We price your Casa Bonita Royale condo from its own sales record, and line up the estoppel, the document package and the flood answers 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 Royale at Bonita Beach condominium, a 40-unit, six-story bay-side building at 25901 Hickory Blvd on Little Hickory Island, described in full in our Casa Bonita Royale at Bonita Beach guide. If you own one of its 40 two-bedroom condos, this page gives you every recorded sale on the county file since 2009, the questions a buyer, a lender and an insurer will ask, the documents Florida law makes you deliver, and what a sale costs and nets.
Casa Bonita Royale is the one condominium of the four Casa Bonita associations that is not on the Gulf. It sits on the back bay of the Bonita Beach strip of Bonita Springs, across Hickory Blvd from Casa Bonita Grande, Casa Bonita I and Casa Bonita II, with a 22-slip dock, a heated pool and a deeded walk to the beach. This is not one of those three Gulf-side buildings, which are separate corporations with separate declarations, budgets and prices, and it is not any of the unrelated businesses that borrow the Casa Bonita name.
The Lee County Property Appraiser recorded 2 qualified Casa Bonita Royale sales in the last 60 months to 1 October 2026, $490,000 on 27 February 2024 and $520,000 on 2 July 2026, both for 1,099-square-foot condos. No window of 12, 24, 36 or 60 months reaches ten sales, so this page lists every sale and publishes no median as a price signal. The county file holds 44 qualified sales since January 2009, when its record becomes complete, and a seller’s pricing evidence comes from those sales, the building’s documents and the 2022 flood.
To sell a Casa Bonita Royale at Bonita Beach condo in 2026, price it from the recorded sales of your own plan and floor, line up the board approval, the estoppel and the Section 718.503 package before the first showing, and prepare plain answers on flood, assessments and insurance. With two sales in five years, documents matter 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 this building has little recent evidence to lean on. A buyer’s appraiser will find one sale in the last 12 months and two since Hurricane Ian flooded the first floor on 28 September 2022, and a buyer’s agent will read the association’s own public budgets and minutes before the first showing. A listing that answers those questions in its first week reads as a prepared sale, and one that does not reads as a risk.
These are the ten facts about selling a Casa Bonita Royale at Bonita Beach condo that matter most in October 2026, each explained in the section that covers it. Read them first, then use the table of contents to jump to the section that answers your own question about your own condo.
This seller’s guide to the Casa Bonita Royale at Bonita Beach condominium runs from the recorded market to the sale-by-sale record, pricing, fees, insurance, disclosure and rules, a comparison with Casa Bonita Grande, two net sheets and the answers Casa Bonita Royale owners ask us most. Each link below jumps to its section.
The Market and the Record: How Do I Sell My Casa Bonita Royale at Bonita Beach Condo in 2026? · Why List Your Casa Bonita Royale at Bonita Beach Condo With McGreevy and Comisar? · What Is the Casa Bonita Royale at Bonita Beach Condo Market Doing for Sellers Right Now? · What Did Casa Bonita Royale at Bonita Beach Condos Sell For? · Have Casa Bonita Royale at Bonita Beach Condo Owners Sold for More Than They Paid?
Pricing, Association and Fees: A Casa Bonita Royale at Bonita Beach Condo Sale Worked Through · How Do We Price a Casa Bonita Royale at Bonita Beach Condo? · What Moves the Value of a Casa Bonita Royale at Bonita Beach Condo Most? · What Fees Will Your Casa Bonita Royale at Bonita Beach Condo Buyer Pay Each Year? · Who Insures a Casa Bonita Royale at Bonita Beach Condo, and What Will a Buyer’s Insurer and Lender Ask? · What Must a Casa Bonita Royale at Bonita Beach Condo Seller Deliver and Disclose Under Florida Law?
Documents, Flood, Rules and Timing: What Do the Milestone Inspection and Reserve Study Mean for Your Casa Bonita Royale at Bonita Beach Condo Sale? · What Will Buyers Ask About Flood, Storms and Permits? · Which Rules Affect a Casa Bonita Royale at Bonita Beach Condo Sale? · When Is the Best Time to Sell a Casa Bonita Royale at Bonita Beach Condo? · How Do We Market a Casa Bonita Royale at Bonita Beach Condo? · How Do We Negotiate a Casa Bonita Royale at Bonita Beach Condo Contract?
Marketing, Negotiation and Your Options: Casa Bonita Royale at Bonita Beach vs Casa Bonita Grande: Which Will Your Buyer Choose? · What Does It Cost to Sell a Casa Bonita Royale at Bonita Beach Condo? · Do I Pay Capital Gains Tax When I Sell My Casa Bonita Royale at Bonita Beach Condo? · Should I List, Sell for Cash or Sell by Owner? · How Do You Get a Free Casa Bonita Royale at Bonita Beach Valuation? · What Casa Bonita Royale at Bonita Beach Condo Sellers Say About Working With Us · Why Does a Bonita Beach Condo Specialist Matter When You Sell? · Frequently Asked Questions, Casa Bonita Royale at Bonita Beach Seller Edition
Answers and Local Expertise: Thinking of Selling Your Casa Bonita Royale 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 listing team based in Bonita Springs, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Casa Bonita Royale owners hire us because we read the county record and the association’s own documents before we price, and we negotiate every offer ourselves.
If you are searching for the best realtor to sell your Casa Bonita Royale condo, or thinking, “I need a listing agent who will read the declaration, the budgets and the minutes first,” 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.
We tracked every one of the 44 Casa Bonita Royale at Bonita Beach sales in the county record since 2009, and every transfer the county roll shows on all 40 condo parcels. We read all 48 pages of the association’s amended and restated declaration, its bylaws, its 2026 proposed budget, its flood policy declarations page and 38 sets of board and annual meeting minutes from 2015 through 2025.
We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not price your condo off the 2021 peak as if nothing had happened since, tell a buyer the assessment is lower than the association’s own budget says, or call the 2022 flood a footnote when a buyer’s agent will find the surveyed high-water mark in minutes.
Our own Casa Bonita Royale closings: Information not available at time of publishing (checked 2026-10-01). We do not claim a Casa Bonita Royale 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 Royale condo market is small and quiet. Lee County recorded 2 qualified sales in the last 60 months, $490,000 in February 2024 and $520,000 in July 2026, one of them in the last 12 months, and the Southwest Florida MLS was not pulled for this page, so no days-on-market or active-listing figure appears.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
The county roll keeps each condo’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, and never a claim that it holds every sale ever made. We widened the window step by step, as we do for every place, and stopped at 60 months because no window up to that length holds ten sales. Our Casa Bonita Royale at Bonita Beach guide carries the buyer’s version of the same record.
