We price your Casa Bonita Grande condo from sales of its own plan and floor, and line up the board approval, estoppel and flood documents before a buyer asks.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Market data from Lee County Property Appraiser recorded sales and parcel roll, index built 1 October 2026
McGreevy and Comisar are the Bonita Springs listing team whose office sits on South Tamiami Trail, and this is our seller’s guide to Casa Bonita Grande at Bonita Beach, the 54-unit, eight-story Gulf-side condominium at 25900 Hickory Blvd on Little Hickory Island, described in full in our Casa Bonita Grande guide. If you own one of its 54 condos, this page gives you every qualified recorded sale of the last 60 months, the repeat sales since 2009, the association approval, estoppel and flood questions a buyer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.
The building sits on the barrier island that carries Bonita Beach inside the City of Bonita Springs, and it is one of four separate Casa Bonita condominium associations on Hickory Blvd. This page covers Casa Bonita Grande only, not Casa Bonita I, Casa Bonita II or Casa Bonita Royale: each has its own declaration, board and budget, so a fee, rule or assessment at one says nothing about another. Our Casa Bonita overview compares the group, and the wider market is in our Bonita Springs guide.
The Lee County recorded-sales file holds 3 qualified sales for the building in the last 60 months, priced from $900,000 to $1,010,000, and only 1 in the last 12 months. Ten sales are needed before we will state a building median, and no window of 12, 24, 36 or 60 months reaches ten, so we list every sale: $1,010,000 on August 28, 2023, $945,000 on May 9, 2025 and $900,000 on April 16, 2026, all on the 1,030 square foot plan, each lower than the one before. The median of these 3 sales is $945,000.
To sell your Casa Bonita Grande condo in 2026, price it against recorded sales of your own floor plan and floor instead of a building average, start the association’s buyer-approval notice and the estoppel certificate the day a contract is signed, and have the milestone, reserve and flood documents ready before the first showing.
That sequence matters because the record is thin and the building is not one product. Thirty-three of the 54 units share the 1,030 square foot plan, fourteen are 1,361 square feet, five are 1,161 and two are 1,496, and every sale of the last 60 months is on the smallest plan. A seller of a 1,361 square foot end unit has no in-building comparable inside five years, because the last recorded sale of that plan was $1,100,000 on June 14, 2021, so the pricing work for that unit draws on the neighboring Casa Bonita buildings and Ambassador as well.
These are the ten facts about selling a Casa Bonita Grande condo that matter most in October 2026, each drawn from the Lee County recorded sales, the recorded Second Amended and Restated Declaration, the association’s posted pages and Florida law, and each explained in the section that covers it.
This seller’s guide to Casa Bonita Grande at Bonita Beach runs from the recorded market to the sale-by-sale record, the approval, fee, insurance and disclosure questions buyers ask, a comparison with Casa Bonita I, two net sheets and the answers owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Casa Bonita Grande at Bonita Beach Condo in 2026? · Why List Your Casa Bonita Grande at Bonita Beach Condo With McGreevy and Comisar? · What Is the Casa Bonita Grande at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Casa Bonita Grande at Bonita Beach Condos Sell For? · Have Casa Bonita Grande at Bonita Beach Owners Sold for More Than They Paid? · A Casa Bonita Grande at Bonita Beach Condo Sale Worked Through
Pricing, Value, Fees and Insurance: How Do We Price a Casa Bonita Grande at Bonita Beach Condo? · What Moves the Price of a Casa Bonita Grande at Bonita Beach Condo Most? · What Fees Will Your Casa Bonita Grande at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Casa Bonita Grande at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Disclosures, Rules and Timing: What Must a Casa Bonita Grande at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits at Casa Bonita Grande? · Which Rules Affect a Casa Bonita Grande at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Casa Bonita Grande at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Casa Bonita Grande at Bonita Beach Condo? · How Do We Negotiate a Casa Bonita Grande at Bonita Beach Condo Contract? · Casa Bonita Grande at Bonita Beach vs Casa Bonita I: Which Will Your Buyer Choose? · What Does It Cost to Sell a Casa Bonita Grande at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Casa Bonita Grande at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Casa Bonita Grande at Bonita Beach Valuation?
Reviews, Questions and Your Team: What Casa Bonita Grande at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Casa Bonita Grande at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · 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% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Casa Bonita Grande owners hire us because we price from the deed behind every comparable, read the 89-page declaration before a buyer does, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Casa Bonita Grande condo, or thinking, “I need a listing agent who can explain a three-sale record to a buyer’s lender,” 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, in the same city as the building. Before you interview agents, read our comparison of the best real estate agents in Bonita Springs, which sets out what to ask any listing agent in this city, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 34 qualified Casa Bonita Grande at Bonita Beach sales in the county record since 2009, which is a complete count because the state sale files cover every recorded sale from 2009 on, and we read every transfer the county roll shows on all 54 unit parcels. The county file holds 109 qualified sales since 1975, but before 2009 it is partial, so we use that figure as a count and never as a price signal. We also read all 89 pages of the Second Amended and Restated Declaration, recorded December 13, 2021, and the 2024 Rules and Regulations, so a buyer’s question has an answer with a section number.
Recent Casa Bonita Grande track record, last 12 months: Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS has not been pulled for this building, so this page does not say that McGreevy and Comisar sold, listed or represented any sale in it, and the sale worked through below is a public-record sale that is not ours. Our case rests on the public record we have read for you, our results across Bonita Springs and Southwest Florida, and how we will run your sale.
The Casa Bonita Grande condo market is thin, and its three recent sales step down. The Lee County record shows 3 qualified sales in 60 months, from $900,000 to $1,010,000, and only 1 in the last 12. No window reaches the 10 sales a building median needs, and Southwest Florida MLS figures are not published here.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026) Each row names its window and count, and a median of fewer than 10 sales is written only as the median of those sales.
| County window to October 1, 2026 | Qualified sales | Median price | Range | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months (since October 2025) | 1 | $900,000 (the one sale) | $900,000 | $873.79 |
| 24 months (since October 2024) | 2 | $922,500, the median of these 2 sales (the mean of $900,000 and $945,000) | $900,000 to $945,000 | $895.63 |
| 36 months (since October 2023) | 2 | $922,500, the median of these 2 sales (the mean of $900,000 and $945,000) | $900,000 to $945,000 | $895.63 |
| 60 months (since October 2021) | 3 | $945,000, the median of these 3 sales | $900,000 to $1,010,000 | $917.48 |
| All recorded history | 109 since 1975 (a count, not a price signal) | not stated | not stated | not stated |
Qualified Florida Department of Revenue sales are a county record, not Southwest Florida MLS data. The county file carries the deed consideration, the amount stated in the recorded transfer, while the MLS carries the reported closing price, and the two can differ on a single sale, so we never average them.
