Gated Communities in Bonita Springs, FL
Bonita Springs has 28 gated communities, and they use five gate types: staffed around the clock, staffed with hours not published, a part-day attendant, an unmanned callbox or app, and a remote answering service. This page sorts all 28 by gate type, with dated rules, fees and prices. For the whole city, start with Bonita Springs homes for sale. Data updated: October 2026.
| Gate type | What it means | Bonita Springs communities (as of October 2026) |
|---|---|---|
| Staffed around the clock (5) | A first-party source says the post is staffed 24 hours | Bonita Bay (both entrances, "around-the-clock staffing at all entrances"); Palmira (Main Gate House; the East Gate is barcode only); Spanish Wells (Main Gate 24/7; Cordova Gate 8 a.m. to 4 p.m.; Marbella Gate not staffed); Hunters Ridge (main gate "24-hour Gated Security Staff"; the Bonita Grande Drive gate is closed 10 p.m. to 6:30 a.m.); Vasari ("24-hour manned gatehouse", entrance count not published) |
| Staffed gatehouse, hours not published first-party (8) | A document names guards, gate attendants or gatehouse staff but gives no hours | Pelican Landing (three gatehouses: North, Main, South); The Colony at Pelican Landing (Main and South gatehouses plus an emergency rover); Bonita National (guardhouse on Bonita National Blvd); Highland Woods (gatehouse plus the ISN Gatekeeper portal); Worthington (gate attendant); Valencia Bonita ("Gatehouse Staff"); Hawthorne (gate keeper plus Envera camera entrances at Main and Old 41); Village Walk (guard service contract in the 2026 HOA budget; staffing hours not confirmed by the association) |
| Part-day attendant (1) | An attendant works during stated hours; after hours the gate runs on a callbox or app | Bonita Lakes (attendant during staffed hours; after-hours vendors use the callbox or a MyQ pass from 7 p.m. to 7 a.m., and from 7 p.m. Saturday to 11 a.m. Sunday) |
| Unmanned callbox, code, transponder or app (6) | No attendant; residents and guests enter by callbox, code, transponder or app | Vanderbilt Lakes (callbox plus SmartPass; back gate locked 9 p.m. to 5 a.m.); Cedar Creek (telephone entry callbox); Woods Edge (call box); Bonita Beach Club (unit access codes); Paloma on Grand Prix Drive (Safe Passage system, staffing not published); Seasons at Bonita (callbox, reported in brokerage copy citing the declaration) |
| Remote answering service (1) | A callbox whose calls go to an off-site answering service | Bonita Fairways (RFID headlight stickers and a LiftMaster tele-entry callbox; calls answered by a service the board approved September 6, 2022 at $13,000 to $18,000 a year, against $16,000 to $32,000 quoted for a security company) |
| Gated, operation not published (6) | The community describes itself as gated; no gate document was found | Bonita Isles; Bonita Landing; Bonita Village; Solis Grande; Vivid Shores (under construction); Bonita del Sol (reported gated, per brokerages only) |
Source: association, club and HOA documents, read October 24 to 25, 2026 (listed in Sources). 5 + 8 + 1 + 6 + 1 + 6 = 27 communities, plus San Remo, which sits inside Palmira and uses Palmira's gates, makes 28.
In the 12 months to September 25, 2026, Lee County recorded 1,170 home sales inside Bonita Springs gated communities at a $640,000 median ($315 a square foot), against 867 sales at $520,000 ($312) in the rest of the city. The three busiest gated communities were Bonita Bay (184 recorded sales at $1,099,000), The Colony (146 at $2,150,000) and Pelican Landing (83 at $714,000). The Colony sits inside Pelican Landing, so those two rows overlap and should never be added together.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Gate rules and fees checked against each association's own documents in October 2026. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows homes in the gated communities on this page, and the tables below are the same checks we run for buyers before a first tour: how the gate works, who pays for it and what the paperwork costs.
Key takeaways for Bonita Springs gated community buyers
- Staffing differs by entrance. Palmira, Spanish Wells and Hunters Ridge each staff a main gate around the clock while other gates are automated, part-day or closed overnight, so "gated" never tells you that every entrance has a guard.
- Only Bonita Bay's documents state round-the-clock staffing at all entrances (two entrances). The Bonita Bay Community Association counts 58 neighborhoods inside them (as of October 24, 2026).
- Apps now run guest entry. DwellingLive runs guests at Spanish Wells, Palmira and Village Walk; TekControl at The Colony; ISN Gatekeeper at Highland Woods; Safe Passage at Paloma; MyQ Community at Bonita Lakes; SmartPass at Vanderbilt Lakes.
- Gate costs sit in HOA and master association dues, not in CDD budgets. Pelican Landing's 2026 privacy department is $1,681,730, about 14 percent of its $12,072,613 assessment budget, and Village Walk's guard contract is $329,033, about $199 a home (both our math from the 2026 budgets).
- Approval depends on the layer. Pelican Landing's master association does not approve sales (its estoppel form, version 10/31/25, answers no), but neighborhood and condo associations can; Village Walk and Cedar Creek want an application 20 days before closing, Bonita National 30 days, and Bonita Lakes decides within 30 days of a complete file.
- Florida caps a base estoppel certificate at $299 under the state's current adjusted schedule (statute base $250), due within 10 business days; resale capital contributions in the documents we read run from $750 to $12,500.
- Paloma on Grand Prix Drive bars owners who bought after August 20, 2025 from leasing in their first year; minimum lease terms elsewhere run from 30 days to 7 months.
- Gated communities recorded a $640,000 median against $520,000 outside them (12 months to September 25, 2026): $707,000 against $560,900 for single-family homes and $507,500 against $476,250 for condos.
- In a 30-parcel FEMA flood screen per community, sampled parcels in an A or V zone ran from 26 of 30 at Cedar Creek and Paloma (24 of 30 at Bonita Bay) to 5 of 30 at Highland Woods, and 17 communities had none; a sample is a screen, not a flood determination.
- The MLS "gated" checkbox is entered by agents. Two IDX sites showed 337 and 654 "gated" Bonita listings on the same day, so use a community-by-community count instead.
- A gate earns at most a small insurance credit, usually only on the non-hurricane part of the premium; wind mitigation matters more, and the City's 25 percent flood discount applies gated or not.
- A gate cannot lock an owner out: Florida's HOA law bars an association from blocking an owner's vehicle or foot access, or parking, as a penalty (s. 720.305).
Which Bonita Springs communities are gated?
Twenty-eight communities in the City of Bonita Springs and Bonita-address unincorporated Lee County are gated or describe themselves as gated. The table gives each one's jurisdiction, gate type, entrances, guest method, golf model, county sales and MLS median, so you can compare them on the same fields. Data updated: October 2026.
| Community | Jurisdiction | Gate type | Entrances | How guests get in | Golf model | 12-month recorded sales at median | MLS 12-month median (active) |
|---|---|---|---|---|---|---|---|
| Bonita Bay | City | Staffed around the clock | 2: Main gate on Bonita Bay Blvd at US 41 and West Terry Street; North Gate | Resident portal QR code, vehicle barcodes, Gatehouse Call Center | Optional (Bonita Bay Club) | 184 at $1,099,000 | $832,500 (74) |
| Pelican Landing | City (2 parcels in the Village of Estero) | Staffed gatehouse | 3 gatehouses: North, Main, South | Owner directive on file; open houses registered with the PLCA Privacy Department | Optional (The Nest) | 83 at $714,000 | $580,000 (30) |
| The Colony at Pelican Landing | City | Staffed gatehouse | Main Gate (23505 Via Veneto Blvd) and South Gatehouse, plus an emergency rover | TekControl visitor list and central call-in number | Optional (The Colony Golf and Country Club) | 146 at $2,150,000 | $1,235,000 (45) |
| Bonita National | City | Staffed gatehouse | Guardhouse on Bonita National Blvd (entrance count not published) | Guest passes: 8 a year plus 4 off-season, $20 each | Bundled by deed | 54 at $994,000 | $750,000 (28) |
| Palmira (includes the Paloma at Palmira neighborhood) | City | Staffed around the clock (Main Gate House) | 2: Main Gate House (staffed); East Gate (automatic, barcode) | Phone or DwellingLive notice to the guard house; dated pass for stays over one day | Mandatory social, optional golf | 50 at $578,500 | $725,000 (13) |
| San Remo (inside Palmira) | City | Uses Palmira's gates | Palmira's two gates | Palmira's rules | Palmira's model (inside Palmira) | 18 at $385,750 | $387,500 (3) |
| Spanish Wells | City | Staffed around the clock (Main Gate only) | 3: Main (24/7), Cordova (8 a.m. to 4 p.m.), Marbella (not staffed) | Every guest and vendor registered in DwellingLive; QR code or paper pass at Marbella | Public or semi-private | 70 at $638,750 | $577,500 (27) |
| Hunters Ridge | City | Staffed around the clock (main gate) | 2: main gate on Hunters Ridge Blvd; second gate on Bonita Grande Dr, closed 10 p.m. to 6:30 a.m. | RFID tag per vehicle; temporary passes for new owners and approved tenants | Mandatory social, optional golf | 37 at $408,000 | $412,500 (5) |
| Vasari | City | Staffed around the clock ("24-hour manned gatehouse") | Not published | Guests give their name and host member at the guard gate | Bundled | 39 at $500,000 | $400,000 (20) |
| Highland Woods | City | Staffed gatehouse | 1 main entrance on Highland Woods Blvd off US 41 | ISN Gatekeeper portal guest list; RFID | Bundled | 58 at $389,950 | $412,500 (26) |
| Worthington | City | Staffed gatehouse | Gatehouse on Bonita Grande | Gate attendant; permanent guest list through the Administration Office | Bundled | 28 at $543,750 | $340,000 (21) |
| Valencia Bonita | City | Staffed gatehouse | 1 entrance on Bonita Beach Road | Gatehouse staff | No golf | 53 at $829,000 | $810,000 (21) |
| Hawthorne | City | Staffed gatehouse with camera entrances | 2: Main and Old 41 | Guest Registration Form to the property manager; open houses registered 24 hours ahead | No golf | 29 at $505,000 | $545,000 (10) |
| Village Walk | City | Staffed gatehouse (hours not confirmed by the association) | Main gate (entrance count not published) | DwellingLive | No golf | 77 at $482,500 | $485,000 (13) |
| Bonita Lakes | City | Part-day attendant | Guest entry lane with attendant | Driver's license to the attendant; MyQ pass or callbox after hours | No golf | 11 at $925,000 | $927,500 (7) |
| Vanderbilt Lakes | City | Unmanned callbox and transponder | 2: main gate on Vanderbilt Drive; Meadowlark back gate (locked 9 p.m. to 5 a.m.) | Directory code rings the owner; SmartPass | No golf | 24 at $292,500 | $305,000 (9) |
| Cedar Creek | City | Unmanned callbox | 1 gate | Callbox; monthly open-house code | No golf | 10 at $537,450 | $535,000 (4) |
| Woods Edge | City | Unmanned callbox | Front gate | Resident with a local number buzzes guests in | No golf | 15 at $340,000 | $335,000 (5) |
| Bonita Beach Club | City | Unmanned (unit access codes) | Gated enclave with an entry and a separate exit | Guests and renters issued a code for their stay | No golf | 8 at $589,125 | $668,250 (5) |
| Paloma (Grand Prix Drive) | City | Unmanned (staffing not published) | Dual entry access | Safe Passage guest list | No golf | 27 at $355,000 | $418,500 (4) |
| Seasons at Bonita | City | Unmanned callbox (reported) | 1 gate with callbox (reported) | Callbox (reported) | No golf | 40 at $562,500 | $575,000 (15) |
| Bonita Fairways | City | Remote answering service | Main entrance gate | RFID sticker; tele-entry callbox answered by a service | Public (executive course) | 35 at $360,000 | $339,000 (19) |
| Bonita Isles | City | Gated, operation not published | Not published | Not published | No golf | 13 at $529,900 | $529,900 (0) |
| Bonita Landing | City | Gated, operation not published | Not published | Not published | No golf | 6 at $621,000 | $630,000 (4) |
| Bonita Village | City | Gated, operation not published | Not published | Not published | No golf | 3 at $630,000 | $650,000 (5) |
| Solis Grande | Unincorporated Lee County | Gated (builder), operation not published | Not published | Not published | No golf | 43 at $419,000 (builder-direct sales) | $405,495 (5) |
| Vivid Shores | City | Gated (builder), under construction | Not published | Not published | No golf | No recorded sales | No closings; 7 active listings |
| Bonita del Sol | City | Reported gated (brokerages only) | Not published | Not published | No golf | 82 at $692,012 | $635,000 (2) |
Source: Lee County Property Appraiser parcel layer and qualified sale files, 12 months to September 25, 2026 (Lee County recorded sales); Southwest Florida MLS (Matrix), Residential, ZIP 34133 to 34135, 12 months to October 21, 2026, with active listings on that date (MLS); gate details from the association, club and HOA documents listed in Sources.
Source: jurisdiction by taxing district on the Lee County parcel layer (October 25, 2026); golf models as defined on our Bonita Springs golf communities page. The Colony's county row includes 77 builder-direct sales by our estimate. For every neighborhood in the city, not just gated ones, see Bonita Springs communities.
How did we count 28 gated communities?
We counted communities in the City of Bonita Springs and in unincorporated Lee County with a Bonita Springs address that describe themselves as gated or show a gate in their own documents. That gives 28 rows, six of them with no published gate operation. Data updated: October 2026.
Four counting rules apply. San Remo has its own row because it has its own MLS development name, but it sits inside Palmira and uses Palmira's gates. Paloma at Palmira is a Palmira neighborhood and appears only inside the Palmira row; it is a different place from Paloma on Grand Prix Drive, a stand-alone community with its own association. The Colony sits inside Pelican Landing, and the county's Pelican Landing figures include The Colony, so the two rows overlap and must never be summed. Gated communities with a Bonita Springs mailing address in Collier County, such as Barefoot Beach, are left out of the 28 and tagged Collier County in the box near the end of this page.