Each row names its window and its count. A window of one sale has no median, only the sale, and a window of two shows the median of those two sales, which is the mean of the middle pair, here $490,000 and $520,000.
| County window to 1 October 2026 | Qualified sales | Price | Median $ per heated sq ft |
|---|---|---|---|
| 12 months (since October 2025) | 1 | $520,000 (the single sale) | $473.16 |
| 24 months (since October 2024) | 1 | $520,000 (the single sale) | $473.16 |
| 36 months (since October 2023) | 2 | $490,000 and $520,000, the median of these 2 sales is $505,000 | $459.51 |
| 60 months (since October 2021) | 2 | $490,000 and $520,000, the median of these 2 sales is $505,000 | $459.51 |
| Since January 2009, the complete record | 44 | not published as a price signal, see the year table | not published |
The county file was built on 1 October 2026 and its newest Casa Bonita Royale sale is dated 2 July 2026, which is 91 days earlier. The roll shows the same newest sale on that condo, so the file and the roll agree.
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 and, with two sales, an estimate would be false precision. If you want the MLS read on comparable condos today, request a free Casa Bonita Royale at Bonita Beach valuation or call Jesse direct at (239) 898-6072.
The county file shows seven qualified sales in 2021, none in 2022, none in 2023, one in 2024, none in 2025 and one so far in 2026. Hurricane Ian flooded the first floor on 28 September 2022, and the association’s own minutes describe a period after the storm when rentals were not allowed and owners paid capital assessments. The quarterly assessment for a standard condo rose from $1,761.25 in the 2022 budget to $3,273.70 in the 2026 budget. Those are facts from the documents. The record does not say why owners held, and we do not claim a cause.
Casa Bonita Royale condos sold for $265,000 to $645,000 across the 44 qualified sales since 2009, and the only two sales in the last 60 months were $490,000 and $520,000. Fewer than ten sales sit in any window up to 60 months, so those two are listed here with their dates, floors and prices 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, newest first, with no unit numbers and no parcel identifiers.
| Recorded | Floor | Heated sq ft | Price | Price per heated sq ft |
|---|---|---|---|---|
| 2 July 2026 | Third | 1,099 | $520,000 | $473.16 |
| 27 February 2024 | Second | 1,099 | $490,000 | $445.86 |
The median of these 2 sales is $505,000, which is simply the midpoint of two prices and is not a market median. Both condos are the smaller 1,099-square-foot plan, and no end condo has sold in the last 60 months. The two sales sit on different floors, so floor does not explain the $30,000 between them, and the county file does not record condition, renovation or whether a dock came with either condo.
Every year has seven sales or fewer, so each yearly median is the median of that year’s handful of sales and nothing more. This table is history, not a current price signal.
| Year | Qualified sales | Median price | Lowest | Highest | End condos in the year |
|---|---|---|---|---|---|
| 2009 | 1 | $400,000 (single sale) | $400,000 | $400,000 | 1 |
| 2010 | 1 | $475,000 (single sale) | $475,000 | $475,000 | 1 |
| 2011 | 3 | $422,000 | $285,000 | $425,000 | 2 |
| 2012 | 1 | $265,000 (single sale) | $265,000 | $265,000 | 0 |
| 2013 | 3 | $295,000 | $270,000 | $325,000 | 0 |
| 2014 | 2 | $346,500 | $300,000 | $393,000 | 0 |
| 2015 | 4 | $373,000 | $325,000 | $385,000 | 0 |
| 2016 | 4 | $380,000 | $375,000 | $532,500 | 1 |
| 2017 | 3 | $397,500 | $387,000 | $505,000 | 1 |
| 2018 | 4 | $501,500 | $290,250 | $607,500 | 2 |
| 2019 | 5 | $438,600 | $398,000 | $440,000 | 0 |
| 2020 | 4 | $465,000 | $450,000 | $500,000 | 0 |
| 2021 | 7 | $524,000 | $445,000 | $645,000 | 2 |
| 2024 | 1 | $490,000 (single sale) | $490,000 | $490,000 | 0 |
| 2026 | 1 | $520,000 (single sale) | $520,000 | $520,000 | 0 |
In a year with an even number of sales the median is the mean of the middle pair. A year with one sale shows that sale. Years with no qualified sale (2022, 2023 and 2025) are omitted.
We do not publish a median for the full 44, because a figure that mixes 2012 prices with 2026 prices says nothing about what a condo is worth today.
Casa Bonita Royale has 19 pairs of consecutive qualified sales of the same condo since 2009, and 17 of them show a gain, one shows no change and one shows a loss. Repeat sales hold the plan and the floor constant, which makes them the cleanest price history a small building offers.
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 condo is bigger. It cannot remove the question of what happened to the condo in between, because the county file does not record renovation, storm damage, repairs or the assignment of a dock. Condos are lettered below so no unit number appears.
| Home | Earlier sale | Later sale | Change | Percent | Years held |
|---|---|---|---|---|---|
| A | 17 February 2009, $400,000 | 14 December 2017, $505,000 | +$105,000 | +26.2% | 8.8 |
| A | 14 December 2017, $505,000 | 2 July 2021, $645,000 | +$140,000 | +27.7% | 3.5 |
| B | 8 February 2011, $285,000 | 21 December 2015, $385,000 | +$100,000 | +35.1% | 4.9 |
| C | 2 November 2011, $425,000 | 20 April 2018, $607,500 | +$182,500 | +42.9% | 6.5 |
| D | 30 March 2012, $265,000 | 13 September 2016, $380,000 | +$115,000 | +43.4% | 4.5 |
| D | 13 September 2016, $380,000 | 4 September 2020, $450,000 | +$70,000 | +18.4% | 4.0 |
| E | 21 June 2013, $325,000 | 9 April 2015, $325,000 | $0 | +0.0% | 1.8 |
| E | 9 April 2015, $325,000 | 27 August 2018, $438,000 | +$113,000 | +34.8% | 3.4 |
| F | 16 September 2013, $295,000 | 15 June 2017, $397,500 | +$102,500 | +34.7% | 3.7 |
| G | 15 July 2014, $300,000 | 11 April 2019, $440,000 | +$140,000 | +46.7% | 4.7 |
| G | 11 April 2019, $440,000 | 5 March 2021, $479,000 | +$39,000 | +8.9% | 1.9 |
| H | 25 April 2016, $380,000 | 13 June 2019, $438,600 | +$58,600 | +15.4% | 3.1 |
| I | 27 December 2016, $375,000 | 14 May 2019, $439,000 | +$64,000 | +17.1% | 2.4 |
| I | 14 May 2019, $439,000 | 14 December 2020, $500,000 | +$61,000 | +13.9% | 1.6 |
| I | 14 December 2020, $500,000 | 2 July 2026, $520,000 | +$20,000 | +4.0% | 5.5 |
| J | 30 March 2017, $387,000 | 14 February 2018, $290,250 | -$96,750 | -25.0% | 0.9 |
| J | 14 February 2018, $290,250 | 2 July 2021, $505,000 | +$214,750 | +74.0% | 3.4 |
| K | 14 June 2019, $398,000 | 25 March 2021, $524,000 | +$126,000 | +31.7% | 1.8 |
| L | 30 November 2020, $470,000 | 30 March 2021, $560,000 | +$90,000 | +19.1% | 0.3 |
The largest dollar gain on the file is $214,750, and the largest percentage is 74.0 percent, both for home J, which first sold at the $290,250 low point noted below. Across the 19 pairs the median hold is 3.4 years and the median gain is 26.25 percent, a description of the pairs and not a forecast.
