Bonita Springs had the widest overall Ask-Bid Gap among the five featured cities in July. In the luxury tier, median active asking price per square foot sat 39.8% above recent sales.
Price / Sq Ft
$274
Median Sold Price
$470,000
Active Listings
743
Months of Supply
4.8
Bonita Springs recorded the widest overall Ask-Bid Gap among the five featured cities at 14.5%, and the distance between asking prices and recent sales varied widely by price range. The luxury tier above $1.5 million was widest at 39.8%, the entry tier below $400,000 ran 15.4%, and the two middle tiers were tighter. Its three-month rolling median and price per square foot also declined from last year.
For the regional picture and how Bonita Springs compares with the other four cities, see the Southwest Florida market report. Property-level figures reflect the August 3 data pull, while published inventory and months of supply reflect the July month-end reporting period, and figures may update as late transactions are recorded.
Key Takeaways
- Bonita Springs carried the widest overall Ask-Bid Gap among the five featured cities at 14.5%, and its luxury tier above $1.5 million ran 39.8%, meaning active asking price per square foot in that range sat well above recent luxury sales.
- On the three-month rolling series, the median was $540,000, down 1.6% year over year, while price per square foot was $299, down 4.5%. The single-month median fell 6.0% and single-month price per square foot fell 11.9%, both larger declines than the rolling figures.
- Closings declined 1.7%, while dollar volume rose 33.9% and the median price fell 6.0%. That combination indicates that higher-value transactions lifted total volume even as the midpoint of July’s sales moved lower.
- Active inventory fell 33.2% year over year to 743, the steepest inventory drop among the five featured cities, and months of supply eased to 4.8.
- Competitive Inventory was 1.7 months, well below the 4.8-month overall figure, and the Pending-to-Active Ratio was 20.7%, the lowest among the five featured cities.
New Listings, Active Supply, and What Is Coming to Market
Closed sales count transactions completed during July. The published pending-sales figure measures July contract activity, while Worthington’s property export provides a separate snapshot of homes still pending as of the August 3 pull.
New listings came in at 140 in July, down 19.5% from a year ago. Active inventory fell to 743, down from 1,112 a year ago, a 33.2% drop, the steepest inventory decline among the five featured cities. Months of supply came in at 4.8, using the standard 12-month sales pace. The active count has declined for more than a year as homes sold or left the market through other listing exits while new supply did not fully replace them.
Published pending sales were 112, down 1.8% year over year, roughly level with last July. Worthington’s August 3 address-matched export contained 153 pending homes against 739 active listings. That produced a Pending-to-Active Ratio of 20.7%, or about 21 pending homes for every 100 active listings, the lowest among the five featured cities, and equaled 97.0% of the recent three-month closing pace, also the lowest of the five. Showings per listing rose to 3.1 from 2.5 a year ago. Closings came in at 115, down 1.7% against last July on currently reported figures. That count remains preliminary and may update as late transactions are recorded.
Estimated Payment at the July 30 Mortgage Rate
The 30-year fixed-rate mortgage averaged 6.66% for the week of July 30, 2026, per Freddie Mac’s Primary Mortgage Market Survey. At Bonita Springs’ $470,000 median price, a buyer putting 20% down and financing $376,000 would carry a principal-and-interest payment of about $2,416 a month. Estimated principal and interest only, based on 20% down at a 30-year fixed rate of 6.66%. Property taxes, homeowners and flood insurance, HOA dues, closing costs, and other expenses are not included. Actual rates and payments vary.
Bonita Springs Single-Month and Rolling Price Measures Both Moved Lower
Median sale price and price per square foot measure different things, and the distinction matters more in Bonita Springs. Because its monthly transaction volume runs lower than Fort Myers, Cape Coral, or Naples, single-month medians here carry more variance, which is why Worthington also tracks a three-month rolling figure for this market.
The figures in the regional table above are single-month readings. On that basis, Bonita Springs’ median was $470,000 in July, down 6.0% year over year, and price per square foot was $274, down 11.9%. The steadier three-month rolling series showed smaller declines. Rolling median was $540,000, down 1.6% year over year, and rolling price per square foot was $299, down 4.5%.
Closings declined 1.7% while dollar volume rose 33.9% to $108.8 million and the median fell 6.0%. That combination indicates that higher-value transactions lifted total dollar volume even though the midpoint of July’s sales moved lower. The rolling median and rolling price per square foot also declined, though by less, so the weaker price readings were not limited to July’s single-month figures. Homes sold for a median 96.0% of their most recent asking price, the sold-to-list ratio, up from a year ago.
