We price your Rosewood Pointe Garden unit from the sales in its own building, plan and parking type, and assemble the condo documents and estoppel before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales, indexed 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 neighborhood: the 68 units of Rosewood Pointe Garden at Bonita Fairways, described building by building in our Rosewood Pointe Garden guide. If you own a unit in one of the seven two-story buildings on Rosewood Pointe Court or Rosewood Pointe Terrace, this page gives you every recorded sale in the last 36 months, the roof, parking, fee and insurance facts a buyer will ask about, the documents Florida law makes you deliver, and two worked net sheets.
Rosewood Pointe Garden sits inside Bonita Fairways, the gated golf community in Bonita Springs, and it is the community’s original condominium section: Garden A with 24 units, Garden B with 44 units, and a small Commons association that owns the neighborhood clubhouse, pool and spa. That three-association structure, on top of the Bonita Fairways master association, is why a Rosewood Pointe Garden listing has to be built differently from a single-family listing on the same gate.
The Lee County Property Appraiser recorded 10 qualified Rosewood Pointe Garden sales in the 36 months to 29 September 2026, all resales, at a median of $358,750 (the mean of the middle pair, $357,500 and $360,000) and $277 per heated square foot, from $329,000 to $465,000. Thirty-six months is the shortest window with ten or more sales: the last 12 months hold one sale, at $344,000 in December 2025. With that few sales, the building your unit sits in, its plan and whether it has a garage or a carport decide your price far more than any neighborhood average does.
To sell a Rosewood Pointe Garden home in 2026, price it from the recorded sales of your own building, plan and parking type rather than a Bonita Fairways average, gather the condominium documents, the estoppel certificate and the roof permit history a buyer will ask for, and list with a price that answers ten recent deeds.
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).
That sequence matters because Rosewood Pointe Garden is not one product. A 1,136 square foot two-bedroom in a 2005 carport building and a 1,614 square foot three-bedroom in a 2005 garage building share a gate, a pool and a clubhouse, but not the price, the parking or the sales record. The recorded sales show it: over 36 months the eight two-bedroom sales ran from $329,000 to $420,000 at a $353,250 median, and the two three-bedroom sales recorded $425,000 and $465,000.
These are the ten facts about selling a Rosewood Pointe Garden home that matter most in September 2026, each drawn from the Lee County Property Appraiser’s recorded sales, the Southwest Florida MLS, the recorded Bonita Fairways documents, City of Bonita Springs permits or Florida law, and each explained in the section that covers it.
This seller’s guide to Rosewood Pointe Garden runs from the recorded market to the roof, parking, fee and insurance facts buyers ask about, the documents and costs of a condominium sale, and a comparison with Bermuda Links. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Rosewood Pointe Garden Home in 2026? · Why List Your Rosewood Pointe Garden Home With McGreevy and Comisar? · What Is the Rosewood Pointe Garden Market Doing for Sellers Right Now? · What Did Rosewood Pointe Garden Homes Sell For? · Have Rosewood Pointe Garden Owners Sold for More Than They Paid? · A Rosewood Pointe Garden Sale in Building 4, Worked Through
Pricing, Parking, Roofs, Fees and Insurance: How Do We Price a Rosewood Pointe Garden Home? · How Do Garages, Carports, Roofs and Condominium Finances Affect a Rosewood Pointe Garden Sale? · What Fees Will Your Rosewood Pointe Garden Buyer Pay Each Year? · Who Insures a Rosewood Pointe Garden Home, and What Will a Buyer’s Insurer Ask?
Documents, Disclosures, Rules and Timing: What Must a Rosewood Pointe Garden Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Rosewood Pointe Garden Sale? · When Is the Best Time to Sell a Rosewood Pointe Garden Home?
Marketing, Negotiation and Your Options: How Do We Market a Rosewood Pointe Garden Home? · How Do We Negotiate a Rosewood Pointe Garden Contract? · Rosewood Pointe Garden vs Bermuda Links: Which Will Your Buyer Choose? · What Does It Cost to Sell a Rosewood Pointe Garden Home? · Do I Pay Capital Gains Tax When I Sell My Rosewood Pointe Garden Home? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Rosewood Pointe Garden Valuation?
Answers and Local Expertise: What Rosewood Pointe Garden Sellers Say About Working With Us · Frequently Asked Questions, Rosewood Pointe Garden at Bonita Fairways Seller Edition · Why Does a Rosewood Pointe Garden Specialist Matter When You Sell? · Thinking of Selling Your Rosewood Pointe Garden 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. Rosewood Pointe Garden owners hire us because we price from the recorded sales of their own building and parking type, assemble the condominium documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Rosewood Pointe Garden condo, this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a short drive from the Bonita Fairways gate on West Terry Street. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
For this page we read the Lee County Property Appraiser’s sales file for every Rosewood Pointe Garden unit, 71 qualified resales from December 1999 to December 2025, and paired it with the 47 closings in the neighborhood’s full Southwest Florida MLS history. In the last 12 months we tracked the one Rosewood Pointe Garden closing against its building, plan and roof, and we tracked all 15 sales of the last 60 months by building and parking type. When a Building 7 owner asks what their unit is worth, the answer begins with the Building 7 sales and the other carport units, not with the $358,750 figure that blends in a three-bedroom garage unit.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means our Rosewood Pointe Garden sellers hear what buyers comparing a Rosewood Pointe Garden unit with a Bermuda Links unit or a Gardens at Bermuda Links unit 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.
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. Days on market and sale-to-list ratios come from the Southwest Florida MLS pull of 29 September 2026, shown in the market section below.
The Rosewood Pointe Garden market is small, quiet and steady in price. The Lee County record shows 10 qualified sales in the 36 months to 29 September 2026 at a $358,750 median, two to five sales a year since 2021, a 2023 peak, a softer 2025 and one sale in the last 12 months, with no listing competing today.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, index built 29 September 2026, windows to 29 September 2026; Southwest Florida MLS, pulled 29 September 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. A window with fewer than ten sales gets a count and a range, because a median of one or six sales describes a few units, not the neighborhood. Where a count is even, the median is the mean of the middle pair.
Window to 29 September 2026 | Qualified sales (n) | Range | Median | Per heated sq ft |
|---|---|---|---|---|
12 months | 1, a resale | $344,000 | $344,000 (one sale, listed below) | $263 |
24 months | 6, all resales | $329,000 to $365,000 | Not led with; sales listed below ($346,500, the mean of $344,000 and $349,000) | $262 |
36 months, the lead window | 10, all resales | $329,000 to $465,000 | $358,750 (mean of $357,500 and $360,000) | $277 |
60 months | 15, all resales | $269,900 to $465,000 | $349,000 (the eighth of 15) | $270 |
All history, December 1999 to December 2025 | 71, all resales | $110,400 to $465,000 | $201,000 | $154 |
Price per square foot is per heated square foot as the county records it, which leaves out the garage, carport and screened balcony. The 36-month figure of $277 is the median of each sale’s own price per heated square foot; the mean of those ratios is $282. Every one of the 71 recorded sales was a resale, because the buildings date from 1997, 2004 and 2005 and no builder-direct closing appears in the county file. For the building-by-building background, our Rosewood Pointe Garden guide carries the full history.
The county record counts qualified recorded deeds; the Southwest Florida MLS adds how long a unit took to sell and how close it closed to its final list price. The MLS windows also end 29 September 2026, and the MLS field for this neighborhood reads Rosewood Pointe Garden.
MLS window to 29 September 2026 | Closed sales (n) | Median sold | Median days on market | Median sale-to-list | Median per MLS sq ft | Range |
|---|---|---|---|---|---|---|
12 months | 1 | $344,000 | 12 | 98.3% | $263 | $344,000 |
24 months | 6 | $342,000 | 60 | 96.4% | $255 | $257,000 to $365,000 |
36 months | 8 | $350,750 | 60 | 96.8% | $262 | $257,000 to $420,000 |
60 months | 11 | $344,000 | 36 | 97.1% | $263 | $257,000 to $420,000 |
On 29 September 2026 the MLS showed 0 active and 0 pending Rosewood Pointe Garden listings. A 96.8% sale-to-list ratio over 36 months, from 8 closings, means the median unit closed about 3.2% under its final asking price, and its 60 days on market is a planning number, not a promise. The 12-month row is one closing, so its 12 days and 98.3% describe that unit only.