The county roll keeps each unit’s last four sales with exact dates, and the state sale files add every recorded sale from 2009 on. So the record is complete from 2009 and partial before 2009. Counts since 2009 are complete counts, and the file holds 34 qualified sales for the building since then. A count of all 109 is a count of what the file holds and never a claim of every sale ever.
The MLS is where closed-sale detail, days on market, sale-to-list and what is for sale today live. Closed sales, median price, price per square foot, median days on market and sale-to-list for this building: Information not available at time of publishing (checked 2026-10-01).
Active listings, pending sales, median list price and months of supply for this building: Information not available at time of publishing (checked 2026-10-01).
Each row uses the same yardstick, qualified county sales in the last 60 months, and none reaches 10, so each median is the median of that building’s own few sales. Each building has its own page, including Casa Bonita II and Ambassador.
| Building | Qualified sales, 60 months | Range | Median of these n sales | All-history count (first year) |
|---|---|---|---|---|
| Casa Bonita Grande | 3 | $900,000 to $1,010,000 | $945,000 (these 3 sales) | 109 (since 1975) |
| Casa Bonita I | 8 | $550,000 to $1,215,000 | $824,500 (these 8 sales) | 127 (since 1973) |
| Casa Bonita II | 8 | $675,000 to $1,305,000 | $749,500 (these 8 sales) | 130 (since 1974) |
| Ambassador | 4 | $712,500 to $1,147,000 | $987,000 (these 4 sales) | 119 (since 1982) |
These are small-sample medians over different plans and floors, so they point and do not price. Ambassador’s larger 1,203 and 1,253 square foot units explain part of its higher median.
Twelve of the 54 units show a latest roll transfer dated January 2021 or later, and six of those are qualified sales in the file. The other six carry codes outside the county’s qualified arm’s-length codes: five transfers in 2022 coded 03, priced from $835,000 to $1,250,000, and one on March 30, 2026 coded 11 at $350,000. We use none of them as price signals, and the recorded deed settles what each one was.
Three Casa Bonita Grande condos recorded qualified sales in the last 60 months, since October 2021, at $900,000 to $1,010,000, all on the 1,030 square foot plan. The table lists each one with its floor, heated area and price per square foot, and the median of these 3 sales is $945,000.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Recorded date | Building address | Floor | Price | Heated sq ft | Price per sq ft |
|---|---|---|---|---|---|
| August 28, 2023 | 25900 Hickory Blvd | 6 | $1,010,000 | 1,030 | $980.58 |
| May 9, 2025 | 25900 Hickory Blvd | 2 | $945,000 | 1,030 | $917.48 |
| April 16, 2026 | 25900 Hickory Blvd | 2 | $900,000 | 1,030 | $873.79 |
The median of these 3 sales is $945,000, and the median of their three per-square-foot figures is $917.48. With only three sales neither is a building median. Each sale is lower than the one before: $1,010,000 to $945,000 is a drop of $65,000, and $945,000 to $900,000 is a drop of $45,000, so April 2026 sits $110,000 below August 2023, or 10.9 percent of the 2023 price. The earliest sale is on a higher floor than the two later ones, so floor and time are mixed together, and three sales cannot separate them.
This history table by year shows what the complete record since 2009 holds. It is not a price signal for today, because it mixes the 2009 to 2012 market with the 2021 to 2026 market, and a median appears only as the median of that year’s own sales.
| Year | Qualified sales | Lowest | Highest | Median of these n sales |
|---|---|---|---|---|
| 2009 | 1 | $305,500 | $305,500 | the one sale |
| 2011 | 2 | $420,000 | $520,000 | $470,000 |
| 2012 | 3 | $515,000 | $740,000 | $710,000 |
| 2013 | 1 | $560,000 | $560,000 | the one sale |
| 2014 | 5 | $445,000 | $860,000 | $546,000 |
| 2015 | 3 | $480,000 | $642,500 | $605,000 |
| 2016 | 3 | $552,500 | $900,000 | $625,000 |
| 2017 | 3 | $560,000 | $735,000 | $676,000 |
| 2018 | 1 | $710,000 | $710,000 | the one sale |
| 2019 | 3 | $571,250 | $655,000 | $605,000 |
| 2020 | 1 | $547,500 | $547,500 | the one sale |
| 2021 | 5 | $620,000 | $1,100,000 | $675,000 |
| 2023 | 1 | $1,010,000 | $1,010,000 | the one sale |
| 2025 | 1 | $945,000 | $945,000 | the one sale |
| 2026 (to April 16) | 1 | $900,000 | $900,000 | the one sale |
| Total since 2009 | 34 |
The file holds no qualified sale dated 2010, 2022 or 2024, and 26 of the 34 sales are dated before 2021, so the 60-month list above, and not this table, is the guide to today’s value. Inside 2021, five sales ran from $620,000 on April 29 to $1,100,000 on June 14, and the top one was a 1,361 square foot unit, so plan matters as much as date.
The ranges below span 17 years of market change, so they record what has traded and do not estimate today’s price. The last column is what a seller of a given plan needs.
| Heated sq ft | Units in the building | Qualified sales since 2009 | Range since 2009 | Latest qualified sale |
|---|---|---|---|---|
| 1,030 | 33 | 21 | $305,500 to $1,010,000 | $900,000 on April 16, 2026 |
| 1,161 | 5 | 7 | $445,000 to $737,500 | $675,000 on May 25, 2021 |
| 1,361 | 14 | 5 | $670,000 to $1,100,000 | $1,100,000 on June 14, 2021 |
| 1,496 | 2 | 1 | $900,000 | $900,000 on April 1, 2016 |
An owner of a 1,161, 1,361 or 1,496 square foot unit has no qualified in-building sale in the last 60 months, so we say so in the listing conversation and bring in sales from the neighboring buildings instead of stretching a 1,030 square foot figure over a larger plan.
