Bonita Springs sells subdivision by subdivision. We price from your neighborhood's recorded closings and the county record, and answer the flood, roof and condo questions before a buyer asks.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from the Lee County Property Appraiser recorded-sale file, pulled 26 September 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail in Bonita Springs, and this is our seller’s guide to the city we work in every day. If you are thinking about selling a house, condo or villa anywhere in Bonita Springs, this page gives you the recorded sale prices, the costs, the disclosures and the timing that decide what you net.
Bonita Springs is not one market. In the twelve months from September 2025 through August 2026, the Lee County deed record shows 2,085 qualified home sales inside the City of Bonita Springs worth $2.09 billion, but that total mixes $4.4 million new-tower condos on the bay with $175,000 riverfront condos and $136,000 co-op homes on the Imperial River. The number that matters for a resale seller is narrower: 953 resold single-family homes at a $660,000 median and 692 resold condominiums at a $400,000 median.
This guide walks through where those numbers come from, how we price a Bonita Springs home from its own subdivision’s closings, what buyers ask about flood zones, insurance and condo reserves in 2026, what it costs to sell in Lee County, and how to decide between a full listing, a cash offer or a sale by owner.
To sell a home in Bonita Springs in 2026, price it from recorded resales in your own subdivision, gather the flood, roof, permit and association documents buyers now ask for before they write, list between January and May when closings peak, and hire a listing team that negotiates inspection and appraisal gaps directly rather than through an assistant.
That sequence matters more in 2026 than it did three years ago, because the Bonita Springs resale market has flattened while the tools sellers rely on have not caught up. Recorded resale prices for single-family homes in the city slipped 1.2 percent year over year, from a $668,000 median to $660,000, while condominium resales fell 2.4 percent, from $410,000 to $400,000. Sales volume rose at the same time: 953 single-family resales against 862 a year earlier, and 692 condominium resales against 573. More sales at slightly lower prices is the signature of a market where well-priced homes sell and over-priced homes sit.
This is a long page on purpose. It covers the Bonita Springs market for sellers, the recorded-sale data most online estimates never see, city versus Estero versus county jurisdiction, pricing, flood and insurance questions, condominium law, disclosures, marketing, negotiation, closing costs with worked net sheets, taxes, the choice between listing and a cash sale, what our clients say, and more than forty answers to the questions Bonita Springs sellers ask us most.
These are the ten facts about selling in Bonita Springs that matter most in September 2026, each drawn from the Lee County deed record, a state or federal source, or the City of Bonita Springs.
Selling in Bonita Springs: How Do I Sell My Home in Bonita Springs, FL in 2026? · Why List Your Bonita Springs Home With McGreevy and Comisar?
The Market and the Record: What Is the Bonita Springs Market Doing for Sellers Right Now? · What Do Bonita Springs County Records Show That the MLS Alone Misses? · Is My Home in the City of Bonita Springs, the Village of Estero or Unincorporated Lee County?
Timing and Pricing: Is Now a Good Time to Sell a House in Bonita Springs? · How Do We Price a Bonita Springs Home?
Flood, Condos and Disclosures: What Will a Buyer Ask About Flood Zones, Storms and Insurance in Bonita Springs? · What Should Bonita Springs Condo Sellers Know in 2026? · What Disclosures Does a Bonita Springs Seller Owe?
Marketing, Negotiation, Costs and Taxes: How Do We Market a Bonita Springs Home? · How Do We Negotiate on Your Behalf? · What Does It Cost to Sell a Home in Bonita Springs? · Do I Pay Capital Gains Tax When I Sell My Bonita Springs Home?
Your Options and Next Steps: Should I List, Sell for Cash or Sell by Owner in Bonita Springs? · How Do I Get a Free Bonita Springs Home Valuation? · What Bonita Springs Sellers Say About Working With Us
Answers and Local Expertise: Frequently Asked Questions, Bonita Springs Seller Edition · Why Does a Bonita Springs Specialist Matter When You Sell? · Thinking of Selling Your Bonita Springs 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. Sellers hire us because we price from the recorded sales of their own subdivision, answer the flood, insurance and condo questions before a buyer asks, and negotiate every offer ourselves.
If you’re searching for the best realtor to sell your house in Bonita Springs, or thinking, “I need a listing agent who actually knows my neighborhood,” 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, between Bonita Beach Road and Coconut Road, so a listing appointment in Bonita Bay, Pelican Landing, Spanish Wells, Bonita National or downtown on Old 41 is a short drive, not a trip. 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.
Honors and recognition:
Every figure on this page comes from the Lee County deed record for the City of Bonita Springs, pulled sale by sale, not from a statewide average: in the last 12 months we tracked 2,085 qualified sales inside the city limits, one recorded deed at a time. That is the same file we start from on every listing. When a seller in Palmira asks what their home is worth, the answer begins with the 17 recorded resales in San Remo at Palmira over the last twelve months, at a $385,000 median, not with the $660,000 city-wide figure that describes a different house.
Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side of the same market, which means our seller clients hear what Bonita Springs buyers are asking, objecting to and paying for this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspection responses and appraisal disputes are handled by one of the two partners, never handed to a junior agent or an assistant.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote you a list price to win the listing and cut it three weeks later, and we will not market a Bonita Springs home as flood-free, reserve-funded or recently re-roofed unless the document says so. Buyers here arrive with an inspector, an insurance agent and, for condos, a lender reviewing the association. A listing that has already answered their questions sells faster and holds its price better through the inspection period.
The Bonita Springs resale market in 2026 is steady on price and rising on volume. From September 2025 through August 2026, resold single-family homes in the city closed at a $660,000 median, down 1.2 percent, and resold condos at $400,000, down 2.4 percent, while the number of resales rose about 14 percent.
Data updated: September 2026 (Lee County Property Appraiser tax roll and sale fields, roll dated September 1, 2026, qualified improved sales inside the City of Bonita Springs, September 2025 through August 2026, retrieved 26 Sep 2026).
The table below compares the last twelve months with the twelve before, for resales only. Builder-direct sales, meaning the first sale of a newly built home, are separated out, because a new condo tower closing a hundred units in a year says nothing about what a 1998 house is worth.
Resales inside the City of Bonita Springs | Sep 2025 to Aug 2026 | Sep 2024 to Aug 2025 | Change |
|---|---|---|---|
Single-family: sales | 953 | 862 | +10.6% |
Single-family: median price | $660,000 | $668,000 | -1.2% |
Single-family: median $ per heated sq ft | $332 | $343 | -3.2% |
Condominium: sales | 692 | 573 | +20.8% |
Condominium: median price | $400,000 | $410,000 | -2.4% |
Condominium: median $ per heated sq ft | $283 | $297 | -4.7% |
Manufactured homes: sales / median | 89 / $172,000 | 82 / $165,000 | +4.2% median |
Co-operative units: sales / median | 28 / $131,500 | 19 / $140,000 | -6.1% median |
All resales: sales / median | 1,811 / $524,900 | 1,591 / $535,000 | -1.9% median |
A Bonita Springs seller’s first comparison should be their own ZIP code and property type, because the two city ZIP codes behave like different towns.