Jurisdiction comes from the taxing district on each parcel: Solis Grande is unincorporated Lee County (78 of 78 parcels), Pelican Landing has 1,367 City parcels and 2 in the Village of Estero in the county layer, and every other community is in the City.
Why is the MLS gated checkbox not a count?
The MLS gated checkbox is entered by the listing agent, so it counts what agents ticked, not what a community's documents say. On October 24 to 25, 2026, two IDX sites showed 337 and 654 "gated" Bonita Springs listings on the same day from the same MLS. Data updated: October 2026.
One of those filters returned neighborhoods that are not gated or have no mandatory HOA reported, including San Carlos Estates, El Dorado Acres, Imperial Shores and Bonita Farms. A count built that way inflates the list. This page counts communities from their own gate documents instead, and it never uses the checkbox as a number. If you search listings by gate, tell your agent which gate type you want, and have the agent check the community's documents before a showing.
What is the difference between guard gated and gated in Bonita Springs?
Guard gated means a person staffs the gate; gated alone can mean only a callbox, code or app. The documents we read show five arrangements in Bonita Springs, from Bonita Bay's staffing at both entrances around the clock to Bonita Fairways' answering service, and staffing often differs by entrance. Data updated: October 2026.
What does a 24-hour staffed gate look like here?
Five communities document round-the-clock staffing somewhere on their property, and only Bonita Bay documents it at every entrance. The Bonita Bay Community Association says it provides "around-the-clock staffing at all entrances," meaning the main gate and the North Gate. Data updated: October 2026.
At Bonita Bay a resident adds a guest or vendor in the resident portal, and the guest receives a QR code by text or email to scan at the gate; guests can also be phoned in, or listed by email, through the Gatehouse Call Center. Vehicles are tied to barcodes that residents renew online. At Vasari the club's home page promises a "24-hour manned gatehouse," and guests give their name and host member at the guard gate; the entrance count, resident credential and guest app are not published. Palmira's welcome packet lists a "24 hour security gate" at the Main Gate House, and Hunters Ridge's 2026 membership program lists "24-hour Gated Security Staff" at its main gate. Spanish Wells staffs its Main Gate 24 hours a day, 7 days a week.
A staffed gate registers visitors and checks them against a list. It is also a cost: the staff are paid through dues, as the budget section below shows.
Which communities staff some entrances but not others?
Three communities mix staffed and unstaffed entrances: Spanish Wells, Palmira and Hunters Ridge. Each documents a 24-hour main gate, and each runs another gate on a barcode, a shorter schedule or a nightly closure. Never assume every entrance has a guard. Data updated: October 2026.
| Community | Gate | Location as written in the source | Staffing and access |
|---|---|---|---|
| Spanish Wells | Main Gate | 28001 Spanish Wells Blvd, off Bonita Beach Road | Staffed 24 hours a day, 7 days a week |
| Spanish Wells | Marbella Gate | 9350 Caballero Way, about half a mile east of the Main Gate on Bonita Beach Road | Not staffed; residents use a barcode lane, guests scan a QR code or paper pass |
| Spanish Wells | Cordova Gate | 9950 Via Palacio Avenue, on Old 41 about a mile south of Bonita Beach Road | Staffed 8 a.m. to 4 p.m., 7 days a week |
| Palmira | Main Gate House | Staffed ("24 hour security gate") | Guard issues guest passes |
| Palmira | East Gate | Automatic gate | Opens with the vehicle barcode; a pedestrian gate opens with the RCC membership card |
| Hunters Ridge | Main security gate | Hunters Ridge Blvd | "24-hour Gated Security Staff" in the 2026 membership program |
| Hunters Ridge | Second gate | Bonita Grande Drive | Closed 10 p.m. to 6:30 a.m. |
| Bonita Bay | Main gate and North Gate | Main gatehouse at Bonita Bay Blvd, US 41 and West Terry Street | Both staffed, around the clock |
Source: Spanish Wells Community Association gate page (TownSq); Palmira Master HOA welcome packet (April 2024 edition and May 2026 edition); Hunters Ridge Community Association welcome letter and 2026 Membership Program and Fees; Bonita Bay Community Association; read October 24 to 25, 2026.
Pelican Landing's own community map labels three gatehouse entrances (North, Main and South) plus a Colony South Gate, and The Colony lists a Main Gatehouse, a South Gatehouse and an emergency rover. None of those documents states staffing hours, so this page lists both as staffed gatehouses with hours not published. Highland Woods, Worthington, Bonita National, Valencia Bonita and Hawthorne sit in the same group: their documents refer to a gatehouse, a gate attendant or a gate keeper and give no hours.
What is a callbox or transponder gate?
A callbox gate has no attendant. A visitor dials a code, the system rings the owner, and the owner opens the gate; residents use a code, sticker or transponder. Six Bonita Springs communities fall here, and their rules differ more than the label suggests. Data updated: October 2026.
Vanderbilt Lakes has the most detailed rules. Its main gate on Vanderbilt Drive has a callbox with an entry code for residents and a directory code that rings the owner, who presses 9 to open the gate. Vendors must be given the directory code, never the entry code. Large trucks get a monthly "double gate" code. The back gate on Meadowlark opens only to a SmartPass windshield transponder, "similar to an Easy Pass" in the association's words, at $35 per vehicle, and it is locked electronically from 9 p.m. to 5 a.m. The Vanderbilt Lakes Commons Association runs the SmartPass system, and all gates are under video surveillance.
Cedar Creek uses a telephone entry callbox and a personal gate code, and its association issues a new open-house code each month. Woods Edge has a call box at the front gate, where a resident with a local number can buzz a guest in. Bonita Beach Club gives each unit an access code and issues guests and renters a code for their stay, and its rules say to exit by the right gate only. Seasons at Bonita is reported to have a callbox and a community car sticker; that comes from brokerage copy citing the recorded declaration, and the association's public pages give no gate detail.
What is a virtual or answering-service gate?
A virtual or answering-service gate replaces an on-site attendant with a callbox answered off site or a camera-monitored entrance. Two Bonita Springs communities show this: Bonita Fairways, which documented the change in 2022, and Hawthorne, whose Main and Old 41 entrances are camera-monitored. Data updated: October 2026.
Bonita Fairways installed new barrier arms, RFID stickers on the passenger-side headlight and a LiftMaster CAPXL tele-entry callbox in 2022 (April 2022 newsletter), and the board approved an answering service on September 6, 2022 to take callbox calls from people without a sticker or code. The service costs $13,000 to $18,000 a year; a security company was quoted at $16,000 to $32,000. The vote was unanimous.
Hawthorne's recorded 2022 rules list its Main and Old 41 gate entrances as "ENVERA CAMERAS ONLY," and its camera system was completed in February 2023; the same rules also refer to a gate keeper, so this page lists Hawthorne as a staffed gatehouse with camera entrances. The resident site's menu now shows an "Access (GoAccess Instructions)" page behind a login and an empty "Envera Forms" page. That could mean a vendor change; no document we read says so, and this page claims none.
No Bonita Springs conversion from a staffed guard to a remote guard was found in 2025 or 2026 board records. That is "none found," not "none happened."
Which gate systems and apps do Bonita Springs communities use?
Nine systems appear in first-party documents, and most are vendor apps that a resident or the management office sets up after closing. Vendor names appear only where an association document names them, as of October 2026. Data updated: October 2026.
| System | Where | What the document says | Document date |
|---|---|---|---|
| DwellingLive (Frontsteps) | Spanish Wells, Palmira, Village Walk | Spanish Wells: every guest and vendor must be registered. Palmira: owners notify the guard house by phone or the app. Village Walk: owners add temporary and permanent guests online after closing or a lease | Spanish Wells gate page; Palmira packet May 2026; Village Walk FAQ (undated) |
| TekControl | The Colony | A central call-in number adds guests to the TekControl gate list; residents enter a PIN and leave the visitor's name, date and time | Posted July 5, 2021 |
| ISN Gatekeeper plus RFID | Highland Woods | Guest list with start and expiration dates, permanent guests, emailed passes and party lists; entries "may take as long as 15 minutes" to sync | Club portal instructions, undated |
| Bonita Bay Community Association portal | Bonita Bay | Texted QR codes for guests and vendors, plus vehicle barcodes | User guide undated; renewal notice July 2025 |
| Safe Passage | Paloma | Manages vehicle entries; tenants are filed on a separate form, not the guest list | Leasing notice September 23, 2025; package April 3, 2026 |
| MyQ Community | Bonita Lakes | After-hours guest passes; owners may not share access codes | Standards adopted October 8, 2025 |
| SmartPass | Vanderbilt Lakes | Windshield transponder, $35 per vehicle, plus callbox directory codes | Association page, undated |
| GoAccess | Hawthorne | Named on the association site; instructions are login-only; no vendor change is claimed here | Seen October 2026 |
| Gate Access Software (ABDI) | Pelican Landing | Gate staff enter open-house visitors | Realtor information packet, undated |
Source: the association, club and management-company documents listed in Sources, read October 24 to 25, 2026.
What has changed at Bonita Springs gates recently?
Gate changes recorded in association documents since 2021 are mostly app and credential changes, plus one answering-service conversion. The dated rows below are all we found in board records, newsletters and budgets; the Hawthorne vendor question is unresolved. Data updated: October 2026.
| Community | Change | Date | Source type |
|---|---|---|---|
| The Colony | Foundation added a central call-in number feeding the TekControl gate list | Posted July 5, 2021 | Foundation notice |
| Bonita Fairways | New barrier arms, RFID headlight stickers and tele-entry callbox; the old barcode reader retired after testing | April 2022 | Association newsletter |
| Bonita Fairways | Board approved an answering service for callbox calls at $13,000 to $18,000 a year | September 6, 2022 | Board minutes |
| Hawthorne | Camera system completed; viewing roles amended | February 2023; September 19, 2023 | Recorded rules and amendments |
| Bonita Bay | Residents moved to "the new Gate System": portal-issued QR codes for guests and vendors, online barcode renewal | Guide undated; renewal notice July 2025 | Association guide and community newsletter |
| Bonita Lakes | Community-wide standards adopted with gate attendant hours, MyQ guest passes and the 7 p.m. to 7 a.m. delivery rule | October 8, 2025 | Association standards |
| Pelican Landing | Access passes and barcodes budget line rose from $25,179 (2025) to $79,247 (2026); the budget does not say why | 2026 budget | Association budget |
| Vanderbilt Lakes | New lighted front gate poles | Undated | Association page |
| Vivid Shores | Community Development District created by City Ordinance 25-11; gate and amenities under construction | September 2025 | District site |
Source: the association, club, CDD and builder documents listed in Sources, read October 24 to 25, 2026.
How do guests, deliveries and contractors get through a Bonita Springs gate?
A guest, vendor or delivery driver gets in only if an owner has registered them or the gate staff can reach the owner, and most communities now take that registration by app. Rules differ on passes, hours, showings and contractor days, as the table shows. Data updated: October 2026.
| Community | Guests | Vendors and deliveries | Open houses and showings | Pass limits and other rules |
|---|---|---|---|---|
| Bonita Bay | Resident adds the guest in the portal; the guest scans a texted or emailed QR code | Same QR process; Gatehouse Call Center takes calls and emailed lists | Not published | Tower move-in rules not public |
| Palmira | Owner notifies the guard house by phone or DwellingLive, or entry is denied if the owner cannot be reached; stays over 1 day get a dated dashboard pass | Valid driver's license; owner calls in workmen and deliveries; no contractor work on Sundays and holidays except emergency or quiet interior work | Not published | Club guest passes up to 14 days, maximum 6 valid passes per door |
| Bonita National | Guest passes, 1 to 14 consecutive days | Not stated | Guided amenity tours by appointment, booked 3 days ahead | 8 passes valid all year plus 4 valid May 1 to October 31, $20 each (policy dated August 28) |
| Pelican Landing | Long-term guest pass for relatives not living in Lee or Collier County, 30 to 90 days | Owner may authorize the listing agent to arrange appraisers, inspectors and service providers through the gatehouse | Showings permitted until 8 p.m.; open houses registered with the PLCA Privacy Department | The long-term pass is "not intended to replace the rental application" |
| The Colony | Resident Services issues ID cards and barcodes; TekControl call-in | Not published | Realtors present a valid driver's license and realty business card at the gate | Amenities are resident-only |
| Bonita Lakes | Driver's license to the attendant during staffed hours; MyQ pass or callbox after hours | Deliveries barred 7 p.m. to 7 a.m. without owner authorization | Not published | Owners may not share access codes |
| Worthington | Permanent guest list through the Administration Office | Gate attendant | Visitors give name and ID; plate, make and model are recorded; Saturday and Sunday 1 to 4 p.m. | Weekly list due Thursday 3:30 p.m. (guidelines updated January 2020) |
| Hawthorne | Guest Registration Form to the property manager when the owner is away | Owner or agent notifies the gate keeper in advance for buyers, appraisers, surveyors and inspectors | Saturday and Sunday noon to 4 p.m.; forms at least 24 hours ahead | Recorded 2022 rules |
| Cedar Creek | Personal callbox PIN | Callbox | Wednesday and Sunday 1 to 4 p.m.; monthly open-house code | Form dated May 12, 2025 |
| Valencia Bonita | Gatehouse staff | Moving in or out only 8 a.m. to 9 p.m. | Gatehouse staff hand out a map, Sundays 1 to 4 p.m.; application due Friday noon | Rules adopted October 2, 2025 |
| Spanish Wells | Every guest registered in DwellingLive; drivers need a valid license | Registered in DwellingLive | Realtors show a business card, a driver's license and the visit address at the Main Gate | Marbella Gate takes QR codes or paper passes |
| Highland Woods | ISN Gatekeeper guest list; visitors use the left lane | Not published | Not published | Entries can take up to 15 minutes to sync |
| Vanderbilt Lakes | Directory code rings the owner, who presses 9 | Vendors and large vehicles use the main Vanderbilt Drive gate, not Meadowlark; monthly double-gate code for large trucks | Not published | Seasonal renters use the owner's entry code |
| Village Walk | DwellingLive; the gate can be called, but the guard on duty may not answer right away | Not published | Not published | Staffing hours not confirmed by the association |
Source: association, club and HOA documents listed in Sources, read October 24 to 25, 2026. Gate phone numbers change often and are not printed here; ask the association for the current number.
