How to Sell a Home in Bonita Springs, FL

Bonita Springs single-family homes sold at a median $712,500 from August to October 2026, up 5.2% from a year earlier, on 170 sales, and at $700,000 in October (Cameron Smith analysis of MLS data, August to October 2026). Listings have thinned, to 327 single-family homes for sale at the end of October, down 20.2% from a year earlier, so sellers who price from current closed sales and disclose flood and club costs clearly can still sell this season. Overpriced homes compete against North Naples and Estero and tend to sit.

Last updated November 6, 2026.

Is Bonita Springs a buyer's or seller's market right now?

Bonita Springs is a balanced to buyer-leaning market, with 4.4 months of single-family supply in October 2026, down from 5.8 a year earlier, and a 12-month median of $730,000, flat (Cameron Smith analysis of MLS data, 12 months to October 2026). Falling inventory is helping well-priced homes.

MLS snapshot, Bonita Springs single-family homes
Metric	Oct 2026	Oct 2025	Aug to Oct 2026	12 months to Oct 2026
Median sale price	$700,000	$720,000	$712,500	$730,000
Median price vs a year earlier	down 2.8%	Base year	up 5.2%	flat
Closed sales	58	67	170	893
Median price per square foot	$338	$338	$336	$349
Median days list to contract	68	85	79	58
Sale price vs original list	94.1%	87.8%	92.7%	92.9%
Sale price vs final list	95.5%	93.6%	95.7%	95.7%
Sales with a price reduction	46.4%	49.2%	52.1%	48.6%
Cash sales	62.1%	38.8%	57.6%	54.8%
Active listings at period end	327	410	327	327
Months of supply	4.4	5.8	4.4	4.4

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

Measure	Figure	Source and period
Price benchmark vs July 2022	$490,000, down 9.3% from 2022	Coconut Coast Organization of Realtors, July 2026
City of Bonita Springs total just value	down 4.66%	Lee County Property Appraiser preliminary roll, June 2026
City millage	0.847 mills ceiling, unchanged	Gulfshore Business, fiscal 2026-27
30-year fixed mortgage rate	7.18%	Freddie Mac, November 5, 2026

Bonita's condo market moves separately, with a 12-month condo median of $425,000, down 3.4%, and 6 months of supply. I price your home only against sales in your own community and housing type.

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 I price a Bonita Springs home?

Start with closed sales in your own area and housing type, then adjust for elevation, storm history and community fees, since Bonita pool homes sold at a median $842,500 over the past 12 months versus $522,500 without a pool (Cameron Smith analysis of MLS data, 12 months to October 2026). Bonita buyers weigh those as heavily as the house itself.

Bonita Beach and Little Hickory Island: elevated rebuilds and original ground-level homes sit side by side, and they are not comparables for each other.
Bonita Shores: older homes near the beach, often without an HOA. Roof age, elevation and permitted storm repairs set the range.
Downtown and the Imperial River corridor: river flood history and lot elevation matter most here.
Bonita Bay and Pelican Landing: large gated communities near US 41 with towers, single-family homes and club amenities, where membership terms vary by neighborhood.
East of I-75: newer gated communities such as Bonita National, Palmira, Highland Woods and Worthington, where club dues and possible CDD charges are part of the buyer's monthly cost.

Many Bonita buyers also tour North Naples, just across the county line. Bonita sits in Lee County, so a buyer comparing homes across the county line should see your actual Lee tax bill, not an estimate. For the side-by-side, see Naples vs Bonita Springs.

What do buyers ask about Imperial River and storm surge flooding?

Bonita buyers ask two flood questions: did surge reach the house in Ian, Helene or Milton, and did the Imperial River flood the street after heavy rain or Irma.

River flooding: after Hurricane Irma in September 2017, low-lying neighborhoods near the Imperial River stayed under water for days (NPR via WOSU, January 1, 2018).
Surge: provisional estimates put Ian's surge at 10 to 15 feet for Bonita Beach (Michael Lowry, October 2022), and Milton left some beach-area homes with 3 to 4 feet of sand inside in October 2024 (Fox Weather).
Flood insurance discount: Bonita Springs holds a Class 5 Community Rating System rating, worth 25% off eligible NFIP premiums (City of Bonita Springs, November 2024).
Citizens rule: every wind-covered Citizens personal residential policy must carry flood coverage from January 1, 2027 (Citizens Property Insurance).
Your disclosure: Florida's seller flood disclosure covers claims, flood aid from any source and, since October 1, 2025, known flooding that damaged the home during your ownership (Florida Realtors, September 30, 2025).

An elevation certificate, permits for any storm repairs and a current wind mitigation report answer most of these questions before a buyer has to ask. See the 2027 Citizens flood rule for what your buyer will be quoted.

How do club dues, capital contributions and CDDs affect a Bonita Springs sale?

They raise the buyer's cost to own, with bundled golf single-family homes in Bonita Springs carrying median recurring fees of $12,928 a year versus $5,304 elsewhere, so publish the exact figures with the listing and decide early how closing-day club charges will be handled.

Bonita Springs bundled golf versus other sales, 12 months to October 2026
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
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
Bonita Springs condo and townhouse, bundled golf	141	$375,000	$17,620	$18,916	46.1%	$5,739
Bonita Springs condo and townhouse, not bundled golf	811	$435,000	$10,480	$11,370	28.1%	$5,425

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

Bundled golf single-family homes sold at a higher median, $920,000 versus $715,000, but took a median 70 days to go under contract versus 58.

Take Highland Woods Golf and Country Club, a bundled club east of I-75. Its 2026 annual dues are $13,812.79, including bulk cable and internet, plus a $500 food and beverage minimum, and a buyer pays a one-time $10,000 resale capital contribution at closing, with estoppel fees of $250 to $450 (Highland Woods Golf and Country Club, Estoppel information 2026). A buyer comparing your home with a non-golf community will add those numbers to the price, so we show them up front and compare your home with other bundled communities.

