Thirty homes sold in just two and a half weeks—before a single one was even finished. Vivid Shores, Bonita Springs’ most anticipated new community, is generating unprecedented buzz, but is the hype justified? In this video, I break down the real pricing, hidden fees, and everything else you need to know before considering this luxury development.

Watch the full breakdown below, then keep reading for detailed pricing, community features, and links to learn more.

Thirty homes sold in just two and a half weeks—before a single one was even finished being built. That’s the kind of demand we’re seeing at Vivid Shores, the most anticipated new community inside Bonita Springs right now. With only about two homes physically under construction on over 1,000 acres of land, you might be wondering: what’s driving this kind of interest? Is the hype justified, or are buyers overpaying for a promise? In the video above, I walk through everything you need to know about this brand new luxury development, including real pricing with lot premiums, the fees nobody talks about upfront, and yes—the fact that this community is being built on a former stone quarry. I’m Rick Harrison, and my team and I have helped over 100 families buy and sell real estate here in Southwest Florida. I don’t just read the sales brochures—I do the research, ask the hard questions, and give you the honest breakdown so you can make a smart decision about whether Vivid Shores is right for you.

What You’ll Learn About Vivid Shores

Complete pricing breakdown for Pulte Homes and Stock Development floor plans with actual lot premiums
Hidden fees and closing costs including HOA, CDD, and mandatory food and beverage minimums
Why building on a former quarry site is actually an advantage in Southwest Florida
Resort-style amenities included in your monthly fees at the 13-acre lakefront campus
How early buyers at new communities like Vivid Shores can see real appreciation
Which floor plans offer the best value in each builder’s lineup

Vivid Shores Overview: Location and Vision

Vivid Shores is a 1,031-acre gated lakefront community being developed in Bonita Springs, positioned perfectly between Fort Myers and Naples. When fully built out, it will feature 451 home sites arranged around a stunning 117-acre crystal-clear lake—which is actually the centerpiece of the former quarry. The location gives you easy access to both the Fort Myers corridor and Naples’ beaches and dining, making it ideal for anyone relocating to Southwest Florida who wants that balance of convenience and resort-style living.

There are two builders constructing homes here, and this is important to understand: Pulte Homes and Stock Development. Stock Development is a completely separate company—they’re an independent luxury builder based in Naples with their own reputation for high-end custom homes in Southwest Florida. They are not affiliated with Lennar or WCI, which is a distinction worth noting because Stock has built their own brand around customization and luxury finishes. Each builder brings a different product and price point to the community, which actually gives buyers more options depending on budget and preferences.

Pulte Homes: Aqua Series Breakdown

Let’s start with Pulte’s more affordable product line, the Aqua series. These homes sit on 52-foot lots and come with four different floor plans. The Brixton offers three to four bedrooms, three to three and a half bathrooms, and 2,366 to 2,411 square feet of air-conditioned living space, starting at $755,000. The Brixton Grand steps up to four to five bedrooms, four to four and a half bathrooms, and 3,334 to 3,379 square feet, starting at $925,000.

The Regency floor plan provides three bedrooms, three and a half to four and a half bathrooms, and 2,512 to 2,827 square feet at $805,000. The Regency Grand is the largest in this series with five bedrooms, four and a half to five and a half bathrooms, and 3,665 to 3,854 square feet, starting at $1,005,000. All Aqua series homes include a two-car garage, and that square footage range you see isn’t just marketing fluff—it represents real structural flexibility you can choose during the build process.

Here’s the critical part: those are base prices only. They do not include lot premiums or any upgrades. For the Aqua series, lot premiums currently range from $60,000 up to $260,000 depending on the home site you select. A standard interior lot will be on the lower end, but if you want a lake view, garden view, or private setting, you’re paying significantly more. So that Brixton starting at $755,000? Realistically, you’re looking at around $815,000 to over $1 million all-in before you touch a single upgrade or customize anything.

Pulte Homes: Sapphire Series Floor Plans and Pricing

The Sapphire series sits on larger 66-foot lots, and this is where Pulte really opens up the options with nine different floor plans. The Aventura—one of my personal favorite Pulte designs—offers three bedrooms, three and a half bathrooms, and 2,658 to 2,708 square feet, starting at $865,000. The Aventura Grand expands to four to five bedrooms, four and a half to five and a half baths, and 3,835 to 3,885 square feet at $1,080,000.

The Regalia provides three bedrooms, three to four bathrooms, and 2,675 to 2,831 square feet at $876,000, while the Regalia Grand goes to four to five bedrooms, four to six bathrooms, and 3,918 to 4,074 square feet starting at $1,100,000. The Leighton floor plan features three to five bedrooms, three and a half baths, and 2,983 to 3,028 square feet at $897,000. The Leighton Grand offers four to five bedrooms, four and a half baths, and 4,059 to 4,104 square feet at $1,097,000.

