Bonita Springs, Florida
How to sell a Valencia Bonita home in 2026: resales by plan size, the dues and Resale Capital Contribution, the rules and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Valencia Bonita starts with the plan size, because GL Homes built five size tiers in one undivided community and a villa-size plan that recorded a $585,000 median sells to a different buyer than a 3,000 square foot home at $1,237,500. Lee County recorded 53 sales across the 993 Valencia Bonita home parcels in the 12 months to September 25, 2026 at an $829,000 median. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Valencia Bonita community guide and our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Valencia Bonita home valuation, or use our Valencia Bonita valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a home in Valencia Bonita in 2026, price it against recorded sales of the same plan size, show buyers the quarterly dues, the $3,500 Resale Capital Contribution and the absence of a CDD, follow the association's realtor open house policy, and state the leasing and age rules accurately. Lee County recorded 53 Valencia Bonita sales in the latest 12 months.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
In the 12 months to September 25, 2026 the county recorded 53 qualified sales across 993 home parcels at a median of $829,000, from $520,000 to $1,550,000, or $364.11 per square foot of county heated area; every one was a resale. The Southwest Florida MLS pull of September 7, 2026 showed 60 sales over its year at $840,000, a 54.5-day median on market and 95.71 percent of list, down from $860,000 a year earlier.
Plan size first, from villa-size plans to the largest estate plans. Pool second: none of the villa-tier homes has a county-recorded private pool, and pool incidence rises with plan size, according to our Valencia Bonita guide's read of the county roll. Third, lake or preserve view. Fourth, upgrades and condition. Fifth, the current quarterly dues, which the buyer learns from the estoppel.
Other resales inside the gate, the newer homes east of I-75 and the golf homes of Bonita National and Palmira. The listing that wins states the carry and the rules with documents.
Why to list with us, the recorded market by plan size, pricing, the MLS picture, benchmarks, timing, the association's charges and rules, the paperwork, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Valencia Bonita homes on the records that move them: Lee County's recorded sales by plan size, the September 2026 MLS pull, the recorded amendments, the adopted Rules and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office in Bonita Springs.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
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 and the #1 real estate team in Bonita Springs 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 Valencia Bonita listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about 12 miles by road northwest of the Valencia Bonita gate, on US 41.
A Valencia Bonita listing agent has to know that the five GL collections are plan-size tiers rather than places, that the community is recorded as Bonita Beach Road Estates, that there is no CDD despite a similarly named district nearby, that leases run at least seven months, and that the buyer pays a Resale Capital Contribution.
The county records every home under one plat name and one use code, so we group sales by heated area into the GL size tiers. A villa-size comparable used for a mid-size plan is the most common pricing error here.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates.
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 or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 53 Valencia Bonita sales in the 12 months to September 25, 2026 at an $829,000 median, every one a resale, but the figure blends five plan-size tiers from a $585,000 villa median to $1,237,500 for the largest plans. Price a Bonita Springs home in Valencia Bonita against sales of its own plan size.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
We pulled every recorded sale for the 993 Valencia Bonita home parcels for the 12 months to September 25, 2026: 53 sales, no builder-direct sales. The parcel set is every legal description on Bonita Beach Road Estates, Plats One through Eight, the community's recorded name.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 53 | $829,000 | $520,000 | $1,550,000 |
| 24 months (2024-09-26 to 2026-09-25) | 114 | $850,000 | $520,000 | $1,650,000 |
| 36 months (2023-09-26 to 2026-09-25) | 177 | $850,000 | $520,000 | $1,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 575 | $811,702 | $412,357 | $1,800,000 |
The 24-month window holds 114 sales at $850,000 and the 36-month window 177 at $850,000, so the latest 12 months sit slightly below the two-year level.