How do delivery drivers get into a gated community in Bonita Springs?
A delivery driver gets in when the owner has registered the delivery or authorized the gate to call, and some communities limit hours. Bonita Lakes bars deliveries from 7 p.m. to 7 a.m. without owner authorization; Palmira, Spanish Wells and Village Walk route registrations through DwellingLive. Data updated: October 2026.
Bonita Bay and Hawthorne document their own versions. At Bonita Bay a resident sends a QR code to the vendor, and the vendor scans it at the gate. At Vanderbilt Lakes a delivery driver dials the owner's directory code and the owner presses 9. At Cedar Creek the callbox rings the owner. Vendors are told to use the directory code and never the entry code at Vanderbilt Lakes, so ask any delivery company to confirm which code it received. Under Florida law an association cannot require a contractor to be on a preferred vendor list or hold a license to enter (s. 720.3075); gate staff can still register the vendor.
How do open houses and showings work behind a gate?
Gated communities take open houses on set days and hours, with a registration step before the event, and showings need a name on the gate list. Worthington runs open houses Saturday and Sunday 1 to 4 p.m., Hawthorne noon to 4 p.m., and Cedar Creek Wednesday and Sunday 1 to 4 p.m. Data updated: October 2026.
Worthington's gate attendants record each visitor's name and ID and the plate, make and model, then issue a gate pass to display; they do not call owners. Hawthorne wants forms at the guardhouse at least 24 hours ahead. Cedar Creek issues agents a monthly open-house code. Valencia Bonita's gatehouse staff hand out a map on Sundays from 1 to 4 p.m. At The Colony and Spanish Wells a realtor shows a driver's license and business card at the gate, and at Pelican Landing an owner can pre-authorize the listing agent, appraisers and inspectors, with showings allowed until 8 p.m. Domain Realty Group registers every showing with the gatehouse before you arrive.
Can a renter get a gate pass?
A renter gets a gate credential, but usually a different one from a guest's, and registering a tenant as a guest can cause problems at the gate. Pelican Landing, Paloma and Palmira each file tenants separately from the guest list. Data updated: October 2026.
At Pelican Landing, tenants receive a car pass or barcode and ID cards on registration, and a tenant registered as a guest can be refused at the gates. Palmira renters pick up barcodes only at the management office, $10 each for up to two. Paloma tells owners not to put tenants on the Safe Passage guest list and to file a tenant form instead; tenants use the owner's proximity cards. Hunters Ridge renters may buy an RFID tag for their stay and approved tenants receive a temporary pass for both gates. At Village Walk, landlords must obtain key fobs for tenants. At Vanderbilt Lakes, annual renters may buy a $50 SmartPass with written owner permission, and seasonal renters use the owner's entry code at the callbox. At Bonita Beach Club, renters are issued an access code for their stay.
Who pays for the gate and the private roads in a Bonita Springs gated community?
The HOA or master association pays, through dues and reserves, not the CDD line on your tax bill. None of the CDD budgets we read carries a gate, guard or interior road line. Pelican Landing's 2026 privacy department is about 14 percent of its assessment budget. Data updated: October 2026.
What does a gate cost inside a real 2026 budget?
Three 2026 budgets with gate lines show the range: a $1,681,730 privacy department at Pelican Landing, a $329,033 guard contract at Village Walk (about $199 a home) and $12,000 of gate lines plus a gate reserve at Cedar Creek. Each row shows the lines as the association printed them, and every per-home figure is our math. Data updated: October 2026.
| Association (budget read) | Gate and security lines | Road lines | Our math |
|---|---|---|---|
| Pelican Landing Community Association (2026 budget, printed 10/16/2025) | Privacy department $1,681,730, including: privacy contract $1,276,632; salaries $202,634; access passes and barcodes $79,247 (2025: $25,179); gate maintenance $12,000 (2025: $6,500) | "Grounds, Roads and Water" $54,250 operating; reserve assessment $1,183,000 | $1,681,730 / $12,072,613 = 13.9 percent, about 14 percent of the assessment budget. No per-home figure is printed because the budget does not state a unit count |
| Village Walk HOA (2026 budget, 1,655 homes, adopted October 22, 2025) | Guard service contract $329,033 (2025: $314,703); entry gate repairs $10,000; key fobs and bar codes $10,000; guardhouse and gate telephone $6,200; gatehouse utilities $4,521 | Street light electricity $205,000; pooled yearly reserves $1,287,400 | $329,033 / 1,655 = about $199 a home for the guard contract; the five gate lines total $359,754, about $217 a home. Our reading of the scanned budget |
| Cedar Creek Property Owners Association (approved 2026 budget, 273 homes, dues $2,800) | Operating: gate maintenance and repairs $10,000; gate contract $2,000. Reserve "Security and Gates": $96,040 replacement cost, 15-year life, 4 years left, 2026 funding $17,928 | Reserve "Pavement (roads, paved sidewalks)": $720,000 replacement cost, 25-year life, 18 years left, 2026 funding $34,194 | $96,040 / 273 = about $352 of gate replacement cost a home; $720,000 / 273 = about $2,637 of road replacement cost a home; the four 2026 lines total $64,122, about $235 of each home's $2,800 |
| Vanderbilt Community Services Association (FY2025 adopted budget, approved November 18, 2024) | The gate system is run by the separate Vanderbilt Lakes Commons Association | Paving reserve: 68,000 sq ft at $1.75 per sq ft, 13-year life, last refreshed 2010; about $180,655 (FY2024 estimate) | Not calculated; the budget does not print a unit count for this reserve |
| Palmira Master HOA (welcome packet May 2026; notice October 12, 2026) | Main gate house; two free vehicle barcodes per home | "Streets and Roads" among master HOA duties; sealcoating in 12 sections, September 14 to October 28, 2026 | Cost not published |
| Hawthorne Community Association | Gatehouses maintained by the Facilities Committee | Grounds committee oversees "five miles of roadway" on 137 acres | Not published |
Source: Pelican Landing Community Association 2026 budget; Village Walk of Bonita Springs HOA 2026 approved budget (scanned, read by OCR); Cedar Creek POA approved 2026 budget; Vanderbilt Community Services Association FY2025 adopted budget; Palmira Master HOA welcome packet and sealcoating notice; Hawthorne Community Association site; read October 24 to 25, 2026. The Pelican Landing percentage, the Village Walk and Cedar Creek per-home figures and the $359,754 and $64,122 sums are our math from those budgets.
Two details are worth a question to the board. Pelican Landing's access pass and barcode line rose 214.7 percent in one year ($25,179 to $79,247); the budget does not say why. And no budget we read shows a stand-alone special assessment for a gate system replacement: replacement is funded through a reserve component (Cedar Creek) or through operating lines (Pelican Landing's access passes, Village Walk's key fobs).
Does the CDD on my tax bill pay for the gate?
No budget we read shows that it does. Florida law permits a Community Development District to provide "guardhouses, fences and gates" (s. 190.012(2)(d)), but the Bonita Springs CDD budgets below carry no gate, guard or interior road line. Read the HOA budget, not just the CDD line on the tax bill. Data updated: October 2026.
| District | Community | Budget read | What the budget covers | Gate or guard line |
|---|---|---|---|---|
| Beach Road Golf Estates CDD | Bonita National | FY2027 | $537,557 general fund: lakes, conservation areas, streetlights, sidewalks, common infrastructure, panther mitigation | None |
| East Bonita Beach Road CDD | Seasons at Bonita | FY2027 | No gate, guard or access control line | None |
| Vasari CDD | Vasari | FY2025 adopted | Administrative, preserve, field (walls and signage), lakes and reserves | None |
| Parklands Lee CDD and Parklands West CDD | Palmira | FY2027 proposed | No gate, guard or access control line | None |
| Village Walk CDD | Village Walk | FY2026-27 final | Administration, insurance and bond payments; $555 to $881 per year covers bonds | None; no road line |
| Vivid Shores CDD | Vivid Shores | FY2026-27 final | $3,750 off-site road maintenance and reserve; preserve work $70,000 | None |
| Bonita Landing CDD | Bonita Landing | FY2027 package (August 13, 2026 agenda) | Shares Bonita Beach Road landscaping, roadway, stormwater and streetlights with neighbors by interlocal agreement, outside the gates; also appearance, recreation and street lighting | None |
Source: each district's own adopted or proposed budget, FY2025 to FY2027, read October 24 to 25, 2026; Florida Statutes 2025, s. 190.012.
A permission in a statute or a recorded declaration is not a budget line. If a seller's disclosure summary shows a CDD assessment, ask what bonds it repays and what the district maintains.
Who repaves the streets inside the gate?
Owners do, through the association. Inside a gated HOA the streets are usually common property of the association, so owners fund sealcoating and repaving; outside the gates, public streets are City work paid by taxes. Data updated: October 2026.
Inside the gates, Vanderbilt's paving reserve covers 68,000 square feet, Cedar Creek's reserve plan carries $720,000 of pavement, and Palmira's master HOA ran a 12-section sealcoating project from September 14 to October 28, 2026. Outside the gates, the City of Bonita Springs began its Imperial Shores Boulevard project in late summer 2022 (0.3 mile from Bonita Beach Road to Tarpon Avenue, with drainage, an 8-foot sidewalk, curb and gutter). City Council also approved asphalt repair on McLaughlin Boulevard and $178,230.90 of restriping on Bernwood Parkway, Old 41 Road, Highland Woods Blvd., South Bay and Timberwilde. On public streets those costs are spread across City taxpayers; behind a gate, owners fund the equivalent work through dues and reserves.
What is the difference between HOA, master association, CDD and club fees?
A gated home can carry four separate charges, billed by four different bodies. The HOA and master association bill dues under chapter 720, a CDD bills a non-ad valorem assessment on the tax bill under chapter 190, and a club bills dues under its own documents. Data updated: October 2026.
| Charge | Billed by | Where you see it | What governs it | Gate and roads |
|---|---|---|---|---|
| Neighborhood or condo association dues | The association or its manager | Quarterly or annual invoice | Chapter 720 (HOAs) or chapter 718 (condominiums) and the community's declaration | Sometimes: the neighborhood may fund its own entry or roads |
| Master association dues | The master association (for example Pelican Landing, Bonita Bay, Palmira, Spanish Wells) | Invoice from the master association | Chapter 720 and the master declaration | Yes, in every budget we read |
| CDD assessment | The Community Development District, collected by the county | Non-ad valorem line on the Lee County tax bill | Chapter 190 | No gate line in any Bonita CDD budget we read |
| Club dues | The golf or country club | Club statement | Club documents; bundled, deeded or optional | Not the gate; see the golf communities page for club fees |
Source: Florida Statutes 2025, chapters 190, 718 and 720; the association, district and club budgets listed in Sources.
Which gated communities have the lowest association fees?
Two gated communities publish a dated 2026 association fee on a page we could read, and Vanderbilt Lakes has the lower of the two. For every other community the number comes from the s. 720.401 disclosure summary and the estoppel certificate, not from a listing field. Data updated: October 2026.
Vanderbilt Community Services Association 2026 assessments are $1,408.69 a year for VL1, $255.28 for VL2, $268.40 for Carmel, Bermuda Cays and Bermuda Isles, and $730.50 for Bermuda Gardens, with one payment due January 1. The Commons Association that runs the gates is a separate association, so ask for both budgets. Cedar Creek's 2026 approved budget sets dues at $2,800 a year. Club dues for bundled golf communities are on the Bonita Springs golf communities page.
Listing-entered HOA fees are not reliable. They are typed by the listing agent, and agent-entered fee fields can mix monthly, quarterly and annual amounts, so a listing's HOA number is a lead, not a fee.
Are gate and road reserves fully funded?
Reserves are optional for most Florida HOAs unless members vote them in, so no one can tell you the answer without the reserve study. If an association does not fully fund its reserves, its financial report must carry a capitalized warning that special assessments may result (s. 720.303(6)). Data updated: October 2026.
Cedar Creek's 2026 plan shows what that looks like in numbers: the Security and Gates component has a $24,330 balance against $96,040 of replacement cost with 4 years left, and pavement has $104,509 against $720,000 with 18 years left. Ask any association for the reserve study pages on gates and pavement. If they are not in the reserve study, the next replacement can arrive as a special assessment.
What does it take to buy into a gated Bonita Springs community?
