Bonita Springs, Florida
How to sell a Bonita Lakes home in 2026: the closest recorded sales, the dues, the association's seller's guide and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Bonita Lakes means selling into a market of about ten recorded sales a year, so the price rests on a handful of comparable Toll Brothers homes and on how well your listing follows the association's own seller's guide. Lee County recorded 10 market sales across the 267 Bonita Lakes home parcels in the 12 months to September 25, 2026 at a $927,500 median. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Bonita Lakes community guide and our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Bonita Lakes home valuation, or use our Bonita Lakes valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a home in Bonita Lakes in 2026, file the association's Intent to Sell before the MLS entry, price against the few recent sales of similar size and lake position, use the approved sign, schedule open houses only on weekend afternoons and line up the buyer's application early. Lee County recorded 10 market sales in the latest 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
In the 12 months to September 25, 2026 the county recorded 10 market sales across 267 home parcels at a median of $927,500, from $585,000 to $1,130,000, or $324.61 per square foot of county heated area. We left out one $175,000 transfer recorded on January 29, 2026 that does not reflect a market price. The MLS pull of July 22, 2026 showed 16 sales at $912,500, a 37-day median on market and 94.6 percent of list.
Size and plan first, from about 2,063 to 5,113 square feet on the county roll. Lake position second: Toll Brothers placed its larger Estates Collection homes on the lake lots. Third, pool and outdoor living. Fourth, condition and upgrades. Fifth, the roof and storm features, since roofs must stay the builder's concrete tile.
Other resales inside the gate, the gated homes of Hawthorne on the same corridor and the newer single-story homes of Valencia Bonita. The listing that wins states the dues, the flood zone and the condition with documents.
Why to list with us, the recorded market, pricing, the MLS picture, benchmarks, timing, the association's charges and seller's guide, the paperwork, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Bonita Lakes homes on the records that move them: Lee County's recorded sales, the July 2026 MLS pull, the association's seller's guide and Community-Wide Standards, and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office a short drive southwest in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Bonita Lakes listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive west of the Bonita Lakes gate, near US 41.
A Bonita Lakes listing agent has to know that the Intent to Sell must reach management before the MLS entry, that open houses run only Saturday and Sunday from 1 to 4 p.m. on a request due by Thursday at 1 p.m., that the board president signs the buyer's approval, and that the community has no CDD and natural gas service.
With about ten sales a year, one unusual deed can move a median; we read every recorded sale and set aside any that does not reflect a market price, as we did with a $175,000 transfer in January 2026.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 10 market sales in Bonita Lakes in the 12 months to September 25, 2026 at a $927,500 median, every one a resale: 6 homes of 2,800 square feet and up at $950,000 and 4 smaller homes at $842,500. In a market this thin, price a Bonita Springs home in Bonita Lakes against the closest recent sale of its size.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
We pulled every recorded sale for the 267 Bonita Lakes home parcels for the 12 months to September 25, 2026: 11 qualified deeds, of which we use the 10 at $300,000 and up, setting aside one $175,000 transfer recorded on January 29, 2026 that does not reflect a market price. The parcel set is every legal description on Bonita Lakes Phases 1 to 4.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 10 | $927,500 | $585,000 | $1,130,000 |
| 24 months (2024-09-26 to 2026-09-25) | 22 | $940,000 | $580,000 | $1,200,000 |
| 36 months (2023-09-26 to 2026-09-25) | 33 | $950,000 | $580,000 | $1,250,000 |
| 60 months (2021-09-26 to 2026-09-25) | 68 | $950,000 | $580,000 | $1,355,000 |
The 24-month window holds 22 sales at $940,000 and the 36-month window 33 at $950,000, so the latest 12 months sit close to the longer trend.