Every home is single-story and recorded as single-family; by plan size, the villa tier recorded 9 sales at $585,000, the 2,196 to 2,618 square foot tier 22 at $840,000 and the largest tier 11 at $1,237,500.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 0 |
| $500,000 to $749,999 | 15 |
| $750,000 to $999,999 | 23 |
| $1,000,000 and up | 15 |
Fifteen sales closed between $500,000 and $749,999, 23 between $750,000 and $999,999 and 15 at $1,000,000 or more; none closed under $500,000.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 187 | $510,900 | $335,390 | $899,674 | 186 |
| 2020 | 199 | $527,900 | $348,329 | $1,080,000 | 184 |
| 2021 | 206 | $626,058 | $392,380 | $1,100,000 | 170 |
| 2022 | 186 | $736,275 | $412,357 | $1,726,000 | 143 |
| 2023 | 173 | $903,104 | $553,121 | $1,800,000 | 125 |
| 2024 | 57 | $800,000 | $540,000 | $1,500,000 | 3 |
| 2025 | 59 | $875,000 | $556,000 | $1,650,000 | 0 |
| 2026 (to September 25) | 40 | $808,000 | $520,000 | $1,550,000 | 0 |
County calendar medians ran $510,900 in 2019, $626,058 in 2021, $736,275 in 2022 and $903,104 in 2023 while GL Homes was still delivering, then $800,000 in 2024, $875,000 in 2025 and $808,000 in 2026 through September 25, with no builder sales after 2024.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Villa-size plans, 1,442 to 2,016 sq ft (GL Signature tier) | 9 | count and range only | $520,000 | $624,105 |
| Plans of 2,017 to 2,195 sq ft (GL Regal tier) | 7 | count and range only | $520,000 | $806,000 |
| Plans of 2,196 to 2,618 sq ft (GL Vintage tier) | 22 | $840,000 | $715,000 | $1,185,000 |
| Plans of 2,619 to 2,753 sq ft (GL Crown tier) | 4 | count and range only | $702,500 | $1,200,000 |
| Plans of 2,754 sq ft and up (GL Crown and Classic tiers) | 11 | $1,237,500 | $975,000 | $1,550,000 |
Only the 2,196 to 2,618 square foot tier and the largest tier cleared ten sales; the villa tier recorded 9, the 2,017 to 2,195 tier 7 and the 2,619 to 2,753 tier 4, so their medians are shown with counts and ranges. GL's collection names describe plan sizes, not streets or sections.
The highest recorded sale was a 3,360 square foot home at $1,550,000; villa-size plans closed from $520,000.
From March 26 to September 25, 2026 the county recorded 24 sales at a $790,000 median against 29 at $865,000 in the prior six months; plan mix differs between the halves, and the MLS pull also shows prices about 2 to 3 percent lower year over year at the same plan size.
We price a Valencia Bonita home from recorded sales of the same plan size, adjust for pool, view, upgrades and condition, add the dues a buyer will pay, and check the result against the 18 active listings in the September pull. The number comes with the sales behind it, from our Bonita Springs office.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
We use sales of your plan size for 12 months, widened to 24 when thin.
A pool and a long lake view separate homes of the same plan.
The quarterly dues, obtained from the estoppel before pricing, with no CDD line.
The MLS pull showed the same plans selling about 2 to 3 percent lower than a year earlier, so we price to the current trade, not the 2023 peak.
With about 3.6 months of supply in September, price inside the band that is closing.
Valencia Bonita recorded 53 resales at an $829,000 median in the latest 12 months, from a $585,000 villa-size median to $1,237,500 for the largest plans, so the first conversation is your plan size's own sales. Call Jesse McGreevy direct at (239) 898-6072, request a free Valencia Bonita home valuation, or start with the Valencia Bonita seller valuation form. Buying your next home at the same time? See our guide to buying a home in Valencia Bonita or call Marc at (239) 287-5873.
We pulled every recorded sale in Valencia Bonita for the 12 months to September 25, 2026 and grouped them by heated area into GL's five size tiers. The finding that shapes our pricing: the MLS median fell about 2.3 percent year over year even though the mix of sales moved toward larger plans, and holding plan size constant the decline is slightly larger. A seller who prices from the 2023 builder-era median is pricing to a market that has moved.
The Southwest Florida MLS pull of September 7, 2026 shows 60 Valencia Bonita sales from September 1, 2025 to August 31, 2026 at an $840,000 median, a 54.5-day median on market and a median 95.71 percent of list, with 18 active listings. We read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 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).
60 closed sales from $520,000 to $1,650,000, mean $901,175; the prior year 57 at an $860,000 median; 10.0 percent sold at or over ask.