City of Bonita Springs resales, Sep 2025 to Aug 2026 | Sales | Median | Median $/sq ft | Prior-year median |
|---|---|---|---|---|
34134 single-family | 218 | $1,050,000 | $443 | $1,075,000 |
34134 condominium | 352 | $560,000 | $339 | $585,000 |
34135 single-family | 735 | $590,000 | $315 | $610,000 |
34135 condominium | 340 | $332,750 | $243 | $368,500 |
ZIP 34134 covers the coastal and bay side of the city: Bonita Bay, Bonita Beach, Little Hickory Island, Pelican Landing and much of the U.S. 41 corridor. ZIP 34135 covers downtown, the Imperial River, Bonita Beach Road east toward Interstate 75 and the gated golf communities such as Bonita National and VillageWalk of Bonita Springs. The 34135 condo median fell 9.7 percent year over year, the sharpest move in the city, and it is the segment where pricing discipline matters most.
Sellers often ask whether Bonita is “holding up” against the rest of Lee County. The same county file, cut the same way for the same twelve months, answers that directly.
Twelve months to August 2026, single-family qualified sales by postal city | Sales | Median | Prior-year median |
|---|---|---|---|
Bonita Springs ZIP codes 34134 and 34135 (all jurisdictions) | 1,164 | $675,000 | $675,000 |
Estero postal addresses | 1,188 | $599,995 | $641,246 |
Fort Myers Beach | 118 | $1,050,000 | $900,000 |
Sanibel | 238 | $1,048,500 | $1,100,000 |
Fort Myers | 3,649 | $415,000 | $430,617 |
Cape Coral | 5,190 | $375,000 | $370,000 |
Bonita Springs single-family prices were flat year over year while Estero’s slipped 6.4 percent and Fort Myers’ 3.6 percent. For context beyond the deed record, Florida Realtors reported a Cape Coral-Fort Myers metro single-family median of $380,000 for August 2026, up 2.7 percent from a year earlier, and a metro condo median of $269,000, down 2.2 percent. The Federal Housing Finance Agency’s house price index for the same metro fell 0.9 percent in the year to the second quarter of 2026 but stands 27.8 percent above its level five years earlier.
Not in any way a seller should panic about. Recorded resale medians in the city peaked in the twelve months to August 2024, at $679,000 for single-family homes and $450,000 for condos, and have eased 2.8 and 11.1 percent since. Single-family values remain 79 percent above the twelve months to August 2020 median of $369,250.
Twelve months ending August, City of Bonita Springs resales | Single-family median | Condo median |
|---|---|---|
2020 | $369,250 | $251,450 |
2021 | $462,000 | $298,000 |
2022 | $607,000 | $403,000 |
2023 | $675,000 | $441,000 |
2024 | $679,000 | $450,000 |
2025 | $668,000 | $410,000 |
2026 | $660,000 | $400,000 |
The pattern is a plateau for houses and a correction for condos. Condo buyers are pricing in insurance, association fees and the reserve funding that Florida’s condominium safety law now requires, which we cover in the condo section below.
The Southwest Florida MLS records 1,932 closed residential sales with a Bonita Springs city address in the twelve months to September 26, 2026, at a median of $560,000 and $310 per square foot. The median closed sale took 71 days on market and sold for 95.5 percent of its final list price; 15.4 percent sold at or above list. On September 26, 2026, 719 homes were active at a median list price of $618,888, which is about 4.5 months of supply at the current pace of sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, residential listings with a Bonita Springs city address, closed 26 Sep 2025 to 26 Sep 2026 and active on 26 Sep 2026, including 68 sold-data-entry records, pulled 26 Sep 2026).
Price band, last 12 months | MLS closings | Active listings | Median days on market | Sale-to-list | Months of supply |
|---|---|---|---|---|---|
Under $400,000 | 548 | 198 | 84 | 94.8% | 4.3 |
$400,000 to $699,999 | 685 | 216 | 66 | 96.0% | 3.8 |
$700,000 to $999,999 | 305 | 108 | 50 | 96.3% | 4.2 |
$1 million to $1.99 million | 239 | 94 | 67 | 94.2% | 4.7 |
$2 million and up | 155 | 103 | 98.5 | 96.3% | 8.0 |
All Bonita Springs | 1,932 | 719 | 71 | 95.5% | 4.5 |
Source: Southwest Florida MLS Matrix, pulled 26 September 2026. The MLS city field follows the mailing address, so it includes some homes inside the Village of Estero with a Bonita Springs address; the county figures elsewhere on this page follow the city limits.
The middle of the market is the tightest: homes from $400,000 to about $1 million carry under four and a half months of supply and sell fastest, while the $2 million and up band carries eight months and takes longest. A seller above $2 million should expect a longer run and a sharper price; a buyer under $400,000 has the most negotiating room on price, at about 95 cents on the list dollar.
The Southwest Florida MLS records McGreevy and Comisar on 54 closed Bonita Springs sales since 2016, $34.7 million in all, 42 of them on the listing side and 15 on the buyer side (three on both). In the last 12 months we closed seven Bonita Springs sales worth $14.85 million. Our recorded closings run across Bonita Bay, Bonita National, Cedar Creek, Pelican Landing, VillageWalk, Worthington, Spanish Wells, San Remo, Bonita Lakes and Bonita Springs Golf and Country Club.
The Lee County deed record shows every qualified sale, including builder-direct closings that never appear in the multiple listing service. In Bonita Springs, 274 builder-direct sales worth $755 million closed in the last twelve months, which is why the all-sales median rose to $575,000 while resale prices actually eased.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026; builder-direct means the first qualified improved sale of a home within a year of its year built; retrieved 26 Sep 2026).
Project, City of Bonita Springs | Builder-direct closings, Sep 2025 to Aug 2026 | Median price | Recorded volume |
|---|---|---|---|
Bayview South Tower A (Bonita Bay) | 95 | $4,400,000 | $438.6 million |
Infinity I (The Colony, Pelican Landing) | 76 | $2,987,500 | $234.2 million |
Bonita Del Sol North | 71 | $683,287 | $51.0 million |
Bonita Del Sol South | 7 | $768,710 | $5.3 million |
Habitat for Humanity, Greyhound Square | 4 | $345,000 | $1.4 million |
Two luxury towers produced 171 closings and $673 million in a single year. A statistic that blends those deliveries with resales will tell a 1990s Bonita Bay condo owner their building gained value when it did not, and it will tell a 34135 condo owner the market rose when resale condo prices in that ZIP fell almost ten percent.
Your competition is not the new tower. A buyer choosing between a new Gulf-view residence and your 2002 condo is comparing a different product, with new-construction warranties, current code and a developer-funded reserve schedule. What sets your price is the resale closings in your building and its neighbors, adjusted for floor, view, renovation and the association’s reserve position.
Not every home with a Bonita Springs mailing address is in the City of Bonita Springs. The county file assigns each parcel to a taxing district, and in the last twelve months 267 qualified sales with a 34134 or 34135 ZIP code sat inside the Village of Estero, mostly in The Brooks, including Shadow Wood, Copperleaf, Spring Run, Lighthouse Bay and Cypress Hammock, plus Mirasol at Coconut Point and Wisteria Pointe. Another 53 sat in unincorporated Lee County. Those homes are marketed as “Bonita Springs” and are compared against Bonita Springs listings, but they pay Estero or county taxes and permit through a different government.
We pull every qualified sale in your subdivision for the last twelve months, widen to 24 or 36 months when a subdivision has fewer than ten sales, set aside builder-direct closings, and list the sales individually when the count is too small for a median to mean anything. Then we check the result against the active and pending listings in the same subdivision that week, because a buyer compares your home with what is for sale today, not only with what sold last spring.