Every home is a single-family Toll Brothers home; by size, homes of 2,800 square feet and up recorded 6 sales at a $950,000 median, from $780,000 to $1,130,000, and smaller homes 4 at $842,500, from $585,000 to $1,050,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $749,999 | 1 |
| $750,000 to $999,999 | 6 |
| $1,000,000 and up | 3 |
One market sale closed between $500,000 and $749,999, six between $750,000 and $999,999 and three at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 9 | no median (under 10) | $437,500 | $850,000 | 0 |
| 2020 | 25 | $570,000 | $410,000 | $800,000 | 0 |
| 2021 | 34 | $700,000 | $535,000 | $1,050,000 | 0 |
| 2022 | 17 | $899,000 | $665,000 | $1,355,000 | 0 |
| 2023 | 16 | $1,046,250 | $750,000 | $1,250,000 | 0 |
| 2024 | 9 | no median (under 10) | $785,000 | $1,210,000 | 0 |
| 2025 | 14 | $927,500 | $580,000 | $1,200,000 | 0 |
| 2026 (to September 25) | 6 | no median (under 10) | $780,000 | $1,130,000 | 0 |
County calendar medians ran $570,000 in 2020, $700,000 in 2021, $899,000 in 2022 and $1,046,250 in 2023, then $950,000 in 2024 and $927,500 in 2025; 2026 through September 25 sits at $962,500 on six sales.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Homes of 2,800 square feet and up | 6 | count and range only | $780,000 | $1,130,000 |
| Homes under 2,800 square feet | 4 | count and range only | $585,000 | $1,050,000 |
Neither size group cleared ten sales, so both medians are shown with their counts and ranges; size alone does not separate them, because lake position and condition move Bonita Lakes prices as much as square footage.
The highest recorded sale was a 3,128 square foot home at $1,130,000; the lowest market sale was $585,000.
From March 26 to September 25, 2026 the county recorded 4 market sales at a $1,062,500 median against 6 at $900,000 in the prior six months; with so few sales, the mix decides the figure.
We price a Bonita Lakes home from the closest recent sales of similar size and lake position, widen to 24 or 36 months because sales are few, adjust for pool, view, upgrades and roof, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
With about ten sales a year, we widen to 24 or 36 months and adjust for date.
Lakefront Estates Collection homes price above interior Executive Collection homes.
The $1,685 quarterly dues on the July 2026 MLS record, with no CDD line.
Concrete tile roofs, impact glass and natural-gas generators where installed are documented features.
With about 4.5 months of supply in the July pull, price inside the band that is closing.
Bonita Lakes recorded 10 market sales at a $927,500 median in the latest 12 months, so the first conversation is the two or three sales closest to your home. Call Jesse McGreevy direct at (239) 898-6072, request a free Bonita Lakes home valuation, or start with the Bonita Lakes seller valuation form. Buying your next home at the same time? See our guide to buying a home in Bonita Lakes or call Marc at (239) 287-5873.
We pulled every recorded sale in Bonita Lakes for the 12 months to September 25, 2026 and found 11 qualified deeds, one of them a $175,000 transfer recorded the same day the MLS shows a $1,075,000 closing on a home of the same size. Left in, it would drag the low end of any automated range by $410,000. A seller in a thin market needs someone reading each deed, not a model averaging them.
The Southwest Florida MLS pull of July 22, 2026 shows 16 Bonita Lakes sales from July 1, 2025 to July 1, 2026 at a $912,500 median, a 37-day median on market and a median 94.6 percent of list, with 6 active listings from $799,900 to $1,100,000. We read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
16 closed sales from $585,000 to $1,130,000, volume $14.1 million, average $884,062; two homes went under contract the day they listed.
About 4.5 months of supply on July 22, 2026.
A median of about $320 per square foot of living area across the pull.
The county counted 10 market sales to September 25; the MLS counted 16 closings to July 1, a window that starts earlier.
Against its Imperial Parkway and eastern Bonita Springs neighbors, Bonita Lakes' recorded median of $927,500 over the 12 months to September 25, 2026 sits above Valencia Bonita's $829,000 and Hawthorne's $517,250, using the same county method for each, because every Bonita Lakes home is a larger Toll Brothers single-family home.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Bonita Lakes | 267 | 10 | $927,500 | $324.61 |
| Hawthorne | 461 | 28 | $517,250 | $255.42 |
| Valencia Bonita | 993 | 53 | $829,000 | $364.11 |
Per square foot, Bonita Lakes' $324.61 sits below Valencia Bonita's $364.11 and above Hawthorne's $255.42.
