Bonita Shores sells street by street, and the lot is often worth as much as the house. We price your home from Collier County recorded sales on your street and market it to the buyers who want to live a mile from the beach.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Bonita Shores home sells on two numbers, the house and the lot, and on 269 of the 460 single-family parcels here, more than half, Collier County's 2026 preliminary roll values the land at or above the house standing on it. This is our seller's guide to Bonita Shores, the 531-parcel platted grid in unincorporated Collier County with a Bonita Springs address, just south of Bonita Beach Road. Our Bonita Shores community guide covers the neighborhood in depth; this page covers the seller's side: what homes sold for, street by street, how to price a house against its lot, what buyers ask about Gulf access, flood and taxes, what selling costs in Collier County, and how McGreevy and Comisar list and sell here.
Collier County recorded 24 Bonita Shores sales at a $590,000 median in the 12 months to August 17, 2026, and the MLS showed 8 homes for sale and 1 pending on October 27, 2026. If you are comparing listing agents, our guide to the best real estate agents in Bonita Beach sets out the questions we would ask ourselves.
Selling in Bonita Shores? Request a free Bonita Shores home valuation or call Jesse direct at (239) 898-6072. Buying your next home? See our Bonita Shores buyer guide or call Marc at (239) 287-5873.
You sell a Bonita Shores home in 2026 by pricing it against the right recorded sales on your own streets, deciding before you list whether a buyer will pay for the house or for the lot, gathering the flood, tax and permit answers buyers ask for, and listing with an agent who explains the no-association neighborhood correctly. In the latest 12 months, 24 homes sold here at a $590,000 median.
Data updated: October 2026. Source: Collier County Property Appraiser public roll (August 29, 2026 export) and recorded sales to August 17, 2026, our analysis.
Bonita Shores is a single grid, but prices inside it ranged from $400,000 to $1,100,000 in the latest 12 months. The street, the lot width, whether the house backs onto one of the five interior ponds and the age of the house all move the number. We price from the sales that match your house, not the neighborhood median.
On 269 of the 460 single-family parcels, 58.5 percent, the county's 2026 preliminary roll values the land at or above the house; on the 2025 certified roll it was 393, or 85.4 percent. If your house is older and small, your buyer may be pricing the lot. If it is newer or renovated, your buyer is pricing the house. We show you both before you choose a list price.
Buyers ask four things in Bonita Shores: can I keep a boat, what flood zone is it, what will my tax bill be, and is there an association. We put the answers in the listing file before the first showing.
We list, market and negotiate, and in Collier County the buyer customarily pays the owner's title policy and chooses the closing agent, so your closing costs are lower than in Lee County. The contract controls.
McGreevy and Comisar are the listing team to call in Bonita Shores because a sale here is won on parcel facts most agents never pull: the county's land and house values for your lot, your lot's width against the zoning minimum, the flood zone at your parcel, and the recorded sales on your street, all in hand before we set a price.
Data updated: October 2026. Source: Collier County Property Appraiser public roll (August 29, 2026 export) and recorded sales to August 17, 2026, our analysis.
We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026), with over $2.5 billion sold as a team with Domain Realty Group and $900 million in personal sales between Jesse and Marc. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions across Southwest Florida.
Honors and recognition:
For this guide we tracked all 24 Bonita Shores sales Collier County recorded in the 12 months to August 17, 2026 and all 100 of the last 60 months, by street and price band, alongside the MLS record to October 27, 2026 and our parcel census of all 531 lots, so the numbers below come from public records rather than portal estimates.
Jesse leads listings and seller strategy; Marc leads buyer representation and negotiation. The partner who prices your home is the partner at your closing. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, a few minutes from Bonita Shores.
Collier County recorded 24 Bonita Shores sales in the latest 12 months, and on most single-family lots the county values the land at or above the house, so the first thing we do for a seller here is show you both numbers. Request a free Bonita Shores home valuation or call Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home too? See our Bonita Shores buyer guide and how we represent buyers across Southwest Florida, or call Marc at (239) 287-5873.
The Bonita Shores market for sellers in late 2026 is balanced and price-sensitive: the county recorded 24 sales at a $590,000 median in the 12 months to August 17, 2026, the same median as over 24 months, and the MLS showed 8 active listings and 1 pending on October 27, 2026, about 4.2 months of supply.
