We price your Paloma Grande condo from the recorded sales of its floor and building, and have both associations' paperwork, the master's buyer review and the flood facts ready before a buyer asks.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated October 2026.
Selling a Paloma Grande condominium starts with two questions most listing pages skip: which floor is the home on, and which of two associations has to sign before it closes? Lee County recorded 13 sales in Paloma Grande, the 136-home condominium inside Paloma in Bonita Springs, in the 12 months to September 25, 2026, at a $325,000 median. First-floor homes sold from $170,000 to $325,000 and second-floor homes from $325,000 to $355,000, so a price that ignores the floor is the wrong price. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 Team in Southwest Florida since 2012, from an office in Bonita Springs.
Call Jesse direct at (239) 898-6072, request a free Paloma Grande home valuation, or use the Paloma Grande valuation form. We send back the recorded sales we used, labelled by month and source. For everything about the condominium itself, from the 2016 Declaration to the flood map, read our Paloma Grande community guide; if you also own or are weighing a house or villa elsewhere in the gate, see how we sell homes across Paloma.
To sell a Paloma Grande condominium in Bonita Springs in 2026, price it from your own floor's Lee County recorded sales, order the condominium and master estoppel certificates and the section 718.503 resale package before the first showing, and put the master association's 30-day buyer review into the contract calendar. The county recorded 13 sales in 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales, DOR-qualified, 12 months September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026, our analysis run October 12, 2026; recorded Declaration of Condominium, instrument 2016000183131)
Every price opinion we write for this condominium starts from the county's record of deeds. In the 12 months to September 25, 2026 the county recorded 13 sales across the 136 homes, at a median of $325,000, from $170,000 to $355,000, or $228.46 per square foot of county heated area. All 13 were resales; the buildings date to 2016 to 2019 and the builder's last first sale in the county file is May 2019. The Southwest Florida MLS adds the pacing numbers the county file does not carry: the same 13 homes closed at a median of 123 days on market and a median 96.6 percent of the final list price, and on October 17, 2026 three Paloma Grande homes were active, about 2.8 months of supply (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Paloma Grande is a compact, rule-rich market. It is one recorded condominium of 34 two-story buildings, one building per phase, inside a gated master community of 331 homes, and every sale touches two sets of paperwork. A seller who treats it like a single-family listing loses weeks to documents that were avoidable. A seller who treats it like a commodity condominium prices off the wrong comparables, because the floor, the plan and the building's phase sort these homes more than the finishes do.
Five things move a Paloma Grande sale. The first is the floor: the 68 first-floor homes are two bedrooms and about 1,280 square feet of county heated area, and the 68 second-floor homes are three bedrooms and 1,532 square feet, and the two floors have sold as two markets. The second is the building's phase, which decides its place on FEMA's live flood map. The third is the stack of charges that passes with the deed: the master association's Carriage Home assessment, the condominium association's own assessment, a $100 working capital contribution and a $1,000 master capital contribution that the 2025 Amended Declaration puts on the buyer. The fourth is the rule set a buyer inherits, above all the master's leasing limits. The fifth is the paperwork, which here means two estoppel certificates, the condominium resale package and the master association's review of your buyer.
A Paloma Grande listing competes first with other Paloma Grande listings, which are close to identical on each floor. Next it competes with Chesapeake Cove at Hawthorne, the older and larger condominium next door in the same planned development, and with San Mirage, the lower-priced Bonita Springs condominium, which recorded a $235,000 median in the same 12 months. At the top of the range it competes with the 132 detached houses in Paloma itself, which recorded a $635,000 median. No builder is selling new homes here; the competition is other resales, so the listing that wins is the one that explains, with documents, what a buyer will own, owe and be allowed to do.
We cover why to list with us, the recorded market with every one of the 13 latest sales, how we price, what the MLS alone misses, how Paloma Grande benchmarks against its neighbors, whether now is a good time to sell, the two associations and the master's buyer review, what a buyer pays each year to own, Florida condominium law, the disclosures a seller owes, flood and insurance, the rules that shape your buyer pool, the amenity center, how we market and negotiate, the cost to sell, the head-to-head with Chesapeake Cove at Hawthorne, and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Paloma Grande homes in Bonita Springs on the records that move them: Lee County's recorded sales for your floor and phase, the recorded Declaration, the master association's documents and FEMA's live map at your building. We are the #1 Team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026; recorded Declaration of Condominium; Paloma Community Association documents read October 12, 2026)
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every listing. Our headquarters is at 24031 S Tamiami Trl #101 in Bonita Springs, a short drive from the Imperial Parkway entrance to Paloma. Sellers comparing agents can read our guide to the best real estate agents in Bonita Springs, which sets out the criteria we think a seller should use, and we are comfortable being measured against them.
A Paloma Grande listing agent has to know that the condominium sits inside the City of Bonita Springs (tax district 017), that it is one recorded condominium of 136 homes under Paloma Grande Condominium Association, Inc., that a second corporation, Paloma Community Association, Inc., runs the gate, the lakes and the amenity center above it, and that an owner pays both. We also know the name traps. Paloma Grande is not Paloma at Palmira, a separate 103-home condominium inside Palmira Golf and Country Club with its own association, and Monte Carlo Boulevard is also the address of detached Paloma houses and villas that are not part of the condominium. A comparable pulled by street alone is a wrong comparable.
Thirteen sales in a year is a small market, and a small market is read sale by sale. We split the county record by floor, street, phase group and year built, list each sale instead of leaning on a median where fewer than ten sit behind a subset, and tell you where a single price is an anecdote. That is the difference between an opinion and a number a buyer's appraiser will accept.
Jesse McGreevy leads our listing and seller strategy and Marc Comisar leads negotiation. A Paloma Grande owner gets both. Jesse prices the home and builds the resale package; Marc sits across from the buyer's agent once an offer arrives. When a lender asks for the condominium budget or the master association asks for a complete buyer form, the person who answers is a partner who already read the Declaration.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date, because days on market is not available for Paloma Grande, and we will not tell you that a flood letter or a lease rule helps your price, because the county record does not say it does. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 13 Paloma Grande sales in Bonita Springs in the 12 months to September 25, 2026, at a $325,000 median, from $170,000 to $355,000, all resales. Over 60 months the county recorded 53 sales at a $370,000 median, and the 2026 median to date sits about 24.2 percent below the 2022 calendar median.
Data updated: October 2026 (Lee County Property Appraiser public roll and Lee County recorded sales, DOR-qualified, through September 25, 2026, our analysis run October 12, 2026; Lee County Property Appraiser parcel layer, read October 12, 2026)
These figures are Lee County's recorded, DOR-qualified sales, the deed price the county records, matched to the Paloma Grande parcels on the roll. They are not MLS figures. Square-foot figures use the county's heated area, which leaves out the garage and can differ from the living area in a listing. The county file holds 135 of the 136 homes; one second-floor home is missing from the extract, so the 60-month and all-history counts leave out one 2023 resale of that home. On the Southwest Florida MLS the same window shows 13 Paloma Grande closings at a median of 123 days on market and a median 96.6 percent of the final list price; on October 17, 2026 three homes were active and one was under contract, about 2.8 months of supply (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
The table widens the window until it holds real numbers, as we do for every place we cover. Ten or more recorded sales sit behind every row, so each carries a median.
| Window (ending September 25, 2026) | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 12 months | 13 | $325,000 | $170,000 | $355,000 |
| 24 months | 25 | $345,000 | $170,000 | $430,000 |
| 36 months | 32 | $350,000 | $170,000 | $430,000 |
| 60 months | 53 | $370,000 | $170,000 | $460,000 |
| All recorded history (from October 31, 2016) | 215 | $254,935 | $170,000 | $460,000 |
The 36-month median is the mean of the middle pair, since 32 is even. The all-history figure blends the builder's first sales of 2016 to 2019 with every resale since, so it is history, not a price guide. The 12-month window is the one a buyer's appraiser will weigh first, and it is the one this guide uses unless it says otherwise.
We pulled every recorded Paloma Grande sale in the Lee County record for the 12 months to September 25, 2026. Here are all 13, by recording date, with no unit numbers, parcel numbers or names. Under 10 sales in any subset, we list the sales or print the range, never a median.
| Recorded | Price | Street | Floor | Year built | County heated sq ft |
|---|---|---|---|---|---|
| November 12, 2025 | $300,000 | Palace Lane | First | 2017 | 1,279 |
| November 25, 2025 | $355,000 | Palace Lane | Second | 2019 | 1,532 |
| April 24, 2026 | $329,000 | Palace Lane | Second | 2018 | 1,532 |
| April 27, 2026 | $355,000 | Palace Lane | Second | 2018 | 1,532 |
| April 28, 2026 | $350,000 | Palace Lane | Second | 2018 | 1,532 |
| April 30, 2026 | $290,000 | Palace Lane | First | 2018 | 1,279 |
| May 7, 2026 | $335,500 | Monte Carlo Boulevard | Second | 2019 | 1,532 |
| May 29, 2026 | $352,500 | Monte Carlo Boulevard | Second | 2017 | 1,532 |
| June 15, 2026 | $325,000 | Palace Lane | Second | 2017 | 1,532 |
| June 24, 2026 | $314,000 | Palace Lane | First | 2018 | 1,279 |
| July 1, 2026 | $325,000 | Palace Lane | First | 2017 | 1,279 |
| August 14, 2026 | $285,000 | Palace Lane | First | 2019 | 1,281 |
| August 20, 2026 | $170,000 | Palace Lane | First | 2019 | 1,281 |
The 13 recorded prices add up to $4,086,000. Eleven sales were on Palace Lane and two on Monte Carlo Boulevard; six were first-floor homes and seven were second-floor homes. No sale was recorded between December 2025 and March 2026, and four were recorded in the last week of April 2026.
The floor splits the market. In the 12 months the six first-floor sales ran from $170,000 to $325,000 and the seven second-floor sales from $325,000 to $355,000, so the two ranges met only at $325,000. Under 10 sales each, we print the range, not a median. Over 24 months the first floor recorded 13 sales at a $322,500 median ($252.15 per square foot) and the second floor 12 sales at a $355,000 median ($231.72 per square foot).
| Floor | Homes | 12 months | 24 months | 60 months |
|---|---|---|---|---|
| First floor, two bedrooms, about 1,280 sq ft | 68 | 6 sales, $170,000 to $325,000 | 13 sales, median $322,500 | 29 sales, median $360,000 |
| Second floor, three bedrooms, 1,532 sq ft | 68 (67 in the county file) | 7 sales, $325,000 to $355,000 | 12 sales, median $355,000 | 24 sales, median $391,500 |
For a seller the lesson is plain. A second-floor home priced off the all-condominium median of $325,000 leaves money on the table, because the second floor's own 12-month sales started at $325,000. A first-floor home priced off the second floor's sales is priced at or above every first-floor sale of the last 12 months.