A Bonita Lakes home competes most directly with larger single-family homes in gated, non-golf communities of the same era.
Lake position, pool and condition are not in a per-foot median.
Now is a reasonable time to sell a Bonita Lakes home if you price to the closest sales: the MLS showed a 37-day median to sell, season begins in Bonita Springs in November, and East Terry Street construction at the community's north edge runs through 2027. Timing counts back from your closing date.
Data updated: October 2026 (Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA open house agreement; City of Bonita Springs East Terry Street notice of September 28, 2026; Citizens flood page read October 2026).
A listing photographed and documented by late October meets the season's buyers first.
The City's contractor shifted East Terry Street traffic to the south side from Imperial Parkway to I-75 on October 6, 2026 for stormwater and utility work, under the City's notice of September 28, 2026.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies.
Amendment 3, the November 3, 2026 constitutional amendment, passed with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments); from January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 percent to 5 percent (CS/HJR 1-F); we state no dollar effect.
Allow for the buyer's application and board approval, then a 30 to 45 day closing after the MLS's 37-day median to sell.
A Bonita Lakes buyer pays the association's quarterly dues, $1,685 a quarter or $6,740 a year on the July 2026 MLS record, and City of Bonita Springs and county taxes with no CDD line. The association's budget sits in its owner portal, so the estoppel confirms the current figure.
Data updated: October 2026 (Southwest Florida MLS record pulled July 22, 2026; Bonita Lakes HOA welcome and Realtors pages read October 17, 2026).
Cable, internet, irrigation water, lawn and land care, legal and accounting, management, exterior pest control, the recreation facilities, security, streetlights, street maintenance and trash, according to the MLS record's maintenance list.
Bonita Lakes has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $100 application fee; the MLS record lists a $3,000 transfer charge, which the estoppel confirms.
Homes are served by natural gas, which the association lists as a community feature; that is a utility bill, not an association charge.
Every Bonita Lakes home shares the clubhouse, the resort-style pool with hot tub and kiddie area, the fitness center and the lighted Har-Tru tennis and bocce courts, and the homes surround seven lakes with fountains, according to the association. There is no golf. A seller describes it from the association's own pages in Bonita Springs.
Data updated: October 2026 (Bonita Lakes HOA welcome page and Community-Wide Standards).
Clubhouse, pool and hot tub, fitness center, tennis and bocce, all on one campus.
Seven lakes with fountains; the Community-Wide Standards prohibit swimming and fishing in them.
Guests and vendors show a driver's license during attendant hours, and deliveries run from 7 a.m. to 7 p.m. unless a homeowner authorizes otherwise.
There is no golf course, so a buyer weighs the home, the lake and the dues, not a membership.
A Bonita Lakes sale surfaces the Notice of Intent to Sell, due before the listing enters the MLS, the approved For Sale sign, the open house request, the estoppel ordered by the title company, the buyer's $100 application and background check, and the board president's signed approval. We gather it before the first showing in Bonita Springs.
Data updated: October 2026 (Bonita Lakes HOA Guide to Selling and Notice of Intent to Sell or Lease, read October 17, 2026).
Bonita Lakes Homeowners Association, Inc., document N12000005646, filed in 2012, managed by Alliant Property Management from the HOA office at 23235 Salinas Way.
The form must be delivered at least 48 business hours before agents can be given automatic entry; without it, agents are called in at the gate like any other guest.
Saturday and Sunday from 1 to 4 p.m., on a request submitted at least 48 business hours ahead and by Thursday at 1 p.m.; one sign by the guard house on Imperial Parkway and one in front of the home.
The board president signs the buyer's approval after the background check, and the title company will not close without it.