Home I, a third-floor standard condo, is the only condo with a qualified sale on both sides of Hurricane Ian. It sold for $500,000 on 14 December 2020 and $520,000 on 2 July 2026, a gain of $20,000, or 4.0 percent, across 5.55 years that included the storm, the repairs and a near doubling of the quarterly assessment. One pair is one pair. It is still the only before-and-after measurement the county file offers for this building, and a buyer’s agent will cite it.
Home J sold for $387,000 on 30 March 2017 and for $290,250 on 14 February 2018, a drop of 25.0 percent in under eleven months, and then for $505,000 on 2 July 2021. The county file does not say why the 2018 price was low, and a transfer like that can reflect condition, a family transaction or a distressed sale. We flag it, and we would want to see the deed before using it as a comparable. Home E sold twice at $325,000, in June 2013 and April 2015.
The one recent Casa Bonita Royale sale to walk through is the 2 July 2026 sale of a 1,099-square-foot third-floor condo at 25901 Hickory Blvd for $520,000, which followed a $500,000 sale in December 2020. It shows what a seller gained over five and a half years and what a seller should 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, owner and parcel out, as we do throughout this page. The record gives dates, prices, size and bedrooms, and nothing about condition, occupancy, financing, commission or credits. It is a public-record sale presented as an example, and it is not presented as ours. Days on market and sale-to-list for this sale: Information not available at time of publishing (checked 2026-10-01).
The condo sold for $375,000 on 27 December 2016, $439,000 on 14 May 2019, $500,000 on 14 December 2020 and $520,000 on 2 July 2026. From the first to the last that is $145,000 more, 38.7 percent, across 9.51 years, and the last leg gained $20,000, or 4.0 percent, across 5.55 years. The county roll’s just value for the same condo is $372,246, which is 71.6 percent of the July 2026 price and $147,754 below it. The Property Appraiser’s value is not a market value, and the gap is a reason to price from sales and not from the roll.
We do not know what this seller paid in commission, whether they offered buyer-agent compensation or what they spent on the condo. At the rates in our cost section, the sale carries an estimated $22,289 in costs without buyer-agent compensation (4.29 percent) and $35,289 with a 2.5 percent buyer-agent share (6.79 percent), leaving $497,711 or $484,711 before any mortgage payoff. Against the $500,000 recorded in 2020, that is $2,289 or $15,289 less, before the assessments the owner paid in between. Net sheet A below shows every line.
The building-wide assessments with a stated per-unit amount in the association’s minutes during that ownership were $3,884 in 2022, $5,000 for the Hurricane Ian assessment due March 2023 and $6,310 in 2025, a total of $15,194 for a standard condo, if the owner paid each, which the public record cannot confirm. Add the regular fee, which rose from $1,761.25 a quarter to $3,273.70, and the headline gain of $20,000 says little about what an owner took home. This sale is a public record and not ours, and we claim no Casa Bonita Royale closing.
We price a Casa Bonita Royale condo in four steps: start from your own plan and floor, treat the two recent sales as boundaries and not as a price, adjust for what the county record cannot see, and test the result against the strip. With two sales in five years, the 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 Royale price is easy to get wrong because the record is thin and the 2021 sales are tempting. The county file holds 44 sales since 2009, 42 of them before the storm, and the two newest sit at $445.86 and $473.16 per heated square foot, below the 2021 peak of $509.55.
There are two plans, 28 standard condos of 1,099 heated square feet and 12 end condos of 1,399, and the county’s record for your plan is the first comparable. Your own condo’s sale history is the second, and it is also a warning, because home J sold for $387,000, $290,250 and $505,000 in just over four years. We pull the deed behind every sale we use, and we say which ones we would not.
The $520,000 sale in July 2026 and the $490,000 sale in February 2024 are the only sales a buyer’s appraiser has since the storm. We expect them to be cited, and we show you both, but each is a data point for one condo with its own finish, floor and dock position, and each is the start of a conversation about your condo and not a price for it. No end condo has sold since July 2021.
The county does not record condition, finish, view, floor level beyond the unit number, dock assignment, storm repair or renovation. The roll codes all 40 condos as bay and flags a pool on all 40 parcels, and neither flag says which condo has a dock, which stacks see which water or what a condo looks like inside. We adjust for each from what we see in the condo and from the association’s documents, and we show a buyer’s agent the reasoning line by line.
The nearest comparison is across the road. Casa Bonita Grande shows three sales in 60 months, $900,000 to $1,010,000 for 1,030-square-foot Gulf-side condos, a different product. On the bay side, Bay Harbor Club shows a median of $555,000 on 12 qualified sales in 24 months, at $412.64 per heated square foot, and Sea Isles shows eight sales in 60 months from $395,000 to $833,000. We use those as boundaries, not as comparables.
Six things move a Casa Bonita Royale condo’s price most: the floor, the plan, whether a dock is assigned, the assessment and special-assessment history, the state of the milestone and reserve documents, and the pet and leasing rules. The bay side is the same for all 40 condos, so these six matter more than the address.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026; association documents read 1 Oct 2026)
A 40-unit building has stacks and floors, and a buyer sorts by them. What the building also has is a public paper trail, which means each of these six can be checked by a buyer in an afternoon.
Five of the 40 condos are on the first floor and 35 are on floors two through six. The U.S. Geological Survey measured Hurricane Ian’s water 2.53 feet above the floor inside a first-floor condo, and the building’s first floor sits about 2.2 feet below FEMA’s base flood elevation by our arithmetic, so a first-floor listing carries its own repair record and flood answers. No first-floor condo has a qualified sale since 2 July 2021.
| Floor | Condos | Qualified sales since 2009 | Lowest | Highest |
|---|---|---|---|---|
| First | 5 | 8 | $265,000 | $645,000 |
| Second | 7 | 6 | $270,000 | $524,000 |
| Third | 7 | 12 | $295,000 | $543,000 |
| Fourth | 7 | 3 | $376,000 | $565,000 |
| Fifth | 7 | 12 | $290,250 | $607,500 |
| Sixth | 7 | 3 | $393,000 | $475,000 |
The table counts and ranges every sale since 2009, mixing both plans and 18 years, so it shows where sales happened and does not rank floors by price. We publish no floor median, because the counts are too small.
The 12 end condos are 1,399 square feet against 1,099, pay a ten percent higher assessment and hold the building’s highest recorded prices, $645,000 for a first-floor end condo in July 2021. The county’s heated areas of 1,099 and 1,399 square feet differ from the declaration’s roughly 1,260 and 1,690, which we read as including balconies, so a listing should say which figure it quotes and use the county figure for price per square foot.
The association leases a 22-slip docking facility from the State of Florida. One slip belongs to the association and 21 are assigned to individual condos, so at most 21 of the 40 have a dock, and the 2020 minutes describe one slip as grandfathered to an owner in a neighboring building. A dock transfers only to another Casa Bonita Royale owner and only with the association’s written approval. The posted lease renewal ran from 1 April 2016 to 1 April 2026, and a later one is not posted, so a seller with a dock should have the current lease in hand.