Yes, wherever both sales sit in the complete record: 12 pairs of consecutive recorded sales of the same condo since 2009 all closed higher, at a median gain of 30.1 percent over about 4 years. Owners whose earlier sale was at the 1999 to 2007 peak were less certain, and 5 of 11 resold below it.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat sale is two consecutive qualified sales of the same unit in the county file. The table lists the 12 pairs with both legs dated 2009 or later, so both come from the complete record, with no unit numbers. The change is the later price less the earlier price, before commissions, closing costs and improvements, so it is not a profit figure.
| Earlier sale | Later sale | Years between | Change in price | Change as a percent of the earlier price |
|---|---|---|---|---|
| November 4, 2011, $420,000 | December 16, 2013, $560,000 | 2.1 | +$140,000 | +33.3% |
| August 12, 2014, $445,000 | April 8, 2015, $605,000 | 0.7 | +$160,000 | +36.0% |
| April 20, 2015, $480,000 | June 7, 2016, $625,000 | 1.1 | +$145,000 | +30.2% |
| April 8, 2015, $605,000 | February 24, 2017, $735,000 | 1.9 | +$130,000 | +21.5% |
| March 7, 2014, $546,000 | April 26, 2018, $710,000 | 4.1 | +$164,000 | +30.0% |
| April 2, 2015, $642,500 | April 1, 2019, $655,000 | 4.0 | +$12,500 | +1.9% |
| February 24, 2017, $735,000 | January 26, 2021, $737,500 | 3.9 | +$2,500 | +0.3% |
| October 15, 2014, $520,000 | April 29, 2021, $620,000 | 6.5 | +$100,000 | +19.2% |
| September 13, 2012, $740,000 | June 14, 2021, $1,100,000 | 8.8 | +$360,000 | +48.6% |
| May 13, 2021, $636,000 | August 28, 2023, $1,010,000 | 2.3 | +$374,000 | +58.8% |
| April 29, 2021, $620,000 | May 9, 2025, $945,000 | 4.0 | +$325,000 | +52.4% |
| April 26, 2018, $710,000 | April 16, 2026, $900,000 | 8.0 | +$190,000 | +26.8% |
The median gain is 30.1 percent, the mean of the middle pair, 30.0 and 30.2 percent, and the median dollar gain is $152,500, the mean of $145,000 and $160,000. The median time between the two sales is about 4 years. The weakest pair gained $2,500 over 3.9 years, and the strongest gained $374,000 over 2.3 years across the 2021 to 2023 run-up. Each of the three condos that sold in the last 60 months had been bought between 2018 and 2021, which is why each seller gained even as the building’s prices stepped down. The file has no pair yet for a condo bought at the August 2023 price of $1,010,000, which at the April 2026 price of $900,000 would be $110,000 below its purchase price before costs, and that is arithmetic and not a forecast.
Eighteen further condos have a recorded sale before 2009 and a later sale since 2009. Seven earlier sales date from 1976 to 1993, when the building was new, and each later sale was several times higher, which says little about today. Eleven earlier sales date from 1999 to 2007: 6 of those condos later sold higher and 5 lower, and the largest drop was 30.0 percent, from $599,900 in March 2005 to $420,000 in November 2011. The record before 2009 is partial, so an earlier sale in the file may not be the last sale before the later one.
The most recent qualified sale shows how the record reads: a second-floor, 1,030 square foot Casa Bonita Grande condo recorded at $900,000 on April 16, 2026, which is $873.79 per heated square foot and $110,000 below the building’s August 2023 sale. It is a public-record sale, and it is not one of ours.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The same condo has three qualified sales in the county file: $546,000 on March 7, 2014, $710,000 on April 26, 2018 and $900,000 on April 16, 2026. The 2018 to 2026 leg is a gain of $190,000, or 26.8 percent, over 8.0 years, and the full 2014 to 2026 span is a gain of $354,000, or 64.8 percent, over 12.1 years. We give no unit number, because the page shows the building address only.
The deed does not show the list price, the days on the market, how far the price moved between list and contract, whether the buyer asked for credits, or how long the board’s approval took. Days on market and sale-to-list for this sale: Information not available at time of publishing (checked 2026-10-01). Those are the numbers that tell a seller whether a $900,000 price was easy or hard to reach, and they are the first thing we would pull in a listing appointment.
Three lessons carry over to your sale. First, a condo that sold in 2018 and again in 2026 was a gain for its owner, and the next owner’s result depends on the purchase price, not the building’s average. Second, the sale was priced $45,000 below the May 2025 sale of a twin on the same plan and the same floor, so a buyer’s lender had a lower comparable in hand. Third, the sale came after two earlier ones that were higher, which is why a listing priced from August 2023 would have been priced above its own building’s record.
We price a Casa Bonita Grande condo from the deeds, in order: sales of your own plan and floor in the building, similar condos in the neighboring Casa Bonita buildings and Ambassador, your unit’s condition, view and parking, then the costs and documents your buyer will see. With three sales in 60 months, method matters more than average.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Step | Evidence | What it gives you | What it cannot do |
|---|---|---|---|
| 1 | The 3 qualified Casa Bonita Grande sales of the last 60 months, $873.79 to $980.58 per heated sq ft | The closest comparables, all 1,030 sq ft | Cover the 1,161, 1,361 and 1,496 sq ft plans, or separate floor from date |
| 2 | Casa Bonita I (8 sales), Casa Bonita II (8 sales) and Ambassador (4 sales) in the same 60 months | A wider read on Gulf-side condos of similar age | Substitute for this building’s association, fees and rules |
| 3 | Your unit’s floor, stack, condition, view and carport or uncovered space | The adjustments from a twin to your unit | Be measured from the deed alone |
| 4 | The budget, reserve schedule, milestone and reserve study status, assessments | What a buyer’s lender and insurer will see | Be published, because the association does not post them |
The three recent sales ran $980.58, $917.48 and $873.79 per heated square foot, a median of $917.48, and all three are 1,030 square foot units. We do not multiply that median by 1,361 to price an end unit. A larger unit has a different buyer, a different layout and no recorded in-building sale since June 2021, so the per-foot figure travels only as far as the plan it came from.
A recorded price is the deed consideration and does not show credits or concessions. List price history and the spread between list and contract for this building: Information not available at time of publishing (checked 2026-10-01). We read each deed first and ask the MLS for the rest in the appointment.
At Casa Bonita Grande the price drivers are plan and floor, the Gulf-side location inside a VE flood zone, parking, the building’s age and the status of its milestone inspection and structural reserve study, and the rules that shape the buyer pool, namely the 30-day minimum lease and the 30-pound pet limit. Dues are not published, so buyers will ask.
The county roll codes the view on all 54 unit parcels as GULF, and the building fronts the beach with a private beach path. FEMA maps the building in zone VE, its coastal high-hazard zone, with a base flood elevation of 13 feet NAVD88. That one fact is both the appeal and the insurance conversation, and a buyer will price the two together.
The first floor has five units and floors two through eight have seven each, which sums to 54. The end units, ending in 01 and 07 on floors one to seven, are the 1,361 square foot plan, and the eighth floor carries the 1,161 and 1,496 square foot plans. We have not seen the floor plans themselves, so the layout detail is our inference from the county roll. The only floor evidence in the sale record is the three recent sales: the sixth-floor condo sold for $1,010,000 in 2023 and two second-floor condos for $945,000 in 2025 and $900,000 in 2026, so floor and time cannot be separated.
Each unit has one assigned parking space and one assigned storage space as limited common elements under Section 8.1 of the declaration. Forty-three of the parking spaces have covered carports, so 54 less 43 leaves 11 units with uncovered spaces by our arithmetic, and the carport structures are a limited common expense shared by the 43 carport owners at one forty-third each. Assignments can be exchanged only with the association’s written consent, so confirm your space before listing.