A Bonita Lakes buyer will ask about flood zone, evacuation, Hurricane Ian and insurance. The community maps FEMA Zone X outside the special flood hazard area on an inland ridge along Imperial Parkway, its seven lakes are its stormwater system, and the roofs are concrete tile. We pull the parcel's own file before the first showing in Bonita Springs.
Data updated: October 2026 (FEMA flood maps and City of Bonita Springs flood information as read for our Bonita Lakes guide; Lee County evacuation zones; National Hurricane Center Ian report; Citizens flood page).
Zone X outside the special flood hazard area, on the maps effective November 17, 2022, according to our Bonita Lakes guide; confirm the parcel on FEMA's Map Service Center.
Check the address on Lee County's Know Your Zone map.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; Bonita Lakes sits inland on Imperial Parkway. We describe your home's record through the flood disclosure.
We print no premiums. We point to the wind mitigation form, the roof and the shutters, which need ARC approval under the Community-Wide Standards.
A Bonita Lakes seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Bonita Lakes is a homeowners' association community under chapter 720 with a single master association and no condominiums, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The association's own seller's guide requires the Intent to Sell form before the listing enters the MLS, an association-approved sign, and a buyer application with a $100 fee that the board president must approve before the title company will close.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Bonita Lakes the community maps FEMA Zone X outside the special flood hazard area on an inland ridge along Imperial Parkway, but the parcel's own map still governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Bonita Lakes home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Bonita Lakes has no community development district; a 2025 Bonita Lakes tax bill read for our Bonita Lakes guide carried no CDD line.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Bonita Lakes sale needs the association's estoppel, ordered by the title company once the home is under contract, with the fee capped by statute at $299 for a current account.
We market a Bonita Lakes home with professional photography and video, drone footage of the lakes and fountains, a listing file that states the dues, the buyer charges and the flood zone, and our qualified-buyer database, with the association's Intent to Sell filed before the MLS entry in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, sales of $300,000 and up; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA seller's guide and Community-Wide Standards adopted October 8, 2025).
A drone shows the home on its lake and the walk to the clubhouse.
The estoppel figures, the 720.401 summary, the wind mitigation form and the roof and system dates.
Saturday and Sunday from 1 to 4 p.m., requested by Thursday at 1 p.m.
The association's sign in the front mulch bed, never the office sign.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Bonita Lakes sale as the partners who priced it, with every recent recorded sale and the MLS pull in hand. That means answering dues, condition and insurance questions with documents rather than concessions, and protecting your net at inspection and appraisal in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
We hand the buyer's agent the closest sales with the reasons each one compares.
We give the appraiser the market sales and flag any deed that does not reflect a market price.
We answer with each community's documents: the product, the dues and the buyer charges.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Bonita Lakes seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Bonita Lakes $927,500 sale that is $6,493 in stamps and about $4,713 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Smaller-plan median ($842,500) | Community median ($927,500) | Larger-plan median ($950,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $5,897.50 | $6,492.50 | $6,650.00 |
| Owner's title premium (promulgated rate) | $4,287.50 | $4,712.50 | $4,825.00 |
| Subtotal of the two fixed items | $10,185.00 | $11,205.00 | $11,475.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Association dues are billed quarterly, $1,685 a quarter on the July 2026 MLS record, and prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The title company orders the association's estoppel once the home is under contract, at the expense of seller or buyer as the contract allocates, capped by statute at $299 for a current account. The buyer pays the $100 application fee, and the July 2026 MLS record lists a $3,000 transfer charge, which the estoppel confirms.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Bonita Lakes is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Bonita Lakes often meet buyers who are also touring Hawthorne on the same Imperial Parkway corridor in Bonita Springs. Bonita Lakes recorded 10 market sales at a $927,500 median in the latest 12 months against Hawthorne's 28 at $517,250. The table shows what a buyer weighs, with sources.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita Lakes HOA documents; Hawthorne Community Association 2024 adopted budget).