Villa-tier median $570,000, next tier $810,500, mid tier $849,950, Crown tier $1,075,000 and largest tier $1,497,500 on six sales, according to the pull.
About 3.6 months of supply on September 7, 2026.
The county counted 53 recorded sales to September 25; the MLS counted 60 closings to August 31.
Against its eastern Bonita Springs neighbors, Valencia Bonita's recorded median of $829,000 over the 12 months to September 25, 2026 sits above Bonita National's $690,000 and Palmira's $650,000, using the same county method for each, because every Valencia Bonita home is a single-family or villa home built since 2017.
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; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Valencia Bonita | 993 | 53 | $829,000 | $364.11 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
| Palmira | 1,170 | 67 | $650,000 | $300.19 |
Per square foot, Valencia Bonita's $364.11 sits above Bonita National's $347.63 and Palmira's $300.19.
A Valencia Bonita home competes most directly with the single-family homes of Bonita National; neither neighbor has Valencia's age rules or its absence of golf.
Pool, view, plan size and the dues are not in a per-foot median.
Now is a reasonable time to sell a Valencia Bonita home if you price to your plan size: the MLS showed 60 sales and a 54.5-day median to sell over the year to August 31, 2026, season begins in Bonita Springs in November, and supply sat near 3.6 months. Timing counts back from your closing date.
Data updated: October 2026 (Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Valencia Bonita HOA quarterly dues page; Citizens flood page read October 2026; Florida Senate CS/HJR 1-F).
A listing photographed and documented by late October meets the season's buyers first.
Dues bill on January 1, April 1, July 1 and October 1, with late fees after 15 days, and are prorated on the estoppel.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies.
Amendment 3, the November 3, 2026 constitutional amendment, passed with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments); from January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 percent to 5 percent (CS/HJR 1-F); we state no dollar effect.
Allow for the estoppel and the buyer's occupant approval, then a 30 to 45 day closing after the MLS's 54.5-day median to sell.
A Valencia Bonita buyer pays the homeowners' association's quarterly dues, billed January 1, April 1, July 1 and October 1, and City of Bonita Springs and county taxes with no CDD line, plus a one-time Resale Capital Contribution, initially $3,500. The current dues amount sits behind the owner portal and comes from the estoppel.
Data updated: October 2026 (Valencia Bonita HOA quarterly dues page; Eleventh Amendment, Instrument 2023000349314; itemised tax bill as read for our Valencia Bonita guide).
Dues are billed quarterly and late fees apply 15 days after the due date, and the association states that no late fees will be waived. We do not print a dues figure the association has not published; the estoppel states it.
The recorded Declaration places the clubhouse, common areas, drainage and irrigation systems among the association's operating expenses, according to our Valencia Bonita guide.
Valencia Bonita has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the Resale Capital Contribution, initially $3,500 under the Eleventh Amendment, with exemptions such as an owner moving within the community, who pays and is refunded.
Every Valencia Bonita home shares one amenity tract and The Club at Valencia Bonita, a 45,000 square foot waterfront clubhouse with resort and lap pools, fitness, a ballroom, studios and dining, plus tennis, pickleball and bocce under the association's rules. There is no golf. A seller describes it from GL's and the association's own documents in Bonita Springs.
Data updated: October 2026 (GL Homes clubhouse announcement and newsletters; Rules and Regulations adopted October 2, 2025).
The community has exactly one amenity tract, Tract REC, 10.56 acres; no plan tier has its own pool, gate or clubhouse, according to our Valencia Bonita guide's read of the plats.
GL Homes announced the 45,000 square foot clubhouse at its 2020 opening; its address is 16621 Valencia Bonita Boulevard.
The adopted Rules govern tennis, pop tennis and pickleball courts; we do not print a court count the association has not published.
There is no golf course, so a buyer weighs the clubhouse and the plan, not a membership decision.
A Valencia Bonita sale surfaces the association's estoppel, the section 720.401 summary, the Resale Capital Contribution, the buyer's occupant approval and the realtor open house policy for any open house. We gather it before the first showing in Bonita Springs.
Data updated: October 2026 (Valencia Bonita HOA estoppel page and open house policy; recorded amendments as cited on our Valencia Bonita guide).