Data updated: October 2026. Source: Collier County Property Appraiser public roll (August 29, 2026 export) and recorded sales to August 17, 2026, our analysis.
| Window | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 24 | $590,000 | $400,000 | $1,100,000 |
| 24 months | 42 | $590,000 | $315,000 | $1,100,000 |
| 36 months | 57 | $630,000 | $315,000 | $1,350,000 |
| 60 months | 100 | $660,000 | $315,000 | $1,500,000 |
Data updated: October 2026. Source: Southwest Florida MLS, Bonita Shores subdivision, pulled October 27, 2026.
| MLS window to October 27, 2026 | Closed | Median | Median days on market | Median sale to list | Median price per sq ft (living area) |
|---|---|---|---|---|---|
| 12 months | 23 | $635,500 | 91 | 94.42% | $421.86 |
| 24 months | 45 | $600,000 | 66.5 | 94.99% | $421.86 |
| 60 months | 106 | $657,000 | 34 | 95.61% | $432.90 |
Three of the 106 MLS sales over 60 months, one of them inside the latest 24 months, were entered after closing and were not marketed through the MLS. They count in the closings, medians and price per square foot above, but not in days on market or sale to list, which use the other 44 sales over 24 months and 102 over 60 months (the 60-month days on market also leaves out one closing recorded at zero days). The figures use the MLS subdivision field BONITA SHORES, which leaves out the one Hickory Harbour condominium sale the MLS files under the same development.
The 8 active listings on October 27, 2026 were priced from $499,500 to $1,295,000, with a median asking price of $777,000. Buyers compare asking prices with the $590,000 recorded median; a listing well above it needs a newer or larger house to justify it.
| Year | Recorded sales | Median |
|---|---|---|
| 2019 | 23 | $355,000 |
| 2020 | 24 | $351,500 |
| 2021 | 27 | $449,000 |
| 2022 | 23 | $725,000 |
| 2023 | 17 | $730,000 |
| 2024 | 16 | $640,000 |
| 2025 | 22 | $573,750 |
| 2026 to August 17 | 15 | $660,000 |
Prices rose sharply in 2022 and 2023, eased in 2024 and 2025 and recovered in 2026. Call Jesse direct at (239) 898-6072 for where your home sits today.
Bonita Shores homes sold for different amounts on different streets in the latest 12 months: East Valley Drive had the most sales, five at a $730,000 median, while 9th Street's two sales had a $487,500 median. The street, the lot and the house together set the price.
Data updated: October 2026. Source: Collier County Property Appraiser public roll (August 29, 2026 export) and recorded sales to August 17, 2026, our analysis.
| Street | Sales, 12 months | Median | Range |
|---|---|---|---|
| E Valley Dr | 5 | $730,000 | $450,000 to $945,000 |
| 4th St | 3 | $800,000 | $529,000 to $850,000 |
| 7th St | 3 | $572,500 | $535,000 to $654,000 |
| 1st St | 2 | $675,000 | $575,000 to $775,000 |
| 2nd St | 2 | $772,000 | $444,000 to $1,100,000 |
| 3rd St | 2 | $534,500 | $489,000 to $580,000 |
| 8th St | 2 | $574,500 | $549,000 to $600,000 |
| 9th St | 2 | $487,500 | $400,000 to $575,000 |
| 5th St, Valley Dr, W Valley Dr | 1 each | $660,000 to $760,000 |
| Price band | Recorded sales, 12 months |
|---|---|
| $400,000 to $500,000 | 4 |
| $500,000 to $750,000 | 13 |
| $750,000 to $1,000,000 | 6 |
| $1,000,000 and up | 1 |
The MLS's latest two years show closed prices per square foot ranging from $295 to $569 inside the same grid, a 1.9 times spread on essentially the same soil, flood profile and school zone. The difference is the house: a new or rebuilt house sells per square foot like a house, an older one like a lot.
Your Bonita Shores home may be worth more to a buyer as a lot if the county values your land at or above your house, which is true of 269 of 460 single-family parcels, or 58.5 percent, on the 2026 preliminary roll (393, or 85.4 percent, on the 2025 certified roll). Land makes up 54.3 percent of all just value in the grid on the 2026 preliminary roll, down from 63.7 percent in 2025, when the roll valued land at a flat $35.00 per square foot on 450 of 531 parcels.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
If your house is older and the lot carries most of the value, renovating before listing can lose money: the buyer who plans to rebuild will not pay for new finishes. If your house is newer, price it against recent sales of newer houses, not the grid median.