Calendar-year medians ran $269,900 in 2021 on 5 sales, $364,500 in 2022 on 2, $397,500 in 2023 on 2, $360,000 in 2024 on 5 and $342,000 in 2025 on 4. From 2009 to 2020 the yearly median rose from $145,000 to $245,000, so even the softer 2025 sales sit far above the pre-2021 record. Counts of two to five a year swing hard with which units happen to sell, so read the figures as direction, not a forecast.
On 24-month windows Rosewood Pointe Garden sits above Bermuda Links and The Gardens and below Botanika’s all-sales median, though Botanika’s resales alone run lower. The table benchmarks each neighborhood on its own first county window with ten or more qualified sales, so read the medians with their windows in view.
Bonita Fairways neighborhood | Product | Homes | First window with 10+ county sales | Median in that window |
|---|---|---|---|---|
Rosewood Pointe Garden | Two-story garden condominiums, 1997 to 2005 | 68 | 36 months, 10 sales | $358,750 |
Bermuda Links | Two-story condominiums, 2005 and 2006 | 142 | 24 months, 15 sales | $312,500 |
Two- and three-story condominiums, 2007 | 134 | 24 months, 12 sales | $327,450 (mean of $325,000 and $329,900) | |
Four-story elevator condominiums, 2024 | 75 | 24 months, 55 sales (48 builder-direct, 7 resale) | $399,420 (resale median $320,000) |
The windows differ, so read the gaps with care: on a 24-month window Rosewood Pointe Garden’s $346,500 (6 sales) sits $34,000 above Bermuda Links’ $312,500 (15 sales), while on 36 months the two are level, $358,750 (10 sales) against $360,000 (21 sales). The Bonita Fairways community guide covers the gate, the course and all six neighborhoods.
Ten Rosewood Pointe Garden units sold in qualified, county-recorded sales from 30 September 2023 to 29 September 2026, from $329,000 for a Building 4 two-bedroom in June 2025 to $465,000 for a Building 4 three-bedroom in October 2023. Ten is an even count, so the $358,750 median is the mean of $357,500 and $360,000.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, DOR-qualified, recorded 30 September 2023 to 29 September 2026, index built 29 September 2026).
The table lists building addresses only, never unit numbers. The first row is the only sale of the last 12 months, and the top six rows are the 24-month window.
Recorded | Building address | Garden | Building | Built | Bed | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|---|---|
December 29, 2025 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 2 | 1,307 | $344,000 | $263 |
July 11, 2025 | 9640 Rosewood Pointe Ter | B | 6 | 2005 | 2 | 1,307 | $340,000 | $260 |
June 30, 2025 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 2 | 1,341 | $329,000 | $245 |
February 13, 2025 | 9740 Rosewood Pointe Ct | A | 3 | 1997 | 2 | 1,401 | $365,000 | $261 |
October 25, 2024 | 9620 Rosewood Pointe Ter | B | 7 | 2005 | 2 | 1,136 | $349,000 | $307 |
October 7, 2024 | 9720 Rosewood Pointe Ct | A | 2 | 2004 | 2 | 1,341 | $357,500 | $267 |
May 1, 2024 | 9660 Rosewood Pointe Ter | B | 5 | 1997 | 2 | 1,219 | $360,000 | $295 |
March 6, 2024 | 9640 Rosewood Pointe Ter | B | 6 | 2005 | 2 | 1,307 | $420,000 | $321 |
January 31, 2024 | 9660 Rosewood Pointe Ter | B | 5 | 1997 | 3 | 1,359 | $425,000 | $313 |
October 27, 2023 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 3 | 1,614 | $465,000 | $288 |
Dollar volume across the 10 was $3,754,500. Five earlier sales complete the 60-month window of 15:
Recorded | Building address | Garden | Building | Built | Bed | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|---|---|---|---|
August 28, 2023 | 9700 Rosewood Pointe Ct | A | 1 | 2005 | 2 | 1,160 | $330,000 | $284 |
December 21, 2022 | 9680 Rosewood Pointe Ter | B | 4 | 2005 | 2 | 1,307 | $380,000 | $291 |
January 7, 2022 | 9640 Rosewood Pointe Ter | B | 6 | 2005 | 2 | 1,295 | $349,000 | $269 |
December 3, 2021 | 9660 Rosewood Pointe Ter | B | 5 | 1997 | 2 | 1,219 | $315,000 | $258 |
October 12, 2021 | 9700 Rosewood Pointe Ct | A | 1 | 2005 | 2 | 1,160 | $269,900 | $233 |
Building 1 recorded no sale in the 36-month window and Building 2 one, so owners there price from the sales of the buildings that share their plans.
Only one Rosewood Pointe Garden sale recorded from 30 September 2025 to 29 September 2026, too few for a median, so it is listed: a Building 4 two-bedroom of 1,307 heated square feet at $344,000 on 29 December 2025, $263 per heated square foot. The Southwest Florida MLS shows the same single closing, at 12 days on market and 98.3% of its final list price, which implies a final asking price of about $350,000. The 24-month window adds five more sales, all between $329,000 and $365,000.
The county roll counts 52 two-bedroom and 16 three-bedroom units, all with two baths. In the 36-month window, 8 two-bedroom sales (n = 8) ran from $329,000 to $420,000 at a $353,250 median (the mean of $349,000 and $357,500) and $265 per heated square foot; over 60 months, 13 two-bedroom sales (n = 13) ran from $269,900 to $420,000 at a $349,000 median. The three-bedroom read is two sales, $425,000 and $465,000, both recorded before mid-2024, which describes two units, not a market.
Garden A and Garden B price about alike. Over 36 months, Garden A (n = 2) shows a $361,250 median and Garden B (n = 8) $354,500; over 60 months, Garden A (n = 4) shows $343,750 and Garden B (n = 11) $349,000. The 1997 buildings (n = 4 over 60 months) show $362,500 against $349,000 for the newer buildings (n = 11), but the 1997 buildings hold most of the three-bedrooms, so the split is about plan more than age. Over 60 months, ground-floor units (n = 5) show $365,000 and upper-floor units (n = 10) $349,000, a gap of about $16,000 that includes both three-bedroom sales.
Price band | Sales, 60 months (n = 15) | Sales, 36 months (n = 10) |
|---|---|---|
Under $300,000 | 1 | 0 |
$300,000 to $349,999 | 7 | 4 |
$350,000 to $399,999 | 4 | 3 |
$400,000 and over | 3 | 3 |
Every sale under $400,000 since June 2024 was a two-bedroom, and the last four recorded sales, February to December 2025, ran from $329,000 to $365,000. A two-bedroom seller who wants to break $365,000 needs the condition, the parking and the presentation to justify a price no two-bedroom has reached since March 2024.
Rosewood Pointe Garden recorded only one sale in the last year, which means the buyer comparing your unit will be looking at every one of the ten sales since October 2023 and at Bermuda Links next door. A price set from the right building and parking type sells; one set from the wrong comparable sits while you keep paying the carrying costs. Request a free Rosewood Pointe Garden home valuation built from the sales in your own building, or call Jesse direct at (239) 898-6072. If you are buying your next home too, call Marc at (239) 287-5873 and read how we represent buyers in Rosewood Pointe Garden.
Most Rosewood Pointe Garden sellers have sold for more than they paid. The county file links 20 units into 22 pairs of recorded sales more than a year apart: 20 were gains and 2 were losses, at a median annualized change of +7.0% a year over a median hold of 5.5 years.
Data updated: September 2026 (Lee County Property Appraiser recorded sales, each unit’s sales in the file paired with its next sale more than one year later, through 29 September 2026).
For the 16 pairs whose second sale is 2019 or later, the median is +6.6% a year. Long holds did best, and the file’s early prices were low: the all-history median of $201,000 is pulled down by the distress-era closings of 2009 to 2012, when yearly medians ran $121,500 to $148,500, and units bought in 2010 and 2011 for $144,000 and $125,000 resold at $465,000 and $349,000, the largest gains in the file. A pair measures what an owner earned on a hold, not what the next buyer will pay.