Sometimes you need approval. Pelican Landing's master association does not approve sales, but Village Walk and Cedar Creek want a buyer application 20 days before closing, Bonita National 30 days, and Bonita Lakes decides within 30 days of a complete file. Sub-associations can add their own steps. Data updated: October 2026.
| Community | Application | Fees | Lead time | Background check as stated | One-time charges at closing | Document date |
|---|---|---|---|---|---|---|
| Pelican Landing (master) | No master board approval: the estoppel form answers "NO" to transfer approval and "NO" to a right of first refusal; neighborhood or condo associations may have their own | None at master level found | Estoppel within 10 business days; certificate good 30 days | None at master level found | $6,000 resale capital contribution on a separate check ($1,500 on a sale from the initial developer); estoppel $299 | Estoppel form version 10/31/25 |
| Bonita National | Yes, resale application | $150 non-refundable, payable to the HOA | At least 30 days before the sale | None stated | $5,000 HOA capital contribution (effective August 1, 2026); golf-deeded homes add $5,000 golf capital and a $500 golf transfer fee | Club packet August 1, 2026 |
| Village Walk | Yes, every resident 18 or older | $150 for up to two applicants, $15 each additional | Received 20 days before closing; exterior inspection, and the buyer is responsible for uncured violations | Brown's Background Checks consent for each person; report reviewed by the association | Not published | 2026 form (version 2026-02-25) |
| Palmira | Yes, New Owner Application to MAY Management | $100 for directory updating | Deed copy within 10 days of closing | Not mentioned on the owner form read | Not published | Form dated 11-27-2024 (association document, third-party host) |
| Cedar Creek | Yes, Sales Application, each adult | $150 application; $50 per adult background and credit check ($75 foreign national); $150 post-closing fee | Received 20 days before closing | "$50 per adult" check | $2,100 working capital contribution | Fee disclosure February 18, 2026; application July 2025 |
| Bonita Lakes | Yes, Purchase or Lease Application | $100, for the background check and processing | Decision "within a 30-day period" after a complete application; recorded deed within 10 days after closing | Covered by the $100 fee | Not published | Undated form |
| Spanish Wells (Unit Two example) | Resident Contact Information Form for all buyers | Unit Two estoppel $299; master estoppel $299; rush $199 | Not published | None stated for buyers | $4,800 master capital assessment | Effective June 17, 2025 |
| Highland Woods | Not stated; membership activates after deed and fees | None stated | 24 to 48 hours to activate the membership | None stated | $10,000 resale capital contribution on a separate check; published estoppel range $250 to $450 | 2026 schedule |
| Worthington | Not published | Not published | Not published | Not published | $12,500 new owner capital contribution; $1,306 for an existing owner | 2026 fee schedule |
| Hunters Ridge | Not published | Not published | Not published | Not published | $400 transfer fee and $3,000 capital assessment on every resale | 2026 fees |
| Vanderbilt Lakes | New owners complete a contact form at closing | None stated | Not applicable | None | Resale capital $1,500 single-family, $750 multi-family | Association page |
| Vasari | Not public on the club site | Not published | Not published | Not published | $12,000 capital contribution (association document on a third-party host) | Association budget |
| Valencia Bonita | Online through the management company's members-only portal | Not published | Not published | Not published | Not published | Portal page |
| Everything else | Documents are owner-only or not published: we request the buyer packet at contract |
Source: the association, club and management-company forms and fee schedules listed in Sources, read October 24 to 25, 2026. Bonita Bay, The Colony, Hawthorne, Bonita Fairways, Bonita Landing, Bonita Isles, Woods Edge, Seasons at Bonita, Paloma and Solis Grande publish no buyer terms we could read. Vivid Shores is a builder sale, and its association documents come with the builder's contract.
Do you need HOA approval to buy in a Bonita Springs gated community?
Sometimes. Four documents we read require a buyer application: Village Walk, Cedar Creek, Bonita Lakes and Bonita National. Pelican Landing's master association does not approve sales, and the other communities publish nothing, so ask the listing agent for the association's buyer packet. Data updated: October 2026.
We found no per-applicant cap on HOA approval fees in chapter 720, so those fees are "set by each HOA's documents." For condominiums the law caps an approval fee at $150 per applicant (s. 718.112(2)(k)). Highland Woods publishes an estoppel range of $250 to $450; the statute caps and itemizes estoppel fees, so ask for the itemized certificate.
What are the two association layers in a gated community?
Many gated communities stack a master association over neighborhood or condo associations, and each layer can charge dues and have its own approvals. Pelican Landing's estoppel form warns that a neighborhood or condo association may have "separate fee, assessment or approval requirements." Data updated: October 2026.
Pelican Landing's association publishes a list of parcel neighborhood management companies (dated 9.29.26) for that second step. The Colony Foundation adds its own forms inside Pelican Landing: Home for Sale Registration, Open House Registration and a Temporary Membership Transfer Form for tenants. At Bonita Bay, approval and move-in rules for each village or tower come from that building's association. Florida's estoppel law requires the certificate to list all other associations the parcel belongs to, which is the checklist for this question.
How long does approval take?
Plan three to four weeks of association paperwork. Village Walk and Cedar Creek want the application at least 20 days before closing, Bonita National 30 days, Bonita Lakes decides within a 30-day window, and an estoppel certificate takes up to 10 business days. Data updated: October 2026.
Highland Woods activates the club membership 24 to 48 hours after the deed and fees reach its Administration Office. Pelican Landing's estoppel certificate is good for 30 days after issue, so a delayed closing can need a new one.
What does a buyer pay at closing?
Capital contributions and transfer fees at resale in the documents we read run from $750 to $12,500, and Florida treats them as lawful association charges, not banned transfer fees (s. 689.28). The estoppel certificate must list any capital contribution. Data updated: October 2026.
| Community | One-time charge | Amount |
|---|---|---|
| Vanderbilt Lakes | Resale capital | $1,500 single-family; $750 multi-family |
| Cedar Creek | Working capital contribution | $2,100 |
| Hunters Ridge | Capital assessment plus transfer fee | $3,000 plus $400 |
| Spanish Wells (master) | Capital assessment | $4,800 |
| Bonita National | HOA capital contribution (from August 1, 2026) | $5,000, plus $5,000 golf capital and $500 golf transfer for golf-deeded homes |
| Pelican Landing | Resale capital contribution | $6,000 ($1,500 on a sale from the initial developer) |
| Highland Woods | Resale capital contribution | $10,000 |
| Vasari | Capital contribution | $12,000 (association document on a third-party host) |
| Worthington | New owner capital contribution | $12,500 |
Source: the association and club fee schedules, packets and budgets listed in Sources (2025 to 2026 documents); Florida Statutes 2025, s. 689.28.
How do new owners get gate credentials?
New owners get credentials after closing, usually by showing the recorded deed or settlement statement, and most credentials cost nothing or $10 to $50. Pelican Landing, Highland Woods and Vanderbilt Lakes each ask for the deed or closing statement first. Data updated: October 2026.
| Community | Owner credential | Cost | What you provide | Tenant credential |
|---|---|---|---|---|
| Village Walk | Vehicle RFID | Two free; $12 each more, 4 maximum; golf cart or scooter barcode $10 (insurance and photo required) | Copy of vehicle registration with the application | RFIDs "issued only to valid owner/resident/tenant" |
| Palmira | Two vehicle barcodes plus a window decal | Free for owners | Sale finalized; DwellingLive login after closing | $10 each, up to two |
| Cedar Creek | Decals and entry fobs; 4-digit callbox PIN | $20 each; one pool and cabana fob free per owner | Application approval | Same application route |
| Vanderbilt Lakes | SmartPass transponder plus a personal 4-digit entry code | $35 per vehicle | Vehicle registration copy | Annual renter SmartPass $50 with owner permission |
| Spanish Wells | Vehicle barcode stickers (optional) | $50 per vehicle | Apply at the master association office | Same, optional |
| Paloma | RFID sticker for the resident lane; proximity cards for amenities | $30 per RFID | Vehicle recorded with the gate sticker contact | Filed on a Safe Passage form; uses the owner's proximity cards |
| Pelican Landing | Membership cards and photo ID | Not published | Signed settlement statement or warranty deed | Car pass or barcode and ID cards on registration |
| Highland Woods | Club membership activated after deed and fees | Included | Warranty deed and fees to the Administration Office | Transfer of Membership, minimum 30 days |
| Hunters Ridge | RFID tag per vehicle from the main office | Not published | Plate, make, model and color | Renters may buy a tag; temporary pass for approved tenants |
Source: the association and club forms and rules listed in Sources, read October 24 to 25, 2026.
Hunters Ridge enforces its tags: tailgating disables an RFID tag for 1 week, then 1 month, then 3 months, and gate arm damage is billed at a $200 minimum. Bonita Bay ties vehicles to barcodes in its resident portal.
What should you ask for before you write an offer?
Ask for six documents and one answer before you write an offer, because each tells you what the gate costs and who approves you. Domain Realty Group requests them at contract for every gated community, since most are owner-only. Data updated: October 2026.
- The s. 720.401 disclosure summary, which must be presented before you sign or you may cancel within 3 days.
- The estoppel certificate, which lists every association the home belongs to and any capital contribution.
- The reserve study pages for gates and pavement, and the latest financial report.
- The gate contract and budget, which associations with 100 or more parcels must post online (s. 720.303(4)(b)).
- The lease rules, if you may rent the home.
- The buyer packet and the credential steps for the gate.
- The answer: whether a second, neighborhood-level association adds its own approval or fees.
Can you rent out a home in a Bonita Springs gated community?
Usually yes, with limits that differ by community: minimum terms run from 30 days to 7 months, and Paloma and Valencia Bonita cap leasing outright. Paloma bars owners who bought after August 20, 2025 from leasing in their first year. Data updated: October 2026.
| Community | Minimum term | Leases allowed | Application, fees and lead time | Screening as stated | Other limits |
|---|---|---|---|---|---|
| Paloma (Grand Prix Drive) | 3 months (12-month maximum) | No more than 15 percent of 331 homes (50 leases) at once | $150 application, 20 days ahead or $150 to expedite; Safe Passage form | The association may verify all application information | First-year ban for post-August 20, 2025 buyers; no subletting; no month-to-month |
| Valencia Bonita | 7 months | Once in any 12-month period | Executed lease and age verification form before occupancy; annual renewal application with a fee | Not stated in the rules read | At least one occupant 55 or older; anyone staying over one month without the owner is a tenant |
| Pelican Landing | 30 days | 1 a year where there is no neighborhood association; 4 a year in parcel neighborhoods unless their documents say otherwise | $100 tenant application, executed lease, neighborhood approval if applicable; forms two weeks before the start | Not stated at the master level | A tenant registered as a guest may be barred from the gates and amenities |
| Palmira | 30 days | Yearly, or no more than 3 times in a calendar year | $100 non-refundable, at least 20 days before occupancy; $50 annual renewal | $25 background check per person 18 or older | $10 renter barcodes; $532.50 RCC membership transfer |
| Spanish Wells (Unit Two) | 30 continuous days; 30 days between leases | 3 per calendar year; 1-year maximum | Lease and application at least 20 days before occupancy, online | The association may conduct interviews and background checks | Owners told they owe tourist development and sales tax |
| Village Walk | Under 4 months not permitted | Not stated | New Tenant Application with the lease; $100 (undated FAQ) | Board approval required before move-in | Landlords must obtain key fobs for tenants |
| Cedar Creek | 30 days | Not stated | $150 plus $50 per occupant 18 or older, 30 days before the lease | Subject to Board approval before occupancy | Application dated July 2025 |
| Hunters Ridge | Not confirmed in the association documents read | Not confirmed | Application at least 14 days before the rental period; $100 billed to the owner | Annual rentals require a tenant interview; owner consents to a background or credit check | Temporary gate pass for both gates |
| Worthington | Not published | Not published | $350 rental processing fee plus $100 rental application (2026); packages at least 30 days before | Not published | 2026 fee schedule |
| Bonita Lakes | Same form covers leases | Not stated | $100; decision within a 30-day period | Background check covered by the fee | Undated form |
| Highland Woods | 30 days for a Transfer of Membership | Not stated | Form filed 30 days before the transfer date | Not stated | Separate neighborhood approval may be required |
| Vanderbilt Lakes | Not stated | Not stated | Rental form before renting, through the management portal | Not stated | Renter SmartPass $50 with written owner permission |
Source: the association, club and management-company documents listed in Sources, dated as shown (Paloma leasing notice September 23, 2025 and lease package April 3, 2026; Valencia Bonita rules adopted October 2, 2025; Palmira welcome packet and lease package; Cedar Creek application July 2025; Worthington 2026 fee schedule), read October 24 to 25, 2026. Hunters Ridge's lease term limits appear only on a secondary page, so they are not printed.
Paloma callout. On Grand Prix Drive, owners who bought after August 20, 2025 may not lease in their first year. After that, a lease must run 3 to 12 months, no more than 15 percent of the association's 331 homes (50 leases) may be leased at once, the application costs $150 and is due 20 days ahead (or $150 more to expedite), and the tenant is filed on a Safe Passage form, not the guest list. Tenants use the owner's proximity cards and cannot buy their own. The rule comes from the association's leasing notice (September 23, 2025) and lease package (April 3, 2026). Paloma on Grand Prix Drive is not Paloma at Palmira.
Why can one owner rent when the neighbor cannot?
Florida law ties a rental restriction to the date an owner took title. A rule adopted after July 1, 2021 that prohibits or regulates rentals applies only to owners who take title after it, or who consent, except that any HOA may regulate leases under 6 months and limit rentals to three a year for everyone (s. 720.306(1)(h)). Data updated: October 2026.
A buyer is always bound by the current rules, even if the seller was not. Paloma's August 20, 2025 date is an example: an owner who bought before it is treated under the older rules, and a buyer after it faces the first-year ban. Ask for the current declaration, every amendment and the lease rules before you write an offer.
Does the City of Bonita Springs require a rental permit?
Yes, inside City limits, for most non-owner-occupied homes. The City requires a rental permit before anyone leases, subleases, rents or occupies a non-owner-occupied single-family, duplex or multi-family dwelling, for short or long terms. The fee is $100 per unit, the permit is valid three years and a Code Enforcement inspection comes first. Data updated: October 2026.
The City's wording excludes "any properties with more than six dwelling units that are regulated under Florida Statutes Ch. 718 ... or ... Ch. 719." The rule applies only inside the City; Solis Grande is in unincorporated Lee County and is not covered. Check whether your home needs a permit with the City's neighborhood services office, in addition to the HOA's own lease approval.
Who collects tourist tax on short rentals?
Spanish Wells Unit Two tells owners they are responsible for the 5 percent tourist development tax and 6.5 percent Florida sales tax on rentals, and says the association reports leased addresses to the Lee County tourist tax office. Data updated: October 2026.
That wording is from one Spanish Wells unit association; other communities may say nothing about it. This page publishes no day-count threshold for when the tax applies, because the only threshold we found sat on a secondary page. Confirm with the Lee County tax collector before you plan short stays.
What Florida HOA law matters most behind a gate?