A Casa Bonita Royale condo buyer pays $3,273.70 a quarter for a standard condo and $3,601.32 for an end condo, or $13,094.80 and $14,405.28 a year, per the association’s 2026 proposed budget. The board’s approved minutes of 24 November 2025 record the 2026 budget as approved with no increase in the quarterly assessment.
Data updated: October 2026 (Casa Bonita Royale 2026 proposed budget and board minutes, read 1 Oct 2026; Section 718.116, read 1 Oct 2026)
The association posts budgets back to 2015, so the fee is a public number and a buyer’s agent will quote it. The adopted version of the 2026 budget is not posted, so the estoppel certificate is the document that confirms the current figure for your condo.
| Layer | Amount | Period | Who pays | Source |
|---|---|---|---|---|
| Regular assessment, 28 standard condos | $3,273.70 a quarter, $13,094.80 a year, $1,091.23 a month equivalent | Quarterly | Every owner | 2026 proposed budget |
| Regular assessment, 12 end condos | $3,601.32 a quarter, $14,405.28 a year, $1,200.44 a month equivalent | Quarterly | Every owner | 2026 proposed budget |
| Shared air conditioning maintenance contract | $118.00 a year, 34 condos | Yearly | The condos on the contract | 2026 proposed budget |
| Carport assessment | $48.40 a year, 10 carport holders | Yearly | Carport holders | 2026 proposed budget |
| Dock assessment | $200.00 a year, 21 slips | Yearly | Dock holders | 2026 proposed budget |
| Application for membership on a sale | $100 | One time | The buyer | Association application and sale checklist |
| Condominium estoppel certificate | Up to $299, plus up to $119 expedited and up to $179 if delinquent | One time at sale | The seller customarily | Section 718.116 and the DBPR fee schedule |
| Dock transfer | The State’s 6 percent of the income from the transfer plus the association’s 2 percent administrative fee | At a dock transfer | Per the escrow agreement | Dock escrow form |
| Deed documentary stamp tax | $0.70 per $100, $3,640 at $520,000 | One time at closing | The seller customarily in Lee County | Section 201.02 |
| Property tax | Reset to the buyer’s price | Yearly | The buyer | Lee County Property Appraiser and Tax Collector |
The estoppel figures are the statute’s $250, $100 and $150 base amounts as adjusted for inflation and published by the Florida Department of Business and Professional Regulation, which publishes the current estoppel certificate fee schedule, beside Section 718.116. We use $299 in every net sheet.
The budget totals $548,220.00 in maintenance fees, split into $329,893.70 of operating expenses and $218,326.30 of reserve funding, so reserves are 39.8 percent of the total. Insurance is the largest operating line.
| Operating line, 2026 proposed | Amount |
|---|---|
| Insurance premiums (property, wind, liability and related) | $78,600.50 |
| Flood insurance premiums | $62,647.20 |
| Cable television and internet | $42,654.36 |
| Water and sewer | $29,120.00 |
| Management fee | $15,800.00 |
| Building maintenance and repairs | $14,750.00 |
| Janitorial services | $13,000.00 |
| Elevator | $10,000.00 |
| Electricity, common areas | $9,367.85 |
| Trash collection | $7,803.12 |
| Accounting | $7,386.50 |
| Pool maintenance | $6,683.54 |
| All other operating lines | $32,080.63 |
| Total operating | $329,893.70 |
The two insurance lines together are $141,247.70, which is 42.8 percent of the operating budget and 25.8 percent of every assessment dollar. Bulk television and internet works out to about $88.86 per condo per month ($42,654.36 divided by 40 condos and 12 months). Water and sewer is inside the fee, because the building is on one meter, and electricity inside the condo is the owner’s, billed by Florida Power and Light.
| Budget year | Standard condo, per quarter | End condo, per quarter | Source document |
|---|---|---|---|
| 2015 | $1,435.26 | $1,578.85 | 2015 adopted budget |
| 2018 | $1,531.50 | $1,684.75 | 2018 adopted budget, no change from 2017 |
| 2021 | $1,761.25 | $1,937.50 | 2021 budget, a 15 percent increase after five flat years |
| 2022 | $1,761.25 | $1,937.50 | 2022 proposed budget, no change |
| 2023 | not legible in the scanned copy | $2,366.25 | 2023 proposed budget |
| 2025 | $3,273.70 | $3,601.32 | 2026 proposed budget, fiscal 2025 column |
| 2026 | $3,273.70 | $3,601.32 | 2026 proposed budget |
From the 2022 budget to the 2026 budget the standard condo’s quarterly assessment rose by $1,512.45, or 85.9 percent. From 2015 to 2026 it rose 128.1 percent. The draft minutes of 14 November 2024 say a 35 percent increase in quarterly assessments was required for 2025 to fund reserves to the level the structural reserve study calls for, and that insurance was the largest budget item.
The association’s public minutes record each of these, and a buyer’s agent will find them.
| When | Purpose | Standard condo | End condo |
|---|---|---|---|
| April 2017 | Walkway and stair railing replacement | $1,105.00 | $1,215.50 |
| April 2017 | Dock replacement, dock holders only | $1,550 per slip | $1,550 per slip |
| Due April 2018 | Hurricane Irma repairs, $36,882 in total | $559 | $615 |
| Due April 2018 | Hurricane Irma carport repairs, carport holders only | $1,385 per carport | $1,385 per carport |
| 2020 | Dock electrical upgrade, dock holders only | $775 per slip | $775 per slip |
| 2022 | Elevators, entry doors, lobby and mailboxes | $3,884 | $4,272 |
| Due March 2023 | Hurricane Ian capital assessment | $5,000, basis not stated | $5,000, basis not stated |
| Due January 2025 | Replenish reserves, $260,000 in total | $6,310 | $6,942 |
| Due January 2025 | Dock electrical work after Ian, dock holders only | $1,500 per slip | $1,500 per slip |
The 2025 assessment checks against its stated total: 28 times $6,310 plus 12 times $6,942 is $259,984. The approved minutes of 13 January 2025 say the elevator repairs were covered and that another capital call was not necessary at that time. We do not know whether any assessment has been levied since, so ask the association for the last two years of assessments in writing before you list.
The association insures the building for fire, wind, flood and liability under Section 12 of the declaration and publishes its flood policy page: $10,000,000 of building coverage, a $2,000 deductible and $63,042 a year from 10 June 2026. Each owner insures contents, finishes and the interior, and a lender will ask the association for a certificate.
Data updated: October 2026 (flood policy declarations page for 25901 Hickory Blvd, the association’s 2026 proposed budget and minutes, Florida Office of Insurance Regulation data, read 1 Oct 2026)
An association with public insurance documents is easier to sell into than one without, but the numbers are large and a buyer will read them closely.
The declarations page describes a residential condominium building policy on 40 condos, slab on grade, six floors, with a replacement cost value of $7,663,000. Building coverage of $10,000,000 equals the program’s ceiling of $250,000 a unit times 40 condos, per FEMA’s summary of coverage for condominium buildings, and contents coverage is $40,000. The page shows a full risk premium of $150,500, an annual increase cap of $98,422 and a discounted premium of $52,078 (150,500 less 98,422). A reserve fund assessment of $9,374, a federal policy fee of $1,340 and a $250 surcharge bring the total to $63,042, or $1,576.05 a condo a year. Because the price paid is well below the full risk premium, a buyer’s agent will ask how fast the flood line is moving toward it.