Not in the record so far. Phases 1 to 20, the buildings FEMA's live layer puts in Zone AE, recorded 5 sales in the 12 months ($300,000 to $355,000) and 12 sales in 24 months at a $345,000 median. Phases 21 to 34, in shaded Zone X, recorded 8 sales ($170,000 to $355,000) and 13 sales in 24 months at a $330,000 median. The groups hold different mixes of floors, and a $15,000 gap between 24-month medians sits inside the spread of either group, so we read no flood-zone premium or discount in these figures. Buyers will still ask which group a building is in, and we answer in the flood section below.
Palace Lane recorded 11 of the 13 sales in the 12 months, at a $325,000 median. Monte Carlo Boulevard recorded two, at $335,500 and $352,500, and 10 over 36 months at a $361,250 median. By year built, the 2017 buildings recorded 4 sales ($300,000 to $352,500), the 2018 buildings 5 ($290,000 to $355,000) and the 2019 buildings 4 ($170,000 to $355,000); the three 2016 buildings recorded none. The county dates the buildings as three in 2016, fifteen in 2017, eleven in 2018 and five in 2019.
| Calendar year | Recorded sales | Median or range |
|---|---|---|
| 2019 | 25 (20 of them the builder's first sales, an estimate) | $258,000 |
| 2020 | 10 | $260,000 |
| 2021 | 14 | $273,750 |
| 2022 | 14 | $428,750 |
| 2023 | 6 (plus one sale of the home missing from the county file) | $407,000 to $447,500 |
| 2024 | 11 | $359,000 |
| 2025 | 9 | $300,000 to $383,000 |
| 2026, to September 25 | 11 | $325,000 |
The 2022 calendar median of $428,750 was the high point. The 2026 median to date, $325,000, is $103,750 lower, about 24.2 percent, on 14 and 11 sales. These are calendar-year comparisons of recorded sales, not a forecast. A seller who bought in 2022 should plan on the 2026 record, not on the 2022 one, and a seller who bought from the builder in 2016 to 2019 is looking at a first-sale median of $233,850 for first-floor homes and $254,325 for second-floor homes, a tool estimate from the recorded sales.
Of the 13 sales, one was under $200,000, two were from $200,000 to $300,000 and ten were from $300,000 to $400,000. The 10 in the top band are the market a typical listing is measured against. The two below $300,000 were first-floor homes recorded in April and August 2026, and the one under $200,000 is the August 20 sale we discuss next.
The lowest sale of the 12 months, $170,000 on August 20, 2026, a first-floor home, sits $115,000 below the next-lowest sale, $285,000 six days earlier. The county codes both as qualified sales. Whether the $170,000 sale was an ordinary arm's-length sale could not be verified from the public record, so we build no price claim on it; without it, the first-floor 12-month range is $285,000 to $325,000. If a buyer's agent quotes it as a comparable for your first-floor home, ask for the sale's terms before you accept it.
Paloma Grande's 12-month median is $228.46 per square foot of county heated area. Per square foot, the smaller first-floor homes have sold higher ($252.15 over 24 months) than the larger second-floor homes ($231.72), while the second-floor homes sell for more in total. Both figures use the county's heated area, which leaves out the garage, the patio or balcony and the entry. The Declaration's own unit areas of 1,756 and 1,998 square feet include the garage and describe the first phase, and the builder's 2016 plan sizes were 1,402 and 1,661 square feet. We price by the county's heated area and never mix the three.
Thirteen resales on 136 homes is about 9.6 percent in 12 months, close to the 9.8 percent of Paloma's detached houses (13 resales on 132 homes). In plain terms, about one home in ten changed hands, which means a buyer choosing among identical floor plans usually has few listings to compare, and the listing that explains itself gets the showing.
Use the 12-month window for the headline, the 24-month window for the floor medians, and the sale list for everything else. A seller whose home sits on the second floor is comparing against the second floor's own sales, not a median of the whole condominium, and a seller on the first floor is doing the same against the first floor's. If you would like the comparable set for your own home, with each sale's month, street, floor, year built and county heated area, ask for a free Paloma Grande home valuation and we send it.
We price a Paloma Grande condo in Bonita Springs by starting with the recorded sales of your own floor, adjusting for the building's phase, street, year built and driveway count, adding the charges a buyer will weigh, and testing the number against what an appraiser can support. We never start from an automated estimate.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026; association roster dated March 30, 2026; recorded Declaration of Condominium, instrument 2016000183131)
The comparable set is your floor first. The 68 first-floor homes share one plan and the 68 second-floor homes share another, so a floor is a stronger comparable than a street or a year. For a first-floor home we start from 13 sales in 24 months at a $322,500 median; for a second-floor home we start from 12 sales in 24 months at a $355,000 median. Then we narrow to the 12-month list above and read each sale by month, building year and street. We never use a sale we cannot place on the roll, and we flag any sale whose terms we cannot verify.
Condition, the age of the air conditioning and water heater, the flooring and the windows are the owner's, because the Declaration puts the interior, the windows, the doors and the heating and air-conditioning equipment on the owner. An automated estimate sees none of it. Neither does it see the driveway: the association's roster counts three parking spaces in all at 113 homes, two at 21 and four at 2, and a buyer with two cars notices. We also look at whether hard flooring has the board's approval on file, because the Declaration requires it, and at any change visible from outside, which needs the board's written consent.
A buyer prices your home plus what it costs to own it. That is the master association's $640.74 a quarter, the condominium association's own assessment that no public document states, property tax at the buyer's price and not at yours, and a one-time $100 working capital contribution and $1,000 master capital contribution at closing. When the condominium assessment is unknown, a buyer's lender and agent ask for it, so we put the estoppel figure in the listing file rather than leave it for the contract period.
Every building is a single phase, and the phase number sets the flood-map group: Phases 1 to 20 return Zone AE on FEMA's live layer and Phases 21 to 34 return shaded Zone X. The master association's lakes border many buildings, and the east edge of the condominium is within about a tenth of a mile of I-75. A buyer who walks the property at different hours learns what we tell them, and the sales record shows neither factor as a price split so far. We describe the position honestly and let the buyer decide.
The master's first-year rule bars a buyer who closed after August 20, 2025 from leasing in the first year of ownership, and the 15 percent lease cap of 50 leases is approached in busy months (the master counts an average of 42 to 48), so a buyer who needs rental income on day one will look elsewhere. That narrows who a Paloma Grande home is priced for: buyers who intend to occupy it. We price for that buyer, with a plan to show the carry honestly.
Before a price conversation, we gather the Declaration, the master's 2025 Amended Declaration and leasing summary, the master's 2026 budget document, the roster entry for your address, your closing statement from your purchase, any board approvals for flooring or alterations, the wind-mitigation and insurance records you hold, and any water history in the home. That is the list a buyer's agent will ask for in the first week, and a seller who has it ready prices with confidence.
The MLS alone misses the deed record: every sale the county records, the exact price on the deed, the building year, the floor and the county heated area. For Paloma Grande in Bonita Springs the county shows 13 recorded sales in 12 months, and the MLS adds days on market and list prices the county file lacks.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS closings September 26, 2025 to September 25, 2026, pulled October 17, 2026)
The Southwest Florida MLS carries days on market, sale-to-list ratio, active and pending inventory and months of supply, which are the seller's pacing numbers. For the 13 Paloma Grande closings in the 12 months to September 25, 2026: a median of 123 days on market; a median 96.6 percent of the final list price and 91.0 percent of the first list price. On October 17, 2026 three Paloma Grande homes were active, from $299,999 to $365,000, and one was under contract, about 2.8 months of supply at the 12-month pace (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
The county record shows every deed that was recorded and qualified, matched to the parcel, with the floor, street, year built and heated area attached. Because Paloma Grande's builder finished selling in 2019 and all 13 recent sales were resales, the county count and the MLS closing count should be close, and any difference tells us a sale closed off-MLS or carried an unusual term. The MLS closing count for the same window is 13, the same as the county (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026).
Paloma Grande is a 136-home condominium inside Paloma, and its thirteen recorded sales in the last 12 months ran from $170,000 to $355,000. Few homes here come up for sale, so the next owner who sells should call us first. Ask McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, for a price built from your own floor's recorded sales: get a free Paloma Grande home valuation or Call Jesse direct at (239) 898-6072. You can read more about the condominium in our Paloma Grande community guide.
A seller who prices from asking prices prices from hope. A seller who prices from deeds prices from what buyers paid. We start with the deeds, and we check each MLS closing against its deed by street, floor and month, which is how we flag a sale like the $170,000 one until its terms are known.
We put the floor's recorded sales in the listing file, we name the window for each figure, and we give the buyer's agent and the appraiser the same list we used. We also confirm that the listing carries the Paloma Grande condominium name and the right floor and plan, so that the buyer searching for Paloma Grande finds it and a buyer searching for Paloma houses does not.
Paloma Grande benchmarks as the newer, garage-equipped, two-story choice among Bonita Springs condominiums: its $325,000 12-month median sits between San Mirage's $235,000 and the larger homes at Chesapeake Cove at Hawthorne, which recorded a $377,500 median over 24 months, and about half the median of Paloma's own houses.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll; our analysis run October 12, 2026)
| Measure | Paloma Grande | Chesapeake Cove at Hawthorne | San Mirage | Paloma houses |
|---|---|---|---|---|
| Homes | 136 condominium homes | 132 condominium homes | 196 condominium homes | 132 detached homes |
| Built (county roll) | 2016 to 2019 | 2006 to 2010 | conversion recorded 2005 | 2013 to 2016 |
| County heated area | about 1,280 and 1,532 sq ft | 1,644 and 2,198 sq ft | varies by plan | 1,805 to 3,571 sq ft |
| Recorded sales, 12 months | 13 | 6 | 12 | 13 |
| Median, 12 months | $325,000 | under 10 sales ($313,000 to $435,000) | $235,000 | $635,000 |
| Median, 24 months | $345,000 | $377,500 | $220,000 | not run |
| Median, 60 months | $370,000 | $444,000 | $245,000 | not run |
| Price per sq ft (window) | $228.46 (12 months) | $212.90 (24 months) | $235.30 (12 months) | $289.96 (12 months) |
All figures are Lee County DOR-qualified recorded sales measured the same way; windows are named where they differ, and Chesapeake Cove's 12-month group has fewer than 10 sales, so it prints a range. San Mirage converted rental apartments to condominium ownership in 2005 and has seven three-story buildings; Chesapeake Cove is one of Hawthorne's two condominiums, next door in the same planned development as Paloma.