Valencia Bonita Homeowners Association, Inc., controlled by GL Homes until turnover on April 30, 2023 and resident-governed by a five-member board since the Tenth Amendment, according to our Valencia Bonita guide.
The Declaration, Instrument 2017000026294, and its amendments, including the Tenth and Eleventh, run with every home.
The association publishes a realtor open house policy that governs open houses inside the gate; we follow it.
Ask the association, through the estoppel and its notices, about any pending claims or assessments; a buyer's attorney will.
A Valencia Bonita buyer will ask about flood zone, evacuation, Hurricane Ian and insurance. The governing FEMA panel shows no special flood hazard area, city permits record finished floors of 18.0 to 20.4 feet NAVD88, and Lee County maps the community in evacuation Zone D. We pull the parcel's own file before the first showing.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panel 12071C0685F; City of Bonita Springs permits and CRS page; Lee County evacuation zones; National Hurricane Center Ian report; Citizens flood page).
Panel 12071C0685F, effective August 28, 2008, is printed as countywide with no special flood hazard areas, and 314 city permits state the flood zone as X, according to our Valencia Bonita guide.
477 city single-family permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03.
Lee County maps Valencia Bonita in evacuation Zone D.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet, according to the National Hurricane Center; across about 37,000 city permit and inspection records on Valencia Bonita parcels, one references Ian, according to our Valencia Bonita guide.
We print no premiums. The City's Class 5 rating gives a 25 percent NFIP discount, and the wind mitigation form decides the wind credits.
A Valencia Bonita seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Valencia Bonita is a homeowners' association community under chapter 720, recorded as Bonita Beach Road Estates, Plats One through Eight; there are no condominium parcels, so the section 720.401 disclosure summary applies to every sale.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The Eleventh Amendment to the Declaration, recorded October 30, 2023 as Instrument 2023000349314, levies a Resale Capital Contribution on the buyer of any lot, initially $3,500 and adjustable by the Board, with listed exemptions including an owner moving within the community.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Valencia Bonita the governing FEMA panel, 12071C0685F, shows no special flood hazard area, and city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, but the parcel's own map still governs.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Valencia Bonita home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
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 or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Valencia Bonita has no community development district; the itemised tax bill our Valencia Bonita guide read carried only a solid waste line and one other non-district line in its non-ad-valorem section.
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. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Valencia Bonita sale needs the homeowners' association's estoppel, ordered through the association's portal, with the fee capped by statute at $299 for a current account.
We market a Valencia Bonita home with professional photography and video, drone footage of the lakes and the clubhouse, a listing file that states the plan size, pool, dues and Resale Capital Contribution, and our qualified-buyer database, under the association's realtor open house policy in Bonita Springs.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Eleventh Amendment to the Declaration, Instrument 2023000349314).
A drone shows how the home sits on the lakes and how close it is to the clubhouse.
The estoppel figures, the 720.401 summary, the wind mitigation form and the roof and system dates.
We describe the leasing and age rules from the adopted Rules, not from memory.
We describe the plan by size and features and keep collection names as size groups, never as places.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Valencia Bonita sale as the partners who priced it, with plan-size comparables and the MLS pull in hand. That means answering dues, rules and insurance questions with documents rather than concessions, and protecting your net at inspection and appraisal in Bonita Springs.
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; NAR settlement terms effective August 17, 2024).
We hand the buyer's agent the same-plan sales and the year-over-year read.
We give the appraiser sales of your plan size by date.
We answer with each community's documents: golf, the district line and the published charges.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Valencia Bonita seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Valencia Bonita $829,000 sale that is $5,803 in stamps and about $4,220 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 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).
| Item | Villa-size median ($585,000) | Community median ($829,000) | Largest-plan median ($1,237,500) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $4,095.00 | $5,803.00 | $8,662.50 |
| Owner's title premium (promulgated rate) | $3,000.00 | $4,220.00 | $5,668.75 |
| Subtotal of the two fixed items | $7,095.00 | $10,023.00 | $14,331.25 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. Association dues are billed quarterly on January 1, April 1, July 1 and October 1 and are prorated on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the association's estoppel certificate, capped by statute at $299 for a current account. The buyer owes the Resale Capital Contribution under the Eleventh Amendment, initially $3,500, confirmed on the estoppel.
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. Valencia Bonita is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
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. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser 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, so the number you plan on is the number you net.