A Bonita Springs ZIP code does not settle which government your home is in. The Lee County Property Appraiser records a taxing district for every parcel, and in the last twelve months 2,085 sales with a 34134 or 34135 address were in the City of Bonita Springs, 267 in the Village of Estero and 53 in unincorporated Lee County.
Data updated: September 2026 (Lee County Property Appraiser taxing district and sale fields, roll dated September 1, 2026, retrieved 26 Sep 2026).
Qualified sales with a 34134 or 34135 ZIP, Sep 2025 to Aug 2026 | Sales | Median | Single-family median | Condo median |
|---|---|---|---|---|
City of Bonita Springs | 2,085 | $575,000 | $665,000 | $490,000 |
Village of Estero | 267 | $565,000 | $1,040,000 | $432,500 |
Unincorporated Lee County | 53 | $425,000 | $432,500 | none recorded |
Inside the City of Bonita Springs, your building permits, flood-plain rules and code enforcement run through the city’s Community Development department at 9220 Bonita Beach Road, and your tax bill carries the city’s 0.8470-mill levy. Most city parcels sit in tax district 017, where the proposed 2026 total is 12.8217 mills; a smaller group pays Estero Fire instead of Bonita Springs Fire, with a proposed total of 13.0997 mills. Outside the city, the same questions go to Lee County or the Village of Estero.
A buyer who plans to renovate needs to know whose substantial-improvement rules apply and whose permit history to search. A buyer who plans to rent needs to know which rental rules apply. A buyer comparing tax bills needs the right millage. We put the jurisdiction on the first page of every listing file so the question never becomes a delay during the inspection period.
The county file places Imperial Bonita Estates, the 55+ resident-owned co-operative on the Imperial River, inside the city’s taxing district, along with Sanctuary at Imperial River and the downtown neighborhoods along Old 41. Those are also the neighborhoods where the Imperial River’s flood history, the city’s 2017 voluntary buyout area and the Sun Village septic-to-sewer project matter most to a buyer, and we cover each below.
For most Bonita Springs owners, the best time to list is January through April, because March, April and May produced 36.5 percent of city resale closings over the last three years. With resale prices flat and volume up, a correctly priced 2026 listing still sells; an overpriced one waits through the summer slowdown.
Data updated: September 2026 (Lee County Property Appraiser recorded resales inside the City of Bonita Springs, September 2023 through August 2026, retrieved 26 Sep 2026).
Month of closing, City of Bonita Springs resales, Sep 2023 to Aug 2026 | Closings | Share of the year | Median price |
|---|---|---|---|
January | 346 | 6.9% | $525,000 |
February | 416 | 8.3% | $523,500 |
March | 602 | 12.0% | $550,000 |
April | 675 | 13.5% | $565,000 |
May | 552 | 11.0% | $551,250 |
June | 437 | 8.7% | $549,000 |
July | 349 | 7.0% | $490,000 |
August | 261 | 5.2% | $512,000 |
September | 304 | 6.1% | $529,950 |
October | 342 | 6.8% | $530,000 |
November | 306 | 6.1% | $516,000 |
December | 425 | 8.5% | $570,000 |
Closing dates trail contract dates by 30 to 60 days, so the April closing peak reflects contracts written in February and March, when seasonal residents are in town and touring. A home listed in early January meets that buyer pool at full strength. A home listed in June meets fewer buyers and more competition from the listings that did not sell in spring.
Buyers price insurance into every offer. The Florida Office of Insurance Regulation reported an average homeowners premium of $3,576 a year in Lee County, including wind, in data as of March 31, 2026, against $5,534 in neighboring Collier County, and an average condo unit-owner premium of $1,494. Citizens Property Insurance cut its 2026 multiperil homeowners rates by an average of 8.8 percent statewide, and its policy count has fallen 76 percent from its October 2023 peak as private carriers returned. A buyer who can get a private quote on your home is a buyer who can close.
Amendment 3, the “Save Our Homes From Excessive Property Taxes” joint resolution passed by the Legislature in June 2026, is on the November 3 ballot and needs 60 percent approval. If it passes, it would exempt the first $150,000 of a homestead’s value from non-school property taxes in 2027 and $250,000 from 2028, cut the annual assessment cap on non-homestead residential property from 10 percent to 5 percent for non-school levies, and require anyone who establishes Florida residency after January 1, 2027 to wait five years for the increased exemption. For a seller, the practical point is that a full-time buyer’s post-purchase tax bill could fall materially; a seasonal buyer’s would not change much. We present it neutrally in listing materials until the vote is counted.
Statewide, 26.9 percent of single-family sales and 51.0 percent of condo sales in August 2026 were cash, according to Florida Realtors. In Bonita Springs, the county roll shows that the current owners of the homes resold in the last twelve months mail their tax bills to Florida in 58 percent of cases, with Ohio, Illinois, Michigan, New York, Indiana and Pennsylvania the leading out-of-state addresses. That buyer pool is seasonal, cash-heavy and Midwestern, and it shops from January through April.
Bonita Springs resale prices held nearly flat this year while sales rose, which means the gap between a well-priced listing and an overpriced one is what decides your summer. Request a free Bonita Springs home valuation built from your own subdivision’s recorded sales, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers in Bonita Springs, or see how we represent buyers across Southwest Florida.
We price a Bonita Springs home from the recorded resales in its own subdivision over the last twelve months, widening to 24 or 36 months when there are fewer than ten, then adjust for water or golf frontage, floor level, flood zone, roof age, renovation and association reserves, and test the number against the listings a buyer can tour this week.
Data updated: September 2026 (Lee County Property Appraiser, roll dated September 1, 2026, resales only, retrieved 26 Sep 2026).
The city median is a poor comparable because Bonita Springs subdivisions trade at very different levels. These are the subdivisions inside the City of Bonita Springs with at least ten resales in the last twelve months.
Subdivision (county legal name), City of Bonita Springs | Resales, Sep 2025 to Aug 2026 | Median price | Median $/sq ft | Mostly |
|---|---|---|---|---|
VillageWalk of Bonita Springs | 72 | $482,500 | $293 | houses |
Bonita Bay (single-family plats) | 56 | $1,657,500 | $494 | houses |
Bonita National | 53 | $989,000 | $463 | houses |
Pelican Landing (single-family plats) | 39 | $1,150,000 | $443 | houses |
Seasons at Bonita | 38 | $570,000 | $284 | houses |
Bonita Farms | 28 | $700,000 | $407 | houses |
Spanish Wells | 24 | $837,500 | $320 | houses |
Imperial Harbor | 24 | $206,500 | $178 | manufactured |
Heitmans Bonita Springs | 20 | $416,250 | $332 | houses |
Hawthorne | 18 | $567,500 | $296 | houses |
Imperial Bonita Estates | 18 | $136,000 | $150 | co-op |
San Remo at Palmira | 17 | $385,000 | $238 | villas |
San Carlos Estates | 16 | $812,450 | $389 | houses |
St. Andrews Verandas (Highland Woods) | 15 | $415,000 | $301 | condos |
Parklands Lee | 15 | $950,000 | $403 | houses |
Paloma Grande | 13 | $329,000 | $232 | condos |
Bay Pointe at Bonita Bay | 12 | $414,512 | $249 | condos |
Seaglass at Bonita Bay | 12 | $2,080,000 | $738 | condos |
San Mirage at Bonita Springs | 12 | $235,000 | $235 | condos |
Bonita Isles | 12 | $532,450 | $322 | houses |
Bonita Lakes | 11 | $925,000 | $310 | houses |
Bonita Beach (Hickory Boulevard plats) | 10 | $4,625,000 | $1,328 | houses |
Imperial Shores | 10 | $1,387,500 | $609 | houses |
Cordova at Spanish Wells | 10 | $1,005,000 | $440 | houses |
Natura at Bonita Fairways | 10 | $486,250 | $235 | houses |
Paloma | 10 | $636,250 | $292 | houses |
Village of Waterford (Bonita Bay) | 10 | $680,000 | $313 | condos |
Sanctuary at Imperial River | 10 | $175,000 | $227 | condos |
Gardens at Bonita Springs | 10 | $227,500 | $226 | condos |
Cordera | 10 | $355,000 | $198 | townhomes |
In the last 12 months we tracked every one of those closings, and the spread inside one city is the point: $150 a square foot at Imperial Bonita Estates, $1,328 a square foot on Bonita Beach, and a $337,500 to $1,657,500 range among gated golf and lake communities a few miles apart. Our community guides go deeper on several of these, including Spanish Wells, Palmira, Hawthorne and Seasons at Bonita, plus our Bonita Bay home valuation, our guide to Bonita Fairways and our Estero home valuation for the Brooks and Coconut Point side of the ZIP.