Some newer communities sit in community development districts. Florida Statutes 190.048 requires a CDD disclosure in the first sale contract for a parcel, but a resale buyer has to find the charge on the tax bill. I pull your parcel from the Lee County Tax Collector, list the CDD operations and debt service portions separately, and get a payoff figure if a bond balance remains. Over the past 12 months, 21.4% of non-golf single-family sales and 69.0% of bundled golf sales were in a CDD (Cameron Smith analysis of MLS data, 12 months to October 2026). Amendment 3 does not reduce these non-ad valorem charges.

Is now a good time to sell in Bonita Springs, or should I wait?

If you plan to sell within a year, listing before January usually beats waiting, because spring adds competing listings and higher rates have not pushed prices back up.

Waiting costs dues, insurance, taxes and upkeep, and Bonita's July 2026 benchmark price was still 9.3% below July 2022 (Coconut Coast Organization of Realtors). On the buyer side, people who become Florida residents by December 31, 2026 are expected to qualify for the larger 2027 homestead exemption (Leon County Property Appraiser, November 2026), which gives relocating buyers a reason to act this winter. See whether now is a good time to sell for the regional picture.

What are the steps to sell a home in Bonita Springs?

A Bonita Springs sale runs in eight steps, starting with the parcel and community paperwork and ending with recorded deed and released club approvals.

Parcel and tax check. Lee County Property Appraiser record, flood zone, current tax bill, CDD and other non-ad valorem lines.
Community and club file. HOA budgets, club dues, capital contribution, transfer approval steps and any assessments.
Pricing from closed sales. A range built from sales in your community, adjusted for elevation, roof and storm history.
Written net sheet. Proceeds at three prices, with doc stamps, prorations and club items shown.
Disclosure package. Flood disclosure, elevation certificate, wind mitigation, four-point and permit records.
Launch plan. Media, MLS, and a first-21-days showing schedule aimed at seasonal and Collier-side buyers.
Offer and contract. Price, credits, insurance contingency, club approval timing and closing date negotiated together.
Closing management. Estoppels, appraisal, insurance binding and title until the deed records.

What will I net after closing costs in Bonita Springs?

You net the sale price minus your loan payoff, Florida documentary stamp tax, brokerage compensation, title and closing fees, prorated taxes and dues, and any buyer credits.

Documentary stamp tax: $0.70 per $100 of price, or $5,110 on a $730,000 sale (Florida Department of Revenue, accessed November 6, 2026).
Taxes and CDD: prorated on the Lee County bill, with any CDD bond payoff handled as the contract states.
Club and HOA items: estoppel fees, prorated dues and assessments. Capital contributions at clubs like Highland Woods are charged to the buyer.
Title and credits: negotiable and written into the contract.

Frequently asked questions

What is the median home price in Bonita Springs?

The Bonita Springs single-family median was $730,000 over the 12 months to October 2026, flat from the prior year, and $700,000 in October 2026 (Cameron Smith analysis of MLS data, 12 months to October 2026). Condos and townhouses had a $425,000 median. Beach and bayfront property sells far above those figures, so compare your home with your own community.

Is Bonita Springs cheaper than Naples?

Usually, yes. Over the 12 months to October 2026, Bonita Springs single-family homes sold at a median $730,000 versus $820,000 in Naples (Cameron Smith analysis of MLS data, 12 months to October 2026). Prices overlap a lot by community, and buyers do compare them. Bonita is in Lee County, so its tax bill and some fees differ from a nearby Collier County home.

Who pays the golf capital contribution when I sell?

It depends on the club's rules. At Highland Woods Golf and Country Club, the 2026 resale capital contribution of $10,000 is charged to the buyer at closing, and the board resets it each year. Other clubs charge initiation or transfer fees differently. Ask your club for the current amount and confirm it in writing before you set your price.

Do I have to disclose Imperial River flooding?

If water damaged your home while you owned it, yes. Since October 1, 2025, Florida's seller flood disclosure covers known flooding that damaged the property during your ownership, flood insurance claims and flood assistance from any source. Street flooding that never entered the home is a different question, so ask a Florida real estate attorney how to answer.

How much is the flood insurance discount in Bonita Springs?

Bonita Springs holds a Class 5 rating in FEMA's Community Rating System, which gives eligible NFIP policyholders a 25% discount, per the city in November 2024. That discount applies to the buyer's NFIP policy, so mentioning it in your listing materials can help a buyer estimate the cost of owning your home.

When should I list my Bonita Springs home?

Listing in November or December puts your home in front of seasonal buyers when they arrive in January, and showings usually peak from January through April, with Bonita single-family closings peaking at 113 in April 2026 versus 54 in September 2026 (Cameron Smith analysis of MLS data, 12 months to October 2026). Hurricane season ends November 30. If your home needs repairs, finishing them first and listing in early January can still work, but spring brings more competing listings.

Talk to Cameron

When you are ready to sell in Bonita Springs, I pull your Lee County parcel and tax bill, gather the HOA, club and CDD figures, and price your home from closed sales in your community. You get a written net sheet with doc stamps at $0.70 per $100 and a 21-day launch plan before you sign. Call or text me at (239) 940-2101, or send your address for a value range. Read the Bonita Springs guide for what buyers learn before they call you.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. This page is general information, not legal, tax or insurance advice, and market figures may not reflect your home. Club dues and fees change each year, so confirm them with your club. Confirm CDD and tax amounts with the Lee County Tax Collector, disclosure duties with a Florida real estate attorney, and closing costs with your title company.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

How to Sell a Home in Bonita Springs in 2026