted. Investors, of whom there may be many since only 37 of 134 units are on homestead, underwrite an annual tenant.

How do I sell a Gardens condo that is rented?

Give notice under the lease and Florida law, keep showings within the lease terms and disclose the lease and its end date. A buyer who keeps the tenant accepts the lease and its board approval.

Do I owe capital gains tax when I sell my Gardens condo?

If it was your main home for two of the last five years, IRS Publication 523 excludes up to $250,000 of gain, or $500,000 on a joint return. A second home or rental does not qualify. Ask a tax adviser about your basis.

What does it cost to sell a Gardens condo?

At $325,000, about $14,886 (4.58%) without buyer-agent compensation and about $23,011 (7.08%) with a 2.5% offer, before payoff and prorations: $2,275 in documentary stamps, about $1,700 for the owner’s title policy, two estoppels, fees and a negotiable commission.

Should I renovate before selling my Gardens condo?

Only what the sales support. The county record shows no renovation premium here, so we promise none. Fix what an inspector will flag, and check the association’s flooring and shutter rules first, since an unapproved change is a problem at the estoppel.

Can I sell my Gardens condo during hurricane season?

Yes, though only 36% of sales since 2012 closed in the third and fourth quarters. A storm can delay closings and insurance binders, and a 2022 roof and current wind-mitigation form keep a contract on schedule.

How do I sell an inherited Gardens condo?

The inheritance transfer is exempt from the $2,500 master contribution, but your sale is not. You need the estate’s documents, the estoppel and clear title, and a tax adviser on basis; we coordinate with the estate’s attorney and closing agent.

What if I owe the association money when I sell?

Delinquent assessments are paid at or before closing, and the estoppel fee rises by up to $179. Fines run $100 a day up to $1,000 under the posted rules. We check the balance before listing.

How do signs, open houses and showings work at the Gardens?

The master covenants bar real estate signs without board consent, and the West Terry Street gate is unmanned, so visitors use the call box. We schedule showings by appointment and arrange gate access for each visitor.

Can I sell my Gardens condo from out of state?

Yes. Many owners are seasonal, and we handle photography, showings, the estoppel, the documents and a remote closing. The rules send keys to management, so we ask it how showings will be arranged.

Who pays the property taxes at closing?

Taxes are billed in November, so at a mid-year closing the seller credits the buyer for the seller’s days of ownership. On a $4,167.05 bill, a July 1 closing gives a credit of about $2,066; your own bill sets the exact figure.

What pet rules will a Gardens buyer ask about?

Owners may keep two pets of a normal household type, such as a cat or dog, registered with management; renters, lessees and guests may not have pets. The posted rules set no weight or breed limit.

Is the Gardens a 55+ community?

Not as far as the public record shows: the rules and state filings contain no age restriction, so buyers and tenants of any age can apply. Confirm in the estoppel or declaration when you list.

Why list your Gardens condo with McGreevy and Comisar?

We are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012 and price a unit from its own building’s sales, flood zone and roof. Call Jesse at (239) 898-6072 or ask for a free valuation.

How do I get a free valuation of my Gardens condo?

Use our Gardens home valuation page or call Jesse direct at (239) 898-6072, text or call. We reply with a written range, the sales we used and a net sheet.

Why Does a Gardens at Bermuda Links Specialist Matter When You Sell?

A Gardens specialist knows which building, parking type, floor, plan, flood zone and roof permit a unit belongs to, and sells the setting around it: a 2007 two-bedroom condominium in a gated Bonita Fairways community with a clubhouse, courts and a public golf course a few minutes away. Buyers pay for that setting when a listing explains it well.

Data updated: September 2026 (School District of Lee County 2026-27 school locator, OSRM routing, Florida Department of Education, retrieved 29 Sep 2026).

The Bonita Fairways context we sell with

Our Bonita Fairways community guide covers the clubhouse, courts, golf course and master rules, and our Gardens guide covers the twelve buildings, the recorded plans and the permit record. If you own elsewhere in the community, our Bonita Fairways seller page is the place to start, and for the wider market see our Bonita Springs seller page.