The county shows the building as built in 1976. Under Florida Statutes section 553.899 an eight-story building of that age needed its first milestone inspection by December 31, 2024, and under section 718.112(2)(g) a structural integrity reserve study was due by December 31, 2025, which is our inference from the year built and floor count. The association’s actual status is not published. A seller who can hand a buyer the milestone summary and the reserve study removes the largest unknown from the negotiation, and a seller who cannot should expect the buyer to price that gap.
Your Casa Bonita Grande buyer will pay the regular assessment quarterly, in an equal one-fifty-fourth share, and the association does not publish the dollar amount, so we state none. The budget and your estoppel certificate give the exact figure. Beyond that, a buyer should expect a processing fee, an electric bill, insurance on the interior and property taxes.
Section 10.1 of the declaration defines common expenses as the cost of operating, maintaining, repairing and replacing the common elements and association property, operating the association, and funding reserves, and it names water and sewer service to the units as a common expense. The association’s resources page names Summit Broadband as the provider of basic television and internet to each unit. Each owner pays one fifty-fourth, or 1.85 percent, whatever the unit’s size.
| Line | What the documents say | Source |
|---|---|---|
| Regular assessment | Paid quarterly; amount not published | Bylaw 7.8; association website |
| Late fee | The greater of $25 or 5 percent of the installment, with a ten-day grace period; interest at the maximum lawful rate, which the bylaw describes as currently 18 percent a year | Bylaw 7.8 |
| Carport share | Limited common expense shared by the 43 carport owners, one forty-third each | Declaration 8.1(C) |
| Electricity | Florida Power and Light; not a common expense in the declaration | Declaration 10.1 as read |
| Sale approval processing fee | Up to the legal maximum, which the declaration describes as currently $150 per applicant; charged to the applicant, and the contract can allocate it | Declaration 14.6; Florida Statutes 718.112(2)(k) |
| Capital contribution or working-capital fee | None found in the declaration or bylaws pages we read | Declaration and bylaws |
| Special assessment | None published on the association’s public pages; the board can levy one for unusual or unbudgeted costs | Bylaw 7.9 |
| Reserves | Fully funded by default unless a majority of the voting interests present vote to fund none or less; Florida law limits that waiver for structural components | Bylaw 7.6 |
Five percent exceeds $25 once an installment is above $500, because $25 divided by 0.05 is $500, so on any installment above $500 the 5 percent figure is the late fee.
The association insures the building under Section 15 of the declaration, including flood coverage through the National Flood Insurance Program up to the maximum permitted, and each owner insures the contents and interior items the master policy excludes. A buyer’s insurer and lender will ask for the master policy summary and the building’s flood details, so assemble both before listing.
The declaration requires the association to insure the building and the units, excluding floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and window treatments, which the owner insures, with an independent appraisal every 36 months. Section 15.5 says copies of the master policies are available on request, and the association does not publish the carrier, premium, deductible or limits.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units. For 54 units that ceiling would be $13,500,000, which is $250,000 times 54. Whether the association carries the full amount, and at what premium, is not published, so a buyer will ask for the declarations page.
The Florida Office of Insurance Regulation’s data show the statewide average premium per condominium association policy rising from $72,570 in the second quarter of 2022 to $147,381 in the second quarter of 2024, an increase of 103 percent, and standing at $135,100 in the second quarter of 2026, which is 8.3 percent below the 2024 figure. These are statewide averages across buildings of every size, and they are not Casa Bonita Grande’s premium.
| Document | Why it is requested | Where it comes from |
|---|---|---|
| Master policy declarations page and insurance summary | Confirms coverage, deductible and flood carrier | The association or manager |
| HO-6 policy quote with loss assessment coverage | Covers contents, interior items and assessments | The buyer’s agent |
| Flood zone and elevation facts | VE zone, base flood elevation 13 feet NAVD88, panel 12071C0651G | FEMA National Flood Hazard Layer |
| Current budget and reserve schedule | Lender’s condominium questionnaire | The association |
| Milestone summary and structural reserve study | Required disclosures and lender review | The association |
| Seller flood disclosure | Required at or before the contract | The seller |
A Casa Bonita Grande seller must give the buyer the condominium resale documents under Florida Statutes section 718.503, request the association’s estoppel certificate under section 718.116(8), give the seller flood disclosure under section 689.302, state the milestone and reserve study status, and disclose known material defects. We assemble all of it before the first showing.
At the seller’s expense, section 718.503 entitles the buyer to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, the frequently asked questions and answers document and the governance form. Contracts for the resale of a residential unit must carry the clause required by section 718.503(2)(d). One version makes the contract voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents, so delivering the documents early controls that window.
Under section 718.503(2)(e), a contract entered into after December 31, 2024 for a unit whose association is required to complete a milestone inspection or a structural integrity reserve study and has not must carry a conspicuous statement saying so. If the association has completed them, the contract must say that too. The association’s status is not published, so a seller should ask the manager for it before listing, and our Casa Bonita Grande guide explains what to request.
An estoppel certificate states what a unit owes the association and who is delinquent. Under section 718.116(8) the association must issue it within ten business days after the request. The statute sets base amounts of $250 for the certificate, $100 for an expedited request and $150 where the account is delinquent. Florida’s Department of Business and Professional Regulation adjusts those amounts for inflation and publishes them, which is how the current figures are up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent. The DBPR estoppel fee notice states them, and the largest combined fee for a delinquent, expedited certificate is $299 plus $119 plus $179, or $597. The declaration (Section 10.11) separately provides for a certificate within ten business days. Order it the day the contract is signed.
Florida Statutes section 689.302 requires the seller of residential property to give the buyer a flood disclosure on residential contracts. It asks whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim or has received assistance for flood damage. The duty applies whatever the flood zone. We bring the FEMA panel, the base flood elevation and your own claim history to the first conversation.
Section 689.261 requires a property tax disclosure summary at or before the contract. Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an as-is clause does not remove that duty for a known latent defect. For a 1976 concrete building that means water intrusion, past flood or wind damage and unpermitted work you know of.
If you would like us to run these deliveries against your unit before you list, request a free valuation and Call Jesse direct at (239) 898-6072.
Buyers will ask about FEMA zone VE, a base flood elevation of 13 feet NAVD88, Evacuation Zone A, Hurricane Ian’s surge of 8 to 12 feet above ground at Bonita Beach, the building’s lack of a generator, and the 50 percent rule. We bring the agency sources to the first showing so the answers are not guesses.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried September 30, 2026; National Hurricane Center and USGS reports; association storm page read October 1, 2026)
Casa Bonita Grande is in FEMA flood zone VE on Lee County FIRM panel 12071C0651G, effective November 17, 2022, with a base flood elevation of 13 feet NAVD88, and in Lee County Evacuation Zone A. VE is FEMA’s coastal high-hazard zone, where wave action is expected during the base flood. The bare-earth ground elevation at the building, from the federal 3D Elevation Program, is 7.2 feet NAVD88, so the base flood elevation sits 5.8 feet above the ground, which is 13 minus 7.2.