The most recent pair is a loss: a Building 4 two-bedroom bought in December 2022 for $380,000 sold in December 2025 for $344,000, about 3.2% a year down over 3.0 years, or $36,000 before selling costs. The other loss was in 2020: a Building 1 two-bedroom bought in 2016 for $184,500 sold for $175,000 after 3.9 years. Two lessons follow. First, the only loss since 2020 came from a unit bought near the December 2022 level and sold about three years later, so a recent buyer should price with today’s building sales, not the purchase price, in view. Second, the loss was not a Building 4 problem alone: the same 1,307 square foot plan sold for $340,000 in Building 6 about five months earlier.
If you have owned for ten years or more, the record says you are very likely to sell above your purchase price at today’s levels, and the questions are how far above and how fast. If you bought in late 2022 or 2023, your break-even may sit above what the recent sales support, and the pricing conversation has to weigh the carrying cost against waiting. Either way, we show you the sales that will be your appraiser’s comparables before you choose a list price, and a free Rosewood Pointe Garden home valuation is where that starts.
The clearest way to see how a Rosewood Pointe Garden unit is valued is one unit’s recorded sales. The unit below is a two-bedroom, two-bath Nassau plan in Building 4 at 9680 Rosewood Pointe Terrace, whose public record we tracked in the Lee County Property Appraiser’s sales file; we did not represent either side of either sale.
Data updated: September 2026 (Lee County Property Appraiser recorded sales for one Building 4 unit, indexed 29 September 2026; Southwest Florida MLS, pulled 29 September 2026; City of Bonita Springs permit record).
A two-bedroom, two-bath unit of 1,307 heated square feet in a 2005 garage building, Garden B, one of ten Nassau plans in Buildings 2, 4 and 6. Building 4 has 12 units, 10 two-bedroom and 2 three-bedroom, all with garages. It is the plan that has traded most often in Rosewood Pointe Garden since 2022.
The unit recorded a sale on 21 December 2022 at $380,000, $291 per heated square foot, about two years after the seven City roof permits of late 2020 that appear to cover the buildings. A buyer in December 2022 bought into the top of the neighborhood’s range: the year’s two recorded sales medianed $364,500.
The same unit recorded again on 29 December 2025 at $344,000, $263 per heated square foot. That is the only Rosewood Pointe Garden sale of the last 12 months. The Southwest Florida MLS shows it closing at 12 days on market and 98.3% of the final list price, which implies a final asking price near $350,000. It sold quickly and close to its ask, which says the price was set where buyers saw value, not that the market had risen.
Three things. First, the plan is the comparable: this unit’s two sales and the two other 1,307 square foot sales in Building 6, at $420,000 in March 2024 and $340,000 in July 2025, are the evidence an appraiser will use. Second, timing is real: the same plan sold for $420,000 and $340,000 sixteen months apart in Building 6, and a unit that changed hands in December 2022 at $380,000 changed again three years later at $344,000, a decline of about 9.5%. Third, the roof and the garage travel with the unit, and both are things a buyer’s insurer and a buyer’s agent ask about first. The county record cannot tell us the list price or the negotiation behind either sale, and the MLS pull of 29 September 2026 reports the neighborhood as a group, not unit by unit.
We price a Rosewood Pointe Garden home in four steps: we start from the recorded sales in your building and plan, weigh your garage or carport, adjust for roof, air conditioning and condition, and finish against Bermuda Links, The Gardens at Bermuda Links and the live listings. The result is a range you can check sale by sale.
Data updated: September 2026 (Lee County Property Appraiser roll and recorded sales to 29 September 2026; Southwest Florida MLS, pulled 29 September 2026; City of Bonita Springs permit record).
The county roll sorts the 68 units into 14 named plans across seven buildings, from the 1,136 square foot Anguilla to the 1,842 square foot Dahlia II. We price from sales of your exact plan first, then the nearest plan in your building type. For a two-bedroom Nassau, that means four sales in five years between $340,000 and $420,000; for a Cypress II or a Dahlia II, of which there is one each, it means careful reasoning from the three-bedrooms in Buildings 3 and 5 and the larger Building 4 and 6 units.
Forty units in Buildings 2, 3, 4 and 6 have garages, and 28 units in Buildings 1, 5 and 7 have carports. Over 60 months, 9 garage-unit sales had a $357,500 median and 6 carport-unit sales a $339,500 median. We treat the roughly $18,000 gap as a starting adjustment and test it against your building’s own sales, because the 36-month read, 7 garage sales at $357,500 against 3 carport sales at $360,000, runs the other way on a very small sample.
Your building’s roof permit date goes into every price we set, and so do the air handler and condenser: 43 of the 68 units have a permitted air-conditioning change-out since 2012, so a buyer’s inspector will notice a unit that does not. Impact-rated, permitted windows and doors, a newer water heater and an updated kitchen and bath separate the top of a plan’s range from the bottom. We price what is there and tell you plainly which fixes pay back.
A Rosewood Pointe Garden buyer usually tours Bermuda Links, The Gardens at Bermuda Links and sometimes a Botanika resale, so the last step is the comparison: Bermuda Links’ $312,500 county median on 15 sales in 24 months, The Gardens’ $327,450 on 12, Botanika’s $320,000 resale median on 7, and whatever is active on the day. On 29 September 2026 the Southwest Florida MLS showed no active and no pending Rosewood Pointe Garden listing and 3 active Bermuda Links listings; at your valuation we re-run that count and set your price where a buyer comparing all of them sees value.
An automated estimate cannot see which building your unit is in, whether it has a garage or a carport, which plan it uses or how old its roof is, and it may blend Rosewood Pointe Garden with Bermuda Links and Botanika sales. With two to five sales a year, one outlier moves an algorithm a long way. Ask us for a Rosewood Pointe Garden home valuation built by hand, or call Jesse direct at (239) 898-6072.
Garages and roofs help a Rosewood Pointe Garden sale, and the unpublished condominium finances need handling. Forty units have garages and 28 have carports, seven City roof permits from late 2020 appear to cover all seven buildings, and the Garden A, Garden B and Commons budgets are not public, so a seller should request them before listing.
Data updated: September 2026 (Lee County Property Appraiser roll and recorded sales; City of Bonita Springs permit record; Bonita Fairways master declaration Section 5.15; Florida Statute 718.112; Bonita Fairways community documents archive).
Building | Garden | Building address | Units | Built | Parking |
|---|---|---|---|---|---|
1 | A | 9700 Rosewood Pointe Ct | 8 | 2005 | Carport |
2 | A | 9720 Rosewood Pointe Ct | 8 | 2004 | Garage |
3 | A | 9740 Rosewood Pointe Ct | 8 | 1997 | Garage |
4 | B | 9680 Rosewood Pointe Ter | 12 | 2005 | Garage |
5 | B | 9660 Rosewood Pointe Ter | 8 | 1997 | Carport |
6 | B | 9640 Rosewood Pointe Ter | 12 | 2005 | Garage |
7 | B | 9620 Rosewood Pointe Ter | 12 | 2005 | Carport |
The parking difference is more than convenience. The master declaration lets a resident keep a boat, trailer or recreational vehicle only fully enclosed in a structure, and it says an open carport is not a structure, so a carport unit cannot park an RV under its own roof and a garage unit can. We say so in the listing of a garage unit, because a buyer with a boat or an RV is a buyer who will pay for it, and we say the opposite plainly in the listing of a carport unit, so nobody learns it after an offer.
The City of Bonita Springs permit record shows seven roof permits on the common-elements parcel, three dated 29 October 2020 and four dated 5 November 2020, and Rosewood Pointe Garden has seven residential buildings. The record does not name the building or roof type for each permit, so we say the roofs appear to have been replaced in late 2020 and confirm each building with the association’s insurance summary or the City’s permit file before we list. If so, they were about six years old in September 2026, which narrows the gap between a 1997 unit and a 2005 unit; the original 1997 structure still stands under the new roof.
The Garden A and Garden B declarations are recorded at Official Records Book 2952, Pages 3483 and 3413, and we did not read their text, so this page does not say what each puts on the association and what it puts on the owner. In a Chapter 718 condominium the association ordinarily maintains the roof and exterior as common elements (Florida Statute 718.113), and we read both declarations at the Lee County Clerk before we list. A seller does not replace a roof; a seller does inherit whatever the association has levied or borrowed to pay for one.