The roll is a mass appraisal for taxation. It shows the relationship between land and house across 531 similar parcels well; it does not replace a market valuation. Request a Bonita Shores valuation and we show you both.
The 2026 preliminary roll breaks the flat land rate apart by street for the first time, so your 2026 land value may differ from your neighbor's.
A buyer can build a large house on a typical Bonita Shores lot: on a 60 by 130 foot lot of 7,800 square feet, Collier County's RSF-4 zoning leaves a 45 by 80 foot footprint, 3,600 square feet or 46.2 percent of the lot, with a 35-foot height limit and no lot coverage or floor area ratio cap.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
| Rule | RSF-4 standard |
|---|---|
| Minimum lot area | 7,500 sq ft |
| Minimum width | 70 ft interior, 75 ft corner |
| Front setback | 25 ft |
| Side setback | 7.5 ft |
| Rear setback | 25 ft |
| Maximum height | 35 ft |
283 of 531 lots, 53.3 percent, are narrower than the 70-foot minimum width, but only 9 are below the minimum lot area, and under the county's nonconforming-lot provision the width shortfall costs the owner nothing in setbacks. Tell buyers that; it removes a common objection.
A guesthouse is not possible on any single-family lot here: the county requires 43,560 square feet and 105 feet of width, and the largest RSF-4 parcel in Bonita Shores is 29,435 square feet.
A Bonita Shores seller should say plainly that no lot has boat access: every mapped canal and Little Hickory Bay stop at West Avenue, and the community boat ramp sits on Little Hickory Shores land owned by a separate 1972 corporation, Bonita Shores Boating Area, Inc. Access to the ramp has been a membership, not frontage, and the Florida Division of Corporations lists that corporation as administratively dissolved on September 25, 2026 for not filing its annual report, so a listing should not promise ramp use.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
Buyers arrive believing Bonita Shores is a canal neighborhood because listings nearby show water. A listing that implies boat access invites a renegotiation or a failed sale. A listing that states the facts, and the ramp's current status, sells to the right buyer.
Five interior freshwater ponds total about 2.34 acres, with roughly thirty lots backing onto them. If yours is one, it is a real amenity; the ponds are not navigable and have no outlet.
The flood zone helps a Bonita Shores sale: 79.85 percent of parcels are dominant Zone X on the effective FIRM, rising to 84.18 percent on the preliminary map, and there are no VE parcels. But all of Bonita Shores is in Hurricane Evacuation Zone A, and buyers should hear both facts together.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
In the census block group containing Bonita Shores, the median annual NFIP flood policy costs $793 in Zone X, $728 in Zone AH and $1,937 in Zone AE. The median full-risk Zone X premium is $4,345, so today's low Zone X premiums are a phase-in under FEMA's current rating approach, not a permanent number.
Your elevation certificate if you have one (the county keeps an archive), your current flood and wind premiums, and your roof and wind-mitigation report.
The effective FIRM panels are 12021C0179J and 12021C0183J, effective February 8, 2024; preliminary panels 12021C0179K and 12021C0183K were issued March 20, 2025. Tell buyers which map you are quoting.
Your buyer's Bonita Shores tax bill will be higher than yours if you have owned with homestead for years: every parcel sits in Collier millage area 90 at 9.5058 mills for 2025, the median capped homestead bill here is about $2,171, and the same parcel bought at full just value runs about $5,154 without homestead and $4,782 with it.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
Florida's Save Our Homes cap belongs to the seller's homestead and ends at the sale (section 193.155). Nearly all of the jump is the lost cap, not the lost exemption. Say so in the listing; buyers who learn it late renegotiate.
If you are buying another Florida homestead, you may be able to carry part of your Save Our Homes benefit with you. Ask the property appraiser about the portability form.
Selling a Bonita Shores home costs the commission you negotiate, deed documentary stamps of 70 cents per $100 of the price, your share of prorated taxes, any repairs you agree to and any lien payoffs. In Collier County the buyer customarily pays the owner's title policy, and there is no association estoppel or transfer fee on a single-family sale.
| Cost | Who customarily pays in Collier County | How it is set |
|---|---|---|
| Listing commission | Seller | Negotiable, in the listing agreement |
| Deed documentary stamps, 70 cents per $100 | Seller | Section 201.02 |
| Owner's title policy | Buyer | Collier custom; promulgated rate, Rule 69O-186.003 |
| Association estoppel or transfer fee | None on single-family parcels | No association exists |
| Prorated property tax | Shared to the closing day | Contract |
| Repairs or credits | As negotiated | Inspection period |
| Sale price | Deed stamps |
|---|---|
| $590,000 (12-month median) | $4,130 |
| $660,000 (60-month median) | $4,620 |
| $1,100,000 (12-month high) | $7,700 |
The contract controls who pays what. If you sell within the first years of owning, ask your tax adviser about capital gains under IRS Publication 523.
