We price your Casa Bonita II condo from its own plan and floor, and line up the estoppel, the document package and the flood file 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 the Casa Bonita II at Bonita Beach condominium, the 54-unit, eight-story Gulf-side building at 25870 Hickory Blvd on Little Hickory Island, described in full in our Casa Bonita II at Bonita Beach guide. If you own one of the 54 condos, this page gives you every qualified sale on the county record for the last five years, the documents Florida law makes you deliver, what a buyer’s insurer and lender will ask about a building that sits across two FEMA flood zones, and what a sale costs and nets.
Casa Bonita II is one of 23 condominium associations on the Bonita Beach strip of Bonita Springs. It is a 1973 building of two-bedroom, two-bath condos on three floor plans of 1,058, 1,089 and 1,148 heated square feet. It is not Casa Bonita I, Casa Bonita Grande or Casa Bonita Royale, three separate associations on the same road, and it is not any of the other places and businesses called Casa Bonita elsewhere in Florida. Its association publishes no declaration, rules or budget, so the documents you hand a buyer decide a sale as much as the price does.
The Lee County Property Appraiser recorded 8 qualified Casa Bonita II sales in the last 60 months, October 2021 to 1 October 2026, from $675,000 to $1,305,000, and 5 of them in the last 12 months. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and states a median only as the median of the sales listed: $749,500 for the 8 sales and $700,000 for the 5.
To sell a Casa Bonita II at Bonita Beach condo in 2026, price it from the recorded sales of your own plan and floor, order the estoppel certificate and Section 718.503 document package before you list, and prepare flood and insurance answers for a building across two FEMA zones. Documents move a sale as much as price.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
That order matters because the building publishes nothing. A buyer’s agent cannot pre-read a declaration, a rules sheet or a budget, so the first look comes after the contract, and a seller who arrives with the package in hand removes the largest source of delay. The record is thin but real: five sales since October 2025 at $675,000 to $796,000, against three in 2022 and 2023 at $1,045,000 to $1,305,000.
These are the ten facts about selling a Casa Bonita II at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it, and every sale figure comes from the Lee County recorded-sales file built on 1 October 2026.
This seller’s guide to the Casa Bonita II at Bonita Beach condominium runs from the recorded market to every sale on file, the repeat-sale record, a worked sale, pricing, fees, insurance, disclosure, flood and storm questions, 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 II at Bonita Beach Condo in 2026? · Why List Your Casa Bonita II at Bonita Beach Condo With McGreevy and Comisar? · What Is the Casa Bonita II at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Casa Bonita II at Bonita Beach Condos Sell For? · Have Casa Bonita II at Bonita Beach Condo Owners Sold for More Than They Paid? · A Casa Bonita II at Bonita Beach Condo Sale Worked Through
Pricing, Association and Fees: How Do We Price a Casa Bonita II at Bonita Beach Condo? · What Moves the Value of a Casa Bonita II Gulf-Side Condo Most? · What Fees Will Your Casa Bonita II at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Casa Bonita II at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask?
Documents, Flood, Rules and Timing: What Must a Casa Bonita II at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Casa Bonita II at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Casa Bonita II at Bonita Beach Condo?
Marketing, Negotiation and Your Options: How Do We Market a Casa Bonita II at Bonita Beach Condo? · How Do We Negotiate a Casa Bonita II at Bonita Beach Condo Contract? · Casa Bonita II at Bonita Beach vs Casa Bonita I: Which Will Your Buyer Choose? · What Does It Cost to Sell a Casa Bonita II at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Casa Bonita II at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Casa Bonita II at Bonita Beach Valuation?
Answers and Local Expertise: What Casa Bonita II at Bonita Beach Condo Sellers Say About Working With Us · Frequently Asked Questions, Casa Bonita II at Bonita Beach Seller Edition · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Thinking of Selling Your Casa Bonita II at Bonita Beach Condo? 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 Bonita Springs listing team, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Casa Bonita II owners hire us because we read the county record before we price, assemble the association documents before a buyer asks, and negotiate every offer ourselves.
If you are searching for the best realtor to sell your Casa Bonita II condo, or thinking, “I need a listing agent who can sell a condo whose association publishes nothing,” 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 at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 is 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 here, and read more about McGreevy and Comisar.
Honors and recognition:
We tracked every one of the 53 Casa Bonita II at Bonita Beach sales in the county record since 2009, where the record is complete, and the 77 earlier sales on file, where it is partial, 130 in all since August 1974, along with the last four recorded transfers the county roll shows on each of the 54 condo parcels. We also read the association’s state corporate and condominium records, FEMA’s flood layer across the building’s footprint and the Hurricane Ian high-water marks near the block. It is why our first question to an owner is which floor, which plan and which documents, not which neighborhood.
We will not price your condo off the $1,305,000 sale of May 2023 as if it were today’s market, tell a buyer what the association charges when its budget is not public, or call the flood map a footnote when a buyer’s insurer will read it first.
Our own Casa Bonita II closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Casa Bonita II sale, and this page never implies one. Our case rests on the public record we read for you, our results across Bonita Springs and Southwest Florida, and how we would run your sale.
The Casa Bonita II condo market is small and, since late 2025, steadier than the 2022 and 2023 sales suggest. Lee County recorded 8 qualified sales in the last 60 months at $675,000 to $1,305,000, and 5 in the last 12 months at $675,000 to $796,000. The Southwest Florida MLS was not pulled for this page.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each unit’s last four sales with exact dates, and the state’s sale files add every recorded sale from 2009 on, so the record is complete from 2009 and partial before it. A count since 2009 is a complete count. A count of all recorded history is a count of what the file holds, never a claim that it holds every sale ever made. We widened the window step by step and stopped at 60 months because none of the 12, 24, 36 or 60 month windows reaches ten sales. Our Casa Bonita II at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. A median of fewer than ten sales is written only as the median of those sales.
| County window to 1 October 2026 | Qualified sales | Price range | Median of these sales | Median $ per heated sq ft |
|---|---|---|---|---|
| 12 months (since October 2025) | 5 | $675,000 to $796,000 | $700,000 (the median of these 5 sales) | $642.79 |
| 24 months (since October 2024) | 5 | $675,000 to $796,000 | $700,000 (the median of these 5 sales) | $642.79 |
| 36 months (since October 2023) | 5 | $675,000 to $796,000 | $700,000 (the median of these 5 sales) | $642.79 |
| 60 months (since October 2021) | 8 | $675,000 to $1,305,000 | $749,500 (the median of these 8 sales) | $672.77 |
| All recorded history, since August 1974 | 130 | a count only, not a price signal | not published | not published |
The county file was built on 1 October 2026 and its newest Casa Bonita II sale is dated 9 June 2026, which is 114 days earlier. The three windows of 12 to 36 months hold the same five sales because there were none between October 2023 and October 2025, which is itself a fact about this building: sales arrived in a cluster in late 2025 and 2026 after a gap of more than two years.
