Area comparison
Naples vs Bonita Springs: Prices, Taxes and Lifestyle Compared
Neighbors on either side of the Lee and Collier County line, with different prices, tax bills and housing. Here is how they compare in 2026.
Bonita Springs is generally less expensive than the Naples area, with a $730,000 single-family median over the 12 months to October 2026 versus $820,000 in Naples, and a $425,000 condo median versus $446,700 (Cameron Smith analysis of MLS data, 12 months to October 2026). Bonita is in Lee County and Naples is in Collier County, so the tax rates, property appraiser, flood programs and market reports differ even though the two sit side by side. Naples offers a deeper market of high-end single-family homes and Gulf-front condos, while Bonita Springs mixes beach and bayfront property with gated golf communities east of I-75.
Last updated November 6, 2026.
How do Naples and Bonita Springs compare at a glance?
Naples has higher prices and a larger market, with 4,381 single-family sales over the 12 months to October 2026 versus 893 in Bonita Springs (Cameron Smith analysis of MLS data, 12 months to October 2026), while Bonita Springs is somewhat less expensive and sits under Lee County's tax and flood programs. Market rows below use the same MLS data for both cities, and tax rows use public sources.
| Factor | Naples area | Bonita Springs |
|---|---|---|
| County | Collier | Lee |
| Single-family median, 12 months to Oct 2026 | $820,000, up 2.6% (MLS) | $730,000, flat (MLS) |
| Single-family median, Oct 2026 | $799,000, up 6.5% (MLS) | $700,000, down 2.8% (MLS) |
| Condo median, 12 months to Oct 2026 | $446,700, down 2.5% (MLS) | $425,000, down 3.4% (MLS) |
| Single-family sale vs original list, 12 months | 92.7% (MLS) | 92.9% (MLS) |
| Single-family median days list to contract, 12 months | 62 (MLS) | 58 (MLS) |
| City millage | City of Naples 1.29 for fiscal 2026-27 (Gulfshore Business, September 2026) | 0.847 for fiscal 2026-27 (Gulfshore Business, July 2026) |
| County general fund millage | 3.0107 for fiscal 2026-27 (Naples Press) | 3.7623 proposed (Lee County Property Appraiser, 2026 preliminary millage book) |
| Total millage, city district | Check the parcel with the Collier County Tax Collector | 12.8217 proposed, including fire (same Lee source) |
| NFIP flood discount | 25% in unincorporated Collier, Class 5 (Collier County) | 25%, Class 5 (City of Bonita Springs, November 2024) |
| Typical housing | Gulf-front and near-Gulf condos, historic core homes, gated golf communities, larger lots east of I-75 | Beach houses and small condo buildings, bayfront towers, older river neighborhoods, gated golf east of I-75 |
| Water access | Gulf beaches, Naples Bay and deep-water canals such as Port Royal | Bonita Beach, Little Hickory Island, Estero Bay and the Imperial River |
MLS snapshot
| Metric | Naples Oct 2026 | Naples 12 months | Bonita Oct 2026 | Bonita 12 months |
|---|---|---|---|---|
| Median sale price | $799,000 | $820,000 | $700,000 | $730,000 |
| Median price vs a year earlier | up 6.5% | up 2.6% | down 2.8% | flat |
| Closed sales | 325 | 4,381 | 58 | 893 |
| Median price per square foot | $376 | $385 | $338 | $349 |
| Median days list to contract | 56 | 62 | 68 | 58 |
| Sale price vs original list | 94.1% | 92.7% | 94.1% | 92.9% |
| Sales with a price reduction | 43.9% | 49.4% | 46.4% | 48.6% |
| Cash sales | 48.0% | 50.7% | 62.1% | 54.8% |
| Active listings at period end | 1,935 | 1,935 | 327 | 327 |
| Months of supply | 5.3 | 5.3 | 4.4 | 4.4 |
Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.
Most "Naples" addresses are in unincorporated Collier County, not the City of Naples, so the city millage applies only inside city limits. The MLS figures cover the Naples postal city on the Collier mainland and exclude Marco Island.