Per square foot of county heated area, Paloma Grande ($228.46) sits close to San Mirage ($235.30) and above Chesapeake Cove ($212.90 over 24 months), while its homes are smaller than Chesapeake Cove's. Paloma Grande sells for about half the median of Paloma's own houses while sharing the same gate, pool and clubhouse. Each comparison is a statement about prices in the record, not about people.
Every Paloma Grande home has a garage inside the unit, which the Declaration bars from becoming living space. That is the main product difference from many older Bonita Springs condominiums with open or carport parking; confirm each comparison community's parking in its own declaration. When we list a Paloma Grande home, we make the garage and the driveway visible in the photograph set, because a buyer comparing condominiums looks for them.
An owner who wants a house in the same gate can compare the two products on one yardstick: the Paloma houses recorded a $635,000 median on 13 sales in the same 12 months. If you are selling a Paloma Grande condominium to move into a Paloma house, we run both sides, and our Paloma home seller guide covers the house side of the gate.
The benchmark cannot tell you how fast any of these homes sold, how far below asking they closed, or how many are listed today, because those are MLS fields. It cannot tell you why a buyer chose one condominium over another. It shows what the record shows: prices, sizes, ages and counts, for the 12 months to September 25, 2026 and the windows named beside each figure.
For a Paloma Grande seller in Bonita Springs, now is a defensible time to sell if the home is priced against its own floor: 11 sales are recorded in 2026 to September 25, matching all of 2024. Prices sit about 24.2 percent below the 2022 peak, so timing should follow your plans, not a forecast.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Lee County Property Appraiser 2026 TRIM notices read October 12, 2026; Citizens Property Insurance flood page read October 12, 2026; Lee County Parks pages read October 12, 2026)
The year-by-year record is the best pacing evidence available without the MLS. The county recorded 14 sales in 2021, 14 in 2022, 6 in 2023, 11 in 2024, 9 in 2025 and 11 in 2026 to September 25. The 13 sales in the latest 12 months arrived in uneven bursts: two in November 2025, none from December to March, four in April 2026 and then one or two a month through August. We read that as a seasonal pattern in the record and not as a promise.
The 2022 median was $428,750 and the 2026 median to date is $325,000. The 24-month median of $345,000 and the 60-month median of $370,000 show the same path from a higher level. A seller who expects a return to 2022 should know the record shows no sign of it so far; a seller who needs to move has a market in which about one home in ten changed hands in a year.
The Property Appraiser's 2026 notice for one second-floor home without exemptions shows a market value of $288,712, down from $324,857 in 2025, with proposed taxes of $3,701.78 against $4,157.20. A homesteaded first-floor home's notice proposes $2,029.06. The City of Bonita Springs adopted 0.8411 mills for fiscal 2026-27 against the 0.8470 on the notices, so final bills will differ slightly. A buyer should not rely on your bill, which is why Florida's property tax disclosure summary is in every residential contract.
From January 1, 2027, Citizens requires flood coverage on every new and renewing personal residential policy that includes wind coverage, whatever the zone, with an exemption for condominium unit-owner policies, tenant contents policies and wind-excluded policies. A Paloma Grande owner's own unit-owner policy therefore falls outside the Citizens flood requirement. Whether the condominium association carries a master flood policy on the buildings is a separate question for its insurance records, and we ask for it in the listing file.
FDOT's draft tentative work program lists the I-75 segment from Bonita Beach Road to Corkscrew Road for added lanes in fiscal 2030 and 2031, and the noise wall information on FDOT's study page is marked "to be provided later." The east edge of Paloma Grande is within about a tenth of a mile of the interstate, so a buyer will ask. We tell them what the record says and point them to the study page.
Lee County Parks says Bonita Beach Park's parking lot and amenities have been closed since September 8, 2026 for repairs from Hurricane Ian, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, and Accesses #2 to #9 are free to park. The Little Hickory Island Beach Park (Beach Access #10) lot and amenities have also been closed since September 8, 2026 for Hurricane Ian construction, with pedestrian access staying open. Lee Health's notice says its hospitals and physicians leave the UnitedHealthcare network on January 1, 2027 for employer-based, individual and Medicare Advantage plans, and that the change "will not affect your Medicare Supplement coverage." These are the practical questions a relocating buyer brings to a showing.
Work backward from your closing date. The master association asks for 30 days' notice of a sale and then has 30 days to decide, an estoppel certificate is due within 10 business days of the request, and the condominium buyer has 7 days, excluding weekends and legal holidays, to review the resale documents. Those periods can run one after the other, so we calendar up to 60 days for the master's review unless the manager confirms a faster path in writing.
Paloma Grande in Bonita Springs is governed by Paloma Grande Condominium Association, Inc., which runs the condominium under Chapter 718, and above it by Paloma Community Association, Inc., the master under Chapter 720 that runs the gate, lakes, streets and amenity center. A seller deals with both, and each issues its own estoppel certificate.
Data updated: October 2026 (Florida Division of Corporations records, Division of Florida Condominiums, Timeshares and Mobile Homes extracts and Paloma Community Association documents, all read October 12, 2026; recorded Declaration of Condominium, instrument 2016000183131)
Paloma Grande Condominium Association, Inc. is document N16000003729 on the Florida Division of Corporations' record: a not-for-profit corporation filed April 11, 2016, active, with an annual report on file for every year from 2017 to 2026, the latest on April 17, 2026. Its principal address is on Monte Carlo Boulevard, and its board has five seats: president, treasurer, secretary and two directors. Each of the 136 homes carries one vote and an equal 1/136 share of the common elements and common expenses.
The Division of Florida Condominiums, Timeshares and Mobile Homes lists "PALOMA GRANDE, A CONDO" as project PR76403, 136 units, Lee County, recorded date August 26, 2016, status Approved and Recorded. Its payment history shows the condominium's annual fee of $544 (136 units at $4 each) billed every year from 2022 to 2026, paid, with nothing pending. For a seller that is a clean regulatory record; it is not a financial statement, which comes from the association.
Paloma Community Association, Inc. (document N07000011645) is the master for all 331 Paloma homes. Its 2025 Amended Declaration, its 2023 Fifth Amendment and its Rules govern the gate, the amenity center, leasing across every home type, vehicles, signs and fines. Paloma Grande owners vote in both associations and pay both, and the condominium Declaration says each owner pays the master's assessment directly to the master, which holds its own lien rights.
The master association's website names Harbor Management for the master and Resort Management Group for Paloma Grande. The Sunbiz record lists Resort Management as the condominium association's registered agent at its Naples office, and Resort Management's own website routes purchase documents and estoppel requests through its online document portal. Managers change, so we confirm the current manager on the estoppel request rather than rely on a name on a website.
A Paloma Grande sale needs one estoppel certificate from each association, because the two accounts are separate. Florida Statutes section 718.116(8) for the condominium and section 720.30851 for the master set a $250 base fee, plus $100 if expedited within 3 business days and $150 if the account is delinquent, all adjusted every five years by the Department of Business and Professional Regulation; DBPR's published adjustment sets the current caps at $299, $119 and $179, and an association's actual fee may be lower. A certificate is due within 10 business days of the request and is good for 30 days. We order both the day the contract is signed and read each against your own records.
The Declaration lets the board or one-third of the members propose an amendment and needs "no less than sixty-seven percent (67%) of the Unit Owners" to adopt one. Changes to the insurance, casualty-repair and condemnation sections also need the primary institutional first mortgagee to join, and any change that touches the surface water management system needs the water management district's consent. A seller should know that a rule can change by that vote, and that the Declaration protects a lease, pet or vehicle that was permitted and continuing when a later amendment arrived.
For the condominium, the Division of Florida Condominiums, Timeshares and Mobile Homes handles complaints, arbitration and mediation within its jurisdiction. For the master homeowners' association, the Division arbitrates election and recall disputes only, and most other disputes go to presuit mediation under Florida Statutes section 720.311. A seller with a dispute that could delay a closing should raise it with the manager in writing before the listing goes live.
The condominium's budget, insurance policies, rules and minutes are member records available from the association under section 718.111(12), not public files. Because Paloma Grande has more than 25 units, the statute requires official records to be posted on a website or app; whether the condominium runs its own site we did not find, and the master's palomafl.com carries master documents. We ask the manager for the current records package when we take a listing.
The master association reviews every buyer in Paloma, condominium homes included: its 2025 Amended Declaration asks for 30 days' notice, a New Buyer Form, a possible background check and a board decision within 30 days. The Paloma Grande Declaration itself puts no approval on a Bonita Springs sale; it asks only for a copy of the deed.
Data updated: October 2026 (Paloma Community Association Amended Declaration adopted September 8, 2025, association copy, read October 12, 2026; Paloma Grande Declaration of Condominium section 18, read October 12, 2026)
Section 18.1 of the Declaration says "There shall be no restriction on the right of any Unit Owner to sell, convey, or transfer his Unit." Every new owner must give the condominium association a copy of the deed within 30 days of the transfer. Gifts, devises and inheritance are free of restriction, though the new owner is bound by the same section. That is the condominium layer: a notice, not an approval.
The master layer is different and applies to every Paloma home, houses, villas and condominiums. The owner gives the board 30 days' written notice, the buyer completes the association's New Buyer Form, the board may run a credit and criminal background check and hold an interview, and the board decides within 30 days. The board may disapprove only for stated good cause under the 2025 text, and a transfer made without approval is voidable under it.
The clock has four steps. First, the contract is signed and the notice goes to the master. Second, the buyer completes the New Buyer Form. Third, the board reviews the application. Fourth, the board decides within 30 days. Because the notice period and the decision period can run one after the other, we treat 60 days as the planning window for a contract unless the manager confirms a faster path in writing. Meanwhile the estoppel certificates, due within 10 business days of each request, and the buyer's 7-day review of the resale documents run alongside.
We write the approval period into the contract, name the date the New Buyer Form is due and set the closing date after the board's decision window, not before it. A buyer who plans to close in two weeks is a buyer who has not read the master's Declaration. A cash buyer still needs the review. We tell buyer's agents that on the first call.