Information not available at time of publishing (checked 2026-10-01). That sentence covers every figure that comes from the Southwest Florida MLS: closed-sale count and median, days on market, sale-to-list ratio, active and pending listings, months of supply and list-price history. We do not estimate them from the county record, because the two sources measure different things. If you want the MLS read on comparable condos today, request a free Casa Bonita II at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
Casa Bonita II condos sold for $675,000 to $1,305,000 across the 8 qualified sales of the last 60 months, and the median of these 8 sales is $749,500. Fewer than ten sales sit in any window up to 60 months, so every sale is listed here with its floor, heated area and price per heated square foot.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
This is every qualified improved sale of the last 60 months, oldest first, with floors from the unit numbering and no unit numbers or parcel identifiers.
| Recorded | Floor | Heated sq ft | Price | $ per heated sq ft |
|---|---|---|---|---|
| 28 October 2022 | 3 | 1,148 | $1,045,000 | $910.28 |
| 24 April 2023 | 3 | 1,148 | $1,180,000 | $1,027.87 |
| 8 May 2023 | 7 | 1,148 | $1,305,000 | $1,136.76 |
| 2 October 2025 | 5 | 1,089 | $700,000 | $642.79 |
| 5 February 2026 | 7 | 1,148 | $796,000 | $693.38 |
| 26 February 2026 | 1 | 1,148 | $675,000 | $587.98 |
| 19 March 2026 | 3 | 1,058 | $690,000 | $652.17 |
| 9 June 2026 | 2 | 1,148 | $703,000 | $612.37 |
The median of these 8 sales is $749,500 (the mean of the middle pair, $703,000 and $796,000), the median price per heated square foot of these 8 sales is $672.77, and the prices run from $675,000 to $1,305,000. The median of the 5 sales dated in the last 12 months is $700,000, their prices run from $675,000 to $796,000, and their median price per heated square foot is $642.79.
The county file holds 13 qualified sales dated January 2021 or later, five more than the 60-month list because the window starts nine months earlier and adds five sales from March to August 2021. Sorted, the prices are $585,000, $675,000, $685,000, $690,000, $700,000, $703,000, $730,000, $796,000, $801,000, $860,000, $1,045,000, $1,180,000 and $1,305,000. With thirteen values the median is the seventh, $730,000, the mean is $827,308 and the mean of the per-sale prices per heated square foot is $742.07. This is a different window from the 60 months above, so the two medians, $730,000 and $749,500, are not interchangeable.
| Group, sales since January 2021 | Sales | Median of these sales | Mean $ per heated sq ft |
|---|---|---|---|
| 1,058 sq ft plan | 2 | $745,500 | $704.63 |
| 1,089 sq ft plan | 5 | $700,000 | $653.81 |
| 1,148 sq ft plan | 6 | $920,500 | $828.11 |
| Floors 1 and 2 | 4 | $694,000 | $624.93 |
| Floors 3 to 5 | 6 | $780,000 | $760.00 |
| Floor 7 | 3 | $801,000 | $862.41 |
With six sales or fewer in each row, treat these as directional and use them to choose comparables, not to set a price. The 1,148 square foot plan, which we read as the end positions on each floor, carries both the highest price per square foot in the file since 2021, $1,136.76, and the second-lowest, $587.98, so plan alone does not settle value. The county’s heated area is its own number and may differ from the declaration’s, so confirm your unit’s figures in the document package.
Qualified Department of Revenue sales are a county record, not Southwest Florida MLS data. They carry the deed consideration, which can differ from an MLS closing price, and they exclude transfers the state does not treat as arm’s length. The county roll lists seven units with a latest transfer dated 2022 or 2024 that is not in the qualified file, and we do not count those as sales.
Most have, over long holds. Of 12 Casa Bonita II condos that resold since January 2021 with an earlier sale on file, 11 sold for more than the earlier price and one sold for 1.4 percent less. Seven of those pairs have both sales dated 2009 or later, where the county record is complete, and they are tabled below.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A repeat-sale pair compares two recorded prices of one condo, so it removes the question of which unit is bigger. It cannot remove the question of what happened in between, because the county file does not record renovation, storm repair, assessments paid or furnishings, and a pair is only a clean pair when no sale falls between its two dates.
| Plan | Earlier sale | Later sale | Hold | Change |
|---|---|---|---|---|
| 1,148 sq ft | May 2012, $507,500 | April 2023, $1,180,000 | 3,986 days, about 10.91 years | +$672,500, +132.5% |
| 1,148 sq ft | March 2018, $765,000 | May 2023, $1,305,000 | 1,881 days, about 5.15 years | +$540,000, +70.6% |
| 1,148 sq ft | February 2011, $448,400 | June 2026, $703,000 | 5,604 days, about 15.34 years | +$254,600, +56.8% |
| 1,058 sq ft | July 2015, $555,250 | July 2021, $801,000 | 2,191 days, about 6.00 years | +$245,750, +44.3% |
| 1,089 sq ft | May 2020, $575,000 | May 2021, $730,000 | 372 days, about 1.02 years | +$155,000, +27.0% |
| 1,089 sq ft | July 2021, $585,000 | October 2025, $700,000 | 1,554 days, about 4.25 years | +$115,000, +19.7% |
| 1,058 sq ft | March 2018, $700,000 | March 2026, $690,000 | 2,927 days, about 8.01 years | -$10,000, -1.4% |
Six of the seven gained and one lost. We draw no average from seven pairs across different holds.
