Banyan Trace

If you ask what the HOA fee is at Banyan Trace, any single number you get back is wrong for most of the community. I’m Brenton Miebach, a REALTOR® here in Cape Coral, and this page is my working file on Banyan Trace, a 232-unit condominium community off Palm Tree Boulevard in the 33904 ZIP, governed by eight separate corporations. What you actually pay depends on which building number is on your door. Every figure below is a dated fact about a specific document; budgets are adopted annually, so verify the current numbers with the association before you write an offer.

How is Banyan Trace organized?

Banyan Trace sits in south Cape Coral, and its structure is the most misunderstood thing about it. There is one master association. Banyan Trace Master Association, Inc., plus seven separate condominium associations, each its own active Florida corporation with its own recorded declaration, board and budget. The master association’s own materials describe the community as 232 units across “Seven Villas,” and the Lee County tax roll shows exactly 232 taxable units plus two common-element parcels. Two independent counts agreeing to the unit is unusual, and worth citing.

The clean part is the discriminator: the building number maps one-to-one onto the sub-association, confirmed against the recorded legal descriptions in the county parcel layer. Once you know the address, you know which condominium association governs the unit, and therefore which fee schedule, which declaration and which leasing rules apply.

Building	Condominium association	Units	Built
4005 Palm Tree Blvd	The Clubhouse Villas at Banyan Trace Condominium Association, Inc.	32	2002
4007 Palm Tree Blvd	The Clubhouse Villas II at Banyan Trace Condominium Association, Inc.	32	2003
4017 Palm Tree Blvd	The Clubhouse Villas III at Banyan Trace Condominium Association, Inc.	40	2002
4009 Palm Tree Blvd	The Fairway Villas at Banyan Trace Condominium Association, Inc.	32	2003
4011 Palm Tree Blvd	The Fairway Villas II at Banyan Trace Condominium Association, Inc.	32	2004
4013 Palm Tree Blvd	The Fairway Villas III at Banyan Trace Condominium Association, Inc.	32	2004
4015 Palm Tree Blvd	The Fairway Villas IV at Banyan Trace Condominium Association, Inc.	32	2003

Day-to-day management for the master and several buildings runs through American Condo Management. Note 4017 is the outlier at 40 units; the other six hold 32 each.

What are the fees at Banyan Trace?

Two bills, not one. Every owner pays their building’s condominium assessment and the master assessment, separately. The signed 2026 Florida statutory HOA disclosure I’ve worked from for a 4005 unit puts them on two different lines, the condominium assessment on one, the master’s charge for recreational and commonly used facilities on another. That is why a community-wide “the fee at Banyan Trace is $X” figure is wrong for every unit here.

Layer	Assessment	Source (verify current figures with the association)
Master association, all 232 units	$684.00 per quarter ($2,736/year, about $228/month)	Item 6 of the seller’s signed 2026 Florida statutory HOA disclosure, corroborated across five different buildings
Master association, prior year	$636.00 per quarter (2025 figure, superseded)	2025-vintage transaction records; carried here as a dated prior-year number only
Clubhouse Villas I, 4005 Palm Tree Blvd	$1,590.00 per quarter ($6,360/year, $530/month)	Item 3 of the same signed 2026 disclosure, plus its condominium rider naming the Clubhouse Villas association
The other six buildings	Varies by building, confirm with that building’s association	No approved budget or signed rider obtained yet; I don’t publish figures I can’t source to one

Let me be plain about that last row, because it is the honest part. I have working figures for every building, but they trace only to fee fields on transaction records, not to an approved budget or a signed statutory rider. With seven separate declarations that isn’t good enough to publish, so it stays off this page until I have the budget. If you’re under contract, an estoppel certificate (capped by statute at roughly $250, delivered within ten business days) is the guaranteed answer, and it also states exactly which associations the unit is subject to.

One-time money at closing: an association application fee of $100 to $150 depending on the building, $100 for Clubhouse Villas I per the 2026 disclosure packet. Transfer fees differ by sub-association and I don’t have one I’d stand behind; confirm by estoppel. No capital contribution surfaced in the 2026 signed disclosure, and no special assessment appears there either, but absence of a document is not a verified negative, so ask for both in writing.

Why do online fee figures for Banyan Trace disagree?

Two reasons, both fixable once you know the structure. First, aggregators publish whichever single fee they scraped, so one building’s assessment gets presented as the community’s. Second, the one that costs real money, some records report a total annual cost covering only the condominium layer. I’ve seen $6,692 given as the total annual fee for a Fairway Villas II unit: four times the building assessment alone, master left out entirely. Read as all-in, it understates by the master’s $2,736 a year. A companion record on the same building carries a materially higher total, because it includes both layers.

There’s also a naming trap in the tax record. Every parcel here sits in a city taxing district labeled “Redevelopment Expansion 2,” which reads like a special assessment district and is not one, it’s a city redevelopment/tax-increment designation. Banyan Trace appears on none of Lee County’s official list of independent districts, dependent districts and CDDs. There is no CDD at Banyan Trace, and nothing on that tax line is billed by any association here.

What are the rules on renting and pets?