Chapter 720 governs most Bonita Springs gated communities, and a handful of sections matter most behind a gate: the disclosure summary, the estoppel certificate, online records, reserves, suspensions that cannot block access, and the traffic rule. The table gives each in plain English. Data updated: October 2026.
| Statute | What it says | Why it matters behind a gate |
|---|---|---|
| s. 720.401, disclosure summary | The seller gives the buyer a disclosure summary before the contract is signed. If not, the buyer may void the contract by written notice within 3 days after receiving it or before closing, whichever comes first | Gated communities often stack a master HOA, a neighborhood HOA, a club and a CDD; the summary is the first notice of that |
| s. 720.30851, estoppel certificate | Issued within 10 business days of request, valid 30 days (35 by mail); must list assessments, anything owed, any "capital contribution fee, resale fee, transfer fee," open violations, whether board approval of the sale is required, any right of first refusal and all other associations. Fee caps $250 base, $100 expedited and $150 if delinquent, CPI-adjusted; DBPR's current schedule is $299, $119 and $179 | The list of other associations is the layered-association checklist; the capital contribution line surfaces the resale charges |
| s. 689.28, transfer fee covenants | Florida voids private transfer fee covenants but excludes fees payable to a homeowners, condominium or other association under its declaration or law | A capital contribution such as Pelican Landing's $6,000 is a lawful association charge, not a banned transfer fee |
| s. 720.306(1)(h), rentals | Rental rules adopted after July 1, 2021 bind only owners who take title after them (or consent); any HOA may regulate leases under 6 months and limit rentals to three a year for all | Explains why neighbors can have different lease rights |
| s. 718.112(2)(k), condo transfers | No transfer fee unless the documents require approval and provide one; cap $150 per applicant; a lessee security deposit up to one month's rent if the documents authorize it | Applies to towers, coach homes and villas held as condos |
| s. 720.303(4)(b), website records | Since January 1, 2025, an association with 100 or more parcels posts its declaration, rules, contracts, budget, financial report and insurance policies online | A buyer can read the gate contract and budget before writing an offer |
| s. 720.303(5), records inspection | An owner's request is answered within 10 business days; the owner may photograph records with a phone at no fee | A buyer's agent can ask the seller to pull the reserve study and gate contract |
| s. 720.303(6), budgets and reserves | Reserves are optional unless members vote them in; if not fully funded, the financial report must carry the special-assessment warning | Roads and gates are the classic unfunded items |
| s. 720.303(7), financial reporting | Audited statements for revenue of $500,000 or more, or 1,000 or more parcels | Large Bonita gated communities such as Pelican Landing, Village Walk and Bonita Bay are audit-level |
| s. 720.305, fines and suspensions | Fines up to $100 per violation and $1,000 in total unless the documents allow more; 14-day written notice; hearing within 90 days; a suspension may not block vehicle or foot access to the parcel, including parking | A gate cannot be used as an enforcement tool to keep an owner out |
| s. 720.3075(3), vehicles and vendors | Documents may not bar parking a personal vehicle, including a pickup, in the owner's driveway; may not bar a contractor for not being on a preferred vendor list | Gate staff may register vendors, but the HOA cannot force a preferred-vendor list |
| s. 720.3035, architectural control | The committee acts only on authority in the declaration, may not regulate interiors, and boards must adopt hurricane protection specifications | Matters for impact windows, shutters and pool cages |
| s. 720.3045, items not visible | An HOA may not restrict items not visible from the frontage, neighbors, common area or golf course | Common rule question in gated golf communities |
| s. 316.006, traffic on private roads | A city or county may take traffic jurisdiction over private roads by written agreement; an HOA board may elect it by majority vote | Decides who can enforce speed limits inside the gate |
| s. 190.012(2)(d), CDD powers | A CDD may provide "guardhouses, fences and gates" | A permission, not a payment: see the CDD table above |
Source: Florida Statutes 2025 on flsenate.gov (links in the table and in Sources); DBPR estoppel certificate fee schedule; read October 24 to 25, 2026.
Can an HOA use the gate to keep an owner out?
No. Under s. 720.305, an HOA's suspension may not block vehicle or foot access to the owner's parcel or the right to park. A gate can register guests and vendors, but the association cannot use it to lock an owner out as a penalty. Data updated: October 2026.
The statute also limits what a gate rule can do to vendors and vehicles. An association may not bar a personal vehicle, including a pickup, from the owner's driveway, and may not bar a contractor because the contractor is not on a preferred vendor list (s. 720.3075). If a fine is proposed, the process has a 14-day written notice and a hearing before a committee, and the hearing must be held within 90 days (s. 720.305).
Who enforces traffic laws on private roads in a gated community?
Whoever has agreed to. A city or county may take traffic jurisdiction over private roads by written agreement, and an HOA board may elect that by majority vote; for a city, that includes regulating access by security devices or personnel (s. 316.006). Data updated: October 2026.
Whether a given Bonita Springs HOA has such an agreement with the City or the Lee County Sheriff is not something we confirmed for any community, so ask the association. This is a question about legal authority on a road, and the answer does not describe how any neighborhood compares with another.
What changed for Florida HOAs in 2024 and 2025?
HB 1203 (2024, chapter 2024-221, effective July 1, 2024) changed how associations keep records, hold elections and handle fines; HB 983 (2025), a broad rewrite of chapter 720, died in committee; and HB 913 (2025) changed condominium law, not single-family HOAs. Data updated: October 2026.
HB 1203 passed 40-0 in the Senate and 110-0 in the House and was approved May 31, 2024. Highlights for buyers: online records for associations with 100 or more parcels from January 1, 2025, kept at least 7 years; director education (a certificate within 90 days of election and 4 or 8 hours a year depending on size); audits for associations with 1,000 or more parcels; a written fines process with a hearing within 90 days; and no fines for trash cans within 24 hours of pickup or for holiday lights. HB 983 would have added purchaser disclosures and died in the House Judiciary Committee on June 16, 2025, so this page cites no 2025 HOA disclosure change.
Does a gate lower homeowners or flood insurance in Bonita Springs?
A gate is a small credit at most. Florida's Insurance Consumer Advocate lists a gated-community discount, and some private carriers apply one, usually only to the non-hurricane part of the premium. Wind mitigation is the bigger lever, and the City's flood discount applies gated or not. Data updated: October 2026.
The Florida Department of Financial Services lists "Home in a Gated Community" among the discount types a homeowner can ask about, next to security and fire alarm discounts. That is consumer guidance, not a rate rule. Some private Florida carriers publish a gated-community credit, and the ones we read apply it to the non-hurricane part of the premium, which is not the part that drives most Southwest Florida premiums. The state's insurer of last resort lists wind mitigation, opening protection, building code compliance, roof construction and monitored alarm discounts, and no gated credit. This page names no carrier and prints no percentage, because a credit depends on the policy, the year and whether the home is a primary residence.
For flood coverage, FEMA's Community Rating System gives policyholders inside the City of Bonita Springs a 25 percent discount, which FEMA's table ties to a Class 5 community, and it applies whether or not the home is behind a gate. Ask your insurance agent for quotes with and without the gate credit, and ask for a wind mitigation inspection first.
Which gated communities sit in a flood zone?
Ten gated communities had sampled parcels in an A or V zone, from 26 of 30 at Cedar Creek and Paloma to 5 of 30 at Highland Woods; 17 had none. Vivid Shores returned no parcel layer match. A 30-parcel sample is a screen, not a flood determination. Data updated: October 2026.
| Community | Parcels sampled | In an A or V zone | FEMA zones (count) | Base flood elevations seen (ft, NAVD88) | Miles to Bonita Beach Park | Miles to I-75 exit 116 |
|---|---|---|---|---|---|---|
| Cedar Creek | 30 | 26 of 30 | AE 26, X 4 | 10 | 3.6 | 4.2 |
| Paloma (Grand Prix Drive) | 30 | 26 of 30 | AE 26, X 4 | None seen | 5.4 | 2.3 |
| Bonita Bay | 30 | 24 of 30 | AE 24, X 6 | 9, 10, 11 | 1.9 | 5.1 |
| Bonita Beach Club | 30 | 23 of 30 | AE 23, no result 7 | 12 | 2.5 | 7.5 |
| The Colony at Pelican Landing | 30 | 20 of 30 | AE 20, X 10 | 10, 11 | 4.0 | 6.7 |
| Bonita Isles | 30 | 19 of 30 | AE 19, X 9, no result 2 | None seen | 4.1 | 4.2 |
| Bonita Fairways | 30 | 16 of 30 | AE 16, X 13, no result 1 | 9 | 3.6 | 3.1 |
| Solis Grande | 30 | 16 of 30 | AE 16, X 14 | None seen | 6.7 | 0.6 |
| Pelican Landing | 30 | 7 of 30 | X 23, AE 7 | 10 | 3.9 | 5.6 |
| Highland Woods | 30 | 5 of 30 | X 25, AE 5 | 9 | 3.2 | 3.5 |
| Palmira | 30 | 0 of 30 | X 28, no result 2 | None | 8.1 | 2.0 |
| Vasari | 30 | 0 of 30 | X 30 | None | 5.7 | 0.8 |
| Bonita National | 30 | 0 of 30 | X 29, no result 1 | None | 11.1 | 4.9 |
| Hawthorne | 30 | 0 of 30 | X 30 | None | 4.7 | 2.5 |
| Vanderbilt Lakes | 30 | 0 of 30 | X 30 | None | 1.9 | 4.5 |
| Spanish Wells | 30 | 0 of 30 | X 30 | None | 3.2 | 3.0 |
| Worthington | 30 | 0 of 30 | X 30 | None | 7.2 | 1.1 |
| Village Walk | 30 | 0 of 30 | X 29, no result 1 | None | 9.1 | 3.0 |
| Hunters Ridge | 30 | 0 of 30 | X 29, no result 1 | None | 6.4 | 0.6 |
| Bonita Lakes | 30 | 0 of 30 | X 30 | None | 5.4 | 3.8 |
| Woods Edge | 30 | 0 of 30 | X 29, no result 1 | None | 2.4 | 4.0 |
| Bonita Landing | 30 | 0 of 30 | X 30 | None | 9.9 | 3.7 |
| Bonita Village | 30 | 0 of 30 | X 30 | None | 1.7 | 4.4 |
| San Remo (inside Palmira) | 30 | 0 of 30 | X 29, no result 1 | None | 8.5 | 2.3 |
| Valencia Bonita | 30 | 0 of 30 | X 30 | None | 10.0 | 3.8 |
| Seasons at Bonita | 30 | 0 of 30 | X 30 | None | 10.5 | 4.3 |
| Bonita del Sol | 30 | 0 of 30 | X 30 | None | 5.0 | 3.7 |
| Vivid Shores | 0 | No parcel layer match | Not available | Not available | Not available | Not available |
Source: FEMA National Flood Hazard Layer, queried October 25, 2026, for 30 random residential parcels per community (sample seed 20261025); Lee County Property Appraiser parcel layer. Distances are straight-line miles from each community's median parcel point, not driving miles. A 30-parcel sample is a screen, not a flood determination: pull the FEMA map and the elevation certificate for the exact address.
Distance from the water does not map one to one. Vanderbilt Lakes, 1.9 miles from Bonita Beach Park, had no sampled parcel in an A or V zone, while Paloma, 5.4 miles away, had 26 of 30. A zone X result does not mean no flood risk, and the zone for a ground-floor villa can differ from an upper-floor condo in the same building. Ask for the elevation certificate either way.
What do homes in Bonita Springs gated communities sell for?
Gated communities recorded 1,170 sales at a $640,000 median in the 12 months to September 25, 2026, against 867 sales at $520,000 outside them. The gap holds inside each home type, with gated single-family homes at $707,000 against $560,900 and gated condos at $507,500 against $476,250, while price per square foot is nearly level. Data updated: October 2026.
| Group | Recorded sales | Median price | Median per heated sq ft | Single family / condo |
|---|---|---|---|---|
| Gated communities | 1,170 | $640,000 | $315 | 655 / 467 |
| Not in a gated community | 867 | $520,000 | $312 | 424 / 420 |
| Gated, single family | 655 | $707,000 | $330 | 655 / 0 |
| Not gated, single family | 424 | $560,900 | $334 | 424 / 0 |
| Gated, condo | 467 | $507,500 | $285 | 0 / 467 |
| Not gated, condo | 420 | $476,250 | $278 | 0 / 420 |
Source: Lee County Property Appraiser parcel layer and qualified sale files, 12 months to September 25, 2026 (Lee County recorded sales). Single family and condo only; "not gated" means every other Bonita Springs parcel in the City limits and Bonita-address unincorporated Lee.
Price per square foot is nearly level ($315 gated against $312 outside; single family $330 against $334), so the median gap reflects which homes sold. The record does not isolate any effect of the gate.
| Price band | Gated sales | Not gated sales |
|---|---|---|
| Under $400,000 | 221 | 288 |
| $400,000 to $600,000 | 311 | 224 |
| $600,000 to $800,000 | 207 | 130 |
| $800,000 to $1,000,000 | 133 | 39 |
| $1,000,000 to $1,500,000 | 125 | 47 |
| $1,500,000 to $2,000,000 | 49 | 15 |
| $2,000,000 and up | 124 | 124 |
Source: Lee County recorded sales, 12 months to September 25, 2026 (price bands as the county file reports them).
Our math from the bands: 45.5 percent of gated sales (532 of 1,170) were under $600,000, against 59.1 percent outside (512 of 867), and 25.5 percent of gated sales (298 of 1,170) were $1,000,000 or more, against 21.5 percent (186 of 867).
How have prices moved by year in the largest gated communities?