How these numbers were measured. Figures come from closed MLS sales and listings in Southwest Florida MLS, pulled November 6, 2026. Each city follows the MLS City field. Estero includes Miromar Lakes, Fort Myers covers only the city limits and downtown MLS areas (unincorporated Fort Myers mailing addresses are left out), and Naples is the Naples postal city on the Collier mainland, with Marco Island counted separately. Single-family means detached homes and detached villas that are not condo owned. Condo and townhouse covers condo-owned units in low, mid and high rise buildings, attached villas and townhouses. Manufactured homes, co-ops, timeshares, land and rentals are excluded. Sales under $20,000 or below 50% or above 150% of list price were dropped, and sales entered after the fact without MLS marketing count toward prices but not toward days or sale-to-list figures. Days list to contract runs from the listing date to the first pending date. Months of supply is active listings at period end divided by average monthly closed sales over the prior 12 months. Flood zone is not in the MLS export, so any flood zone figures on this page come from FEMA or county sources. HOA dues combine HOA, master HOA and condo fees on an annual basis. The MLS has no separate CDD fee field, so CDD costs show up only inside the median total tax bill.
How do home prices compare in Naples and Bonita Springs?
The Naples single-family median was $90,000 higher than Bonita Springs over the 12 months to October 2026, $820,000 versus $730,000, and the condo gap was about $21,700 (Cameron Smith analysis of MLS data, 12 months to October 2026). Both markets currently give buyers room to negotiate.
Naples had 1,935 active single-family listings at the end of October 2026, down 15.3% from a year earlier, with 5.3 months of supply. Bonita Springs had 327, down 20.2%, with 4.4 months. Bonita's $349 median single-family price per square foot over 12 months, versus $380 in Naples, reflects its share of beach, bayfront and club property (Cameron Smith analysis of MLS data, 12 months to October 2026).
Inside the City of Naples, values run far higher. The Census put the median owner-occupied value at $1,525,600 (American Community Survey, 2020 to 2024). Compare specific communities, not city medians.
Why does the county line (Collier vs Lee) matter for taxes?
Your county sets the general fund rate, the school rate and the property appraiser who decides your homestead. Collier's general fund rate is 3.0107 mills for fiscal 2026-27 (Naples Press), while Lee's proposed general revenue rate is 3.7623 mills (Lee County Property Appraiser).
City rates are low in both. Bonita Springs set a 0.847 mill ceiling for fiscal 2026-27 (Gulfshore Business, July 2026). The City of Naples raised its rate from 1.23 to 1.29 mills, citing labor, public safety staffing, stormwater and uncertainty over Amendment 3 (Gulfshore Business, September 2026). School, fire, water management and other levies come on top, plus HOA and CDD charges.
Amendment 3 applies statewide, so a homestead in either city gets the same new exemption, up to $150,000 of non-school value in 2027 and $250,000 in 2028 (ClickOrlando, November 4, 2026). The local revenue impact differs. The Florida Policy Institute estimated losses of about $449.4 million across Lee taxing authorities and $190.8 million in Collier, figures WGCU reported as the institute's estimate (October 15, 2026). How each county responds with fees or millage is still open. See buying after Amendment 3 and portability when you sell.
Which has better beach and golf community options?
Naples has more of both by sheer size, but Bonita Springs has a strong share of bundled golf and bayfront communities at lower entry prices.
In Naples, beach-oriented buyers look at Olde Naples, Park Shore, the Moorings, Pelican Bay and Vanderbilt Beach, with gated golf and resort-style communities along Immokalee Road in North Naples. In Bonita Springs, beach buyers look at Bonita Beach and Little Hickory Island, bayfront buyers at Bonita Bay and Pelican Landing, and golf buyers at newer gated communities east of I-75 such as Bonita National, Palmira, Highland Woods and Worthington.