Schools, healthcare and drive times

The Gardens is in the School District of Lee County’s South Zone 3, with elementary Zone Q and middle Zone GG, and Lee County does not assign students by address, so families rank schools on a choice application. Measured from the Bonita Fairways golf clubhouse, Old 41 downtown and the nearest Publix are about 4 minutes away, Interstate 75 about 9, Bonita Beach Park and Coconut Point about 11, Mercato about 15, and Southwest Florida International Airport and downtown Naples about 30, with season traffic adding 20% to 50%. NCH North Hospital is about 15 minutes away and the Lee Health Coconut Point emergency department about 11.

If you are buying your next home too

Many Gardens sellers are also buyers, moving to a single-family golf community such as Spanish Wells or Highland Woods, trading into a coach home at Grand Pines in Hunters Ridge, or looking at Worthington. Read our guide to buying in the Gardens, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together.

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

If you are thinking of selling a Gardens condo, call the team that prices from the recorded sales in your own building type, requests the estoppel and condominium documents the day you list, and puts your building’s roof permit and flood zone in front of every buyer’s insurer. McGreevy and Comisar have represented Bonita Springs sellers since 2008 from our South Tamiami Trail office.

If you are thinking, “I need someone to sell my condo in The Gardens at Bermuda Links, 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 the Gardens, Bermuda Links, Rosewood Pointe Garden or another Bonita Fairways neighborhood, 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

Gardens sold record, last 24 months: 12 qualified resales (n = 12) at a $327,450 median and $245.99 per heated square foot, from $280,000 to $365,000, per Lee County Property Appraiser recorded sales with the newest on June 15, 2026, including nine in the last 12 months at a $325,000 median. Few Gardens units come up for sale in any month, so if you own one, make us your first call before you list.

What Is Your Gardens at Bermuda Links Home Worth? Get a Free Valuation in 60 Seconds.

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

Is now a good time to sell my Gardens condo?

The market is thin but steady: 12 county sales in 24 months at $327,450 (n = 12), two active listings and 2.2 months of supply on the 12-month MLS pace. The seasonal peak is March to May, so listing in January or February suits most owners.

What should I list my Gardens condo for?

Inside the range of the recorded sales for your building type and plan, not between $300,000 and $324,999, where the last 24 months show no sale. We recommend a price from three or four matched sales and explain the range in writing.

What is the first step to list?

A conversation with Jesse at (239) 898-6072 and a free valuation. We then request the estoppel and condominium documents, gather your roof permit and flood zone, and set a photography date before the sign goes in.

Do I need to repair anything before listing?

Only what an inspector will flag and what the association’s rules require, such as approved flooring and white shutters. The county record shows no renovation premium at the Gardens, so we do not recommend a large project.

How fast can my Gardens condo be listed?

Once the documents and photography are ready, usually within days of your decision. The slowest item is usually the estoppel, which the association has up to 10 business days to issue, so we order it first.

Your Local Real Estate Experts

Jesse McGreevy is a top-reviewed Gardens at Bermuda Links 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, a short drive from the Bonita Fairways gate, and are Top 1% Real Estate Agents Nationally Since 2008.

Data updated: September 2026 (Lee County Property Appraiser recorded sales, Gardens association postings, Florida Statutes, retrieved 29 Sep 2026).

For this page they read the association’s posted rules, budget, settlement notice and wind-mitigation forms, the Bonita Fairways master declaration, budget and 2024 amendment, the City’s roof permits for all twelve buildings and every qualified Gardens sale on the Lee County record. The building-by-building background is in our Gardens at Bermuda Links 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 Gardens condo? Get a free Gardens 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 the Gardens.

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: county, city, state and federal records, the Gardens association’s own postings and the master association’s documents. We do not cite brokerage or listing sites. Web sources were retrieved 29 September 2026 unless a document date is shown; the newest recorded sale in our index is June 15, 2026.