Medians moved in different directions in the ten largest gated communities by parcel count. Read each cell as median recorded price with the number of sales in parentheses; 2026 runs through September 25, and mix between condos and houses moves a median without any change in what a given home is worth.
| Community | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|---|---|
| Bonita Bay | $1,175,000 (55) | $1,100,000 (156) | $1,272,500 (138) | $1,575,000 (168) | $1,175,000 (148) | $1,094,000 (154) |
| Pelican Landing | $439,950 (38) | $540,000 (128) | $664,500 (84) | $655,000 (88) | $711,250 (86) | $694,500 (66) |
| Village Walk | $478,950 (30) | $545,000 (88) | $575,000 (69) | $550,750 (64) | $522,500 (76) | $477,500 (58) |
| Spanish Wells | $460,000 (23) | $580,000 (85) | $594,000 (80) | $645,000 (59) | $640,000 (55) | $637,500 (59) |
| The Colony | $824,000 (18) | $1,200,000 (60) | $1,425,000 (63) | $1,075,000 (49) | $1,080,000 (59) | $2,300,000 (135) |
| Highland Woods | $352,500 (28) | $422,000 (110) | $438,500 (80) | $400,000 (67) | $397,000 (61) | $398,750 (40) |
| Valencia Bonita | $644,450 (60) | $736,275 (186) | $903,104 (173) | $800,000 (57) | $875,000 (59) | $808,000 (40) |
| Palmira | $460,000 (21) | $515,000 (72) | $700,000 (59) | $659,820 (40) | $632,000 (43) | $588,500 (42) |
| Bonita Fairways | $355,000 (15) | $360,160 (129) | $461,525 (46) | $438,376 (102) | $389,950 (56) | $335,000 (25) |
| Vasari | $675,000 (9) | $595,000 (55) | $650,000 (40) | $749,000 (33) | $510,000 (30) | $400,000 (31) |
Source: Lee County recorded sales by calendar year, 60 months to September 25, 2026. The Colony's 2026 median includes builder-direct sales (77 in the last 12 months by our estimate), which is why the figure jumps.
How wide is the price range inside each gated community?
Spread matters more than the median in a community that mixes condos and houses. The table shows the low, quartiles and median of each community's recorded sales, with the single-family and condo medians that explain the width.
| Community | Low | 25th percentile | Median | 75th percentile | Single family (sales at median) | Condo (sales at median) |
|---|---|---|---|---|---|---|
| Bonita Bay | $240,000 | $580,000 | $1,099,000 | $1,837,500 | 70 at $1,600,000 | 113 at $699,999 |
| Palmira | $275,000 | $400,000 | $578,500 | $695,000 | 33 at $590,000 | 17 at $570,000 |
| Vasari | $190,000 | $340,000 | $500,000 | $820,000 | 9 at $1,025,000 | 29 at $352,000 |
| Bonita National | $725,000 | $865,000 | $994,000 | $1,196,000 | 54 at $994,000 | none |
| Pelican Landing | $171,000 | $450,000 | $714,000 | $1,300,000 | 54 at $1,052,778 | 29 at $410,000 |
| The Colony | $425,000 | $1,150,000 | $2,150,000 | $3,125,000 | 1 at $2,100,000 | 145 at $2,150,000 |
| Hawthorne | $300,000 | $399,000 | $505,000 | $570,000 | 19 at $565,000 | 9 at $385,000 |
| Vanderbilt Lakes | $212,500 | $250,000 | $292,500 | $350,000 | 6 at $836,000 | 18 at $275,000 |
| Cedar Creek | $425,000 | $475,000 | $537,450 | $650,000 | 10 at $537,450 | none |
| Spanish Wells | $200,000 | $375,000 | $638,750 | $850,000 | 44 at $810,000 | 26 at $347,668 |
| Worthington | $180,000 | $225,000 | $543,750 | $639,000 | 21 at $600,000 | 7 at $190,000 |
| Village Walk | $315,000 | $425,000 | $482,500 | $650,000 | 77 at $482,500 | none |
| Highland Woods | $198,000 | $360,000 | $389,950 | $420,000 | 9 at $695,000 | 49 at $375,000 |
| Hunters Ridge | $200,000 | $337,500 | $408,000 | $465,000 | 32 at $418,250 | 5 at $385,000 |
| Paloma | $170,000 | $325,000 | $355,000 | $600,000 | 13 at $635,000 | 14 at $325,000 |
| Bonita Fairways | $250,000 | $300,000 | $360,000 | $440,000 | 14 at $460,000 | 18 at $307,500 |
| Solis Grande | $379,990 | $399,990 | $419,000 | $429,000 | 28 at $420,000 | none |
| Bonita Lakes | $175,000 | $780,000 | $925,000 | $970,000 | 11 at $925,000 | none |
| Bonita Isles | $450,000 | $497,000 | $529,900 | $770,000 | 13 at $529,900 | none |
| Bonita Beach Club | $455,000 | $460,000 | $589,125 | $690,000 | none | 8 at $589,125 |
| Woods Edge | $250,000 | $315,000 | $340,000 | $350,000 | 2 at $522,500 | 12 at $335,000 |
| Bonita Landing | $530,000 | $585,000 | $621,000 | $630,000 | 6 at $621,000 | none |
| Bonita Village | $535,000 | $535,000 | $630,000 | $630,000 | none | 3 at $630,000 |
| San Remo | $275,000 | $355,000 | $385,750 | $400,000 | 18 at $385,750 | none |
| Valencia Bonita | $520,000 | $702,500 | $829,000 | $1,000,000 | 53 at $829,000 | none |
| Seasons at Bonita | $417,500 | $460,000 | $562,500 | $710,000 | 40 at $562,500 | none |
| Bonita del Sol | $465,000 | $605,000 | $692,012 | $821,410 | 48 at $681,158 | none |
Source: Lee County recorded sales, 12 months to September 25, 2026. Pelican Landing's county row includes The Colony, so never add the two rows together. Vivid Shores had no recorded resale in the window.
How fast do Bonita Springs gated homes sell, and where is supply tight?
On the MLS, Bonita Isles was fastest at a median 8 days on market, then San Remo (28), Village Walk (30) and Bonita del Sol (30); Worthington (100), Bonita Fairways (96), Hawthorne (88) and Vasari (86) were slowest, among communities with 10 or more closings. Supply was thinnest at Bonita Isles (0.0 months), Bonita del Sol (1.0) and Paloma (1.4), and deepest at Highland Woods (9.2), Vasari (8.6) and Bonita Fairways (8.4).
The 12-month MLS median rose 37 percent at Bonita National and fell 44 percent at Vanderbilt Lakes, 37 percent at Worthington and 16 percent at Bonita Bay. Treat those as mix shifts first: a few more condo or golf-deeded sales in either window can swing a small community's median. Months of supply here is active listings on October 21 divided by the 12-month monthly closing pace.
Which gated communities in Bonita Springs sell under $500,000?
Eleven gated communities had an MLS median sold price under $500,000 in the 12 months to October 21, 2026. Village Walk had the most closings in this group at 77.
| Community | MLS closings | Median sold | Median days on market | Active listings | Months of supply |
|---|---|---|---|---|---|
| Vanderbilt Lakes | 33 | $305,000 | 63 | 9 | 3.3 |
| Woods Edge | 8 | $335,000 | 78 | 5 | 7.5 |
| Bonita Fairways | 27 | $339,000 | 96 | 19 | 8.4 |
| Worthington | 55 | $340,000 | 100 | 21 | 4.6 |
| San Remo | 20 | $387,500 | 28 | 3 | 1.8 |
| Vasari | 28 | $400,000 | 86 | 20 | 8.6 |
| Solis Grande | 24 | $405,495 | 48 | 5 | 2.5 |
| Highland Woods | 34 | $412,500 | 46 | 26 | 9.2 |
| Hunters Ridge | 34 | $412,500 | 38 | 5 | 1.8 |
| Paloma | 34 | $418,500 | 66 | 4 | 1.4 |
| Village Walk | 77 | $485,000 | 30 | 13 | 2.0 |
Source: Southwest Florida MLS (Matrix), Residential, ZIP 34133 to 34135, closed sales 12 months to October 21, 2026, active listings on that date (MLS).
Which gated communities in Bonita Springs sell between $500,000 and $1 million?
Fifteen gated communities had an MLS median between $500,000 and $1 million, the largest group. Bonita Bay is in it at $832,500 on the MLS, though the county record puts its median at $1,099,000, a gap explained in the last H3 of this section.
| Community | MLS closings | Median sold | Median days on market | Active listings | Months of supply |
|---|---|---|---|---|---|
| Bonita Isles | 13 | $529,900 | 8 | 0 | 0.0 |
| Cedar Creek | 11 | $535,000 | 40 | 4 | 4.4 |
| Hawthorne | 24 | $545,000 | 88 | 10 | 5.0 |
| Seasons at Bonita | 39 | $575,000 | 53 | 15 | 4.6 |
| Spanish Wells | 74 | $577,500 | 66 | 27 | 4.4 |
| Pelican Landing | 116 | $580,000 | 60 | 30 | 3.1 |
| Bonita Landing | 7 | $630,000 | 76 | 4 | 6.9 |
| Bonita del Sol | 23 | $635,000 | 30 | 2 | 1.0 |
| Bonita Village | 4 | $650,000 | 35 | 5 | 15.0 |
| Bonita Beach Club | 9 | $668,250 | 182 | 5 | 6.7 |
| Palmira | 38 | $725,000 | 63 | 13 | 4.1 |
| Bonita National | 97 | $750,000 | 60 | 28 | 3.5 |
| Valencia Bonita | 50 | $810,000 | 64 | 21 | 5.0 |
| Bonita Bay | 223 | $832,500 | 61 | 74 | 4.0 |
| Bonita Lakes | 16 | $927,500 | 64 | 7 | 5.2 |
Source: Southwest Florida MLS (Matrix), Residential, ZIP 34133 to 34135, closed sales 12 months to October 21, 2026, active listings on that date (MLS).
Which gated communities in Bonita Springs sell for $1 million and up?
Only The Colony at Pelican Landing has an MLS median above $1 million, at $1,235,000 on 82 closings. Closings above $1 million happened in twelve gated communities, though, and Vivid Shores has 7 active listings from $1,517,313 to $3,471,465 with no closings yet.
| Community | MLS median sold | Closings at $1 million or more | Active list range |
|---|---|---|---|
| The Colony | $1,235,000 | 53 of 82 | $469,000 to $5,950,000 |
| Bonita Bay | $832,500 | 99 of 223 | $325,000 to $5,649,000 |
| Pelican Landing | $580,000 | 29 of 116 | $349,000 to $4,990,000 |
| Bonita National | $750,000 | 25 of 97 | $359,900 to $1,395,000 |
| Valencia Bonita | $810,000 | 13 of 50 | $529,000 to $1,299,000 |
| Spanish Wells | $577,500 | 6 of 74 | $274,900 to $1,595,000 |
| Bonita Lakes | $927,500 | 5 of 16 | $839,900 to $1,388,000 |
| Palmira | $725,000 | 4 of 38 | $620,000 to $1,899,900 |
| Vasari | $400,000 | 3 of 28 | $272,000 to $1,999,000 |
| Bonita del Sol | $635,000 | 2 of 23 | $608,888 to $789,000 |
| Highland Woods | $412,500 | 1 of 34 | $299,000 to $1,099,000 |
| Vanderbilt Lakes | $305,000 | 1 of 33 | $256,000 to $1,265,000 |
| Vivid Shores | No closings | 0 of 0 | $1,517,313 to $3,471,465 |
Source: Southwest Florida MLS (Matrix), Residential, ZIP 34133 to 34135, closed sales 12 months to October 21, 2026, active listings on that date (MLS).
What kind of homes are inside the gates?
Gated Bonita Springs mixes single-family neighborhoods with condo-heavy rolls. The table counts residential parcels on the Lee County roll by type and the share with a pool; pool share comes from the property record, not from an amenity list.
| Community | Residential parcels | Single family | Condo | Pool share |
|---|---|---|---|---|
| Bonita Bay | 2,755 | 1,180 | 1,575 | 87% |
| Palmira | 922 | 667 | 255 | 74% |
| Vasari | 772 | 200 | 572 | 98% |
| Bonita National | 656 | 656 | 0 | 94% |
| Pelican Landing | 1,785 | 1,007 | 778 | 88% |
| The Colony | 1,189 | 18 | 1,171 | 52% |
| Hawthorne | 461 | 305 | 156 | 72% |
| Vanderbilt Lakes | 441 | 141 | 300 | 76% |
| Cedar Creek | 273 | 273 | 0 | 76% |
| Spanish Wells | 1,351 | 805 | 546 | 91% |
| Worthington | 349 | 279 | 70 | 70% |
| Village Walk | 1,652 | 1,652 | 0 | 51% |
| Highland Woods | 1,068 | 232 | 836 | 66% |
| Hunters Ridge | 560 | 450 | 110 | 51% |
| Paloma | 267 | 132 | 135 | 18% |
| Bonita Fairways | 672 | 265 | 351 (plus 56 mobile homes) | 42% |
| Solis Grande | 78 | 78 | 0 | 0% |
| Bonita Lakes | 267 | 267 | 0 | 73% |
| Bonita Isles | 225 | 225 | 0 | 28% |
| Bonita Beach Club | 197 | 0 | 197 | 100% |
| Woods Edge | 364 | 78 | 286 | 87% |
| Bonita Landing | 215 | 215 | 0 | 73% |
| Bonita Village | 80 | 0 | 80 | 100% |
| San Remo | 350 | 350 | 0 | 39% |
| Valencia Bonita | 993 | 993 | 0 | 37% |
| Seasons at Bonita | 547 | 547 | 0 | 35% |
| Bonita del Sol | 212 | 212 | 0 | 12% |
Source: Lee County Property Appraiser parcel layer, residential parcels, pulled October 25, 2026. Paloma shows 267 parcels on the roll; its association documents describe 331 homes, a difference we have not reconciled.
Bonita Beach Club is the one community where every parcel (100 percent) has a seawall or dock on the roll, and Cedar Creek shows 3 percent. Valencia Bonita, Seasons at Bonita, Bonita del Sol and Solis Grande are the newest rolls: their homes were built in the 2010s and 2020s.
How do recorded sales and MLS closings differ?
County recorded sales and MLS closings are two different counts of the same market, and this page labels each one. The county file counts qualified sales over $1,000 from the property appraiser, including builder-direct sales that never touch the MLS; the MLS file counts Residential closings in ZIP 34133 to 34135 through October 21.
We tracked both sets for each of the 28 communities and did not reconcile them record by record. The Colony shows the widest split: 146 county sales at $2,150,000 against 82 MLS closings at $1,235,000, and the county count includes 77 builder-direct sales by our estimate. Bonita Bay shows 184 county sales at $1,099,000 against 223 MLS closings at $832,500, and the two files select properties by different rules (parcel layer and subdivision names against MLS development name and ZIP), which we think accounts for part of the gap.