Sellers in Valencia Bonita often meet buyers who are also touring Bonita National east of I-75 in Bonita Springs. Valencia Bonita recorded 53 sales at an $829,000 median in the latest 12 months against Bonita National's 109 at $690,000. The table shows what a buyer weighs, with sources.
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; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule; Valencia Bonita recorded amendments).
| What a buyer weighs | Valencia Bonita | Bonita National |
|---|---|---|
| Location | Bonita Beach Road SE east of I-75, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 993 single-family and villa homes | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 53 at a $829,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $364.11 | $347.63 |
| Built | 2017 to 2023, all single-story | 2015 to 2022 |
| Golf | None | Bundled by deed: 866 golf-deeded homes |
| Clubhouse | The Club at Valencia Bonita, 45,000 square feet | Clubhouse and amenities through the master and golf associations |
| Buyer's one-time charge | $3,500 Resale Capital Contribution (initial figure) | $4,000 or $5,000 capital contributions |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | No special flood hazard area on panel 12071C0685F; evacuation Zone D | FEMA Zone X |
A single-story home built since 2017, a 45,000 square foot clubhouse, no CDD and no golf cost. A Bonita National buyer may lead with golf by deed and a condominium entry price.
A home in Valencia Bonita fits a buyer whose priorities are a single-story home, a large clubhouse and no golf or district line. A home in Bonita National fits a buyer whose priorities are golf tied to the deed. Each fits a different list of priorities.
You can get a free Valencia Bonita home valuation three ways: through our Valencia Bonita home valuation page, through the valuation form for Valencia Bonita sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We send recorded comparables for your plan size, the MLS context, the dues a buyer will see, your flood position and a net sheet. There is no obligation.
Your plan and square footage, your closing statement, whether you have a pool, your upgrades with permits, your wind mitigation form and your roof and system dates.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Valencia Bonita 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 are buying your next home too, see our guide to buying a home in Valencia Bonita. For the wider picture, see how we sell homes across Bonita Springs.
Most Valencia Bonita owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Valencia Bonita home specifically, where a buyer is weighing five GL Homes plan-size tiers in one undivided community, an age rule in the adopted Rules, a seven-month leasing minimum, a buyer-paid resale capital contribution and a realtor open-house policy and where disclosure timing and insurance readiness decide whether a contract survives.
| 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 the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood 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 it suits | Most Valencia Bonita sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
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. The reviews below, which a Valencia Bonita seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "Marc was an absolute joy to work with. From our first contact with him until our closing date, he kept us well informed about everything that was going on with our listing. His initial marketing and listing presentation was impressive and he delivered on everything that he promised us. He sold our house in record time, even in a tough market with lots of short sales and foreclosures in the area. We would absolutely highly recommend Marc and will certainly be repeat customers!!" Verified Zillow review
★★★★★ "Jesse provided timely, relevant advice throughout the long, complex process of selling our house in Southwest Florida. Our original buyer backed out, jeopardizing months of painstaking preparations. Within only a few days, Jesse found a qualified buyer for our home, and the deal sailed through! His aggressive action resurrected a dead sale!" Verified Zillow review
★★★★★ "Marc sold our house within 48hours with several offers over the asking price. We never dreamed it would sell that fast! He even went above and beyond to walk us thru the whole process!" Verified Zillow 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 McGreevy direct at (239) 898-6072.
These are the questions Valencia Bonita owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
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; Southwest Florida MLS, Development VALENCIA BONITA, closed September 1, 2025 to August 31, 2026, pulled September 7, 2026; Valencia Bonita Rules and Regulations adopted October 2, 2025 and recorded amendments as cited on our Valencia Bonita guide; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first. Request a free Valencia Bonita home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of September 7, 2026 showed 60 Valencia Bonita sales from September 1, 2025 to August 31, 2026 at a median of 54.5 days on market and a median 95.71 percent of list price.
The September 7, 2026 MLS pull showed a median 95.71 percent of list price, and 10.0 percent of sales closed at or over the asking price.