Water, golf and lake frontage move price more than square footage in this city. The county roll records the frontage type for each parcel, and the resale medians differ sharply.
Frontage recorded by the Property Appraiser, city resales, Sep 2025 to Aug 2026 | Resales | Median price | Median $/sq ft |
|---|---|---|---|
Bay | 121 | $1,035,000 | $531 |
Gulf | 38 | $701,500 | $669 |
Canal | 78 | $720,000 | $417 |
River (Imperial River and Spring Creek) | 19 | $699,000 | $464 |
Lake | 520 | $577,500 | $305 |
Golf | 415 | $490,000 | $299 |
These groups are mostly condominiums on the water and mostly houses on the canals. 113 of the 121 bay-front resales were condo units, largely in the Bonita Bay high-rises, and 32 of the 38 Gulf-front resales were condo units on Hickory Boulevard, while 67 of the 78 canal-front resales were houses. Golf frontage is also condo-heavy, with 305 of 415 resales in golf-course condominiums. Per square foot, Gulf and bay frontage still carry roughly double the price of a lake or golf view.
Year built matters in Bonita Springs because Florida’s statewide building code took effect in 2002, because insurers rate roofs by age, and because Citizens requires a four-point inspection on homes more than 20 years old.
Year built, city single-family resales, Sep 2025 to Aug 2026 | Resales | Median price | Median $/sq ft |
|---|---|---|---|
Before 1990 | 196 | $501,000 | $334 |
1990 to 2001 | 249 | $749,000 | $356 |
2002 to 2011 | 203 | $600,000 | $298 |
2012 to 2019 | 183 | $780,000 | $350 |
2020 and later | 122 | $767,500 | $340 |
The pre-1990 group holds up per square foot because 39 of its 196 resales sat on canals, in older neighborhoods such as Bonita Farms, Imperial Shores and Estero Bay Shores, where the lot and the water carry much of the value. The 2002 to 2011 group is the softest per square foot; it is dominated by VillageWalk of Bonita Springs, San Remo at Palmira, Hawthorne and Parklands, production-built gated communities where many homes are now due for roofs and air conditioning. In that group, a documented new roof and impact glass are worth more than any cosmetic update.
Automated estimates work from the same public sales we use, but they cannot see a remodeled kitchen, a 2023 tile roof, a bay view blocked by a new building, or a condo association that just levied a $40,000 special assessment. They also blend builder-direct tower closings with resales, and they often average across the city limit and the Village of Estero. In a city where frontage alone can double the price per square foot, an automated number is a starting point for a conversation, not a list price.
Of the 953 single-family resales in the city in the last twelve months, 197 closed above $1 million and 44 above $2 million. At that level there may be only one or two true comparables in a year, so we build the value from paired sales, land value, frontage and renovation quality, and we often recommend a pre-listing appraisal for estate homes on Bonita Bay, Hickory Boulevard or Imperial Shores.
The first two weeks on the market bring the most buyer attention a listing will ever get. We set the list price so the home competes with the best three active listings in its subdivision on the day it goes live, not with last year’s high sale. A home that launches correctly priced attracts its strongest offers early; a home that launches high trains buyers to wait for the first reduction.
A Bonita Springs buyer will ask which FEMA flood zone the home sits in, whether it has an elevation certificate, whether it flooded in Irma, Ian, Helene or Milton, the roof age and wind-mitigation features, and whether a private insurer will write it. Having those answers in the listing file before the first showing protects your price.
Data updated: September 2026 (City of Bonita Springs, FEMA, National Hurricane Center, NOAA and Florida Statutes; retrieved 26 Sep 2026).
The FEMA Flood Insurance Rate Map in force for the City of Bonita Springs took effect on November 17, 2022, according to the city’s Flood Protection Information page. Lee County’s pending 2026 and 2027 map revision covers six panels along Mullock Creek in unincorporated Lee County, not city panels. On the city map, blue areas are the 1 percent annual-chance zones, AE and VE; shaded X marks the 0.2 percent annual-chance area; and unshaded X is minimal flood hazard.
The city publishes a Find My Flood Zone map application and an Elevation Certificate Search on its Community Development site, and the Community Development office answers flood-zone questions at (239) 444-6150. If a certificate is on file for your home, we attach it to the listing. If none is on file and your home is in an AE or VE zone, we usually recommend ordering one before listing, because it is the single document that most changes a buyer’s flood quote.
FEMA confirmed on November 21, 2024 that the City of Bonita Springs keeps its Class 5 rating in the National Flood Insurance Program’s Community Rating System, which gives every NFIP policy in the city a 25 percent premium discount. FEMA applies that discount to all NFIP policies in a participating community, including homes outside the high-risk zones. It is a genuine selling point, and we state it in every city listing.
The National Hurricane Center’s report on Hurricane Ian records maximum storm-surge inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples on September 28, 2022, with inland high-water marks of 5 to 7 feet in Bonita and North Naples, and surge up the Imperial River. Two years later, Hurricane Helene pushed 3 to 5 feet of surge from south of Englewood to Bonita Beach, and Hurricane Milton 4 to 6 feet from south of Boca Grande through Bonita Beach. A buyer’s insurer will ask about each event by name.
The National Weather Service gauge on the Imperial River near Bonita Springs recorded its record crest of 15.32 feet on September 12, 2017, during Hurricane Irma, and 12.32 feet on October 2, 2022, after Ian. The Weather Service’s impact statement for 14.5 feet describes water in homes near the gauge, widespread flooding in Imperial Bonita Estates and more than 1,000 homes affected. After Irma, the city used a $5 million federal disaster-recovery grant to buy 13 flood-prone homes in the Quinn, Downs and Dean neighborhood and keep the land as open space. Buyers of river-area homes read that history, so we answer it with the home’s own record: its elevation, its claims history and any mitigation work done since.
Under Florida’s 2025 SB 180, local governments in the flood insurance program can no longer add up improvements across a multi-year look-back when applying the substantial-improvement rule. The city’s current cost-of-improvements form, dated November 3, 2025, measures work against 50 percent of the structure’s market value, using the Property Appraiser’s building value by default, with no five-year accumulation. A buyer who plans to renovate an older home below base flood elevation should still confirm the calculation with Community Development before contract, and we tell them so.