A Bonita Shores seller must disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 1985), and must give the buyer Florida's flood disclosure at or before the contract (section 689.302). There is no homeowners' association disclosure on a single-family sale because no association exists.
Section 689.302 requires a residential seller to disclose flood insurance claims and federal flood assistance received. Bonita Shores is mostly outside the special flood hazard area, but Hurricane Ian and Irma both reached Southwest Florida; disclose what you know.
A unit in Glen Manor, Shore Woods or Hickory Harbour is a condominium sale with the full section 718.503 document set and the buyer's 7-day review window.
Three condominiums sit inside the Bonita Shores grid and sell under a different regime from the surrounding houses: Glen Manor at 76 4th Street with 60 units, Shore Woods at 64 4th Street with 64 units, and Hickory Harbour at 226 3rd Street. All three are zoned RMF-12, have recorded declarations and require board approval of a buyer.
Data updated: October 2026. Source: our Bonita Shores parcel census and county, state and federal records gathered for the Bonita Shores community guide (August 2026), cited below.
The declaration, rules, budget, financial statement, structural integrity reserve study or a statement that none is complete, milestone inspection summary where applicable, the question-and-answer sheet and governance form, and the estoppel certificate (sections 718.503 and 718.116). Leasing rules differ by building; Glen Manor, for example, has a one-month minimum with a gap between leases and a cap of three leases a year.
Price a condominium unit against its own building's sales, not the single-family grid.
A Bonita Shores home took a median 91 days on market in the MLS's 12 months to October 27, 2026, and 66.5 days over 24 months; well-priced homes sell faster. With 8 active listings against about 1.9 closings a month, the market had about 4.2 months of supply, close to balanced.
Data updated: October 2026. Source: Southwest Florida MLS, Bonita Shores development, pulled October 27, 2026.
A price set from the right comparables, a listing that answers the boat, flood, tax and association questions up front, and a house that shows well for the buyer it is meant for.
Winter brings seasonal buyers to Southwest Florida; we time the listing so your home is ready when they arrive.
Sellers should tell buyers that Bonita Shores and Naples Park are near twins, both platted Collier County grids with no mandatory association, but Bonita Shores is smaller, has a Bonita Springs address, has no county capital projects scheduled inside the grid and sits mostly outside the special flood hazard area.
| Question | Bonita Shores | Naples Park |
|---|---|---|
| County | Collier, unincorporated | Collier, unincorporated |
| Mailing address | Bonita Springs 34134 | Naples |
| Mandatory association | None | None |
| Scale | 531 parcels | A substantially larger grid |
| County capital projects inside the grid | None scheduled | Street-by-street renewal queue, 103rd and 104th Avenue in design for 2026-27 |
| Flood posture | Mostly outside the special flood hazard area, zero VE parcels | Varies by block |
| Owner's title policy | Buyer customarily pays (Collier) | Buyer customarily pays (Collier) |
| Our guide | Bonita Shores | Naples Park |
If you are searching for the best Bonita Shores listing agent, or thinking "I need to sell my house in Bonita Shores," McGreevy and Comisar have done the parcel-level work on this 531-lot grid: we know whether your house is worth more as a house or as a lot, which nearby sales are real comparables and what your buyer's tax bill will be before we set a price.
Request a free Bonita Shores home valuation or call Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008. For the wider city, see how we sell homes across Bonita Springs, and for the beach next door, our Bonita Beach seller guide.
McGreevy and Comisar are a top-reviewed Bonita Springs listing team. These reviews are quoted exactly as clients wrote them.
★★★★★ "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
★★★★★ "This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future." Verified Zillow review
★★★★★ "Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs." Verified Google review
These are the questions Bonita Shores sellers ask us most, answered from Collier County's records, the MLS and Florida law. For your own home, call Jesse McGreevy at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Collier County recorded sales to August 17, 2026; Southwest Florida MLS pulled October 27, 2026).
It depends on your street, lot and house. Collier County recorded 24 sales at a $590,000 median in the 12 months to August 17, 2026, from $400,000 to $1,100,000. Request a free valuation for your number.