The National Hurricane Center’s report puts Ian’s surge at Bonita Beach at 8 to 12 feet above ground, and the U.S. Geological Survey recorded a surveyed high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, the address next to the building. That is a neighboring building and not Casa Bonita Grande, and Ian’s water there was 1.7 feet below the base flood elevation, because 13 minus 11.3 is 1.7. The National Hurricane Center reports 3 to 5 feet of surge above ground for Helene and 4 to 6 feet for Milton in this stretch.
We did not find a public damage or repair record specific to Casa Bonita Grande for any of these storms, and we do not state one. The association’s storm page, read October 1, 2026, states that the building is in Zone A, that there is no emergency generator, and that both elevators are anchored on the eighth floor in a storm. A buyer will ask the manager for the repair history and any insurance claims from Ian, and a seller should ask first.
The City of Bonita Springs defines substantial damage as damage whose repair cost equals or exceeds 50 percent of the structure’s pre-damage market value, and substantial improvement as improvements over a five-year period that equal or exceed 50 percent. A building that crosses either line must be brought up to the design flood elevation, which for this building is 14 feet NAVD88, the base flood elevation of 13 feet plus one foot. For a condominium the building is the structure, so an owner’s kitchen renovation does not on its own trigger the rule, but a major association project or storm repairs can.
The building is inside the City of Bonita Springs, so permits, flood-plain rules and substantial-damage determinations come from the City’s Community Development Department. At Casa Bonita Grande, interior work also needs board approval under Section 11.4 and must fit the May 1 to September 30 renovation window in the 2024 rules, and an unpermitted improvement is a disclosure item.
Four rules shape a Casa Bonita Grande sale: board approval of every buyer under Section 14, leases of 30 days to 12 months, one owner’s pet of 30 pounds or less, and a renovation window from May 1 to September 30. A buyer reads all four in the public documents, so a seller should know them first.
Every sale or gift needs board approval, with at least 20 days’ written notice before closing. The board acts within 20 days of receiving complete information or, at the latest, within 60 days of notice, and if it does not act in time the sale is deemed approved. The association issues a Certificate of Approval. Disapproval requires a majority vote of the board after it receives an opinion of counsel, and if the board disapproves without good cause and the owner makes a demand, the association must furnish an approved purchaser. A purchaser may not hold more than three units, a transfer that was not approved is void under the declaration, and the processing fee is limited to the legal maximum. We found no right of first refusal in the declaration text we read.
Leases must be in writing, for the entire unit, for at least one month or 30 continuous days (whichever is less) and no more than 12 months, with no subleasing and occupancy capped at six. Weekly and short-term vacation rentals are not permitted. Under Florida Statutes section 718.110(13), an amendment limiting rentals applies only to owners who consent and owners who acquire title after it takes effect, and we did not trace the amendments, so a buyer who wants shorter terms should ask counsel.
Owners may keep one small pet of 30 pounds or less at maturity, leashed in the common areas. Guests and tenants may not keep pets, and pets are barred from the community room, exercise room, enclosed pool area and second-floor deck. Under federal fair-housing guidance an assistance animal is not a pet, and a request for one is handled as a reasonable accommodation request, which the pet rule does not decide. A seller should expect the pet question at the first showing and have the page of the declaration ready.
The declaration bars trailers while the 2024 rules permit one small watercraft trailer in a narrow case; the rental application fee reads $100 plus a $100 background check on the rentals page, $250 in the 2024 rules and a legal maximum the declaration describes as currently $150; and pool hours read 8 AM to 9 PM on the resources page and 9 AM to dusk in the rules. The declaration controls, and we advise a seller to get the manager’s current answer in writing.
The county record points to spring: 18 of the 34 qualified sales since 2009 were recorded in April, May or June. But 34 sales across 17 years cannot prove a season, and a recorded date is the deed date and not the contract date, so we also plan the listing around the building’s calendar.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Recorded month | Qualified sales since 2009 |
|---|---|
| January | 2 |
| February | 1 |
| March | 2 |
| April | 8 |
| May | 6 |
| June | 4 |
| July | 2 |
| August | 3 |
| September | 3 |
| October | 1 |
| November | 1 |
| December | 1 |
| Total | 34 |
A deed date follows a contract by the closing period plus the board’s approval, which runs 20 to 60 days from notice, so a recorded April sale was probably a contract signed in winter. That is our inference and not a finding. The table covers 2009 to 2026 in one count, so it cannot say the market keeps the same season now, and eight April sales can come from a few busy years.
The association defines peak season as November 15 to April 15, when more owners are in residence and showings are most visible, and sets its renovation window as May 1 to September 30. We time the listing, the approval period and your closing date around those dates.
We market a Casa Bonita Grande condo by putting the building’s documents, the unit’s plan and the Gulf-side setting in front of the right buyer together: a complete resale package ready at listing, a showing plan that works with the association’s lockbox permission, and honest framing of the VE zone, the lease minimum and the pet limit.
A buyer’s agent who finds a missing budget or milestone summary at the inspection stage starts negotiating the gap. So we gather the declaration, the 2024 rules, the budget, the estoppel certificate, the milestone and reserve study status and the master policy summary before the first showing, and we name the section of the declaration for the questions we know are coming: approval, leasing, pets and parking.
A lockbox requires the board’s written permission under the association’s rentals page, so we request it before the first showing. The rules reserve the north elevator for large deliveries, so we plan guest access and parking around the association’s visitor spaces.
Casa Bonita Grande buyers compare it with other Gulf-side buildings on the strip, such as Bonita Beach Club and Seascape, and with the other Casa Bonita buildings, and we list the condo on the Southwest Florida MLS. If you are also buying, our Casa Bonita Grande buyer’s guide shows what the other side of your sale reads, and you can Call Marc at (239) 287-5873.
We negotiate a Casa Bonita Grande contract by settling the terms the building makes unavoidable before price becomes the only issue: the board-approval timeline, who pays the estoppel and any special assessment, the milestone and reserve statement, and the appraisal risk of a thin record. Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, handle every offer personally.
A buyer’s lender will send an appraiser who has three Casa Bonita Grande sales and the neighboring buildings to work from, so we hand the appraiser our own comparables and the deeds behind them. If an offer comes in below the most recent sale, we answer with the plan, floor and condition evidence, not with the August 2023 price.
We write the closing date from the contract date plus the approval period, not from the listing date. Section 14 needs at least 20 days’ written notice, so a contract that sets a closing inside 20 days of the notice cannot close on time. We submit the buyer’s packet as soon as the contract allows and track the board’s response.