In a bundled golf community, membership comes with the house and dues are mandatory. Over the 12 months to October 2026, bundled golf single-family homes in Bonita Springs carried median total recurring fees of $12,928 a year versus $5,304 in non-golf communities, and in Naples $14,486 versus $5,720 (Cameron Smith analysis of MLS data, 12 months to October 2026). Ask for the dues schedule, food and beverage minimums, capital contributions and assessment history.
| Segment | Closed sales | Median price | Median annual HOA and condo dues | Median total annual recurring fees | Share in a CDD | Median total tax bill, CDD homes |
|---|---|---|---|---|---|---|
| Naples single-family, bundled golf | 163 | $1,190,000 | $11,958 | $14,486 | 51.5% | $12,713 |
| Naples single-family, not bundled golf | 4,218 | $812,500 | $5,272 | $5,720 | 18.1% | $8,071 |
| Bonita Springs single-family, bundled golf | 71 | $920,000 | $7,560 | $12,928 | 69.0% | $10,773 |
| Bonita Springs single-family, not bundled golf | 822 | $715,000 | $5,166 | $5,304 | 21.4% | $7,993 |
Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.
Bundled golf homes cost more to carry each year in both cities, and in Naples they also sold for a higher median, $1,190,000 versus $812,500.
How do condo markets compare?
Both condo markets have softened under Florida's condo safety laws, and older high-rise buildings in each need careful document review.
The Naples condo median was $446,700 over the 12 months to October 2026, down 2.5%, with 6.5 months of supply at the end of October (Cameron Smith analysis of MLS data, 12 months to October 2026). Zillow data showed Naples-area condo values down nearly 17% from the August 2022 peak (Gulfshore Business, August 1, 2026). Bonita Springs condos had a $425,000 median, down 3.4%, with 6.0 months of supply.
In both, buildings with three or more habitable stories need milestone inspections and a structural integrity reserve study (SIRS). Buyers get seven days to review resale documents under HB 913 (Governor's office, June 23, 2025). Our condo buying checklist walks through what to read.
How do insurance and flood exposure compare?
Both cities have coastal surge risk, and Bonita Springs adds river flooding along the Imperial River. Elevation and construction year matter more than the city name.
Ian brought significant to major surge across much of Collier County south and west of US 41 in 2022 (National Weather Service), and an estimated 10 to 15 feet at Bonita Beach (provisional estimates). Low neighborhoods near the Imperial River stayed flooded for days after Irma in 2017 (NPR). For context, the Insurance Information Institute put the average Collier homeowners premium at $5,534 a year as of March 31, 2026, and the average NFIP policy in Lee County is about $1,556 a year (NerdWallet, May 2026).
If your carrier is Citizens, flood coverage is required on all personal residential wind policies from January 1, 2027 (Citizens). Condo unit-owner policies are exempt. See the flood insurance guide.
Where is new construction?
In both areas, new construction is concentrated east of I-75 in master-planned communities, with infill rebuilds near the coast.
Bonita's newer gated communities east of I-75 are built to current codes but often carry higher annual fees and sometimes CDD assessments. In Naples, newer planned communities run toward Collier Boulevard and beyond, and Collier County lists 29 CDDs in its unincorporated area. Near both coasts, elevated rebuilds after Ian sit next to older ground-level homes, which affects flood premiums.
Which is better for seasonal or second-home buyers?
It depends on how you plan to use and possibly rent the property. Rental rules, HOA leasing limits and the non-homestead tax rules weigh as much as price.
A second home does not get a homestead exemption in either county. From 2027, Amendment 3 caps annual non-school assessment increases on non-homestead property at 5% instead of 10%, while school taxes stay on market value (Leon County Property Appraiser). For rentals, the City of Naples FAQ says single-family homes generally must be rented for at least 30 days, with three shorter rentals allowed per calendar year. Bonita Springs and unincorporated Collier rules differ, and many associations set their own minimums, so verify with the city or county and the association before buying for rental income.
Frequently asked questions
Is Bonita Springs in Lee or Collier County?
Bonita Springs is in Lee County. It is the county's southernmost city, sitting just north of the Collier County line and North Naples. That means a Bonita home is assessed by the Lee County Property Appraiser, taxed at Lee County rates and covered by Lee County market reports, while most Naples addresses fall under Collier County.