Florida law bars an insurer from refusing or non-renewing a homeowner’s policy solely because a roof is less than 15 years old, and for an older roof it must allow an inspection first. Citizens Property Insurance limits shingle roofs to 25 years and tile, slate, concrete and metal roofs to 50, and requires a four-point inspection of roof, electrical, plumbing and heating and cooling for homes more than 20 years old. We order a four-point and a wind-mitigation inspection before listing any Bonita Springs home built before 2006, so the buyer’s insurance agent can quote from day one.
Citizens Property Insurance already requires flood coverage on homes in the high-risk zones and on homes with a dwelling replacement cost of $400,000 or more since January 1, 2026. From January 1, 2027, every Citizens personal residential policy will need flood coverage, although condo unit-owner policies are exempt. That makes a documented flood quote part of the pricing conversation for almost every single-family home in the city.
The state’s My Safe Florida Home program offers free wind-mitigation inspections and, for eligible owners, matching grants of up to $10,000 for impact windows, doors, garage doors and roof-to-wall connections. Under the 2026 statute, grants go to homesteaded, site-built homes insured for $700,000 or less, built before January 1, 2008, and owned by low- or moderate-income households. Where a seller qualifies and has time before listing, the grant can add documented hardening that buyers and insurers reward.
Bonita Springs condo sellers in 2026 need their association’s structural integrity reserve study, milestone inspection status, current budget, reserve schedule and any pending special assessment in hand before listing. Resold condos in the city fell 2.4 percent to a $400,000 median, and the 34135 segment fell 9.7 percent, so buyers are underwriting the building as closely as the unit.
Data updated: September 2026 (Florida Statutes sections 553.899 and 718.112, Florida DBPR Division of Condominiums, and Lee County Property Appraiser resales; retrieved 26 Sep 2026).
Florida’s condominium safety law, passed after the 2021 Surfside collapse and amended in 2023, 2024 and 2025, now governs almost every mid-rise and high-rise building in Bonita Springs. Section 553.899 requires a milestone structural inspection for condominium and co-op buildings of three or more habitable stories by December 31 of the year the building turns 30, and every ten years after, and lets the local building official require it at 25 years where salt water or other local conditions justify it. Section 718.112 required associations to complete a structural integrity reserve study, or SIRS, for every building three stories or taller by December 31, 2025, allows it to be completed alongside a milestone inspection due by the end of 2026, and states that in no event may it be completed after December 31, 2026. Associations that must have a SIRS can no longer waive or underfund the reserves it identifies for budgets adopted on or after December 31, 2024.
The Florida Department of Business and Professional Regulation publishes a SIRS reporting database that shows whether an association has filed its study. We check it for every condominium we list and request the study itself, the latest milestone report, the adopted budget and board minutes from the association, because a buyer’s lender and a buyer’s attorney will ask for the same set.
Buyers financing a condo need the building to satisfy the lender’s project review, which looks at reserves, pending litigation, deferred maintenance and the share of owners behind on assessments. A building with a completed SIRS, fully funded reserves and a clean milestone report is easier to finance, and that widens the buyer pool beyond cash buyers.
Condo prices in the city are 11.1 percent below their 2024 peak, and the 34135 condo median fell from $368,500 to $332,750 in a year. Buyers are separating well-funded buildings from underfunded ones, so we lead with the association’s numbers when they are strong and price realistically when a special assessment is coming. Who pays an assessment levied during a contract depends on the contract’s terms, which we negotiate at the offer stage rather than at closing.
The average condo unit-owner premium in Lee County was $1,494 a year, including wind, in the state insurance regulator’s March 2026 data, and Citizens’ flood-insurance requirement does not apply to condo unit-owner policies. For a buyer comparing a condo with a single-family home in 34135, that difference is part of what we market.
A Bonita Springs seller owes a buyer Florida’s three-question flood disclosure at or before contract, disclosure of known material defects a buyer cannot readily see, the property tax disclosure summary, and, depending on what is owned, the homeowners’ association disclosure summary or the condominium document package. Open permits and utility charges should be cleared or disclosed before listing.
Data updated: September 2026 (Florida Statutes sections 689.302, 689.261, 720.401 and 718.503; Johnson v. Davis; City of Bonita Springs and Bonita Springs Utilities; retrieved 26 Sep 2026).
Section 689.302 of the Florida Statutes has required a residential seller to give the buyer a written flood disclosure at or before the time the contract is signed since October 1, 2024. The 2025 amendment, effective October 1, 2025, added a question on whether the seller knows of flooding that damaged the property during the seller’s ownership and broadened the assistance question to any source. The form now asks three things: whether the seller knows of flood damage during ownership, whether the seller filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. It defines flooding to include rising inland or tidal water, rapid runoff from a river, stream or drainage ditch, and sustained standing water from rainfall. In a city that saw surge from Ian and river flooding from Irma, we complete this form with the seller at the listing appointment, not at the offer.
In Johnson v. Davis in 1985, the Florida Supreme Court held that a home seller who knows of facts that materially affect the property’s value, that are not readily observable and are not known to the buyer, must disclose them. An “as is” contract does not remove that duty. We use a written seller’s disclosure to document what the seller knows, which protects the seller as much as the buyer.
Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes, because a change of ownership resets the assessment. Under section 193.155, a homestead’s assessed value resets to market value on January 1 of the year after a sale, so a seller who has held a homestead for years may pay a fraction of what the buyer will.
In a community governed by a Chapter 720 homeowners’ association, section 720.401 requires the seller to give the buyer a disclosure summary before the contract is signed; if it is not provided, the buyer may void the contract within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. The section does not apply to associations regulated under Chapter 718 condominium law. Many Bonita Springs communities, including Bonita Bay and Pelican Landing, combine a master homeowners’ association with condominium associations, so which regime governs your disclosure depends on what you own. We identify it at listing and confirm it with the closing agent; this is information, not legal advice.
For a condominium resale, Florida’s Chapter 718 requires the seller to provide the governing documents and a current question-and-answer sheet, and it gives the buyer a statutory review period after receiving them. With the 2024 and 2025 amendments, buyers now expect the SIRS and milestone reports in the same package. Ordering the documents early prevents the review clock from delaying your closing.
The City of Bonita Springs runs its permits through an EnerGov self-service portal that searches by address or permit number. Buyers’ title and lien searches find open permits, and an unclosed permit for a pool heater, a lanai enclosure or a hurricane-era roof repair can hold up a closing for weeks. We run the search before listing and close out what we can. Homes outside the city limits permit through Lee County or the Village of Estero instead.
Bonita Springs Utilities, a member-owned cooperative serving the city, Estero and south Lee County, is connecting the Sun Village neighborhood from septic to sewer, with a single-family charge of $7,509, or $35.85 a month on a payment plan, and home connections running from May to November 2026. A seller in a conversion area should disclose any unpaid balance, which becomes a closing-cost or proration item.
We market a Bonita Springs home with professional photography, video and aerial footage, a listing file that answers flood, roof, insurance and association questions up front, direct outreach to our Southwest Florida buyer database and to the seasonal buyers who drive the January-to-April market, and showings run by the team.
As Top 1% Real Estate Agents Nationally Since 2008, we budget every listing’s marketing like it is our own sale. Bonita Springs sells views and settings: a bay horizon from a Bonita Bay tower, a canal dock in Bonita Farms, a lake and preserve behind a Spanish Wells home, a walk to Riverside Park downtown. We shoot professional photography and video for every listing and use licensed aerial footage where it shows the water, the golf course or the location relative to the beach and U.S. 41.