The estoppel certificate fee is usually a seller cost, and the approval processing fee is charged to the buyer as applicant, up to the legal maximum, unless the contract moves it. The contract also controls who pays a special assessment that is approved but not yet due. We settle those lines before the inspection period.
A buyer choosing between Casa Bonita Grande and Casa Bonita I is choosing between two 54-unit Gulf-side condominiums in the same FEMA zone, VE with a base flood elevation of 13 feet, and the record gives Grande a higher recent median on fewer sales. They are separate corporations with separate declarations, budgets and rules.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| If your buyer’s priority is | Casa Bonita Grande | Casa Bonita I |
|---|---|---|
| Address on Hickory Blvd | 25900 | 26000 |
| Units | 54 | 54 |
| Year built (county roll) | 1976 | 1973 |
| FEMA zone | VE, base flood elevation 13 feet | VE, base flood elevation 13 feet |
| Plans in the 60-month sales | 1,030 sq ft only | 1,058 to 1,148 sq ft |
| Qualified sales, last 60 months | 3, from $900,000 to $1,010,000 | 8, from $550,000 to $1,215,000 |
| Median of these n sales | $945,000 (these 3 sales) | $824,500 (these 8 sales) |
| Per heated sq ft in those sales | $873.79 to $980.58 | $519.85 to $1,148.39 |
| All-history count in the county file | 109 since 1975 | 127 since 1973 |
| Days on market and sale-to-list | Information not available at time of publishing (checked 2026-10-01) | Information not available at time of publishing (checked 2026-10-01) |
| Documents we have read in full | Declaration (89 pages) and 2024 rules | See its own guide |
Grande’s median of 3 sales is $120,500 above Casa Bonita I’s median of 8 sales ($945,000 less $824,500, or 14.6 percent of $824,500). Both are small-sample medians over different plans and floors, so the gap is a pointer, not a price: Casa Bonita I’s eight sales run from $550,000 to $1,215,000, and its $850,000 sale of June 8, 2026 sits within $50,000 of Grande’s April 2026 sale.
A buyer who wants the newest of the Gulf-side Casa Bonita buildings by county roll year, 1976 against 1973 for I and II, leans toward Grande. A buyer who wants a larger record to read or a lower recent entry price looks at Casa Bonita I or Casa Bonita II, where the last 8 sales have a median of $749,500. A buyer who wants a lower base flood elevation looks at Ambassador, in zone AE 11. Each building’s rules, fees and finances are its own, so we state record facts and not rankings.
Our Casa Bonita I seller’s guide covers that building’s record the way this page covers Grande’s, and it publishes with this one. Whichever building you own, the process is the same: price from your own plan and floor, and settle the approval, estoppel and flood questions before a buyer asks. For the wider market, read our Bonita Springs seller’s guide.
Selling a Casa Bonita Grande condo costs roughly 4.1 to 6.6 percent of the price, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. On a $900,000 sale that is about $37,299 to $59,799, and on a $945,000 sale about $39,077 to $62,702, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Florida Statutes 718.116(8), NAR practice changes of 17 August 2024; Lee County recorded sales to October 1, 2026)
The figures are estimates, not a settlement statement. Commission is negotiable and not set by law, so we show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, and you can replace either with your own number. $900,000 is the most recent qualified sale of April 16, 2026, and $945,000 is the median of the 3 qualified sales of the last 60 months. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $575 for the first $100,000 plus $5.00 per $1,000 above it, and in Lee County the seller customarily pays the owner’s title policy and chooses the closing agent, with the contract controlling. The estoppel line uses $299, the current cap for a certificate on an account that is not delinquent.
This sheet assumes a mortgage-free seller and leaves prorations out, because the association’s assessment is not published and your tax bill is your own.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $900,000 | The April 16, 2026 qualified sale |
| Listing commission, 2.75% | -$24,750 | 2.75% of $900,000 |
| Buyer-agent compensation, 2.5%, if offered | -$22,500 | 2.5% of $900,000 |
| Deed documentary stamp tax | -$6,300 | 9,000 units of $100 at $0.70 |
| Owner’s title policy | -$4,575 | $575 plus ($900,000 minus $100,000) at $5.00 per $1,000, or $4,000 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Statutory cap, current account |
| Estimated total costs, with buyer-agent compensation | -$59,799 | 6.64% of price |
| Estimated net before payoff, with buyer-agent compensation | $840,201 | $900,000 minus $59,799 |
| Estimated total costs, without buyer-agent compensation | -$37,299 | 4.14% of price |
| Estimated net before payoff, without buyer-agent compensation | $862,701 | $900,000 minus $37,299 |
The same assumptions apply, at the median of the 3 qualified sales of the last 60 months.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $945,000 | Median of these 3 sales |
| Listing commission, 2.75% | -$25,988 | 2.75% of $945,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$23,625 | 2.5% of $945,000 |
| Deed documentary stamp tax | -$6,615 | 9,450 units of $100 at $0.70 |
| Owner’s title policy | -$4,800 | $575 plus ($945,000 minus $100,000) at $5.00 per $1,000, or $4,225 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Statutory cap, current account |
| Estimated total costs, with buyer-agent compensation | -$62,702 | 6.64% of price |
| Estimated net before payoff, with buyer-agent compensation | $882,298 | $945,000 minus $62,702 |
| Estimated total costs, without buyer-agent compensation | -$39,077 | 4.14% of price |
| Estimated net before payoff, without buyer-agent compensation | $905,923 | $945,000 minus $39,077 |
They leave out any mortgage payoff, special assessment, contract repairs, buyer credits and your prorated assessment and property tax, and the approval processing fee, which the declaration charges to the applicant up to the legal maximum of $150 per applicant under Florida Statutes section 718.112(2)(k) unless the contract moves it. Title search, settlement and lien search figures are estimates that vary by title company.
Possibly not. Under Internal Revenue Code Section 121, as the IRS explains in Topic 701, a seller can exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for at least 2 of the 5 years before the sale. Florida has no state income tax.
The record shows why the exclusion matters. Among the 12 repeat-sale pairs since 2009, the median change in price was $152,500, and 3 of the 12 exceeded $250,000: $325,000, $360,000 and $374,000. Those are differences between two recorded prices, before costs and improvements. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number differs from the difference between two deeds.
The exclusion is for a main home. A second home or a rental does not qualify the same way, depreciation you took or could have taken on a rental is taxed when you sell, an exclusion claimed on another home within the last two years bars a second claim, and a foreign seller faces withholding under the Foreign Investment in Real Property Tax Act. We are real estate agents, not tax advisers; our net sheet gives your adviser the sale-side numbers.