The Garden A, Garden B and Commons budgets, reserve schedules, special assessments, application fees and rules are not posted on any association website we could reach; we text-searched the community association’s public archive of 107 files for Rosewood, 19 mention it, and none is a Rosewood budget or fee schedule. Florida law requires a condominium budget to carry reserves for roof replacement, painting and paving unless owners vote to waive or reduce them (Florida Statute 718.112). Whether Garden A and Garden B fund those reserves is not published, and the answer matters more than any milestone rule, because the last roof cycle appears done and the next large items are paint, paving and plumbing.
The master association’s numbers are public. Its 2026 budget sets the assessment at $1,100 a unit for 736 units, $964 for operations and $136 for reserves, up from $932 in 2025 and $1,000 in 2023 and 2024. On 16 July 2026 owners rejected a proposed $500 special assessment for a second master pool, 122 to 735, with Garden A voting 0 yes and 24 no and Garden B 11 yes and 33 no, and the master archive shows no approved master special assessment from 2021 to 2026.
From 1 January 2023 the master board paid each neighborhood $250 a door, recorded in the minutes as $6,000 for Garden A’s 24 doors and $11,000 for Garden B’s 44, and on 14 June 2023 it voted 4 to 1 to end the payments effective 31 December 2023. Garden A and Garden B have carried those costs themselves since 2024, so a buyer’s agent may ask whether the Garden fees rose, which is one more reason to have the adopted budget in hand.
A Rosewood Pointe Garden buyer at the $358,750 36-month median faces about $5,720 a year in known layers without a homestead exemption, or $5,200 with one: a $1,100 master assessment, $4,600 or $4,080 in property tax at 12.8217 mills, and a $20 stormwater fee. The Garden A or Garden B fee and insurance come on top, and $2,500 is due at closing.
Data updated: September 2026 (Bonita Fairways 2026 master budget; Lee County 2026 proposed millage for tax district 017; recorded Instrument 2024000069667).
Layer | 2026 amount | Who bills it | Where it is documented |
|---|---|---|---|
Master assessment | $1,100 a year, billed $550 twice a year ($964 operating plus $136 reserve) | Bonita Fairways Community Association | |
Resale capital contribution | $2,500 once, paid by the buyer | Bonita Fairways Community Association | |
Garden A or Garden B association fee | Not published | The condominium association | Estoppel certificate or adopted budget |
Commons association charge | Not published; whether billed separately is not stated | Commons association | Estoppel certificate |
Special assessments | None approved 2021 to 2026 at the master level | Bonita Fairways Community Association | |
Property tax | Varies by taxable value; 12.8217 mills | Lee County Tax Collector |
There is no community development district and no special district line on a Rosewood Pointe Garden tax bill, a question buyers from newer communities often ask.
The example assumes a buyer’s taxable value of $358,750, the 36-month county median, and the 2026 proposed millage of 12.8217 for City of Bonita Springs tax district 017. It leaves out the Garden or Commons fee and the owner’s insurance.
Layer | Without homestead | With homestead | How it is figured |
|---|---|---|---|
Property tax | $4,600 | $4,080 | $358,750 x 12.8217 mills; homestead exemptions below |
Master assessment | $1,100 | $1,100 | 2026 master budget |
Stormwater fee | $20 | $20 | City fee for a condominium |
Known annual layers | $5,720 | $5,200 | Sum of the three above |
Known monthly layers | $477 | $433 | Annual divided by 12 |
Garden fee and insurance | Add yours | Add yours | Not published; use the estoppel |
One-time resale contribution | $2,500 | $2,500 | Paid by the buyer unless exempt |
The recorded amendment adds Section 9.12 to the master declaration: a $2,500 contribution on a sale, paid by the buyer, for reserves, capital improvements and repayment of capital loans. It exempts 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 unit and buys another within one year, and a first purchase directly from Home Dynamics or Cedar Green Homes. The association’s public notice of transfer fee tells brokers to include it in listings after 12 March 2024, and we show it on the buyer’s cost estimate so it never surfaces at the end.
Florida’s homestead exemption removes $25,000 of taxable value from every levy, and an additional exemption on value above $50,000, $26,411 for the 2026 tax year, applies to the non-school levies. That is why the homestead column taxes $333,750 at the 5.2710 school mills and $307,339 at the 7.5507 non-school mills, $4,080 in all, while a non-homestead owner pays on the full $358,750. A buyer’s assessment resets to market value the year after purchase, so a seller’s old bill understates a buyer’s, and a seller’s Save Our Homes cap does not carry to the buyer. The Lee County Property Appraiser’s exemption page explains how a buyer applies.
The Garden A or Garden B association insures the building, and each owner insures the unit’s interior under a condominium unit-owner policy, often called an HO-6. A buyer’s insurer will ask about the roof date, the windows and doors, the unit’s air conditioning and the association’s own policy and deductible, and the association’s insurance summary is the document that answers most of it.
Data updated: September 2026 (Florida Building Commission code effective dates; Florida Office of Insurance Regulation form OIR-B1-1802; Citizens Property Insurance inspection rules; Bonita Fairways 2024 budget presentation).
In a Chapter 718 condominium the association buys the building policy and each owner buys an HO-6 policy for the interior, contents, liability and loss-assessment coverage. The association’s premium, deductible and coverage are not published for Garden A, Garden B or the Commons, and the master association’s 2024 budget presentation records community-level insurance increases of 42% and then 45%, so we request the association’s insurance summary the day you list.
Florida’s first statewide building code took effect on 1 March 2002, per the Florida Building Commission’s effective-date table.
Buildings | Units | Built | Relation to the March 2002 code date |
|---|---|---|---|
3 and 5 | 16 | 1997 | Before |
2 | 8 | 2004 | Permitted after; we infer the code edition from permit dates |
1, 4, 6 and 7 | 44 | 2005 | Permitted after; we infer the code edition from permit dates |
For a 1997 unit, pre-2002 construction usually means the insurer asks for a wind-mitigation inspection and may allow fewer credits for roof-to-wall connections and roof-deck attachment, which is why a 1997 unit’s owner policy can price differently from a 2005 unit’s on the same street. The 2020 roof replacement narrows that gap.
Every point we tested is FEMA Zone X shaded, with no federal mandatory purchase requirement, but a lender may still ask and a buyer may want a policy. The City of Bonita Springs is in FEMA’s Community Rating System at Class 5 on the April 2025 list, a 25% discount on flood premiums citywide, and Citizens Property Insurance asks for proof of remaining roof life only once a tile, metal or concrete roof passes 50 years, a line seven roofs of about six years sit far inside.
A Rosewood Pointe Garden seller delivers the condominium’s governing documents, rules, budget and financial statement at the seller’s expense under Section 718.503, obtains an estoppel certificate under Section 718.116, and discloses known facts that materially affect value and any flood history. Rosewood Pointe Garden’s two gardens are Chapter 718 condominiums inside a Bonita Fairways master. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes Sections 718.503, 718.116, 689.302 and 720.401; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Bonita Fairways master declaration).
Section 718.503 entitles a buyer who has signed a contract for a condominium unit to a current copy, at the seller’s expense, of the declaration of condominium, the articles, bylaws and rules, an annual financial statement and budget, the most recent structural integrity reserve study or a statement that none has been completed, and the state’s question-and-answer document. For Rosewood Pointe Garden, that means the Garden A or Garden B declaration with its amendments and the association’s current budget and financial statement.
The resale contract must carry, in conspicuous type, one of two statutory clauses: either the buyer acknowledges receiving those documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or the contract is voidable by the buyer within 7 days after signing and receiving them. That right cannot be waived and ends at closing, so we request the documents from the association manager the day you list.
Florida’s milestone inspection statute, Section 553.899, and the structural integrity reserve study rule in Section 718.112(2)(g) apply to condominium buildings of three habitable stories or more. All seven Rosewood Pointe Garden buildings are two-story on the county condominium records, so neither mandate reaches Garden A or Garden B, though the ordinary reserve rules of Chapter 718 still apply. For contracts entered into after 31 December 2024, Section 718.503 requires a conspicuous statement about the milestone inspection and structural integrity reserve study, so ask the association for its own statement and let your closing agent confirm the contract language.
Under Florida Statute 718.116(8) an association must issue an estoppel certificate within 10 business days of a written request. The statute’s base caps are $250 if no money is owed, an additional $100 if expedited within 3 business days, and up to $150 more if the account is delinquent, adjusted every five years for inflation; the adjusted figures we use on our net sheets are $299, $119 and $179. The certificate shows the regular assessment, any special assessment and any unpaid balance, the title company usually orders it, and the Lee County custom is that the seller pays. Whether the Commons association issues its own certificate is something we confirm with the manager and the title company.