Relisted Bonita Springs Homes Took Longer and Sold Below Earlier Asking Prices
Worthington’s Re-list Rate shows how much of today’s active inventory has already been through an earlier listing attempt. One mechanical detail matters here: when a home relists, its days-on-market counter resets to zero, so a listing showing 15 days may have spent 200 or more days on the market during an earlier attempt. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly figures above.
Of Bonita Springs’ 739 active listings, 176 (23.8%) had an expired, withdrawn, or terminated listing in the past 12 months, down 0.5 points from June. Of those relists, 57.4% returned at least 3% below their earlier asking price. Among homes that closed in the last 120 days after relisting, the median earlier asking price was $624,900 and the median final sale price was $540,000, a $68,900 difference calculated per home. Those relisted homes carried a median 253 combined days on the market across both attempts, compared with 66 days for first-attempt homes that sold at a median of $555,000, the longest first-attempt pace among the five featured cities. That is why the prior listing record matters when weighing a home’s price against its true market exposure.
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Competitive Inventory Is Tight and the Ask-Bid Gap Varies Widely by Price Tier
Several supply numbers appear in this report, and they answer different questions rather than contradicting each other. Published months of supply is 4.8 on the standard 12-month pace. Competitive Inventory uses the more recent three-month pace and counts only active listings under 90 days on market that are either first-attempt listings or relists that returned at least 3% below their earlier asking price. Older listings and relists that returned without at least a 3% price reset are excluded.
Competitive Inventory Runs Far Below Bonita Springs’ Overall Supply
On that three-month pace, the all-listings figure is 4.7 months. Removing long-stale listings leaves 3.4 months. Applying the full Competitive Inventory filter brings it to 1.7 months. That 1.7-month reading means relatively few current listings meet the Competitive Inventory criteria. It is lower than the all-listings figure because older listings and relists without the required price reset are excluded. Older and previously listed inventory should be evaluated separately, especially where asking prices remain above recent sales. Fresh, first-attempt listings that sold did so in a median of 66 days.
The Bonita Springs Ask-Bid Gap Reaches 39.8% Above $1.5 Million
The Ask-Bid Gap compares current active asking price per square foot with recent sold price per square foot, as a percentage of recent sales. Bonita Springs sits at 14.5% overall, the widest among the five featured cities, and that overall figure masks a wide difference by price tier. Listings below $400,000 ran a 15.4% Ask-Bid Gap, the $400,000 to $750,000 tier ran 8.2%, and the $750,000 to $1.5 million tier ran 5.7%. The luxury tier above $1.5 million ran 39.8%, meaning median active asking price per square foot in that range sat well above the median from recent luxury sales, and it is where the widest distance between asking prices and recent sales sits.
That reading is close to June’s 40.2%, so the luxury distance has held rather than narrowed.
Florida’s homeowners insurance market has been recovering, with average requested rate increases easing from roughly 22% two years earlier to under 1% in the latest 2026 filing data. Insurance costs can vary considerably with replacement cost, construction, roof age, wind mitigation, and flood exposure, which matters along Bonita Springs’ coastal and flood-exposure corridors, so buyers should confirm coverage costs before writing an offer.
Regional Snapshot at a Glance
| City | Median Sold Price | Median YoY | Price/SF | Price/SF YoY | Active Listings | Active YoY | Months Supply | Months Supply YoY | Sold-to-List | Closed Sales | Closed YoY |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Fort Myers | $331,000 | -1.2% | $199 | -2.5% | 2,533 | -22.9% | 5.4 | -32.5% | 95.7% | 418 | -0.2% |
| Cape Coral | $393,000 | +12.3% | $222 | +3.7% | 2,486 | -27.9% | 4.9 | -37.2% | 97.9% | 520 | +7.7% |
| Estero | $507,500 | +11.1% | $245 | -0.4% | 471 | -29.1% | 3.8 | -40.6% | 96.7% | 95 | -9.5% |
| Bonita Springs | $470,000 | -6.0% | $274 | -11.9% | 743 | -33.2% | 4.8 | -45.5% | 96.0% | 115 | -1.7% |
| Naples | $615,000 | +4.2% | $337 | +5.0% | 4,138 | -22.9% | 5.5 | -36.8% | 95.0% | 664 | +9.0% |
| Southwest Florida | $395,000 | +1.3% | $231 | -0.4% | 15,456 | -22.9% | 5.6 | -34.1% | 96.5% | 2,580 | +5.4% |
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Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens
The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means fewer current listings meet the competitive criteria. A smaller Ask-Bid Gap means asking prices are closer to recent sales. A higher Re-list Rate means more current listings have already been through an earlier listing attempt. A higher Pending-to-Active Ratio means more homes are under contract relative to the number for sale.