Which gated communities in Bonita Springs have golf, and which do not?
Twelve of the 28 gated communities have golf attached in some form, and sixteen have none. Golf comes bundled with every home, bundled by deed, tied to a mandatory social membership, offered as an optional membership, or played as public or semi-private golf. Data updated: October 2026.
| Golf model | Communities |
|---|---|
| Bundled (every home) | Highland Woods, Worthington, Vasari |
| Bundled by deed (golf or social-only lots) | Bonita National (866 golf-deeded homes) |
| Mandatory social, optional golf | Palmira (Renaissance Center Club), Hunters Ridge, and San Remo inside Palmira |
| Optional | Bonita Bay (Bonita Bay Club), The Colony (The Colony Golf and Country Club), Pelican Landing (The Nest) |
| Public or semi-private | Spanish Wells (27 holes), Bonita Fairways |
| No golf (16) | Village Walk, Hawthorne, Valencia Bonita, Cedar Creek, Bonita Lakes, Bonita Isles, Vanderbilt Lakes, Seasons at Bonita, Paloma, Woods Edge, Bonita Landing, Bonita Village, Solis Grande, Vivid Shores, Bonita del Sol, Bonita Beach Club |
Source: golf models as defined on our Bonita Springs golf communities page, from each club's and association's own documents, read October 24 to 25, 2026. 3 + 1 + 3 + 3 + 2 = 12 communities with a golf model (San Remo counted through Palmira); 28 less 12 leaves 16 without.
Amenity counts below are only what the club, association or builder publishes; "not stated" means the source gives no count. Bonita Bay Club membership cost is not published by the club. For fees, ratings and course detail, use the Bonita Springs golf communities page.
| Community | Golf | Tennis | Pickleball | Pools and fitness |
|---|---|---|---|---|
| Bonita Bay | Five courses (Club) | 16 Har-Tru | 15 | Geothermal zero-entry saltwater pool; nearly 20,000 sq ft of fitness space |
| Pelican Landing | Clubs separate from the assessment | 12 Har-Tru | 6 | Fitness center; community center |
| Palmira | 27 holes on 3 courses (separate golf club) | 8 | 4 | 2,800 sq ft heated lagoon pool; 75-foot lap pool; 5,000+ sq ft fitness center |
| Bonita National | 18 holes | 8 Har-Tru | Not stated | Main pool plus 3 satellite pools; fitness center and 3 dining venues |
| Highland Woods | 18 holes | 3 Har-Tru | 6 | Zero-entry resort-style pool; fitness center |
| Worthington | 18 holes | 5 Har-Tru | Count not stated | Activity center |
| Hawthorne | None | 2 | 1 court | 2 community pools and spas; 2 fitness rooms |
| Cedar Creek | None | Lighted courts (count not stated) | Not stated | Cabana pool and spa |
| Bonita Lakes | None | Har-Tru courts (count not stated) | Not stated | Resort-style pool; fitness center |
Source: Bonita Bay Club and Community Association, Pelican Landing Community Association, Palmira Master HOA and Renaissance Center Club, Bonita National packet dated 08.01.26, Highland Woods, Worthington, Hawthorne, Cedar Creek and Bonita Lakes association and club sites, read October 24 to 25, 2026.
Where are the gated condos and townhomes in Bonita Springs?
Condos outnumber single-family homes on the roll in ten gated communities, led by Bonita Bay with 1,575 condo parcels and The Colony with 1,171. A condo building can add its own association on top of the gate association, so ask which layers apply. Data updated: October 2026.
| Community | Condo parcels | 12-month recorded condo sales at median |
|---|---|---|
| Bonita Bay | 1,575 | 113 at $699,999 |
| The Colony | 1,171 | 145 at $2,150,000 |
| Highland Woods | 836 | 49 at $375,000 |
| Pelican Landing | 778 | 29 at $410,000 |
| Vasari | 572 | 29 at $352,000 |
| Spanish Wells | 546 | 26 at $347,668 |
| Bonita Fairways | 351 (plus 56 mobile homes) | 18 at $307,500 |
| Vanderbilt Lakes | 300 | 18 at $275,000 |
| Woods Edge | 286 | 12 at $335,000 |
| Bonita Beach Club | 197 | 8 at $589,125 |
| Hawthorne (coach homes) | 156 | 9 at $385,000 |
| Paloma | 135 | 14 at $325,000 |
| Bonita Village | 80 | 3 at $630,000 |
| Worthington | 70 | 7 at $190,000 |
Source: Lee County Property Appraiser parcel layer and qualified sale files, 12 months to September 25, 2026 (Lee County recorded sales). The Colony's condo count includes builder-direct sales (77 by our estimate across the community).
Gated condos recorded a $507,500 median against $476,250 for condos outside a gate. For a condominium, Florida law caps the approval fee at $150 per applicant; move-in rules for the towers are not public, so ask the building manager before you write an offer. Browse every Bonita Springs condo for sale, gated or not.
Are there new gated communities in Bonita Springs?
Three newer Bonita Springs communities are described as gated and sell new homes: Vivid Shores, Solis Grande and Bonita del Sol. Only Vivid Shores and Solis Grande carry a builder's own gate statement; none of the three publishes how its gate operates. Data updated: October 2026.
| Community | Builder and structure | Sales and listings | What is not published |
|---|---|---|---|
| Vivid Shores | Pulte and Stock; CDD created September 2025 by City Ordinance 25-11 | No closings in the window; 7 active listings, $1,517,313 to $3,471,465 (MLS, October 21, 2026) | Gate design and staffing |
| Solis Grande | Pulte; "Gated Community with No CDD" per the builder; unincorporated Lee County | 43 builder-direct recorded sales in 12 months at $419,000; 24 MLS closings at $405,495 | Gate operation |
| Bonita del Sol | Reported gated and HOA-run; gate details come from brokerage copy only | 82 recorded sales in 12 months at $692,012, 62 of them builder-direct; 23 MLS closings at $635,000 | Gate operation; association documents |
Source: Pulte and Vivid Shores CDD sites; Lee County recorded sales to September 25, 2026; Southwest Florida MLS (Matrix), 12 months to October 21, 2026 (MLS). Bonita del Sol is labeled "reported" because no association or builder page we read confirms its gate.
Vivid Shores' CDD budget for 2026-2027 carries a $3,750 off-site road line and no gate line. Buyers sign with the builder, and the association documents and CDD disclosure arrive with the purchase contract. For more builders and floor plans, see new construction in Bonita Springs.
Are there gated 55+ communities in Bonita Springs?
Valencia Bonita is the gated community on this page that is 55+ under its HOA rules, and it has a staffed gatehouse. Bonita Fairways contains one 55+ single-family neighborhood. Bonita National is not a 55+ community. Data updated: October 2026.
Valencia Bonita's rule is that at least one occupant of a leased home must be 55 or older (rules adopted October 2, 2025); we read the HOA's rules, not the recorded declaration. Its leases run seven months or more, once per 12 months. The two confirmed 55+ manufactured-home communities in the City, Imperial Harbor (deed restricted, no HOA) and Imperial Bonita Estates (a resident-owned co-op), are described on their own sites and are not among the 28 gated communities counted here. Ask each association for its current age rules before you offer.
Which gated communities in Bonita Springs have beach or water access?
Bonita Bay, Pelican Landing and Cedar Creek publish water access in their own materials: a private beach, an island beach by shuttle boat and a kayak dock on Spring Creek. Barefoot Beach has a Bonita Springs mailing address but is in Collier County. Data updated: October 2026.
| Community | Water or beach access published by the association or club |
|---|---|
| Bonita Bay | Private beach a short drive from the gates (Association); boat ramp at Riverwalk Park; kayak launches at Riverwalk Park and Spring Creek Park; Bonita Bay Marina billed separately |
| Pelican Landing | 34-acre Gulf island beach reached by shuttle boat; Estero Bay marina; kayak and canoe park on Spring Creek; 3 fishing piers |
| Cedar Creek | Kayak dock and storage rack on Spring Creek, with navigable access to Estero Bay and the Gulf |
| Bonita Beach Club | Gated enclave at the north end of Little Hickory Island; unit access codes |
Source: Bonita Bay Community Association and Club, Pelican Landing Community Association, Cedar Creek Property Owners Association and Bonita Beach Club association pages, read October 24 to 25, 2026.
The Colony's club site did not load when we checked, so this page makes no beach claim for it. Barefoot Beach is tagged Collier County and is not linked here; the county's Barefoot Beach Preserve is open to the public from 8 a.m. to sunset, with $10 parking without a Collier permit.
What are the options outside the gate in Bonita Springs?
Not every Bonita Springs neighborhood has a gate, and none of the following do. Imperial Harbor has no HOA, San Carlos Estates is run by a water control district, and several neighborhoods report no mandatory HOA on public streets. Data updated: October 2026.
| Option | What governs it | Published cost or fact |
|---|---|---|
| Imperial Harbor (55+, manufactured homes on owned land) | Civic Association administers deed restrictions; "no HOA or land lease"; optional Harbor Club | Over 650 homes |
| San Carlos Estates (acreage) | San Carlos Estates Water Control District maintains drainage and roads | $708.04 per assessed acre for 2026-27, up from $547.03; about $885 a year on 1.25 acres (our math) |
| Imperial Shores, Pirates Cove, Estero Bay Shores, El Dorado Acres, Bonita Farms | Public streets maintained by the City; no mandatory HOA reported | Street work paid from City taxes |
Source: Imperial Harbor; San Carlos Estates Water Control District FY2026-27 budget and 2025 House bill analysis; City of Bonita Springs public works news; read October 24 to 25, 2026. No-HOA reports for the five neighborhoods are brokerage-sourced and labeled "reported".
San Carlos Estates' 2026-27 levy is about 29 percent higher per acre than the 2025 figure (our math: $708.04 divided by $547.03), and the district holds $644,359 of its reserves for future road and weir improvements. No HOA does not mean no rules: deed restrictions, a district levy and City zoning still apply. The trade is simple: in a gated HOA you fund the guard, the gate system and repaving through dues and reserves, while on public streets those costs spread across City taxpayers. City voters also approved the 2026 bond referendum for land for the Bonita Estero Rail Trail, 8,971 yes to 4,175 no in the City's certified results. See Bonita Springs land for sale for acreage.
Gated communities often listed as Bonita Springs that are not
Several well-known gated communities carry a Bonita Springs mailing address or appear in Bonita Springs guides but sit in the Village of Estero, Naples, Fort Myers or Collier County. Each row names where it actually is. Data updated: October 2026.
| Name | Where it actually is | Domain Realty Group page |
|---|---|---|
| The Brooks | Village of Estero | Live page |
| Shadow Wood at The Brooks | Village of Estero | Live page |
| Lighthouse Bay at The Brooks | Village of Estero | Live page |
| Spring Run at The Brooks | Village of Estero, with a Bonita Springs mailing address | Live page |
| Copperleaf | Village of Estero | Live page |
| West Bay Club | Village of Estero | Live page |
| Coconut Point | Village of Estero | Live page |
| Rapallo | Village of Estero | Live page |
| Quail West | Naples | Live page |
| Mediterra | Naples | Live page |
| Pelican Bay | Naples | None |
| Shadow Wood Preserve | Fort Myers, ZIP 33908 | None |
| Barefoot Beach | Collier County, Bonita Springs mailing address | None |
Source: Village of Estero, City of Naples and Collier County jurisdiction records and each community's association site, read October 24 to 25, 2026; our communities index rulings.
The error runs both ways: Hawthorne is in Bonita Springs, though some syndicated directories file it under Estero. For the Village of Estero list, see Estero gated communities.
Talk to a Domain Realty Group gated community specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows homes across the gated communities on this page. Tell us the three or four you are weighing, and we will pull the disclosure summary, the estoppel, the lease rules and the gate and pavement reserve pages for each before you tour. Data updated: October 2026.
What that looks like in practice: we request the buyer packet at contract for the communities whose documents are owner-only, we map the gate credential steps for your address, and we check how a showing is registered at each gate. We tracked every gate rule, budget line and buyer form on this page so you can compare communities on the same terms.
★★★★★ "Kay Tarnowski is by far the best realtor we've had. She truly listened and worked diligently around the clock to answer questions in a timely manner. She quickly understood what we were looking for and always acted promptly to arrange showings. Kay was professional, responsive, proactive and patient. She was knowledgeable regarding the communities we considered and was helpful explaining relevant real estate issues. She would provide candid insight when asked. It was a pleasure to work with her. We strongly recommend Kay." Verified Google review. Cindy C, a buyer, on working with Kay Tarnowski of Domain Realty Group.
★★★★★ "We cannot say enough about Ashley Prescott! She is both knowledgeable and professional and always on top of things. She was available whenever we needed her for questions or concerns. She is the best realtor we've ever had by far! A gem!!" Verified Google review. Darlene Boyce, on working with Ashley Prescott of Domain Realty Group.
Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.
Start your search here:
- All Bonita Springs homes for sale
- Bonita Springs single family homes for sale
- Bonita Springs condos for sale
- Bonita Bay homes for sale, Bonita National homes for sale, Palmira homes for sale, Pelican Landing homes for sale, Spanish Wells homes for sale, Worthington homes for sale, Hawthorne homes for sale and Village Walk homes for sale
Ready to tour Bonita Springs gated communities?
Contact Domain Realty Group or call 239-441-2816, and a Bonita Springs agent will line up showings across the gated communities you choose; gatehouses need your name on the list before a showing, and we register you.
Own a home in a Bonita Springs gated community?
If you already own in one of these communities and want to know where your home stands against these recorded sales, Jesse and Marc's McGreevy and Comisar team will show you what your Bonita Springs home is worth.
Frequently asked questions about Bonita Springs gated communities
Short answers drawn from the tables above, current to October 2026.
How many gated communities are in Bonita Springs?
We count 28: 27 communities plus San Remo, which sits inside Palmira and uses its gates. Five are staffed around the clock, eight have staffed gatehouses with hours not published, one has a part-day attendant, six are unmanned, one uses a remote answering service, and six do not publish how their gates work.