Bonita Fairways mixes two legal regimes. Its single-family neighborhoods sit under a Chapter 720 homeowners’ association, whose sellers deliver the Section 720.401 disclosure summary. Rosewood Pointe Garden A and B are Chapter 718 condominiums, and Section 720.401 states in subsection (2) that it does not apply to an association governed by Chapter 718. Whether a master-association disclosure is still 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.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that a buyer cannot readily observe must disclose them, and an as-is contract does not remove that duty. In a condominium unit the questions are water intrusion through a window, slider or the unit above, prior leaks reported to the association, and unpermitted work on windows, doors or the air conditioning.
Section 689.302 requires a seller of residential real property to disclose known flood damage, flood insurance claims and federal flood assistance. Whether the statute reaches a condominium unit sale is a question for an attorney, and we recommend a seller complete the disclosure either way. Every Rosewood Pointe Garden point we tested sits in FEMA Zone X shaded, but the form asks about your experience, not the map.
Rosewood Pointe Garden buyers ask three things: the flood zone, how the neighborhood came through recent hurricanes, and what the city permits show. All nine points we tested sit in FEMA Zone X shaded and Lee County Evacuation Zone A, no document we found names Rosewood Pointe Garden as damaged in Ian, and the permit record shows seven roof permits from 2020.
Data updated: September 2026 (FEMA National Flood Hazard Layer; Lee County 2018 LiDAR; Lee County evacuation zones; NOAA and USGS storm records; Lee County Property Appraiser permit lists and City of Bonita Springs permits, all retrieved 29 September 2026).
We queried FEMA’s National Flood Hazard Layer at the center of each of the seven residential buildings, the Commons clubhouse and the parcel center, nine points in all. Every one returns Zone X with the subtype 0.2 percent annual chance flood hazard, outside the special flood hazard area, on Flood Insurance Rate Map panel 12071C0656G, effective 17 November 2022, with no letter of map revision at the parcel. Zone X shaded carries no federal mandatory flood insurance purchase requirement, but a lender may still ask, and the FEMA Flood Map Service Center shows the current map by address.
The 2018 county LiDAR puts ground at the building sites at a median of 10.35 feet above sea level (NAVD88), from 10.04 to 10.55 feet by building, and every Bonita Fairways address is in Lee County Evacuation Zone A, the first zone ordered to leave; Evacuation Zone A and FEMA Zone X can both apply, per the county’s Evacuation Zone vs. Flood Zone sheet. The U.S. Geological Survey’s Hurricane Ian high-water marks within about a mile of Bonita Fairways ran 8.7 to 9.0 feet. Ground is not finished-floor elevation, which is on each building’s elevation certificate at the City. No news, government or association document we found names Rosewood Pointe Garden as damaged or flooded in Hurricanes Irma, Ian or Milton, and we make no claim that no unit was; your flood disclosure is what a buyer relies on.
The record for Rosewood Pointe Garden’s 69 parcels, 68 units and the common-elements parcel, shows 131 distinct permits since 2003.
Permit type | Distinct permits | What the record shows |
|---|---|---|
Roof | 7 | All on the common-elements parcel, 29 October and 5 November 2020 |
Air conditioning | 56 | On 43 of the 68 units, 2012 to 2026, peak 7 in 2017 |
Shutter or awning | 23 | On 21 units, 2003 to 2026 |
Remodel or repair | 16 | 2013 to 2026, 5 in 2025 |
New construction | 15 | 2004 to 2005, Building 2 and Buildings 1, 4, 6 and 7 |
Pull the permit list for your unit from the City’s permit portal, close any open or expired permit, and gather the association’s written consent for window, door, shutter or balcony work; the Property Appraiser warns that its list may not be comprehensive, so a missing permit is a question, not an answer. Florida Statute 718.113(5) requires each board to adopt hurricane protection specifications for each building, so we ask for it before we tell a buyer what a shutter may look like. An open window or air-conditioning permit is among the most common reasons a condominium closing slows down.
Six rules shape a Rosewood Pointe Garden sale: the 30-day minimum lease and the ban on pets in leased units, the pet rule itself, the no-sign rule, the recreation-guest limit, the master declaration’s parking and vehicle rules, and the question of buyer approval by Garden A or Garden B, which we could not confirm. None stops a sale, but each changes how we run it.
Data updated: September 2026 (Bonita Fairways master declaration Sections 5.10 to 5.18 and 11.5; 2026 certificate of amendment, Instrument 2026000086991; tenant access permission form; Bonita Fairways community rules).
Section 5.18 of the master declaration permits ordinary household pets, cats, dogs, tropical fish and birds in cages, in reasonable number, leashed or carried outdoors, and bars reptiles, rodents, poultry, swine and livestock. It sets no weight or breed limit and bars pets in leased units. Section 11.5 lets a neighborhood be stricter, so Garden A or Garden B could cap count or weight; no document we could reach says either does.
Section 5.17 allows no lease under 30 consecutive days, the association’s tenant access form states that short-term rentals, including Airbnb and VRBO, are not permitted, and an owner who delegates recreation privileges to a tenant loses use of the facilities except as a guest during the lease. A lease survives a sale, so we time a listing around a lease end where we can. Garden A and Garden B may add stricter leasing rules that are not published, so we ask the manager.
Section 5.14 says no sign of any kind, including a realtor’s, may be posted without the board’s consent, so there is no for-sale sign here unless the board allows one. Most buyers find the listing online, and access runs through the Bonita Fairways gate, so we plan showings with the association’s tele-entry instructions in hand.
Section 5.15 covers vehicles, and the master declaration lets a resident keep a boat, trailer or recreational vehicle only fully enclosed in a structure, which an open carport is not. Twenty-eight units have carports, so a carport-unit listing should never imply RV or boat storage, and a garage-unit listing can say what the garage allows once we have measured it.
We could not confirm it. The master declaration has no buyer-approval clause or right of first refusal that we found, but the Garden A and Garden B declarations, at Official Records Book 2952, Pages 3483 and 3413, may, and we did not read them. Small condominiums often require board approval of sales and charge an application fee, none of which is published here, so we read both declarations at the Lee County Clerk’s records search before we list.
No age restriction appears in any document we read for Rosewood Pointe Garden, so any qualified buyer may purchase your unit; Carousel Cove is the recorded 55+ neighborhood in Bonita Fairways. We confirm with the associations that neither garden adds an occupancy rule.
The Rosewood Pointe Garden sales record does not show a spring peak, so the best time to sell is when your unit is ready and priced to the recent sales. In the 60 months to 29 September 2026, 9 of the 15 sales recorded from October through January, and since 2019, 11 of 28 recorded in the fourth quarter.
Data updated: September 2026 (Lee County Property Appraiser recorded sales by month of recording, 60 months to 29 September 2026, and since 2019; Southwest Florida MLS, pulled 29 September 2026).
Month recorded | Sales, 60 months (n = 15) | Share |
|---|---|---|
January | 2 | 13% |
February | 1 | 7% |
March | 1 | 7% |
April | 0 | 0% |
May | 1 | 7% |
June | 1 | 7% |
July | 1 | 7% |
August | 1 | 7% |
September | 0 | 0% |
October | 4 | 27% |
November | 0 | 0% |
December | 3 | 20% |
Since 2019 the 28 recorded sales split 6 in the first quarter, 5 in the second, 6 in the third and 11 in the fourth, with October alone at 7. Over the whole file, 71 sales, the split is 15, 21, 15 and 20, with May and October at 10 each. Counts this small do not prove a season, and it would be wrong to promise you one. What they show is that Rosewood Pointe Garden sells in every quarter and that the fall has been as busy as the winter.
Bonita Springs draws seasonal buyers from December through April, but we cannot prove a monthly pattern from a record of two to five sales a year. We would list a well-prepared unit in the fall to be visible when winter buyers arrive. If you are deciding between listing now and waiting, ask us for a Rosewood Pointe Garden home valuation at both dates, or call Jesse direct at (239) 898-6072.
We market a Rosewood Pointe Garden home on what the property offers inside Bonita Fairways: a two- or three-bedroom condominium inside the gate, a garage on 40 of the 68 units, a neighborhood pool, spa and clubhouse of its own, the master amenity center and public golf with no required membership, roofs that appear to date from 2020, and a document file that answers a buyer’s questions early.