24 recorded sales in the 12 months to August 17, 2026, and 23 MLS closings in the 12 months to October 27, 2026.
8 active and 1 pending on October 27, 2026.
A median 91 days on market in the MLS's latest 12 months.
A median 94.42 percent of list price in the latest 12 months.
In the latest 12 months, 4th Street's three sales had an $800,000 median and East Valley Drive's five a $730,000 median.
Possibly. On 58.5 percent of single-family parcels the county's 2026 preliminary roll values the land at or above the house.
Only if your buyer will pay for the house rather than the lot. We show you which before you spend.
On a typical 60 by 130 lot, a 3,600 square foot footprint under a 35-foot height limit, with no lot coverage or floor area cap.
Usually not. 283 of 531 lots are narrower than 70 feet, and the county's nonconforming-lot provision costs the owner nothing in setbacks.
No. The county requires 43,560 square feet and 105 feet of width; no Bonita Shores RSF-4 lot is that large.
No mandatory association. The Bonita Shores and Little Hickory Shores Improvement Association is a voluntary civic club with $50 annual dues.
Not for a single-family sale; there is no association to issue one. Condominium units need one.
No Bonita Shores lot has boat access. The community ramp belongs to a separate corporation, administratively dissolved on September 25, 2026 according to the Florida Division of Corporations, and access has been by membership.
79.85 percent of parcels are dominant Zone X on the effective FIRM, with no VE parcels.
Yes. All of Bonita Shores is in Hurricane Evacuation Zone A.
Median NFIP policies in the block group: $793 in Zone X, $728 in AH and $1,937 in AE.
Usually. Your Save Our Homes cap ends at the sale; the buyer's bill moves toward full just value.
Collier millage area 90, 9.5058 mills for 2025 across ten taxing authorities.
In Collier County the buyer customarily pays the owner's title policy. The contract controls.
70 cents per $100 of the price, customarily paid by the seller; $4,130 on a $590,000 sale.
No. It is unincorporated Collier County with a Bonita Springs mailing address.
Collier County Growth Management, not the City of Bonita Springs.
Collier County Public Utilities, not Bonita Springs Utilities.
Naples Park Elementary, North Naples Middle and Aubrey Rogers High School.
There is no minimum rental duration, but Collier County requires registration for rentals of six months or less (Ordinance 2021-45).
No county wastewater or stormwater project touches the Bonita Shores grid.
Known material facts that are not readily observable, and the state flood disclosure (section 689.302).
No. Glen Manor, Shore Woods and Hickory Harbour units carry condominium documents, board approval and the buyer's 7-day review.
Both are Collier grids with no association; Bonita Shores is smaller, has a Bonita Springs address and has no county projects scheduled inside the grid.
Before the winter season, when seasonal buyers arrive. We set the date with you.
Request one on our Bonita Shores valuation page or call Jesse McGreevy at (239) 898-6072.
These are the public documents behind this Bonita Shores seller guide, each linked to the issuing authority's own copy.
| Document | Publisher | Why a seller reads it | Link |
|---|---|---|---|
| Future Land Use Element, as amended by Ordinance 2024-46 | Collier County | The Bonita Beach Road redevelopment policy | Open the FLUE |
| Zoning map sheet 8505N | Collier County | The RSF-4 and RMF-12 districts | Open sheet 8505N |
| Homestead exemption application DR-501 | Florida Department of Revenue | What your buyer files | Open DR-501 |
| Portability transfer DR-501T | Florida Department of Revenue | Carrying your cap to your next home | Open DR-501T |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record | Open the NHC report |
Every figure on this page traces to one of these sources. Collier County figures come from the Property Appraiser's public roll export held in our research files; we link the county's other public offices directly.
McGreevy and Comisar list and sell homes across Bonita Springs, Bonita Beach and the Collier County neighborhoods next door, and Bonita Shores sellers get the same partner-level service as every client: the partner who prices your home is the partner who negotiates your sale. We are Top 1% Real Estate Agents Nationally Since 2008.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (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 and Marc Comisar, or read more about McGreevy and Comisar. Read our Bonita Shores community guide, get a free Bonita Shores home valuation, or see our Bonita Shores buyer guide if you are buying next.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Updated October 2026. This guide is general information about selling a home in Bonita Shores, Collier County, Florida. It is not legal, tax or insurance advice. Market data from Southwest Florida MLS, pulled October 27, 2026, and Collier County public records. Brokered by Domain Realty.