Five more condos resold since 2021 against a first sale dated before 2009, where our record is partial and a sale could sit between the two: $630,000 in January 2005 to $860,000 in August 2021, $243,000 in January 1999 to $685,000 in March 2021, $410,000 in October 2001 to $1,045,000 in October 2022, $630,000 in July 2007 to $675,000 in February 2026, and $178,000 in March 1992 to $796,000 in February 2026. We show them as history and draw no rate from them.
The pairs say that owners who held through the 2021 to 2023 run usually sold above what they paid, that a condo bought in 2012 or 2015 came out far ahead, and that a condo bought at the 2018 level and sold in March 2026 came out about flat. They do not say what your condo will bring. Your own purchase date matters, but a buyer prices the current evidence, not your history.
The most recent Casa Bonita II sale to walk through is the 9 June 2026 sale of a second-floor, 1,148 square foot condo at 25870 Hickory Blvd for $703,000, which followed a February 2011 sale at $448,400. It shows what a seller gained over 15 years and what to subtract before calling a sale a gain.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; sale costs are our estimates at the statutory and customary rates named in the cost section)
We use the county’s public record for this one condo and leave the unit number, owner and parcel out, as we do throughout this page. The record gives dates, prices, size and bedrooms and nothing about condition, furnishings, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours.
The condo sold for $475,000 in July 2010 and $448,400 in February 2011, 196 days later, then for $703,000 on 9 June 2026. The first resale was a $26,600 loss, 5.6 percent, in a little over six months. The long hold from February 2011 to June 2026 was 5,604 days, about 15.34 years. The price rose $254,600, or 56.8 percent, from $390.59 to $612.37 per heated square foot, about 3.0 percent a year compounded, a rate we show as arithmetic only, because a record with two end points hides everything between them.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the condo and the association over 15 years. At the rates in our cost section, the sale carries an estimated $29,518 in costs without buyer-agent compensation (4.20 percent) and $47,093 with a 2.5 percent buyer-agent share (6.70 percent), leaving $673,482 or $655,907 before any mortgage payoff. Against the $448,400 recorded in 2011 that is $225,082 or $207,507 more, before property tax, assessments, insurance, interest and any improvements. Net sheet A below shows every line. This is a public-record sale and not ours, and we claim no Casa Bonita II closing.
We price a Casa Bonita II condo in four steps: find the sales of your own plan and floor, read the five newest sales as current evidence and the 2022 and 2023 sales as the top of the range, adjust for condition and documents, and test against the strip. With eight sales in five years, reasoning is the product.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
A Casa Bonita II price is easy to get wrong because the building has three plans, eight floors and a market that moved sharply between 2023 and 2026. Each step removes one source of error.
There are three plans: 22 units of 1,058 square feet, 16 of 1,089 and 16 of 1,148. Each has its own recorded sales, and your condo’s own history is the first comparable. A building average hides the real range.
The five sales since October 2025 are $700,000, $796,000, $675,000, $690,000 and $703,000, a median of these 5 sales of $700,000. The three sales of 2022 and 2023 are $1,045,000, $1,180,000 and $1,305,000. A buyer’s appraiser will cite both groups. We tell you in the first meeting how much of your price each can honestly support, and we do not use a 2023 sale as the market.
The county does not record condition, finish, storm repair, window and slider age, parking assignment or the unit’s flood rating, and it codes all 54 units as Gulf view, so view is a matter of floor and angle. We adjust for each from what we see in the condo and the documents and show the buyer’s agent the reasoning.
The nearest like buildings are Casa Bonita Grande, with 3 qualified sales in 60 months from $900,000 to $1,010,000, and Casa Bonita I, with 8 from $550,000 to $1,215,000. The two larger Gulf-side buildings with ten or more sales in a window up to 60 months are Seascape, with 10 sales in 60 months at a median of $592,500, and the Bonita Beach Club, with 17 sales in 24 months at a median of $690,000. We use those as boundaries and not as comparables, because the buildings differ in age, size and documents.
Six things move a Casa Bonita II condo’s price most: its plan and floor, the date of the comparable, the building’s split VE and AE flood zones, the milestone and reserve study posture of a 1973 eight-story building, the association’s unpublished fees and rules, and the unit’s condition. The record can price the first two directly.
Data updated: October 2026 (Lee County Property Appraiser recorded sales and roll; FEMA National Flood Hazard Layer, queried 1 Oct 2026)
Every unit parcel is coded Gulf view on the county roll, so the question is which floor and which angle. Since 2021 the three floor-7 sales have a median of $801,000 and the four floor-1 and floor-2 sales a median of $694,000, directional only.
The county dates the building to 1973 and shows eight stories. Florida’s milestone inspection and structural integrity reserve study rules reach buildings of three or more habitable stories, and buyers and lenders now ask for the results. The association’s status is not public, so the documents are the evidence. A listing that shows a completed milestone summary and reserve study reads as a prepared sale, and one that cannot reads as a risk.
The county’s map point reads VE 13, but our 40-point sample across the footprint found VE 13 at 19 points and AE 12 at 21, so the building sits across a boundary. A buyer’s insurer will care which zone the master policy and any flood policy are rated in, and the elevation certificate answers it. We cover this in the flood section below.
Fees, rules, rental terms, pet rules and any special assessment are not published. A buyer prices what it cannot see, so each unpublished item you document before listing is a discount you do not give. The fee and rules sections below say which document answers which question.
Casa Bonita II publishes no budget and no dues figure, so we state none. A buyer will pay the association’s regular assessment, an owner’s insurance policy, electricity and property tax, and may face a special assessment or approval fee. The estoppel certificate you order states the regular assessment, its frequency and what is owed.
Data updated: October 2026 (Florida Statutes 718.115, 718.116 and 718.503, read 1 October 2026; Lee County Property Appraiser roll)
Florida Statutes section 718.115 defines common expenses as the cost of operating, maintaining, repairing and protecting the common elements and association property, and says water and sewer service behind a master meter is a common expense unless the declaration says otherwise. What this building’s assessment includes, whether water, sewer, trash, cable, internet, pest control or the master insurance policy, depends on its budget, which is not public. We say that plainly in the listing rather than guess.