Every Bonita Springs listing we run carries a document file: the elevation certificate or flood-zone map, the four-point and wind-mitigation inspections, the roof permit and year, the association budget and fee schedule, and for condos the SIRS and milestone status. Buyers’ agents send it to insurance agents and lenders before the first showing, which turns a hesitant buyer into a qualified one.
The multiple listing service reaches agents; it does not reach the Ohio or Illinois owner who spends February in Bonita and is deciding whether to buy. We market to our own Southwest Florida buyer database, to buyers who have toured with Marc in the same price band, and through social channels and targeted digital advertising timed to the season.
When a new tower or a builder community is closing units near your home, we market what a resale offers that new construction cannot: an established building with a known reserve position, a completed milestone inspection, mature landscaping, no construction next door and a closing date the seller controls.
We negotiate every Bonita Springs offer ourselves, partner to partner with the buyer’s agent: price, deposit size, inspection period, financing and appraisal terms, closing date and who pays which costs. Most of a seller’s net is protected or lost after the contract is signed, during inspections and the appraisal, so that is where we concentrate.
Florida’s standard “as is” contract gives the buyer an inspection period and the right to cancel, not the right to demand repairs. We use that structure to keep repair requests to credits the market supports, and we come to the table with the four-point and wind-mitigation reports already in hand, so a buyer’s inspection rarely finds a surprise large enough to reopen the price.
Waterfront, Gulf-front and estate homes in Bonita Springs often have few true comparables. When an appraisal comes in below the contract price, we submit the comparables the appraiser did not use, request a reconsideration of value through the lender, and negotiate a split or an appraisal-gap commitment where the buyer can support it.
In spring, well-priced homes in VillageWalk, Bonita National or Spanish Wells can draw more than one offer. We compare offers on net proceeds, financing certainty, deposit size, contingency length and closing date, not headline price alone, and we tell every buyer’s agent the same deadline.
Selling a Bonita Springs home typically costs about 4.3 to 4.8 percent of the price before any buyer-agent compensation, and about 6.8 to 7.3 percent if the seller also offers the buyer’s side, once commissions, the $0.70-per-$100 deed stamp tax, the owner’s title policy, closing fees, estoppel and the property tax proration are counted. Commissions are negotiable.
Data updated: September 2026 (Florida Department of Revenue, Florida Administrative Code rule 69O-186.003, Florida Statutes section 720.30851, NAR settlement guidance and Lee County Property Appraiser millage; retrieved 26 Sep 2026).
These examples use the city’s resale medians and a $1.5 million estate sale. Commission lines are examples of negotiated terms, not set rates. The property tax proration assumes a June 30 closing and an estimated annual bill; your title company prorates from your actual bill.
Estimate for illustration | $400,000 condo (city resale condo median) | $660,000 house (city resale house median) | $1,500,000 estate home |
|---|---|---|---|
Listing-side commission, example 2.5% | $10,000 | $16,500 | $37,500 |
Buyer-side compensation if the seller offers it, example 2.5% | $10,000 | $16,500 | $37,500 |
Deed documentary stamp tax, $0.70 per $100 | $2,800 | $4,620 | $10,500 |
Owner’s title insurance premium, promulgated rate, if the seller pays | $2,075 | $3,375 | $6,325 |
Title search and settlement fee, estimate | $1,200 | $1,300 | $1,500 |
Municipal lien search, estimate | $175 | $175 | $200 |
HOA or condo estoppel certificate, statutory cap | $299 | $299 | $299 |
Property tax proration credit to the buyer, estimate | $2,543 | $3,471 | $8,430 |
Estimated total, with buyer-side compensation | $29,092 (7.3%) | $46,240 (7.0%) | $102,254 (6.8%) |
Estimated total, without it | $19,092 (4.8%) | $29,740 (4.5%) | $64,754 (4.3%) |
The condo proration assumes a non-homestead bill at the proposed 12.8217-mill city rate on a $400,000 assessment, about $5,129 a year; the house and estate examples assume annual bills of about $7,000 and $17,000. A mortgage payoff, any repair credits and any seller concession are separate.
Florida’s documentary stamp tax on a deed is $0.70 for every $100 of the price, or portion of $100, in every county except Miami-Dade, under section 201.02. The Department of Revenue notes that all parties to the deed are liable for it; the standard Florida Realtors and Florida Bar contract assigns it to the seller by default.
Florida sets title insurance premiums by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million. Every title company charges the same premium. Who pays the owner’s policy is a checkbox in the standard contract; in our experience most Lee County resales use the option where the seller chooses the closing agent and pays the owner’s policy, while Collier County custom usually runs the other way. Settlement and search fees vary by title company.
Florida caps what an association may charge for the estoppel certificate that states what a seller owes: $299 for a current account, $119 more for delivery within three business days, and $179 more if the account is delinquent, under the 2024 amendments to sections 718.116 and 720.30851. The certificate is valid for 30 days, or 35 if delivered electronically.
Florida property taxes are billed in November for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. Lee County’s tax collector offers a 4 percent discount for November payment, and title companies usually prorate from the prior year’s bill at the maximum discount.
Since August 17, 2024, the rules that came out of the National Association of Realtors settlement bar offers of buyer-broker compensation from the MLS and require buyers to sign a written agreement with their own agent before touring. Commissions were always negotiable and remain so. A seller may still choose to offer compensation to the buyer’s agent, or a concession toward the buyer’s costs, outside the MLS, and in a balanced market that choice can widen the buyer pool. We walk through it with every seller in writing before the listing agreement is signed. For the full statewide breakdown, see our guide to seller closing costs in Florida.
Florida has no state income tax, so a Bonita Springs sale is taxed only federally. A primary residence owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Second homes, rentals and foreign sellers are treated differently, so talk to a tax professional first.
Data updated: September 2026 (Internal Revenue Service Topic 701 and FIRPTA guidance; Florida Statutes section 193.155; retrieved 26 Sep 2026).
The Internal Revenue Service’s Topic 701 explains the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. A seasonal home in Bonita Springs that was never the seller’s main home does not qualify. We are not tax advisers, and every seller’s situation differs, so we recommend a conversation with a CPA before listing.
Bonita Springs has a meaningful share of Canadian and European owners. Under the Foreign Investment in Real Property Tax Act, a buyer generally must withhold 15 percent of the amount realized when buying from a foreign person, with reduced or zero withholding for some sales of $1 million or less where the buyer will live in the home. A foreign seller can apply to the IRS for a withholding certificate to reduce the amount withheld. Plan for it at listing, because the title company will need to know.
Florida’s portability rule lets a homesteaded seller carry up to $500,000 of their Save Our Homes assessment difference to a new Florida homestead established within the following three years. If you are selling in Bonita Springs to buy elsewhere in Florida, file for the new homestead and portability together with the Property Appraiser in your new county by March 1 of the year you qualify.
For most Bonita Springs homes in marketable condition, listing with an experienced agent nets the most. A cash offer can make sense for a home needing major repairs, a flood-damaged home or a seller who must close in days. Selling by owner saves the listing fee but shifts pricing, disclosure, marketing and negotiation to the seller.