List if your condo is in marketable condition and you can be live ahead of the season; take an investor cash offer only when the unit needs work or you must close fast; sell by owner only if you already have a buyer and know Florida’s disclosure duties. We run the net proceeds side by side at no cost.
| Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
| Full listing | Highest, tested by the market | Plan from the contract date: at least 20 days’ notice for board approval | Commission, stamp tax, title and estoppel | A price that ignores the last three recorded sales | A unit in marketable condition with time |
| Investor cash offer | Below what a well-priced listing can bring; ask for the offer in writing | Days to weeks, but the board still approves the buyer | Often fewer repairs, but a lower price | The discount can exceed the commission you save | A unit needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but you owe your own disclosures | Missed section 718.503 or 689.302 duties and weak appraisal support | A known buyer and a legal review |
A cash buyer does not skip Section 14: the board’s approval, the estoppel and the document package apply to a cash sale as they do to a financed one.
You get a free Casa Bonita Grande valuation by requesting one online or by calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and floor, adjusted for your condition, view and parking, with the neighboring buildings’ deeds shown alongside it, and there is no obligation to list.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the qualified sales we priced from, the 12-month, 24-month, 36-month and 60-month windows, the documents your buyer will ask for, a net sheet at the price the record supports, and a plan for the board-approval timeline.
Get your free Casa Bonita Grande at Bonita Beach home valuation and we will send a value built from your plan and floor, not a ZIP-wide estimate, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome. If you are also buying, Call Marc at (239) 287-5873 or read our guide to buying in Casa Bonita Grande.
Jesse McGreevy is a top-reviewed Bonita Beach listing agent and Marc Comisar is a top-reviewed Bonita Springs realtor; every review below is copied from our Google Business Profile, where you can read them all in full. We show the reviewers’ words exactly as written.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “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
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
These are the questions Casa Bonita Grande owners ask us most often before they list, answered from the Lee County sale record, the recorded declaration and bylaws, the association’s posted pages and Florida law. The building background is in our Casa Bonita Grande guide. For anything specific to your condo, Call Jesse direct at (239) 898-6072.
Price it from sales of your own plan and floor, order the estoppel certificate and your flood and permit records, give the buyer the section 718.503 documents early, and start the board’s 20-day notice the day a contract is signed. List ahead of the January to April season if you can.
Choose the agent with the strongest pricing evidence for your plan and the clearest plan for the approval and paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 34 qualified Casa Bonita Grande sales since 2009, and one of us negotiates every offer. Call Jesse direct at (239) 898-6072.
It depends on your unit’s plan, floor and condition. The county file shows 3 qualified sales in the last 60 months, from $900,000 to $1,010,000, all on the 1,030 square foot plan, and the median of these 3 sales is $945,000. We build a unit-specific price from the deeds in a free valuation at our Casa Bonita Grande valuation page.
We state no building median, because the county file holds only 3 qualified sales in the last 60 months, below the 10 it takes. The median of these 3 sales is $945,000. The Southwest Florida MLS median is not published here: Information not available at time of publishing (checked 2026-10-01).
The one qualified sale in the last 12 months is a second-floor condo at $900,000 on April 16, 2026. Before that, a second-floor condo recorded $945,000 on May 9, 2025, and a sixth-floor condo recorded $1,010,000 on August 28, 2023. All three are 1,030 square feet, and these are county figures, not MLS data.
Do not price off the high-water sales. The three qualified sales of the last 60 months step down, $1,010,000 in August 2023, $945,000 in May 2025 and $900,000 in April 2026, and the roll also carries five 2022 transfers priced from $835,000 to $1,250,000 under transfer code 03, which is not a qualified code. We price to current evidence.
The Southwest Florida MLS days-on-market figure for this building is not published here: Information not available at time of publishing (checked 2026-10-01). The approval step adds at least 20 days between notice and closing, so plan the timeline from the contract date, not the listing date.
Yes. Section 14 of the declaration requires board approval of any sale or gift, and a transfer that was not approved is void under the declaration. The board issues a Certificate of Approval on approval. We submit the buyer’s packet as soon as the contract allows and track the response.
The board acts within 20 days of receiving complete information, or no later than 60 days after the notice of sale. If it does not act in that time, the sale is deemed approved under Section 14. A contract closing date inside 20 days of notice is a date that cannot be met.
Disapproval requires a majority vote of the board after the board receives an opinion of counsel. If the board disapproves without good cause and the owner makes a demand, the association must furnish an approved purchaser.
The declaration limits the processing fee to the legal maximum, which it describes as currently $150 per applicant (Section 14.6). Florida Statutes section 718.112(2)(k) caps such a fee at $150 per applicant, with spouses counting as one, adjusted for inflation every five years.
An estoppel certificate states what a unit owes the association and who is delinquent. Under section 718.116(8) the fee is up to $299 for the certificate, up to $119 more for an expedited request and up to $179 more where the account is delinquent, adjusted from the statute’s $250, $100 and $150 base amounts, as the DBPR publishes.
Within ten business days after the request, per both the declaration (Section 10.11) and the statute. If you want it faster, the statute allows an expedited certificate within three business days at an added fee. Order it the day the contract is signed, and request it again if the closing date moves.
At your expense, section 718.503 entitles the buyer to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary if applicable, the most recent structural reserve study or a statement that none exists, the frequently asked questions document and the governance form. We help you request them early.
Contracts for the resale of a residential unit must carry a clause under section 718.503(2)(d). One version makes the contract voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after execution and receipt of the documents. Delivering the documents early controls that window.
Yes. Under section 718.503(2)(e), a contract entered into after December 31, 2024 for a unit whose association is required to complete a milestone inspection or reserve study and has not must carry a conspicuous statement saying so. If the association has completed them, the contract must say that too.
The association does not publish its regular assessment, so we publish no dollar figure. Assessments are paid quarterly and every unit pays an equal one-fifty-fourth share. Your buyer will ask for the amount first, so order the estoppel certificate and the current budget at listing and keep them with the document package.
Disclose it and negotiate it in the contract. Under the declaration, a transferee is jointly and severally liable with the transferor for unpaid assessments, and the estoppel shows what is owed. We found no special assessment on the association’s public pages, and we do not know whether one is planned.
That is a contract term. The declaration makes the owner at the time an assessment comes due liable for it, and the new owner jointly liable for unpaid sums. Many contracts prorate regular installments and assign a special assessment to whoever owned the unit when it was levied, and we settle that line before the inspection period.
Yes, in two ways. The building is in FEMA flood zone VE with a base flood elevation of 13 feet NAVD88, which affects flood insurance, and section 689.302 requires a seller flood disclosure on residential contracts. We bring the FEMA panel, the base flood elevation and the unit’s coverage questions to the first conversation.
The association carries the master policy, and the buyer needs an HO-6 policy and possibly flood coverage for contents. The statewide association premium average was $135,100 in the second quarter of 2026, and that is context only, not this building’s premium.
In Lee County the seller customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls. This differs from Collier County custom, where the buyer customarily pays.
