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Arroyal Heights in Bonita Springs

Arroyal Heights
Homes for Sale in Bonita Springs, FL

By , Co-Founder, Momentum Realty · Updated October 20, 2026

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All 465 homes for sale in Bonita Springs, FL · median $445,000 · 430 homes for sale in 34135 · Lee County homes for sale

Community in Bonita Springs · Lee County · ZIP 34135
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Photo via Florida Gulf Coast MLS

Built fromLive Florida Gulf Coast MLS data12 years of closingsUpdated twice daily

As of October 2026, Arroyal Heights in Bonita Springs, FL has 2 homes for sale. As of October 2026, the MLS records 49 closed sales in Arroyal Heights in Bonita Springs, FL since 2014, the most recent in July 2026. Recorded prices since 2024 ran from $314,700 to $560,000 (median $450,000), on homes of 912 to 1,700 sq ft. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $7,190 ($6,520 with the full homestead exemption).

Live · Arroyal Heights Housing Pulse Florida Gulf Coast MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
0%
Under contract
Lee: 18% (1,646 of 9,225)
2 · 0
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 4 a year
Jon Brooks, Co-Founder of Momentum Realty
Jon's Read · written July 29, 2026

Arroyal Heights is a small, established pocket of Bonita Springs — 156 homes with a build range stretching from 1965 to 2020 and a median build year of 1981. That spread means pricing here is driven less by location and more by individual home condition, updates, and lot; two homes a block apart can carry very different price tags depending on what's been done to them.

The median price sits at $451,250, with a median price per square foot of $299.41 on a median living area of 2,139 square feet. Days on market are running just over 72, and the market heat score of 36 points to a measured, not frantic, pace of sales. Combined with a 38.8% year-over-year change in the small closings window tracked here, this reads as a market in transition — worth watching closely rather than assuming the recent trend simply continues.

Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.

The 60-Second Overview

Arroyal Heights blends decades of construction vintages into one compact Bonita Springs community, which means buyers here are really shopping individual homes and their condition more than a uniform product type.

Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.

Quick Match

Who Arroyal Heights is best for.

Best for

  • Buyers who want to evaluate homes individually and are willing to weigh condition and renovation history over a uniform build year
  • Buyers targeting a purchase near the current median price point in Bonita Springs and comfortable with a longer-than-instant days-on-market pace
  • Buyers looking for an established Lee County location without a dependence on community amenity packages

Probably not for

  • Buyers who want new or near-new construction as their baseline expectation
  • Buyers who need on-site amenities like a clubhouse or pool as part of the purchase
  • Buyers expecting a fast, high-heat sales pace based on the current market heat score
The Area Market

The market around Arroyal Heights

Arroyal Heights is too small for its own price trend, so here is the market around it.

In ZIP 34135, 571 homes are on the market and 24% are under contract — a steady corner of Bonita Springs.

Across Lee County, 7,579 homes are active and 1,646 pending (18% under contract).

In ZIP 34135 (Bonita Springs), 1,388 homes closed in the last 12 months at a median of $476K ($285/sq ft), up 0.3% year over year, with a median 67 days on market. Right now 463 active and 136 pending listings — a buyer's market. See the live ZIP 34135 housing market and the Lee County market.

ZIP and county figures describe the wider market, not Arroyal Heights specifically. Momentum Research analysis of MLS records.

Homes For Sale Right Now in Arroyal Heights

Live MLS inventory for Arroyal Heights. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.

Active · 34 daysTop listing
$530,000
4 bd · 2 ba · 1,828 sqft · built 2020
27580 Los Amigos LN, Bonita Springs, 34135
Listed by Premiere Plus Realty Company
Active · 42 days
$450,000
3 bd · 2 ba · 1,181 sqft · built 1978
27514 Playa Del Rey LN, Bonita Springs, 34135
Listed by Coldwell Banker Realty

Active and pending Arroyal Heights listings as of 2026-10-19, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.

The Strategy

The Arroyal Heights buying strategy.

If we were buying in Arroyal Heights today, this is the order of operations we would run for our clients.

1

Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Arroyal Heights.

The Quick Decision
Best Buy
Buyers comfortable evaluating condition and updates home-by-home rather than relying on subdivision-wide consistency.
Biggest Risk
Wide variation in build year (1965–2020) means inspection and renovation history matter more than usual.
Sweet Spot
Homes near the median living area of roughly 2,139 square feet in solidly updated condition.
Avoid If
You're seeking a community built around shared amenities, since none are currently identified here.
The Deep Dive

A community defined by condition, not conformity

With homes built between 1965 and 2020 and a median year built of 1981, Arroyal Heights doesn't offer the cookie-cutter consistency of a newer platted subdivision. The median living area of 2,139 square feet gives a sense of scale, but the real variable buyers will encounter is how well each home has aged or been renovated — that's the lever most likely to move a sale price up or down from the $451,250 median.

A homestead share of 55.4% suggests a meaningful portion of these homes are owner-occupied primary residences rather than pure investment or seasonal-use properties, which can affect how quickly a given listing comes to market and how it's been maintained. No community amenities are identified from current MLS listings, so this is a neighborhood built around the homes themselves rather than a shared amenity package — worth confirming directly if a clubhouse, pool, or similar feature matters to your search.

“

The location and the amenities are priced into every listing in Arroyal Heights. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a community this small and this varied in age and condition, pricing a home correctly — or evaluating whether a listing is priced correctly — takes more than a glance at the median. We look at each property's specific vintage, condition, and square footage against what's actually closing in Arroyal Heights, so you're not guessing on either side of the transaction.

The 15-Second Verdict

Arroyal Heights in 15 seconds.