What matters to you | Full-service listing | Cash buyer or iBuyer offer | Sale by owner |
|---|---|---|---|
Price achieved | Full market exposure in season; 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 |
Certainty | Contingencies for inspection, financing and appraisal | High once signed | Depends on the buyer |
Repairs and condition | Negotiated during inspection | Buyer takes the home as is, priced in | Negotiated by the seller |
Flood, roof and condo 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 |
Costs | Negotiated commission plus standard closing costs | Service fee or discount built into the offer | Closing costs, marketing, often buyer-side compensation |
Best for | Most homes, most sellers | Distressed or time-critical sales | Experienced sellers with a buyer already lined up |
Choose a full listing if your home is in marketable condition and you can wait 60 to 90 days from listing to closing, which is most Bonita Springs owners. Choose a cash offer if the home needs repairs a financed buyer’s insurer will not accept, if it was damaged in a storm and you do not want to rebuild, or if you need a closing date in days; get more than one offer and compare the net, not the headline. Choose a sale by owner only if you already have a buyer, understand Florida’s disclosure duties and are comfortable pricing and negotiating without help. Whichever you choose, compare the net proceeds side by side before you sign anything, and we will run that comparison for you at no cost.
Request a free Bonita Springs home valuation online, call Jesse direct at (239) 898-6072, or book a walk-through. We send a value built from the recorded resales in your own subdivision, adjusted for your home’s frontage, floor plan, condition, roof and flood zone, with the active competition shown alongside it.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. Your address, the year and material of your roof, any renovations with dates and permits, your HOA or condo association name, and whether you have an elevation certificate or recent insurance inspections. With that, we can give you a range the same day and a full pricing file after a walk-through.
Get your free Bonita Springs home valuation and we will send a value built from recorded Bonita Springs sales, not a ZIP-wide estimate, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and there is no obligation to list.
Jesse McGreevy is a top-reviewed Bonita Springs listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all in full.
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review
These are the questions Bonita Springs homeowners ask us most often before they list, answered from the county record, Florida law and our own experience selling in this city. For anything specific to your home, call Jesse direct at (239) 898-6072.
Price it from the recorded resales in your own subdivision, gather the flood, roof, permit and association documents buyers ask for, list in January through April if you can, and hire a listing agent who negotiates inspections and appraisals personally. Most Bonita Springs resales close 30 to 60 days after contract.
Look for recorded local production, a pricing method built on your subdivision’s closings, and a partner who negotiates personally. McGreevy and Comisar, based on South Tamiami Trail in Bonita Springs, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Compare the field in our guide to the best real estate agents in Bonita Springs.
For most owners, yes, if the home is priced correctly. Resale single-family prices in the city were nearly flat over the last year, at a $660,000 median, while the number of resales rose about 11 percent. Listing between January and April reaches the most buyers.
Slightly for houses and more for condos. Resold single-family homes fell 1.2 percent to a $660,000 median in the twelve months to August 2026; resold condos fell 2.4 percent to $400,000, and 34135 condos fell 9.7 percent (Lee County Property Appraiser recorded sales).
Nothing in the county record looks like a crash. Resale volume is rising, single-family prices are 79 percent above their 2020 level, and insurance costs are easing. Condos are correcting as buyers price in reserve funding, which is a building-by-building adjustment rather than a market collapse.
A correctly priced home in season usually goes under contract within the first several weeks and closes 30 to 60 days later; a home listed in summer or priced above its subdivision’s recent sales can take much longer. Across Bonita Springs the median MLS closing of the last 12 months took 71 days on market, and we quote the current figure for your subdivision at the valuation.
It depends on what you count. Inside the City of Bonita Springs, the twelve-month resale median was $660,000 for single-family homes and $400,000 for condos; including new-construction closings, the all-sales median was $575,000 (Lee County Property Appraiser, September 2025 to August 2026).
Because they measure different things: list prices or sale prices, city limits or ZIP codes, resales or new construction, one month or twelve. A Bayview tower delivery or an Estero address inside 34135 can move an online median by tens of thousands of dollars without changing what your home is worth.
They behave like different markets. Resold houses carried a $1,050,000 median in 34134 and $590,000 in 34135; resold condos $560,000 against $332,750. 34134 covers the bay, beach and U.S. 41 side; 34135 covers downtown, the Imperial River and the communities toward and east of Interstate 75.
Check the taxing district on your tax bill or on the Lee County Property Appraiser’s parcel page. A 34134 or 34135 ZIP code does not settle it: about one in nine qualified sales with those ZIP codes in the last year was inside the Village of Estero, mostly in The Brooks.
No, Florida lets owners sell their own homes. You will still owe the buyer the flood disclosure, the property tax disclosure and disclosure of known defects, and you will need to price, market, negotiate and manage the closing yourself. Most sellers net more with an experienced listing agent.
Yes. The standard Florida “as is” contract lets the buyer inspect and cancel rather than demand repairs. It does not remove your duty to disclose known material defects under Johnson v. Davis, or the statutory flood and tax disclosures.
Many are, but a cash offer is priced to leave the buyer a margin, so it usually nets less than a listing for a home in good condition. Get more than one offer, compare the net proceeds in writing, and check any fees deducted at closing.
Price it at or just below the best comparable active listing in your subdivision, have the four-point, wind-mitigation and flood documents ready on day one, make it easy to show, and consider a pre-listing inspection. If you need to close in days rather than weeks, a cash sale is the faster route at a lower price.
About 4.3 to 4.8 percent of the price without buyer-side compensation and 6.8 to 7.3 percent with it, in our worked examples at $400,000, $660,000 and $1.5 million. The main items are the negotiated commission, deed stamps at $0.70 per $100, the owner’s title policy and the tax proration.
$0.70 per $100 of the price. On a $400,000 condo that is $2,800; on a $660,000 house, $4,620; on a $1.5 million home, $10,500. The standard contract assigns it to the seller.
The premium is set by the state and is the same at every title company. Who pays the owner’s policy is a checkbox in the standard contract; in our experience most Lee County resales have the seller choose the closing agent and pay for the owner’s policy. The buyer pays for any lender’s policy.
The estoppel certificate states what the seller owes the association. Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent. The seller normally pays it.
Only if they choose to. Since August 17, 2024, offers of buyer-agent compensation cannot appear on the MLS, and buyers sign their own written agreements with their agents. A seller can still offer compensation or a concession outside the MLS, and in a balanced market that can widen the buyer pool.
Florida has no state income tax. Federally, a primary residence you owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for married couples filing jointly. Second homes and rentals are taxed differently; ask a CPA.
If you are a foreign seller, the buyer must generally withhold 15 percent of the price at closing under the Foreign Investment in Real Property Tax Act, with reduced or zero rates for some homes of $1 million or less that the buyer will live in. A withholding certificate from the IRS can reduce it; plan for it at listing.
Parts of it are. The city’s FEMA flood map, in force since November 17, 2022, shows high-risk AE and VE zones near the Gulf, the bays, the Imperial River and Spring Creek, and lower-risk X zones elsewhere. Check your parcel on the city’s Find My Flood Zone map.
Yes. Since October 1, 2025, Florida’s flood disclosure asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim, and whether you received flood assistance, including from FEMA. It must be given at or before the contract.
The form still asks whether you know of flood damage during your ownership, so answer that question from your own knowledge. Not filing a claim does not mean the answer to the first question is no.
No law requires one to sell, but in an AE or VE zone it is the document that most affects a buyer’s flood insurance quote. Search the city’s Elevation Certificate Search first; if none is on file, ordering one before listing usually pays for itself.
If improvements or repairs to a home in a high-risk flood zone cost 50 percent or more of the structure’s market value, the whole building must be brought up to current flood rules, including elevation. Since Florida’s 2025 SB 180, cities can no longer add up improvements over a multi-year look-back.
It depends on the home’s elevation, flood zone, distance to water and rebuild cost under FEMA’s Risk Rating 2.0. Every NFIP policy in the city gets a 25 percent discount because Bonita Springs holds a Class 5 Community Rating System rating.