Data updated: September 2026 (Lee County Property Appraiser roll and Commons parcel field card; Bonita Fairways community documents; Bonita Fairways Golf Club).
The features that draw Rosewood Pointe Garden buyers are features of the property: a garage beside the unit in Buildings 2, 3, 4 and 6, a lock-and-leave condominium with a screened balcony, the Commons clubhouse of 1,368 heated square feet with its 828 square foot pool and spa, and the Bonita Fairways amenity center with four pickleball courts, a lighted tennis court, bocce and shuffleboard, where owners are members. The course is owned by the homeowners’ association, open to the public, and owners receive 10% off the daily rate, so nobody must join a club. We lead each listing with the features your unit actually has.
We shoot the balcony at the right time of day, show the garage or carport and the entry sequence, film a short walk from the front door through the unit, and publish a measured floor plan, because two units of the same size can live very differently.
Every listing we build carries the condominium documents under Section 718.503, the budget and financial statement, the estoppel figure, your building’s roof permit dates, your unit’s permit list, wind-mitigation and four-point reports, the association’s insurance summary, the pet and lease rules in the declaration’s own words and the $2,500 contribution notice, so a buyer’s agent writes a cleaner offer.
Because Section 5.14 bars signs without board consent, we market through photography, video, our buyer database, targeted advertising and agent outreach across Bonita Springs, Estero and Naples. Owners already living in Bonita Fairways who want to move between neighborhoods, from a Bermuda Links or Gardens at Bermuda Links unit to a garage unit with a third bedroom, are part of that audience, and we reach them without breaking the rules.
A listing that says only “Rosewood Pointe” can mean several neighborhoods: Garden B’s buildings at 9620 to 9680 Rosewood Pointe Terrace share that street with three Bermuda Links buildings at 9600, 9601 and 9621, and Botanika sits on Rosewood Pointe Drive. We put the building address, garden and association name in every listing.
We negotiate every Rosewood Pointe Garden contract at the partner level, and we negotiate the condominium terms as carefully as the price: the 7-day document review, the $2,500 capital contribution, the allocation of any assessment levied during the contract, the buyer’s lender review of the condominium, and the appraisal in a neighborhood that records two to five sales a year.
Data updated: September 2026 (Florida Statutes Sections 718.503 and 718.116; Bonita Fairways master declaration Section 9.12; Lee County Property Appraiser recorded sales).
A buyer who receives the condominium documents after signing can cancel within 7 days, excluding weekends and legal holidays. We deliver the documents to serious buyers before an offer is written where the association’s timing allows, so the contract carries the acknowledgment clause and the review period is already behind you.
A financed buyer’s lender reviews the condominium as well as the buyer, depending on the association’s budget, reserves, insurance and any litigation. We put the budget and insurance information in the file at listing, because a late project questionnaire is the most common reason a financed condominium closing slips.
With 10 sales in 36 months, an appraiser can reach for the wrong comparable: a Bermuda Links sale, a carport sale for a garage unit, or a 1,160 square foot unit for a 1,307 square foot Nassau. We send the appraiser the plan-matched sales we priced from.
Since 17 August 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign written agreements with their own agents before touring. A seller may still offer to contribute off the MLS or toward the buyer’s closing costs, and in a condominium that records a few sales a year that choice can widen the buyer pool. The $2,500 contribution is the buyer’s under Section 9.12 unless the contract says otherwise; a buyer may ask the seller to cover it, and that is a negotiation, not an obligation.
A buyer weighing Rosewood Pointe Garden against Bermuda Links is choosing between size, age and parking more than headline price: Rosewood Pointe Garden has 68 units of 1,136 to 1,842 square feet, built 1997 to 2005, with a pool of its own, at a $358,750 median on 10 county sales in 36 months, while Bermuda Links has 142 two-bedrooms from 2005 and 2006 at $360,000 on 21 sales in the same 36 months, but only $312,500 on 15 sales over 24 months.
Data updated: September 2026 (Lee County Property Appraiser recorded sales and roll; Southwest Florida MLS, pulled 29 September 2026; City of Bonita Springs permits).
In the Southwest Florida MLS to 29 September 2026, Rosewood Pointe Garden closed 6 units in 24 months at a 96.4% median sale-to-list ratio and 60 median days on market, and Bermuda Links closed 12 units in 24 months at 95.2% and 78.5 days. Over 12 months Bermuda Links closed 2 units at a $302,500 median (29.5 days, 96.9%) against Rosewood Pointe Garden’s one at $344,000, and on 29 September 2026 Bermuda Links showed 3 active listings against none here. A Rosewood Pointe Garden seller competes with a cheaper, newer-built neighbor that is on the market more often.
Factor | Rosewood Pointe Garden | Bermuda Links |
|---|---|---|
Units and buildings | 68 units in 7 two-story buildings of 8 or 12 units | 142 units in 14 two-story buildings |
Year built | 1997 (16 units), 2004 (8), 2005 (44) | 2005 (52 units) and 2006 (90) |
Bedrooms | 52 two-bedroom and 16 three-bedroom, all two-bath | 142 two-bedroom, two-bath |
Heated size (county) | 1,136 to 1,842 sq ft, median 1,307 | 1,180 to 1,662 sq ft |
Own neighborhood pool | Yes, pool and spa with a small clubhouse | No; uses the master amenity center |
Associations | Garden A, Garden B and Commons | One condominium association |
County median, 24 months | $346,500, 6 sales (mean of $344,000 and $349,000) | $312,500, 15 sales |
County median, 36 months | $358,750, 10 sales | $360,000, 21 sales |
Per heated sq ft (county) | $277, 36 months | $247, 24 months; $258, 36 months |
County sales, last 12 months | 1 ($344,000) | 4 ($265,000 to $310,000) |
MLS, 24 months | 6 closings, 60 days, 96.4% | 12 closings, 78.5 days, 95.2% |
MLS active listings, 29 September 2026 | 0 | 3 |
Roofs on the City permit record | 7 permits, October and November 2020 | 42 permits for 14 buildings, issued July 2020, finaled November 2020 to January 2021 |
FEMA flood zone | Zone X shaded at all nine points | Zone X shaded on all 14 buildings |
Milestone and SIRS laws | Not required, two stories | Not required, two stories |
Neighborhood association fee | Not published | Not published |
Master assessment, 2026 | $1,100 | $1,100 |
Shutter permits | 23 on 21 of 68 units | 58 across the 14 buildings |
Homestead share | 27 of 68 units (40%) | 45 of 142 units (32%) |
Rosewood Pointe Garden wins the buyer who wants a larger unit, a third bedroom, a garage, a small neighborhood pool and a smaller association, and who accepts a 24-month median about $34,000 higher, a thinner resale market and 1997 buildings under 2020 roofs. Over 36 months the two medians are level.
Bermuda Links wins the buyer who wants a lower entry price, a 2005 or 2006 building with no 1997 vintage and a bigger pool of comparable sales, so a Rosewood Pointe Garden seller should explain the difference in square feet, bedrooms and parking.
Bermuda Links’ recent sales, $265,000 to $310,000 over 12 months, sit well below Rosewood Pointe Garden’s recent range of $329,000 to $365,000, and its larger 1,341 to 1,386 square foot units recorded a $360,000 median on 7 sales in 24 months, so a unit priced far above its own building’s sales invites the question why not Bermuda Links. Price inside your own building’s band and let the size, parking and pool make the case; Bermuda Links owners can read our guide to selling a Bermuda Links home.
Selling a Rosewood Pointe Garden home costs roughly 4.4 to 4.5 percent of the price in our worked examples without any buyer-agent compensation, and about 6.9 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 the estoppel certificate.
Data updated: September 2026 (Florida Statutes Sections 201.02 and 718.116; 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, or fraction of $100, on the deed under Section 201.02, and in a Lee County resale the seller customarily pays it: $2,511.60 on a $358,750 sale, $2,408.00 on a $344,000 sale and $3,255.00 on a $465,000 sale.
Florida sets the title premium by rule, 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. On $358,750 that is $575 plus $1,293.75, or $1,868.75; on $344,000 it is $575 plus $1,220, or $1,795.00. In Lee County the seller customarily selects the closing agent and pays for the owner’s policy, although the contract controls.