The only public numbers are the county’s. The roll’s assessed (just) value across the 54 units has a median of $657,546 and runs from $422,382 to $731,247, and the median taxable value is $638,666. Just value is the Property Appraiser’s estimate for tax purposes, not an appraisal and not a sale price, and a buyer’s taxable value can reset differently from a long-time owner’s, so we publish no tax bill.
The association insures the building and common areas under a master policy, and each owner insures contents, interior finishes and loss assessment exposure, though the declaration and the policy decide the split. Casa Bonita II publishes neither, so a buyer’s insurer and lender will ask you for the master policy summary and the flood file.
Data updated: October 2026 (FEMA NFIP residential condominium summary of coverage, May 2024 edition; Florida Office of Insurance Regulation market share reports, second quarter 2026)
An HO-6 insurer asks for the year built, the construction type, the number of stories, the roof and window details and the flood zone. A building from 1973 on Gulf frontage draws more questions than a 2000s building, and the split flood zone adds one: which zone the building is rated in. The estoppel form requires the association to give contact information for all insurance it maintains, so the contacts arrive with the certificate.
A lender reviewing a condominium asks the association to answer a questionnaire on owner-occupancy, delinquency, litigation, reserves and insurance, and now also asks about milestone inspection and reserve study status. Cash buyers skip the questionnaire, but their attorneys read the same documents.
FEMA’s summary of coverage for residential condominium buildings describes building coverage of up to $250,000 multiplied by the number of units, which for 54 units is a $13,500,000 ceiling (54 times $250,000). Whether the association carries that amount, and at what premium, is not published, and we do not guess.
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, up 103 percent, and standing at $135,100 in the second quarter of 2026, 8.3 percent below the 2024 figure. These are statewide averages across many building sizes and policy types. They are not Casa Bonita II’s premium and cannot estimate it.
A Casa Bonita II at Bonita Beach condo seller must give the buyer the Section 718.503 document package, request the association’s estoppel certificate, which is due within 10 business days, and complete the Section 689.302 flood disclosure at or before the contract. This is information, not legal advice, so confirm each step with your closing agent or attorney.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 689.302 and 689.261, read 1 October 2026)
Under Section 718.503 the seller must furnish the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, the governance form and the frequently asked questions document. The seller bears the cost. Casa Bonita II’s declaration is cited in the county legal description at Official Records Book 1014, Page 1334, and we have not read the instrument.
The contract carries one of two clauses. Either it is voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents, or the buyer acknowledges receiving them more than 7 days before signing. Delivering the package with the offer starts that clock early.
A contract entered into after 31 December 2024 for a unit in a building required to have a milestone inspection or a structural integrity reserve study that has not completed it must carry a conspicuous statement saying so, and if the association has completed them the contract carries one of the two clauses above. By our inference from the 1973 year built and eight stories, the initial milestone inspection was due by 31 December 2024 and the reserve study by 31 December 2025, though the statute lets an association required to complete a milestone inspection by the end of 2026 do the two together and sets 31 December 2026 as an outside date for a study. The association’s status is not public, so we make no claim about it and ask the manager for it before you list.
Section 718.116(8) requires the association to issue the certificate within 10 business days after a written request. It states what is owed, any capital contribution or transfer fee, any right of first refusal or approval requirement, any open violation and the association’s insurance contacts. 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, the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation in its estoppel certificate fee notice. If the association misses the deadline it may not charge. A certificate delivered by hand or email is effective for 30 days and one mailed for 35, so order a new one if closing slips.
A seller of residential property must give the buyer a flood disclosure at or before the contract. It says homeowners’ policies do not cover flood and asks whether you know of flood damage during your ownership, have filed a flood insurance claim, including under the National Flood Insurance Program, or have received assistance for flood damage, including from FEMA. Expect a buyer to read your answers closely.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. Under Johnson v. Davis, a seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty. The homeowners’ association summary in Section 720.401 is for chapter 720 associations and by its own terms does not apply to condominiums under chapter 718, and your closing agent confirms which forms your contract uses.
Buyers will ask about the two FEMA zones under the building, the Hurricane Ian record and the City’s 50 percent rule. Our 40-point sample found VE 13 at 19 points and AE 12 at 21, Ian’s surge at Bonita Beach was 8 to 12 feet above ground, and no public repair record exists for this building.
Data updated: October 2026 (FEMA National Flood Hazard Layer, USGS 3D Elevation Program and Lee County evacuation layer, queried 1 Oct 2026; National Hurricane Center reports)
On 1 October 2026 we queried FEMA’s National Flood Hazard Layer at 40 points across the footprint, and the federal 3D Elevation Program reads bare-earth ground at 5.11 to 7.80 feet NAVD88 around it, which is 4.20 to 7.89 feet below the base flood elevation. Bare ground is not a finished floor, so the elevation certificate is the document a buyer needs. Nineteen points returned zone VE with a base flood elevation of 13 feet NAVD88 and 21 returned zone AE with 12 feet, on Lee County panel 12071C0651G, effective 17 November 2022. At the single point the county uses for all 54 units, the layer returns VE 13. The building is in Lee County Evacuation Zone A. VE is FEMA’s coastal high-hazard zone, and AE is a special flood hazard area without the wave-action designation. Which zone a given unit is rated in is a question for your insurer and the building’s elevation certificate, and we state none.
The National Hurricane Center’s report puts maximum Ian inundation at 8 to 12 feet above ground at Bonita Beach, and the U.S. Geological Survey surveyed a high-water mark of 11.3 feet NAVD88 inside a ground-floor unit at 25901 Hickory Blvd, about 110 meters east of the building, a neighboring address and not a measurement of this building. We found no public damage or repair record for Casa Bonita II after Ian, Helene or Milton, so your repair history, claims and permits belong in the listing package. Helene and Milton in 2024 were smaller surge events here, 3 to 5 feet and 4 to 6 feet above ground.
The City of Bonita Springs defines substantial damage as repair cost of 50 percent or more of a structure’s pre-damage market value, and substantial improvement as improvements reaching the same share over five years. A building crossing either line must be raised to the design flood elevation, which the City sets at the base flood elevation plus one foot, 14 feet on the VE 13 side and 13 feet on the AE 12 side. For a condominium the building is the structure, so an owner’s kitchen renovation does not trigger the rule on its own, but a major association project or storm repair can.
