Southlands
Homes for Sale in Bonita Springs, FL
All 465 homes for sale in Bonita Springs, FL · median $445,000 · 430 homes for sale in 34135 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Southlands in Bonita Springs, FL has 1 home for sale. As of October 2026, the MLS records 18 closed sales in Southlands in Bonita Springs, FL since 2014, the most recent in January 2025.
Last 30 days in Southlands: 1 new listing (median asking $650,000). As of October 20, 2026, 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.
Southlands is a small, single-phase enclave of 29 homes, and with a build window running from 1994 to 2008 and a median year built of 2003, this is an established pocket rather than new construction. The story here is size: a median living area of just under 3,919 square feet puts these homes well above typical subdivision scale, and that square footage, along with lot placement and finish level, is what separates one listing from the next more than age does.
With no closings recorded in the current window, there is not enough transaction volume to read a market rhythm or pricing trend with any confidence. A 69% homestead share tells us the majority of these homes are owner-occupied rather than held as investment or seasonal property, which tends to mean listings come to market only when an owner is ready to move, not on a seasonal or rental-driven cycle.
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
Southlands is a compact community of larger-format homes in Bonita Springs, built out over roughly a decade and a half with no new construction currently in the mix.
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.
Who Southlands is best for.
Best for
- Buyers prioritizing square footage and a larger floor plan over community amenities
- Buyers comfortable evaluating an established home's condition and updates on a case-by-case basis
- Buyers seeking a smaller, quieter enclave rather than a large master-planned community
Probably not for
- Buyers who want new construction or a builder warranty
- Buyers expecting a clubhouse, fitness center, or organized community amenities
- Buyers who need a deep pool of recent local sales to shape their offer strategy
The market around Southlands
Southlands 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 Southlands specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Southlands
Live MLS inventory for Southlands. 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 and pending Southlands 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 Southlands buying strategy.
If we were buying in Southlands today, this is the order of operations we would run for our clients.
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.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
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 Southlands.
Scale over count
At 29 homes, Southlands is not a community you shop by inventory volume — you shop it by finding the specific floor plan and lot that fit. The median living area near 3,919 square feet signals these are larger homes built for space, and the 1994–2008 construction range means buyers will encounter a mix of original finishes and updated interiors depending on when a given owner last renovated.
There is no community amenity package identified from current MLS listings, so anything resembling shared recreation, gates, or clubhouse access is not part of the value proposition here — the draw is the home itself and its footprint, not a bundled lifestyle amenity.
The location and the amenities are priced into every listing in Southlands. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with zero recorded closings in the current window, pricing a home correctly or evaluating an asking price requires pulling comparables from a wider radius and adjusting for square footage and finish level rather than leaning on recent Southlands sales alone — that is the kind of read we do before a number ever goes on paper.
Southlands in 15 seconds.
Email me new listings in SouthlandsHomes for Sale
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.
Ask an agent about SouthlandsHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works SouthlandsHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $600/year (about $50/month) · median of 45 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $600 a year ($50 a month) — the median AssociationFee across 45 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Southlands buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Southlands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southlands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southlands home worth?
Get a no-obligation home value based on real comparable sales in Southlands, 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 →
Should you buy in Southlands?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 19, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (18 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 Southlands
Development, infrastructure, retail, and school activity affecting Southlands, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
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 2 miles northeast of Southlands.
Source: Gulfshore Business - August 2026Development
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 project is about 12 miles east of Southlands, elsewhere in Lee County.
Source: Gulfshore Business - July 2026Infrastructure
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 4 miles northwest of Southlands, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & 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 5 miles north of Southlands, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & 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 10 miles northwest of Southlands, elsewhere in Lee County.
Source: Fort Myers Beach Observer - May 2026Development
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 5 miles northeast of Southlands, elsewhere in Lee County.
Source: Gulfshore Business
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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See how Southlands fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Southlands
Where is Southlands?
Southlands is a community in Bonita Springs, Lee County, Florida, ZIP 34135.
Are there homes for sale in Southlands right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Southlands have an HOA or CDD?
No HOA is on record for Southlands 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 Southlands, Bonita Springs
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
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 Southlands Right Now (1)
All 1 active and pending Southlands listings with a detail page, newest first, refreshed twice a day from the MLS.
- 24908 Fairwinds Ln · $650,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Coldwell Banker Realty
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Bonita Springs guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Nearby Communities
Explore more neighborhoods near Southlands with Momentum Realty’s local guides.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.