The form and the possible background check concern the buyer. The association's Realtor package and sales application package were not among the documents we read, so we print no approval fee, no form number and no interview schedule. We ask the manager for the current package in writing when we take a listing, and we send it to the buyer's agent with the first offer.
The 2025 text allows disapproval only for stated good cause. If a buyer is disapproved, we ask for the cause in writing the same day, and we recommend that you and your buyer talk with a real estate attorney before deciding whether to challenge the decision, cure the stated cause or release the contract. This is information, not legal advice.
A Paloma Grande buyer in Bonita Springs pays the master association's Carriage Home assessment of $640.74 a quarter, about $2,562.96 a year, plus the condominium association's own assessment, which no public document states, plus property tax and insurance. At the $325,000 median, the published lines total $6,721.08 a year before the condominium assessment.
Data updated: October 2026 (Paloma Community Association 2026 budget document; recorded Declaration of Condominium, instrument 2016000183131; Lee County Property Appraiser 2026 TRIM notices, read October 12, 2026)
| Line | Annual amount | Source |
|---|---|---|
| Property tax at the $325,000 median, non-homestead, 12.7942 mills | $4,158.12 | 2026 district 017 rate, illustration only |
| Master Carriage Home assessment, 4 x $640.74 | $2,562.96 | master 2026 budget document |
| Condominium association assessment | not published | estoppel certificate |
| Owner's HO-6 insurance | quote per home | owner's insurer |
| Total of the published lines | $6,721.08 | arithmetic |
The tax line assumes a taxable value equal to the median price; the Property Appraiser sets the value, and a homestead exemption lowers it. Paloma Grande is in tax district 017, City of Bonita Springs and Bonita Springs Fire, at a 2026 total of 12.7942 mills.
The master association's 2026 budget document (titled "Proposed 2026 Budget", file dated January 11, 2026) prices three home types: Single Family Homes $1,020.51, Villas $997.52 and Carriage Homes $640.74 a quarter. Carriage Homes are the Paloma Grande units. The assessment covers the common areas, the lakes and surface water system, the amenity center and the gate; the lawn line for single-family homes is a separate charge to those homes. The estoppel certificate states the assessment actually in force.
Paloma Grande owners also pay the condominium association's own assessment. Its amount is not published in the documents we read, and the estoppel certificate or the condominium's resale documents state it. It funds the condominium's insurance, building and roof upkeep, exterior painting, driveways and any reserves the owners have not waived. The Declaration's builder guarantee of "$400.00 per month" ended at turnover and is not today's figure. Because we cannot print it, we get it from the manager before we list.
The Declaration bills the condominium assessment quarterly, "due on the first calendar day of the quarter." A late installment owes "the greater of Twenty-Five and No/100 Dollars ($25.00) or five percent (5%)" after 10 days and interest at 18 percent a year after 30 days, and after 30 days' written notice the board may accelerate the rest of the year's installments. A buyer is jointly and severally liable with the seller for anything unpaid, which is why the estoppel certificate matters to both.
Three one-time charges can come up on a resale. The Declaration requires the purchaser to pay the condominium association "$100.00 as a working capital contribution" on every conveyance, not credited to assessments and not refunded. The master's Fourth Amendment of 2022 set a $1,000 capital contribution on each resale, and Article VI of the master's 2025 Amended Declaration says the transferee, the buyer, pays it at closing; the same section lists exceptions, such as a foreclosing institutional first mortgagee and an estate-planning trust transfer. The master's lease application fee is $150 if the home is rented.
Under the Declaration, special or capital improvement assessments that exceed 10 percent of the year's operating budget need "approval of a majority of the voting interests represented at a meeting at which a quorum is attained." Smaller ones are a board decision. No Paloma Grande special assessment appears in the public records we read; the estoppel certificate states any that is pending, and a seller discloses what the seller knows.
The Lee County Property Appraiser's 2026 notice for one second-floor home without exemptions shows a market value of $288,712, down from $324,857 in 2025, and proposed taxes of $3,701.78 against $4,157.20 in 2025. A homesteaded first-floor home shows $2,029.06 proposed, against $1,964.97 in 2025. Non-ad valorem charges are billed separately and are not on those notices, so we check the tax bill for any condominium-specific line. Your homestead exemption and Save Our Homes cap end with your ownership, and the buyer's first bill will reflect the buyer's purchase price.
Yes. A Paloma Grande home in Bonita Springs is a condominium unit, so the seller delivers the section 718.503(2) resale documents at the seller's expense, the contract carries a seven-day review clause that excludes weekends and legal holidays, and the condominium estoppel follows section 718.116. Houses and villas in the same gate follow Chapter 720 instead.
Data updated: October 2026 (Florida Statutes 718.503, 718.116, 718.111, 718.112, 553.899 and 718.203, read October 12, 2026; recorded Declaration of Condominium, instrument 2016000183131)
Paloma Grande is the 136-unit condominium inside Paloma: 34 two-story buildings of four homes each, built from 2016 to 2019 on Palace Lane (23 buildings, 92 homes) and Monte Carlo Boulevard (11 buildings, 44 homes). Each unit has a 1/136 share of the common elements and its own garage, which may not be converted to living space. A buyer's lender will treat it as a condominium project and ask for the budget, the reserve position and the insurance, and we ask for them at listing so the buyer's loan is not waiting on the manager.
For a unit sold by an owner who is not the developer, the owner must give the buyer current copies of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the structural integrity reserve study or milestone report if one applies, or a statement that none was completed, and the state's "Frequently Asked Questions and Answers" document and governance form. These come at the seller's expense. The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the documents, and "ANY PURPORTED WAIVER OF THESE VOIDABILITY RIGHTS SHALL BE OF NO EFFECT." The right ends at closing. We assemble the package before the listing goes live, so the buyer's seven days begin on day one.
Florida's structural integrity reserve study requirement (section 718.112) applies to buildings of "three habitable stories or higher in height" and states, "This paragraph does not apply to buildings less than three stories in height." The milestone inspection requirement (section 553.899) applies to condominium buildings of three habitable stories or more. The Paloma Grande Declaration says, "Each Phase will consist of one Building having two stories." Those thresholds therefore appear not to be met, and we print no state filing status. Because the resale package asks for the study or a statement that none has been completed, we ask the manager to put in writing what applies, so the buyer does not discover a blank at the review window.
Outside the structural integrity rule, section 718.112(2)(f) still requires reserves for roof replacement, building painting, pavement resurfacing and items over $25,000, unless a majority of the total voting interests votes to fund less or none. Whether Paloma Grande's owners have funded full reserves or voted to reduce them is a member record; a buyer's agent will ask for the budget and the reserve schedule, and so do we. Section 718.111(12) makes the association's insurance policies official records an owner may inspect without stating a reason.
Under section 718.203, condominium developer warranties run three years from completion, with roof and structure up to five years at most. For buildings completed in 2016 to 2019, those periods have ended. That is a statement about the statute and not about any Paloma Grande building. A repair question today goes to the condominium association for the common elements or to you for the interior.
A two-story building does not remove the resale package; it changes which documents exist. There is no elevator and no stairwell fee schedule in the Declaration, the buildings are four homes each, and the Declaration describes the stairwells as built "primarily for ingress and egress." The paperwork a seller delivers is the same; the buyer's questions turn to the roof, the exterior paint cycle and the insurance deductible.
A Paloma Grande seller in Bonita Springs owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, because the home is a condominium, the section 718.503 resale documents. Your closing agent or attorney confirms which duties apply; this is information, not legal advice.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 718.503, 720.401, 553.79 and 720.30851, read October 12, 2026; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985))
Paloma has two legal structures under one gate. A house or villa is a lot governed by the master declaration, where the homeowners' association statute, Chapter 720, applies. A Paloma Grande unit is a condominium unit governed by Chapter 718, where section 718.503 sets the resale package. Section 720.401, the pre-contract disclosure summary for homeowners' association communities, does not apply to associations governed by Chapters 718, 719, 721 or 723. Where a master and a condominium meet, we state the fork, name both regimes and send you to your closing agent or attorney, and we do not let a Paloma Grande contract use a homeowners' association form.
For a Paloma Grande unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the structural integrity or milestone records where they exist or a statement that none exists, and the state's question and answer document and governance form, at the owner's expense. The contract carries an acknowledgment of delivery more than seven days before signing, excluding weekends and legal holidays, or a seven-day cancellation clause, and any purported waiver is of no effect.
Section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the sales contract is executed. The form asks whether the seller knows of any flooding that damaged the property during the seller's ownership, whether the seller has filed a claim with an insurance provider relating to flood damage, including a National Flood Insurance Program claim, and whether the seller has received assistance for flood damage, including from FEMA. The duty does not turn on the FEMA zone, so a seller in Zone AE, a seller covered by a FEMA letter and a seller in shaded Zone X all complete it. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that where a seller of a home knows of facts materially affecting its value that are not readily observable and not known to the buyer, the seller must disclose them. For a Paloma Grande home that can include past water intrusion, a roof or ceiling leak, a failed air-conditioning drain, an unapproved exterior change or an open permit. When in doubt, disclose, and put it in writing. How an as-is clause interacts with the duty is a question for your closing agent or attorney.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership, and a buyer's first bill reflects the buyer's price. This is why the tax illustration above uses the sale price and not your bill.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency; it does not stop a lender, title underwriter or buyer from requiring a permit to be closed before closing. We check the permit record before listing, because permit history is not in the public roll files we analyze.
Florida sellers must disclose known material defects. No Paloma Grande storm damage claim, flood claim or post-storm special assessment appears in the public records we read, but that is not a substitute for your own knowledge of your home. If your home took water, say so on the flood form and attach the repair records. If a special assessment is levied or pending, the estoppel certificate shows it, and you disclose what you know.
The estoppel certificates and the governing documents are part of what a buyer receives. A late or inaccurate certificate can hold up a closing, so we order both early and read them against your own records: the amount of the assessment, any unpaid balance, any pending special assessment and any violation notice.
Paloma Grande in Bonita Springs has no age limit, allows leases of three to twelve months under a master cap of 50 of 331 homes, bars leasing in the first year for buyers closing after August 20, 2025, allows two pets, and requires board approval for hard flooring and exterior changes.
Data updated: October 2026 (recorded Declaration of Condominium, instrument 2016000183131; Paloma Community Association leasing summary of September 23, 2025, Rules and Amended Declaration adopted September 8, 2025, read October 12, 2026; association roster dated March 30, 2026)
Rules do not set your price, and the county record does not show that any of them moves it. They do decide who can say yes. A buyer who wants a rental, a third car, a workshop in the garage or a wood floor upstairs will test your listing against these rules in the first week, so we put them in the listing file in plain words before the first showing.