The building is inside the City of Bonita Springs, so permits, floodplain rules and substantial-damage determinations come from the City’s Community Development Department and not unincorporated Lee County. Interior work, windows, doors, electrical and plumbing generally need City permits and licensed contractors, and in a condominium also association approval. Pull the permit history for your address before you list, because a buyer’s inspector will ask for closed permits. The building sits between the state’s 1978 and 1991 coastal construction control lines by our point check, so major work near the Gulf would need a state permit as well.
Casa Bonita II’s rules on approvals, leasing, pets and age or occupancy limits are not published, so we state none and name the document that answers each. A buyer will want them in writing, and the estoppel certificate must say whether board approval of a transfer is required and whether a right of first refusal exists.
Data updated: October 2026 (Florida Statutes 718.112, 718.116, 718.110 and 718.503, read 1 October 2026)
That depends on the declaration, which is not public. Florida Statutes section 718.112(2)(k) allows an association to charge a fee in connection with a sale, lease or transfer only if the association is required to approve it and the declaration, articles or bylaws provide for the fee, and the fee may not exceed $150 per applicant, adjusted every five years for inflation by the Department of Business and Professional Regulation. We assume approval may be required until a document says otherwise, ask for the estoppel in the first week of a contract, and plan the closing date around the board’s window.
The minimum lease term, the number of leases a year and any application fee are not published. Every neighboring Gulf-side association whose documents we have read sets a 30-day floor, including Casa Bonita Grande and the Bonita Beach Club, but that is a pattern on the strip and not a statement about this building. Section 718.110(13) says a rental amendment applies only to owners who consent and owners who acquire title after it takes effect, so the date a rental rule was adopted decides which owners it binds, and an investor will ask.
The pet rule is not published, and federal fair housing law protects assistance animals regardless of a building’s pet rule, as the U.S. Department of Housing and Urban Development explains in its assistance animals guidance. A pet rule shapes the buyer pool more than owners expect, so we get the current rule in writing and put it in the listing package.
The county record shows Casa Bonita II sales recorded most often from February to May. Of the 53 qualified sales dated 2009 or later, where the record is complete, 26 were recorded in those four months. That is a count and not a forecast, and with a thin record we cannot name a best month with confidence.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
| Recording month | Sales since 2009 | Recording month | Sales since 2009 |
|---|---|---|---|
| January | 1 | July | 8 |
| February | 6 | August | 1 |
| March | 8 | September | 2 |
| April | 6 | October | 5 |
| May | 6 | November | 3 |
| June | 4 | December | 3 |
By quarter the 53 sales split 15 in January to March, 16 in April to June, 11 in July to September and 11 in October to December. March and July, with eight each, are the busiest months and January and August, with one each, the quietest, so the calendar is lumpy, which is what a small building produces. The county’s owner mailing addresses show 33 of the 54 unit parcels outside Florida, so many sellers and buyers here handle a sale from another state and shop while in town for the winter season.
We have no Southwest Florida MLS days-on-market figure for Casa Bonita II, and Information not available at time of publishing (checked 2026-10-01). What we can say is the order of events: a sale closes after a contract, an inspection period, a lender’s or insurer’s review and the estoppel, and any board approval step adds time. A condo listed in the fall has its documents ready when winter buyers arrive. We review your timeline with you three and eight weeks after the condo goes live.
We market a Casa Bonita II at Bonita Beach condo by building the paperwork first and the pictures second: the estoppel, the document package, the flood file and the permit history are ready before the photographer arrives. Then we place the condo on the Southwest Florida MLS and our own sites at a price the record supports.
Data updated: October 2026 (Lee County Property Appraiser recorded sales; NAR practice changes effective 17 August 2024)
The package holds your condo’s heated size and floor from the county record, the HVAC and window dates, any wind-mitigation form and elevation certificate, the association’s budget and financial statement once the manager releases them, the estoppel certificate, the insurance contacts, the milestone and reserve study documents and the permit history. A one-page sheet compares your condo with the five newest sales.
The listing runs on the Southwest Florida MLS, on our own sites and Domain Realty Group’s, and beside our Casa Bonita II at Bonita Beach guide, so a buyer who researches the building finds your condo in context. Buyers can also see how we work for them on our Casa Bonita II at Bonita Beach buyer page. Our Bonita Springs seller’s guide covers the city-wide steps.
Since the NAR settlement practice changes took effect on 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you choose to offer is negotiated off the MLS. Commissions are negotiable and not set by law, and you may still offer buyer concessions on the MLS, such as a credit toward closing costs. We put the choices, and their effect on your net, on paper before you decide.
We negotiate a Casa Bonita II contract at the partner level, with Jesse or Marc on every offer, counter, inspection response and appraisal question. Four issues decide most contracts here: price against the five newest sales, the estoppel and approval timeline, insurance quotes and the appraisal, because a small building gives the appraiser few comparables.
Data updated: October 2026 (Lee County Property Appraiser recorded sales; Florida Statutes 718.503, 718.116 and 689.302, read 1 October 2026)
We answer an offer with the comparable that supports our number, not the number alone, and we weigh price against terms: closing date, financing, contingencies and credits. A lower offer that closes in cash can net more than a higher one that fails at the appraisal. If the appraisal comes in below the price, the buyer can bring cash, the price can move or the parties can argue with better comparables, so we give the appraiser the sale history of your plan and floor before the appraisal, not after.