A buyer’s insurer will ask for the condo’s floor, its elevation and the age of its roof-level and window systems, and a buyer on a first-floor condo will ask about flood coverage on contents and improvements. A lender will ask the association’s insurance agent for a certificate of insurance, and the association’s site explains that process. Owners typically carry a unit owner’s policy with loss assessment coverage, because Section 12.2 leaves floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops to the owner. We state no lender or insurer decision, because we have confirmed none.
A Casa Bonita Royale 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)
The association posts most of the package publicly, which makes assembling it faster here than at most buildings, and a seller who starts the requests on the day of listing avoids delay at the closing table.
Under Section 718.503 the seller provides the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of the milestone inspection, the most recent structural integrity reserve study and the frequently asked questions document. A resale contract must say the buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, so delivering the package with the offer starts that clock early.
No. Florida’s homeowners’ association disclosure statute, Section 720.401, does not apply by its own terms to associations governed by Chapter 718, which is the condominium chapter that governs Casa Bonita Royale, so the pre-contract package for this building is the Section 718.503 one. Your closing agent or attorney confirms which forms your contract uses.
An estoppel certificate is the association’s statement of what a condo owes, including assessments, special assessments and fees, as of a date. Section 718.116(8) requires the certificate within ten business days of a written or electronic request, while Section 8.11 of the declaration separately says fifteen days, and the statute’s shorter clock controls. The association’s sale checklist routes the request through its financial services firm in Naples. Order it as soon as the contract is signed, and 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 asks whether you know of flood damage during your ownership, have filed a flood insurance claim or have received federal flood assistance. A first-floor seller answers from the repair record, and an upper-floor seller answers for the condo, and we prepare the form with you from your own records.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on the seller’s current taxes because a change of ownership can reset an assessment. Separately, under Johnson v. Davis a seller who knows of facts that materially affect value and 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 1979 building, that means any water-intrusion, window, plumbing or air-conditioning problem you know of, and any dispute with the association.
A contract for a condominium unit in a building that has not completed a required inspection or study must say so in conspicuous type. The association’s minutes report both complete, so ask the association for the documents themselves, and give them to the buyer rather than the minutes.
Casa Bonita Royale is a six-floor condominium the county dates to 1979, so under Section 553.899 its first milestone inspection was due by 31 December 2024 and a structural integrity reserve study was due by 31 December 2025. The association’s draft minutes of 14 November 2024 say both had been done, and we have read neither report.
Data updated: October 2026 (Florida Statutes 553.899 and 718.112, association minutes and 2026 proposed budget, read 1 Oct 2026)
A buyer’s agent will ask for both documents before anything else about the building, so a seller who has them has answered the question that ends more condo contracts than any other.
The statute applies to a condominium building of three habitable stories or more and sets the first milestone inspection by 31 December of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every ten years after that. The county’s year built is 1979 and 1979 plus 30 is 2009, so a building that reached 30 years before 1 July 2022 had to have its first inspection by 31 December 2024. The certificate of occupancy date is not in any document we read, so the year is the county’s and the date logic is ours.
The draft minutes of 14 November 2024, posted on the association’s board page, record that a milestone engineering inspection had been completed, with seven condos chosen at random for entry, several areas of stucco, paint and roof noted for repair, and the statement that no major issues were found and no further inspections are required. A structural integrity reserve study was completed by an outside firm, recommending $114,000 a year for structural items and $43,000 a year for other items, each rising 3 percent a year. The reserve balance of about $200,000 that the study started from had been spent on hurricane costs, which is why the board levied the $260,000 special assessment due 1 January 2025.
We have not read the milestone report or the reserve study themselves, because the association does not post them, and draft minutes are a summary by the board, not the engineer’s findings. Request the inspector-prepared summary, the study, the adopted 2026 budget with its reserve schedule, the last two years of assessments and the insurance summary, and put them in the listing file before the first showing.
Buyers of a Casa Bonita Royale at Bonita Beach condo ask which FEMA zone the building is in, what Hurricane Ian did to the first floor and whether repairs were permitted. FEMA’s map shows Zone AE at 11 feet, the U.S. Geological Survey surveyed Ian’s water at 11.3 feet inside the building, and only an elevation certificate settles one condo.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried 1 October 2026, USGS Hurricane Ian high-water marks, Lee County evacuation zones)
We queried FEMA’s live flood layer at two points on 1 October 2026 and compared the results with the surveyed Ian mark and federal ground elevations. These are the map’s findings, not a guarantee about any one condo.
| Item | Finding |
|---|---|
| Governing FIRM panel | 12071C0651G, effective 17 November 2022 |
| Flood zone at both points tested | AE, coastal floodplain |
| Base flood elevation | 11.0 ft NAVD88 |
| City design flood elevation | 12 ft NAVD88 (base flood elevation plus 1 ft) |
| Ground at the building | about 7.3 ft NAVD88, per the federal elevation service |
| First-floor elevation, our arithmetic | 8.77 ft (Ian’s 11.3 ft mark minus 2.53 ft of water above the floor) |
| First floor against the base flood elevation | about 2.2 ft below (11.0 minus 8.77) |
| Ian high-water mark inside the building | 11.3 ft NAVD88, excellent quality |
| Evacuation zone | A |
| Association’s flood policy page | prints flood risk as VE, which differs from the map |
The association’s draft minutes of 17 January 2023 put Ian’s cost at about $660,000 paid or expected, with insurance covering roughly half, and record a $5,000 special capital assessment due 15 March 2023. Five condos are on the first floor and 35 are on floors two through six. The National Hurricane Center reports surge of 3 to 5 feet above ground for Helene and 4 to 6 feet for Milton on this stretch of coast, and the November 2024 minutes record flood barriers at the electrical and elevator rooms and replaced pool heat pumps. A buyer’s agent will read all of it, so disclose it first. Pull the permit history for your address on the City’s EnerGov portal before you list, because open or expired permits slow a closing.
The City of Bonita Springs treats damage costing 50 percent or more of a structure’s pre-damage value, and improvements reaching the same line over five years, as substantial, and requires the structure to meet the 12-foot design flood elevation. For a condominium the building is the structure, so one owner’s renovation does not trigger the rule. A buyer’s insurer or lender may still ask about it.
The Casa Bonita Royale declaration requires board approval of every buyer and every tenant, sets a 30-day minimum lease, allows one pet of up to 18 inches at the shoulder for owners only, and bars For Sale signs. Each rule shapes who can buy your condo and what you can do while it is listed.