| What a buyer weighs | Bonita Lakes | Hawthorne |
|---|---|---|
| Location | Imperial Parkway between Coconut Road and East Terry Street, City of Bonita Springs | Imperial Parkway at Shangri-La Road, City of Bonita Springs |
| Home parcels in our county match | 267 single-family homes | 461 (305 single-family, 156 coach-home condominium) |
| Recorded sales, 12 months to September 25, 2026 | 10 at a $927,500 median, all resales | 28 at a $517,250 median, all resales |
| Median per square foot of county heated area | $324.61 | $255.42 |
| Builder and era | Toll Brothers, 2012 to 2018 | Centex and Lennar, 2006 to 2014 |
| Golf | None | None |
| Dues | $1,685 a quarter on the July 2026 MLS record | $4,022 a year common assessment in the 2024 budget, plus neighborhood or condominium dues |
| Buyer's one-time charges | $100 application; $3,000 transfer on the MLS record | $2,500 Resale Capital Assessment, $100 application, $50 per adult check |
| District on the tax bill | None | None |
| Flood | FEMA Zone X outside the special flood hazard area | Shaded Zone X at sampled points |
Larger Toll Brothers homes built from 2012 to 2018, lake lots, natural gas and no CDD. A Hawthorne buyer may lead with a lower entry price and coach-home choices.
A home in Bonita Lakes fits a buyer whose priorities are a larger, newer single-family home on a lake. A home in Hawthorne fits a buyer whose priorities are a lower price and a coach-home or single-family choice. Each fits a different list of priorities.
You can get a free Bonita Lakes home valuation three ways: through our Bonita Lakes home valuation page, through the valuation form for Bonita Lakes sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We send the closest recorded sales, the MLS context, the dues a buyer will see, your flood position and a net sheet. There is no obligation.
Your plan and square footage, your closing statement, your lake position, pool and upgrades with permits, your wind mitigation form and your roof and system dates.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Bonita Lakes seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Bonita Lakes. For the wider picture, see how we sell homes across Bonita Springs.
Most Bonita Lakes owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Bonita Lakes home specifically, where a buyer is weighing a seller's filing before the MLS entry, an approved-sign rule, weekend-only open houses with a Thursday deadline, a board-signed buyer approval and only about ten sales a year and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Bonita Lakes sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Bonita Lakes seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "This is the third property that Comisar and McGreevy have handeled for my husband and I with no problems. Marc did a great job each time! Very professional knows the area well ." Verified Zillow review
★★★★★ "Jesse provided timely, relevant advice throughout the long, complex process of selling our house in Southwest Florida. Our original buyer backed out, jeopardizing months of painstaking preparations. Within only a few days, Jesse found a qualified buyer for our home, and the deal sailed through! His aggressive action resurrected a dead sale!" Verified Zillow review
★★★★★ "Marc was a very professional agent. He provided great insight and experience to sell our home quickly and for a good price. Throughout the entire process he was involved and followed up with us to ensure we did not have any questions, concerns or issues. Any time there was a potential item that could cause delays he was on top of it and made sure the process continued smoothly. Would definitely recommend and use in the future." Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Bonita Lakes owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development BONITA LAKES, closed July 1, 2025 to July 1, 2026, pulled July 22, 2026; Bonita Lakes HOA documents read October 17, 2026; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Homes of 2,800 square feet and up recorded 6 sales at a $950,000 median and homes under 2,800 square feet 4 at $842,500, so read the size and lake position first. Request a free Bonita Lakes home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of July 22, 2026 showed 16 Bonita Lakes sales from July 1, 2025 to July 1, 2026 at a median of 37 days on market, an average of 51.1, and a median 94.6 percent of list price.
The July 22, 2026 MLS pull showed an average 94.4 percent and a median 94.6 percent of list price.
The July 22, 2026 MLS pull showed 6 active listings and about 4.5 months of supply.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $927,500 sale that is $6,493 in stamps and about $4,713 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 10 Bonita Lakes sales from September 26, 2025 to September 25, 2026 at a median of $927,500, from $585,000 to $1,130,000, or $324.61 per square foot of county heated area. Homes of 2,800 square feet and up recorded 6 sales at a $950,000 median and homes under 2,800 square feet 4 at $842,500, so read the size and lake position first.