Paloma Grande is not an age-restricted community. We searched the recorded Declaration of Condominium, the master Declaration, its five amendments and the 2025 Amended Declaration for 55, 62, older-persons and minimum-age language and found none, so no minimum age applies to owners or residents. We describe the homes and the rules, never the people who buy them, and we say plainly in the listing that the documents set no age requirement.
The condominium Declaration allows written whole-home leases of at least 30 days and no more than four a year, with the association free to review each lease. The master association applies tighter terms to every Paloma home, condominiums included: a minimum term of 3 months and a maximum of 12, no subletting, no month-to-month leases, a $150 application fee, and the lease filed 20 days before it starts or a $150 expedite fee. In practice the stricter rule governs, and a buyer who plans to rent should read the master's September 23, 2025 summary before making an offer.
No more than 15 percent of Paloma's homes may be leased at once, which the master computes as 50 of 331 residences, with a waiting list once the cap is reached. The master's summary says Paloma averages between 42 and 48 leases depending on the month, highest from January to April. The second limit matters more to a buyer: owners who purchase a Paloma home after August 20, 2025 cannot lease it to tenants in the first year of ownership. A buyer who needs rent from the first month will look elsewhere. We say so early and market to buyers who plan to live in the home or use it as a second home.
A tenant does not stop a sale. The buyer takes the home subject to the lease unless the contract and the lease say otherwise, and the master association still reviews the new owner. Give the buyer the lease, the rent and deposit terms, the tenant's registration for vehicle access and the lease end date up front. Tenants may keep no more vehicles than the parking spaces assigned to the home, their guests may stay up to 10 days only while the tenants are in residence, and the owner gives up use of the amenities while the home is leased. If your buyer wants the home vacant, the lease end date belongs in the contract calendar beside the 30-day master review.
The Declaration allows not more than two domestic pets, limited to dogs, cats or other common household pets, not kept for any commercial purpose and not left unattended on balconies or outside the unit. All pets must be leashed outside the unit, and the association may ask once a year for proof of pet liability insurance. The master Declaration adds its own limits for every Paloma home: no more than two dogs or two cats unless the board permits more, and no pit bulls or dangerous dogs. Assistance animals fall under federal and state fair housing law. A buyer with a large dog or two of them will ask, so the listing states the limits and does not leave them for the inspection period.
Every Paloma Grande home has a one-car garage, and the master's roster of March 30, 2026 counts the total parking spaces at each address: three at 113 homes (the garage plus two in the driveway), two at 21 homes and four at 2. The Declaration says garages are for parking and incidental storage only, so no garage may become living space, an office or a business. Commercial trucks, campers, recreational vehicles, boats and trailers may be kept only inside a garage. The roster warns that a larger vehicle can reduce the number of vehicles that fit on a driveway without reaching the street, so a buyer with two trucks should measure.
No owner may make a structural change, or any change visible from outside, without the board's prior written consent, and the board must answer a complete request within 45 days or the request is treated as approved. Hard flooring such as tile, marble or wood needs the board's written approval and may be conditioned on soundproofing, and no tile is allowed on balconies. Window coverings facing outside must be white or off-white, and hurricane protection is limited to shutters that meet the board's specifications, with no shutters allowed over laminated impact glass. If you changed a floor, a window covering or an exterior item, find the approval letter before you list. A buyer's inspector will notice what the paperwork does not explain.
The Declaration bars signs on exterior doors, walls and windows except as its standards allow, and the master's 2023 amendment permits one 18 by 24 inch for-sale sign in a window or landscape bed for Paloma homes. Ask the board how that applies to a condominium window before you place one. We do not rely on a sign to find buyers in a gated community; the listing, the video and our buyer database do that work.
The Declaration requires every owner, whether or not the home is occupied, to run the air conditioning so the home stays at not more than 78 degrees Fahrenheit, bars non-breathable wall coverings and lets the association enter to turn the air conditioning on if needed. A seller who winters elsewhere should have the system serviced and the thermostat set before the first showing, and a buyer who will leave the home for the summer should know the rule applies to them.
A Paloma Grande buyer in Bonita Springs will ask which FEMA zone the building is in, whether a 2018 map-revision letter still applies, whether the home sits in evacuation zone B, and what the association and the owner each insure. FEMA's live map shows Zone AE for Phases 1 to 20 and shaded Zone X for Phases 21 to 34.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried at seven Paloma Grande buildings, October 12, 2026; Lee County evacuation layer, October 12, 2026; Citizens Property Insurance flood page, October 12, 2026; Florida Statutes 627.714 and 718.111)
Flood is the first technical question a buyer's agent asks, and the answer differs by building. A seller who has the building's phase, the FEMA result and the insurance records in the listing file answers it in one message. A seller who does not may lose a week.
We queried FEMA's National Flood Hazard Layer at seven Paloma Grande buildings on October 12, 2026. Across all 136 homes the line runs between Phase 20 and Phase 21: the 80 homes in Phases 1 to 20 return Zone AE, and the 56 homes in Phases 21 to 34 return shaded Zone X, the 0.2 percent annual chance area.
| Building tested | FEMA zone | In the special flood hazard area? | FIRM panel and date |
|---|---|---|---|
| Phase 1 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 10 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 19 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 20 | AE | Yes | 12071C0657G, November 17, 2022 |
| Phase 21 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
| Phase 27 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
| Phase 34 | X, 0.2 percent annual chance | No | 12071C0657G, November 17, 2022 |
The live layer returns no base flood elevation at any of the seven points. Your building's phase number is in its legal description, so you or a buyer can match the home to its group from the deed or the Property Appraiser's record.
FEMA issued a Letter of Map Revision Based on Fill, case 18-04-2458A, on March 2, 2018. It removed Paloma Grande Phases 1 through 20 from the special flood hazard area to shaded Zone X and stated a lowest lot elevation of 12.5 feet in the NAVD88 datum. It was issued against the earlier 2008 panel 12071C0657F. The live layer still shows Zone AE for those buildings, and we could not find whether FEMA carried the letter onto the 2022 map. The 2022 map and the 2018 letter therefore disagree for Phases 1 to 20. We do not resolve that for you. The buyer's lender orders its own flood zone determination, and an elevation certificate tells everyone the building's actual height.
Shaded Zone X is outside the special flood hazard area, where federal rules require a lender to make a flood insurance purchase a condition of a mortgage. A lender can still ask for coverage, and a buyer in any zone can buy it. For the 56 homes in Phases 21 to 34 the live map is the simpler story. For the 80 homes in Phases 1 to 20 it is not, and the best protection for a seller is an elevation certificate in hand before the first offer. The City of Bonita Springs says elevation certificates are available from its Community Development office.
USGS elevation data at the building parcels put the ground at 13.48 to 14.23 feet for Phases 1 to 20 and 13.40 to 14.17 feet for Phases 21 to 34, against base flood elevations of about 12 to 12.5 feet near Paloma. That is ground, not the floor of any home, and no elevation certificate for a Paloma Grande building was found in the public record. We state both facts the same way to every buyer.
Lee County's evacuation layer places Paloma Grande in evacuation zone B and storm-surge zone 2 at both ends of the condominium, so the county's Zone B guidance applies when Zone B is ordered out. The Property Appraiser's hazard layers return a 160 mph design wind speed for Risk Category II buildings and place the site in the wind-borne debris region. A buyer relocating from another state asks about this before anything else, and the answer is a county sheet, not a sales pitch.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022, according to the National Hurricane Center. No Paloma Grande storm damage claim, flood claim or post-storm special assessment appears in the public records we read. The association's minutes and insurance records are member records and would show any. USGS high-water marks for Ian within about 1.4 to 2.8 kilometers of Paloma were 8.7 to 9.0 feet, below Paloma's ground. If you filed a claim, disclose it; if you did not, say what you know and give the buyer the association's records to read.
The condominium Declaration requires the association to insure the buildings and common improvements at not less than 100 percent of full insurable replacement value, if reasonably available, with liability coverage of not less than $1,000,000 per occurrence and flood insurance if the first mortgagee requires it or the association elects. Premiums are a common expense. Whether the association carries a master flood policy on the buildings is a question for its insurance records, and it is an official record any owner may inspect under section 718.111(12). We ask for the master policy's declarations page, its wind and flood deductibles and the replacement-cost appraisal before we list.
The association's policy leaves out floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, countertops, window treatments and built-in cabinets. Each owner therefore carries a unit-owner policy for the inside of the home, belongings, liability and loss assessments. Florida Statutes section 627.714 requires that policy to include at least $2,000 in property loss assessment coverage, which helps pay an owner's share when the association assesses owners after a covered loss that exceeds its insurance. A buyer will ask what your annual premium is. We tell buyers to get their own quote, because your premium reflects your claims history and your coverage choices, not theirs.
From January 1, 2027, Citizens Property Insurance requires flood coverage on every new and renewing personal residential policy that includes wind coverage. Citizens' own page exempts condominium unit-owner policies, tenant contents policies and policies that exclude windstorm or hail coverage. A Paloma Grande owner's unit-owner policy therefore falls outside the requirement, and a buyer who is told otherwise should read the Citizens page. Our own advice to a seller is to confirm your insurer's flood position before you list, so you never discover it from a buyer's agent.
We attach the building's phase and FEMA result with the date queried, the 2018 letter and the live-map disagreement for Phases 1 to 20, the evacuation zone, your wind mitigation form if you have one, the master policy's declarations page if the association will provide it, and the flood disclosure Florida requires under section 689.302. A buyer who sees all of it on day one has fewer reasons to ask for a price reduction at the inspection.
Paloma Grande in Bonita Springs has no pool or clubhouse of its own. Owners use Paloma's master amenity center on Tract D, a clubhouse with a resort pool, fitness center, two tennis courts and a bocce court, through the master association, and a buyer's right to use it passes with the deed.
Data updated: October 2026 (Lee County Property Appraiser parcel record for Tract D; Paloma Community Association Rules and Amended Declaration; Florida Department of Health pool list dated September 1, 2026; Lee County Parks pages read October 12, 2026)
A buyer who sees a 136-home condominium wants to know what the neighbors share. The answer is the whole gate. Paloma Grande owners are members of Paloma Community Association, so the amenity center is theirs on the same terms as the owner of a house in the community, and we describe it that way.