A buyer choosing between Casa Bonita II and Casa Bonita I is choosing between two 54-unit, 1973 Gulf-side condominiums about 150 meters apart on Hickory Blvd. Casa Bonita II had 5 qualified sales in the last 12 months against 1 at Casa Bonita I, and both had 8 in the last 60 months.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Casa Bonita I at 26000 Hickory Blvd is the closest comparable to Casa Bonita II on age, size and position, and it is a separate association with its own declaration, board and budget. If you own there instead, read our Casa Bonita I at Bonita Beach seller’s guide. The last column says what each difference means for your Casa Bonita II listing.
| What a buyer weighs | Casa Bonita II | Casa Bonita I | What it means for your Casa Bonita II listing |
|---|---|---|---|
| Address | 25870 Hickory Blvd | 26000 Hickory Blvd | Casa Bonita II is the northern of the two, nearer Seascape and the Bonita Beach Club |
| Units and built | 54 units, 1973 | 54 units, 1973 | Equal; the buyer compares the sales, not the age |
| Floor plans | 1,058, 1,089 and 1,148 sq ft | The same three sizes appear in its sales | Compare plan to plan, never building to building |
| FEMA zone at the county map point | VE 13 (our 40-point sample also found AE 12) | VE 13 | Bring your elevation certificate and the zone your insurer used |
| Qualified sales, last 12 months | 5, from $675,000 to $796,000 | 1, $850,000 | More recent evidence here, but a lower range |
| Qualified sales, last 60 months | 8, from $675,000 to $1,305,000 | 8, from $550,000 to $1,215,000 | Equal counts; neither window reaches ten |
| Median of these 8 sales | $749,500 | $824,500 | Casa Bonita I’s is $75,000 higher, 9.1 percent of $824,500; compare directionally |
| County file, all recorded history | 130 qualified sales since 1974 | 127 since 1973 | Counts of what each file holds, not price signals |
| Public declaration, rules and budget | None found | None found | Both buyers wait for the document package, so yours should be ready |
| 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). | Not compared here |
Casa Bonita II wins on recency, with 5 of its 8 sales in the last 12 months and a $675,000 to $796,000 band a buyer can study. Casa Bonita I’s median of its 8 sales is higher, and it shows sales across a wider $550,000 to $1,215,000 range, so a buyer’s agent may cite it against you. We never price a Casa Bonita II condo off a Casa Bonita I sale, because the associations, assessments and flood ratings are separate. We use it as a boundary and bring the Casa Bonita II sales that answer it.
Casa Bonita Grande had 3 sales in 60 months from $900,000 to $1,010,000 and publishes its documents. Ambassador had 4 from $712,500 to $1,147,000. Seascape shows $592,500 over 60 months and the Bonita Beach Club $690,000 over 24 months, both medians of ten or more sales. Buyers can call Marc at (239) 287-5873 or read about buying at Casa Bonita II at Bonita Beach.
Selling a Casa Bonita II at Bonita Beach condo costs roughly 4.2 to 6.7 percent of the price at $703,000 and 4.0 to 6.5 percent at $1,305,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. That is about $29,518 to $47,093 and $52,535 to $85,160, before any mortgage payoff.
Data updated: October 2026 (Florida Department of Revenue documentary stamp tax rate, Florida title insurance rate schedule, Section 718.116, NAR practice changes of 17 August 2024)
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. Both prices are real Casa Bonita II sales: $703,000 is the June 2026 price and $1,305,000 is the May 2023 price, the highest in the county file for this building. Florida charges documentary stamp tax of $0.70 per $100, the owner’s title premium is $5.75 per $1,000 on the first $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, and in Lee County the seller customarily pays both, subject to the contract.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated, because the tax bill, the assessment and the closing date are not known. The tax proration is the days you owned the condo in the tax year divided by 365, times the annual bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $703,000 | June 2026 recorded price |
| Listing commission, 2.75% | -$19,333 | 2.75% of $703,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$17,575 | 2.5% of $703,000 |
| Deed documentary stamp tax | -$4,921 | 7,030 units of $100 at $0.70 |
| Owner’s title policy | -$3,590 | $575 plus ($703,000 minus $100,000) at $5.00 per $1,000, or $3,015 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Casa Bonita II estoppel certificate | -$299 | Statutory cap as adjusted by DBPR |
| Estimated total costs, with buyer-agent compensation | -$47,093 | 6.70% of price |
| Estimated net before payoff, with buyer-agent compensation | $655,907 | $703,000 minus $47,093 |
| Estimated total costs, without buyer-agent compensation | -$29,518 | 4.20% of price |
| Estimated net before payoff, without buyer-agent compensation | $673,482 | $703,000 minus $29,518 |
The same assumptions apply, at the highest price the county file records for this building.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $1,305,000 | May 2023 recorded price |
| Listing commission, 2.75% | -$35,888 | 2.75% of $1,305,000, rounded to the dollar |
| Buyer-agent compensation, 2.5%, if offered | -$32,625 | 2.5% of $1,305,000 |
| Deed documentary stamp tax | -$9,135 | 13,050 units of $100 at $0.70 |
| Owner’s title policy | -$5,838 | $575 plus $4,500 plus $762.50, or $5,837.50 rounded |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Casa Bonita II estoppel certificate | -$299 | Statutory cap as adjusted by DBPR |
| Estimated total costs, with buyer-agent compensation | -$85,160 | 6.53% of price |
| Estimated net before payoff, with buyer-agent compensation | $1,219,840 | $1,305,000 minus $85,160 |
| Estimated total costs, without buyer-agent compensation | -$52,535 | 4.03% of price |
| Estimated net before payoff, without buyer-agent compensation | $1,252,465 | $1,305,000 minus $52,535 |
A mortgage payoff, any assessment owed or approved but unpaid, repairs agreed during the inspection period, buyer closing-cost credits, an elevation certificate you commission and any association transfer fee. The estoppel itemizes what is owed, so we read it before we promise a number.
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 as a main home for at least 2 of the 5 years before the sale. Florida has no state income tax.
Data updated: October 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA withholding pages, read 1 October 2026; Lee County Property Appraiser recorded sales)
The record shows why Casa Bonita II sellers should ask. A 1,148 square foot condo that sold for $507,500 in May 2012 and $1,180,000 in April 2023 gained $672,500, above the $500,000 joint exclusion, and another resold for $1,305,000 in May 2023 after $765,000 in March 2018, a $540,000 difference. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less your selling costs, so your own number is not the difference between two recorded prices.
The exclusion is for a main home. The county lists mailing addresses outside Florida for 33 of the 54 units, so many are likely second homes or rentals, and those do not qualify the same way. Depreciation you took or could have taken on a rental is taxed when you sell. A seller who is a foreign person faces withholding under the Foreign Investment in Real Property Tax Act, and the IRS’s FIRPTA page sets the rate and the reduced-rate exceptions, so tell us before listing. We are real estate agents, not tax advisers, and this section is general information; our net sheet gives your adviser the sale-side numbers.