The county roll ties 267 improved home parcels to Bonita Lakes, all single-family homes built from 2012 to 2018 on Bonita Lakes Phases 1 to 4; the platted total of 291 parcels includes the community's lake, road and clubhouse tracts.
Two layers: the association's quarterly dues, $1,685 a quarter on the July 2026 MLS record, covering cable, internet, irrigation water, lawn care, security, streets and the amenities, and city and county taxes with no CDD line.
No. Bonita Lakes has no community development district; a 2025 tax bill read for our Bonita Lakes guide carried no CDD line.
Bonita Lakes maps FEMA Zone X, outside the special flood hazard area, on an inland ridge along Imperial Parkway, according to our Bonita Lakes guide; read the parcel's own map and check the evacuation zone on Lee County's Know Your Zone map.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Leasing terms sit in the recorded Declaration, and the association's Notice of Intent to Sell or Lease must be filed before a lease; confirm the minimum term in the Declaration before planning to rent.
Bonita Springs High School sits on the same Imperial Parkway corridor, within the district's two-mile proximity preference for at least part of Bonita Lakes, according to our Bonita Lakes guide. Families rank schools and a lottery assigns seats.
Bonita Lakes is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Bonita Lakes seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
Before the listing enters the MLS, under the association's seller's guide.
Saturday or Sunday from 1 to 4 p.m., on a request submitted by Thursday at 1 p.m.
Only the association-approved sign, placed in the front mulch bed.
The board president signs the approval after the buyer's $100 application and background check.
About ten to sixteen: the county recorded 10 market sales and the MLS 16 closings in their latest 12-month windows.
Bonita Lakes recorded a $927,500 median on 10 market sales against Hawthorne's $517,250 on 28 in the latest 12 months.
No; the Community-Wide Standards allow only the builder's original concrete tile types without ARC review and bar asphalt, wood and metal roofing.
A Bonita Lakes specialist matters because value here turns on details a generalist misses: about ten sales a year, a deed that can distort a median, a seller's filing before the MLS entry, weekend-only open houses and a board-signed buyer approval. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Bonita Lakes," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Bonita Lakes, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling an Executive Collection home or a lakefront Estates Collection home, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated Toll Brothers community with a clubhouse, pool, fitness center and courts around seven lakes on Imperial Parkway. Our Bonita Lakes community guide covers the rest.
The Property Appraiser holds the sales and the association posts its seller's guide and standards. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Bonita Lakes with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Bonita Lakes home valuation tells you what you are working with first. If you are also buying, whether moving within Bonita Lakes or relocating, see our guide to buying a home in Bonita Lakes and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Bonita Lakes guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Guide to Selling and Open House Agreement | Bonita Lakes Homeowners Association | Seller filing, approved sign, open houses, estoppel and buyer approval | Open the seller's guide |
| Notice of Intent to Sell or Lease | Bonita Lakes Homeowners Association | The form due before the listing enters the MLS | Open the form |
| Community-Wide Standards, adopted October 8, 2025 | Bonita Lakes Homeowners Association | Pets, vehicles, roofs, shutters, pools and the gate | Open the standards |
| Declaration of Covenants, Conditions and Restrictions | Bonita Lakes Homeowners Association | The recorded declaration | Open the declaration |
| Amended Bylaws, effective April 19, 2022 | Bonita Lakes Homeowners Association | Board and meeting rules | Open the bylaws |
| East Terry Street construction notice | City of Bonita Springs | The lane shift on the road at the community's north edge | Open the notice |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Bonita Lakes association, county and civic records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Bonita Lakes sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked every recorded sale across the 267 home parcels of Bonita Lakes over the latest 12 months and read the July 2026 MLS pull and the association's seller's guide and Community-Wide Standards, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Bonita Lakes or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Bonita Lakes seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Bonita Lakes, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.