Tract D is dedicated to the master association for recreational purposes, and the county roll shows a 2.43-acre tract with one 3,326 square foot building built in 2015. The master's Rules name the Clubhouse, Pool, Fitness Center, Tennis Courts, Bocce Court, a mailbox kiosk and amenity parking. The Amended Declaration gives every lot or unit owner an easement of enjoyment in the common area, Paloma Grande owners included. The master assessment, the Carriage Home line of $640.74 a quarter, pays for the common areas, lakes, amenity center and gate.
The master's Rules open the clubhouse from 5 a.m. to 10:30 p.m., with private events of up to 45 people by reservation. The pool is open from dawn to dusk, with children under 12 accompanied by an adult. The fitness center is open from 5 a.m. to 10:30 p.m. by key card for residents and overnight guests, and nobody under 12 may use it. People who do not live in Paloma may not enter only to use an amenity. We quote the hours the Rules print and tell a buyer to confirm them with the manager, because a board can change them.
The Florida Department of Health's statewide pool list dated September 1, 2026 carries one permitted pool at Paloma, owned by the master association, and none for Paloma Grande. The association's roster marks every condominium home "No" for a private pool. Owners who want water nearby walk or drive to the master pool, and we do not describe any Paloma Grande home as having a pool of its own.
The master association's lakes border many Paloma Grande buildings. Boating, swimming and wading are prohibited, and the master's 2023 and 2025 documents allow catch-and-release fishing behind one's own home or from common areas that border the lakes, with every fish returned to the lake it came from. No docks, canoes or kayaks are allowed on the lakes. A lake outside a lanai or window is a fair thing to photograph. A buyer who expects to launch a kayak should hear the rule from us first.
Paloma has no golf course, marina or beach. Bonita Fairways, a public 18-hole executive course, is about 10 minutes away, Saltleaf Golf Preserve, a public course, about 17, and the Golf Club at Palmira, a private club, about 15. Lee County's Imperial River Boat Ramp is about 11 minutes away, and Leitner Neighborhood Park and the Bonita Springs Dog Park are within about a mile. For beaches, Lee County Parks says Bonita Beach Park's lot and amenities have been closed since September 8, 2026, the Beach Access #1 lot closes November 1, 2026 with pedestrian access staying open, Accesses #2 to #9 are free to park, and the Little Hickory Island Beach Park lot and amenities have been closed since September 8, 2026, with pedestrian access open.
We describe the amenity center as the master association's, name what the Rules list, give the published hours with the date we read them, and say that leasing the home suspends the owner's use. We do not promise a membership fee waiver, a guest policy or a future improvement, because none is in the record. If the clubhouse is a reason your buyer will choose Paloma over the other Bonita Springs condominiums, the best proof is a visit, and we book it for them.
We market a Paloma Grande condominium in Bonita Springs with professional photography, video, drone footage, a qualified-buyer database and a listing file that answers the two-association questions before a showing. Paloma is gated and its Declaration limits signs, so the online presentation does the work a yard sign would do elsewhere.
Data updated: October 2026 (recorded Declaration of Condominium, instrument 2016000183131, and Paloma Community Association Rules read October 12, 2026; Paloma Community Association roster dated March 30, 2026)
Paloma Grande buyers are choosing between near-identical floor plans, so the photographs have to show what differs: the condition of the kitchen and baths, the flooring, the light, what the windows face, the garage and the driveway. Drone footage shows where your building sits in the gate, its position against the lakes and its distance from the amenity center. We shoot the home as it is. We do not edit out the interstate or invent a view, and we describe lakes, roads and neighbors as community facts, not as promises.
Before the first showing we attach the recorded Declaration of Condominium, the master's Amended Declaration and leasing summary, the master's 2026 budget document, the roster entry for your address, the FEMA zone and panel at your building with the date queried, the 2018 FEMA letter for Phases 1 to 20, the evacuation zone, your wind mitigation form if you have one, any board approval letter for flooring or alterations, and the status of both estoppel requests. A buyer's agent who finds all of it in one folder spends the week writing an offer, not chasing documents.
We say what the master association's Rules say, attributed to them: a clubhouse, resort pool, fitness center, two tennis courts and a bocce court on Tract D, with hours printed in the Rules. We do not say the amenity center raises your price, because the county record does not separate its value from the home's.
Five things buyers sometimes assume. There is no private pool for the condominium; the pool is the master's. There is no golf course, marina or beach in Paloma. There is no elevator recorded, because the buildings are two stories. There is no new construction, because the builder's last first sale in the county file is May 2019. And there is no published condominium assessment, because only the master's Carriage Home figure is public. We put those facts in the listing in plain words, because a buyer who finds them after an offer renegotiates, and a buyer who reads them first does not.
The name decides whether the right buyer finds the home. We write "Paloma Grande" with the street and the floor, and we make clear that this is not Paloma at Palmira, a separate 103-home condominium inside Palmira Golf and Country Club with its own association. Because Palace Lane and Monte Carlo Boulevard are shared with other Paloma products, we put the recorded condominium name beside the street so a buyer searching for the houses does not call about your condominium by mistake.
Your listing goes to the MLS, to our team site and to our qualified-buyer database, and Marc Comisar's buyers hear about it directly. Domain Realty Group markets across Southwest Florida, and we answer relocation questions about storms, flood and insurance with the documents we have already gathered. Buyers who want a garage and a gated community at a condominium price search by community name, so the Paloma Grande name leads the listing. Call Jesse direct at (239) 898-6072 and we will walk you through the listing file for your building before you decide.
We negotiate a Paloma Grande sale in Bonita Springs from the recorded sales: we show the buyer's agent your floor's latest prices, defend the number through the appraisal, and trade on terms that matter here, namely the closing date against the master association's review, lease plans and flooring approvals. Marc Comisar leads negotiation, and Jesse McGreevy stays on every call.
Data updated: October 2026 (Lee County recorded sales, our analysis, September 26, 2025 to September 25, 2026; recorded Declaration of Condominium and Paloma Community Association documents read October 12, 2026)
Paloma Grande's buildings date to 2016 to 2019, so a buyer's inspector will look at the age of the air conditioning, the water heater, the windows and any changes an owner made. Those items are the owner's under the Declaration, and the association keeps the roof and the building exterior it maintains. Knowing which side of the line an item falls on keeps a repair request from becoming a price cut on something the association owns.
With 13 sales a year, an appraiser has a short list of comparables and will choose from the same recorded sales we use. We give the buyer's agent the sales by floor, building year and street, with the $170,000 sale explained as a data point whose terms we could not verify, so the appraisal starts from the record and not from a single low price. For a second-floor home that means the seven second-floor sales of the last 12 months, from $325,000 to $355,000. For a first-floor home it means the six first-floor sales, with the one outlier flagged.
In Paloma Grande the terms that matter are the closing date relative to the master's 30-day notice and 30-day decision period, a buyer's plan to lease the home, a request to approve a flooring change, and the buyer's cash or financing position. A slightly lower price with a clean, board-ready buyer can net more than a higher price with an incomplete New Buyer Form, and we show you the net sheet for each.
A buyer weighing Paloma Grande against Chesapeake Cove at Hawthorne is comparing newer, smaller, garage-equipped homes with older, larger ones next door. The buyer's agent will look at the price per square foot, the age and the floor plan. We raise the garage, the 2016 to 2019 construction and the single-level layout ourselves, and we are ready to explain why Paloma Grande's $228.46 per square foot sits above Chesapeake Cove's $212.90 over 24 months.
Commissions are negotiable and no rate is set by law. We agree our fee with you in the listing agreement before we list, along with any buyer-broker compensation you choose to offer, which since August 17, 2024 cannot be advertised on the MLS. We show the effect of each choice on your net sheet, so the number you plan on is the number you net.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 of price and the owner's title policy, and the contract controls. At the $325,000 Paloma Grande median in Bonita Springs that is $2,275.00 in stamps and about $1,700.00 in title premium, with commission, estoppels and prorations on top.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003 record; DBPR estoppel fee schedule; our Florida cost-of-selling reference, 2026; Lee County recorded sales, our analysis)
| Item | $300,000 | $325,000 (12-month median) | $355,000 (top of the 12-month range) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $2,100.00 | $2,275.00 | $2,485.00 |
| Owner's title premium (promulgated rate) | $1,575.00 | $1,700.00 | $1,850.00 |
| Subtotal of the two fixed items | $3,675.00 | $3,975.00 | $4,335.00 |
| Two estoppels at the current base cap of $299 each, if both are charged at the cap | $598.00 | $598.00 | $598.00 |
| Subtotal with the estoppel caps | $4,273.00 | $4,573.00 | $4,933.00 |
| Add the $119 expedite cap on both certificates | $4,511.00 | $4,811.00 | $5,171.00 |
These are statutory and promulgated amounts shown as illustrations at three recorded prices, not quotes for your home. The commission, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. An association's actual estoppel fee may be lower than the cap, and the expedite fee applies only when you ask for a certificate within 3 business days.
Florida charges $0.70 per $100 of consideration on the deed, or fractional part thereof, under section 201.02. In Lee County the seller customarily pays it, and the contract controls. At $325,000 it is $2,275.00.
Florida sets the owner's policy premium by rule: $575 on the first $100,000 of coverage plus $5.00 per $1,000 above that, up to $1,000,000. On $325,000 that is $575.00 plus $1,125.00, or $1,700.00. In Lee County the seller customarily selects the closing agent and pays for the owner's policy; in Collier County the buyer customarily pays it. That is custom, not law, and the contract controls.
Florida's statutes set a $250 base fee for an estoppel certificate, plus $100 if expedited within 3 business days and up to $150 if the account is delinquent. DBPR's published adjustment sets the current caps at $299 base, $119 expedited and $179 delinquent. A Paloma Grande sale needs one certificate from each association, the condominium and the master, and each association's actual fee may be lower than the cap. The seller customarily pays them. The buyer pays the $100 working capital contribution to the condominium association and, under Article VI of the master's 2025 Amended Declaration, the $1,000 master capital contribution.
The seller delivers the section 718.503 resale documents, and the buyer has 7 days, excluding weekends and legal holidays, to cancel after receiving them. We gather the package before the listing goes live. The condominium assessment, the budget and the reserve schedule that go in it are the association's own figures, and we obtain them in writing.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. The title company prorates on the actual figures, and these are your own share of a bill you would owe anyway, not an extra cost. Florida's property tax disclosure summary, section 689.261, goes to the buyer in the contract because the buyer's taxes may differ from yours.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it. Brokerage is on the sheet as the fee you and we have agreed, not as a number we assume. Call Jesse direct at (239) 898-6072 for a net sheet on your own price.