Moving up, the Madera has three bedrooms, four baths, and 3,020 to 3,075 square feet at $928,000, while the Madera Grand provides four bedrooms, five baths, and 4,033 to 4,088 square feet starting at $1,118,000. Finally, the Sanibel is Pulte’s largest plan at Vivid Shores, offering four to six bedrooms, four and a half to seven and a half bathrooms, and a massive 4,351 to 5,179 square feet, starting at $1,119,000. Every Sapphire home comes with a three-car garage standard.

Now let’s talk lot premiums on the Sapphire side, because this is where it gets significant. Premium lake lots currently range from $698,000 to $825,000 in premiums alone. Even partial water view and oversized lots are running $219,000 to $379,000. So your real all-in cost on the Sapphire series starts around $1.1 million and can push well past $2 million before you touch a single upgrade, choose flooring, or pick out countertops.

Stock Development: Indigo and Cobalt Luxury Series

On the luxury side, Stock Development is building two series at Vivid Shores: the Indigo series on 76-foot lots and the Cobalt series on 90-foot lots. All this pricing is Phase One effective as of March 2026 and is subject to change based on demand and market conditions. The Indigo series includes four floor plans. The Cummington 3 offers three bedrooms, three baths, 2,700 square feet of living space and 4,600 total square feet, starting at $1.3 million. The Madison 2 provides four bedrooms, four and a half baths, 3,000 square feet of living and almost 4,800 total, starting at $1.4 million.

The Chandler 5 features four bedrooms, four and a half baths, 3,100 square feet of living and 4,800 total at $1.45 million, while the Sterling 4 offers four bedrooms, four baths, 3,300 square feet of living and over 5,100 total, starting at just under $1.5 million. All Indigo homes include great rooms, study options, bonus rooms, outdoor living areas, and three-car garages. You’re getting 10-foot minimum ceilings, cement tile roofs, impact-rated windows, and 400-amp electrical service—these are genuinely well-built luxury homes with high-end standard features.

Indigo lot premiums currently range from $195,000 to $395,000, so your real all-in price before upgrades is roughly $1.55 million to $1.87 million. The Cobalt series on 90-foot lots includes three floor plans. The Gardenia offers four bedrooms, four and a half baths, 3,700 square feet of living space and 5,600 total, starting at $1.68 million. The Margo 4 provides four bedrooms, four and a half baths, 3,900 square feet of living and 5,700 total at $1.7 million. The Gardenia 2 features four bedrooms, four and a half baths, 4,000 square feet of living and nearly 5,900 total at $1.8 million.

Cobalt lot premiums range from $395,000 up to $875,000 for the premium lakefront positions, which puts your all-in price at roughly $2.08 million to $2.68 million before upgrades. One thing that genuinely makes Stock stand out is that their homes are nearly fully customizable beyond basic structural options. We’re talking cabinet styles, colors, handles, countertops, flooring, fixtures—you name it, they can customize it. That’s a real advantage if you want your home to reflect your personal style from day one. But here’s the reality check: with that level of customization plus lot premiums, you can very easily push four to five million dollars or more on the Stock side, depending on how far you want to go.

The Real Cost: Fees, Assessments, and What You Pay Beyond Purchase Price

This is where a lot of buyers get caught off guard, and it’s exactly the kind of detail that an on-site sales representative isn’t going to walk you through in depth. On the Pulte side, you’ve got two ongoing cost layers: HOA and CDD. For the Aqua series, the HOA runs approximately $547 per month, and the CDD adds about $2,965 per year to your tax bill. When you combine those, you’re looking at roughly $9,529 per year in fees, which is about $794 per month.

For the Sapphire series, the HOA is approximately $563 per month, and the CDD adds about $3,628 per year to your tax bill. Combined, that’s roughly $10,384 per year, or about $865 per month. Before you even get your keys, every Pulte buyer pays one-time closing costs: a $3,500 initial contribution, a $5,500 amenity fee, and a prorated $750 food and beverage minimum. That’s approximately $9,750 out of pocket at closing on top of your down payment.

One important note about that food and beverage minimum: it kicks in once the restaurant opens to residents, must be used in the same calendar year, and is not transferable. If you don’t use it, you lose it. There is currently a $30 per month HOA credit in effect until the resort pool and amenity building open to residents—that’s a temporary offset, not a permanent reduction in your fees.

On the Stock Development side, the fee structure has several layers. At closing, you’ve got one-time costs: $500 initial contribution, $5,500 amenity fee, and a $3,500 one-time contribution—about $9,500 before you get your keys. For ongoing annual costs, there’s an HOA quarterly assessment of about $1,757, which is roughly $7,026 per year. The CDD annual assessment is approximately $4,266. The debt annual assessment runs about $3,600. The mandatory annual food and beverage minimum is $750, and there’s an annual association assessment of $500.