Data updated: October 2026 (the association’s declaration, bylaws and Policies and Regulations revised April 2026; Florida Statutes 718.110 and 509.242)
We read the 48-page declaration, the bylaws and the 2026 policies line by line, and the section numbers below should be checked against the originals linked at the end of this page.
| Rule | What the documents say | What it means for your sale |
|---|---|---|
| Approval of a buyer | 15 days’ written notice before transfer (Section 11.1); the board has 15 days from complete information to act (Section 11.5) | Build the application, the $100 fee and the interview into the contract timeline |
| Leasing | One-month or 30-day minimum, board approval of each lease, tenants may not keep pets | A buyer who plans to rent reads this first |
| Pets | One dog or cat, 18 inches or less at the shoulder, owners only | Say so in the listing to save a showing |
| Signs | No signs outside a unit, including For Sale signs (Section 10.4) | Marketing runs online and through the Southwest Florida MLS |
| Docks | An assignment needs the association’s written approval or it is void | Put the dock number in the contract |
| Renovation | Written board consent before any alteration (Section 9.5) | Ask the seller of any renovated condo for the consent |
Yes. The association describes a checklist: notice of sale, the membership application, a $100 check, an interview with directors, and a consent to transfer sent to the closing agent. Section 11.5(D) lists the grounds on which the board may refuse. Letting a buyer move in before approval creates a presumption against that buyer.
Yes, for a month or more, with approval. Florida Statute 509.242 defines a vacation rental as one rented more than three times a year for under 30 days, which the declaration does not allow. Lee County’s 5 percent tourist development tax still applies to rentals of six months or less. Florida Statutes section 718.110 says a later rental restriction binds only owners who consent and later buyers, so a buyer takes the rules as they stand on closing day.
The Casa Bonita Royale record cannot name a best month. It holds 44 qualified sales since 2009, 29 of them recorded from February through July, but 7 fall in 2021 alone and only 2 have closed since Hurricane Ian. We would list in the fall so the documents are ready for winter buyers, and that is judgment, not a statistic.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, index built 1 Oct 2026)
Sales are counted by the month the deed was recorded, which trails the contract by weeks. A seasonal pattern needs more sales than one small building produces, so we show counts and draw no conclusion.
| Recording month | Qualified sales since 2009 | Recording month | Qualified sales since 2009 |
|---|---|---|---|
| January | 1 | July | 4 |
| February | 5 | August | 1 |
| March | 7 | September | 4 |
| April | 4 | October | 1 |
| May | 3 | November | 3 |
| June | 6 | December | 5 |
By quarter the counts are 13 in January through March, 13 in April through June, 9 in July through September and 9 in October through December.
Days on market for Casa Bonita Royale: Information not available at time of publishing (checked 2026-10-01). What we can lay out is the order of events: contract, the buyer’s inspection and insurance quotes, the association’s 15-day approval clock and the estoppel certificate, then closing. We order the documents the day we list and review the plan with you three weeks and eight weeks in.
We market a Casa Bonita Royale condo by finishing the paperwork before the photographer arrives: the estoppel, the document package, the flood file and the approval application are ready, then the condo goes on the Southwest Florida MLS and our own sites at a price the record supports. The association bars For Sale signs, so online presentation does the work.
Data updated: October 2026 (association Policies and Regulations revised April 2026; NAR practice changes effective 17 August 2024)
Your plan and floor, heated area from the county roll, any dock assignment, the association’s 2026 budget, the estoppel, the flood and insurance summary, any renovation consent and the permit history for your address, plus a one-page sheet comparing your condo with the two recent sales.
Since 17 August 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and any compensation you offer is negotiated off the MLS. Commissions are negotiable, and you may still offer buyer concessions such as a closing-cost credit. We put each choice and its effect on your net on paper first, and our Bonita Springs seller’s guide covers the city-wide steps.
We negotiate every Casa Bonita Royale contract at the partner level, with Jesse or Marc on each offer, counter and appraisal question. Four issues decide most contracts here: price against two recent sales, the association’s fees and assessments, insurance quotes and the board’s approval timeline.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, index built 1 Oct 2026; Florida Statutes 718.503 and 718.116)
We answer an offer with the comparable that supports our number, and we weigh price against terms such as closing date, financing and credits. With two sales in 60 months an appraiser has little to work with, so we hand over your plan’s sale history, the repeat-sale pairs and the building’s documents before the appraisal. If the appraisal falls short, the buyer can bring cash, the price can move or we can argue with better comparables.
A buyer choosing between Casa Bonita Royale and Casa Bonita Grande is choosing between a bay-side building with a 22-slip dock and two sales in 60 months at $490,000 and $520,000, and a Gulf-front building across Hickory Blvd with three sales at $900,000 to $1,010,000. Both are 1970s concrete mid-rises with 30-day minimum leases and board approval.
Data updated: October 2026 (Lee County Property Appraiser and Florida DOR recorded sales, FEMA National Flood Hazard Layer, Florida DBPR condominium records, index built and queried 1 Oct 2026)
Casa Bonita Grande is a separate corporation with its own declaration, budget and prices, and the closest comparison because buyers cross the road between the two. If you own there instead, read our Casa Bonita Grande seller’s guide. The last column says what each difference means for your Royale listing.
| What a buyer weighs | Casa Bonita Royale | Casa Bonita Grande | What it means for your Royale listing |
|---|---|---|---|
| Water | Bay side, 22-slip dock, 21 slips assigned to condos | Gulf side of Hickory Blvd | A dock is your edge, and the beach is a walk |
| Condos | 40 per the state record | 54 per the state record | Fewer owners share each cost |
| Built | 1979 per the county roll | 1976 per the county roll | Similar age, so similar milestone questions |
| FEMA zone | AE, 11 ft | VE, 13 ft | Bring your elevation certificate |
| Qualified sales, last 60 months | 2: $490,000 and $520,000 | 3: $1,010,000, $945,000 and $900,000 | Neither building has a deep record |
| Median in that window | $505,000, the median of these 2 sales | $945,000, the median of these 3 sales | Compare directionally only |
| Newest sale | $520,000 on 2 July 2026, 1,099 sq ft, $473.16 per sq ft | $900,000 on 16 April 2026, 1,030 sq ft, $873.79 per sq ft | Royale’s price is 57.8 percent of Grande’s, 54.2 percent per sq ft |
| Pets | One pet, 18 inches or less at the shoulder | One pet of 30 pounds or less | Say which rule applies in the listing |
| County file, all recorded history | 93 sales since 1978 | 109 sales since 1975 | Neither is a trend line |
Royale wins for a buyer who wants a boat at the building, a lower entry price, a lower mapped flood zone and a published budget and fee history. Grande wins for a buyer who wants the Gulf at the door and a larger association. The $380,000 gap between the two newest sales ($900,000 less $520,000) is the price of standing on the other side of the road, and we never price a Royale condo off Grande sales. Our Casa Bonita Royale at Bonita Beach guide carries the same comparison for buyers, and buyers can call Marc at (239) 287-5873 or read our buyer’s guide to Casa Bonita Royale.
Selling a Casa Bonita Royale at Bonita Beach condo costs roughly 4.3 to 6.8 percent of the price, about $22,289 to $35,289 at $520,000 and $21,104 to $33,354 at $490,000, depending mostly on the commission you negotiate and whether you offer buyer-agent compensation. Those figures come 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, 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. Both prices are real Casa Bonita Royale sales: $520,000 on 2 July 2026 and $490,000 on 27 February 2024. 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 and $5.00 per $1,000 from $100,000 to $1 million, and in Lee County the seller customarily pays the owner’s policy, subject to the contract. The estoppel line uses $299, the top of the DBPR’s published schedule.