Paloma Grande and Chesapeake Cove at Hawthorne are neighboring Bonita Springs condominiums in the same planned development. A Paloma Grande seller should tell buyers about 2016 to 2019 construction, a garage in every home and a $325,000 12-month median, and be ready for Chesapeake Cove's older, larger floor plans.
Data updated: October 2026 (Lee County recorded sales and roll through September 25, 2026, our analysis; FEMA NFHL queried October 12, 2026; association documents as cited)
| Factor | Paloma Grande | Chesapeake Cove at Hawthorne |
|---|---|---|
| Homes | 136 condominium homes in 34 four-unit buildings | 132 condominium homes |
| Built (county roll) | 2016 to 2019 | 2006 to 2010 |
| County heated area | About 1,280 or 1,532 sq ft | 1,644 or 2,198 sq ft |
| Bedrooms | Two on the first floor, three on the second | Three in all 66 of the 2,198 sq ft homes, plus 2 smaller ones |
| Garage | One-car garage in every home | Check the condominium's declaration |
| 12-month recorded sales | 13, median $325,000 | 6 (under 10, no median), $313,000 to $435,000 |
| 24-month recorded sales | 25, median $345,000 | median $377,500 |
| 60-month recorded sales | 53, median $370,000 | median $444,000 |
| Price per sq ft | $228.46 (12 months) | $212.90 (24 months) |
| Amenities | Paloma master center: clubhouse, pool, fitness, tennis, bocce | Hawthorne's own amenities |
| Leasing | 3 to 12 months, 15 percent cap, first-year rule for buyers after August 20, 2025 | Hawthorne's and the condominium's documents govern |
| Flood map | AE at Phases 1 to 20, shaded X at 21 to 34 | Check by building on FEMA's layer |
| Evacuation zone | B | Check the county layer by address |
Paloma Grande recorded 13 sales in 12 months against Chesapeake Cove's 6, which matters to a seller because a buyer's agent can see more recent Paloma Grande prices. Say so, and show the list. The two condominiums sit next to each other, in the same Tesone planned development off Imperial Parkway, so a buyer treats them as substitutes and compares them on size, age and price per square foot.
Chesapeake Cove's homes are larger and about ten years older, and over 24 months they recorded $212.90 per square foot against Paloma Grande's $228.46 over 12 months. Paloma Grande's lower entry price comes from smaller homes, not from a lower rate per square foot. A buyer who wants three bedrooms in Paloma Grande has only the second floor, at $325,000 to $355,000 in the latest 12 months.
Paloma Grande carries the master Carriage Home assessment of $640.74 a quarter plus a condominium assessment that no public document states. Chesapeake Cove carries the Hawthorne master assessment and its own condominium assessment. We do not print Chesapeake Cove's figures here, because they belong to another listing, and we tell a buyer to read the estoppel for either home.
Paloma Grande fits a buyer whose priorities are the newest construction in this pair, a lower entry price, a garage inside every home and a two-story building of four homes. Chesapeake Cove fits a buyer whose priorities are more square footage and more three-bedroom space at a lower rate per square foot, accepting homes about ten years older. Both share the planned development, Imperial Parkway and the same school zones. We describe homes, not the people who buy them, and we let the buyer choose.
If your buyer's budget is lower than Paloma Grande's, the next conversation is San Mirage, the 196-home condominium that recorded a $235,000 median in the same 12 months. We mention it only so you know where an unsuccessful bidder may go next.
You can get a free Paloma Grande home valuation three ways: through our Paloma Grande home valuation page, through the valuation form for Paloma Grande sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Paloma Grande sales in Bonita Springs.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis run October 12, 2026)
We do not send an automated number. We send the recorded comparables for your floor and building, the master association's charge a buyer will see, your flood map position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address and building, the floor, the closing statement from your purchase, the association documents you received, any wind mitigation form, the board's approval for any flooring or alteration, whether you have had any water in the home, and whether the home is leased. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Paloma Grande seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you own a house or villa elsewhere in the gate, see how we sell homes across Paloma. For the wider Bonita Springs picture, see how we sell homes across Bonita Springs.
Most Paloma Grande sellers in Bonita Springs are better served by listing with an experienced agent, because two estoppels, the resale package and the master association's review are what stall a sale, and an agent runs them in parallel. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 718.503, 718.116 and 720.30851; recorded Paloma documents read October 12, 2026)
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Paloma Grande condominium specifically, where a buyer needs the 7-day package and two estoppels, the master association reviews the buyer, and the recorded price range runs from $170,000 to $355,000.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from your floor's county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Master association's review of the buyer | Buyer form prepared before the offer, clock started at contract | A cash buyer is still reviewed by the master | Owner runs the 30-day notice alone |
| Condominium resale package (718.503), flood form, estoppels | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flooring, lease and alteration paperwork | Pulled and put in the listing file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Paloma Grande sellers | Owners who value speed over price, or homes in poor condition | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: the floor, the building's flood group, the two associations, the rules. Choose a cash sale if the home needs work you would rather not do and you accept a lower price for speed. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures and the master association notice. If you are unsure, a free valuation shows you what each route would likely net.
Sellers in Paloma Grande and across Bonita Springs can read the client reviews below, quoted exactly as clients wrote them on our Google Business Profile. McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. We do not edit, combine or summarize client words.
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
★★★★★ "Marc was wonderful from the start, worried about us as the customer and just always making sure we were happy. Beth was also awesome and kept us informed always with the flow and what we needed to do. This experience was first class and by the way Marc found a buyer in one week!! Crazy good. Will be recommending Domain to everyone we know, we are now 2 for 2 on great experiences with them! Thanks again." Verified Google review
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These Paloma Grande seller questions are answered from Lee County's recorded sales, the recorded Declaration of Condominium, the master association's documents and Florida's condominium statutes, as read in October 2026, for owners selling a condominium home inside Paloma in Bonita Springs. Where a figure is not published we say so.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; FEMA National Flood Hazard Layer, queried October 12, 2026; Florida Statutes read October 10 and 12, 2026)
Start from your floor's recorded sales. In the 12 months to September 25, 2026, second-floor homes sold from $325,000 to $355,000 and first-floor homes from $170,000 to $325,000, inside a $325,000 median for all 13 sales. A free Paloma Grande home valuation prices your home from those sales.
Order both estoppel certificates and assemble the section 718.503 resale package before the first showing, price from your own floor's recorded sales, and put the master association's 30-day notice and 30-day decision period into the contract calendar. Call Jesse direct at (239) 898-6072 and we run those steps in parallel.
Paloma Grande has 136 condominium homes in 34 two-story buildings of four homes each, built from 2016 to 2019 inside the gated Paloma community in Bonita Springs. Half are first-floor homes and half are second-floor homes, 68 of each.
There are two: the Samone, every first-floor home, with two bedrooms and about 1,280 square feet of county heated area, and the Victoria, every second-floor home, with three bedrooms and 1,532 square feet. Every home has a one-car garage inside the unit.
No. Paloma at Palmira is a separate 103-home condominium inside Palmira Golf and Country Club with its own association. Paloma Grande is the 136-home condominium inside Paloma off Imperial Parkway, and we put the recorded name beside the street in every listing so buyers find the right one.
McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings, and price Paloma Grande homes from the county's recorded sales for your own floor. We suggest you ask any agent you interview for the 13 recorded sales and what each one teaches about your home.
Lee County recorded 13 Paloma Grande sales in the 12 months to September 25, 2026, all resales, about 9.6 percent of the 136 homes. Six were first-floor homes and seven were second-floor homes.
The 13 recorded sales ran from $170,000 to $355,000, with ten of them from $300,000 to $355,000. The full list by month, street, floor, year built and county heated area is in the market section above.
The 12-month median is $325,000 on 13 sales. The 24-month median is $345,000 on 25 sales, and the 60-month median is $370,000 on 53 sales. The 60-month and all-history counts leave out one 2023 resale of a home missing from the county file.
In total price, yes: over 24 months second-floor homes recorded a $355,000 median against $322,500 for first-floor homes. Per square foot of county heated area the first floor recorded more, $252.15 against $231.72, because the first-floor homes are smaller.
The 12-month median is $228.46 per square foot of county heated area, which leaves out the garage. Listings may quote a different area, so compare like with like.
Two second-floor homes on Palace Lane recorded $355,000, in November 2025 and April 2026, the high of the 12 months to September 25, 2026. The all-history high is $460,000.
The 2022 calendar median was $428,750 on 14 sales; the 2026 median to September 25 is $325,000 on 11 sales, about 24.2 percent lower. These are calendar comparisons of recorded sales, not a forecast.
Days on market: a median of 123 days across the 13 Paloma Grande MLS closings in the 12 months to September 25, 2026, from 2 to 546 (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). Plan for at least the master's 30-day notice period, the estoppel certificates' 10 business days and the buyer's 7-day document review, which can run one after another.
Sale-to-list ratio: a median 96.6 percent of the final list price and 91.0 percent of the first list price across the 13 Paloma Grande MLS closings in the 12 months to September 25, 2026 (Southwest Florida MLS, closings from September 26, 2025 to September 25, 2026, pulled October 17, 2026). We price from the deeds, which record what buyers paid, so the first list price starts from what buyers have actually paid.
The recorded sales show no clear split so far: over 24 months the Zone AE buildings (Phases 1 to 20) recorded a $345,000 median and the shaded Zone X buildings (Phases 21 to 34) $330,000, with different floor mixes. Buyers will still ask, so we gather the flood records first.
FEMA's live map returns Zone AE for the 80 homes in Phases 1 to 20 and shaded Zone X for the 56 homes in Phases 21 to 34, on panel 12071C0657G effective November 17, 2022. A 2018 FEMA letter removed Phases 1 to 20 from the flood hazard area on the earlier map, and the live layer still shows AE.
For a home in Phases 1 to 20 it helps. The live map shows Zone AE while a 2018 FEMA letter removed those buildings on the earlier map, and an elevation certificate gives a buyer's lender and insurer the building's actual height.
From January 1, 2027, Citizens requires flood coverage on new and renewing personal residential policies that include wind. Condominium unit-owner policies, tenant policies and wind-excluded policies are exempt, so a Paloma Grande owner's unit-owner policy is outside the requirement.
No. The Declaration puts no restriction on the right to sell, and the new owner gives the association a copy of the deed within 30 days. The master association is different: it reviews every buyer in Paloma.