What is a gated community?
A gated community controls vehicle entry to private streets with a gatehouse, callbox, code, transponder or app, and registers guests and vendors. In Bonita Springs the homeowners or master association pays for the gate and interior roads through dues and reserves, not a community development district line.
Is Bonita Bay a gated community?
Yes. Bonita Bay has two entrances, and its community association documents around-the-clock staffing at all entrances, the only community on this page to say so. The association lists 58 neighborhoods as of October 24, 2026. Guests enter by resident portal QR code, vehicle barcode or the Gatehouse Call Center.
Is Pelican Landing a gated community?
Yes. Pelican Landing has three gatehouses (North, Main and South), but its pages do not publish staffing hours. Its 2026 Privacy department budget is $1,681,730, or 13.9 percent of the $12,072,613 assessment budget (our math from the association's 2026 budget).
Is The Colony at Pelican Landing gated separately?
The Colony publishes its own Main Gate (23505 Via Veneto Blvd) and South Gatehouse plus an emergency rover, and uses TekControl with a central call-in number. Staffing hours are not published. Its county record sits inside Pelican Landing's, so never add the two sales rows together.
Is Bonita National a gated community?
Yes. Bonita National has a staffed guardhouse on Bonita National Boulevard, with hours and entrance count not published. Owners get 8 guest passes a year plus 4 off-season at $20 each. Golf is bundled by deed for 866 homes, and the community is not 55+.
Is Palmira a gated community?
Yes, with mixed staffing: the Main Gate House is staffed around the clock, while the East Gate is automatic and barcode only. San Remo and the Paloma at Palmira neighborhood sit inside. Guests use a dated pass registered by phone or DwellingLive.
Is Village Walk of Bonita Springs gated?
Yes, with a staffed gatehouse, though staffing hours are not confirmed by the association. The 2026 HOA budget carries a $329,033 guard service contract, about $199 per home (our math from our reading of the scanned budget). Guests register in DwellingLive.
Is Spanish Wells a gated community?
Yes, with three gates staffed differently. The Main Gate is staffed 24 hours a day, Cordova 8 a.m. to 4 p.m., and Marbella is not staffed. Every guest and vendor is registered in DwellingLive, with a QR code or paper pass at Marbella.
Is Valencia Bonita a gated community?
Yes. Valencia Bonita has one entrance on Bonita Beach Road with gatehouse staff, though hours are not published. It is 55+ under its HOA rules, which require at least one occupant of a leased home to be 55 or older.
Is Hawthorne in Bonita Springs gated?
Yes. Hawthorne is in Bonita Springs, though some syndicated directories file it under Estero. It has a gate keeper plus camera entrances at Main and Old 41 run through Envera. Open houses are registered 24 hours ahead, and guests are logged on a registration form.
Is Vasari a gated community?
Vasari describes a "24-hour manned gatehouse" on its club site. Guests give their name and the host member's name at the guard gate. The number of entrances is not published, and its resident credential and guest app are not published either. Golf is bundled with every home.
What is the difference between guard gated and gated?
Guard gated means a person staffs the gate, sometimes around the clock and sometimes for set hours. Gated alone can mean an unmanned callbox, code, transponder, app or remote answering service. Staffing is often mixed: Spanish Wells, Palmira and Hunters Ridge each staff some entrances and not others.
Which Bonita Springs gated communities have a guard 24 hours a day?
Five documents say so: Bonita Bay (all entrances), Palmira (Main Gate House only), Spanish Wells (Main Gate only), Hunters Ridge (main gate; the Bonita Grande Drive gate is closed 10 p.m. to 6:30 a.m.) and Vasari ("24-hour manned gatehouse"). Eight more have staffed gatehouses with hours not published.
How do delivery drivers get into a gated community?
It depends on the gate. Most communities ask the resident to register the delivery in a portal, app or guest list, and some set hours: Bonita Lakes bars deliveries from 7 p.m. to 7 a.m. without the owner's authorization. Check the guest-and-delivery table above for your community.
How do guests get into a gated community in Bonita Springs?
Residents pre-register guests, and the method is set by the community. Spanish Wells, Palmira and Village Walk use DwellingLive; Bonita Bay uses a portal QR code and vehicle barcodes; Bonita National issues $20 guest passes for 1 to 14 days; Pelican Landing uses an owner directive on file.
Can a renter get a gate pass?
Usually yes, once the lease is approved and the tenant is registered. Paloma files tenants on a Safe Passage form, and they use the owner's proximity cards; Palmira charges $10 for each renter barcode; Hunters Ridge issues a temporary gate pass to approved tenants.
Do you need HOA approval to buy in a Bonita Springs gated community?
It depends on the layer. Pelican Landing's master association does not approve sales, according to its estoppel form, but a neighborhood or condo association inside it may. Village Walk, Cedar Creek, Bonita National, Bonita Lakes and Palmira publish buyer applications.
How long does HOA approval take in Bonita Springs?
The documents read ask for 20 to 30 days before closing: Village Walk and Cedar Creek 20 days, Bonita National 30 days, and Bonita Lakes decides within a 30-day period. Send the application the week you go under contract, not the week before closing.
How much is an HOA estoppel certificate in Florida?
The current adjusted schedule is $299 for the base certificate, $119 expedited and $179 delinquent; the statute text says $250, $100 and $150 before the cost-of-living adjustment. It is due in 10 business days, valid 30 days (35 by mail), and must list every other association and any capital contribution.
What is a capital contribution, and is it legal in Florida?
It is a one-time charge an association collects when a home changes hands. Florida's ban on transfer-fee covenants does not reach lawful association charges (s. 689.28). Amounts in the documents read run from $750 (Vanderbilt Lakes multi-family) to $12,500 (Worthington), with Pelican Landing at $6,000.
What is a CDD fee, and does it pay for the gate?
A community development district fee is a special-district assessment billed on the tax bill under chapter 190. The statute permits a CDD to fund guardhouses and gates, but none of the CDD budgets we read carries a gate, guard or interior road line. The gate sits in HOA or master dues.
Which gated communities in Bonita Springs have low HOA fees?
Dated first-party figures are scarce. Vanderbilt Lakes publishes 2026 assessments from $255.28 to $1,408.69 a year by neighborhood, and Cedar Creek's 2026 dues are $2,800. For every other community, request the disclosure summary and the estoppel at contract, and compare master, neighborhood and club dues layer by layer.
Which gated communities in Bonita Springs sell under $500,000?
Eleven had an MLS median under $500,000 in the 12 months to October 21, 2026: Vanderbilt Lakes, Woods Edge, Worthington, Bonita Fairways, San Remo, Vasari, Solis Grande, Highland Woods, Hunters Ridge, Paloma and Village Walk. Medians move with the mix of condos and houses.
Are there gated 55+ communities in Bonita Springs?
Valencia Bonita is 55+ under its HOA rules and has a staffed gatehouse, and Bonita Fairways contains one 55+ single-family neighborhood. Bonita National is not 55+. The City's confirmed 55+ manufactured-home communities are not among the 28 gated communities counted here.
Are there gated communities in Bonita Springs without golf?
Yes, sixteen of the 28: Village Walk, Hawthorne, Valencia Bonita, Cedar Creek, Bonita Lakes, Bonita Isles, Vanderbilt Lakes, Seasons at Bonita, Paloma, Woods Edge, Bonita Landing, Bonita Village, Solis Grande, Vivid Shores, Bonita del Sol and Bonita Beach Club. The other twelve have a golf model.
Are there new gated communities in Bonita Springs?
Three newer communities sell new homes: Vivid Shores (Pulte and Stock, 7 active listings from $1,517,313 to $3,471,465), Solis Grande (Pulte, 43 builder-direct sales at $419,000) and Bonita del Sol (62 of 82 sales builder-direct, reported gated). None publishes how its gate works.
Can police pull you over in a gated community in Florida?
It depends on a written agreement. Under s. 316.006 a city or county may take jurisdiction over a private road by agreement, and an HOA board may elect it by majority vote. Whether a given Bonita Springs HOA has one varies by community, so ask the association.
Can an HOA lock an owner out at the gate?
No. Under s. 720.305 an HOA may suspend certain use rights after notice, but a suspension may not block vehicle or foot access to the home or the right to park. Driveway parking of personal vehicles and pickups is protected by s. 720.3075.
Does a gated community lower homeowners insurance?
At most by a small credit. Florida's Insurance Consumer Advocate lists a gated-community discount as a discount type, and some private carriers apply it only to the non-hurricane part of the premium. Wind mitigation matters more, and City flood policyholders keep a 25 percent discount, gated or not.
What are the downsides of living in a gated community?
The costs are factual: dues fund the guard, gate system and repaving; guests, vendors and contractors must be registered; buyer applications need 20 to 30 days; many communities limit leases; and guest passes can be capped, as at Bonita National.
Can you rent out a home in Paloma in Bonita Springs?
Yes, with limits. Owners who bought after August 20, 2025 may not lease in their first year. Leases run 3 to 12 months, no more than 15 percent of the 331 homes (50 leases) at once, with a $150 application 20 days ahead or $150 to expedite.
How much does it cost to join the Bonita Bay Club?
The club does not publish its membership cost, and this page does not estimate it. Golf at Bonita Bay Club is optional, not bundled with the home. For clubs that publish fees and ratings, see our Bonita Springs golf communities page.
Is Naples or Bonita Springs better for gated communities?
That depends on what you are comparing, and this page covers only Bonita Springs. Naples has its own gated communities, including Quail West and Mediterra, which some Bonita Springs guides list although they are in Naples. Compare each community's gate type, dues and rules directly.
Is the MLS gated filter accurate?
No. On October 24 and 25, 2026 two public IDX sites showed 337 and 654 "gated" Bonita listings from the same MLS. The checkbox is entered by the listing agent, and neighborhoods with no gate appear under the filter. Use the association's own documents to confirm a gate.
About Domain Realty Group in Bonita Springs
Domain Realty Group is a team of about 40 agents founded in 2008, serving Lee, Collier and Charlotte County, Florida, led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #1 in Bonita Springs and #5 in Florida.
Domain Realty Group 239-441-2816
Offices in Bonita Springs, Naples and Fort Myers:
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
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Sources
Every figure on this page traces to one of the sources below, read October 24 or 25, 2026 unless another date is shown. No competing brokerage, listing portal or IDX site is linked. Gate rules, fees, assessments and flood maps change, so verify any figure that drives a purchase decision against its source. The Vasari capital contribution comes from an association document on a third-party host.
County, city, state and federal records
- Lee County Property Appraiser, parcel roll and qualified sale files, 12 months to September 25, 2026
- Lee County parcel layer, site city, taxing district and coordinates, pulled October 25, 2026
- FEMA National Flood Hazard Layer, queried October 25, 2026
- FEMA Flood Map Service Center
- FEMA, Community Rating System
- City of Bonita Springs, FEMA CRS discount
- City of Bonita Springs, rental permits
- City of Bonita Springs, news and public works notices
- City of Bonita Springs, Imperial Shores Boulevard project
- City of Bonita Springs, 2026 city elections and certified results
- Collier County Parks, Barefoot Beach Preserve
- Florida DBPR, estoppel certificate fee schedule
- Florida Insurance Consumer Advocate, shopping for insurance tips
- San Carlos Estates Water Control District, FY2026-27 budget
- Florida House, 2025 HB 4033 analysis
Florida Statutes and bills
- Florida Statutes 2025, s. 190.012, CDD powers
- Florida Statutes 2025, s. 316.006, traffic jurisdiction
- Florida Statutes 2025, s. 689.28, transfer fees
- Florida Statutes 2025, s. 718.112, condominium bylaws
- Florida Statutes 2025, s. 720.303, association records and reserves
- Florida Statutes 2025, s. 720.3035, architectural control
- Florida Statutes 2025, s. 720.3045, items not visible
- Florida Statutes 2025, s. 720.305, fines and suspensions
- Florida Statutes 2025, s. 720.306, leasing and meetings
- Florida Statutes 2025, s. 720.3075, vehicles and vendors
- Florida Statutes 2025, s. 720.30851, estoppel certificates
- Florida Statutes 2025, s. 720.401, HOA disclosure summary
- Florida Senate, HB 1203 (2024) bill summary
- Florida Senate, HB 983 (2025) bill page
Associations, clubs and CDDs
- Bonita Bay Community Association
- Bonita Bay Club, amenities
- Bonita Bay parks
- Pelican Landing Community Association, 2026 budget
- Pelican Landing Community Association, fee schedule
- Pelican Landing Community Association, realtor information
- Pelican Landing Community Development Districts
- The Colony Foundation, directions and gates
- The Colony Foundation, real estate information
- Bonita National Golf and Country Club, realtor information (08.01.26 packet)
- Beach Road Golf Estates CDD
- East Bonita Beach Road CDD, FY2027 budget
- Palmira Master HOA
- Palmira community development districts
- Spanish Wells Community Association gate page
- Spanish Wells HOA 2, leasing information
- Spanish Wells HOA 2, real estate notes
- Hunters Ridge Community Association, documents
- Vasari Country Club
- Vasari CDD
- Highland Woods Golf and Country Club, real estate
- Worthington Country Club
- Worthington Country Club, 2026 fee schedule
- Valencia Bonita HOA
- Hawthorne HOA
- Village Walk of Bonita Springs, association site
- Village Walk, owner FAQ
- Village Walk, DwellingLive
- Village Walk CDD, FY2026-27 budget
- Cedar Creek Property Owners Association
- Vanderbilt Community Services Association
- Vanderbilt Lakes, SmartPass and gate entry
- Paloma, About Paloma
- Paloma, landlord and tenant information
- Bonita Fairways Community Association
- Bonita Lakes community site
- Bonita Isles HOA
- Bonita Beach Club
- Bonita Landing CDD
- Bonita Village CDD
- Imperial Harbor
Builders
Market data and news (not linked)
- Southwest Florida MLS (Matrix), Residential, ZIP 34133 to 34135, Active, Pending and Closed, pulled October 21, 2026.
- News-Press, August 18, 2026, report on the Bonita Springs rail-trail ballot question (supporting only).