Best forBuyers comfortable evaluating condition and updates home-by-home rather than relying on subdivision-wide consistency.
Biggest advantageA mid-$450s median in Bonita Springs paired with an established, low-turnover feel.
Biggest riskWide variation in build year (1965–2020) means inspection and renovation history matter more than usual.
Sweet spotHomes near the median living area of roughly 2,139 square feet in solidly updated condition.
Avoid ifYou're seeking a community built around shared amenities, since none are currently identified here.

What it really costs to own in Arroyal Heights

The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.

Property taxCurrent owners' bills run a median of $4,774/yr across 4 listings here (MLS tax records, 2026-10-20).
Home and flood insuranceThe average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction.
Roof and ageMedian build year 1999 across 4 listings. An original roof here would be about 27 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails.

Email me new listings in Arroyal Heights

One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about Arroyal Heights

Have a question about the homes, fees, rules or commute here? A Momentum agent who works Arroyal Heights will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Arroyal Heights homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Arroyal Heights.
In short
  • HOA status not on record. Verify any dues before you offer
  • Any club/amenity membership is billed separately

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Run Your Numbers

Tools for a Arroyal Heights buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxLee County millage and the homestead picture.Rent vs buyThe breakeven on owning in Arroyal Heights.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arroyal Heights sales matched to your home.

Selling in Arroyal Heights

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Arroyal Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.

What is your Arroyal Heights home worth?

Get a no-obligation home value based on real comparable sales in Arroyal Heights, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See all homes for sale in Bonita Springs →

Real comps, not an automated estimate.
The Verdict

Should you buy in Arroyal Heights?

An honest fit check. We will tell you when it is not your community.

Buyers who want to evaluate homes individually and are willing to weigh condition and renovation history over a uniform build yearExcellent fit
Buyers targeting a purchase near the current median price point in Bonita Springs and comfortable with a longer-than-instant days-on-market paceExcellent fit
Buyers looking for an established Lee County location without a dependence on community amenity packagesExcellent fit
Buyers who want new or near-new construction as their baseline expectationProbably not
Buyers who need on-site amenities like a clubhouse or pool as part of the purchaseProbably not
Buyers expecting a fast, high-heat sales pace based on the current market heat scoreProbably not

Data sources & freshness

Live listingsFlorida Gulf Coast MLS, refreshed twice daily (last: October 19, 2026)
Under-contract sharesFlorida Gulf Coast MLS records, as of 2026-09-20
Historical depthClosed-sale records back to 2014 (49 transactions analyzed)

Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.

Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.

Recent Developments in Arroyal Heights

Development, infrastructure, retail, and school activity affecting Arroyal Heights, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.

  1. September 2026
    Development

    Ritz-Carlton Residences, Estero Bay tops off second tower

    The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.

    What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 3 miles northwest of Arroyal Heights.

    Source: Gulfshore Business
  2. August 2026
    Development

    Audubon and Cameratta settle lawsuit over 10,000-home Kingston community

    Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.

    What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 10 miles northeast of Arroyal Heights.

    Source: Gulfshore Business
  3. July 2026
    Infrastructure

    New Big Carlos Pass Bridge opens in Lee County

    The new fixed-span Big Carlos Pass Bridge connecting the south end of Estero Island with Lovers Key officially opened and was dedicated June 30, 2026. The $90.8 million project replaces an older drawbridge and provides 60 feet of boat clearance along with bicycle lanes and sidewalks. Concrete from the demolished drawbridge was repurposed into an artificial reef offshore.

    What it may mean for the marketA new high-span bridge upgrades the coastal road connection and removes the delays associated with the former drawbridge. The project is about 8 miles west of Arroyal Heights, elsewhere in Lee County.

    Source: Gulfshore Business
  4. June 2026
    Retail & Dining

    High 5 Entertainment underway at Village Hub SportsPark in Estero

    Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.

    What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 6 miles northwest of Arroyal Heights, elsewhere in Lee County.

    Source: Gulfshore Business
  5. June 2026
    Retail & Dining

    Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant

    Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.

    What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 14 miles northwest of Arroyal Heights, elsewhere in Lee County.

    Source: Fort Myers Beach Observer
  6. May 2026
    Development

    Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway

    The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.

    What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 6 miles north of Arroyal Heights, elsewhere in Lee County.

    Source: Gulfshore Business

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Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

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More on Arroyal Heights

Common questions about Arroyal Heights

Where is Arroyal Heights?

Arroyal Heights is a community in Bonita Springs, Lee County, Florida, ZIP 34135.

Are there homes for sale in Arroyal Heights right now?

Yes — 2 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.

Does Arroyal Heights have an HOA or CDD?

No HOA is on record for Arroyal Heights in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.

Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.

Housing distress & ownership in Arroyal Heights, Bonita Springs

Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.

Active inventory in distress
0.0%
0 of 17 listings
Distress share trend — 0.0% now (2026-09-04 → 2026-10-09)

Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.

Every Home for Sale in Arroyal Heights Right Now (2)

All 2 active and pending Arroyal Heights listings with a detail page, newest first, refreshed twice a day from the MLS.

Nearby Communities

Explore more neighborhoods near Arroyal Heights with Momentum Realty’s local guides.

Spanish Harbor0.1 mi away · median $225K, 4 sales/12 moPirate S Cove0.2 mi away · 1 for saleBonita Bay Naples0.2 mi awayShannons0.2 mi away · 1 for salePolynesian Villas (Lee)0.3 mi awayHacienda East0.3 mi away · median $230K, 3 sales/12 moGull Haven0.4 mi away · median $730K, 3 sales/12 mo

Browse all neighborhood guides →

Thinking of selling in Arroyal Heights? 2 recorded closings (window ending 2026-09-20). See the Lee County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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