Insurers cannot refuse or non-renew a homeowner’s policy solely because a roof is under 15 years old. Citizens limits shingle roofs to 25 years and tile or metal roofs to 50, with at least five years of remaining life. A documented newer roof is one of the best selling points a Bonita Springs home can have.
For a home more than about 20 years old, yes. Citizens and many private insurers require one, and having it before listing lets the buyer’s insurance agent quote immediately. We usually pair it with a wind-mitigation inspection.
If your building is three stories or taller, Florida law required the association to complete a SIRS by December 31, 2025, with an absolute deadline of December 31, 2026. It is the association’s obligation, but buyers and lenders will ask for it, so request it before listing.
Yes, but expect fewer financed buyers and harder price negotiation. Ask the association for the inspection schedule and any engineer’s letter, and disclose what you know so the buyer’s review period is not the first time it comes up.
The contract decides. The standard Florida contracts address assessments that are levied before closing and those that are pending; we negotiate the allocation at the offer stage so it is not a surprise at the closing table.
If your home is in a Chapter 720 homeowners’ association, yes, before the buyer signs; otherwise the buyer can void the contract up to closing. Condominium units follow Chapter 718 instead. In master-planned communities that mix the two, we confirm which applies at listing.
The declaration, articles, bylaws, rules, current budget, the question-and-answer sheet, the most recent financial report, and now the SIRS and milestone inspection status. The association supplies most of them; order early so the buyer’s review period starts on time.
Close it before listing if you can. Search the City of Bonita Springs EnerGov portal by address, or Lee County’s portal if you are outside the city. Open permits show up in the buyer’s lien and permit search and can delay closing.
Very likely, if you have homestead. Your assessed value resets to market value on January 1 after the sale under section 193.155, so a long-time homesteaded seller’s bill can be much lower than the new owner’s. Florida’s property tax disclosure summary warns the buyer of this.
Yes, within Florida. Portability lets you move up to $500,000 of your assessment difference to a new homestead established within three years. File for homestead and portability in your new county by March 1.
It would exempt the first $150,000 of homestead value from non-school property taxes in 2027 and $250,000 from 2028, cut the non-homestead cap from 10 to 5 percent for non-school levies, and add a five-year residency wait for new Floridians. It needs 60 percent to pass.
Start with the recorded resales in your subdivision over the last twelve months, adjusted for frontage, size, condition, roof age and flood zone. Request our free Bonita Springs valuation for a same-day range and a full pricing file after a walk-through.
Anything an insurer or lender will flag: an aging roof, a failing water heater, outdated electrical, active leaks and missing hurricane protection. Cosmetic work pays less than documented insurability. We walk through the home and rank repairs by return before you spend anything.
April has produced the most city resale closings over the last three years, at 13.5 percent of the year, with March and May close behind. That means contracts written in February and March, so listing in January usually gives a seller the full season.
Many Bonita Springs condos sell furnished, especially to seasonal buyers, and a furnished listing can close faster. Houses usually show better lightly staged. We decide by building and buyer profile, and we list furniture separately in the contract.
Yes. The sale works like any other, with FIRPTA withholding at closing unless an exemption or IRS withholding certificate applies. We coordinate remote signing with the title company, so you do not need to be in Bonita Springs to close.
The estate usually needs to go through probate, or another court-approved transfer, before the personal representative can convey title. Lee County probate is handled by the Clerk of the Circuit Court. We work alongside the estate’s attorney to prepare, price and market the home while the paperwork moves.
Yes. The lease transfers with the property unless it provides otherwise, so a buyer inherits the tenant. We market these homes to investors or time the sale to the end of the lease, and we coordinate showings under the notice rules in the lease.
Yes, though a named storm near Southwest Florida can trigger an insurance binding moratorium that pauses new policies and delays closings. Standard contracts address this, and we build flexibility into closing dates between June and November.
List at the start of it, in early January if possible, or even in December for a home that shows well. Seasonal buyers tour most heavily in February and March, and their contracts produce the April closing peak.
A Bonita Springs specialist knows which subdivision, jurisdiction, flood zone and buyer pool a home belongs to, and sells the life around it: the beaches, the Imperial River, downtown, the schools and the drive to the airport. Buyers pay for that setting, and a listing that explains it well sells for more.
Bonita Springs sits between Estero and North Naples on the Gulf. Bonita Beach Park on Hickory Boulevard charges $2 an hour to park, and Lovers Key State Park, just north, charges $8 a vehicle. Downtown, the Wonder Gardens on Old 41 has been open since 1936, Riverside Park is finishing its second construction phase, and the Imperial River has public kayak launches at River Park and the county boat ramp on U.S. 41. The Promenade at Bonita Bay hosts the Saturday farmers market from October through May. Southwest Florida International Airport is about 25 minutes north by car without traffic, and downtown Naples about 27 minutes south.
Public schools in the city include Bonita Springs Elementary, Spring Creek Elementary, Bonita Springs Middle Center for the Arts and Bonita Springs High School, plus two public charter schools, Bonita Springs Charter and Oak Creek Charter. Lee County assigns elementary and middle students by proximity zone, so we give buyers the district’s address lookup rather than a promise. The NCH freestanding emergency department is at 24040 S Tamiami Trail, and Lee Health’s Coconut Point emergency department is on Via Coconut Point.
The U.S. Census Bureau estimates Bonita Springs’ population at 57,634 in July 2025, with a median age of 62.1, an owner-occupied rate of 81.8 percent and a median household income of $95,210. That profile explains the market: a large, stable base of owners, many of them seasonal, and a buyer pool that shops in winter.
Many of our sellers are also buyers, moving across town, downsizing into a condo or moving up to a bigger lot. Read our guide to buying a home in Bonita Springs, or our full Bonita Springs community guide, and call Marc at (239) 287-5873 to time the sale and the purchase together. Buyers searching live inventory can also browse Bonita Springs homes on DomainRealtyGroup.com.
If you’re searching for the best Bonita Springs listing agent, or thinking, “I need someone to sell my house in Bonita Springs, Florida,” McGreevy and Comisar are the team to call. We help homeowners price, market, negotiate and sell with a local strategy built for Bonita Springs, Estero, Naples, Fort Myers and Lee and Collier Counties. Whether you are selling in Bonita Bay, Pelican Landing, Spanish Wells, Bonita National, Palmira, VillageWalk or a downtown home near the Imperial River, we provide local market guidance, professional listing exposure and a clear plan.
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.
Bonita Springs sold record, last 12 months: 1,811 recorded resales inside the City of Bonita Springs, at a $660,000 single-family median and a $400,000 condo median, plus 274 builder-direct closings, per the Lee County Property Appraiser roll dated September 1, 2026.
Request your free Bonita Springs home valuation and we will send a value built from your subdivision’s recorded sales. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Springs 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 and have represented buyers and sellers across Southwest Florida since 2008.
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.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every fact on this page traces to one of the primary sources below: the Lee County deed and tax record, state and federal agencies, Florida law, the City of Bonita Springs and news reporting. We do not cite real estate brokerage or listing sites. All sources were retrieved on 26 September 2026 unless a publication date is shown.
These are the forms, statutes and reference files a Bonita Springs seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Bonita Springs or the federal government.
Market data from the Lee County Property Appraiser recorded-sale file (roll dated 1 September 2026), pulled 26 September 2026, and the Southwest Florida MLS Matrix, pulled 26 September 2026. Brokered by Domain Realty.