Commission, the owner’s title policy that is customary in Lee County, Florida documentary stamp tax on the deed at 70 cents per $100 of consideration, the estoppel fee, prorated assessments and any payoff. On a $900,000 sale deed stamps would be $6,300, which is 9,000 units of $100 times 0.70.
Only with a plan. Alterations need board approval (Section 11.4), exterior-visible work also needs an owner vote (Section 11.6), and the 2024 rules restrict renovation to May 1 through September 30. A renovation that cannot be finished in that window may not be worth starting before a sale.
It can. The county roll shows 33 units at 1,030 square feet, 14 at 1,361 and smaller counts at 1,161 and 1,496, and the qualified sales of the last 60 months run from $873.79 to $980.58 per heated square foot, all on the 1,030 square foot plan. We price your unit against units with the same plan and a similar floor.
No, not as written. The declaration bars leases under 30 continuous days and advertising of shorter stays. A buyer who needs weekly rental income should choose a different building.
One pet of 30 pounds or less at maturity, owner only, per Section 12.2 and the 2024 rules. Pets are not allowed in rented units or in the community room, exercise room, enclosed pool area or second-floor deck. An assistance animal is not a pet under federal fair-housing guidance and is handled as an accommodation request.
We found none in the declaration text we read. The declaration does give the board a way to disapprove a buyer after counsel’s opinion and, in some cases, to furnish an approved purchaser, which is a different mechanism.
The parking space and the storage space are limited common elements assigned to the unit under Section 8.1, so they are tied to the unit. Exchanges between owners need the association’s written consent. Confirm your space numbers and carport status before listing, because 43 of the 54 spaces are covered.
The county record shows 18 of 34 sales since 2009 recorded in April to June, and the association defines peak season as November 15 to April 15. We plan a listing around those dates, the approval period and the closing date you need, and we say plainly that 34 sales cannot prove a season.
The contract controls. A well-drafted contract states who bears the risk of loss before closing and what happens if the building is uninhabitable. The association’s master policy covers the building, and the declaration’s reconstruction provisions apply if damage is very substantial, meaning three-quarters or more of the units are uninhabitable.
Put the question to the manager in writing before the buyer’s application and keep the answer. The documents show $100 plus a $100 background check, $250 and a legal maximum of $150, and the statute caps an approval fee at $150 per applicant. The manager’s written current schedule is what your buyer will rely on.
No. They are separate corporations with separate declarations. Casa Bonita I is at 26000 Hickory Blvd, Casa Bonita II at 25870 and Casa Bonita Grande at 25900, and Casa Bonita Royale is a fourth association.
Active and pending listings for this building: Information not available at time of publishing (checked 2026-10-01). We check the Southwest Florida MLS at each appointment, and if you are weighing a purchase here, our Casa Bonita Grande buyer’s guide explains the documents to request.
Request it at our valuation page, or Call Jesse direct at (239) 898-6072, text or call. We review your unit’s floor and plan against the recorded sales, tell you what we would verify, and give you a written range, with the deeds behind every comparable.
A Bonita Beach condo specialist knows which plan and floor a unit belongs to, which of the three recent sales are comparable, what the estoppel must say, how the board’s approval clock runs and what the FEMA map means to a buyer’s insurer. Buyers pay for that clarity, and a listing that explains a condo holds its price.
Our Bonita Beach guide covers the island and the strip’s buildings, and our Casa Bonita Grande guide covers this one line by line. If you own next door, at Bay Harbor Club or Bonita Beach and Tennis Club, start with that building’s page, and our Bonita Springs seller’s guide covers the city.
If you are thinking of selling a Casa Bonita Grande condo, call the team that prices from the deed behind every comparable, orders the estoppel and assembles the flood and permit file the day you list, and answers approval, fee and flood questions before they are asked. McGreevy and Comisar have represented Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my house in Casa Bonita Grande at Bonita Beach, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Casa Bonita Grande, Casa Bonita I, Casa Bonita II, Ambassador, Bonita Beach Club, Seascape, Bay Harbor Club, or Bonita Beach and Tennis Club, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Casa Bonita Grande record, last 60 months: 3 qualified sales from $900,000 to $1,010,000, with a median of these 3 sales of $945,000, per Lee County Property Appraiser recorded sales to October 1, 2026. Few condos come up for sale in any year, so if you own one, make us your first call before you list.
Request your free Casa Bonita Grande at Bonita Beach home valuation and we will send a value built from the recorded sales of your plan, or jump to the valuation section on this page. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy is a top-reviewed Bonita Beach 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, in the same city as the building, and 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 (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) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Selling a Casa Bonita Grande condo? Get a free Casa Bonita Grande home valuation, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying in Casa Bonita Grande.
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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 figure on this page traces to a primary source below: county records, the recorded declaration, FEMA, the National Hurricane Center, the City of Bonita Springs and the statutes that set a seller’s duties. We cite no brokerage or listing sites. Sale figures come from the Lee County Property Appraiser sales file and roll, index built October 1, 2026.
These official documents are the ones a Casa Bonita Grande condo seller should have in hand before listing, and a buyer’s agent will ask to see them. Each link opens the issuing authority’s own copy, and the documents govern where this page and a document differ.
| Document | Issued by | Date | Why a seller needs it | Link |
|---|---|---|---|---|
| Second Amended and Restated Declaration, Articles and Bylaws, 89 pages | Casa Bonita Grande Condominium Association | Recorded December 13, 2021 | Approval, leasing, pets, parking, assessments, insurance | View the declaration |
| Rules and Regulations | Casa Bonita Grande Condominium Association | 2024 | Quiet hours, renovation window, pool, trailers, fees | View the rules |
| Estoppel certificate fee amounts | Florida DBPR | Current notice | The $299, $119 and $179 amounts under section 718.116(8) | View the DBPR notice |
| Florida Statute 718.503, disclosures to buyers | Florida Legislature | Current statute | The resale document package and the voidability clause | View the statute |
| Florida Statute 689.302, flood disclosure | Florida Legislature | Current statute | The flood disclosure a seller completes at or before the contract | View the statute |
| Substantial damage and substantial improvement notice | City of Bonita Springs | October 27, 2022 | The 50 percent rule and the 14 foot design flood elevation | View the notice |
| Topic 701, Sale of Your Home | Internal Revenue Service | Current posting | The home-sale exclusion of $250,000 or $500,000 | View the IRS topic |
The association’s budget, reserve study, milestone summary and master insurance policy are not posted online; they come with the estoppel certificate and the section 718.503 document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Market data: Casa Bonita Grande sale figures are Lee County Property Appraiser recorded sales and parcel roll, index built October 1, 2026. The Southwest Florida MLS figures for this building read Information not available at time of publishing (checked 2026-10-01). McGreevy and Comisar, sell your Casa Bonita Grande condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.