List if your condo is in marketable condition and you can be live before winter; take an investor cash offer only when the unit needs work an insurer would not accept or you need to close in days; sell by owner only if you already have a buyer and know Florida’s disclosure duties.
Data updated: October 2026 (Florida Statutes 718.503 and 689.302; NAR practice changes of 17 August 2024; Lee County Property Appraiser recorded sales)
Casa Bonita II has features that change the comparison: a building that publishes nothing, so any buyer, cash or financed, still needs the documents, and a split flood zone that every buyer’s insurer will read.
| Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
| Full listing | Highest, tested by the market | Not published for this building | Commission, stamp tax, title and prorations | Pricing from a 2023 sale instead of the newest five | A condo 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 | Often fewer repairs and fees, 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 and, if a buyer’s agent is involved, negotiated compensation | Missed Section 718.503 or 689.302 duties and weak appraisal support | A known buyer and a legal review |
You get a free Casa Bonita II valuation by requesting one online or calling Jesse direct at (239) 898-6072. We send a value built from the recorded sales of your own plan and floor, adjusted for condition, flood answers and documents, with no obligation to list.
Data updated: October 2026 (Lee County Property Appraiser qualified improved sales, index built 1 Oct 2026)
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, prepare every valuation personally. It includes the sales we priced from, the 12, 24, 36 and 60-month windows and why none reaches ten sales, a net sheet at the price the record supports and the document list your buyer will ask for.
Get your free Casa Bonita II at Bonita Beach home valuation and we will send a value built from your own plan and floor, not a ZIP-wide estimate. Call Jesse direct at (239) 898-6072 for a confidential conversation. If you are also buying, call Marc at (239) 287-5873 or read our guide to buying at Casa Bonita II at Bonita Beach.
Jesse McGreevy is a top-reviewed Casa Bonita II 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 in full. They come from sellers across Bonita Springs and Southwest Florida, and none is about this building.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
These are the questions Casa Bonita II owners ask us most often before they list, answered from the Lee County sale record, the state’s records and Florida law. The building background is in our Casa Bonita II at Bonita Beach guide. Call Jesse direct at (239) 898-6072 for anything specific to your condo.
Price it from the recorded sales of your own plan and floor, order the estoppel and the Section 718.503 package before you list, prepare flood and insurance answers, and list in the fall or winter. We send a net sheet first, and the free valuation is the place to start.
Choose the agent with the strongest pricing evidence and the clearest paperwork plan. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we tracked every one of the 53 Casa Bonita II sales in the county record since 2009, and one of us negotiates every offer.
It depends on your floor, plan and condition. The county file shows 13 qualified sales since January 2021, $585,000 to $1,305,000, and the five newest run $675,000 to $796,000. We build a unit-specific price from the deeds in a free valuation.
The median of the 8 qualified sales in the last 60 months is $749,500, and the median of the 5 in the last 12 months is $700,000. The 13 sales since January 2021 have a median of $730,000. The windows differ, so we do not average them, and no Southwest Florida MLS median is published here.
The five sales of the last 12 months are $700,000 on 2 October 2025, $796,000 on 5 February 2026, $675,000 on 26 February 2026, $690,000 on 19 March 2026 and $703,000 on 9 June 2026. The 1,148 square foot plan accounts for three of the five.
No window of 12, 24, 36 or 60 months holds ten qualified sales, and a median of a handful is not a market. An all-history median would also mix 1970s prices with 2026 prices, so we list the sales and write a median only as the median of those sales.
The association does not publish its regular assessment, so we state no figure. The estoppel certificate gives the amount, its frequency and what is owed, and the budget shows what it covers. A buyer prices what it cannot see, so we put the estoppel in the listing package.
They are not published. The minimum lease term, lease limits and any application fee are in the declaration and rules, and the estoppel says whether approval is required. Neighboring Gulf-side buildings whose documents we read set a 30-day floor, but that is a pattern and not a rule for this building.
Information not available at time of publishing (checked 2026-10-01). The Southwest Florida MLS count of active and pending Casa Bonita II listings was not pulled for this page. The county record shows 5 sales in the last 12 months, and our home valuation page shows how your condo compares.
The county roll shows three heated sizes, 1,058 square feet on 22 units, 1,089 on 16 and 1,148 on 16, every unit coded as two bedrooms and two baths. Confirm your own unit’s area in the disclosure package.
No. They are separate associations with separate declarations, boards and budgets, and Casa Bonita Royale, across the road, is a fourth. Casa Bonita II is at 25870 Hickory Blvd. A fee or rule at one says nothing about another, so check the street number on every document.
The Southwest Florida MLS days-on-market figure is not published here: Information not available at time of publishing (checked 2026-10-01). The estoppel and disclosure package take time to assemble and any board approval step adds more, so start them before you list, not after you have a contract.
About 4.2 to 6.7 percent of the price at $703,000, or $29,518 to $47,093, and 4.0 to 6.5 percent at $1,305,000, or $52,535 to $85,160, before any mortgage payoff. The range depends on commission and buyer-agent compensation.
Florida sets premiums by schedule: $5.75 per $1,000 on the first $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. That is $3,590 on $703,000 and about $5,838 on $1,305,000, customarily paid by the seller in Lee County.
Commission is negotiable and not set by law. Our net sheets show 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation, which can no longer be advertised on the MLS since 17 August 2024. Replace either with your own number and we recompute the sheet.
The association must issue it within 10 business days of a written request under Section 718.116. The fee is up to $299, up to $119 more if expedited and up to $179 more if the account is delinquent, as adjusted and published by the Department of Business and Professional Regulation. It is effective for 30 days by hand or email and 35 by mail.
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.
Resale contracts carry one of two clauses. One makes the contract voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents, and the other has the buyer acknowledge receiving them more than 7 days before signing. Delivering them early controls that window.
Yes. Under Section 718.503, a contract entered into after 31 December 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 it has completed them, the contract carries a different clause.
That depends on the declaration, which is not public. The estoppel certificate must say whether the rules require board approval of a transfer and whether it has been given, so we read the certificate first. If approval is required, we submit the buyer’s package the day the contract allows.
Section 718.112(2)(k) allows a transfer fee only if the association must approve the transfer and the declaration provides for the fee, and caps it at $150 per applicant, with spouses counting as one and the cap adjusted every five years. We do not know whether this association charges one, so ask in writing.