When you add all that up on the Stock side, you’re looking at approximately $16,144 per year, or about $1,345 per month in fees alone. There’s currently a $30 per month HOA credit until the resort pool and amenity building are open, and there’s a $2,000 resale assessment that hits the seller if you ever sell your home. I want to give you context here: not every new construction community has CDD fees. The community I personally moved into does not, but it also doesn’t have a resort-style amenity center or the infrastructure Vivid Shores is building. There’s a direct tradeoff—CDD fees fund the amenities and infrastructure that make a community feel like a resort. You’re not paying for nothing, but you absolutely need to know what you’re signing up for before you sign anything.

Resort-Level Amenities: What Your Fees Actually Buy

So what do all these fees actually get you? The amenity package at Vivid Shores is substantial. The community is building a 13-acre lakefront amenity campus featuring a 14,000-square-foot clubhouse, resort-style pool plus a lap pool and resistance pool, eight pickleball courts with four of them covered, two Har-Tru tennis courts, bocce ball courts, an indoor/outdoor restaurant and bar, a wine tasting room, fitness center with saunas, a wellness center, dog park, walking and biking trails, and lakeside boat dock access on that 117-acre lake.

This is not a retention pond with a sidewalk around it—this is legitimate resort-level infrastructure that you’d expect to find at a high-end country club. The food and beverage component with the restaurant and wine room is particularly appealing for people who want that social aspect built into their community. The covered pickleball courts are a huge draw in Southwest Florida where the sport has exploded in popularity, and having that 117-acre lake with boat dock access is something most communities in this area simply cannot offer.

The Quarry Question: Why This Is Actually an Advantage

Let’s address the elephant in the room, because I’ve already had people reach out concerned about the fact that Vivid Shores is being built on a former stone quarry. I understand the concern, but let me give you the facts. Some of the most desirable and expensive communities in Southwest Florida were built on former quarry sites. The best example is one you probably already know: The Quarry in Naples.

The Quarry is an 830-acre gated community built on a former limestone quarry. Those quarry pits filled with spring-fed water and became a 320-acre lake. Today, The Quarry is ranked in the top 4% of communities globally, and homes there have sold for $500,000 to over $7.5 million. Here’s the connection: The Quarry was built by Centex Homes, which is now Pulte Homes—the same company building at Vivid Shores. They’ve done this exact transformation before and proven the model works.

Quarry sites actually offer advantages in flat Florida. You get deep, crystal-clear lakes instead of murky retention ponds. You have unique elevation changes that create more interesting lot topography and better views. There’s a stable bedrock foundation, which is excellent for construction. And there’s scarcity—you can’t manufacture a quarry site. Once it’s developed, there aren’t more coming. That scarcity, combined with the natural beauty of the water feature, is exactly what drives long-term value appreciation in communities like this.

Key Takeaways: Is Vivid Shores Worth the Investment?

Vivid Shores offers two distinct builder options with Pulte Homes starting in the mid-$700,000s and Stock Development starting at $1.3 million
Lot premiums add $60,000 to $875,000 depending on location and view, making actual all-in pricing significantly higher than advertised base prices
Monthly fees range from approximately $794 to $1,345 depending on which builder and series you choose, plus one-time closing costs around $9,500 to $9,750
The 13-acre amenity campus with resort-style pool, restaurant, covered pickleball courts, and 117-acre lake justifies the CDD and HOA fees for buyers seeking a lifestyle community
Building on a former quarry is actually an advantage, as proven by The Quarry in Naples, which was also developed by Pulte Homes’ predecessor
With only 30 homes sold in 2.5 weeks before construction was completed, early buyers may see appreciation as the community builds out and amenities open

Ready to Explore Vivid Shores?

Vivid Shores represents a ground-floor opportunity in one of Southwest Florida’s fastest-growing areas. The combination of two quality builders, resort-level amenities, and that spectacular 117-acre lake creates something genuinely special in the Bonita Springs market. But with lot premiums, fees, and customization costs that can easily add hundreds of thousands to your final price, you need someone in your corner who knows how to navigate new construction contracts and negotiate the best possible terms.

Watch the full video tour above to see the community layout, floor plans, and amenities in detail. If you’re considering a move to Southwest Florida or want to learn more about whether Vivid Shores is the right fit for your budget and lifestyle, I’m here to help. My team and I have helped over 100 families buy and sell real estate in Lee County, and we know exactly what questions to ask builders and how to structure your purchase for maximum value. Give me a call or text directly at 239-376-3777, or visit swflrelocationteam.com to schedule a strategy session. Let’s make sure you’re making a smart, informed decision about one of the biggest investments of your life.