This sheet assumes a mortgage-free seller. Property tax and association prorations are not estimated because the bill and closing date are not known; the proration is the days you owned the condo in the tax year divided by 365, times the annual bill.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $520,000 | 2 July 2026 recorded price |
| Listing commission, 2.75% | -$14,300 | 2.75% of $520,000 |
| Buyer-agent compensation, 2.5%, if offered | -$13,000 | 2.5% of $520,000 |
| Deed documentary stamp tax | -$3,640 | 5,200 units of $100 at $0.70 |
| Owner’s title policy | -$2,675 | $575 plus ($520,000 minus $100,000) at $5.00 per $1,000, or $2,100 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Top of the DBPR schedule |
| Estimated total costs, with buyer-agent compensation | -$35,289 | 6.79% of price |
| Estimated net before payoff, with buyer-agent compensation | $484,711 | $520,000 minus $35,289 |
| Estimated total costs, without buyer-agent compensation | -$22,289 | 4.29% of price |
| Estimated net before payoff, without buyer-agent compensation | $497,711 | $520,000 minus $22,289 |
The same assumptions apply, at the price recorded on 27 February 2024.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $490,000 | 27 February 2024 recorded price |
| Listing commission, 2.75% | -$13,475 | 2.75% of $490,000 |
| Buyer-agent compensation, 2.5%, if offered | -$12,250 | 2.5% of $490,000 |
| Deed documentary stamp tax | -$3,430 | 4,900 units of $100 at $0.70 |
| Owner’s title policy | -$2,525 | $575 plus ($490,000 minus $100,000) at $5.00 per $1,000, or $1,950 |
| Title search and settlement | -$1,200 | Estimate |
| Municipal lien search | -$175 | Estimate |
| Association estoppel certificate | -$299 | Top of the DBPR schedule |
| Estimated total costs, with buyer-agent compensation | -$33,354 | 6.81% of price |
| Estimated net before payoff, with buyer-agent compensation | $456,646 | $490,000 minus $33,354 |
| Estimated total costs, without buyer-agent compensation | -$21,104 | 4.31% of price |
| Estimated net before payoff, without buyer-agent compensation | $468,896 | $490,000 minus $21,104 |
Possibly not. Under Internal Revenue Code Section 121, as IRS Topic 701 explains, 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 owners should ask. Gain is measured from your basis, which includes your purchase price, certain closing costs and improvements, less selling costs, so it is not the gap between two recorded prices. The largest recorded gain between consecutive sales of one Casa Bonita Royale condo is $214,750, which is below $250,000 before any adjustment, and many owners here bought before 2021. A condo that was a second home or a rental does not qualify the same way, and depreciation taken on a rental is taxed on sale.
If you claimed the exclusion on another home within the last two years, you may not claim it again, and a foreign seller faces withholding under the Foreign Investment in Real Property Tax Act, so tell us before listing. We are real estate agents, not tax advisers, and this 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 if the condo needs work an insurer would not accept or you must 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)
Every Casa Bonita Royale buyer, cash included, goes through the board’s application and interview, so a cash offer does not skip the 15-day approval clock.
| Path | Price you can expect | Speed | What you pay | Main risk | When it fits |
|---|---|---|---|---|---|
| Full listing | Highest, tested by the market | Not published for Casa Bonita Royale | Commission, stamp tax, title and prorations | A price that ignores the 2022 flood and the assessment level | A condo in marketable condition with time |
| Investor cash offer | Below a well-priced listing; ask for it in writing | Days to weeks, plus board approval | Fewer repairs and fees, but a lower price | The discount can exceed the commission you save | A condo needing work or a fast close |
| Sale by owner | Untested unless you have a buyer | Depends on your buyer | No listing commission, but your own disclosures and negotiated compensation | Missed Section 718.503 or 689.302 duties, weak appraisal support | A known buyer and a legal review |
You get a free Casa Bonita Royale 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 dock, 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)
Get your free Casa Bonita Royale at Bonita Beach home valuation and we will send a value built from your condo’s own record, 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 Royale.
Jesse McGreevy is a top-reviewed Casa Bonita Royale 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.
★★★★★ “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
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review
A Bonita Beach condo specialist knows which of the strip’s associations a condo belongs to, what each declaration allows, what an estoppel and a milestone report 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 contracts: a condo priced off the 2021 peak, a document package handed over late, a flood answer given from a map instead of an elevation certificate, or a dock that never transferred. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so none of those reach the inspection period.
Our Bonita Beach community page covers the strip, and the guides for Bay Harbor Club, Sea Isles and Beachwood on the Bay show how other bay-side buildings are described and priced. If you own elsewhere in Bonita Springs, start with our Bonita Springs seller’s guide.
These are the questions Casa Bonita Royale at Bonita Beach condo owners ask us most before they sell, answered from the Lee County record, the association’s own documents and Florida statutes as read on 1 October 2026. Each answer points back to the section above that carries the full detail.
Price from the recorded sales of your own plan and floor, request the estoppel, assemble the Section 718.503 package and flood disclosure, and plan the board application. As Top 1% Real Estate Agents Nationally Since 2008, we start with your plan, floor and dock; call Jesse direct at (239) 898-6072.
The one who reads the declaration, budgets and minutes before pricing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, did that for this page. We hold no Casa Bonita Royale closing to point to, and we say so.
It starts from the 2 qualified sales in the last 60 months, $490,000 in February 2024 and $520,000 in July 2026, both 1,099 square feet, then adjusts for floor, dock, condition and documents. A free valuation from us shows the reasoning.
The newest qualified sale is $520,000 on 2 July 2026, a 1,099-square-foot third-floor condo at $473.16 per heated square foot, after $490,000 on 27 February 2024. Both are Lee County recorded sales, not Southwest Florida MLS closings.
No window of 12, 24, 36 or 60 months reaches ten qualified sales, so a median would mislead. The median of the last 2 sales, $505,000, is only the midpoint of two prices.
Forty condos in a six-story building at 25901 Hickory Blvd: 28 standard condos of 1,099 heated square feet and 12 end condos of 1,399, all two-bedroom, per the county roll.
Roughly 4.3 to 6.8 percent of the price. At $520,000 that is about $22,289 without buyer-agent compensation and $35,289 with a 2.5 percent share, before any mortgage payoff.
Commission is negotiable and not set by law. Our net sheets use 2.75 percent for the listing side and an optional 2.5 percent for buyer-agent compensation as examples only; since 17 August 2024 any buyer-broker offer is negotiated off the MLS.
At $520,000, the owner’s title policy is $2,675 and the deed documentary stamp tax is $3,640 at $0.70 per $100. In Lee County the seller customarily pays both, subject to the contract.
The 2026 proposed budget shows $3,273.70 a quarter for a standard condo and $3,601.32 for an end condo, or $13,094.80 and $14,405.28 a year. The estoppel confirms the current figure for your condo.