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (Price/SF) | Pending-to-Active Ratio | Median Days to Contract, First Attempt | Median Total Days, Relisted |
|---|---|---|---|---|---|---|
| Fort Myers | 2.1 | 24.6% | 5.4% | 22.6% | 59 | 234 |
| Cape Coral | 2.1 | 21.7% | 6.6% | 28.4% | 47 | 208 |
| Estero | 1.5 | 22.4% | 2.8% | 26.4% | 58 | 253 |
| Bonita Springs | 1.7 | 23.8% | 14.5% | 20.7% | 66 | 253 |
| Naples | 1.8 | 23.1% | 7.9% | 21.2% | 65 | 242 |
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Source: FGCMLS. Full definitions are in Worthington’s market methodology. Worthington’s address-level metrics come from a property-level MLS export, a separate dataset from the published monthly counts, so the active total can differ slightly. Ask-Bid Gap is expressed as a percentage of recent sold price per square foot.
Bonita Springs Featured Communities: 120-Day Sales and Current Inventory
Community figures use a 120-day window for enough transaction volume, so they are not on the same basis as the city’s 12-month months of supply. Re-list Rate here carries a month-over-month point change, since June and July both match against expired, withdrawn, and terminated records.
Spanish Wells
Closings rose 10.7% while the median sold price fell 12.2%.
The community-wide $549,000 median moved lower this month on the closing mix. Spanish Wells is a resident-owned golf community made up of four sub-communities that trade at distinct price points, from lower-priced condos to higher-priced single-family homes, and that median blends all four. Buyers should focus comparable sales on the specific sub-community they are targeting.
View 5 more indicators
- Active Listings
- 29up 3.6% MoM
- Closings (Last 120 Days)
- 31up 10.7% MoM
- Pending Contracts
- 7down 30.0% MoM
- Re-list Rate
- 34.5%up 9.5 pts MoM
- Sellers Received (Median)
- 95.5% of final list pricedown 0.9 pts MoM
Bonita National Golf and Country Club
Active listings fell 18.2% while the median sold price held at $750,000.
The active pool asks a lower median than the $750,000 closed median because it skews toward condos and coach homes, while recent closings included more single-family homes. Bonita National is a bundled golf community developed by Lennar, with condos, coach homes, and estate homes, where deed type determines whether a property carries a full golf membership or social membership only. Buyers must verify deed type before using any comparable closing as a pricing reference.
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- Active Listings
- 27down 18.2% MoM
- Closings (Last 120 Days)
- 41down 12.8% MoM
- Pending Contracts
- 4down 50.0% MoM
- Re-list Rate
- 7.4%down 1.7 pts MoM
- Sellers Received (Median)
- 97.3% of final list priceup 0.2 pts MoM
Pelican Landing
Closings fell 25.0% while the median sold price rose 4.3%.
Within Pelican Landing proper, the $605,000 closed median and the active asking median sit closely aligned, and a Re-list Rate of 39.1% means a listing-history check is worth doing before offering. Pelican Landing is a coastal master community west of US-41 with a product mix from condos and villas to single-family estate homes. The Colony at Pelican Landing trades on its own footing at a much higher median and should be evaluated with its own comparables.
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- Active Listings
- 23down 14.8% MoM
- Closings (Last 120 Days)
- 45down 25.0% MoM
- Pending Contracts
- 5down 50.0% MoM
- Re-list Rate
- 39.1%up 2.1 pts MoM
- Sellers Received (Median)
- 95.2% of final list priceup 0.3 pts MoM
Seasons at Bonita
Closings rose 15.8% while the median sold price fell 1.8%.
Active listings ask a higher median than the $540,000 closed median, a distance that reflects a current pool weighted toward larger floor plans. Seasons at Bonita is an all-ages community built by D.R. Horton on Bonita Beach Road, with single-family homes and no condos. Sellers should price from closings of the same floor plan rather than the asking range.
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- Active Listings
- 11down 8.3% MoM
- Closings (Last 120 Days)
- 22up 15.8% MoM
- Pending Contracts
- 6down 25.0% MoM
- Re-list Rate
- 36.4%down 5.3 pts MoM
- Sellers Received (Median)
- 96.5% of final list priceflat MoM
Valencia Bonita
Closings fell 12.5% while the median sold price rose 1.0%.