The Gardens at Bermuda Links Association

1. Association home page
2. Rules and Regulations, updated May 2, 2023
3. Proposed 2021 Budget, October 22, 2020
4. Roofing litigation settlement notice, March 2022

Wind-Mitigation Inspection Forms With City Roof Permit Printouts, February 2023

5. Building 22 wind form
6. Building 23 wind form
7. Building 24 wind form
8. Building 25 wind form
9. Building 28 wind form
10. Building 29 wind form
11. Building 30 wind form
12. Building 31 wind form
13. Building 32 wind form
14. Building 33 wind form
15. Building 34 wind form
16. Building 35 wind form

State Records, Florida Statutes and Rules

17. Florida Division of Corporations, Sunbiz record N07000001048
18. Florida DBPR licensee search, project PR71940
19. Florida DBPR, milestone inspection and SIRS program
20. Florida DBPR SIRS database, before July 2025
21. Florida DBPR SIRS database, July 2025 and after
22. Florida Statute 718.111, association insurance
23. Florida Statute 718.112, budgets and reserve studies
24. Florida Statute 718.116, assessments and estoppels
25. Florida Statute 718.503, resale disclosure
26. Florida Statute 553.899, milestone inspections
27. Florida Statute 720.30851, association estoppels
28. Florida Statute 760.29, housing for older persons
29. Florida Statute 689.302, flood disclosure
30. Florida Statute 196.031, homestead exemption
31. Florida Statute 201.02, documentary stamp tax
32. Florida Department of Revenue, documentary stamp tax
33. Florida OIR, wind-mitigation form OIR-B1-1802
34. Florida Statute 720.401, disclosure summary
35. Florida Statute 689.261, property tax disclosure
36. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)
37. Florida Administrative Code 69O-186.003, title rates
38. Florida DFS, title insurance overview
39. Florida House staff analysis, 2024 HB 979, estoppels
40. Florida Department of Revenue, property tax oversight

Lee County and the City of Bonita Springs

41. Lee County Property Appraiser
42. Lee County Property Appraiser, sale qualification codes
43. Lee County parcels layer, unit parcels and parking flags
44. Lee County evacuation zones layer
45. Lee County, Find My Evacuation Zone lookup
46. Lee County Clerk, official records
47. City of Bonita Springs, EnerGov permit search
48. Lee County Tax Collector, property taxes
49. Lee County Clerk, recording deeds

Bonita Fairways Community Association (Master) Documents

50. Bonita Fairways Community Association, documents page
51. Master declaration of covenants and restrictions
52. Amendment and supplemental declaration, Instrument 2014000101383
53. Certificate of Amendment, resale contribution, Instrument 2024000069667
54. 2026 master budget
55. Certificate of Amendment, recreation guests, Instrument 2026000086991
56. Results of the July 16, 2026 second-pool vote

Federal Flood, Storm and Tax Records

57. FEMA National Flood Hazard Layer
58. FEMA Map Service Center
59. OpenFEMA, flood insurance claims
60. NOAA, Imperial River gauge
61. National Hurricane Center, Hurricane Ian report
62. National Hurricane Center, storm surge maps
63. USGS, Hurricane Ian high-water marks
64. IRS, Publication 523, Selling Your Home
65. IRS, Topic 701, sale of your home
66. IRS, FIRPTA withholding

Commission Practice

67. NAR, what the settlement means
68. NAR, settlement FAQs
69. NAR, written buyer agreements

Schools, Transportation and Healthcare

70. School District of Lee County, school zones
71. Florida Department of Education, 2025-26 school grades
72. OSRM routing engine
73. Southwest Florida International Airport
74. NCH North Hospital
75. Lee Health, Coconut Point emergency department

Southwest Florida MLS figures are from a members-only Matrix pull on 29 September 2026, cited for days on market, sale-to-list ratio and listing counts.

Downloadable Documents

These are the official documents a Gardens seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy.

The Gardens’ recorded declaration, articles and bylaws, current budget, reserve schedule and any reserve study are not posted online; they come from the association at listing, 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 and pending listings, per MLS living square foot); Gardens sale figures are Lee County Property Appraiser recorded sales, DOR-qualified, index built 29 September 2026, windows to 29 September 2026. McGreevy and Comisar, sell your Gardens at Bermuda Links home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.