The September 7, 2026 MLS pull showed 18 active listings and about 3.6 months of supply.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $829,000 sale that is $5,803 in stamps and about $4,220 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 53 Valencia Bonita sales from September 26, 2025 to September 25, 2026 at a median of $829,000, from $520,000 to $1,550,000, or $364.11 per square foot of county heated area. Villa-size plans of 1,442 to 2,016 square feet recorded 9 sales at a $585,000 median and plans of 2,754 square feet and up 11 at $1,237,500, so read the plan size first.
The county roll ties 993 home parcels to Valencia Bonita in our match, all single-story single-family and villa homes built from 2017 to 2023 on Bonita Beach Road Estates Plats One through Eight; an August 2026 association notice counted 996 voting interests.
Two layers: the homeowners' association's quarterly dues, whose current amount is not published outside the owner portal and comes from the estoppel, and city and county taxes with no CDD line.
No. Valencia Bonita has no community development district; an itemised tax bill and the state special-district registry agree, and the East Bonita Beach Road CDD does not appear on its bills, according to our Valencia Bonita guide.
The governing FEMA panel, 12071C0685F, effective August 28, 2008, shows no special flood hazard area, and 477 city permits record surveyed finished floors of 18.0 to 20.4 feet NAVD88, median 19.03. Lee County maps the community in evacuation Zone D.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Under the Rules and Regulations adopted October 2, 2025, a lease must be for the whole home and at least seven months, a home may be leased no more than once in 12 months, and at least one occupant must be 55 or older.
Valencia Bonita is served by the School District of Lee County, which assigns seats through choice and proximity zones; the district's school locator confirms the schools for the address.
Valencia Bonita is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A Valencia Bonita seller supplies the section 720.401 summary before the contract and the section 689.302 flood disclosure; there are no condominium units.
The buyer, initially $3,500 under the Eleventh Amendment recorded October 30, 2023.
Yes, under the association's published realtor open house policy.
No; its tax bills carry no CDD line, according to our Valencia Bonita guide.
No; they are plan-size tiers mixed lot by lot across one recorded community.
The county matches 993 home parcels; the association counted 996 voting interests in August 2026.
Valencia Bonita recorded an $829,000 median on 53 sales against Bonita National's $690,000 on 109 in the latest 12 months.
The MLS pull showed the median about 2.3 percent lower year over year to August 31, 2026, so we price to the current trade.
A Valencia Bonita specialist matters because value here turns on details a generalist misses: five plan-size tiers inside one plat name, a resale contribution in a 2023 amendment, a seven-month leasing minimum, age rules in the adopted Rules and a nearby district that is not Valencia's. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Valencia Bonita," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Valencia Bonita, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a villa-size plan, a mid-size home or one of the largest estate plans, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated GL Homes community with a 45,000 square foot clubhouse, courts, studios and dining on Bonita Beach Road SE. Our Valencia Bonita community guide covers the rest.
The Property Appraiser holds the sales, the Clerk the amendments and the association its rules and policies. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Valencia Bonita 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, and our Bonita Springs area guide covers the neighborhoods around it.
A free Valencia Bonita home valuation tells you what you are working with first. If you are also buying, whether moving within Valencia Bonita or relocating, see our guide to buying a home in Valencia Bonita 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 Valencia Bonita guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Eleventh Amendment to the Declaration (Resale Capital Contribution) | Lee County Clerk of Court | The $3,500 initial buyer contribution and its exemptions | Open the amendment |
| Paying quarterly dues | Valencia Bonita Homeowners Association | Billing dates and late fees | Open the dues page |
| Realtor open house policy | Valencia Bonita Homeowners Association | How open houses run inside the gate | Open the policy |
| Order an estoppel or questionnaire | Valencia Bonita Homeowners Association | How the estoppel is ordered | Open the estoppel page |
| Clubhouse newsletter, April to June 2022 | GL Homes | The Club at Valencia Bonita and its programs | Open the newsletter |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | Panel 12071C0685F and the parcel's own map | Open the map center |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| 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 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Valencia Bonita association, developer and county records
City, county, health and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Valencia Bonita sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 53 recorded sales across the 993 home parcels of Valencia Bonita over the latest 12 months, grouped them by plan size, and read the September 2026 MLS pull and the recorded amendments, 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 Valencia Bonita or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
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 McGreevy direct at (239) 898-6072, or start with the Valencia Bonita 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 home in Valencia Bonita, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.