A condominium sale needs an estoppel certificate from the Garden A or Garden B association, at the adjusted cap of $299 for a current account, plus $119 if rushed. If the Commons association issues its own, add a second certificate. Section 718.503 makes the resale documents the seller’s expense; any charge for copies is not published, so we ask at listing and show it on your net sheet when we have it.
Since 17 August 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign written agreements with their own agents before touring, per the National Association of REALTORS. Commissions are negotiable and not set by law. A seller may still offer to pay or contribute toward the buyer’s agent off the MLS, and we put the commission conversation in writing at the first meeting.
Item | Unit sold at $358,750, the 36-month median | Unit sold at $344,000, the last 12-month sale |
|---|---|---|
Listing commission, example 2.75% | $9,865.63 | $9,460.00 |
Buyer-agent compensation, if offered, example 2.5% | $8,968.75 | $8,600.00 |
Deed documentary stamp tax, $0.70 per $100 | $2,511.60 | $2,408.00 |
Owner’s title policy, promulgated premium | $1,868.75 | $1,795.00 |
Title search and settlement fee, estimate | $1,200.00 | $1,200.00 |
Municipal lien search, estimate | $175.00 | $175.00 |
Estoppel certificate, current account | $299.00 | $299.00 |
Total with buyer-agent compensation | $24,888.73 (6.94%) | $23,937.00 (6.96%) |
Total without buyer-agent compensation | $15,919.98 (4.44%) | $15,337.00 (4.46%) |
Estimated net before proration and payoff, with buyer-agent compensation | $333,861.27 | $320,063.00 |
Estimated net before proration and payoff, without buyer-agent compensation | $342,830.02 | $328,663.00 |
The property tax proration is left out because taxes are not published per unit: the seller credits the buyer for the days owned since 1 January, using the prior year’s bill if the current one has not issued. If you agree to cover the buyer’s $2,500 capital contribution, add it to the seller’s side, and add a second estoppel if the Commons association issues one. Every figure is an estimate; 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 they owned and lived in for two of the last five years, while a seasonal owner who never made the Rosewood Pointe Garden unit a main home owes federal capital gains tax on the gain. Ask your tax adviser about your own case.
Data updated: September 2026 (Internal Revenue Service Topic 701 and Publication 523; Lee County Property Appraiser; Florida Department of Revenue).
The median repeat sale in the county file came 5.5 years after the earlier purchase at +7.0% a year, with 20 gains in 22 pairs. For a qualifying main home that is likely inside the exclusion described in IRS Publication 523; for a second home it is taxable, less improvements and selling costs, so gather permits and invoices for impact windows or a new air-conditioning system before you list.
A homestead exemption ends with the sale for the next tax year. Ask the Lee County Property Appraiser about Save Our Homes portability before you sell if you plan to buy again in Bonita Springs. A seller who is not a United States person may face FIRPTA withholding at closing unless an exemption applies; the title company handles it, so plan early.
For most Rosewood Pointe Garden units in marketable condition, a full listing nets the most, because buyers here compare every recent sale and pay for the units that answer the document, roof and insurance questions. A cash offer can suit a unit needing major work or a seller who must close in days, and selling by owner saves the listing fee but shifts pricing, documents and negotiation to you.
Data updated: September 2026 (Lee County Property Appraiser recorded sales; Florida Statute 718.503; National Association of REALTORS settlement guidance).
What matters to you | Full-service listing | Cash buyer or investor offer | Sale by owner |
|---|---|---|---|
Price achieved | Full exposure; highest likely price | Typically below market, priced to leave the buyer a margin | Depends on the seller’s pricing and reach |
Speed to close | 30 to 60 days after contract is typical | Can close in days | Unpredictable |
Condominium documents and estoppel | Requested at listing and managed | Still owed by the seller | Seller requests and delivers them |
Roof, fee and insurance questions | Answered in the listing file | Priced into the offer | Seller must research and disclose |
Disclosure risk | Managed with written disclosures | Still owed by the seller | Carried entirely by the seller |
Best for | Most Rosewood Pointe Garden units | Units needing major work, time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your unit is in marketable condition, which describes most owners. Choose an investor cash offer only for a unit needing work an insurer will not accept, or a closing in days. We will run the net proceeds side by side at no cost.
You get a free Rosewood Pointe Garden valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own building and plan, adjusted for parking, roof record 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 to 29 September 2026; Southwest Florida MLS, pulled 29 September 2026).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the plan-matched sales we priced from, your building’s roof permit dates, the fee stack your buyer inherits, a net sheet, and the current listings you would compete with.
Your building and unit type, garage or carport, air-conditioning and water heater ages, any window, door or shutter permits, and your latest association statement.
Get your free Rosewood Pointe Garden home valuation and we will send a value built from your building’s recorded sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying in Rosewood Pointe Garden.
Jesse McGreevy is a top-reviewed Rosewood Pointe Garden 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. We show the reviewers’ words exactly as written.
★★★★★ “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 was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review
These are the questions Rosewood Pointe Garden owners ask us most often before they list, answered from the Lee County sale record, the recorded Bonita Fairways documents, the City permit record and Florida law. The full building-by-building background is in our Rosewood Pointe Garden guide. For anything specific to your unit, call Jesse direct at (239) 898-6072.
Price it from the recorded sales of your own building and plan, request the condominium documents and estoppel certificate at listing, gather your roof permit dates and unit permits, and list. A typical financed sale closes 30 to 60 days after contract.
Choose the agent with the strongest pricing evidence for your building and the clearest plan for the condominium documents. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every qualified Rosewood Pointe Garden deed for this page, and one of the two partners negotiates every offer.
Your unit sits inside a recorded range: 10 qualified sales in 36 months ran from $329,000 to $465,000 at a $358,750 median, and the last four recorded from $329,000 to $365,000. Where yours lands depends on building, plan, parking and condition.
One sold in the county record from 30 September 2025 to 29 September 2026: a Building 4 two-bedroom at $344,000 on 29 December 2025. Over 24 months the county shows 6 sales, from $329,000 to $365,000.
They eased from the 2023 peak. Calendar-year medians ran $397,500 in 2023 on 2 sales, $360,000 in 2024 on 5 and $342,000 in 2025 on 4, so which units sell moves the figure as much as the market does.
In the Southwest Florida MLS, the 36-month median was 60 days on market across 8 closings, and the one closing in the last 12 months took 12 days. Add 30 to 60 days for a financed closing.
The record shows no spring peak: 11 of 28 sales since 2019 recorded in the fourth quarter, and every quarter has sales. List when the unit is ready and priced to its building’s recent sales, ideally in the fall so winter buyers see it.
Over 60 months, garage units (n = 9) had a $357,500 median and carport units (n = 6) $339,500, about $18,000 apart. Over 36 months the small samples ran the other way, $357,500 (n = 7) against $360,000 (n = 3), so we test the gap against your building.
Yes, on the few sales there are. Two three-bedrooms sold in the last 36 months at $425,000 and $465,000, against a $353,250 median for 8 two-bedrooms. Two sales describe two units, so price a three-bedroom from its own building and size.
Not materially. Over 60 months Garden A (n = 4) had a $343,750 median and Garden B (n = 11) $349,000. The difference between plans and parking is larger than the difference between gardens.
Not on the record. The 1997 buildings (n = 4, 60 months) had a $362,500 median against $349,000 for the newer buildings (n = 11), because they hold most of the three-bedrooms. Buildings 3 and 5 also predate the March 2002 building code.
Yes. A buyer’s insurer asks for the roof date first. The City permit record shows seven roof permits in late 2020, which appear to cover the seven buildings, so roofs of about six years old are a fact to put in the listing.
The record points that way but does not prove it. Seven permits on the common-elements parcel, dated 29 October and 5 November 2020, match seven buildings, but the county list does not say which permit covers which building. We confirm each building before we list.
They are not published anywhere we could reach. The estoppel certificate or the association’s adopted budget shows them, along with any special assessment. The master assessment is public at $1,100 for 2026, billed $550 twice a year.
It is a one-time resale contribution under Section 9.12 of the master declaration, recorded 12 March 2024 as Instrument 2024000069667, paid by the buyer unless an exemption applies, such as a spouse transfer, inheritance or a same-year move within Bonita Fairways. It can be negotiated as a concession.
None was approved at the master level from 2021 to 2026; a $500 proposal for a second pool failed 122 to 735 on 16 July 2026. Garden A and Garden B assessments are not published, so the estoppel certificate is where any balance shows.