They differ by building, and I have now read the operative recorded declaration for six of the seven. The disagreement you see in listing data turns out to be mostly real rather than error: each sub-association set its own terms, and several later replaced those terms by recording an amended and restated declaration, so a figure copied from an original document can be a decade out of date.

Building	Minimum lease	Leases per year	Pets
Clubhouse Villas I, 4005	30 days	3	One pet, 25 lb maximum; prior board approval; aggressive breeds excluded; tenants and guests may not have pets
Clubhouse Villas II, 4007	7 days	No limit	The declaration is silent on pets, ask the association
Fairway Villas I, 4009	90 days	No limit stated	No pets
Fairway Villas II, 4011	90 days	No limit stated	No pets
Fairway Villas III, 4013	90 days	No limit stated	One pet, 20 lb maximum; breed limits; tenants and guests may not have pets
Fairway Villas IV, 4015	90 days	1	One dog or cat, 25 lb maximum; breed limits; tenants and guests may not have pets

Clubhouse Villas III (4017) is the one I am still holding back. Its 2005 declaration sets a seven-day minimum, but the association’s own 2025 disclosure sheet says thirty days with a limit of three leases a year, and there is a 117-page amended and restated declaration recorded in February 2018 that I have not yet been able to read in full. That 2018 document almost certainly explains the difference, so quoting the 2005 figure would mean publishing a rule that has probably been superseded. Ask the association directly for 4017.

If you are buying to rent, one detail matters more than the table. Under Florida law a condominium amendment that changes rental duration or frequency binds only the owners who consented to it and those who bought afterwards. Clubhouse Villas I raised its minimum from seven days to thirty and added the three-per-year cap when it restated its declaration in January 2014, so an owner who bought before that and did not consent may still hold the older, looser term. If rental income is the point of the purchase, have the association confirm in writing which terms apply to your specific unit.

What amenities does the master assessment cover?

No club corporation, no third-party membership to buy. The only non-unit parcels in the community are two common elements owned by the sub-associations themselves. The amenities, pool, spa, fitness center, tennis, pickleball, bocce and gated entry, are master-association common elements per the master’s own materials, funded by that $684 quarterly assessment. No equity buy-in, no separate dues line.

On the structural-reserve question every Florida condo buyer should now be asking: the Clubhouse Villas association’s signed 2026 condominium rider states it is required to and has completed a structural integrity reserve study under Sections 718.103(26) and 718.112(2)(g). The rider records only that the study exists, not its funded percentage, recommended annual funding or report date, all of which you should request. I have not established the study status of the other six associations; ask, building by building.

Banyan Trace questions, answered

What are the HOA fees at Banyan Trace in Cape Coral?

There is no single fee. Every owner pays two assessments: the master association at $684.00 per quarter ($2,736/year, about $228/month) per the seller’s signed 2026 Florida statutory HOA disclosure, plus their own building’s condominium assessment. For 4005 Palm Tree Blvd (Clubhouse Villas I) that building assessment is $1,590.00 per quarter ($6,360/year) per the same signed 2026 disclosure and its condominium rider. The other six buildings each set their own fee, confirm with that association or by estoppel.

How many associations are there at Banyan Trace?

Eight. One master association covering all 232 units, plus seven separate condominium associations, one per building. The building number maps one-to-one onto the sub-association, so 4005, 4007, 4009, 4011, 4013, 4015 and 4017 Palm Tree Blvd are each governed by their own corporation, declaration and budget in addition to the master.

How many units are in Banyan Trace?

232, across seven buildings. The master association’s own materials and the Lee County tax roll agree exactly: 232 taxable units plus two common-element parcels. Six buildings hold 32 units each and 4017 Palm Tree Blvd holds 40.

What is the minimum rental period at Banyan Trace?

It depends on the building. Clubhouse Villas I (4005) is thirty days with a maximum of three leases a year; Clubhouse Villas II (4007) is seven days with no cap; the four Fairway Villas buildings are ninety days, and Fairway Villas IV (4015) allows only one lease per calendar year. Each of those comes from that building’s operative recorded declaration in the Lee County official records. I am not publishing a figure for Clubhouse Villas III (4017) yet, because its 2005 declaration says seven days and a 2018 amended and restated declaration that I have not finished reading almost certainly supersedes it. One caution if you are buying to rent: under Florida law an amendment changing rental terms binds only owners who consented and those who bought afterwards, so a long-time owner may still hold looser terms than the current document shows.

Is there a CDD at Banyan Trace?

No. Banyan Trace appears on none of Lee County’s independent districts, dependent districts or community development districts. The parcels do sit in a city taxing district labeled “Redevelopment Expansion 2,” which reads like a special district but is a city redevelopment/tax-increment designation, nothing on that line is billed by any Banyan Trace association.

Do the amenities at Banyan Trace cost extra?

No separate club membership exists. The pool, spa, fitness center, tennis, pickleball, bocce and gated entry are master-association common elements per the master association’s own materials, funded by the $684 quarterly master assessment. No third-party club, golf or marina corporation owns land inside the community.

Thinking about Banyan Trace?

Banyan Trace rewards buyers who do the association homework and punishes the ones who trust a single scraped number. I keep this file current the same way I track Cape Harbour and Cape Royal, document by document. Tell me which building you’re looking at and I’ll pull that association’s current fee schedule and governing documents before you commit, not after.