Is Bonita Springs cheaper than Naples?
On median price, yes. Over the 12 months to October 2026, Bonita Springs single-family homes sold at a median $730,000 versus $820,000 in Naples, and condos at $425,000 versus $446,700 (Cameron Smith analysis of MLS data, 12 months to October 2026). Prices overlap a lot by community, and HOA, golf dues and insurance can narrow the gap, so compare total yearly costs for specific homes.
Does Amendment 3 treat the two the same?
Yes, for the exemption itself. Amendment 3 is statewide, so a qualifying homestead in Bonita Springs or Naples gets up to $150,000 of non-school value exempt in 2027 and $250,000 in 2028. Local responses may differ, since Lee and Collier face different revenue losses. Non-ad valorem assessments such as CDD fees are not reduced in either county.
Are short-term rentals allowed in either?
It depends on the exact location and association. The City of Naples FAQ says single-family homes generally need rentals of at least 30 days, with three shorter rentals allowed each calendar year. Bonita Springs and unincorporated Collier County have their own rules, and HOAs often set longer minimums. Verify with the city or county and read the association documents before you buy.
Which has more golf communities?
Naples has more in total because it is a much larger market, with many gated golf communities along Immokalee Road and in North Naples. Bonita Springs has a concentrated group east of I-75, including Bonita National, Palmira, Highland Woods and Worthington, plus club communities like Bonita Bay. Many are bundled, so golf dues are mandatory with the home.
Are property taxes lower in Bonita Springs or Naples?
City rates are low in both: 0.847 mills in Bonita Springs and 1.29 mills in the City of Naples for fiscal 2026-27 (Gulfshore Business). Collier's county general fund rate of 3.0107 mills is lower than Lee's proposed 3.7623. School, fire and other levies, plus CDD charges, vary by parcel, so compare actual tax bills before deciding.
Talk to Cameron
Deciding between Naples and Bonita Springs? Call or text Cameron at (239) 940-2101 or use the contact page. Cameron can tour homes on both sides of the county line in one day, pull the tax bill, flood zone and HOA or golf dues for each, and get insurance quotes started early in your contract. Read the Naples, Bonita Springs, Estero and Marco Island guides, or search listings.
Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. Market data comes from different providers and periods and is not a guarantee of value. Proposed millage rates can differ from final rates. This is not tax, legal or insurance advice. Verify taxes with the Lee or Collier County Property Appraiser and Tax Collector, premiums with your insurer, and fees and rental rules with the association and the city or county.
Sources
- Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026
- Naples Area Board of Realtors, September 2026 market report
- U.S. Census Bureau QuickFacts, Naples city, Florida
- Gulfshore Business, Naples City Council approves 1.29 millage (September 2026)
- Gulfshore Business, Bonita Springs sets property tax ceiling for 2026-27 (July 2026)
- Naples Press, Collier County millage rate for 2026-27
- Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary
- ClickOrlando, How Florida's newest property tax plan works (November 4, 2026)
- WGCU, What happens if Florida Amendment 3 passes (October 15, 2026)
- Leon County Property Appraiser, Amendment 3 post-election update (November 2026)
- Gulfshore Business, SWFL housing market cools as inventory climbs (August 1, 2026)
- Office of the Governor, DeSantis signs condo relief legislation (June 23, 2025)
- National Weather Service Miami, Hurricane Ian summary
- Michael Lowry, What new data reveal about Ian's storm surge (October 2022)
- NPR via WOSU, Hurricane highlights long-term flooding problems in Bonita Springs (January 2018)
- The Cool Down, Collier County homeowners insurance (Insurance Information Institute figures, 2026)
- NerdWallet, Flood insurance in Florida (May 2026)
- City of Bonita Springs, FEMA Community Rating System (November 2024)
- Collier County 2026 Flood Protection Newsletter
- Citizens Property Insurance, Flood insurance requirement (accessed November 6, 2026)
- Collier County, Community Development Districts
- City of Naples, Frequently asked questions on rentals (accessed November 2026)
Southwest Florida area guides
Tour Naples and Bonita Springs in one day
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