HOA, Lee County taxes, insurance, and all-in monthly totals for three buyer scenarios at Valencia Bonita in Bonita Springs. GL Homes new construction resort community — the complete cost picture.
Valencia Bonita's HOA is typically quoted at $400–$600/month. That covers the community's amenity infrastructure and operations. But the Lee County tax rate adds $505/month on a $500K home, and insurance in post-Ian Lee County adds another $350–$550/month. The true all-in is substantially higher than the HOA alone. Here are the real numbers.
Most Valencia Bonita parcels carry no CDD assessment. This is meaningful: comparable GL Homes communities in Collier County that do have CDDs add $125–$250/month to their carrying cost. Valencia Bonita's no-CDD structure simplifies the fee picture and makes the HOA quote a reliable starting point for cost calculation.
| Cost Component | Annual | Monthly |
|---|---|---|
| HOA (GL Homes Valencia Bonita) | $4,800–$6,000 | $400–$500 |
| CDD | None | — |
| Lee County property tax (homestead yr 2+) | $5,557–$5,864 | $463–$489 |
| Homeowners insurance (newer construction, inland Lee) | $3,600–$6,000 | $300–$500 |
| True all-in monthly | $13,957–$17,864/yr | $1,163–$1,489 |
| Cost Component | Annual | Monthly |
|---|---|---|
| HOA | $4,800–$7,200 | $400–$600 |
| CDD | None | — |
| Lee County property tax (homestead yr 2+) | $7,207–$7,614 | $601–$635 |
| Homeowners insurance | $4,200–$7,000 | $350–$583 |
| True all-in monthly | $16,207–$21,814/yr | $1,351–$1,818 |
| Cost Component | Annual | Monthly |
|---|---|---|
| HOA | $4,800–$7,200 | $400–$600 |
| CDD | None | — |
| Lee County property tax (homestead yr 2+) | $8,857–$9,364 | $738–$780 |
| Homeowners insurance (premium construction, inland Lee) | $5,000–$8,500 | $417–$708 |
| True all-in monthly | $18,657–$25,064/yr | $1,555–$2,089 |
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Talk to a Specialist →Valencia Bonita is active new construction and GL Homes uses their own purchase contract — not the standard Florida residential AS-IS contract. Builder contracts differ meaningfully from resale contracts in deposit structure, contingency rights, and exit provisions. Before signing anything at a GL Homes sales office, have a real estate attorney or experienced buyer's agent review the contract. Builder incentives (design center credits, rate buydowns) are real but negotiated on a phase-by-phase basis and change frequently.
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Valencia Bonita (Lee County) and Valencia Trails (Collier County) are GL Homes' comparable new construction 55+ communities. At $700K: Valencia Bonita Lee County taxes ~$601–$635/month; Valencia Trails Collier County taxes ~$385–$430/month. The $170–$250/month Lee vs Collier tax gap partially explains Valencia Trails' higher purchase prices. Over 20 years at $200/month: $48,000 cumulative difference — partially offsetting the $100K–$150K Collier price premium.
We can run side-by-side true cost numbers for Valencia Bonita vs Valencia Trails or any other community you're evaluating.
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