The active pool skews toward the smaller villas, asking a lower median than the $785,000 closed median that larger single-family closings set, and Valencia Bonita had two pending homes against 16 active listings, a 12.5% Pending-to-Active Ratio. Valencia Bonita is a 55-plus community on Bonita Beach Road developed by GL Homes, pairing detached single-family homes with attached twin villas. Buyers and sellers should compare villas with villas and detached homes with similar detached-home sales.
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- Active Listings
- 16down 11.1% MoM
- Closings (Last 120 Days)
- 21down 12.5% MoM
- Pending Contracts
- 2flat MoM
- Re-list Rate
- 31.2%down 7.7 pts MoM
- Sellers Received (Median)
- 95.4% of final list pricedown 0.2 pts MoM
VillageWalk of Bonita Springs
Active listings fell 30.0%, while months of inventory declined to 0.8.
Inventory is exceptionally tight, with just 7 active listings against 36 closings over the past 120 days and 0.8 months of inventory, and none of the current active listings carry a prior expired, withdrawn, or terminated record. The active asking median sits above the $485,000 closed median, though active listings run smaller than recent closings. VillageWalk of Bonita Springs is an all-ages DiVosta community with an on-site town center and poured-solid concrete construction, so model, condition, and lake view matter more than size when selecting comparable sales.
View 5 more indicators
- Active Listings
- 7down 30.0% MoM
- Closings (Last 120 Days)
- 36up 2.9% MoM
- Pending Contracts
- 5down 37.5% MoM
- Re-list Rate
- 0.0%down 10.0 pts MoM
- Sellers Received (Median)
- 97.5% of final list priceup 0.3 pts MoM
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Frequently Asked Questions
Is Bonita Springs a good place to buy right now?
It depends heavily on price range. Entry, mid, and upper-mid listings ran Ask-Bid Gaps from 5.7% to 15.4%, closer to recent sold prices per square foot than the luxury tier. The luxury tier above $1.5 million ran a 39.8% Ask-Bid Gap, so buyers there should compare active asking prices closely with recent luxury sales at the property level.
Why isn’t my Bonita Springs home selling?
Start by comparing the asking price, condition, property type, membership or deed obligations, insurance costs, and marketing with the most relevant recent sales. If the home is above $1.5 million, the 39.8% tier-level Ask-Bid Gap makes recent property-level luxury sales especially important when evaluating the asking price. Relisted homes in Bonita Springs sold a median $68,900 below their earlier asking price.
How much below asking should I offer in Bonita Springs?
Offer strategy depends heavily on price tier. The citywide sold-to-list ratio was 96.0%, but that is a market summary rather than a rule for an individual offer, and the luxury tier carries a much wider distance between asking prices and recent sales. Recent comparable sales, property condition, listing history, and the Ask-Bid Gap within the price tier should guide the offer.
How long does it take to sell a home in Bonita Springs?
First-attempt listings that sold did so in a median of 66 days, the longest first-attempt pace among the five featured cities. Homes that relisted before selling took a median of 253 combined days.
How does Bonita Springs compare with the rest of Southwest Florida?
Bonita Springs had the widest overall Ask-Bid Gap among the five featured cities at 14.5%, with tier-level Ask-Bid Gaps ranging from 5.7% in the $750,000 to $1.5 million range to 39.8% above $1.5 million, and the steepest year-over-year inventory drop at 33.2%. Its single-month price figures fell more than its steadier rolling figures, and its Pending-to-Active Ratio, at 20.7%, was the lowest among the five featured cities.
The Bottom Line for Bonita Springs
Bonita Springs recorded the widest overall Ask-Bid Gap among the five featured cities at 14.5%. The luxury tier above $1.5 million had the widest tier-level Ask-Bid Gap at 39.8%, while the other tiers ranged from 5.7% to 15.4%. On price, the single-month median fell 6.0% while the steadier rolling median fell 1.6%, and dollar volume rose 33.9% even as the median declined, which indicates higher-value transactions lifted total volume while the midpoint of sales moved lower. Inventory fell 33.2% year over year, the steepest drop among the five featured cities. Luxury sellers should center pricing decisions on recent property-level comparable sales. For buyers, the lower tiers sit closer to recent sales, while the luxury tier and the older and previously listed inventory deserve close, property-level comparison.
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