We found none in a public document. The estoppel certificate must say whether the association or its members hold one and whether it has been exercised, so the certificate settles the question for any particular sale. Ask early, because a surprise there delays a closing.
Disclose it and negotiate it in the contract. A buyer who takes title is jointly and severally liable with you for assessments due before the transfer under Section 718.116(1), and the estoppel shows what is owed and what is scheduled. The contract controls who pays one approved but not yet due. We found none published.
Yes. The building sits across VE and AE zones, 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 on each side and your elevation certificate to the first conversation, and we line up an insurance quote early.
Yes. Lee County’s evacuation zone layer returns Zone A for the building, the County’s highest-risk surge zone. A buyer can check any address on the County’s evacuation zone map, and we put the answer in the listing so it is not a surprise at the inspection.
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, which is context only. Give buyers the master policy summary early, and ask which zone the building is rated in.
In Lee County the seller customarily pays for the owner’s title insurance policy and chooses the closing agent, and the contract controls. Collier County custom is different, so if a buyer from there expects otherwise, we say so in the first draft of the offer. Read the title provision before you sign.
Yes, but the amount owed is paid from the sale, and where an association approves leases it can cite delinquency to refuse one under Section 718.116(4). The estoppel itemizes what is owed, and the buyer takes title jointly liable for what came due before closing, so expect the buyer to insist on payoff at the table.
Usually yes, subject to what the declaration says about leasing and approval, which is not public. An investor will ask for the minimum lease term, any application fee, any cap on leases and whether rentals affect the building’s insurance. We assemble those answers before the first showing.
The county record shows 26 of the 53 sales since 2009 recorded from February to May, and winter owners are in town then. That is a count and not a forecast. Have the documents ready before the busy weeks, not during them.
Everything you know about water intrusion, past claims and repairs, including Hurricane Ian. Florida law requires disclosure of known material defects, and a buyer’s inspection will find most of it anyway. We help you gather permits, invoices and claim paperwork so the disclosure is complete and credible.
The county lists mailing addresses outside Florida for 33 of the 54 unit parcels, so many owners do. We arrange electronic or mail-away signing, coordinate with a title company that handles remote closings and use a power of attorney where needed, so you do not need to travel for most of it.
Disclose it. Section 718.503 requires a conspicuous statement in contracts after 31 December 2024 where the association is required to have completed one and has not. Buyers and lenders will price that in, so we ask the manager for status early and plan the sale around the answer.
We do not predict the market. The record shows the three 2022 and 2023 sales at $1,045,000 to $1,305,000 and the five sales since October 2025 at $675,000 to $796,000. The decision turns on your holding costs, including assessments and insurance, and your own timeline.
Use our Casa Bonita II at Bonita Beach valuation page or call Jesse direct at (239) 898-6072. We start from the recorded deeds for your plan and floor, adjust for condition and flood and insurance facts, and show you the deed behind each comparable.
A Bonita Beach condo specialist knows which of the strip’s condominium associations a unit belongs to, which publish documents, what an estoppel and a milestone summary must show, and what the flood map means building by building. Buyers pay for that clarity, and a listing that explains a condo well holds its price.
Small facts cost sellers contracts: a condo priced off the highest sale, a document package handed over after the contract, a flood answer taken from a map instead of an elevation certificate, and a milestone question nobody asked until the buyer’s lender did. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those surprises reach the inspection period.
Our Bonita Beach community page covers the strip’s beaches and condominium buildings, and the guides for Seascape, Bay Harbor Club and Ambassador show how other buildings on the strip are described and priced. If you own elsewhere in the city, our Bonita Springs seller’s guide is the place to start.
If you are thinking of selling a Casa Bonita II condo, Call Jesse direct at (239) 898-6072 and talk to the team that prices from your own plan and floor, orders the estoppel and document package the day you list and answers the buyer’s flood, insurance and milestone questions early. McGreevy and Comisar have served Bonita Springs sellers since 2008.
If you are thinking, “I need someone to sell my condo in Casa Bonita II 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 II, Casa Bonita I, Seascape, Bonita Beach Club, or Ambassador, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Casa Bonita II sold record, last 60 months: 8 qualified sales, $675,000 to $1,305,000, the median of these 8 sales $749,500, and 130 qualified sales on file since 1974, per Lee County Property Appraiser recorded sales to 1 October 2026. We tracked every one of the 13 qualified sales since January 2021, and Southwest Florida MLS figures are not shown on this page. Few Casa Bonita II 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 II at Bonita Beach home valuation and we will send a value built from your own plan and floor, 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 Casa Bonita II 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 Casa Bonita II, 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 II condo? Get a free Casa Bonita II home valuation, or Call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying at Casa Bonita II at Bonita Beach.
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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 source below: county, state and federal records, the statutes that set the seller’s duties and our own pages. No listing aggregator, competing brokerage or third-party neighborhood site was used for any figure, and none is linked. Southwest Florida MLS figures were not pulled.
These official documents are the ones a Casa Bonita II seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing authority’s own copy, and none comes from a listing site or a brokerage, so you and the buyer read the same text.
| Document | Issued by | Date | Why a Casa Bonita II seller needs it | Link |
|---|---|---|---|---|
| Estoppel certificate fees | Florida Department of Business and Professional Regulation | Current notice, next update by 1 July 2027 | The adjusted amounts an association may charge for the certificate | View the DBPR fee notice |
| Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | Current statute | The document package, the 7-day cancellation language and the milestone statement | View the statute |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | May 2024 edition | The building limit a flood quote is measured against | View the coverage summary |
| Substantial damage and substantial improvement notice | City of Bonita Springs | 27 October 2022, per the file name | The 50 percent rule and the design flood elevation a buyer’s plans meet | View the City notice |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Final report | The surge heights at Bonita Beach a buyer will cite | View the report |
| 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 own declaration, budget and rules are not posted online; they come with the estoppel certificate and the document package at a sale, and recorded instruments can be requested from the Lee County Clerk.
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); Casa Bonita II sale figures are Lee County Property Appraiser recorded sales, index built 1 October 2026, windows to 1 October 2026. McGreevy and Comisar, sell your Casa Bonita II condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.