Under Section 718.503, at your expense: the declaration, articles, bylaws and rules, the annual budget and financial statement, the reserve study or a statement that none exists, and the state’s question-and-answer document. We request them the day you list.
If the buyer did not receive them more than 7 days before signing, the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them. That right ends at closing, so delivering the documents early shortens the uncertainty.
Under Section 718.116 the statutory base caps are $250, plus $100 expedited and $150 delinquent, adjusted every five years for inflation; we use $299, $119 and $179 on net sheets. The title company usually orders it, and the Lee County custom is that the seller pays.
Section 720.401(2) says it does not apply to associations governed by Chapter 718, and Garden A and Garden B are Chapter 718 condominiums. Ask your closing agent or attorney how your contract should treat the Chapter 720 master. This is information, not legal advice.
Florida’s milestone inspection and SIRS rules key on buildings of three habitable stories or more, and all seven buildings are two-story. Your contract still needs the statement Section 718.503 requires for contracts after 31 December 2024, so ask the association for its statement.
We could not confirm it. The master declaration has no buyer-approval clause we found, but the Garden A and Garden B declarations, at Official Records Book 2952, Pages 3483 and 3413, were not read. We check them at the Lee County Clerk before you list.
Yes, but the lease survives the sale until it ends. The master declaration bars leases under 30 days and pets in leased units, and Garden A or Garden B may add rules. Tell us the lease terms and end date before we list.
Renting means leases of 30 days or more, no Airbnb or VRBO, no pets for tenants and, if you delegate recreation rights, giving up your own facility use during the lease, while you keep paying every association charge. We can show both paths on paper.
Not without board consent. Section 5.14 of the master declaration bars any sign, including a realtor’s, without it. Most buyers find the listing online, so we market through photography, video and agent outreach instead.
The master declaration allows ordinary household pets in reasonable number with no weight or breed limit, but bars pets in leased units. Garden A or Garden B may be stricter, so we state the master rule and tell buyers with several pets to read the declarations.
No age restriction appears in any document we read for Rosewood Pointe Garden, so any qualified buyer may purchase. Carousel Cove is the recorded 55+ neighborhood in Bonita Fairways.
Every point we tested is FEMA Zone X shaded, on panel 12071C0656G, effective 17 November 2022, and Lee County Evacuation Zone A. You still answer the flood disclosure from your own experience, and a buyer’s lender may still ask about flood insurance.
The roof date, the windows and doors, the air conditioning and water heater ages, and the association’s insurance summary and deductible. A wind-mitigation report on the OIR-B1-1802 form answers most of it, and a 1997 building may draw extra questions because it predates the 2002 code.
Fix what an inspector or insurer will flag: an old air conditioner or water heater, windows or shutters without permits, and any open permit. Paint and flooring are optional and priced by the market.
Yes. Many buyers expect to update a 1997 to 2005 unit, and an as-is sale is priced for that. Disclosure still applies: known defects, flood history and the condominium documents.
In our worked examples, about 4.4 to 4.5 percent of the price without buyer-agent compensation and about 6.9 to 7.0 percent with it, before proration and payoff: commission, deed stamps, title policy, one estoppel and settlement charges. We give you a net sheet before you list.
If it was your main home for two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Publication 523. Florida has no personal income tax. Ask your tax adviser about your case.
Yes. Many owners are seasonal, and we run showings, association requests, the inspection and the closing documents remotely, with a mail-away or remote closing arranged by the title company.
Bermuda Links is cheaper and more active over 24 months, $312,500 on 15 sales against $346,500 on 6 here, but over 36 months the medians are level, $360,000 on 21 sales against $358,750 on 10. Price inside your own building’s band and let size, parking and the pool make the case.
Because we have already done the work a sale needs: every qualified sale by building and plan, the roof permit record, the master documents and the fee facts. Request a free Rosewood Pointe Garden home valuation or call Jesse direct at (239) 898-6072.
A Rosewood Pointe Garden specialist knows which building, plan, parking type and roof permit a unit belongs to, and sells the life around it: a two- or three-bedroom condominium inside the Bonita Fairways gate, a neighborhood pool of its own, and public golf close by. Buyers pay for that setting when a listing explains it well.
We have seen small facts cost condominium sellers contracts: a carport unit priced off a garage sale, a listing that said only “Rosewood Pointe” and drew a Bermuda Links buyer, condominium documents requested after the contract and a 7-day cancellation window that opened late. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Bonita Fairways community guide covers the gate, the course and the master rules, and our Rosewood Pointe Garden guide covers the seven buildings, the plans and the permit record. Our Bonita Fairways seller’s guide covers all six neighborhoods. For buyers comparing other communities, our guides to Spanish Wells, Highland Woods, Worthington and Grand Pines at Hunters Ridge show how fees differ.
Many sellers are also buyers, moving to another Bonita Fairways neighborhood, trading into a larger unit or leaving the area. Read our guide to buying in Rosewood Pointe Garden, see how we represent buyers, and call Marc at (239) 287-5873 to time the sale and the purchase together. If your search is wider, our Bonita Springs seller’s guide covers the city.
If you are thinking of selling a Rosewood Pointe Garden home, call the team that prices from the recorded sales of your own building and plan, requests the condominium documents and estoppel the day you list, and puts your building’s roof permit dates 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 Rosewood Pointe Garden condo in Bonita Springs, 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 Rosewood Pointe Garden, Bermuda Links, The Gardens at Bermuda Links, Botanika 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.
Rosewood Pointe Garden sold record, 36 months: 10 qualified resales at a $358,750 median and $277 per heated square foot, $3,754,500 of recorded volume, per Lee County Property Appraiser recorded sales to 29 September 2026, including one sale in the last 12 months at $344,000. Few units come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Rosewood Pointe Garden home valuation and we will send a value built from your building’s recorded sales, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Rosewood Pointe Garden 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.
For this page they read the recorded Bonita Fairways declaration and its amendments, the master budget, the City’s roof permits and every qualified Rosewood Pointe Garden sale on the Lee County record. The building-by-building background is in our Rosewood Pointe Garden 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 Rosewood Pointe Garden home? Get a free Rosewood Pointe Garden 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 Rosewood Pointe Garden.
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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 a primary source below: county records, the Bonita Fairways Community Association’s documents, City permits, Florida statutes and agencies, FEMA and federal agencies. We do not cite brokerage or listing sites. Sources were accessed on 29 September 2026.
The official documents below are the ones a Rosewood Pointe Garden 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 Garden A and Garden B declarations are recorded at Official Records Book 2952, Pages 3483 and 3413 and are available from the Lee County Clerk.
Document | Issued by | Date | Why a Rosewood Pointe Garden seller needs it | Link |
|---|---|---|---|---|
Declaration of Covenants and Restrictions for Bonita Fairways | Bonita Fairways Community Association | Recorded September 30, 1997 | Pets, leasing, signs, vehicles and the master rules; Section 5.14 to 5.18 | |
Amendment and Supplemental Declaration | Bonita Fairways Community Association | Recorded May 15, 2014 | Voting Group 2 for Garden A and Garden B | |
Certificate of Amendment, Resale Capital Contribution | Bonita Fairways Community Association | Recorded March 12, 2024 | The $2,500 buyer-paid contribution and its exemptions | |
Certificate of Amendment, recreational facilities and guests | Bonita Fairways Community Association | Recorded April 6, 2026 | The guest limit at recreation facilities | |
Bonita Fairways 2026 Master Budget | Bonita Fairways Community Association | Prepared October 20, 2025 | The $1,100 master assessment and reserve plan | |
Section 718.503, resale disclosure | Florida Legislature | 2026 statute | The documents a condominium seller delivers and the 7-day clause | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind-mitigation form a buyer’s insurer reads | |
Evacuation Zone vs. Flood Zone | Lee County Community Development | Current | Why Evacuation Zone A and FEMA Zone X can both apply |
The Garden A, Garden B and Commons budgets, financial statements, reserve schedules and question-and-answer sheets are not posted online; they come from the association or its manager at listing as part of the Section 718.503 package.
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); Rosewood Pointe Garden sale figures are Lee County Property Appraiser recorded sales (DOR-qualified), windows to September 29, 2026. McGreevy and Comisar, sell your Rosewood Pointe Garden condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.