Up to $299, plus up to $119 if expedited and up to $179 if delinquent, per the DBPR schedule. Section 718.116(8) makes it due within 10 business days of a written or electronic request.
Under Section 718.503: the declaration, articles, bylaws and rules, the financial statement and budget, the milestone summary, the latest reserve study and the frequently asked questions document. Add the Section 689.302 flood disclosure and the Section 689.261 tax summary.
A resale contract must say the buyer may cancel within seven days, excluding weekends and legal holidays, after signing and receiving the documents. Delivering the package with the offer starts the clock early.
Yes. The declaration asks for 15 days’ written notice, and the board has 15 days from complete information to act. The buyer applies, pays $100 and interviews. Cash buyers go through the same process.
Yes, for 30 days or more with board approval of each lease. The declaration does not allow vacation-rental use, and tenants may not keep pets. Those rental rules narrow the pool of investor buyers.
One dog or cat no taller than 18 inches at the shoulder, for owners only. Assistance animals fall under fair housing rules, which HUD explains.
FEMA’s map, queried 1 October 2026, shows Zone AE with a base flood elevation of 11.0 feet at both points we tested. An elevation certificate settles one condo, and the association’s flood page prints VE, which differs from the map.
The first floor took water. The U.S. Geological Survey measured an 11.3-foot high-water mark inside the building, about 2.53 feet above a first-floor condo’s floor, and the association’s minutes put Ian’s cost at about $660,000.
Yes. Section 689.302 requires a disclosure at or before the contract about known flood damage, flood insurance claims and federal flood assistance. We prepare the form with you from your records.
Not by statute, but a buyer’s insurer or lender may ask. Ask the association whether it already holds one before you commission one.
Yes, because the county dates the six-story building to 1979. Its first milestone inspection was due by 31 December 2024, and the 14 November 2024 draft minutes report it done. Request the report itself.
The building needed one by 31 December 2025, and the draft minutes report one completed. A buyer is entitled to the latest study under Section 718.503, so ask the association for it.
The association insures the building; its flood page shows $10,000,000 of building coverage and a $63,042 premium from 10 June 2026. Each owner insures contents, finishes and the interior, as Section 12.2 of the declaration sets out.
They can. Insurance is the largest operating line, and the standard condo’s quarterly assessment rose 85.9 percent from the 2022 budget to 2026. We price with the buyer’s full cost of ownership in view.
Yes, in the minutes: $3,884 in 2022, $5,000 for Ian due March 2023 and $6,310 due January 2025, per standard condo. Ask the association in writing whether any has been levied since.
At most 21 of the 40 condos do. The association leases a 22-slip facility from the State of Florida, keeps one slip and assigns 21. A dock transfers only to another owner with written approval.
The record cannot name one. Of 44 qualified sales since 2009, 29 were recorded from February through July, but 7 came in 2021 alone. Listing in the fall with documents ready is our judgment, not a statistic.
Days on market for Casa Bonita Royale: Information not available at time of publishing (checked 2026-10-01). The fixed clocks are the board’s 15 days, the estoppel’s 10 business days and the buyer’s seven-day cancellation right.
Sell by owner only with a buyer in hand and a clear grasp of Sections 718.503 and 689.302. Take a cash offer when the condo needs work or you must close in days, and compare it in writing to a listing net.
Possibly not. IRS Topic 701 excludes up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home owned and used for 2 of the last 5 years. Florida has no state income tax.
We treat the two sales as boundaries, then use your plan’s full sale history, the 19 repeat-sale pairs and the building’s documents, and hand that file to the appraiser. We never price off the 2021 peak.
Mostly. Of 19 repeat-sale pairs since 2009, 17 show a gain, one is flat and one is a loss. The one pair spanning Hurricane Ian gained $20,000, or 4.0 percent, before assessments and selling costs.
Royale is bay side with a 22-slip dock and sales of $490,000 and $520,000; Grande is Gulf side with three sales from $900,000 to $1,010,000. They are separate corporations with separate budgets.
No. Casa Bonita Royale at Bonita Beach is the bay-side building at 25901 Hickory Blvd. Grande, I and II are separate Gulf-side associations across the road, and similar names elsewhere in Florida are unrelated.
Your bill ends with your ownership, and the buyer’s taxable value can reset toward the purchase price. Section 689.261 requires a summary saying so, and the closing agent prorates the bill.
Request a free Casa Bonita Royale at Bonita Beach home valuation or call Jesse direct at (239) 898-6072. We send a value built from your plan, floor and dock, with a net sheet.
If you are thinking of selling a Casa Bonita Royale 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, assessment and insurance 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 Royale 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 at Casa Bonita Royale, Casa Bonita Grande, Bay Harbor Club, Sea Isles or Beachwood on the Bay, you get local guidance and a clear plan.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Casa Bonita Royale sold record, last 60 months: 2 qualified sales, $490,000 on 27 February 2024 and $520,000 on 2 July 2026, and 44 qualified sales since January 2009, per Lee County Property Appraiser recorded sales to 1 October 2026. Southwest Florida MLS figures are not shown on this page. Few Casa Bonita Royale condos come up each year, so if you own one, make us your first call before you list.
Request your free Casa Bonita Royale at Bonita Beach home valuation and we will send a value built from your own condo’s record, 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 Royale 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, the same city as Casa Bonita Royale, and are Top 1% Real Estate Agents Nationally Since 2008.
For this page they read the association’s declaration, bylaws, budgets and minutes, the FEMA flood map at the building, the USGS Hurricane Ian marks and every qualified Casa Bonita Royale sale on the Lee County record.
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 Royale condo? Get a free Casa Bonita Royale 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 Royale.
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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, state and federal records, the association’s own posted documents, FEMA and USGS data and the statutes that set the seller’s duties. All links were checked on 1 October 2026, and Southwest Florida MLS figures were not available at publication.
These official documents are the ones a Casa Bonita Royale seller should have in hand before listing and a buyer’s agent will ask to see. Each link opens the issuing source’s own copy, so you and the buyer read the same text.
| Document | Issued by | Why a Casa Bonita Royale seller needs it | Link |
|---|---|---|---|
| Amended and Restated Declaration, 48 pages, signed 7 May 2013 | Casa Bonita Royale Condominium Association | Approvals, leasing, pets, insurance split and the 15-day clocks | View the declaration |
| Policies and Regulations, revised April 2026 | Casa Bonita Royale Condominium Association | The current rules a buyer will be asked to accept | View the policies |
| 2026 Proposed Budget with the reserve schedule | Casa Bonita Royale Condominium Association | The fee, the reserves and the insurance lines | View the budget |
| Flood policy declarations page, 10 June 2026 to 10 June 2027 | Casa Bonita Royale Condominium Association | Building coverage, deductible and premium | View the flood page |
| Florida Statute 718.503, Disclosure to Buyers | Florida Legislature | The document package and the cancellation language | View the statute |
| Summary of coverage, residential condominium buildings | FEMA National Flood Insurance Program | The limit a flood quote is measured against | View the coverage summary |
Southwest Florida MLS figures were not available at publication (checked 2026-10-01); Casa Bonita Royale 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 Royale condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.