Thirty days' written notice to the master's board, a New Buyer Form from the buyer, a possible credit and criminal background check and interview, and a board decision within 30 days, under the master's 2025 Amended Declaration.
The 2025 text allows disapproval only for stated good cause. We ask for the cause in writing the same day and recommend that you and your buyer speak with a real estate attorney before deciding whether to challenge the decision, cure the cause or release the contract.
The master association's Carriage Home assessment is $640.74 a quarter, about $2,562.96 a year. The condominium association's own assessment is not published in the documents we read; the estoppel certificate states it, and we obtain it in writing before we list.
The buyer. The master's Fourth Amendment of 2022 set a $1,000 capital contribution on each resale, and Article VI of the 2025 Amended Declaration says the transferee pays it at closing, with listed exceptions such as a foreclosing institutional first mortgagee.
The buyer. The Declaration says the unit purchaser shall pay the condominium association $100 as a working capital contribution on every conveyance.
Yes, in practice. A Paloma Grande sale needs one certificate from each association, the condominium and the master. Each is due within 10 business days of the written request, and each is good for 30 days. The buyer and the closing agent rely on them for unpaid balances and pending assessments.
Florida's statutes set a $250 base fee, plus $100 if expedited within 3 business days and up to $150 if the account is delinquent. DBPR's published adjustment sets current caps at $299, $119 and $179. An association's actual fee may be lower, and the seller customarily pays.
The seller customarily selects the closing agent and pays for the owner's policy in Lee County, and the contract controls. At $325,000 the promulgated premium is $1,700.00. In Collier County the buyer customarily pays.
Customarily the deed's documentary stamps ($2,275.00 at $325,000), the owner's title policy, the estoppel fees, the resale package, prorations and brokerage as agreed. The table in the cost section shows all three price points.
Florida has no state personal income tax, and the deed carries documentary stamp tax. Capital gains on a home sale are a federal question; IRS Publication 523 explains the main-home exclusion, and your tax adviser confirms how it applies to you.
Yes, if the lease was approved under the master's rules. The buyer takes the home subject to the lease unless the contract and lease say otherwise, and a buyer who closes after August 20, 2025 cannot sign a new lease in the first year.
Yes, within the master's terms: 3 to 12 months, no month-to-month, a $150 application fee and a 15 percent cap of 50 of 331 homes with a waiting list. If you bought after August 20, 2025, you cannot lease in your first year.
It can. A buyer who closes after August 20, 2025 cannot lease the home in the first year, so a buyer who needs rental income from day one will look elsewhere. We market to buyers who plan to live in the home or use it as a second home.
No. The master's minimum lease term is 3 months, so nightly and weekly rentals are not permitted. That is a rule of the documents, and we state it in the listing so the buyer learns it before an offer.
No. The recorded Declaration of Condominium, the master Declaration, its five amendments and the 2025 Amended Declaration contain no age restriction.
They can, for a buyer with a large dog or more than two pets. The Declaration allows two domestic pets per home, leashed outside, never kept on a balcony, and the master allows no more than two dogs or two cats unless the board permits more. We state the limits in the listing.
The Declaration bars signs on exterior doors, walls and windows except as its standards allow, and the master's 2023 amendment allows one 18 by 24 inch for-sale sign in a window or landscape bed for Paloma homes. Ask the board how that applies to a condominium window before you place one.
Paloma Grande's buildings are two stories, below the three-story threshold for a structural integrity reserve study and a milestone inspection. Your resale documents should say so, and the buyer still sees the budget and reserve schedule.
The flood disclosure under section 689.302 at or before contract, known defects that materially affect value under Johnson v. Davis, the property tax disclosure summary, and the section 718.503 resale package. Your closing agent or attorney confirms what applies, including how an as-is clause interacts with the disclosure duty.
Paint, lighting and fixtures that need no board approval often help. Hard flooring needs the board's written approval and possibly soundproofing, and nothing may penetrate the post-tensioned slabs without board consent, so plan larger work early or price the home as it is.
The Declaration and your closing statement, the master's Amended Declaration and leasing summary, any board approval letters, your wind mitigation form, any insurance claim or water records, your lease if the home is rented and the estoppel request receipts. We send the rest.
Yes. One of the reviews above is from a seller who did not live in the area. We run the paperwork, the showings and the buyer's review so you do not need to be in Bonita Springs, and your closing agent advises on signing the deed and closing documents from a distance.
Yes, with a written as-is contract. The disclosure duties remain, because as-is does not remove the duty to tell a buyer what you know that materially affects value, and the master association still reviews your buyer.
Yes. List the furnishings in the contract and, if they carry value, in a separate bill of sale agreed with the buyer. Remember that the Declaration limits what can be changed on the outside of the building, so furnishings on a balcony should follow the rules.
Yes. The condominium Declaration lets gifts, devises and inheritance pass without restriction, though the new owner is bound by the same rules. The master's review and the estoppels apply to the buyer from the estate as to any buyer. Your attorney or personal representative confirms who may sign.
You can move up to $500,000 of the benefit to a new Florida homestead through portability, if you establish it within three years of January 1 of the year you gave up the old one. In Lee County you file with the Property Appraiser. Confirm with your tax adviser first.
FDOT's draft five-year work program lists I-75 from Bonita Beach Road to Corkscrew Road for added lanes in fiscal 2030 and 2031, and the noise wall information on FDOT's study page is marked "to be provided later." The east edge of Paloma Grande is within about a tenth of a mile of the interstate, so we tell buyers what the record says.
Homes at the Paloma Grande address we tested fall in Lee County's South Zone, elementary zone Q, middle zone GG and high school sub-zone 3, for 2026-27. Zones change, so a buyer should check the exact address on the district's SchoolSite Locator.
Use the same yardstick for both: recorded sales, window and price per square foot. Paloma Grande recorded $228.46 per square foot over 12 months and Chesapeake Cove $212.90 over 24 months, and Chesapeake Cove's homes are larger and older. Our decision table above sets them side by side.
Commissions are negotiable and no rate is set by law. We agree our fee with you in the listing agreement before we list, along with any buyer-broker compensation you choose to offer, and show the effect of each choice on your net sheet.
Request a free Paloma Grande home valuation or call Jesse direct at (239) 898-6072. We send the recorded comparables for your floor and building, the charges a buyer will see and a net sheet, and set a walk-through. There is no obligation.
A Paloma Grande specialist matters because value here turns on details a generalist misses: two associations with two sets of paperwork, a master review of your buyer, a flood map that splits the condominium by building, and 136 near-identical homes where the floor and the phase sort the price. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my Paloma Grande condo," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Paloma Grande, Bonita Springs, Lee County and the rest of Southwest Florida. Whether you are selling a first-floor or a second-floor home on Palace Lane or Monte Carlo Boulevard, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A Paloma Grande buyer is buying a condominium in a two-story building of four homes, with a one-car garage, inside a gated community beside I-75, with the clubhouse, resort pool, fitness center, tennis and bocce of the master amenity center. Our Paloma Grande community guide covers the whole picture, from the 2016 Declaration to the flood map and the schools, and it is the same record we use to describe your home to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Lee County Clerk of the Circuit Court holds the recorded Declaration and plats, the Florida Division of Corporations holds the association filings and the Division of Condominiums holds the condominium register. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Paloma sits inside the City of Bonita Springs, and some of your buyers will be comparing it with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side.
Before any of that, a free Paloma Grande home valuation tells you what you are working with. If you are also buying, whether moving within Paloma or relocating, see our guide to buying a home in Paloma Grande and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Paloma Grande seller guide for Bonita Springs is public or member-held, and each is linked to the issuing authority's own copy so you read the current version. The condominium association's budget, insurance policies, rules and minutes are member records, not public files.
These are the documents a Paloma Grande seller actually uses.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Declaration of Condominium of Paloma Grande, instrument 2016000183131 | Lee County Clerk of Court | Sale, leasing, pets, alterations, insurance and maintenance for the condominium | Open the Clerk image |
| Amended and Restated Declaration of Paloma (master), instrument 2013000043139 | Lee County Clerk of Court | The master association's governing document, recorded February 22, 2013 | Open the Clerk image |
| Plat of Paloma Phase Four, instrument 2015000268601 | Lee County Clerk of Court | The recorded plat for the Paloma Grande land | Open the Clerk image |
| Amended Declaration of Covenants, Conditions and Restrictions, adopted September 8, 2025 | Paloma Community Association | The master's buyer review, capital contribution and rules | Open the association copy |
| Leasing your Paloma home to tenants, September 23, 2025 | Paloma Community Association | Lease terms, the 15 percent cap and the first-year rule | Open the leasing summary |
| Homes, bedrooms and parking spaces roster, March 30, 2026 | Paloma Community Association | The parking spaces assigned to each address | Open the roster |
| 2026 budget document | Paloma Community Association | The Carriage Home assessment of $640.74 a quarter | Open the budget |
| Evacuation Zone B sheet | Lee County Emergency Management | The evacuation zone a buyer will ask about | Open the Zone B sheet |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 718.116, condominium estoppel certificates | Florida Legislature | What the condominium estoppel must state | Open section 718.116 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the master association estoppel must state | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | Open the DBPR schedule |
| Citizens flood insurance requirement | Citizens Property Insurance | Who is and is not subject to the 2027 flood rule | Open the Citizens page |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Paloma Grande seller guide for Bonita Springs traces to a primary source below: Lee County Clerk recorded documents, state corporation and condominium records, Florida statutes, Lee County and City records, FEMA, the National Hurricane Center, the School District of Lee County, and the associations' own documents. No brokerage, listing portal or IDX feed is cited. Days on market, sale-to-list ratio, active and pending listings, months of supply and the MLS closing counts come from the Southwest Florida MLS (closings September 26, 2025 to September 25, 2026, pulled October 17, 2026), queried by our team.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's public roll and recorded sales, qualified sales recorded September 26, 2025 to September 25, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Bonita Springs listing team Paloma Grande sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar handle every listing from pricing to closing, with over 45 years of combined direct experience, Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 13 recorded Paloma Grande sales over the latest 12 months and read the recorded Declaration of Condominium, the master association's Amended Declaration, leasing summary and 2026 budget document, the Lee County Property Appraiser's public roll, FEMA's flood map at seven buildings and the state's corporation and condominium records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Paloma Grande or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873. Want to see the homes for sale across the gate? Browse Paloma homes for sale on our Domain Realty Group site.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with the Paloma Grande seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a condominium in Paloma Grande, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.